Drake Park – Application for 2016

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Update 22nd November 2016:

Last night the Joint meeting of the East and North Area Planning Sub-Committees met and discussed the planning application 2016/2217 for 1024 homes on Green Belt adjacent to Fieldcommon.

We can confirm that the application was unanimously refused by all 19 members present. 

The 4 reasons given for refusal are as below, Green Belt, Highways, proximity to Weylands, and Biodiversity. Later today the webcast should be archived on the Elmbridge Council website so if you would like to see the discussion you will be able to do so. Flooding was discussed extensively at the meeting but because the Environment Agency did not object, it was thought not possible to include it as an additional reason for refusal and it may weaken the reasons for refusal on any appeal, and those which are as below are thought to be strong reasons which would withstand appeal and which both Elmbridge and Surrey County Councils could robustly defend should an appeal by the applicant be mounted.

You can see a replay of last nights meeting here:

https://elmbridge.public-i.tv/core/portal/webcast_interactive/254896

Reasons For Refusal

1 – The proposed development represents inappropriate development in the Green Belt which is by definition harmful and it is not considered that the very special circumstances required to clearly outweigh the harm to the Green Belt and any other harm have been demonstrated in this case. The proposed development by reason of its prominent location would be detrimental to the character and openness of the Green Belt contrary to the requirements of the NPPF, paragraphs 79 -89, Elmbridge Core Strategy Policy CS1 and Elmbridge Local Plan Development Management Plan Policy DM17.

2 – It has not yet been demonstrated that the transport impact of the development can be sufficiently mitigated, particularly in respect of the inadequacy of the current level of public transport provision, such that a development of this scale in this location could not be considered sustainable in transport terms contrary to the objectives of the NPPF and Policy CS25 of the Elmbridge Core Strategy 2011.

3 – In addition, given the very close proximity of the proposed residential uses to the allocated waste site at Weylands STW, it is considered that the proposal has the potential to prejudice the development of the allocated site for waste management use due to the potential impacts associated with waste development such as odour, dust and noise of the proposed residential units close to the southern boundary of the application site contrary to the requirements of Surrey Waste Plan Policy WD2 and DC1 and Government Policy contained in the National Planning Policy for Waste (NPPW).

4 – Insufficient information has been submitted concerning the biodiversity issues on this site to be able to fully consider this matter. Accordingly the proposal is contrary to the requirements of Elmbridge Core Strategy 2011 Policy CS15, Elmbridge Development Management Plan 2015 Policy DM21, the NPPF and NERC Act 2006.

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Update 18th November 2016:

Drake Park – Officer Report out this afternoon recommends REFUSAL on 4 grounds including Green Belt, Highways, Weylands and biodiversity.

Recommendation: Refuse Outline Permission for Drake Park

1 – The proposed development represents inappropriate development in the Green Belt which is by definition harmful and it is not considered that the very special circumstances required to clearly outweigh the harm to the Green Belt and any other harm have been demonstrated in this case. The proposed development by reason of its prominent location would be detrimental to the character and openness of the Green Belt contrary to the requirements of the NPPF, paragraphs 79 -89, Elmbridge Core Strategy Policy CS1 and Elmbridge Local Plan Development Management Plan Policy DM17.

This will now come before the Joint Meeting of the East and North Area Planning Sub-Committees

Monday, 21st November, 2016 7.00 pm

http://mygov.elmbridge.gov.uk/ieListDocuments.aspx?CId=295&MId=2446

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Update 10th October 2016:

Key Dates:

Bonnar Allen Information Days – to be held at Esher Rugby Club:
Friday 14th October – 17:30 to 21:00
Saturday 15th October – 09:30 to 14:00

Elmbridge Borough Council Planning Committee Meeting:
Monday 21 November 2016 at 7pm

This is public meeting and anyone can attend. Elmbridge Borough Council have requested the extra side meeting rooms to be opened as a large attendance is expected.

Comments so far:

885 Objections
33 In Support

Application 2016/2217

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Drake Park – Surrey County Council Highways Assessment

We have received a copy of Surrey County Council’s Highways Assessment on the traffic impact of 1024 homes being build adjacent to Fieldcommon (Drake Park).

You can download the report in full (11 pages) here:

Drake Park SC Highways response 27 09 16

Whilst the assessment report is quite long and detailed we have posted what we consider to be the highlights below, we would encourage you to read the full report before making any formal comments on this application.

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The proposed development has been considered by The County Highway Authority who has assessed the application on safety, capacity and policy grounds and recommends the proposal be refused on the grounds that:

 

It has not yet been demonstrated that the transport impact of the development can be sufficiently mitigated, particularly in respect of the inadequacy of the current level of public transport provision, such that a development of this scale in this location could not be considered sustainable in transport terms contrary to the objections of the NPPF and Policy CS25 of the Elmbridge Core Strategy 2011.

If the Borough Council were minded to approve the application, this objection could be overcome if an appropriate agreement be secured before the grant of permission to provide the following:

1. A commitment to provide a half hourly bus service to directly serve the site for a minimum period of 10 years or until full occupation plus 3 years, whichever is the longest (to ensure that the service has sufficient time to become commercially viable). The service shall operate 7 days per week from 6.00am to 11.00pm providing links to Hersham,Walton-on-Thames and Esher.
2. Upgrade of Hersham rail station to include canopy extensions on the platforms, improvements to the station building, station forecourt and provision of lifts to ensure access for all users (details to be agreed by SWT).
3. Provision of covered, secure cycling storage facilities adjacent to Hersham rail station to accommodate demand.
4. A financial contribution towards improved local cycle and pedestrian infrastructure.

Should such an agreement be secured then Surrey County Council as County Highways Authority would not wish to object to the application subject to additional conditions being placed on the planning permission.

See below for a table of predicted traffic increase at peak hours:

Junctions Predicted to experience increased traffic

Hersham Station Arch – The capacity analysis indicates that currently this junction is operating within capacity during the traditional weekday peak hours, with a maximum degree of saturation of 66% and a mean maximum average queue length of 15 vehicles (usually when a busy train arrives at the station increasing local on street pick up activity).  However this figure is the mean average maximum queue length, with actual peak period queue lengths varying between 10 and 20 vehicles, and the majority of vehicles clearing the junction within two cycles of the traffic signals.

The introduction of the background traffic growth, and committed development flows, increases the maximum degree of saturation to 74% with a corresponding average maximum queue length of 17 vehicles.

With the development in full occupation, the maximum degree of saturation is predicted to rise to 86% with the resultant average maximum queue length increasing to 22 vehicles.  Although the development is predicted to increase the maximum degree of saturation by approximately 12% (based on the results of the 2019 design year) and the average maximum queue length by 5 vehicles, the junction is predicted to continue to operate under capacity and does not exceed 90% (degree of saturation) during either peak hour.

Consideration was given to widening this junction to enable two way traffic, this would involve significant modifications to the rail bridge.  A feasibility study has been completed concluding that the cost of such works would be well in excess of £10 million and require approvals from Network Rail and extensive statutory services work that may not be possible to achieve.

Barley Mow Roundabout – This junction is currently operating close to capacity, and when the allowance for committed development and background traffic is added it would be over capacity.  Two post development improvement options were considered, one which may bring the junction back to capacity and the other based on improved pedestrian and cyclist safety.

As the local highway network experiences a high proportion of road collisions involving cyclists and as it was felt that the proposed capacity improvements would not deliver all of the capacity suggested by the junction analysis, the preferred option was to improve cycle safety with the provision of a toucan crossing on Queensway South (just to the west of the junction.

(end official highways assessment)

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Possibly with a views to taking advantage of the change in administration of Elmbridge Borough Council, the Planning Application for a Garden Village, comprising of 1024 homes, a Primary School, a public park, a Medical Centre, Supermarket, pub, offices and parking, at land on Molesey Road, adjacent to Fieldcommon, also known as Drake Park, is back with Elmbridge Council as a new Planning application. It is not yet registered with the application number or link to the documents, or closing date for any representations.

Elmbridge Borough Council Planning Application: 2016/2217

Comments by August 10th

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“Cllr Malcolm Howard attended a meeting last night together with an Elmbridge Planning Officer at Elmbridge Council for a preview on the Drake Park proposals from the company Bonnar Allan and a representative from a company called Chelgate who are working with them.

The points made by the company were:

• All 8000 residents consulted in 2015 would be this time and that is being sent out on this coming Monday. There will be another public event held in September.

• The 2016 scheme is unchanged from that submitted in 2015 at 1024 homes. It is for outline planning permission so if it were approved they would have to come back for reserved matters. However the new application is 50% private housing, 35% affordable split shared ownership and social rent. (The 2015 application was for 50% affordable housing and 50% private).  There would be 200 homes for social rent and they are in discussion with Paragon about that aspect who back the ethos of the scheme to enable the provision of social and affordable rent housing.  Prices of the 1/2 bed apartments would be capped at £250k (they would be subsidising by they say by 20k at current prices) Average costs would be £500k and some towards £1m.

• The land is Green Belt, and to build on it, they need to prove ‘very special circumstances’.  They appear to be relying on the Strategic Housing Market Assessment (SHMA) (which is not yet published) saying more homes are needed to be built in Elmbridge, especially starter homes and affordable, and they are of the view this will get them through the ‘very special circumstances’ needed to build on Green Belt. There would need to a Environmental Impact Assessment. The Planning application would come to a Joint meeting of Elmbridge Council’s North and East Area Planning Sub-Committees, and if approved, go via the Full Planning Committee, and if approved onto to the Secretary of State as it is on Green Belt. It could eventually go to Public Inquiry but that would be dependent on the Government Inspector.

• As they are proposing a new Primary School and additional secondary school places would be needed, they say they are discussing this with Surrey County Council and Esher CoE High School about an additional 180 school places (11-16) at Esher High School, subject to new facilities being built there, and which Bonnar Allen say they would fund (would be subject to planning).

• Asked if they intended to build this out themselves they said no, they are looking for partners and hope to be able to announce on that soon.

• They are talking to SWT/NWR about them paying for 2 new passenger lifts at Hersham Station (which would be subject to a separate planning application).

• They don’t seem at all worried by the extra road traffic movements 1024 homes would cause, saying the Halfway crossing is already over capacity (we know that since SCC admitted this under the RES application). They are proposing road improvements to Rydens Road, widening the road by covering in the drainage ditch, and widening the footpath on the other side.

• They propose building a new roundabout at the end of Rydens Road/Molesey Road. There would an access into the estate off off Molesey Road (and a bus access) and from Fieldcommon Lane (including a footpath off Fieldcommon Lane). They have abandoned the plan to open up the road through to Lower Green, but would be building a new Community Centre at Lower Green. They suggest Walton Charity could have their new Charity Hub on the site close to the Molesey Road entrance.

• Asked if they had plans, if they received planning permission, to sell the site on to a larger house builder, and for another developer to apply for a larger number of homes, and they said no categorically they would not do that.

We understand Elmbridge Council propose to publish the Strategic Housing Market Assessment quite soon, and the Green Belt review is expected later this summer.”

If we receive any further information we will add it to this post.

 

 

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