NEAPTIDE PROJECTS

(Salcombe) Ltd

PUBLISHING ~ SCRIPTS ~ SCREENPLAYS ~ MANAGEMENT

INTRODUCING THE O2H FORUM

(Owner of Second Homes)

Perhaps it’s not surprising my letter in the Kingsbridge and Salcombe Gazette’ of 7th November 08 attracted its fair share of interest, firstly over our concern for the future of the Marine Hotel and its site, but then to raise eyebrows over my comments on the suggestion we practice apartheid against the second home community which could become self defeating if we want a viable town for our children. Well the more polite amongst folks have suggested they are just not ‘clever enough’ to understand what I’m driving at, whilst others have been more forthright and suggested I visit my doctor most urgently!

So I’ll try to explain myself a little better.

It happens that for many years I’ve watched in sadness as we increasingly treat owners of second homes (02Hs) as second class citizens, putting them on the B waiting list for a pontoon space and generally showing a degree of inverted snobbery from which posturing we (as a town) might be denying ourselves many worthwhile opportunities. Save for one Member of Parliament (to my knowledge), politicians and the media find discontented locals good for a headline or sound bite, so when (for example) the cry goes out for 100% affordable housing on all new residential development, or let’s tax ‘them Blow Ins’ out of existence, those of us who want to work with change sometimes feel, shall we say, despondent. Perhaps I exaggerate, but you hopefully know what I mean.

So the talk ‘behind hands’ continues; Salcombe’s going down the pan, its not what it used to be like and there’s no future for the next generation, against which forgive me, but I don’t see why things have to be like that. Following the two Citizen Concern Meetings, I will firstly admit my surprise at the level of interest the 02H Forum has attracted and then how so many have shown support when I had expected outright objection. I can actually put in place a committee of 02H residents and ‘all year resident’ to pilot a shared ambition, decide how best we’ll communicate between Post Code ‘TQ’ and the cities, work on building the forum and crucially targeting a project (s) to show we can make things happen. I’ll use my unfair advantage of being ahead of colleagues (for the time being at least) to suggest we target these opportunities.

1. Support for improvements to the Salcombe Swimming Pool.

2. Continued tracking of events concerning the Marine Hotel.

3. Helping enhance the quality and future of The Salcombe Festival.

If you feel comfortable with the ambition thus far, perhaps we can start to break down the ‘despair factor’ for something more optimistic and aim to lend our experience to other communities who face similarly difficult and challenging futures.

As ever I thank you for your time

Dave Cohen (david@neaptide.co.uk)

2009

RESULT OF QUESTIONAIRE

THE 02H FORUM/THE MARINE HOTEL

THE MARINE HOTEL

Total Returns to Date = 36

(copy image from Neap q’s 1-6)

WRITTEN COMMENTS FROM ABOVE

(Verbatim with No Selection/Omissions)

“A Conservation Area would introduce unnecessary restrictions, but Yes to planning control – The proposed restaurant looks like a café. The town needs a minimum 150 seat restaurant for functions and parking, possibility of conferences, weddings etc – I would approve of a building which is in harmony with our town; I have worked in a Richard Rogers building and it was soulless (i.e. Lloyds of London) Also it generates enormous amounts of light pollution – I think and modern ‘Statement’ will look very dated in a short time and spoil the timeless classic look of Salcombe. – (Q5) No more than existing footprint of hotel. – The market conditions will make all developments a highly speculative risk. Emphasis should be placed on ensuring the hotel is re-opened for summer 2009. – Wish you every luck! – Known hotel since 1954; leisure centre member since it began? 18 yrs. – (Q2) + All Devon Road, Batson, North/South Sands and Island Street. (Q5) Think ‘Poundberry etc. (Q6) Yes, but Traffic Survey needed as generation of cars at this site would be enormous – 3 year moratorium on the new demolitions! – Policing in Salcombe not up to a town equivalent to 20,000 people in summer. – Why not try 6/8 week pedestrianisation – The proposed development although attractive allows for far too many residential units – Modern Yes, but not over contemporary like some of the buildings under construction at the moment – Any development should be compatible with local architecture and the view from the water should be pleasing – In the 1920s & 1930s the residential population of Salcombe was approximately the same as the present, yet we were a self supporting community with shops of every kind and no need to shop elsewhere. Why not now? It is because property prices and shop rents are too high? – One visits Salcombe to avoid ‘Statement’ architecture. – Salcombe is unique with its unspoilt beauty. Over development will make it like any other West Country resort. – Any new hotel and cottages must be in keeping with the style and general appearance of Salcombe and its surroundings. – Do not believe it is appropriate for this area of Salcombe. – Together with our immediate neighbours in Marine Mews we are probably the most directly affected by the scale of the current Marine redevelopment proposal which will largely obscure our beautiful view. – We still must have a hotel for the sake of the town – The Marine Hotel is not the most important building in Salcombe and need not try to be the focal point when viewed from East Portlemouth. – We must still have a hotel; no more holiday apartments! – We still need a hotel but no more holiday apartments. – There is an awful lot I do not understand about this project but agree that there should be exhaustive and far reaching enquiry into any proposed development as the Marine Hotel site is so integral to our community. – (Q5) Modest; must be ***? In numbers and should really be modest. – Being cynical by nature, I believe the Marine will not re-open under existing ownership. I think they will apply for planning approval and then sell when market conditions improve. These initiatives are good to have in place however”. (presume to mean this Questionnaire)

THE O2 FORUM

(add image q’s 7, 8 & 9)

NOTE ONE

Since 12th December 08 and 16th January 09, supplementary questions are being added as 6a/b and more/better ones will/can follow.

NOTE TWO

Various emails and letters have been written, but are not part of this analysis.

SUMMARY AND CONCLUSION

THE 02FORUM

About this exercise, I’m surprised and delighted that people from across the socio economic grouping of Salcombe have responded in such positive terms and that I can form a committee to set up a Constitution and modus operandi. I’m certain the success of this Forum will rest with our ability to ‘do things’ and perhaps new committee colleagues will agree to support a first association at The Salcombe Swimming Pool. (App. A)

THE MARINE HOTEL

In his letter of 19/12/08 (The Gazette) (App C), Mr Richard Knowles (Director of The Marine Hotel) questions several of my opinions (The Gazette 07/11/08) (App B), beginning with my belief that the design concept/vision is far from suitable. He asks if this is a ‘personal’ observation or one given with a mandate of sorts? Well in the beginning, my opinions were ‘personal’ and based on my experience of living in Salcombe for many years, whilst also being active with various committees and ‘causes’. However, as a result of the meetings of 12th December and 16th January, I believe my opinions are both justified and supported, plus I’m certain the findings from this exercise although limited in quantum, would be repeated pro-rata if the exercise was professionally improved and offered to the public with visual images to support the questions. Otherwise, Mr Knowles challenges other opinions to which I’d suggest my reply be under ‘separate cover’, albeit made publicly available. There is one final matter specifically worth noting and it is 100% public interest to support a ‘campaign to make certain Salcombe gets the correct outcome from any redevelopment of this site’ (Question 1), and that requires a single commitment; CONSULTATION!

A BRIEF TO THE ARCHITECTS

I have no quarrel with Mr Knowles’ admiration for his architects, my case being they can of course deliver ‘excellence’, but it is for the developers to set the Design Brief, in which the Town Council and South Hams District Council have a crucial role to play. I have to say the present Design Brief looks overly driven by financial necessity, which constraint has nothing whatsoever to do with the need to judge a scheme on its architectural and planning merits.

A personal offering for a design brief:

1. Design a world class ‘statement hotel’ with a realistic bedroom content, but able to be extended.

2. Include conference and leisure facilities.

3. Provide adequate car parking, with provision for expansion.

4. Ensure generous landscaping, also with hard surfaces (i.e. Terraces).

5. Provide ancillary staff quarters on site.

Build say 6 cottage style homes within the footprint of the rear of the hotel. (These are not offered in terms of concession to financial pressures, but to match with the character of Cliff Road in that part of the town).

Footnote

From this exercise and later ‘chat’ with people, there seems to be total consensus that the hotel should remain open in 2009 at least and that if funding of a total redevelopment is a problem in the current economic climate, a refurbishment of the existing property would be acceptable.

David Cohen (david@neaptide.co.uk)

February 2009

Neaptide Projects Ltd

The Studio, Drake Road, Salcombe, Devon, TQ8 8GE, United Kingdom

Telephome: +44 (0)1548 843329

E Mail: david@neaptide.co.uk