Reference Planning Application W/23/01538/FUL.
Cropthorne Parish Council wish to OBJECT to this application. Our objection is based on four key aspects:
1. Access
2. Location
3. Services
4. Variation from PIP – no longer self build or carbon neutral.
1. ACCESS
The highways authority oppose this development.
Existing houses on Middle Barn Lane do not have enough parking for their existing needs and use the space in front of the hedgerow (that is to be broken up to make the access to this site) for their vehicles. It is a congested space already. To put multiple access points through the hedge onto Middle Barn Lane will cause great difficulties for all.
A service road off Field Barn Lane (FBL), contained within the development area would be more suitable and would allow for the retention of the hedge and the parking needs of existing residents. But, FBL comes with its own significant challenges for use by vehicles from this site.
With no footpath, pedestrians share FBL with vehicles and an increased number of pedestrians and vehicles utilising this space presents potential for increase conflict between pedestrians and vehicles especially in the hours of darkness and inclement weather- there is no street lighting in the village.
Walking and cycling to and from the site to local services would be extremely difficult and would be especially difficult for the young, the elderly and those with mobility issues.
Given the sites location, it is believed that all journeys to and from the site would need to be made by car. Access to employment, education, health, retail, and other local amenities are heavily dependent on vehicle ownership. Provision of bus services in the vicinity of the site are sporadic (see services section later). The proposals are believed to be contrary to policy requirements set out in NPPF 110 and 112 and the SWDP 4 and 21 in that the site is not positioned in a sustainable location, nor does it offer a genuine sustainable travel choice.
FBL is a single track country road with passing places. Of the four passing places two are entirely informal – being created by traffic using the road and gradually eroding away the boundary creating space for two vehicles to pass each other. Please see attached a photo showing how the edges of the roadway are already being eroded back by traffic in FBL trying to pass each other. The photo shows a sign that had to be taken down because vehicle erosion was making the edge of the road unstable. The two other passing places are also inadequate – the construction is a cobbled together top surface on top of compacted soil. To propose more traffic along this lane without significantly upgrading of this road is entirely wrong.
In addition, when the brook in Cropthorne floods (about twice a year) FBL is the only way out of Cropthorne making it a bottleneck for any residents of the village.
2. LOCATION
This development is outside of our village boundary. In fact, the hedge – through which access points, has long marked the edge of the village – on one side the village on the other countryside and farm land. The nature of this hedge will be drastically changed if it is carved into four short sections.
The village already has 36 houses allocated for development in close proximity to this site, but within the development boundary. FBL also has 100 caravan holiday park, with some permanent residents. Our roads and facilities are already straining and congested.
3. SERVICES
The services as stated in the planning application have either been grossly exaggerated or just simply do not exist
Bus services – we invite anyone to try to walk from this site to the bus stops which are said to serve the village on the B4084. It will not be an enjoyable experience – either because of lorries going to the FBL industrial estate or cars going to or from the village. In the daylight it is bad enough but, in the winter, when it’s dark in the morning and evening it is a forbidding prospect, especially when raining where water flow down FBL can be a torrent.
The school, (which is already full), is not accessible from this site on foot. There is no route with a continuous footpath and there is no lighting.
The Post Office, which is listed in the application as one of our local services – accessible from this site – doesn’t exist at all! Nor does any shop, doctors or dentists.
The pub is on the busy B4084 on the opposite side of the road from the village. It is 400m from the turning into the village itself.
Sewage services for the village are old and have capacity issues. Severn Trent already have to bring a tanker to the holding tank for the village and pump out material.
4. DIFFERENCES FROM PIP TO MAIN APPLICATION.
The original PIP highlighted – in its title no less – “up to 9 carbon neutral self/custom build dwellings”
9 houses being the trigger for providing an affordable element to the development – now the number has been reduced to 7, large houses. As per the Wychavon affordable housing comments provided for this application, the requirement would be for 1.4 affordable homes. The planned properties are all large, even the 2 bedroom properties would be outside affordability for first time buyers. The village mainly consists of larger properties, and there is great demand for smaller properties, both for the older generation to downsize but remain in the village, or for young people to move here. The council urges the developer to consider smaller properties. – removing the requirement for the affordable element, increasing the expected price and profit for the larger properties now possible in the development each with more land too – far outweighing the contribution made through the CIL payments.
The notion of Carbon neutral houses have gone too – replaced with bog standard housing statements about using good materials where possible, using designs that will use shade or sunlight through windows … “if feasible” and to install solar or heat pumps to meet the requirement of generating 10% of the site’s needs but not if they can show that the site “becomes unviable” by doing this work – hardly the promise of a carbon neutral development!
At the very least every house should have solar panels and car charging points installed. They should be designed to use Air source heat pumps that can utilise green energy supplies and rainwater harvesting to allow “grey” water use in the properties. This would also help with surface water run off which is another issue the village already suffers with, which without harvesting systems, would increase demand on the existing drainage system.
The self build element of providing sites for those wishing to design and build their own property has been replaced for a developer coming in and designing 7 properties of the same design type with no originality.
The original PIP application raised 40 objections. Indicative of a serious problem with this development. The objections included:
· Surface water run-off and sewage problems
· Additional traffic, parking pressures, congestion and pedestrian and highway safety issues
· Loss of open countryside and green space
· Loss of agricultural land
· Removal of hedgerow and associated impact upon wildlife
· There are two sites identified as part of the Development Plan Review
· Absence of footpaths with associated difficulties for accessing existing services.
· No affordable housing
· The eco credentials are lacking
CONCLUSION
Cropthorne Parish Council opposes this development for the reasons stated above.
The parish council is not against new housing, it is needed, in the right place, of the right nature and format. Any development must deal with the problems of vehicle access and pedestrian challenges around our village. It must be sensitive to the historic features of the village, its boundary markers and natural resources – like the hedgerow in this application.
