Frith Wood Saved!
At the Council's Infrastructure, Growth and Development Committee meeting on 19th March 2018, a decision was taken to remove the route of the relief road from going through Frith Wood.
But there were several stings in the tail that made this a bit of a hollow victory.
It was right to challenge the route through ancient woodland and many people showed their support. The Council probably knew it was a flawed plan which is no doubt why it was removed in what some may say was a staged managed way at the Committee meeting.
But the new route is damaging to the community, the justification for the relief road is questionable and it’s hard to see the road as anything more than to facilitate development. We need to get rid of this road to nowhere!
This map shows the amended situation for the south west sites and the infamous road.
But there were several stings in the tail that made this a bit of a hollow victory.
- The 300 houses associated with that route have not been removed from the Local Plan
- 15 Traveller pitches are destined for the development H18 sites in the south west - exactly where is yet to be known.
- The new route of the road along Frithwood Lane brings in other challenges;
- The front gardens of many houses will need to be used to get the road through,
- The road will still be too narrow to provide an effective through road,
- There will be a complex junction on Tye Common Road that will change the traffic flows in the area and could become a new bottleneck.
It was right to challenge the route through ancient woodland and many people showed their support. The Council probably knew it was a flawed plan which is no doubt why it was removed in what some may say was a staged managed way at the Committee meeting.
But the new route is damaging to the community, the justification for the relief road is questionable and it’s hard to see the road as anything more than to facilitate development. We need to get rid of this road to nowhere!
This map shows the amended situation for the south west sites and the infamous road.
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What do we get?
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What don’t we get (for sure)?
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The following old article is for reference only although there are some additional details worth considering.
Save Frith Wood and South West Billericay - the story before 19 March 2018
This page is somewhat dramatically titled ‘Save Frith Wood & South West Billericay’ but as you will see a real and current threat exists to this area as a result of the proposed Local Plan. There is a lot of information here so grab a cuppa….
At the Basildon Council Infrastructure, Growth & Development Committee (IGD) meeting on 7 December 2017, councillors agreed to locate approximately two-thirds of the nearly 3,000 houses proposed for Billericay in the south west. That is just over 2,000 houses in an arc stretching from the railway line at Mountnessing Road round to Laindon Road, via London Road, Tye Common Road and Frithwood Lane.
At the Basildon Council Infrastructure, Growth & Development Committee (IGD) meeting on 7 December 2017, councillors agreed to locate approximately two-thirds of the nearly 3,000 houses proposed for Billericay in the south west. That is just over 2,000 houses in an arc stretching from the railway line at Mountnessing Road round to Laindon Road, via London Road, Tye Common Road and Frithwood Lane.
What do we get?
What don’t we get?
- 2,014 houses
- A new ‘relief’ road
- A primary school (maybe)
- Relocation of sports clubs
- Loss of Green Belt
- Untold additional traffic congestion
- Damage to ancient Frith Wood
What don’t we get?
- Doctors
- Dentists
- Shops
- Employment
- Car parking
- Extra commuting capacity - road & rail
These 2,000 houses will be across 4 discrete sites, known collectively as H20-H23, and form what is newly called, "the South West Billericay High Level Development Framework". All this land is currently designated as Green Belt.
The next map summarises these sites and assumes the revised route of the road as shown in blue. As you can see, that route takes the road through part of Frith Wood.
The next map summarises these sites and assumes the revised route of the road as shown in blue. As you can see, that route takes the road through part of Frith Wood.
Base map taken from IGD agenda pack 13 February 2018
Frith Wood is a designated area of Ancient Woodland located between the end of Frithwood Lane and Laindon Common alongside a public footpath and bridle way coming out on Laindon Common Road near the Dukes Head pub.
Ancient Woodland is defined as being in existence since 1600 and as such is afforded some protection from development by the National Planning Policy Framework. Furthermore, the Government’s recently published 25 Year Environment Paper clearly states that Ancient Woodland, as well as the Green Belt, should be protected.
Laindon Common itself, recognised and designated as Common Land, is also under threat as an important wildlife corridor between the wood and the common would be compromised. The area contains protected and scarce of flora and fauna. It is also an important recreational facility for residents.
Over 30 species of birds have been recorded as breeding in and around Frith Wood. It is also a roost for several bat species. Badgers have setts in the immediate area.
A road cutting this area off from the rest of Billericay would be ecologically damaging as well as impacting a much used public amenity in the footpath and bridle way. There are safety concerns too.
Ancient Woodland is defined as being in existence since 1600 and as such is afforded some protection from development by the National Planning Policy Framework. Furthermore, the Government’s recently published 25 Year Environment Paper clearly states that Ancient Woodland, as well as the Green Belt, should be protected.
Laindon Common itself, recognised and designated as Common Land, is also under threat as an important wildlife corridor between the wood and the common would be compromised. The area contains protected and scarce of flora and fauna. It is also an important recreational facility for residents.
Over 30 species of birds have been recorded as breeding in and around Frith Wood. It is also a roost for several bat species. Badgers have setts in the immediate area.
A road cutting this area off from the rest of Billericay would be ecologically damaging as well as impacting a much used public amenity in the footpath and bridle way. There are safety concerns too.
The Road To Nowhere!
We all know that Sun Corner is a bottleneck for traffic coming into Billericay from either Basildon in the south along the A176 (Noak Hill), or from the South Green direction on the A176 (Bell Hill).
The introduction of a ‘relief road’ running from Laindon Road to London Road has been part of the emerging Local Plan for several years and has always been controversial, but potentially pivotal to the council’s aims.
There are two options on the table for the route of this road; the original along Frithwood Lane and the revised through Frith Wood. Please refer to the first map above.
The introduction of a ‘relief road’ running from Laindon Road to London Road has been part of the emerging Local Plan for several years and has always been controversial, but potentially pivotal to the council’s aims.
There are two options on the table for the route of this road; the original along Frithwood Lane and the revised through Frith Wood. Please refer to the first map above.
The 'relief' road will cut across this field, either right to Frith Wood or left to Frithwood Lane
However, regardless of route, little traffic survey evidence exists today to support the road’s proposed benefits in terms of traffic flow at Sun Corner, and in an Essex Highways document from 2014, the potential for it to become no more than a rat-run was noted.
There is even the possibility that traffic coming from Basildon today is already bypassing Sun Corner by coming into Billericay via Little Burstead and Tye Common Road. That could explain why the junction with London Load is so heavily congested today in both the morning and evening peak periods. Add in the proposed 1,500 new homes along the road (sites H20, 21 & 23) and it seems inevitable that we will get just another bottleneck somewhere on London Road and potentially we see no major improvement to Sun Corner as a result either.
So, with question marks over the traffic flow benefits of this road, why would the Council want to promote it?
The answer is simple; the road opens huge areas of rural land for development along its entire length. This development could not possibly take place without the road. But this road comes at a huge cost and no one really wants to pay for it; whether Basildon Council, Essex County Council/Highways or the developers themselves. By allowing large scale development along its route, it may be affordable to the developers. There is a circular argument here but this will need some joined up thinking and coordination, as no single developer will be building on the 3 housing sites along the route of the road. Do we trust them to deliver a continuous road or just short sections with houses?
If this road goes ahead we need to make sure it delivers Billericay-wide traffic benefits and not just housing.
There is even the possibility that traffic coming from Basildon today is already bypassing Sun Corner by coming into Billericay via Little Burstead and Tye Common Road. That could explain why the junction with London Load is so heavily congested today in both the morning and evening peak periods. Add in the proposed 1,500 new homes along the road (sites H20, 21 & 23) and it seems inevitable that we will get just another bottleneck somewhere on London Road and potentially we see no major improvement to Sun Corner as a result either.
So, with question marks over the traffic flow benefits of this road, why would the Council want to promote it?
The answer is simple; the road opens huge areas of rural land for development along its entire length. This development could not possibly take place without the road. But this road comes at a huge cost and no one really wants to pay for it; whether Basildon Council, Essex County Council/Highways or the developers themselves. By allowing large scale development along its route, it may be affordable to the developers. There is a circular argument here but this will need some joined up thinking and coordination, as no single developer will be building on the 3 housing sites along the route of the road. Do we trust them to deliver a continuous road or just short sections with houses?
If this road goes ahead we need to make sure it delivers Billericay-wide traffic benefits and not just housing.
The Dilemma
Sadly we have a conflict of interest in what is a relatively small part of Billericay in that both routes for this road are far from ideal.
The damage to Frith Wood is well understood from one route as detailed above, but the other route would require the front gardens of many properties on Frithwood Lane to be compulsory purchased to accommodate a new 6m wide road. Today, Frithwood Lane is narrow and rural. A major new junction would need to be created at the point where Frithwood Lane joins Tye Common Road.
We therefore have a situation that can be crudely summarised up as being the impact to nature vs. the impact to people, depending on which route is finally taken for the road.
Neither is acceptable. Neither is easy.
The damage to Frith Wood is well understood from one route as detailed above, but the other route would require the front gardens of many properties on Frithwood Lane to be compulsory purchased to accommodate a new 6m wide road. Today, Frithwood Lane is narrow and rural. A major new junction would need to be created at the point where Frithwood Lane joins Tye Common Road.
We therefore have a situation that can be crudely summarised up as being the impact to nature vs. the impact to people, depending on which route is finally taken for the road.
Neither is acceptable. Neither is easy.
Beyond Frith Wood
Frith Wood and the immediate area is largely associated with development sites H20 and H23 but there are 2 other sites in the south west.
H21 has boundaries on Tye Common Road and London Road. The current proposal is for the Billericay Cricket and Tennis Clubs to be relocated to the western edge of the site, encroaching even further on the Green Belt. There have been no comments on the future of the football club (the land is owned by the Council) or Mayflower hospital (government owned?), with both showing ‘as is’ on plans.
There is one positive sign in that a new primary school is being considered for this area. However, there is a sting in the tail as Essex County Council has yet to confirm if, or how, it will be funded. Primary school places are hard to find in Billericay today so this proposed school is much needed. No other infrastructure or service improvements are evident so far.
H22 is a large development site located between the railway line, Mountnessing Road and London Road. The developer of this site, Redrow, seems convinced it will go ahead and has met local residents.
The big risk with this site is that the road running through it has the potential to become a rat-run for those trying to avoid the difficult Mountnessing Road/London Road junction which is a pinch point today. Furthermore, a lot of new traffic will be coming out of this new estate onto Mountnessing Road not far from the narrow railway bridge going towards the station. There are tailbacks today on this section of road towards the Gooseberry Green roundabout. It can only get worse with extra commuters.
H21 has boundaries on Tye Common Road and London Road. The current proposal is for the Billericay Cricket and Tennis Clubs to be relocated to the western edge of the site, encroaching even further on the Green Belt. There have been no comments on the future of the football club (the land is owned by the Council) or Mayflower hospital (government owned?), with both showing ‘as is’ on plans.
There is one positive sign in that a new primary school is being considered for this area. However, there is a sting in the tail as Essex County Council has yet to confirm if, or how, it will be funded. Primary school places are hard to find in Billericay today so this proposed school is much needed. No other infrastructure or service improvements are evident so far.
H22 is a large development site located between the railway line, Mountnessing Road and London Road. The developer of this site, Redrow, seems convinced it will go ahead and has met local residents.
The big risk with this site is that the road running through it has the potential to become a rat-run for those trying to avoid the difficult Mountnessing Road/London Road junction which is a pinch point today. Furthermore, a lot of new traffic will be coming out of this new estate onto Mountnessing Road not far from the narrow railway bridge going towards the station. There are tailbacks today on this section of road towards the Gooseberry Green roundabout. It can only get worse with extra commuters.
The Solution?
This is where we need to step back a little and look at the Local Plan as a whole and not just for its potential impact in the Frith Wood and Frithwood Lane area, or the south west generally:
Perhaps the solution is to say NO to the plan as a whole and get the Council to come up with something that is more appropriate for true local needs and is sustainable? We need to challenge this bad plan.
- Do we actually need this many houses to meet Billericay’s local growth needs?
- Does this road provide traffic benefits beyond simply facilitating housing development?
- Can the infrastructure in Billericay support a 25% increase in the population?
- Can we be sure that any extra infrastructure that is needed (such as schools, doctors, dentists, trains, car parking and shops) will be guaranteed and provided to support the proposed development?
- Where will all these people find jobs? (There is no new local employment provision in the draft Local Plan)
- Will we get the right sort of houses at the right price for local people?
- Will this development allow our children to start their own homes in the area they were brought up?
Perhaps the solution is to say NO to the plan as a whole and get the Council to come up with something that is more appropriate for true local needs and is sustainable? We need to challenge this bad plan.
Postscript
Haven’t we been here before? In terms of large scale development, the answer is yes, with the creation of Queens Park nearly 40 years ago.
The proposed new development in south west Billericay is, in terms of the number of houses, about the same as Queens Park. But that’s largely where the similarities end.
Queens Park is a single large large estate and was built with community and infrastructure in mind. It was formed around 2 major new roads and included new doctor and dentist surgeries, shops, pub, church, recreation facilities and had the advantage of 2 primary schools in the immediate area.
The proposed development in the south west is over 4 discrete sites, the size of each alone, not being sufficient to warrant any significant new services or infrastructure. Development of these 4 sites could take place, in a piecemeal fashion, over many years and as such the total impact of the may not be evident until the last house is built.
If this development does go ahead it is therefore essential the infrastructure is committed up front, delivered first and is appropriate for the full 2,000 homes.
The proposed new development in south west Billericay is, in terms of the number of houses, about the same as Queens Park. But that’s largely where the similarities end.
Queens Park is a single large large estate and was built with community and infrastructure in mind. It was formed around 2 major new roads and included new doctor and dentist surgeries, shops, pub, church, recreation facilities and had the advantage of 2 primary schools in the immediate area.
The proposed development in the south west is over 4 discrete sites, the size of each alone, not being sufficient to warrant any significant new services or infrastructure. Development of these 4 sites could take place, in a piecemeal fashion, over many years and as such the total impact of the may not be evident until the last house is built.
If this development does go ahead it is therefore essential the infrastructure is committed up front, delivered first and is appropriate for the full 2,000 homes.
References
- SW Billericay High Level Development Framework paper (downloads pdf file)
- National Planning Policy Framework (downloads pdf file)
- IGD Committee meeting agenda & minutes - 7 December 2017
- IGD Committee meeting agenda & minutes - 13 February 2018
