When land is granted planning permission for ‘employment use’, it no longer has to be used for workshops, warehouses, and offices which were formerly covered by B2, B8 and B1 use classes in the planning system.
Now, ‘E class’ covers almost all commercial uses interchangeably, from offices, light industry, laboratories, shops, educational facilities, public buildings, nurseries, clinics, restaurants, gyms, etc. A developer can swap between one use and another without having to obtain additional planning approval. Or they can build one type of structure and then use it for something else (such as turning office blocks into apartments*). 'E class' uses are what developer Spencer Cooper has applied for at Wicklesham Quarry - as well as B8- which could still include the data centre that was removed from the amended application after objections by local people.
REMEMBER- there is no buyer or end user for Wicklesham Quarry- an area of land that is almost equal to the whole of Faringdon’s existing employment land. It has been offered for sale since 2021. No one knows what the ultimate use of the quarry would be if it were granted planning permission.
- Use class ‘B’ could include the data centre.
- R & D (applied for under ‘E’) could mean animal breeding and experimentation (read on).
- ‘E class’ planning consent also gives ‘permitted development rights’ to change to use class C3 – housing.
In other words, ‘E class’ is a licence to build: a virtually unlimited permission for development (there are a few exclusions- but not many). And once ‘E class’ permission has been granted, there is nothing anyone can do about it.
Developer Spencer Cooper (aka Geoffrey Spencer Cooper) - grandly titling himself ‘De Montalt Life Sciences Ltd’- is seeking E class uses, plus B2 (general industry) and B8 planning consent at Wicklesham Quarry SSSI, which will allow Wicklesham Quarry to be used for virtually anything, including housing.
And we already know that the next step in the Grand Scheme of Wicklesham owners the Allen-Stevens and developer Spencer Cooper is to build on the WHOLE OF WICKLESHAM FARM, shown above in pink south of the A420 (on the right) – an area that would easily double the size of Faringdon. Wicklesham Quarry is the large wedge-shaped area alongside the A420 (not coloured pink).
DON’T BE FOOLED by the high-tech window dressing of a ‘life science campus’ designed to impress Faringdon Council, along with Spencer Cooper’s latest pretentious moniker, ‘de Montalt Life Sciences’. He is an ordinary developer out for a profit wherever it comes from, who uses a different name to pitch every project. (His last one was 'GSC Faringdon Ltd'.)
BREEDING ANIMALS FOR ‘SCIENCE’
A ‘life science campus’ could easily turn out to be a HUGE dog-breeding facility for medical experimentation – like the one outside Wyton, Huntingdonshire, where Marshall Bioresources breeds thousands of beagles in an out-of-the-way rural location for ‘life science’ industries in and around Cambridge.
If you think that’s unlikely- then think again. Faringdon is ten miles from the Science Vale- which Spencer Cooper claims his proposed development is linked to – far enough away for something that would not look good in Oxfordshire’s showcase enterprise zone, which prides itself on being a ‘global hotspot for enterprise and innovation’. But outside sleepy Faringdon in an isolated rural site? Just perfect for an animal breeding factory.
IS THIS THE FUTURE FOR FARINGDON - a reputation as the dark underbelly of the ‘life science’ industries?
I think it could be. As far as we know Spencer Cooper has no connection to Marshall Bioresources or the Wyton development. However, there are distinct similarities between the way Wicklesham Quarry is being promoted as a ‘life science’ facility – TEN MILES AWAY from the Science Vale - and the way Marshall Bioresources set up MBR Acres Ltd in a rural location with the aim of concealing its revolting activities from the public for as long as possible. And as Wicklesham Quarry is also part of a farm, obtaining permission to establish an animal breeding facility for R & D in the ‘life sciences’ should not be difficult.
It’s up to the people of Faringdon – ESPECIALLY those who were conned, or felt pressurised, into voting for Faringdon Neighbourhood Plan – to STOP this before we have something on our doorstep which could destroy the reputation of the town, as well as the town’s most important environmental site, our internationally famous Site of Special Scientific Interest. ACT NOW, Before it it is too late!
- Contact your District and County Councillor and make sure she understands your concerns, and will represent YOU rather than Faringdon Council and the developers.
- Make you voice heard! Even if you have already objected – understanding what ‘E Class’ means is legitimate grounds for a further objection. There is no certainty WHAT the quarry could ultimately be used for and that is PLAIN UNACCEPTABLE, when planning uses are so fluid and interchangeable.
* An E class building must be empty for 3 months and under 1500 sqm in order to convert it to residential use under current permitted development rights. It must have had E class status for 2 years (although not necessarily been occupied for 2 years).
Send your objections to Case Officer, Mary Hudson by email to planning@oxfordshire.gov.uk. Remember to include your name and address, and reference MW.0151/23 (Wicklesham Quarry SSSI), and ask her for an assurance that your latest objection will be included among the public representations that will be taken into consideration.
IT IS STILL POSSIBLE TO OBJECT TO THIS PROPOSED DEVELOPMENT, ON THE GROUNDS OF THE HORRIFIC POSSIBLITIES IT COULD REPRESENT FOR FARINGDON!
Look out for: The Employment Land Scam: How it Works and why it’s killing Faringdon. Part 2
If you wish to support the campaign to Protect Wicklesham Quarry from Development, please get in touch: protectwicklesham@gmail.com
We NEED your help!
Thanks for your support!