Proposed development at Rushy Bank, Forest Road
| Rod Evans |
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Sat 24 Jan 2015, 14:13 (last edited on Sat 24 Jan 2015, 14:15) I am posting this on behalf of the.... Friends of the Evenlode Valley Who are we? A group of Charlbury residents and others who wish to see the open western setting of the town and river valley preserved for the benefit of residents, visitors ��" and future generations. Why have we formed? Because of growing pressure for new development to the west of the river. And reluctantly, to oppose plans to build an estate of 30-35 dwellings and a residential complex of 12 flats and supporting facilities at Rushy Bank on Forest Road. Why 'reluctantly'? Because the housing project is partly intended to provide for local people and the complex would provide a form of residential care for people suffering from early onset dementia ��" both causes we'd gladly support in an appropriate location. So why isn't this an 'appropriate location'? We'll come to that but first, can we correct some misunderstandings? Which are? First, the site was not 'indicated', 'earmarked' or allocated for development in the Local Plan (to 2011) or in WODC's 2011 Housing Land assessment. It was proposed for possible employment use but was not even given a detailed assessment in the WODC 2014 Housing Land study as it was considered "too remote from the settlement." Second, the current WODC housing target for the Burford/Charlbury area is 650 dwellings between 2011 and 2029, not 650 within the next 10 years ( WODC 'Creating Futures', Summer 2014 ). Third, the National Planning Policy Framework is just that, a policy framework; it is not legislation (as in 'the law'). And finally, private developers cannot "impose solutions"- they have to go through the planning process too! These aren't the major issues ��" but we think it important not to give a misleading picture of where the site fits. So…? So in planning policy terms, the site is in the countryside and within the AONB. The western edge of the town has been physically defined for centuries by the river and its floodplain ��" not by circles drawn on a map. That's reflected in the Conservation Area boundary, which is drawn along the railway line on this side of town, no doubt to preserve its setting. Apart from the cricket club buildings, the station and buildings next to it (which have historical precedents), that setting is of open land up to the river, with the town rising gently up the valley side beyond it. The views of and away from the town have been praised in print many times ��" not least in official WODC appraisals ��" in terms like 'outstanding' and of such 'quality and sensitivity' that it's not been considered a suitable area for expansion of the town. While we acknowledge the possible benefits and environmental strengths of the proposals, they don't make this the right location for them. To build what amounts to a new housing estate and a care home well outside the town, with all the street lighting, roadworks and traffic associated with it, would seriously detract from the setting of the town and change that open rural character irrevocably. The estate would not be an extension of the town but a satellite community, set apart from it. The site may seem secluded now ��" but could it realistically be kept so with residential development of this intensity? But don't we need more housing? Yes we do, especially for local people. But first, the Young Dementia residential complex would be a county-wide facility and while welcome in principle, it's a specialist provision and would not contribute significantly to the general supply of housing. We do not at present have any reason to dispute the need for it but it would surely be better placed in or near the centres of population it is intended to serve. The charity behind it no doubt has limited resources and the best of intentions ��" but the same could be said of many organisations and isn't a reason to allow development that without those factors, would not be granted on this site. But what about the housing? Where else could it go? We'd like to stress that we fully understand the motives of those behind the project, as well as the likely need for a proportion of market housing as 'enabling development' ��" in other words (and subject to the figures!), to subsidise the rest of it. Rather, our opposition to the current proposal is based purely on the choice of site. WODC's draft Local Plan (2012) has a lot to say on where new growth should go. For the Charlbury/Burford area, it states that the "most appropriate mechanism" for exploring the options is likely to be through Neighbourhood Plans and/or their own 'site allocation' process. They are due to publish Part II of the new Local Plan in June of this year ��" and said in last summer's "Creating Futures" circular that "potential housing allocations" in the area would be addressed in that. Frustrating though it may be for those behind the scheme, we believe that this more strategic approach is the right route for decisions on the future growth of the town rather than piecemeal developments like this well outside it ��" there'd be no going back once the estate was built! Would it pave the way for more development? Every application has to be considered on its merits. Some considerations relevant to these proposals would probably not apply to commercial developers. But once the line of the river is breached to the extent envisaged, the character of the land on that side of it will be changed fundamentally. And it is that which would make it easier for commercial developers to argue that more development should be allowed ��" for example to the north of the main road. So we consider the need now is for WODC to stand firm on the views they've already expressed, maintain the openness of the 'western approach' for the benefit of all ��" and urgently conduct a further review of possible alternative sites for new housing with a view to their inclusion in the new Local Plan. Anything else? There may well be other concerns such as the possible effect on wildlife and biodiversity, traffic and highway safety, implications for local services, light pollution and archaeology. We will be looking at them in more detail once the full plans are known and expect to make a full submission to WODC if and when a planning application is made. Their plans so far can be seen at www.rushybank.co.uk/. If you might share our concerns, please email us at friendsofevenlodevalley@gmail.com to be kept informed. Current 'Friends' include:
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