Trull Comeytrowe Urban extension meeting 25/10/15.Follow John Hunt on Social Media:
I will be offering my views on this scheme shortly and want to stress that these are entirely mine and do not reflect the view of Bishop’s Hull parish council or those of others attending the meeting
Below are the ‘notes’ from the meeting, as provided by the hosts. 3 parishes were represented; Bishop’s Hull, Trull and Comeytrowe….
Three Parishes Meeting
25th September 2015 The Old Music Room, Queen’s College, Taunton
Bishops Hull Parish Council:
Cllr John Hamer
Cllr John Hunt
Comeytrowe Parish Council:
Members of the council
Trull Parish Council:
Cllr Linda Brierley
Cllr Tess Dean
Cllr Ann Hudson
Cllr Mark Hughes
Cllr Dawn Johnson
Cllr Jane Martin-Scott
Cllr Brian Petty
Cllr Jo Wooldridge
Chris Winter, Summerfield Developments
Kevin Parker, Barton Willmore
Simon Prescott, Barton Willmore
Craig Rawlinson, TPA
Lawrence Turner, Barton Willmore
Nick Webb, Meeting Place Communications
Notes of Meeting:
The meeting was introduced with an update on the stage as to the outline planning application. It was emphasised that all consortium members were keen to understand any points raised during the meeting. A request was made that the note to be sent to developers also be shared with the Parish Councils.
A query was raised as to whether density was being considered as part of the outline application and also as to whether the limit of storey heights would be included at this stage. It was advised that these points would be picked up during the presentation.
A presentation was then made, copies of the slides are to be made available to the Parish Councils. The presentation covered updates since the last meeting, how changes had been brought forward reflecting comments made during the consultation and an overview of the addendum to the application. It was reported that a meeting with traders on Honiton Road had taken place which had resulted in additional parking spaces being made available.
Clarification was sought of what is and is not reserved at this stage.
A query was raised regarding provision of a secondary school. It was explained that a payment would be made via the Community Infrastructure Levy (CIL) which would in part account for secondary education. This is paid to Taunton Deane Borough Council (TDBC) which they will apportion to secondary education following discussion with Somerset County Council (SCC). The decision on provision of a new secondary school sits with SCC. SCC have indicated that they do not wish to see a secondary school on the site. The land which had been indicated as a possible site for the secondary school would now be used as public open space.
There were concerns raised about the lack of certainty over the funding for secondary education, but it was understood that as this was a decision for TDBC and SCC it was not within the remit of the consortium to make such a commitment. Nonetheless it was emphasised that the consortium were keen to see education provision for residents on the site provided swiftly.
Similar questions were raised regarding the primary school. In this instance there is agreement it will be delivered on site and both SCC and the consortium are keen for it to be delivered quickly. As things currently stand the trigger for the school is the construction of the 350th house and at that point SCC would be required to deliver the school. The consortium are exploring the opportunity to physically deliver the school in place of the payment.
The location of the school was briefly discussed. The spine road would be built out ahead of residential demand to ensure access for the school site.
Explanation was provided of the public open space and buffer land included in the plan. Clarification was sought on the further details being required by TDBC at the point of the site facing Trull. These principles have been agreed by TDBC and the consortium. It was also repeated that consultation will also take place on reserved matters applications.
There was concern that the spine road would bisect open area which children are playing in. The width of the green space (three acres) was explained.
A query was made as to whether ATLAS could have amended the density of the site adjacent to Trull. It was confirmed that they could have had they deemed it appropriate to do so.
A conversation took place regarding the density constraints placed by the outline application. In practice the density could be lower than the outline application figure but it could not exceed it.
Treatment of Stonegallows Ridge was discussed. The sensitive views have been protected and an independent review commissioned by TDBC has indicated that they are content with the proposals. It was proposed that the site report be circulated to clerks.
The presentation progressed to the topic of drainage. The studies undertaken demonstrate that there will be a net reduction in the existing flood risk as a result of the development. It was noted that the request to enlarge the attenuation pond had been taken on board and the masterplan amended accordingly. It was emphasised that the run off would be at a lower rate than is currently the case for the green land.
It was confirmed that the Old Slaughterhouse was not within the red line of land under the control of the consortium and as such not a consideration for the drainage proposal.
It was regarded as encouraging that the Environment Agency were now satisfied with the changes to the proposals.
A request was made about the treatment of the landscaping of the sustainable urban drainage. It was agreed that this was important and it would be considered thoroughly as part of a reserved matters application.
The presentation moved on to transport related matters. The updates to the proposal were discussed. There was a scepticism as to whether buses would really be an attractive option to coax people out of cars. One suggestion was that the buses should be seen as in addition to car numbers rather than instead of a proportion of them. It was explained that it need to be realistic and attractive to use in terms of cost and journey times.
The exact position of the park and bus and the related roundabout arrangements were discussed. The path of the bus was illustrated using the curser on the presentation screen.
Whether traffic was being slowed further by the development or the addition of a bus lane was queried. It was acknowledged that there would be an increase to the traffic from the development but that robust efforts to mitigate against the increase were being brought forward. A request was made for the calculation of the amount of the traffic increase. It was agreed to circulate the key figures. The bus lane will be near Silk Mills.
It was reiterated that there is a need for more homes locally.
Following a question it was confirmed that the potential knock on effect of development in Wellington has been considered in the transport assessment.
Access through Comeytrowe Lane was raised and it was explained that in response to the concerns raised at the last meeting only 50 homes would be connected via this route. Attendees at the meeting reiterated their view that this should be reduced to zero on the basis of width and perceived danger. It was stated that the point would be taken back for discussion with the consortium.
It was asked if there were any plans to do work on junction of Comeytrowe Lane and A38. It was responded to that no request had come forward for such changes.
The spine road would be used as much as possible for construction work.
It was stated that Comeytrowe Road should not be a through road once the spine road has been built. The consortium is relaxed about such a plan but it is a SCC decision. It was also acknowledged that there are mixed views among local residents along Comeytrowe Road.
A query was raised as to how much engineering work would be required to sort difference in levels at the roundabout proposed for Honiton Road? It was explained that there are some variations on levels to overcome but that it was not expected to be an abnormal task to complete. As the work taking place is away from the existing road it can be constructed until the final stages to break through to link up the new road.
Clarification was provided to explain why an application needed to be submitted to carry out work in the conservation area.
It was asked it there would be an impact on bus stop on Honiton Road during construction? A temporary bus stop would need to be created.
It was agreed that time restrictions could be enacted for the parking spaces near the Hontion Road shops.
An attendee asked how much green space would be included near the junction. Six acres of green space are provided, but this was challenged with a request to clarify how much could be lost to footpaths and asphalt.
A question was raised as to whether a smaller roundabout would be possible. It is appropriate for the geometry and size of the development providing access off an A road.
A short discussion took place on whether there were future post-2028 proposals for more homes in the area then the applicant would need to re-assess the road infrastructure. It is only a requirement on the current development to avoid prejudicing against further development.
It was if any green space protected from future development? Yes, another planning application would be needed. The land would likely to be handed to TDBC, or Trull Parish Council or a management company.
The spine road spine road will deliberately be designed to be a residential route with the school and shops along it. It will not be a “superhighway”.
It was confirmed that ATLAS had assessed the proportionate balance between residential and employment.
An estimation was made that development could start in 2017. There would be six month lead in for the first homes and in overall terms a 10 year construction period.
An illustrative phasing plan shown to the attendees and the spine road relevance to the phasing explained. The Honiton Road access would be put in place as part of phase 2b which would be in approximately the 6th year of development.
It was clarified that the spine road was not part of the CIL payment as it is wholly on land in control of the consortium. It will be the responsibility of the consortium to deliver the road and it will happen.
A request was made for hedgerows to be included in future site plans as they provide useful reference points for local residents.
Questions were asked about the planning committee arrangements which were answered but it was suggested that TDBC could provide the details.
One attendee requested that future meetings not take place at Queen’s College. It was agreed that this request would be considered.