Station House, Sycamore Close, Takeley, Essex, CM22 6QA

TAKELEY PARISH COUNCIL

3rd June, 2017

FOR ATTN: LINDSAY TREVILLIAN

UTTLESFORD DISTRICT COUNCIL

PLANNING DEPT,

SAFFRON WALDEN,

LONDON ROAD

ESSEX. CM23

LAND BETWEEN MILL END & MOLEHILL GREEN IN BAMBERS GREEN

UTT/17/1088/LB – Refurbishment & Alternations to Network House

UTT/1087/FUL – Development of NationalCoach Depotand associated infrastructure works.

1.) AIRPORT RELATED BUSINESS NOT CONTAINED ON SITE

2.)PROPOSALCONTRAVENES AIRPORT IN THE COUNTRYSIDE POLICY

National Express currently have fragmented sites not currently contained within the airport, which means that the overall impact to residents is currently diluted. The concentration and extension of a National depotoutside the airport boundaries contradicts the local plan of limiting the physical extent of “Airport in the Countryside.”

The proposed sitefor this National Depot is for it to be located between Mill End & Molehill Green in Bambers Green adjacent to five listed buildings and greenbelt land. It covers 1.5 hectares ie 15,000 square metres.

There is currently no safe/appropriate walkway route from the current airport parking zones to the proposed extended coach depot in Bambers Green. The proposal does not comply with GEN 1 as movement by car to the site will be the only option. Consequently there are concerns that the associated parking on the proposed National Coach Depot will also be used for illegal Stansted airport related car parking.

There are concerns the proposal to create one large multi-site could further incentivise parking outside the perimeters ofStansted Airport from additional operators as well. (Uttlesford have recently fought a court case for another illegal operator of Stansted airport related parking, based in Mill End, Bambers Green).

POLICY S4 –Stansted Airport Boundary

Provision is made for development directly related to or associated with Stansted Airport to be located within the boundaries of the airport. Industrial and commercial development unrelated to the airport will not be permitted on the site.

The applicant’s inability to come to commercial agreement in respect of an operation sited within the airport, is not a material consideration. The magnitude and concentration of this amalgamated proposal is such that it cannot realistically be seen as unrelated to Stansted Airport and is more appropriate to an airport site.

(Policy S8)The localplan identifies a Countryside Protection Zone. “The priority within this zone is to maintain a local belt of countryside around the airport that will not be eroded by coalescing development. It states development consistent with National planning for the countryside will only be permitted if it also accords with this overriding objective.”

Coalescence can take many forms including the encroachment of high density parked vehicles. There are concerns that by virtue of its size and its scope to hold multiple fleets of coaches this proposed large scale sitewill result in coalescence with the airport and will reflect increased industrial levels of noise, vibration, dust and disturbance within the 24 hour operating schedule it wishes to operate under. The proposed national depot of 15,000 square metres emulates and mirrors airport related activity and by such default results in coalescence between the boundary of the airport and Bambers Green which sites both listed Grade II buildings and a small cluster of residential properties in the direct vicinity.

2) Type of Proposal Not in Keeping with rural setting or the adjacent five listed buildings.

ENV2 Listed Buildings- Development affecting a listed building should be in keeping with its scale, character and surroundings.

Two 45,000 litre fuel tanks, A rising arm vehicle barrier, a very large concrete parking forecourt, illuminated lighting, underground coach toilet depository for its national fleet and associated buildings and infrastructure for a National Coach depot is not in keeping withthe rural area or the adjacent listed buildings.

Illuminated lighting, noise, fumes, vibrations and smells from the collection of coach toilet material withinthe area, willaffect the amenity of nearby dwellings. The business will be operating over a 24 hour period with a wash down facility.

The visual aspect of the proposal as well as amenity will also have a detrimental impact to the group of five, Grade II listed buildings adjacent to the siteand cannot prove to comply with policy Gen 2; ie this proposal is not compatible with the scale, form, layout, appearance and materials of those listed buildings, by virtue of it being a large scale commercial site more suited to being sited on airport land.

The area is particularly sensitive due to the multiple number of buildings with Grade II status adjacent to the proposed site as listed below. The development will create an overshadowing aspect.

WALTHAM HALL TL52 SE 9/12 GVII is a 17th century or earlier house, timber framed and plastered with red plain tiled hipped roof.

Barns at Bambers Green have been renovated and have been let out for commercial use. However this does not minimize their status as Grade II or detract from the rural green outlook.
Cart Lodge TL52 SE 9/12 GVII – 19th century Cart Lodge in grey brick with grey slate roof, Seven Bays with curved braces.
Nine Bay Barn TL52 SE 9/17 GVII – Late 18c Barn timber framed and weather boarded with slate roof. Nine Bays in length with one aisle.
Barn immediately North East of Cart Lodge – TL52 SE 9/14 GVII – Early 19c Barn Timber framed and weather boarded with half hipped roof.
Barn to the West of Waltham Hall – TL52 SE 9/13 GVII – Late 17c barn timber framed and weather boarded with grey slate half hipped roof.
Granary – TL52 SE 9/16 GVII – 17c timber framed and weather boarded Granary, with red plain tiled hipped roof. Formerly mounted on straddle stones.

ARCHAEOLOGICAL BACKGROUND

The following archaeological background utilised the Essex Historic Environment Record (EHER) held at Essex County Council, County Hall, Chelmsford.

“The EHER shows the proposed development lies in a highly sensitive area close to the scheduled monument of Waltham Hall (EHER 4561). The scheduled monument comprises the remains of a medieval moated site containing the earlier hall associated with the complex at Waltham Hall. Excavations on the western side of the road as part of the Stansted Airport Development have identified medieval remains of 12th to 13th century date. Further deposits were identified during the Stansted G2 evaluation work around the development site. Any groundwork in this area is likely to destroy important archaeological deposits.“

The parish council have requested that the planning department consider the planning laws on ancient burial sites?

Adverse Effect To the Surrounding Area

The applicants proposed plywood and plant enhanced fence will not be tall enough to mask the height of coaches nor the density of coaches that will fill the site. Nor would the proposed fencing effectivelyprevent noise disturbance or vibration to neighbouring properties associated with a 24 hour coach work operation, it would merely act as a perimeter to thislarge scale National Depot.

Fumes and vibrations from the 24 hour movement of larger numbers of coaches will further blight amenity of local residents. Noise associated with the proposed night washing of multiple vehicles as well as the large number of vehicular movement throughout the night will cause further blight. The three residential properties nearest the site will be overshadowed by the development and air quality is likely to diminish from coach fuel transmissions as well as some incongruous effect on bio-diversity.

Furthermore the effect of removing trees on site will lessen the visualaspectfrom the listed areas, increase sound movement and do little to enhance the environment. The consideration of bats in respect of illumination and sudden removal of trees was also mentioned as a concern.

Takeley Parish Council is of the opinion proposals do not comply with GEN 2 as the site is not suited to a large scale development.

The demolition and loss of the six small B2 workshops will mean that smaller scale commercial concerns not related to the airport will not later be supported. There are no special reasons why these should be removed and replaced with the larger infrastructure of a national coach depot,that will provide an overshadowing visual aspect to Waltham Hall of dense fleets of coaches and associated works. The Grade VII listed barns in the immediate vicinity currentlyall support small scale commercial businesses showing that the area is not redundant to small scale enterprise.

The applicant National Express, is not delivering any S106 monies to local community infrastructure or providing any environmental enhancement by nature of the suggested large scale proposal. Land on this site is not included in the local plan with regard to extension of employment proposals. However 70 hectares of land has been identified within the airport that is more suited to the relativity of this type of business.

POLICY GEN 1 Access.
Access to the main road network must be capable of carrying the traffic generated by the development safely.

The Parish Council haveexpressed concern that the blind bend in this rural road makes it totally unsuitable to receive extra traffic especially large coaches turning out onto the road. The cumulative effect of extra traffic volumes on a rural stretch of road that currently has no speed restrictions will have increased safety impact on the following concerns:-

High House Nursery – used by pedestrian mums who who need to take nursery age children into pre-school.
The boarding kennels which is used for dropping and picking up pets.
The Knell a 16th century cottage on the right hand side.
Coopers Villa (a small row of housing based further down).

A road traffic impact assessment does not appear to have been carried out to ensure that the rural route could sustain a mass exodus of coaches. There is considered to be fast flowing traffic at present and concerns have been expressed that the addition of coaches will further impact on road safety.

A pedestrian fatalitywas officially recorded on this stretch of road in May 2017.

The road which is a rural route is currently suffering from the stress of:-

Over 500 permitted daily vehicles movements from commercial lorries from various sites already using this road.

Elsenham Quarry
Thaxted
Corrs
Haigh Sand & Gravel

This is in addition to commuting traffic from

Broxted
Thaxted
The Eastons

The road is also used by construction traffic for the Trisail and Elsenham developments.

The Parish Council have also highlighted that access via the Coopers End Roundabout would likely create traffic congestion at a relatively small roundabout ie the coaches would need to swing across rather than around the roundabout. Notably the airport has restrictions for vehicles driving through the terminal.

Alternatively the national fleet of coaches would also be passing through Parsonage Road and Takeley Crossroads going through high density residential areas.

Takeley Parish Council frequently receive complaints about coaches not using the M11 junction slip road to Stansted Airport and concerns were expressed that larger scale works would make the situation intolerable.

The area is also renowned for migrating deer so there were concerns about the level of traffic on the road that the National Depot would access. (Removal of the carcass of a dead deer by the grain store, where a deer had been instantaneously killed was noted in March 2017).

ENVIRONMENT

The best option for retaining the overall historic and landscape integrity of farming landscapes is, wherever possible to keep buildings in active agricultural use of related low key usage.

The removal of an agricultural barn will make it more difficult for future farming purposes and the addition of solar panels would create a less rural aspect. There are concerns that the agricultural land associated to the area may also cease to be appealing to future farmers.

Great Crested Newts have been found in one of the ponds near to the site. These are a protected species. There are questions why no amphibians have been found in the other pond when it is within such closeproximity. Concerns were expressed that contamination of the pond may currently be occurring; in light of a lack of any amphibians being found by the applicant. The council would like Uttlesford to carry out its own independent investigations. There have been reported issues of National Express causing contamination in other areas of the District.

The proposal to flush out porta loos for all National Express Coaches has also caused alarm, particularly as the applicant is suggesting that the cattle grid proposals will flush into the main sewage. Takeley Parish council are aware that no main sewage pipes currently run into the site. There are concerns about the chemical effluent used in coach toilets creating pollution to the land and the effects of flooding and any contaminated water seepage into the soil. Soil pollution from the wash down of coaches and the associated fuel would create contamination.

A coach depot by nature of the height ofvehicles which will consistently be parked on site will provide an overbearing aspect and when passengers are on board result in loss of privacy to the three neighbouring properties. Fumes, congestion and ongoing noise and vibration remain key concerns to amenity of local dwellings.

The level of lighting also remains a major issue, due to the large area that will likely need to be illuminated; there are concerns it will cause disturbance to the three residential properties which are within direct proximity of the site as well as decreased quality of life from loss of amenity as outlined above.

In light of the multiple concerns Takeley Parish Council strongly objects to this planning application and request that this go to the Planning Committee for final decision. Please advise when the Committee will be meeting to discuss this matter, as Takeley Parish Council wish to make representation.

Yours sincerely,

Julia Peachey -Clerk On Behalf of Takeley Parish Council