2. 1.3.3. Scheme Description
The proposed new neighbourhood at Nethermayne
will deliver the following benefits:
• 725 new homes delivered on
approximately 22.32 ha residential
land at an average net density of 32
dwellings per hectare;
• A 2.1ha site for a primary school that can
accommodate up to 2 forms of entry;
• 16.7ha of public open space, exceeding
the total policy requirements, with
additional provision of sports pitches
made available through access to
school playing fields;
• A local centre accommodating 622 sq.m
retail floor space featuring a local food
store and 3 smaller retail units
providing day to day facilities required
by residents on their ‘door step’;
• 0.81ha of land adjacent to St. Luke’s
hospice to allow for future expansion
of the hospice.
3. “Illustrative Masterplan” for Nethermayne Site
Policy BAS
S3 states that
the
Nethermayne
site is
expected to
comprise of’
residential
development,
open space,
the provision
of the
community
centre, shops
and health
centre. No
4. Buildings to be demolished
•Basildon
(S.Essex) College
will be demolished;
•Basildon Sports
Hall will be
demolished;
•The Longwood
complex will be
demolished
5. Development
Phases
6.2 2014 Opening year
6.2.1 It is proposed that
Phase one of the
development will gain
access via the Dry Street
junction. This assumes that
by 2014, 30 dwellings will
be built and will use the
existing
Dry Street junction to
access the site.
(Transport Assessment
Final)
•Phase 1: 2014: 30 units
•Phase 2: 2016 - 2019:
Approximately 225 units
•Phase 3: 2019 - 2022:
Approximately 198 units
•Phase 4: 2022 – 2024:
Approximately 110 units
•Phase 5: 2024 – 2026:
Approximately 164 units
6. Phase 1
• 6.1.3 Phasing Sequence
• Phase 1 will comprise circa 30 units located near
the Dry Street entrance to the site. This will
require the demolition of the existing equestrian centre.
• Assuming planning permission is granted in May 2013, it
is anticipated that construction will start towards the end
of 2013.
• On this basis sales can be expected to commence in
2014.
• N.B. If planning permission is granted it is likely to be
before May 2013. The outline plan is due to be
considered in January or February 2013
Huh
?
7. Phase 2
• Phase 2 is dependant on the creation of
increased traffic capacity via the upgrading
of Nethermayne roundabout. Phase 2
therefore evolves from the spine road off
this junction.
• The main construction activity in terms of
unit build out will occur in phase 2. The
timing of this will allow for the relocation of
South Essex College, which is scheduled for
July 2015.
• From this point a 124 month (10 year)
construction programme is envisaged which
equates to a construction rate of circa 6
units a month. On this basis the main
construction, phase 2, would start in July
2015 with the unit sales commencing a year
later in July 2016 at rate of circa 70 units a
year until 2026.
• In addition to the relocation of South Essex
College in advance of the main construction
phases, the phasing strategy also proposes
delivery of essential works to the
Nethermayne roundabout which will trigger
commencement of phase 2.
The Design & Accessment
Statement seems to lump
phases 2-5 in one Phase 2.
6.1.2 Phasing
Strategy
The phasing strategy is
based on 2 strategic
phases of development
to deliver up to 725
units with the
associated mixed uses
and open spaces.
(Design & Accesss
Statement)
8. Access to the finished development
Dry Street Junction
10.3.3 Dry Street will be widened to
provide additional capacity for this
vehicular access –
from a four metres country lane to a
six-metre wide carriageway.
In conjunction with
this the existing footpath
along Dry Street will be
replaced and improved to
provide a high quality two
metre wide off-carriageway link
pedestrians, the on road cycling
route will continue to be promoted.
10.3.4 The Dry Street / A176
junction is proposed to be upgraded
from a priority junction to a
signalised all-movements junction.
This will enable traffic from all
directions to negotiate the junction
safely, in particular traffic coming
from Dry Street turning onto
the A176.
9. Access during development
• 1.3.2 The first phase of development will be
located to the south of the site, for which access
will be gained via Dry Street. Further phases will
gain access via the Nethermayne Roundabout
which will be the main development access.
• Phase five will gain access from Dry Street. It is
proposed that phases two to five of the
development will commence from 2015 when
the college has relocated to the town centre site.
10. Access through Lee Chapel South
• 4.3.13 Along with
the access points
detailed above
(that’s the hospital
roundabout and
Dry Street),
additional
pedestrian and
cycle links will be
provided to the
north of the site,
providing links
through to the
existing residential
areas of Lee
Chapel.
11. “mitigation” Measures
• 4.3.16 The proposed junction improvement will consist of the removal of
the hospice arm (changing the existing layout from a six arm roundabout
to a five arm roundabout), widening the A176 N to three traffic lanes,
widening the A176 S and the Hospital arm to two lanes. In addition the
circulatory carriageway on the eastern half of the roundabout will be
widened from two lanes to three lanes with the provision of spiral road
markings and destination markings.
• 4.3.25 Mitigation measures have also been drawn up for the Ashdon Way
junction to maximise the amount of Green Time to reduce delays and
queuing. The scheme includes the installation two signalised, staggered
pedestrian crossings and to optimise the road layout. The first of these
will be across the A176 to the north of the junction and consist of an 8
metre by 2.5 metre island. The second crossing will be across the
entrance on Ashdon Way and included a staggered crossing using the
existing road island. The carriageway layout has been modified with a 40
metres right turn only filter lane. The lane width of the Ashdon Way exit is
now a uniform 5 metres.
12. • 4.3.15 As detailed above, the Nethermayne Roundabout will be the main
development access via the existing college arm. The college arm will also provide
access to the hospice as, commencing from Phase two of the development; it is
proposed that the hospice arm will be closed.
13. 4.3.25 Mitigation measures have also been drawn up for the Ashdon Way junction to maximise the
amount of Green Time to reduce delays and queuing. The scheme includes the installation
two signalised, staggered pedestrian crossings and to optimise the road layout. The first of
these will be across the A176 to the north of the junction and consist of an 8 metre by 2.5
metre island. The second crossing will be across the entrance on Ashdon Way and included a
staggered crossing using the existing road island. The carriageway layout has been modified
with a 40 metres right turn only filter lane. The lane width of the Ashdon Way exit is now a
uniform 5 metres.
What is not
clear is
whether the
40 metres
right turn
only filter
lane is for all
traffic, not
just buses
and taxis.
14. “The southern exit
connects directly with the
existing Dry Street,
offering users a quiet
route to the countryside
offerings of Martinhole
Wood and Langdon Hills
Country Park.”
“The southern access
on Dry street has
limited capacity and
the design of the
primary street will need
to respond to this by
directing to use the
Nethermayne access.”“5. Dry Street Village:
Located at the site’s southerly end, the Dry
Street Village character area has a more
rural character reflective of existing
residential properties further along Dry
Street. This area is connected to the rest
of the new neighbourhood by the
Neighbourhood Spine which continues to
act as the primary route that links residents
with the community core.”
I thought I
already
lived in a
village
called Dry
Street
15. So what ?
• One of the biggest concerns to users and residents of Dry Street must be
the threat of an enormous increase in through traffic. It’s bad enough as it
is !!
• The planning application assumes that traffic from the new development
will use the Hospital roundabout for the most part.
• It appears to neglect the strong probability that traffic going North, i.e.
towards Basildon TC or West, towards Dunton, Laindon Station or the
A127 or A13 will do what it can to avoid the congestion on Nethermayne,
using Dry Street instead.
• No “mitigation” measures are planned for Dry Street beyond the planned
entrance to the new development
Between the proposed Dry Street access
point and the B1007 there are 15 official
footpaths, bridleways and private roads.
There are no footpaths.
16. GROUNDS FOR REFUSAL
• A. Contrary to Green Belt policy. X
• B. Contrary to Development Plan zoning. X
• C. Over-development of the site by reason of
……X
• D. Prejudicial to the replanning of the area by
reason of ……
• E. Objection on highway safety grounds.
• F. Lack of car parking/servicing facilities. X
• G. Damage to residential amenity by reason of
……
• H. Damage to visual amenity/poor design by
reason of ……
• I. Unsatisfactory layout by reason of ……X
• J. Objection by the Anglian Water Authority. ?
Send your comments to:
Chief Planning Officer
Basildon Borough Council
St.Martin’s Square
Basildon
SS14 1DL
Land At Nether Mayne
Kingswood Basildon
Essex SS16 5NL
Ref. No: 12/01080/OUT
17. National Planning Policy Framework
74. Existing open space, sports and recreational buildings
and land, including playing fields, should not be built on
unless:
●● an assessment has been undertaken which has clearly
shown the open space, buildings or land to be surplus to
requirements; (we haven’t seen anything like this)
or
●● the loss resulting from the proposed development would
be replaced by equivalent or better provision in terms of
quantity and quality in a suitable location (the HCA
have said it will be relocated, but that could be
out of Essex !); or
●● the development is for alternative sports and
recreational provision, the needs for which clearly
outweigh the loss.(which it clearly isn’t)
18. 11. Conserving and enhancing the natural environment
109. The planning system should contribute to and
enhance the natural and local environment by:
●● protecting and enhancing valued landscapes,
geological conservation interests and soils;
●● recognising the wider benefits of ecosystem
services;
●● minimising impacts on biodiversity and
providing net gains in biodiversity where
possible, contributing to the Government’s
commitment to halt the overall decline in
biodiversity, including by establishing coherent
ecological networks that are more resilient to
current and future pressures;
