Planning & Development Policy Committee
Minutes of the Myland Community Council Planning & Development Policy Committee Meeting held on Wednesday 6th January 2016, 7.15 pm @ 101 Nayland Road, Mile End Road, Colchester, CO4 5EN
Present: Cllr John Stewart (Chair)
Cllr Jean Dickinson
Cllr John Dickson
Cllr Liz Gray
Cllr Pete Hewitt
There was one member of the public present.
Apologies were received from Cllr Sutcliffe.
181-15/16 Declarations of Interest
There were none.
182-15/16 Have Your Say
Mrs White said she would like to see some of the drawings from the Severalls application (152733).
The Chair said hard copies were available in the office and she was very welcome to look through them.
Mrs White said she had the following areas of concern. She said she was concerned about the disposal of materials on the Severalls development. She said that notice had been given in the litigation on dust for the development and that Severalls Phase 2 had now been removed from the notice. She said the problems with the dust from the Rosewood development had been a nightmare. She said when demolition starts on Severalls problems will be created. She said she would like to know how the developers would take materials away and would they break it down on the site? She said on Oxley Parker a building had been demolished on site creating not just noise and disturbance for residents but also problems with dust including dangerous materials. She said she wondered if CBC was aware of the implications. She said she would like to feel that MCC would take proper notice of this problem. She said she would not like the back gate of the site used for construction traffic or removal of materials as it was not suitable for this purpose. She said the developers could use the NAR. She said she also had concerns about the tank near to the laundry as the tank had never been emptied and would contain contaminants.
Cllr Stewart said the application included a lengthy Environmental Report.
Mrs White said she would like to look through this report and would contact the office to arrange this.
183-15/16 Chairman’s Announcements and Correspondence
There were no announcements and no correspondence.
The Chair said he would like to mention two planning decisions that had been received. He said that application 152290, 210 Bergholt Road, Colchester CO4 5AS, which was for a new dwelling, had been refused on the grounds of being an undesirable form of backland development without a frontage onto a highway which would be out of character with the grain of the area. He said that application 152373, 13 Thornton Drive, Colchester CO4 5WB, which was for a loft conversion, had been refused on the grounds of failing to respect the scale and proportions of the host dwelling. He reminded councillors that the P & DP Committee had objected to the first application and supported the second.
184-15/16 Minutes of the meeting held on 16th December 2015 to be approved as a true record and signed by the Chairman
The minutes of the meeting held on 16th December 2015 were approved as a true record and signed by the Chairman.
Proposed: Cllr Dickson Seconded: Cllr Hewitt (4 For; 1 Abstention)
185-15/16 Update of progress of resolutions made at the last meeting
There were no updates.
There was no report.
187-15/16 Pre-planning matters for review
There were no matters for review.
188-15/16 Planning, Licensing & Highways Applications/Appeals – To make recommendations, including requests for Section 106 money where applicable, on applications received (Appendix 1)
152689 – Turner Rise Retail Park, Petrolea Close, Colchester CO4 5TU – Installation of 2x internally illuminated fascias – Support
Proposed: Cllr Stewart Seconded: Cllr Gray (Unanimous)
152718 – 22 Stanford Road, Colchester CO4 5NF – Erection of single storey rear conservatory extension – Support
Proposed: Cllr Hewitt Seconded: Cllr Dickson (Unanimous)
152733 – Former Severalls Hospital Site, Severalls Hospital, Boxted Road, Colchester CO4 5HG – Application for approval of reserved matters following outline approval for 151401 for erection of 730 new build dwellings, open space, landscaping, parking, access and associated infrastructure – Comment
Myland Community Council (MCC) would like to thank the architects and planners for the pre-application presentation they afforded us which was very welcome. We would like to express the following general comments and concerns on this application. We would also comment that this application has been measured against the proposed Myland and Braiswick Neighbourhood Plan.
MCC welcomes that there will be a range of designs and styles embracing 1 bedroom flats to 5 bedroom houses in the private sector and 1 bedroom flats to 4 bedroom houses in the affordable sector. The latter also includes 3 wheelchair friendly bungalows. Nevertheless, MCC is concerned that there is been little provision for potential elderly residents.
Policy HOU1 of the submitted Myland and Braiswick Neighbourhood Plan refers to design and living styles that meet the needs of residents, including the elderly. MCC would therefore expect to see for example the provision of say 10% of dwellings designed to ‘Lifetime Home’ standards.
Similarly, Policy SAM1 seeks amenity provision amongst which GP surgeries are cited. There is no evidence that this has been considered at Severalls. We note also there is no reference to potential sites for crèche or nursery provision. These are regarded as examples of what constitute sustainable development.
MCC is reassured by the provision of a lengthy ecological and environment report into the site plan. MCC is also pleased with the efforts proposed to retain the spirit of the Severalls Hospital, including retention of existing buildings, within in the overall design. In particular, the retention and enhancement of the Grade 2 listed parkland, which will enhance the site and benefit local nature.
MCC note the proposed provision of a through bus route on the site, presumably connecting with Severalls Phase 1. Following complaints from residents of Severalls Phase 1 we would ask that neither of the two proposed bus stops are located outside any dwellings. It is not clear how the foot and/or cycle routes will connect to established or future community areas to provide a connection across North Colchester to prime destinations as supported by e.g. SUSTRANS. MCC is also concerned about the barrier effect of the Via Urbis Romanae (VUR) which separates the two residential areas and would seek assurances that this will be addressed.
MCC wishes to express our concern regarding F1 phase area (rear of Mill Road) and the proposed new dwellings and allotments located off Therapy Road. Whilst the provision of new allotments is to be commended the location of a small number of houses in this location is somewhat perplexing. The separation from the main estate by the VUR gives the impression that these are an afterthought. The use of the Therapy Road exit onto Mill Road is poorly planned and we suggest the exit should be onto the VUR instead. Mill Road, particularly at this junction, suffers a high traffic density. Traffic queues at peak hours are the norm here, especially at the roundabout junction with Turner Road. To add additional traffic to this scenario is, in our opinion, ill thought out. We are particularly concerned to see plans for additional HGV traffic i.e. 3 axle Refuse Freighters using this road. MCC is currently seeking a ban on all unnecessary HGV traffic on Mill Road. We would certainly argue against construction traffic using this exit in preference to exiting onto the VUR. *
*This has been commented separately in application 152794
Proposed: Cllr Stewart Seconded: Cllr Dickson (Unanimous)
152794 – Former Severalls Hospital Site, Severalls Hospital, Boxted Road, Colchester CO4 5HG – Full planning permission for highway improvements to facilitate the re-development of the former Severalls Hospital – Comment
Myland Community Council (MCC) wishes to make the following general comments on this application.
There are 4 projected entrances/exits to this site – Boxted Road, VUR/A134, VUR by the new Severalls School and Mill Road/Therapy Road. It is not entirely clear from drawings where the main entry/exit will be for building works. MCC’s view is that the road by the Severalls School must not be used in the interests of public safety. Preference should be given to designating the VUR/A134 gate as the preferred entrance.
MCC would also wish to express concern regarding the access to the F1 site area (Mill Road at Therapy Road). This area will have a small selection of homes plus new allotments and associated car parking. These will add additional traffic to that currently originating from the NHS centre and the Bowling Green already in situ. There will also be refuse freighters (3 axle type) using this service road. MCC views that this additional traffic will place even more strain on Mill Road which already experiences severe congestion at peak travel times. The access road at Therapy/Mill Road is in very close proximity to Turner Road roundabout which is used extensively by buses and ambulances. MCC is currently seeking an HGV ban on Mill Road and views any additional HGV traffic as unhelpful. An alternative access road could be made onto the Via Urbis Romanae (VUR) however, this would mean crossing the current bus lane. MCC are opposed to Mill Road being used for any construction traffic due to the effect on local residents.
The two sites are separated by the VUR which acts as a barrier to pedestrian traffic. MCC would seek assurances that a through cycle/footway connecting the VUR (western end) through to Tower Lane and the United Way will be realised. It is essential that this pathway is lit and provides a safe environment for users.
Although subject to future planning applications, MCC would seek assurances that there will be access to local shops without the need to use cars in line with Colchester Borough policy.
It is noted that there is provision for a higher than average number of parking spaces and this is welcomed by MCC. It is also noted that a bus route is planned connecting Boxted Road and the entrance by the new Severalls School. Two bus stops within the complex will be provided plus the re location of an existing one outside Boxted Gate. Whilst MCC view this as an acceptable proposal, siting bus stops outside dwellings (as per Phase 1) should be avoided. MCC is also pleased that a 20 MPH overall speed limit will be enforced throughout in line with current road safety policies.
Proposed: Cllr Stewart Seconded: Cllr Hewitt (Unanimous)
189-15/16 To receive copies of Planning/Appeal Decisions
Copies of Planning/Appeal Decisions were received.
190-15/16 Date of next meeting – 20th January 2016 at 7.15pm @ 101 Nayland Road
The meeting closed at 8:42pm