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[A note from FLAG: This
letter of objection to the outline planning application for Llanfrechfa
Grange has been prepared by the Friends of Llanfrechfa Action Group (FLAG) as
a useful reference guide for anyone who wishes to make a written objection to
the development. The letter briefly lists some of the causes for concern that
have been identified by FLAG. If you share the same causes for concern, then
you may if you wish, simply fill in your name and address, and sign and date
this letter and send it to County Hall where it will be treated as
your written objection. There is space at the end for you to add all of your
other objections and comments. Please cross out any of the points that you
disagree with. Please still send to County Hall any letters of objection that
you have already written or that you intended to write. Your concerns are
important. Please make sure you have your say. Thank you.] Name: ___________________________
Address: ___________________________
___________________________
___________________________
___________________________
___________________________ Mr A D Fretter, Director
for the Environment Torfaen
County Borough Council, County
Hall, Cwmbran, NP44 2WN. Date:______________________ Dear Mr Fretter, Ref: 05/P/11806(E) - Outline
Planning for Llanfrechfa Grange I wish to
register the following concerns and objections I have to the above planning application,
and ask that these are given full and proper consideration throughout the
planning application process, particularly prior to any outline planning
permission being granted: Social Issues 1. The character and design of the proposed development and access routes is inadequate, unacceptable and flawed. 2. The proposed development is unsympathetic, inconsiderate and inappropriate for Llanfrechfa village and its community. 3. The development would take away two large playing fields, including a football pitch, tennis courts and a hydrotherapy swimming pool paid for and built by local residents and still in regular use by hundreds of patients each week. Also taken away would be a conference centre and a hall used for community and social events. There must be provision in the development to retain these vital community assets. 4. There is no adequate provision in the application to meet the necessary schooling, medical, dental and policing requirements necessary for the new residents of the development. 5. The density of housing (600 units) is too high and not in keeping with existing housing in Llanfrechfa. 6. High density housing with high roof levels (2-3 stories) proposed near to Caerleon Road is out of character with the existing low density, low lying houses along Caerleon Road, and would destroy the landscape, constitute an eyesore and devalue local property prices. 7. Proposed on-street parking, on-pavement frontages and lack of open play areas in the development resulting from high density housing are not consistent with modern planning practices and will lead to increased road traffic accidents - particularly amongst children - and poor access for emergency and service vehicles. 8. The deterioration in the quality of life for existing residents during construction is unacceptable. The application identifies that the noise during construction will be above acceptable levels, both day and night, and asks residents to keep their windows shut and have noise attenuating vents fitted to their properties. 9. There is a serious concern that the development will open the way for further developments on the adjoining land - designated in the Local Plan as being ‘Special Landscape Areas’ but much of which has already been bought up by the WDA - and that ‘rounding-off’ or extending the development into adjoining land will take place. 10. The removal of remaining patients from the Grange hospital and the prevention of patients using the hydrotherapy pool when suitable alternatives are unavailable to them would not be fair. 11. It is questionable whether the site should be redeveloped for residential dwellings since there is a wider requirement for the hospital facilities presently available at the Grange. The site would be better suited to continue as a hospital. 12. There is a long held local belief that covenants exist on the land of the Grange which stipulates that the land should only be used for the benefit of the community, and so the proposed development would contravene this. Full investigation of land rights and covenants should be undertaken. Transportation Infrastructure 13. The proposed road, cycle and pedestrian network for the proposed development and access routes is inadequate, unacceptable and flawed. 14. 600 residential units will bring an estimated 1000 additional vehicles, plus associated service vehicles, into Llanfrechfa - giving rise to unacceptable traffic congestion problems and an increased likelihood for road traffic accidents. 15. Unacceptable queuing will result on Caerleon Road, waiting to get onto the Turnpike roundabout which will be operating at above critical capacity. 16. The proposed alterations to the Turnpike roundabout to introduce 3 lanes feeding to and from the A4042 into the single lanes of Caerleon Road would be confusing to motorists, and result in an increase in road traffic accidents on what is already a very fast roundabout. 17. Unacceptable queuing will result on Crown Rise, Crown Road, Selby Close, Edge Hill and from the development itself - waiting to get onto Caerleon Road. 18. The proposed new roundabout at the existing entrance to the development is ill-conceived. - The road gradients up from Crown Rise and down from the development do not allow for safe access onto the roundabout. - The levels around the roundabout would require built-up raised sections directly adjacent to properties at the top of Crown Rise and require deep cuttings into the Grange site. - The roundabout would border too closely with adjacent properties and the preservation tree belt area which runs alongside Caerleon Road, giving unsafe lines of sight and no room for essential pedestrian footpaths around the roundabout. 19. The proposed new second site access cuts through the preservation tree belt area, and comes out opposite residential properties on Caerleon Road. There would be unacceptable lines of sight at the junction onto Caerleon Road - the provision of which could only be achievable by cutting down considerable areas of the hedgerows and trees in the preservation tree belt area which is unacceptable. 20. The proposed widening of Caerleon Road would result in total destruction of the existing hedgerow screen and some of the trees being cut down in the preservation tree belt area alongside Caerleon Road - which cannot be allowed and would leave unacceptable screening of the site. 21. Widening Caerleon Road would encourage speeding in an area already designated for speed cameras due to the speeds of vehicles through the village, and an increase in associated road traffic accidents. 22.
Insufficient provision has been made for pedestrian
footpaths and cycle paths along both sides of 23. No alternative routes have been investigated or tested - such as a bypass route off Caerleon Road and through the development, skirting around the existing residents of Llanfrechfa (eg. from the Turnpike roundabout to a point rejoining Caerleon Road a few hundred metres beyond Edge Hill, towards Caerleon) to mitigate the problems identified. Drainage 24. The provision for surface water and foul water sewerage disposal from the proposed development is inadequate, unacceptable and flawed. 25. The existing drainage infrastructure is already operating at critical capacity, with occasional flooding onto Caerleon Road and sewage disposal problems in the locality. 26. The run-off and soak-away into local land and streams is inadequate for dealing with the surface water created by building such a large development on this green field site. 27. Insufficient investigation and detailed analysis has been made into dealing adequately with the drainage requirements of an additional 600 properties. The development cannot be allowed to proceed without detailed feasibility studies having first being carried out. Environmental Issues 28. The provision made for the protection of wildlife, plants and animals in the proposed development and access routes is inadequate, unacceptable and flawed. 29. Destruction of the hedgerows and some of the trees in the preservation tree belt bordering Caerleon Road would result if the development is allowed to proceed in its present form. This is unacceptable. 30. Tree preservation orders exist on many of the trees on the Grange site, and should be vigorously protected. 31. There is an abundance of rare and protected trees, plants, insects, animals and birds in their natural habitat within the Grange which would be detrimentally effected by the development. 32. Part of the land in the site is contaminated, and is unsuitable for a residential development. 33. The visual pollution of 2-3 story buildings on an elevated site is unacceptable to local residents and further afield. Appeals Procedure In the event of an appeal by the applicants against Torfaen Planning’s anticipated rejection of this outline planning application on the basis that it is inadequate, unacceptable and flawed - an appeal decided by the National Assembly for Wales would constitute a conflict of interest since they are named as one of the applicants requesting the outline planning permission. There would be a potential that the appeals procedure would not be fair and unbiassed. The Local Plan It is questionable whether the Local Plan is still valid in its designation of Llanfrechfa Grange for redevelopment into 600 residential dwellings - given the South Sebastopol situation, other previously unforseen residential developments underway in the area, the recent availability of alternative sites in Cwmbran, and in light of the declining industry in the area. Other concerns and objections (see
attached pages, if applicable) .............................................................................................................................................................. .............................................................................................................................................................. .............................................................................................................................................................. .............................................................................................................................................................. I object to the proposed development. It should not be allowed to progress any further in its present form because the outline planning application is inadequate, unacceptable and flawed. I support the steps taken by the Friends of Llanfrechfa Action Group (FLAG) to bring some sense to this unreasonable proposal and I understand that FLAG will maintain contact with you and other bodies to provide additional objections and documentary support to the above concerns and other aspects of the application as submitted in the outline planning application. I look forward to receiving your favourable reply on the matter. Yours sincerely, Signed:__________________________
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