Ltd.
We had thought that developers would wait for the conclusion of Inspector Ord’s work on the Joint Core Strategy, a strategic development plan some five years in the making and to be published in a few months. This plan and resolution of the joint Parish Council/Neighbourhood Plan Team/LEGLAG Local Green Space application will set the level of development on Leckhampton to 2030 and provide important longer term protection of the much loved green spaces of old Leckhampton.
In our view Hitchins have jumped the gun and thrown in an OUTLINE planning application for part of the old Berry’s Nursery site on Kidnappers Lane, we did hear that CBC Planning were not given warning. We met with the Parish Council this week to discuss this new application, earlier in the year we had been copied in on a Parish Council letter to Hitchins requesting joint working on the Neighbourhood Planning. The idea was to get an early dialogue with Hitchins and work on providing homes which were sympathetic to the rural character of Leckhampton and Kidnappers Lane, confirmation of receipt was given to their letter, to date no reply and no mention in their statement of community involvement, very disappointing !
In our meeting it was noted that this planning application covers an area which the public has no access, and is not included in the revised Neighbourhood Plan Local Green Space application. However, this application is viewed as premature to Inspector Ord's final JCS judgement on housing to be provided by the strategic site of Leckhampton. Inspector Ord has indicated support for LGS designation at Leckhampton in her preliminary report (see JCS news item) and for reducing the housing numbers on Leckhampton. Equally important, the application is also premature to the Masterplanning called for by CBC and the JCS, this needs to be integrated with the Bovis/Miller proposals following Inspector Ord’s guidance.
‣This Hitchins application is premature to Inspector Ord's final JCS recommendation on housing and Local Green Space to be provided by the Leckhampton strategic site, requesting CBC Planning Officers to hold on this outline application, and reference Inspector Ord’s Preliminary Report, Dec. 2015.
‣The application is also premature to the important CBC Planning work on identification of Leckhampton ‘assets’ and masterplanning called for by the Council and the Joint Core Strategy. This application needs to be integrated with the Bovis/Miller building proposals, again a good reason to put a hold on this application. Reference 14_00838_FUL-LETTER OF REPRESENTATION 479339.pdf on the need for masterplanning.
‣Kidnappers Lane is a very sensitive site, the application should be a FULL planning application and not just in OUTLINE.
There are six pages of your comments in the Hitchins Statement of Community Engagement, one principle statement is recorded, ‘that any development MUST be consistent and part of the wider approved JCS and timed accordingly’, this was ‘noted’ by the author but it would be more accurate if Hitchins had stated ‘noted and ignored’. The access design really highlights the lack of masterplanning, we have two T junctions on the double bend and the southern part of the original nursery denied any road access, was this a few hours spent on the CAD system to produce this OUTLINE plan, we cannot see much evidence of planning. LEGLAG will put back a response along these lines by 7th March, let us know if you have another approach or we have missed any issues. We have been told 600 letters have gone out from CBC to Leckhampton residents, those who previously objected to the larger Bovis Miller application now awaiting Inspector Clark’s appeal decision. We are hopeful that CBC officers will not rush this through the planning committee to beat the local election deadline in May.
If you wish to respond personally, please do so, before the 7th March, our guess is that this will run for months, the application can be viewed at
www.cheltenham.gov.uk/publicaccess and entering the application number 16/00202/OUT
or email [email protected] (tel. 01242 264328)
or write to: Planning Dept., Cheltenham Borough Council, Municipal Offices, Promenade, Cheltenham, GL50 1PP also quoting the application number.
We have had a look at the responses on the CBC website, there are 25 objections already, the majority of residents are making the prematurity points.
The County Archaeology (Comment Date: Mon 15 Feb 2016) made an interesting comment, ‘I note that this planning application is supported by a Heritage Desk-Based Assessment (CgMs Consulting, report dated January 2016) which confirms the potential presence of prehistoric and Roman remains on this site. Therefore, in accordance with the NPPF, paragraph 128, I recommend that in advance of the determination of this planning application the applicant should provide the results of an archaeological field evaluation which describes the significance of any archaeological remains contained within the site and how these would be affected by the proposed development. I look forward to advising you further when this information is made available’.
Robert Hitchins Planning Application on Kidnappers - 45 Houses on Berry’s Nursery Site
27 February 2016