PMM5

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Object

Schedule of Main Modifications and changes to Policies Maps

Representation ID: 24665

Received: 09/09/2019

Respondent: Welbeck Land LLP

Agent: Strutt & Parker LLP

Representation:

The revised Detail Map in PPM5 continues to show the access road in a straight line parallel to the boundary with Robincroft, with an additional 10m strip of land now included within the red line boundary. Welbeck Strategic Land commissioned a highways drawing (See 101466-SK-003 Rev B) showing the tracking of a large vehicle exiting the site, which would swing out onto the other side of the road, causing a hazard to other road users. Welbeck then instructed the consultants to prepare a drawing showing a viable access which would prevent this situation from happening - (see 101466-SK-003 Rev D) - which achieves the required visibility splays with minimal landscape impact. The required perpendicular angle is also achieved, with the road curving westwards towards the allocated field as tightly as possible in order to minimise landscape impact. This arrangement would allow sufficient space for a refuse or larger vehicle to manoeuvre without significantly swinging out onto the opposite side of the carriageway of the access road.

There is no evidence to justify the position of the amended red line boundary in PMM5. The site remains undeliverable as a result.

101466-SK-003 Rev B - http://www.rother.gov.uk/CHttpHandler.ashx?id=32373

101466-SK-003 Rev D - http://www.rother.gov.uk/CHttpHandler.ashx?id=32374

Full text:

The Detail Map (No.9) supporting policy FAC2 for Land East of Waites Lane, Fairlight Cove has been amended following an objection we made at Regulation 18 stage and subsequently at the Matter 7 hearing sessions, regarding the amount of land available within the red line to accommodate the access road.

This was debated at the relevant hearing session where Kal Kamboh, representing ESCC Highways, agreed with us that the access road would need to be set at a perpendicular angle to Pett Level Road. Ms Kamboh said that she did not have technical drawings to hand to be able to comment on how much additional land would be required, and guessed at a figure of 10m. No further work appears to have been carried out by either Council to confirm how much additional land would be required, and the proposed amendment does not address our previous objection.

The revised Detail Map presented in Main Modification PMM5 continues to show the access road in a straight line parallel to the boundary with Robincroft, albeit with an additional 10m strip of land now included within the red line boundary. Welbeck Strategic Land commissioned a highways drawing (See 101466-SK-003 Rev B accompanying these representations) following our instructions to the consultants to see if a viable access could be achieved within the revised red line boundary. The drawing shows the tracking of a large vehicle exiting the site, which would swing out onto the other side of the road, causing a hazard to other road users. Welbeck then instructed the consultants to prepare a drawing showing a viable access which would prevent this situation from happening - please see accompanying drawing 101466-SK-003 Rev D. The road labelled 'Revised Rother Local Plan Allocation' on this drawing utilises the gap between the poplar trees - which we have already demonstrated as being the most suitable location for an access and which achieves the required visibility splays with minimal landscape impact (and has been supported by ESCC Highways as part of the current planning application). The required perpendicular angle is also achieved, with the road curving westwards towards the allocated field as tightly as possible in order to minimise landscape impact. This arrangement would allow sufficient space for a refuse or larger vehicle to manoeuvre without significantly swinging out onto the opposite side of the carriageway of the access road. As demonstrated in 101466-SK-003 Rev B, a lower radii of the access road would result in more instances of larger vehicles swinging out, which could present an issue in road safety terms.

Welbeck Strategic Land are currently entering into discussions with Rother Council regarding a policy-compliant scheme under policy FAC2, but see this issue as a significant constraint to delivery. We would be grateful if both councils would take the time to review drawing 101466-SK-003 Rev D and consider revising the red line boundary to make sure that a viable access road can be accommodated, and to prevent unnecessary complications when a planning application is eventually submitted. As it stands, there is no evidence to justify the position of the amended red line boundary, and the site remains undeliverable as a result.

Drawing 101466-SK-003 Rev B - http://www.rother.gov.uk/CHttpHandler.ashx?id=32373

Drawing 101466-SK-003 Rev D - http://www.rother.gov.uk/CHttpHandler.ashx?id=32374