Brackenwell Lane Planning Application – Have Your Say

BRACKENWELL LANE PLANNING APPLICATION

Set out below is the Parish Council’s response to the planning application, submitted by Harrogate Borough Council, to demolish the existing garage block and construct two 3-bedroom semi-detached houses.

Residents are encouraged to submit their own objections to the Borough Council, adding further weight to the Parish Council’s response.

PLANNING APPLICATION 20/00113/RG3 – DEMOLITION OF EXISTING GARAGE BLOCK AND CONSTRUCTION OF TWO 3-BEDROOM, SEMI-DETACHED HOUSES, BRACKENWELL LANE, NORTH RIGTON.

The Parish Council strongly objects to the above planning application, and accordingly wishes to question and refute a number of the assertions in the Planning Application form and Design and Access Statement.

PLANNING APPLICATION FORM
Section 9 – Vehicle Parking
Statement – Existing number of spaces – NIL
COMMENT – In addition to the garages themselves, 4 parking spaces are currently used in front of garages plus 2 on road. Therefore 6 parking spaces for existing residents will be removed and be replaced with 4 dedicated places for the properties. A loss of 6 places!
Rather than +4 places (as shown), the net effect is -6 places to those currently available. 4 spaces are for the exclusive use of the new properties.

Section 10 – Trees and Hedges
COMMENT – Three trees on the site are important to the local landscape. Their removal will have an impact, particularly the flooding problem (not recognised in Section 11) on Brackenwell Lane. The previous development (construction of one affordable house) removed 1 mature tree. This development will remove the remaining three trees. There is no space for replacement mature trees in the rear garden without completely overpowering the property behind.

Section 11 – Assessment of flood risk
Statement – absolutely no recognition of flood risk.
COMMENT – the flooding problems on Brackenwell Lane are a matter of fact, reported repeatedly (and investigated) by HBC, NYCC and Yorkshire Water.
NB – current flooding problems on Brackenwell Lane were reported to HBC’s Principal Engineer (Land Drainage), Mike Wickens, on 6 March 2020, by Cllr Victoria Oldham, on behalf of the Parish Council.
There is mention in the water survey of wells, but no indication of the problems and routes of underground water courses taking the drainage from these wells, plus the water drainage problem from the fields to the north. This frequently backs up and floods between the properties on the opposite side of the road. There is no mention of the problems with water collecting in the neighbouring gardens, especially No 19 Brackenwell Lane.

 

Section 14 – Waste storage
Planned to be at the front of the properties.
COMMENT – This is  inappropriate in this rural environment. All other properties in the area have their bin storage within the gardens.

DESIGN AND ACCESS STATEMENT
Location and Sustainability
Statement: Brackenwell Lane….” with good access to major road networks, and a regular bus service connecting the village to neighbouring villages etc….”
COMMENT
There is NO bus service to the village. (This is tacitly acknowledged by the proposed provision of 2 parking spaces per new property in the application.)  North Rigton Parish Council have raised the issues of traffic volumes and speed in the village in the Local Plan;  the additional 4 vehicles will add to the problem as residents will almost certainly not work and definitely not shop in the village.

 Statement
“underused garage block” …………………. No evidence of daily use……..used for storage……… Persons located outside of North Rigton…….. Do not envisage an adverse effect relating to parking on Brackenwell Lane.
COMMENT
Local residents use the garage spaces and the area in front for parking if they are unable to get their modern car into the garages.
Photos in the Design & Access Statement clearly show several existing cars on the street and using the area in front of the garages for parking as there is no room on road. Removal of the garages will add further pressure on the street parking and the development will further exacerbate existing problems as there is nowhere else for residents to park.

Access:
Statement: The existing access will remain
COMMENT  –  The existing access is being removed.

Design:
 … will complement the area.
COMMENTNot correct – all other properties have front gardens apart from the previous “affordable house” built by HBC.
Respect the local character – how?
In terms of location, the proposed properties are set forward from the existing properties. How will this complement  the area?

 OTHER CONSIDERATIONS
SAFETY: The development will mean that there will no longer be a turning circle for large vehicles entering Brackenwell Lane eg. bin lorries, LPG/Oil tankers, Emergency Vehicles. The residents who live at the end of the Lane already cannot turn their cars around in such a congested space; they therefore have to reverse into the entrance to the garages to undertake this action. With the loss of this turning space they may be faced with reversing the full length of Brackenwell Lane. This would heighten the danger to children and pedestrians. The width of the road already makes it necessary for large vehicles to drive over the pavement, with the consequent damage to the pavement and further risks for children.

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