Impact on the Neighbourhood
Views of the City Planning Department
RARA representatives and Cllr Emily Heath met Andrew Dobson, Head of Planning at Lancaster City Council on 12 February 2008.
He advised us that the Trust is incorrect to believe that there would be "no planning issues" with the selection of Royal Albert Fields. This site would fail the "sequential test" that prevents green field development when a suitable alternative brown field site (i.e. Ridge Lea) is available.
Whilst the Royal Albert Fields are within the urban area, and allocated for housing development in the Local Plan, as a green field it is restrained from development under the current restrictions of more recent policies.
There are also other planning issues that would have to be considered – proximity to housing, security, light and noise pollution and traffic issues. These considerations would apply to any proposed site.
The Trust could ignore the planning advice and pursue a planning application for the Royal Albert Fields but would have to demonstrate planning, not just economic reasons for rejecting Ridge Lea.
Ultimately the decision lies with the Planning Committee.
The report in the Guardian in January suggesting that the Planning Office does not see any problems in using the Royal Albert site was incorrect.
The royal albert fields are designated for housing under the Local Plan - NOT service and employment use.
Among our many concerns are:
- The impact on the roads due to increased traffic and parking pressure.
- Ashton Road is severely constricted at Royal Albert Cottages due to parked cars. If parking space on the yard to the side of the cottages is lost, further pressure will be placed on the road, which is likely to cause more accidents and near misses and increased anxiety for road users. If the road is double yellow lined there will be nowhere for residents to park for several hundred yards.
- Public transport is inadequate – currently a very underused and limited service, that takes a very indirect route to the bus station and has been under threat of withdrawal. Regular buses do not run out of office hours.
- Access to Ashton Road from the south is via the narrow stretch at Ashford Road, adding more pressure. Will traffic overload lead to the construction of a new link road, as suggested by the Local Plan?
- Loss of yet more green space space along a stretch of road that has seen much development over recent years. This is a relatively pleasant stretch on the edge of town used by local people walking to the canal.
- This is a residential area. The development will result in increased noise due to shift workers arriving in the early hours and late visitors.
- This land has a designation for development for housing - not service and employment.
- Proximity to our properties – any development on the slope means residents will be overlooked resulting in loss of privacy and disturbance due to 24 hour activity of the unit.
- Loss of integrity of an attractive Victorian terrace due to development of the slope behind. Visual impact on the area by building towards the skyline. The construction of Highgrove resulted in the loss of green view to the front, cottages are no longer visible from across the playing fields.
- There would be unacceptable disturbance to the residents due to the ongoing building programme, plus a massive impact on the road traffic due to construction traffic.
- Development will lead to a destruction of the mature trees, hedges and habitat that gives Ashton Road so much character. At least two mature trees were lost as a result of the Highgrove development along Ashton Road. The fields are regularly visited by pheasant, heron and birds of prey. Owls also live in the area.
Over the past 15 years....
...continual development has altered the character of the neighbourhood:
Royal Albert Hospital developed as a school.
Storey House sold for flats, extension added.
Old buildings demolised and replaced with houses - Cherry Tree Drive.
Farm buildings converted to offices, with associated car park, roads and roundabouts.
Modern Age unit built into the slope.
Band stand converted to barn (retrospective planning permission) - now covered with large letters.
Highgrove built with associated roads, roundabouts, red paint on road and excessive signage.
Loss of farm land for patient therapy.
Planning permission granted for mobile phone on appeal to inspectors in Bristol.
Proposal to double yellow line to prevent us parking by our homes.
Loss of green space and habitat, at least 2 mature trees destroyed and an increase in road traffic to near intolerable levels.
What the neighbours think:
View comments from our neighbours and view results from our questionnaire.
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