REDROW PLANNING APPLICATION - SUPPLEMENTARY OBJECTIONS
Whilst objecting to this application on the land's Green Belt status is considered to be the primary approach, there are a few other areas that are potentially worthy of inclusion to further substantiate an objection.
1. This site (identified as H17a in the emerging Local Plan) is one of four in south west Billericay under the wider H17 policy. That policy dictates that the four sites should be considered as a whole, especially for infrastructure provision, under a cohesive Masterplan. This application appears to go against that aim as no Masterplan has been published. There is a concern that the development of this site could be approved in isolation and not contribute to the wider infrastructure needed to support the four sites in total.
2. This concern is highlighted by the fact that whilst the application makes reference to a new primary access roundabout on London Road, the roundabout itself is not part of this application. The potential exists for the infrastructure needs of policy H17 to become disconnected from the housing development sites. The planning applications for the four south west Billericay sites should be considered together and with the overarching infrastructure Masterplan in place first.
3. The application proposes a secondary access point on Mountnessing Road approximately opposite the junction with Bellevue Road. That section of Mountnessing Road is congested at peak times today, has poor sight-lines and is very close to a narrow and potentially dangerous railway bridge. Furthermore, a high degree of potential exists for the road through the development site in the application to be used as a rat run by traffic trying to avoid the busy Mountnessing Road / London Road junction. This could cause congestion and be a safety issue within the site itself. Whilst the application acknowledges this possibility it provides no clear mitigation.
4. Generally, the application provides no analysis of, or guaranteed mitigation for, the inevitable increase in traffic external to the site on the existing road infrastructure and primary destination points, being the railway station, central shops (High Street) and schools. At a minimum the traffic impact on the junctions of Mountnessing Road and London Road, the roundabout at Gooseberry Green, and the traffic lights at London Road/Western Road/Tye Common Road needs to assessed and in need mitigated with a clear guarantee that this will be provided concurrently with any future development of the application site. Simply acknowledging this as an issue is insufficient.
5. The site plan submitted by the applicant shows an area of land to the north west of the proposed new roundabout to be used for housing development. In the emerging Local Plan that land is designated as open green space. This application is therefore in variance with the emerging Local Plan.
6. Whist the application makes brief, but commendable, mention that 31% of the development will be affordable housing (policy H26 in the emerging Local Plan), no mention is made of policy H25 and the housing mix. Should this application be approved then commitment to policy H25 must be a condition to ensure a bias towards the delivery of smaller properties for first time buyers and young families as is the clear intent of the emerging Local Plan.
7. The application suggests that Brightside School is appropriate for primary school children from this development. The ongoing expansion of Brightside School is for current needs and is not linked to any future new development. Furthermore, the distance of this school from the development site is in excess of 1 mile and over the very narrow rail bridge on Mountnessing Road. Walking would therefore be dangerous and there is a high potential for car use taking children to Brightside School in an area that suffers significant traffic congestion today. The applicant overlooks that a new primary school should be provided under Policy H17 in the emerging Local Plan to be sited in south west Billericay. This shows a disconnect from the mandated Masterplan for the 4 south west sites in the emerging Local Plan.
1. This site (identified as H17a in the emerging Local Plan) is one of four in south west Billericay under the wider H17 policy. That policy dictates that the four sites should be considered as a whole, especially for infrastructure provision, under a cohesive Masterplan. This application appears to go against that aim as no Masterplan has been published. There is a concern that the development of this site could be approved in isolation and not contribute to the wider infrastructure needed to support the four sites in total.
2. This concern is highlighted by the fact that whilst the application makes reference to a new primary access roundabout on London Road, the roundabout itself is not part of this application. The potential exists for the infrastructure needs of policy H17 to become disconnected from the housing development sites. The planning applications for the four south west Billericay sites should be considered together and with the overarching infrastructure Masterplan in place first.
3. The application proposes a secondary access point on Mountnessing Road approximately opposite the junction with Bellevue Road. That section of Mountnessing Road is congested at peak times today, has poor sight-lines and is very close to a narrow and potentially dangerous railway bridge. Furthermore, a high degree of potential exists for the road through the development site in the application to be used as a rat run by traffic trying to avoid the busy Mountnessing Road / London Road junction. This could cause congestion and be a safety issue within the site itself. Whilst the application acknowledges this possibility it provides no clear mitigation.
4. Generally, the application provides no analysis of, or guaranteed mitigation for, the inevitable increase in traffic external to the site on the existing road infrastructure and primary destination points, being the railway station, central shops (High Street) and schools. At a minimum the traffic impact on the junctions of Mountnessing Road and London Road, the roundabout at Gooseberry Green, and the traffic lights at London Road/Western Road/Tye Common Road needs to assessed and in need mitigated with a clear guarantee that this will be provided concurrently with any future development of the application site. Simply acknowledging this as an issue is insufficient.
5. The site plan submitted by the applicant shows an area of land to the north west of the proposed new roundabout to be used for housing development. In the emerging Local Plan that land is designated as open green space. This application is therefore in variance with the emerging Local Plan.
6. Whist the application makes brief, but commendable, mention that 31% of the development will be affordable housing (policy H26 in the emerging Local Plan), no mention is made of policy H25 and the housing mix. Should this application be approved then commitment to policy H25 must be a condition to ensure a bias towards the delivery of smaller properties for first time buyers and young families as is the clear intent of the emerging Local Plan.
7. The application suggests that Brightside School is appropriate for primary school children from this development. The ongoing expansion of Brightside School is for current needs and is not linked to any future new development. Furthermore, the distance of this school from the development site is in excess of 1 mile and over the very narrow rail bridge on Mountnessing Road. Walking would therefore be dangerous and there is a high potential for car use taking children to Brightside School in an area that suffers significant traffic congestion today. The applicant overlooks that a new primary school should be provided under Policy H17 in the emerging Local Plan to be sited in south west Billericay. This shows a disconnect from the mandated Masterplan for the 4 south west sites in the emerging Local Plan.
