Symn Lane Car Park: Update
June 5, 2024•2,999 words
Informal business meeting & induction - Symn Lane Car Park
Following receipt of the Stripe Consulting Report and other documentation from the Town Council, last week, I've had a meeting with the other district councillors about the car park.
We all want the car park to be opened as soon as possible. However, the developer left site a year ago and there are unresolved planning matters. The schedule of works is long and complex.
In order to get the new town councillors up to speed with the development a meeting was called, by the Town Council, for the 4th June. I was invited in my role as SDC Councillor. The purpose was to understand what's required to get the highway adopted by GCC and the car park signed off.
The Symn Lane Car Park is a Town Council led project* and we were advised that the discussions were not to be made public.
Anyway, on a more personal note, the petition (started last December) to object to the planning variation to remove the 12 parking bays on the bank (if it ever comes before DCC) is still available for signature at Cookability. I will speak to that effect as it was a pre-election personal promise to those who have signed (approx. 300). Details on the Wotton Noticeboard group on Facebook.
In terms of an update, this is the most recent that I can find that's in the public domain, although there was lengthy discussion at a public meeting (Bolster Wotton, I think) in the Civic Centre at the end of April.
Following that article, these points are from town council minutes in chronological order (updated since originally published):-
P6357 Symn Lane Car Park development (November 2023)
A meeting with the parking consultants, Stroud District Council and Gloucestershire County Council will be convened to discuss the consultant’s report.
T.7042 Symn Lane Car Park (December 2023)
The developer had submitted a planning variation. Stroud District Council and the developer are in communications. Councillors were reminded to watch the Stroud District Council’s YouTube channel for webcast recordings of Housing and Planning Committees. The joint multi-organisation meeting will be arranged in January/February 2024.
T.7054 Symn Lane Car Park (January 2024)
Following a meeting with Stroud District Council officers and Stripe Consulting it was RESOLVED to generate a list of negotiation items to take forward to the developer. A meeting was arranged for 7th February to discuss and to decide which option in the consultants’ report to pursue.
T.7068 Symn Lane Car Park (February 2024)
It was RESOLVED to delegate responsibility of commissioning a solicitor for legal advice to the Town Clerk with Cllr M Tucker
T.7070 Symn Lane Car Park (February 2024)
The Stripe Consulting report and Councillors analysis and suggestions were reviewed. There was a lengthy discussion particularly on the documents on the Stroud District Council planning portal, the number of bays options and locations.
Due to the major importance to the community and the town of this car park, and so many Councillors unfortunately not being able to be at the meeting, plus further detail of the discussions needed, the Council agreed to have a business meeting to methodically go through the report plus other areas for the list for discussion at the next joint Stroud District Council/Gloucestershire County Council/Town Council meeting.
T.7089 Symn Lane Car Park (February 2024)
A lengthy discussion was held on a list of items for query and discussion with SDC and GCC. There are still several unknowns requiring SDC and GCC input. It was agreed for the list to includes Options A, B, C..etc depending on SDC and GCC discussions.
P.6408. Symn Lane Car Park development (March 2024)
There were discussions on the issues raised by the Stripe consultancy report, the District Council’s building control report, and the planning variation of the 12 bays on the embankment and the further information required which would be discussed at the joint meeting with Stroud District Council and Gloucestershire County Council.
T.7133 Symn Lane Car Park (April 2024)
An update was given on the joint meeting with Gloucestershire County Council and Stroud District Council, and responses to actions received to date.
County Cllr L Cohen left the meeting
Further information is required on the lighting options of the dark area, drainage including responsibilities of management of oil interceptors, details on substrate and ground base in different areas and requirements of the car park, bank stability and parking layout options, use of tree area. Information being obtained from Stripe Consulting, Gloucestershire County Council, Wessex Water, and Stroud District Council.
T.7140 Symn Lane Car Park (May 2024)
A new proposal was considered. The tracking report was reviewed, some bays may need to be wider and need to be explored. The S.104 Agreement would also need to be cross checked with the new proposal. It was RESOLVED to check the new proposal and the S.104 Agreement viability with Stripe Consulting.
P 6434 Symn Lane Car Park (May 2024)
An update from the Planning Officer from the Planning Authority
- The suggested additional parking around the large Chestnut tree was inspected by the Tree Officer and Consultant to reassess the tree with the proposal of more parking spaces closer to the tree. It was confirmed that any further encroachment into the area would likely have a detrimental effect on the tree as it appears to have been under significant stress during the development.
- The concern raised with the stability of the bank would present a risk if parking spaces were to be installed in this area.
- Due to the complexity of the car park it was suggested that a working group meeting would be arranged so that the new Councillors would be fully brief on the project.
Mayor’s report in the Wotton Directory (July 2024)
A geo-technical survey is being carried out on the bank that is subject to a planning application, the results will help with options to discuss with the developer to enable the car park to be completed to standard.
P.6448 Symn Lane Car Park (June 2024)
It was reported that a geotechnical survey is awaited on the car park, and that the developer wishes to complete the project. To enable the Town Council to negotiate, it was decided to hold a meeting to discuss and formulate a plan. The Clerk would gather all relevant information and collate it into a pack, before circulating it to Councillors prior to a meeting on Wednesday 3rd July at 7.00pm to discuss options.
P.6452 (July 2024)
Stroud District Council Chief Executive explained that this was a complex situation that everyone was keen to resolve. She was keen to hear the Town Council’s situation and to meet with the developer and others to agree a way forward. The Chairman of the Planning Committee, Cllr R Claydon, presented the history of the development and the Town Council’s expectations and actions with the planning decisions and agreements and the role of Stroud District Council. He listed the current concerns of residents, businesses, and the Town Council and outlined the way forward. He emphasised the Town Council wanted an evidence-based safe, fit for purpose car park that met British Standards and the original planning application and obligations that did not have long term financial implications for the town. There followed a lengthy discussion on the issues and concerns including the stability of the bank; the construction of the car park; drainage including pollution run-off; the deliverability of 80 bays when professional vehicle tracking states only 61 usable bays unless the site is reconfigured; planning requirements and enforcement; the criteria for the Town Council to accept the car park; whether another local authority or management company would accept the car park when they could not charge for parking; and possible solutions. It was RESOLVED to accept the list of concerns, issues, evidence requirements, and possible solutions to discuss with the developer. There followed a discussion on which Councillors would attend a meeting with the developer. Cllrs P Smith, R Claydon and D Thomas nominated themselves. There followed a discussion on the numbers to attend a meeting and the suggestion that one person was enough, and that Stroud District Council could use their negotiator to put forward the Councils’ agreements. The Stroud District Council Chief Executive stated that the meeting needed to be constructive, the position is set out clearly, and all parties should be prepared to negotiate.
It was RESOLVED for two Town Councillors, Cllrs P Smith and R Claydon, to attend a meeting with the developer.
The Stroud District Council Chief Executive stated she would meet with the developer with an open mind and she expects all parties to do the same.
Mayor’s report in the Wotton Directory (August 2024)
The Town Council are working with Stroud District Council, Gloucestershire County Council, and the developer on completing the car park to standard, ensuring legal compliance, and meeting building control, planning and highway requirements to enable a successful and fit for purpose development for legal sign off and handover.
T.7229 Symn Lane Car Park (Sept 2024)
There was a lengthy discussion on the correspondence received from the Chief Executive of Stroud District Council on their meeting with the developer. The Town Council discussed its concerns including the lack of direct engagement by the developer with the Town Council, the content of the S.106 Agreement, the management of the S.106 Agreement and enforcement, the professional report by architects and structural engineers commissioned by the Town Council, the evidence required on the construction of the car park and the drainage, the evidence required on the stability of the bank, the reduced number of usable bays and the works required to increase them, health and safety requirements, impact on the site of climate change, inspection and professional sign off of works, current and future costs and risks. It was RESOLVED to respond to Stroud District Council the Town Council concerns, requirements, and proposals of solutions. It was noted that District Cllr G Kitchen was submitting a petition to object to the planning variation to remove the 12 spaces on the bank edge.
Mayor’s report in the Wotton Directory (November 2024)
SDC is acting a mediator between TC and the developer. The TC commissioned a professional report on the car park which identified areas for resolution. The TC has identified areas of concern and the requirement for evidence including on construction and drainage of the car park, the stability of the bank, the reduced number of usable bays and the work required to increase them, health and safety requirements, impact of climate change, inspection and professional sign off of works, current and future costs and risks. The TC has sent the District Council its proposals for solutions for discussion with the developer. The TC, GCC, SDC and the developer are keen to resolve the issues asap.
T.7271 Symn Lane Car Park (November 2024)
The Town Council expressed frustration and disappointment at Stroud District Council sharing information to the developer without approval. The Town Council are expecting comment from Stripe Consulting Ltd shortly. There was a discussion on a possible conflict of interest by Stroud District Council in the negotiations and the legal implications. It was RESOLVED to send the Council’s negotiation list sent to Stripe Consultancy Ltd for comment to Stroud District Council amended with a requirement for a completion date by the developer as part of the legal agreement. This would be updated with Stripe Consultancy Ltd comments when received. There would be a further report at Planning Committee.
This was subsequently amended before approval:-
18th November 2024 - T.7271 to amend to send the Council’s v6 negotiation list sent to Stripe Consultancy Ltd for comment to Stroud District Council amended with a requirement for a completion date by the developer as part of the legal agreement updated with Stripe Consultancy Ltd comments when received.
P.6507 Symn Lane Car Park development (November 2024)
a) The quote for monitoring and inspection works was reviewed. It was RESOLVED to accept the quote subject to satisfactory terms and conditions.
b) The list of issues to be resolved including acceptance of satisfactory evidence and comments from Stripe Consulting Ltd was reviewed. It was RESOLVED to include Stripe Consulting Ltd comments to the list and send to Stroud District Council for their negotiations with the developer.
P.6519 Symn Lane Car Park development (December 2024)
There was a lengthy discussion on the information received from Stroud District Council, further clarification and queries were raised. The Town Council were appreciative of the work and the negotiations the District Council were doing on behalf of Wotton Under Edge and the Town Council. It was RESOLVED to send the list of queries and areas of clarification to the District Council for further discussion.
T.7305 Symn Lane Car Park (January 2025)
The schedule or works were reviewed in detail and amendments agreed to be submitted to Stroud District Council for their negotiations with the developer. The agreement from Stroud District Council for the housing was reviewed and it was RESOLVED for comments to be sent to the Town Clerk to respond to Stroud District Council.
P.6533 Symn Lane Car Park development (January 2025)
An update was given on the schedule of works which was agreed.
Mayor’s report in the Wotton Directory (March 2025)
As reported in the November 2024 edition of the Wotton Directory, Stroud District Council is acting as negotiator with the developer on the issues and concerns raised by the Town Council and its car park specialist consultant. This as been a lengthy process and, at the time of this article going to press, the Town Council is waiting for agreement from the developer on the outstanding items to be accepted and completed. Once the agreement has been received, the specialist consultant will work with the developer to ensure the car ark is completed to standard and fit for purpose. The planning approval was for 80 spaces but with the current layout, there are only 61 usable spaces. The Town Council has taken the pragmatic view that to enforce 80 spaces would not be acceptable by the developer and, if the bank is not usable to construct 12 spaces as per the planning agreement, the Council will follow the consultant's proposal of redesigning the layout where possible resulting in 69 spaces including disabled parking and two coach bays. We are hoping that this will now be sorted quickly and to standard and that Gloucestershire County Council, Stroud District Council, and the Town Council can carry out the necessary audits when completed and find that all is to standard and legal compliance so the car park can be considered for a handover from the developer to the Town Council. The Town Council thanks the Chief Executive of the District Council for her time on this.
P.6564. Symn Lane Car Park development (March 2025)
An update was given on the car park and the Town Council is awaiting a response from the developer regarding the schedule of works.
P.6576. Symn Lane Car Park development (April 2025)
An update was given on the car park and the Town Council is awaiting responses from Gloucestershire Highways, Stroud District Council and the developer regarding the schedule of works. This may have been delayed due to the recent email system issues. However, it was noted that a meeting needs to be arranged with the authorities detailed above to enable the completion of the car park.
It is noted that the condition of the car park is deteriorating due to vegetation growing in the paved areas.
T.7376 Symn Lane Car Park (April 2025)
The Town Council reviewed and discussed the latest correspondence from the Stroud District Council’s Major Planning and Environment Manager. The developer needs to send the updated master layout of the car park and to answer the outstanding queries so that the Town Council can instruct Stripe Consulting to inspect the construction and layout of the site for sign-off. It was RESOLVED to send the clarification of the Schedule of Works to Stroud District Council and a request to the SDC Chief Executive for a face-to-face meeting so that any misunderstandings and issues could be resolved for their negotiations with the developer.
T.7505 Symn Lane Car Park (May 2025)
The correspondence with Stroud District Council was noted. The District Council, Gloucestershire County Council, and the Town Council are still waiting for the developer to respond to the outstanding actions and evidence requests.
T.7524 Symn Lane Car Park (June 2025)
The Town Clerk had again written to the District Council Chief Executive asking for an update and expressing concern that the schedule of works needed to be signed off by the developer and the evidence requested by both the Town Council and County Council provided. The Chief Executive stated that she had chased up the developer and was awaiting a copy of the plans. Some Councillors expressed their deep concern and unhappiness with the delays and the refusal of a meeting.
Mayor’s report in the Wotton Directory (July 2025)
At the time of going to Press, Stroud District Council was still waiting for the developer to produce updated plans of the car park and the new development including evidence of drainage, bank stability, and construction technicalities. The Town Council is waiting for this evidence to enable its specialist consultants can ensure health and safety standards are met; inspect the viability and access of the vehicular bays for disabled users, coaches, and other vehicles; that construction meets required standards; electrical cabling is fit for lighting and CCTV, and for future ev-chargers; that drainage meets required standards; and other technical requirements; this evidence also ensures that the Council can work effectively with Gloucestershire County Council on the lighting to enable it is fit for purpose for a public car park, and to ensure the stability of the bank.
*At Town Council - 21st July 2025 the mayor stated that the Symn Lane Car Park is not a Town Council led project.