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Permission to demolish the St John’s Ambulance building, and then to build a new studio on the site, was refused by 10:2 on both counts by the Colchester Borough Council Planning Committee on Thursday evening.

A packed public gallery, with both ground and gallery floor spaces full, heard the planning application for the proposed private studio on Chapel Road.

Wivenhoe’s Cllr’s Ford, Manning and Quarrie were all present at the meeting - the first two being members of the twelve strong Planning Committee. Cllr Quarrie was speaking in her capacity as a visiting Cllr to the Committee.

Cllr’s Ford and Manning both voted with the recommendation put forward the Borough’s Planning Officers to refuse permission. LibDem Cllr Manning of the Cross ward admitted that he was:

“…not totally convinced by the recommendation and could be swayed.”

Labour’s Cllr Ford of the Quay ward praised the artist Pru Green who submitted the application, but then delivered a passionate speech, citing various historical sources to describe the role he believes the Methodist movement has played in helping to secure British democracy.

Conservative Cllr Quarrie, also of the Quay ward, recognised that:

“Some people in Wivenhoe will hate the proposed building; others will love it.”

She urged the Planning Committee to “be brave in their decision.”

The meeting opened with Sue Jackson, a Planning Officer at Colchester Borough Council, explaining how the application has been subject to “amendments and further amendments.” This was a point that Cllr Ford made reference to during his submission, asking precisely when the latest amendment had been submitted.

Sue Jackson explained how members of the Committee had made a site visit and are familiar with the character of the area. Given the range of comments by residents to the Council, it was then explained how the application had been called in to the Committee. Cllr Manning formally objected to the proposals, with Cllr Quarrie offering her support for the plans.

The Committee then heard from the Officer that two separate - but ultimately related - applications were up for consideration, namely to demolish and rebuild. It was explained how the proposed new building would contain two bedrooms, plus a gallery and studio space.

Three primary concerns from the Planning Officers were then explained:

(i) the loss of community space provided by the existing St John’s building,

(ii) the impact on the neighbouring property and

(iii) the impact on a neighbouring tree.

The Committee was then shown a series of photographs of a contemporary building in the conservation area of Victoria Road in Colchester. The Officers wanted the Committee to see how such a mix of styles can co-exist. The recommendation to refuse was not a style issue, but the concern laid out in the three points above.

Brian Sinclair was then called to speak against the proposals. As a member of the Wivenhoe Community Trust, Mr Sinclair said:

“There is no reason to demolish. This building has served the community since it was first built. When resorted, it will match the character of the conservation area.

The community of Wivenhoe has grown considerably. Space has been lost, especially after the Philip Road Centre was lost to Essex County Council. The new building will be in private ownership. There is no guarantee that a future change in ownership will have the community gallery space that is being proposed.”

The application was then supported by Jeff Firth:

“Most of you will have seen the building and the state of disrepair that it is now in. The Planning Officers have recommended refusal on three issues. The architect [Bryan Thomas] has now addressed these concerns.

A gallery and an open studio would be a community facility. The design is fresh. New buildings are always more exciting when built than when viewed on paper. You only have to look at firstsite. The existing hall is not suitable for community space. This is a viable application.”

Cllr Quarrie then spoke “on behalf of Pru Green“:

“Mrs Green is highly professional. This hall is little used and has no architectural value. Wivenhoe has more venues than any other area in the borough - the William Loveless Hall, the Nottage, the Legion, the Cricket Club, the Sailing Club, the Scout Hall, the Philip Road Centre, the Congregational Hall, the schools and the Football Club.”

It has been said that this is a commercial property in a residential area. Opposite is The Greyhound - the Folk Club meets here [not correct - they meet at The Flag.]

There are six hundred houses in lower Wivenhoe. The style is very different but it is located in a back street. Wivenhoe is unique in that it is a cosmopolitan town. It is an unconventional place to live.

Some people in Wivenhoe will hate the proposed building; others will love it. Be brave - please pass this application.”

Answering the points made by the invited speakers, the council’s Planning Officer, Sue Jackson, responded by stating:

“The existing building doesn’t provide a commercial use. No evidence has been supplied that a restoration is not viable. Residents of Wivenhoe have suggested to us that there is a need for a community building. If passed, this application will result in the loss of a community building.”

With the meeting now passing the halfway mark, it was the turn of the Cllr’s that sits on the Planning Committee to make their contribution to the debate. Formally objecting to the proposals was Cllr Ford of the Quay:

“Pru Green’s work is not just good but exceptional. Pru Green is so successful that she needs more room. This application is not the place for Pru Green to develop her business. The application fails to consider the tree. The proposed building will also have an impact on a tight junction.”

Cllr Ford then delivered a well-researched history lesson, explaining the significance of the Methodist movement in delivering democracy to the UK, and why the community of Wivenhoe should celebrate the old chapel.

Cllr Manning of the Cross ward - which is outside of the proposed planning area - was unsure. He then set the Committee the challenge to try and make his mind up for him:

“I called in the application on behalf of a resident. This is one of those planning applications that I find intriguing. I don’t like the design. We shouldn’t knock down a 19th Century chapel.

However I don’t feel strongly enough that we should support the recommendations. Pru Green needs to continue working in Wivenhoe. I couldn’t promote the proposed gallery in the way it should be promoted. I am very concerned on the impact for the neighbours.

I am not totally convinced by the recommendation and I could be swayed…”

Other Cllr’s then added their views. The Chair commented that:

“The site visit was very revealing.”

Cllr Manning chipped in again, asking:

“At what point does a gallery become a shop?”

A technical explanation was given by the Planning Officers, which led Cllr Manning to observe:

“So we’re granting planning permission to a small factory?”

The debate by now had run full circle. The Chair put the two separate applications to the vote. The Colchester Borough Council Planning Committee voted 10:2 AGAINST knocking down the St John’s Ambulance building, and 10:2 AGAINST allowing planning permission for the proposed new building.

Both Wivenhoe Cllr’s - Cllr Ford and Cllr Manning - voted against both applications.

The emphasis now switches over to the Wivenhoe Community Trust, the local group that wants to keep the St John’s Ambulance building as a community space. This has been a planning issue that has divided local opinion. With a decision now made by Colchester Borough Council, expectations will be high for Wivenhoe Community Turst to deliver.

For the record: I formally opposed the application in a submission on the Colchester Borough Council website. My reasons for objecting were based upon architectural judgement.