Mr Thomas Webster

Planning Department

Civic Centre

Doncaster Road

Selby

YO8 9FT

Re: Proposed residential development comprising 28 dwellings on land to the rear of Four Leaf Nurseries, Church Fenton Lane, Ulleskelf.

Ref: 2016/0926/FUL

Dear Sir,

I am writing to object strongly to the above proposal for development of land on the site of Four Leaf Nurseries, Church Fenton Lane, Ulleskelf.

As a local resident, I know this site well and I believe that the proposal is entirely unsuitable for the location and the village as a whole for the following reasons:

  • Ulleskelf has already accepted development considerably above that allocated by the Selby District Council.
    The Selby Core strategy allocated 7-24 properties to Ulleskelf, based on its size and accessibility to services.

Permission has already been granted for a development on Church Fenton Lane for 30 houses (2015/0190/OUT). A further application for 25 houses in West End awaits a decision (2016/0403/OUT).

In addition, two further developments have been recently approved for 9 and 39 dwellings respectively on the former Church Fenton airbase, which lies within Ulleskelf Parish (refs 2016/0782/DOC and2015/0318/FUL).

When added to the houses already built or approved in Ulleskelf, building of an additional 28 dwellings would significantly exceed the allocation for Ulleskelf and lead to an unacceptable level of growth. The application is therefore contrary to the Spatial Development Strategy (policy SP2A) set out in the Selby District Core Strategy Plan.

A recent outline planning application for 5 dwellings in Ulleskelf was declined in June 2016 on the basis that the village is already over quota, as have planning applications in Sherburn-in-Elmet. This application should therefore also be refused on this basis and to ensure consistency.

  • The proposed development site is outside the parish envelope

The application is therefore contrary to Policy SP2A(c) of the Selby Core Strategy.

  • The proposed development is significantly is out of character of the village.
    The Selby District Council Designated Service Village Growth Options Report states that the important aspectsto consider include “potential impacts including the effect upon landscapes including landscape features, nature and heritage conservation; appropriateness and likely market regeneration priority areas; and environmental/amenity impacts experienced attractiveness for the type of development proposed”.

The scale and location of the development site is both inappropriateand intrusive to the surrounding dwellings and the village. It would have a detrimental impact on the character of the area and setting of the village. Therefore the proposal is contrary to the core strategy (policy SP19) and ENV1 of the Selby District Local Plan.

The Four Leaf Nursery field and adjoining greenfield strips are an inherent part of the character of the village for all residents and supports a range of priority species. Barn Owls, Sparrowhawks, Kestrels, Bats are frequently seen hunting over the land and it is a valuable habitat corridor for Hedgehogs. Many of these populations are declining in our area.

  • Flood Risk
    Flood events occur in Ulleskelfon a regular basis. The most recent flood event over Christmas 2015 damaged several homes and rendered the village isolated with all three roads out of the village impassable.

The proposed development at Four Leaf Nursery would increase the flood risk to existing properties in two ways:

i) Building over the site would increase surface water run off and adversely affect other properties in the village.

ii) Foul water drainage is already is a problem during flood events, with an additional impact in Bolton Percy, where our foul water is pumped to.Selby District Council have acknowledged that “foul water services require an upgrade” (1).

  • Impact on road traffic and road safety:

Ulleskelf is poorly served by public transport, with limited train and bus services that provide little flexibility. There is scant employment within the village. Key local services have to be accessed by car, and are not easily reached on foot or by bicycle. There are no cycle paths, and accessing the cycle path to York requires cycling along the A162.

The combination of both the proposed developments on Church Fenton Lane are likely to put another 100 cars on the road at peak times.

The proposed entrance to the development is within 150m of the site entrance to the development that has already been passed, and off-set to the Wheatdale Road exit opposite, increasing the risk for accidents. It is also adjacent to the pick up/drop off point for both primary and secondary school buses.

Traffic at the junction at the end of Raw Lane and through Church Fenton is already congested at rush hour. The already busy roads have had increase pressure from the use of Car Transporters in and out of the airfield in Church Fenton.

Raw Lane/New Road floods frequently, for approx. 3-4 weeks most winters. When this occurs, all traffic from Ulleskelf has to proceed via a 4 mile detour through Church Fenton and Barkston Ash, through roads totally unsuited for this volume of traffic. This has already been associated with significant congestion and multiple accidents, particularly at Barkston Ash.

  • Noise and light pollution:

Houses opposite and along the stretch of road adjacent to the development will incur significant and intrusive noise and light pollution as vehicles enter and exit the site.

  • Clean Water Pressure
    Water pressure in the village is already very low and further development will exacerbate this.

I therefore strongly object to the application and consider that there are compelling reasons for the application to be rejected. I urge you to refuse this application.

Yours sincerely,

References:

1) Selby District Council Designated Service Village Growth Options Report 24 June 2015 (accessed 29/07/2016)