Crofters Site Set For Refusal

WE wrote recently about the closure of Crofters , and a planning application on the site:

Parish : Rawreth Parish Council
Ward : Downhall And Rawreth
Location : Crofters Beke Hall Chase South Rayleigh
Proposal : Outline Application To Demolish Cattery And Kennel Buildings And Enclosures And Redevelop Site To Provide Two Dwellings

Officers are now recommending it for refusal on the following grounds:

REFUSE
1
The Allocations Plan 2014 retains the site within the Metropolitan
Green Belt. The purposes of Green Belt allocation include the
prevention of unrestricted urban sprawl of large built up areas and to
assist in safeguarding the countryside from encroachment. It is
considered that the proposal would be in conflict with these two
purposes of Green Belt land, due to the proposed positioning further
south of the two, three bedroomed bungalow dwellings than the
existing development, further encroaching into the Green Belt.
Therefore the proposal is considered to be inappropriate development
upon Green Belt land, negatively impacting upon its open character,
contrary to Policies DM10 of the Development Man
agement Plan, GB1 of the Core Strategy as well as the Green Belt guidance provided within
the NPPF. The proposal would be contrary to Policies DM10 of the
Development Management Plan, GB1 of the Core Strategy as well as
the Green Belt guidance provided within the NPPF.
2
No heritage assessment has been undertaken as to the potential harm
to the setting of the nearby listed building
3
Notwithstanding the submission of an arboricultural assessment, it was
not possible to evaluate the potential harm to the trees on site as there
was no information submitted in respect of layout. Details of layout is a
reserved matter, and the submission of an illustrative plan is insufficient
to enable a proper assessment to be made
4
The proposed development would amount to inappropriate in the
Green Belt contrary to paragraph 89 of the NPPF. It is considered that
the proposed development would not meet the exception criteria, as it
would result in greater impact on the openness of the Green Belt and
the purpose of including land within it.
5
The Rochford District Council Development Management Plan states
that redevelopment of previously developed land in the Green Belt to
residential, retail or other uses which are more appropriately located in
town centres (e.g. office, commercial, leisure and community uses) are
not supported. Residential development should primarily be directed
towards the District’s defined residential settlements; sporadic
development that is poorly related to existing development, services
and facilities can negatively impact upon sustainability. The proposal
would not therefore represent sustainable development.

Waste Site For Rawreth / Basildon Border?

We didn’t see this one coming…

Essex County Council and Southend-on-Sea Borough Council as have been working jointly over a number of years to prepare a Replacement Waste Local Plan.

The draft Replacement Waste Local Plan was submitted to the Government for independent examination by a Planning Inspector. We have been advised that the Planning Inspector has requested that some modifications be made to the Plan in order for it to be found sound and therefore suitable for adoption. One of the inspector’s changes is for the proposed allocation of a new site  – located at Dollyman’s Farm, on the border of Rochford and Basildon – for the purposes of the inert waste disposal needs of the Plan area.

This proposal is NOT for a new civic amenity site to replace the one in Castle Road, Rayleigh. It is for the landfill of inert materials.

Some of our immediate thoughts on this were :-

  • How much extra traffic?
  • What is the impact on drainage and has there been a flood risk assessment?
  • Whatever happened to recycling?
  • Who will manage the site and for how many years?

The ward councillors for Downhall and Rawreth – – Chris Black, Ron Oatham and Chris Stanley have a meeting in Basildon early in the new year to discuss this with County Council officers and our counterparts on Basildon Borough Council . James Newport has asked whether he and the other ward councillors for Sweyne Park and Grange ward can go as well.

We will keep you informed!

 

 

“North Of London Road” Application Recommended For Approval

The officers report for the meeting on September 30th can be downloaded here. (1001kb)

It is 122 pages long, so Ron Oatham and Chris Black have a lot of reading to do….

Officers are recommending approval, with 40 conditions..

This is the second application – the first was refused in January, and Countryside have appealed. The District Council has already decided at a confidential meeting last month not to defend that appeal (a decision which we opposed).

So the reality is this.
If the council passes this second application next week, then it is of course passed.
If the council refuses this application, then the appeal on the first application will go ahead. And as the council has already decided not to defend the appeal , the first application will almost certainly be passed.
So one way or another, one of these applications is going to go ahead.

Rawreth Parish Council’s Submission On The SW Hullbridge / NE Rawreth Application

240px-Rawreth_sign

Access
The junction onto Lower Road is not adequate. Even with a new roundabout it is too
close to Watery Lane and will only add to the traffic congestion further down the road at
the Rawreth Lane junction. If (or rather when) Watery Lane is closed the development
will add to the inevitable gridlock. The possible secondary acess via Maylands Lane is
even worse. The road is a rural road and is really not suitable for volume traffic, the
simple T junction at the end will be dangerous.
=======
Flood
The developers acknowledge that the site slopes towards Watery Lane. At the moment
fields take up quite a lot of water, yet Watery Lane and surroundings still flood. Building
on fields reduces the capacity of the ground to take up water and will exacerbate the
already bad flood situation. Even with attenuation tanks, balancing ponds etc. this
development will increase the flood risk. The potential impact downstream on Church
Road, London Road does not seem to have been considered
======
Infrastructure
Hullbridge is a village with village roads. These were not designed to take volume traffic
and are already subject to severe traffic problems, it takes only a minor incident to
impact on a radius of several miles and adding to the traffic will only make this worse.
The application mentions schools, healthcare etc. and does in fact say that Downhall
Surgery will be able to take some extra patients. It also mentioned dentists and opticians
in Rayleigh. It completely ignores the impact that the North of London Road development
will have on local healthcare, schools etc. Southend Hospital has been on a black alert
several times this winter, it is doubtful if they have the capacity to deal with all the
potential residents of new developments
There are few completely local employment opportunities so most new residents will be
commuting to London/Basildon/Southend/Chelmsford. Despite the lovely words about
walking and cycling most of them are going to drive to work, the station etc. which will
bring them into the already congested Rawreth Lane area, to add to the extra traffic
coming from North of London Road.
Overall it is hard to see how this application can be considered in isolation. Local roads
are already at capacity before a single new house is built anywhere. The residents won’t
be living on the new development in isolation, they will commute, shop, go to school and
will put more pressure on already overstretched facilities.

Landhold’s Ideas For the “West Of Hullbridge” Site

hullbridge

If you are interested in the big planning application or applications coming on the Hullbridge / Rawreth borders , you can find out more and offer comments (until June 30th) on Landhold Capital’s website here.

Here’s something on flooding:

hullbridge 2

And here’s what they say about transport (nothing very dramatic here….)

hullbridge 3

hullbridge 4

And these are their design principles:

hullbridge 5

The Education Situation

We’ve been enquiring into the situation with primary school places in Rayleigh – why Essex County Council were originally asking for a new primary school “North of London Road”, and now they’re not.
It seems that on the basis of a planning application for 475 homes , ECC don’t believe an extra school is needed. Admissions to primary school places in Rayleigh for September 2014 are high, but future school intakes are projected to reduce (this is based on GP registrations).

“Rochford Fears Possible Merger With Wickford”

Slightly surprising comments in the Echo from Councillor Keith Hudson, bearing in mind that the Conservative Group has already voted to allocate enough housing to double the population of the parish of Rawreth, that also causes a merger with both Hullbridge and Rayleigh:

ROCHFORD Council fears overdevelopment in Wickford could lead to it merging with Rawreth. Major development is in store for Wickford over the next 17 years, which campaigners claim could change the face of the town forever.About 2,800 homes are planned by 2031 as part of Basildon Councils local plan, with 760 homes to the south, 620 to the north-west, 220 on the western edge and 150 to the north-east. Rochford Council shares residents concerns claiming the influx of new homes particularly plans for 150 properties north east of Wickford will lead to the town becoming indistinguishable from neighbouring Rawreth.

Planning Meeting Next Thursday – Sports Pitches In Rawreth, Flood Risk Questions In Hawkwell

Apart from the full Council meeting next Tuesday, there is also a meeting of the Development Committee next Thursday. Three of the items are:

1) Application by Academy Soccer for 8 sports pitches and other facilities in Old London Road Rawreth, next to the A130. This is recommended for approval by officers.
2) Application by David Wilson Homes for their 176- home development in Hawkwell to have a revised Flood Risk Assessment and revised mitigation measures.

To quote from the report:

3.2 Environment Agency:
The original strategy was to provide two discharge points to the north of the
site. Since the original submission, a more detailed survey of the river has
been undertaken and it is now known that the discharge points, as originally
proposed, will not function adequately. The revised proposals do not alter the
scheme from that originally agreed, other than to alter the point of discharge
from the site. The discharge rates, storage volumes and methods for storage
have not been altered. We therefore have no comments to add in that regard.
3.3 However, the proposal is to discharge all surface water to a smaller water
course, which runs along the eastern boundary of the site, rather than to the
water course to the north, as originally proposed. We would advise that this
water course should be checked for its capacity for carrying flows discharged
DEVELOPMENT COMMITTEE 27 February 2014 Item 5
5.5
from the site to ensure that this water course will not become overloaded and
increase flood risk to the surrounding areas. We recommend that you are
satisfied, through consultation with the developer, that there is capacity within
the water course to carry and store flows from the site, without compromising
the capacity of the system for flows that it may already receive from other
developed areas in the vicinity. We would recommend that the developer
demonstrates to you that there are no known capacity issues with this water
course that result in localised flood risk problems and that the additional flows
to this water course will not increase flood risk to the surrounding area, before
the condition is discharged.

3) Application by David Wilson Homes to waive one of the original planning conditions of their site, to allow 22 homes to be occupied before highways improvements have been completed.

A Big Consultation Next Year

We understand that if the inspector approves the allocation document, that sometime next year the house builder Countryside Developments will carry out a public consultation on the housing “North of London Road”.

It will involve leaflets to every home in Downhall and Rawreth, Sweyne Park and Grange Wards, exhibitions in 2 or 3 local venues, and a website…