A Radcliffe Community
Group Report
In excess of 150 community members were present at the
Radcliffe on Trent Extra-Ordinary Parish Council meeting (Weds, 11th
December 2013) to contribute to the discussion surrounding William Davis Ltd.’s
plans to development the existing Greenbelt site at Shelford Road Farm site.
Radcliffe community members were united in their concerns over the proposed
plans to develop 400 houses within our village on the site that stretches from
Shelford Road Farm to the railway line by the A52.
Community in Action
This report represents our account of that discussion, as
unfortunately, a ruling made by the Radcliffe on Trent Parish Council denied us
access for filming due to claims that the new ruling does not allow for filming
at Parish Council meetings. This has meant that we have needed to take a little
longer to produce this, as we collated notes taken at this meeting by members
of our Radcliffe community. This is something that we intend to follow up with
both Radcliffe on Trent Parish Council and Rushcliffe Borough Council, as once
more it was brought up that members of the younger community in Radcliffe on
Trent were not present at the meeting. As Radcliffe Community Group, we are
already well aware that the timings of Radcliffe on Trent Parish Council
meetings clash directly with the bedtime routine of young children, and as such
precludes attendance of young families in the village who have become reliant upon
us to circulate and disseminate information via social media and our public
meetings. This account represents one such report. This is something that we
have asked the Radcliffe on Trent Parish Council to take into consideration for
the future.
For those who were present, due to the tight time-frame and
time of year that William Davis Ltd. submitted this application, this has meant
that many were unable to read the documentation in full, which extends to
hundreds of pages, in advance of the meeting. This was an issue that was raised
by a number of members of the Radcliffe on Trent community. In addition, while
the meeting was organised by the Radcliffe on Trent Parish Council, there was
also attendance from villagers in Upper Saxondale and Newton who will also be
impacted upon by this proposed development.
In addition to our Radcliffe on Trent Parish Councillors, Cllr
Neil Clarke (Rushcliffe Councillor for Trent Ward) and Cllr Kay Cutts (County
Councillor for Radcliffe on Trent) were also present in order to garner opinion
and represent the views of the Radcliffe on Trent community, and they reassured
us that they would be taking those views back to Rushcliffe Borough Council on
our behalf. The meeting itself extended the usual 15 minutes of public speaking
time to an hour, however was extended further still as a result of additional
contributions from both members of our local community and from Cllrs Clarke
and Cutts. A number of key issues were raised, all of which relate directly to
the future of our village, and each of these will be outlined in turn below. In
this report we have tried to group the ensuing discussion into themes, in order
to aid the clarity of the case which was made to our Radcliffe on Trent Parish
Councillors by the members of the Radcliffe on Trent community.
Protection of Our Greenbelt
An initial key issue to be raised was the concern for the
future of our Greenbelt land at Radcliffe on Trent. While Cllr Clarke reassured
those in attendance that the Greenbelt would be one such consideration that
would be taken into account when the planning department assess the suitability
of the planning application in question, it was stated that this was part of
the normal course of consideration for a planning application of this kind. It
was identified that a public consultation would take place next year (2014) in
which Rushcliffe Borough Council will look at the future for development on the
Greenbelt. Some residents felt that a decision on this particular planning
application would be better to be postponed until after the Greenbelt review
had taken place. This wider issue of the Greenbelt review surrounding the land
at Radcliffe on Trent is something that we will follow up on in the New Year
with Rushcliffe Borough Council and Radcliffe on Trent Parish Council.
Concerns Surrounding
the Development Itself
There were a number of concerns raised which related directly
to the development itself. These included a concern that the planning
application did not provide detail on the types of housing that would be made
available on the site, including the proportion of affordable housing or the
provision of smaller retirement properties. While the development identifies the
number of houses that they plan to build, they do not address the types of
housing that a village like Radcliffe on Trent might need.
Other issues which were directly related to the development
related to the size, position and choice of a roundabout as the only access point to the site; with two
arms of the roundabout feeding onto Shelford Road, and one arm feeding into the
site. Concerns were raised over the location of the roundabout, which is
situated directly opposite existing properties at the top of Shelford Road. With
planned proposal for a roundabout at a diameter of 38 metres, it was felt that
this would be a rather large imposition on the access to our village.
In addition to this, it was felt that the proposed location,
on the outskirts of Radcliffe on Trent, would not be amenable as an extension
to the existing community. This was argued as the proposed 400 house
development would largely exist in isolation to the rest of the village, with
only one access point. Further to this, were the proposal successful in its
application, concerns were raised that once the development was complete, it
would be likely that any future proposals to build upon the land locked area
between the railway line and the development would be more likely to be
successful.
Facing Future Flooding
Another significant issue that came under discussion was
that of drainage and the fears over the increased flood risk within Radcliffe
on Trent. One Shelford Road resident identified how the proposed development at
the Shelford Road Farm site, if successful, would have a huge impact upon
everyone in the village. Identifying
William Davies Ltd.’s own Flood Risk Report and a letter dated 22nd
August 2012, he highlighted how while Severn Trent were looking at 350 houses
(not 400), they had already highlighted capacity issues at both the village
pumping station and the sewage treatment works. Here he quoted section 5.1.26
of the report which identifies how ‘There is not sufficient capacity at the
sewage treatment works to accommodate flows from this development.’ It was also
highlighted how pages 65-66 of this report have been withheld for internal use.
This issue was picked up on by Cllr Rodney Brears who asked how a
fully-informed decision could be made if not all of the material was
available.
Flooded Basement, Chestnut Grove
Representatives from William Davis Ltd. were present and
responded to say that this was part of an ongoing consultation. If the planning
application were successful it was suggested that capacity may need to be
increased as a part of an agreement for planning permission to be granted. Their
plan included the provision of drainage from the site, down the hill, and into
the existing culvert on the land that they own at the bottom of Clumber Drive. However,
Radcliffe residents are currently all too aware of the inability of this
culvert to cope with the existing flow and this represents an ongoing concern,
as we are also aware that our drainage facility in the village is frequently at
capacity. After a few days of heavy rain, we are often left in a situation
where there are numerous flood points in the village, including the bottom of
Radcliffe on Trent Infants School drive on Bingham Road, as well as the cellars
and gardens of numerous homes around the village.
Drainage Culvert access under Clumber Drive property
NB: Since this meeting
we were invited to the home of one Radcliffe on Trent resident where the
drainage culvert that the proposed site will be feeding into runs under his
garden and garage. This site is now on the outlined section of land on the
latest plan provided by William Davis Ltd. We will be posting a separate
article on this issue in the near future.
Concerns Over
Increased Traffic
The increase of traffic was a huge area of concern for the
members of our community in Radcliffe on Trent; not only for the increased flow
of traffic through the village, but the movement of construction traffic around
the site and the wider impact that this will have upon the A52. Many who live
down Shelford Road, and the 1000+ homes that feed onto Shelford Road for access
to and from the village, were very worried about the increase in traffic that a
development of this size would mean for our community. With 600-700 extra cars
travelling down Shelford Road and through the village at peak times, it was
felt that an application of this size and density was unviable in its current
location. Many residents pointed out that it was already difficult to join
Shelford Road in their cars safely. While another highlighted how according to
the Transport Assessment documentation, there would be more traffic than there
should coming down Shelford Road from the site. As a direct result, discussion
arose concerning the potential for an A52 link road.
Potential for an A52
Link Road?
Some community residents felt that a link road to the A52
might resolve some of the immediate issues faced by the proposed development,
particularly as it only has one proposed access point to the site. It was
identified that to build a bridge across the A52, there would be a cost in
excess of £1.5-2 Million, just for the construction of the bridge alone and not
taking into account any of the other purchases of land or provision of
infrastructure as necessary for its maintenance. One of our community members
highlighted how a William Davis Ltd. representative discussed this as a
possibility at their own community consultation in July 2013. However the
representatives from William Davis Ltd. who were present at the Radcliffe on
Trent Parish Council meeting maintained that they had no knowledge of what this
representative had in mind during this discussion.
While Radcliffe on Trent Parish Council highlighted their
ownership of the patch of land between Bingham Road and the A52, they had
considered that one plausible option might be to have a bridge over the Bingham
Road playing fields. However this suggestion was met with resistance as this
would mean that South Nottinghamshire Academy would need to locate new land
elsewhere for the siting of its sports facilities. At this point Cllr Cutts
pointed out that the likelihood of crossing school playing fields for such a
development would be highly unlikely. Her recommendation was to leave decisions
of this kind to the Planning Department, explaining that her role was to
represent the views of the people.
While some members of the community felt that a link road
would reduce pressure on Shelford Road and the village centre, others raised
objection to the possible siting of a link road to the A52. This would mean an
increased load on the A52, and further hamper access of Radcliffe on Trent
residents from the Harlequin estate to gain access to the A52, or for those
members already facing difficulties in joining the A52 from the Husdon Way
estate.
One Johns Road resident went on to point out that while the
extra stress placed upon the A52 would impact upon the Harlequin estate
residents, all of this traffic would
eventually join the A52, so the problems would be evident and shared by all
members of the Radcliffe on Trent community as the traffic to Nottingham would
all travel through the village towards the RSPCA junction to join the A52. In
addition to the fears over the link road pushing traffic out onto the already
heavily congested A52, local residents expressed anger at the proposition of 8
years of construction and site traffic.
8 Years of Construction
and Site Traffic
With a proposed development of 400 houses and a predicted
building schedule of 50 houses per year, Radcliffe on Trent faces 8 years of
building, site and construction traffic, if this planning application is
approved. In addition to the objections over the site and construction traffic,
one Newton resident expressed immediate concern over the ability of the narrow
roads to cope with the strain of such a development, and the construction and
site traffic that would be necessary to access this. In addition, sending site
traffic across Shelford Road top was not only highlighted as a dangerous
pursuit, but it was identified how there is also currently a 7 tonne weight
limit in existence on Main Street through Newton.
With these vehicles travelling in and out of the site over
Shelford Road tops out to Newton and back again, the fears of local residents
concerned the safety of road users and cyclists across what is already
notoriously dangerous stretch of road, with sheer drops, winding bends and
concealed junctions.
Access for Fire and
Ambulance Services
Already, as a community, we have seen an increase in
accidents across the length of Shelford Road since the existing development of
new houses at Newton village. With the addition of 400 houses this will only
increase further. Access for our fire and ambulance services were raised as a
key area of concern, as an ability to act fast and access sites where the
emergency services are required can quite literally mean a different between
life and death. In a recent Radcliffe Community Group meeting (Thurs, 5th
Dec 2013) it was raised by a member of the ambulance service that problems had already
been faced in accessing incidents due to the narrowness of Shelford Road and
the volume of traffic using the route.
Public Transport Provision
In addition to the concern for access for the emergency
services, a number of residents highlighted the need for an increase in the available
transport services to the village, including an improved bus and train service.
Another community member identified how support for the buses had already been
included within William Davies Ltd.’s application and that the developers would
be offering £300,000 investment to Trent Barton buses. However, it was asked
whether it would be better to provide this money for something else of benefit
to the community, as it was felt that the bus service would improve anyway due
to the increase in demand. The provision for public transport is documented in
the Transport Assessment document.
However, with all of this in mind, it was identified how residents
of the proposed site could not be forced to use public transport and the
reality was that people would continue to use their cars and use the main
routes through the village as a result.
Safety of Pedestrians
and the Lack of Existing Parking
As an extension to the concerns about the traffic travelling
to and from the site, a number of concerns were raised about the safety of
cyclists and pedestrians (particularly the elderly, the registered disabled and
children) along Shelford Road. The planning proposal identifies Shelford Road
as the only route available for pedestrians to access the village from the
proposed site. Further to this, one resident highlighted how there are 6 guide
dog owners and other registered disabled residents within the Radcliffe
community, while another highlighted the use of mobility scooters and the
requirements for minimum road widths and people already parking on paths due to
the lack of parking for the existing homes. It was also highlighted how
delivery vehicles for the Co-op and other services down Shelford Road meant that
there was frequently a bottle-neck at the Shelford Road end of the village.
While some of these concerns relate directly to the safety
of both road users and pedestrians, it was also highlighted as a major concern
that the existing parking in Radcliffe on Trent does not accommodate the
residents that it currently services. It was highlighted that the while the increase
in houses in Radcliffe might appear to offer a potential benefit to the
existing businesses in the village, many residents expressed how if unable to
park, they would opt instead to do their shopping outside of the village at the
supermarket.
Concerns over the
Doctor’s Surgery and Proposed School Provision
In terms of other potential benefits offered by the proposed
application, the provision of space for a health centre and primary school were
identified during the course of the discussion. In the existing application,
William Davis Ltd. make offer of space for a single form primary school and
health centre, however it was pointed out that these suggestions did not offer
a commitment and were subject to the need as assessed by the LEA and the NHS. Some
caution here was warned of, as while the application makes the offer of the
inclusion of these sites within the proposed development site, there has been
no reduction of the 400 houses within the proposed development. Instead it was
highlighted how the density of the housing on the site had been increased in
the plan to accommodate this change.
On the subject of the Primary School, Cllr Cutts, in her
role as representative of the Rushcliffe community, highlighted how there is
already sufficient room to develop the existing school sites within the village
and therefore the additional school site would not be necessary. Similarly when
considering the Health Centre, it was identified by one of our local NHS
workers that the provision of a health centre building alone would not support
the need of the NHS to pay for the GPs who would be needed to man it. As such
the inclusion of both the Primary School and the Health Centre within the
proposed plans were called into question. In return, one resident asked the
representatives of William Davis Ltd. what would happen if these facilities were
not deemed necessary, to which their response was that a change to the
application would be needed and then it would probably become housing again. At
this point it was highlighted by another community resident that the imagery
included in the application was based upon artist’s impressions and
illustrative sketches and to note that no actual plan of the layout had as yet
been confirmed.
The general consensus amongst the community residents and
Parish Councillors present was that the outskirts of the village was not a good
place for health centre and school facilities, but that instead these should be
at the heart of the Radcliffe on Trent community. It was raised that to have
such facilities on the outskirts of the village would necessitate additional traffic
up and down Shelford Road, as such adding to the existing traffic concerns
already raised.
Radcliffe is a
Village and We Want it to Remain a Village
Many members of the Radcliffe on Trent community recognised
that any plans for large development in the village would be an emotive
subject. However perhaps the most considered response to this challenge was
presented by Sue Clegg, a member of both the Radcliffe on Trent Residents’
Association and the Radcliffe on Trent Community Plan Steering Group.
Addressing the Radcliffe on Trent Parish Councillor’s, she made the following
statement:
‘Radcliffe is our
village. And it is surrounded by Greenbelt. As of this moment, this day, it’s
Greenbelt land and I think first and foremost, people will be very sorry to
lose their Greenbelt, and I think that’s where the beginning of this starts. If
we put 400 homes, or 300 homes anywhere in the village, there’s going to be a
strain on the infrastructure of the village… It needs a lot of looking into, a
lot of care and thought and I am asking the councillors to do that, give it a
lot of care and thought.’
Our Parish
Councillors’ View
Our Radcliffe on Trent Parish Council, responding to the
request of one community member who wanted to know the Parish Council’s
position on this issue, each in turn explained their position in relationship
to the proposed development. Our Councillors revealed their position as one of
unanimous and resounding opposition to the planning application at this stage;
many of our Councillors sited Greenbelt, location and lacking infrastructure as
the primary rationale for their decision. We thank them whole-heartedly for
their support on this issue, as consultants to the planning application
process.
So, What Next?
In response to the requests from the Radcliffe community, as
to what happens next and what the next course of action should be, both of our
Rushcliffe Borough Council Representatives, Councillors Neil Clarke and Kay
Cutts offered some insight into the next stage of the process. Cllr Neil Clark as our representative for the Trent Ward at
Rushcliffe Borough Council made the following statement which clarifies the
process and the next steps that we need to take as a community,
‘As a ward member I am
left in no doubt as to the concerns of the residents and so as a Ward member I
will ensure that all of those points are made in my consultation and I am sure
that fellow Borough Councillors will be making their similar comments. That
input goes into the ultimate decision by the planning committee and this
doesn’t preclude any one or all residents making their own separate individual
comments… to the planning department. And those will all go into… making up the
report which ultimately goes to the planning committee.’
He went on to reassure us, ‘I will be representing the residents’ views to the Borough Council.’
However, he did reinforce how, when contacting the planning department, it
would be better to make rational arguments around planning considerations, and
that complaints about the loss of a wonderful view would not hold sway.
Cllr Kay Cutts similarly extended her reassurance that she
would take forward our concerns and ensure that they are heard. However she did
warn us to be very careful about what we wish for and how an extension of
infrastructure provision might very well open up the opportunities for further future
expansion around our village.
Thank Yous and Future
Events
In addition to thanking our Parish Councillors for their
support and for our Rushcliffe Councillors Neil Clarke and Kay Cutts, for
attending the Radcliffe on Trent Extra-Ordinary meeting and representing the
concerns of our village community at Radcliffe on Trent, we would also like to
thank all of our wonderful note takers who have contributed to the delivery of
this report. We hope that Radcliffe on Trent Parish Council will reconsider granting
permission for filming at future meetings so that we can get this information
out to you in a more timely manner. Thank you also to everyone who was in
attendance at Thursday evening’s meeting, your comments have made a significant
contribution to our case.
The Radcliffe on Trent Residents’ Association have extended
an invitation for anyone wishing to join them at their next meeting which is
scheduled for the last Tuesday of each month. Their next meeting is scheduled
for January and will be held at St. Mary’s Church Hall.
It was also highlighted that the Rushcliffe Core Strategy
Council meeting (Thurs 12th December) including the related
documentation, was available online for interested parties to participate. This
has been recorded and made available as an online webcast. This is available for
six months at: http://www.rushcliffe.public-i.tv/core/portal/webcast_interactive/121108
An Audience with Our MP
for Rushcliffe Rt Hon Kenneth Clarke
Since the ROTPC Extra-Ordinary Meeting on Thursday, we have
been to meet with our MP for Rushcliffe, the Rt Hon Kenneth Clarke (Sat 14th Dec 2013). This meeting
was largely positive and we will share the details of this discussion with you
as soon as we are able.
Once more please accept our apologies for the delay, but as you will appreciate we have tried to be comprehensive. If we missed any aspect of this discussion, please let us know. As our Radcliffe on Trent Parish Councillors identified, there were in excess of 150 community members as witness to the event, so please do let us know if we missed anything.
