Response from Mr Simon Boyd (Individual)
1. Mr Simon Boyd (Individual) : 11 Jul 2017 20:28:00
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Arnside - Hollins Lane A8/A9
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Comments on the site proposed for allocation on Hollins Lane (A8/A9) to include an alternative area for development and publicly accessible open space.
Access comments
The primary vehicular access to the proposed development is earmarked from Hollins Lane which is one of the narrowest roads in Arnside. At best Hollins Lane is a rural lane of single carriageway width with passing places to allow two-way flow. This road already has more traffic than it was designed for (being used as a 'rat run link' between Silverdale Road and Briery Bank and Black Dyke Road via Swinnate). There are no pavements so pedestrians and cyclists have no safe refuge. Hollins Lane is certainly a route that school children use both ways daily to access bus stops on Briery Bank.
Any development would see further increase in vehicular traffic increasing safety risks for all road users. The proposed access to the new development is at one of the narrowest points on Hollins Lane so how can the existing carriageway be widened satisfactorily to meet current highway design standards whilst providing required visibility splays and sight lines to benefit all users and pavements to ensure safe walking routes.
Any development here would suggest that this lane will change from its rural character to an urban one which seems to be at odds with the ANOB management plan and the clear concerns raised over the urbanisation of villages and rural roads and the avoidance of this outcome.
The proposal further encourages pedestrian access onto Silverdale Road via the end of the narrow shared driveway which provides residential access to three houses (91, 93 and 95). This driveway is maintained jointly at the expense of these three properties. This driveway additionally runs parallel to the gardens of two further properties. This pedestrian access would see a consequential loss of privacy for these 5 properties, increased potential for noise and light disturbance, littering, and damage to planting, increased conflict and safety risk for pedestrians from resident’s cars accessing their properties along a narrow lane and increased maintenance burden of the shared driveway upon three properties due to increased footfall.
Silverdale Road is a busy road (acting as one of the signposted road links between Arnside and Silverdale) and is without pavement provision for pedestrians at this point. Sight lines at the proposed access onto Silverdale Road are poor. Silverdale Road is part of the national cycleway Sustrans route 700 adding further to the mix of non-vehicular and vehicular traffic encountered and is a walking route for families taking their children to Arnside Primary School. Any development on Hollins Lane will add further pressure to the existing limitations of Silverdale Road.
Site comments
Previous descriptions from earlier survey work describe site A8/A9 as forming part of the historical development of Arnside and forming an integral part of the urban mosaic which defines this part of Arnside. If development did occur it would seem to conflict with a number of existing management plan policies. How would resident’s access village services safely given the relative distance and limitations of both Hollins Lane and Silverdale Road?
The privacy of properties on both Silverdale Road and Hollins Lane would be adversely affected by the proposed development. Silverdale Road properties have gardens which would be overlooked by any development. Two properties to the NW corner have narrow gardens meaning these houses are much closer to the proposed development site with the risk that any new houses are overbearing.
The development and open public space suggested makes houses bordering the development site on both Silverdale Road and on Hollins Lane vulnerable to crime as anyone walking along the public space will have a direct view into homes creating an opportunity to seeking unlawful entry. The public open space created within the proposed development also creates potential for other low level crime such as littering, vandalism and nuisance behaviour.
Home Housing planned to build 8 houses on the same site a few years ago; they found the plot completely unsuitable for development. The underlying bedrock is limestone with very shallow topsoil above so there is no natural drainage on the site.
Foul sewer capacity and highway drainage are further cause for concern in any proposed development. Previous potential developers have concluded that existing drain and sewer infrastructure is running at full capacity. Surface water discharging from Silverdale Road down Hollins Lane during wet weather is an existing problem. How would any development which introduces more impermeable surfaces adequately address such foul and surface water drainage concerns and deal adequately with potential displacement issues?
Policy and need comments
The AONB management plan has clearly identified policies which seek to provide levels of protection. Relevant policies in respect of this proposal would seem to be the following:
• AS07 – this policy protects areas of land within settlements that are not publicly accessible but which are important to the settlement character and the wider ANOB landscape.
• AS08 – requires new developments to protect and enhance the historic environment, historic character and heritage features of the ANOB.
• AS511 – ensures appropriate new infrastructure is provided where needed in the ANOB but any new infrastructure does not harm the ANOB’s landscape character. It also gives priority to support walking, cycling and public transport.
• AS13 – ensures that consideration is given to the management of water quality, sewerage systems and drainage.
In earlier work the AONB contracted a surveyor to ascertain the suitability of each site in Arnside. The surveyor found that the site A8/A9 forms part of the historical development of Arnside and forms an integral part of the urban mosaic which defines this part of Arnside. Development of site A8/A9 would therefore appear to be in direct conflict with the policies above.
The inspectors report in 2014 further stated:
‘some of the sites proposed for allocation add to my misgivings. At the hearing session, the Council confirmed that the land proposed to be allocated for housing at Station Road (RN337#), Hollins Lane (RN225-mod) and Redhills Road (R81) is considered to currently perform a greenspace function. I am told that the Council judges these sites to have amenity value, in that they contribute positively to the character and appearance of the settlement and thus of the AONB, to some degree. From my site visits, I concur with that analysis.’
The housing needs survey 2014 undertaken by the Cumbria Rural Housing Trust identified the following need. The survey shows that that 16 respondents in Arnside Parish are in need of affordable housing within the next 5 years. Who is in need? • The largest need is for family accommodation, mainly 3+ bedrooms and some 1/2 bedroom accommodation. • Respondents in private rented accommodation make up largest group in need. Many stating that they wish to move/buy or have more security. • Five of the respondents in need are adult children who are living at home with their parents and wish to set up home for the first time. • One of the respondents made a preference for sheltered housing.
There are sites that are far more suitable in Arnside that have previously been identified which could provide this need. These sites have more suitable infrastructure access to local amenities such as the primary school, doctor’s surgeries, public transport and local shops.
Mr S and Mrs R Boyd