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PARISH COUNCILS RESPONSE TO PLANNING APPLICATION

2016/0318/OUT (8/15/459/PA -Outline application to include access(all other matters reserved) for residential development of up to 130 dwellings- Land Off Wheatfields Walk, Riccall.

Riccall Parish Council OBJECTS to the proposal as submitted for the following reasons:

Plan Selby:

Riccall Parish Council took part in the consultation, “Plan Selby” and it is noted that the target for housing in Riccall by 2016 has already been achieved. This one development will take Riccall well over our target for the entire duration of the plan with a further eleven years left to run to 2027. We consider this to be gross over development and disproportionate relative to some of the other DSV’s e.g. Escrick

 

The site is outside the development limits of a Designated Service Village and so is contrary to the Core Strategy policy SP2(c), which now has full weight due to the Council having a 5 year housing supply.

 

Access and highways issues:

Concern is raised at the additional traffic accessing York Road from the one vehicular access to the site which is within close proximity to the junction of the A19.  Access to the A19 is already difficult particularly at peak times and the additional traffic emerging from the development can only exacerbate the situation as currently traffic queuing to access the A19 stretches past the proposed access to and from the site. In addition, traffic entering the village from the A19 may be compromised with traffic turning right across the queuing traffic to enter the development site. NYCC has already commented they feel there is a major concern regarding vehicles wishing to turn right onto the A19 in the report they sent back to the consultants.

 

The emergency access route via Northfield Lane is also seen as problematic as this is a residential area with many parked vehicles limiting the access.

 

The proposed entrance is also close to the access to the Sustrans cycletrack with the route crossing the proposed access. Currently many cyclists park vehicles in the lay-by spilling out along York Road and Holmes Drive as they use the cycle track particularly at weekends.

 

From a Health & Safety point of view this access is not acceptable in its current form for the above reasons.

 

Flood risk :

The site is within Flood Zone 2 as shown on the Environment Agency website, however, within the Flood Risk Assessment, in assessing the site specific flood risk relevant to the development, the Developers Agents have concluded that the site has lower flood risk than EA maps show.  They have then continued to refer to the site as flood zone 1 when describing the risk to the site. We understand that in order to change the flood zones a formal submission challenging EA data would have to be made and as far as we are aware this has not been done. As it is usual for sites in flood zone 2 to require a sequential test we would expect Selby DC to request one under the present flood zone 2.

 

In addition, concern has been raised regarding the cumulative effect on risk of flooding from the numerous developments in Barlby as well as this development as the recent flooding entered Riccall from the Barlby direction.

 

Drainage capacity:

The existing pumping station located on Kelfield Road to which the one on the proposed Wheatland’s estate is to be connected already suffers from capacity issues during periods of heavy rain and regularly overflows raw sewage into neighbouring properties gardens. We understand that Yorkshire water on several occasions have had to tanker away sewage from this pumping station, under the cover of darkness, to prevent raw sewage from contaminating surrounding properties. The proposal to include a 24hour holding well for surface water discharge in our opinion would appear to be totally inadequate for the additional run-off as we all know it can and does rain for days on end and will only get worse due to global warming. Details of access to the pumping station from the development have not been given.

 

Schools:

The ability of the village school to accommodate pupils from 130 extra dwellings from this development and of Barlby High School to accommodate extra pupils from the cumulative  surrounding developments within their in-take area is also a concern.

 

GP surgery :

Currently the surgery is unable to cope with the demand from patients already within the village therefore the ability of the surgery to cope with patients from 130 additional households is another area for genuine concern for Health & Safety of residents.

 

Loss of amenity value:

 The footpaths and walking areas are currently used by many residents on a regular basis, these areas will change with the development into a footpath around an estate which will not have the same value as walking in the countryside. We would expect access to these footpaths to be kept fully open throughout the construction period. In addition, the development will enclose an area of field gardens thus losing amenity value to those using them.

 

Effect on local wildlife:

Both protected species such as bats and great crested newts and deer, hares and barn owls are known to use the proposed development area currently. The construction period will cause disturbance for wildlife and the development will encroach into their habitats and limit the area they frequent and this in turn will affect the amenity value for residents who currently get pleasure from watching the local wildlife.

 

Open spaces:

The Parish Council strongly objects to the open spaces as shown on the plans, in preference  the use of existing facilities provided in the village is encouraged. Past experience has shown problems with management companies charging residents a small fortune and then not keeping these open spaces maintained to a satisfactory standard.

 

We would also like to point out that the application forms and the consultants reports had numerous instances of conflicting details and would like to know how this is validated in the submission process.

It is noted that the application is Outline application to include access (all other matters reserved) and as such we have commented on the principle of development and not details shown in the layout except for the access road as that is stipulated to be part of the application.

To safeguard the provision of the current bus service which is both an asset and a necessity to residents, we request that conditions are attached to any planning approval to stipulate that any construction or delivery vehicles relating to this site, during the development, are restricted to parking within the site at all times. A small development site just along the York Road has caused major problems for the buses getting through due to the construction services parking on York Road, this has resulted in the buses not entering the village, leaving residents stranded.

 

ROAD CLOSURES- BACK LANE & COPPERGATE

PLANNED ROAD CLOSURE NOTIFICATION - 8933 Back Lane, Riccall                                           

The Closure will be in place for a period of 2 days days between 31st May 2016 and 1st June 2016

The Road Closure and any associated Diversion Routes can be viewed using this URL link https://roadworks.org?tm=68093

PLANNED ROAD CLOSURE NOTIFICATION - 8934 Coppergate, Riccall                                           

The Closure will be in place for a period of 2 days days between 31st May 2016 and 1st June 2016

The Road Closure and any associated Diversion Routes can be viewed using this URL link https://roadworks.org?tm=68094

 

 

REPORT FROM PUBLIC MEETING

Around 50 residents attended the Public Meeting held on 11th May relating to the proposed development off Wheatfield Walk. We were pleased to welcome Ruth Hardingham, the Planning Officer from Selby DC and Robert Illingworth from Yorkshire Water who answered questions from residents.

The main issues raised were:

·         Access and highways issues- increased amount of traffic accessing York Road from the one vehicular access to the site/issues for traffic accessing the A19 junction- both entering and leaving the village. Cumulative effect on the A19 from both this development and developments at Barlby.

·         Flood risk both for the development and which could be caused by the development- cumulative effect of developments both in the village and at Barlby.

·         Drainage capacity for both foul and surface waters and the ability of the existing pumping stations to accommodate further discharges.

·         Schoolsability of the village school to accommodate more pupils and  Barlby High School to accommodate extra pupils from the cumulative  surrounding developments.

·         GP surgery ability of the village surgery to cope with more patients

·         Loss of amenity value – footpaths and walking areas currently used by many residents

·         Effect on local  wildlife- both protected species such as bats and great crested newts and the deer, hares and barn owls which are known to use the area.

 

The Parish Councils input and comments to the Plan Selby were raised noting that the target for housing in Riccall has already been achieved. The Policy team at Selby DC will comment on this aspect of development.

 

The Parish Council also noted its stance on open spaces in developments, which is to oppose them in preference to the use of existing facilities provided in the village due to problems with management companies not keeping these open spaces well maintained.

Robert Illingworth of Yorkshire Water had plans of the proposed drainage and noted that the scheme has been designed by YW and can cope with the additional discharges – a 24 hr storage well for rainwater is part of the scheme.

The plans currently include 40% affordable homes however, the application for Outline approval and changes could be made at further stages and with amendments as could the number of dwellings overall.

Ruth Hardingham outlined the process and timescales and noted that any comments received prior to the determination date of 28/6/16 will be taken into account although the formal dates for responses are prior to that. Refusal to the application could be made prior to the 28/6/16 in which casethe developer has the option to take this to appeal. She also noted that the application could be taken to the Planning Committee for a decision, in which case objectors will be notified. The Parish Council will be notified of any progress and the information will be placed on the website.

Due to the high number of applications and comments currently being received by Selby DC, it was advised to direct any comments to rhardingham@selby.gov.uk

The Chairman thanked everyone for their attendance and comments which will be taken into account in the Parish Councils response to the consultation but noted that it is important that residents lodge their concerns individually with Selby DC in  order for the amount of concern to be registered.

PUBLIC MEETING TONIGHT AT 7pm AT THE REGEN CENTRE

The public meeting will be attended by the Planning Officer from Selby DC and a representative from Yorkshire Water - and we hope that they will be able to have answers or take away questions from residents regarding aspects of the proposed development. Unfortunately other authorites and the developer are unable to attend but questions raised relating to other authorities will be taken from the meeting and any answers received will be relayed to residents - please fill in the contact forms at the meeting.

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