Response from Mr Ian Wilkinson (Individual)
1. Mr Ian Wilkinson (Individual) : 7 Feb 2018 19:19:00
Have we drafted the right VISION for the site? Is it site-specific enough? How could it be improved? (see Section 2 of the Draft Brief)
The site occupies a prominent location and as such is particularly visible when entering the village from Milnthorpe. The site is overlooked by properties on Twinter Bank and Mayfield Avenue. The development must be designed such that because of its prominent location it does not impose on the existing properties in the village and that it integrates sympathetically both with the existing properties and the surrounding countryside. Construction of dwellings greater than 2 storeys would not be acceptable. The development should consist of a mix of energy efficient, affordable homes such that the needs of local requirements, particularly for first time buyers and young families.
The provision of a pavement along Milnthorpe Road to the village would be a necessity, there are safety concerns for anyone walking the current section without any pavement. A pedestrian link from the site through to Mayfield Avenue to link with existing footpaths would be beneficial.
The 'Vision' mentions provision of green spaces to benefit people and wildlife. The extended play area indicated for Area 3 is one such place, but there are drainage and waterlogging problems throughout Area 3. With respect to wildlife there is scant detail except for Cumbria Wildlife Trust's suggestion of a small pond. The site is supports much wildlife including a hunting Barn Owl, Heron and Little Egret feeding in the wet area near the hedge, many farmland bird species (most of which are in decline both nationally and locally), field voles and shrews (prey for the Barn Owl). Many birds use the hedges and trees as nesting and roosting sites - there is little detail of how much hedging and trees will be retained.
There are persistent and worsening problems regarding drainage and waterlogging affecting properties on Mayfield Avenue and Milnthorpe Road. The newer properties on Milnthorpe Road which back onto Area 3 all suffer with poor drainage and standing water in their gardens. Local drainage and potential flooding problems should be properly identified, addressed and necessary measures taken to alleviate the problem, and not let the new development make the issue worse. Is Area 3 really suitable for development?
In view of the drainage problems I would suggest Area 3 is a great 'opportunity to protect, enhance and create wildlife habitats' as mentioned in the Council's Building for Life principles.
Have we drafted the right DEVELOPMENT FRAMEWORK for the site? What are your views on the PROPOSALS AND REQUIREMENTS identified? How could they be improved? Are there any we have missed or others we should exclude? (see Section 4 of the Draft Brief)
The main areas of concern are:
1.Traffic
Implementation of a safe access junction from Milnthorpe Road into the site. The proposed location is at the bottom of a small incline where the road is narrow, sightlines are poor, and of course there is no footpath. Traffic calming measures and adequate signage would be a minimum requirement, but a roundabout would be a better solution if this could be installed.
A through road linking to Mayfield Avenue would create a rat-run from North Road through Pear Tree Park and through the development. The narrow roads of Pear Tree Park and Mayfield Avenue already suffer from parked cars, inappropriate driving speeds etc. so the potential increase in traffic through these roads and through the new development would only make the problem worse. The proposed junction with Mayfield Avenue is also on a bend, creating a further hazard. The link between the new development and Mayfield Avenue should be pedestrian/cycle only.
2. Drainage
The issues concerning drainage/flooding must be properly addressed and the proposed development must not be allowed to make the current problems worse.
