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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.]
Our ref: Wider Issues Name: ___________________________ Address: ___________________________ ___________________________ ___________________________ ___________________________ ___________________________ Mr Duncan Smith, Date:______________________
Dear Mr Smith,
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:
Transportation Infrastructure
1. The road, cycle, pedestrian and on-site parking infrastructure proposed for the development and access routes is inadequate, unacceptable and flawed, and will have serious knock-on effects on the highway infrastructure for miles around.
2. The knock-on effects for surrounding communities such as Ponthir, Llanfrechfa & Caerleon will be increased traffic queues, delays and hold-ups in both directions due to the additional volume of traffic on an over-capacity Caerleon Road and Turnpike roundabout (on the A4042 by Police HQ). Additional vehicles will attempt to go south along Caerleon Road, through Ponthir and Caerleon to try to avoid the traffic hot-spots through Llanfrechfa and on the A4042 Turnpike roundabout.
3. The knock-on effects for surrounding communities such as Llanyrafon, Croesyceiliog & Llantarnam will be increased traffic queues, delays and hold-ups due to the additional volume of traffic of vehicles cutting along Turnpike Road, Llanyrafon Way, Llanfrechfa Way and Llantarnam Road to try to avoid the traffic hot-spots on and around the A4042 Turnpike roundabout and on Caerleon Road which will be operating at over-capacity.
4. The proposed closing of local schools, such as Ponthir and Brookfield, in areas of new housing developments will force more school children to travel greater distances to and from their nearest schools. Peak time traffic chaos will be worsened during the school runs.
5. Traffic nightmares during the 6 year construction period for the development will push the highway infrastructure to breaking point with road works, traffic lights, heavy construction traffic and the construction of new roads, slip roads and roundabouts.
6. Higher volumes of traffic traveling at higher speeds through surrounding communities will present a real danger of increased accidents for pedestrians and cyclists young and old through residential areas already trying to deal with heavy traffic and the chaos caused by local schools, shops, dental clinics and health centres with speed restrictions, double yellow lines and speed cameras already heavily in use in areas with 20-30 mph speed limits.
7. There is no adequate proposal for getting young children and older residents on foot, in pushchairs, on bikes and in wheelchairs safely across the A4042, such as on a footbridge, to visit their nearest public amenities. 8. The proposed widening of Caerleon Road to accommodate the additional traffic generated by the development is contrary to the outcome of the Inspectors Report on the Public Inquiry into the Local Plan - which only allowed redevelopment of the Grange site on the basis that there would be a link road through the development itself - to take traffic away from the stretch of Caerleon Road between Edge Hill and Selby Close.
9. There are serious basic errors in the Highways and Traffic analysis supplied in the Outline Application. The traffic surveys are unrealistic and outdated. The figures of traffic flows along Caerleon Road are flawed and contain basic mathematical errors.
10. The highways proposal in the Outline Application would result in Caerleon Road and the A4042 Turnpike roundabout both operating at over capacity. An estimated 600 residential units on the site will bring an estimated 2000 additional vehicles, including associated service vehicles, into Llanfrechfa - giving rise to unacceptable traffic congestion problems and an increased likelihood for road traffic and pedestrian accidents.
11. The proposed site access routes and the proposed widening of Caerleon Road would create unduly long traffic queues and hold-ups for vehicles trying to join Caerleon Road from existing adjoining streets and from the site itself, and for vehicles trying to leave Caerleon Road at the A4042 Turnpike roundabout.
12. Access between Caerleon Road and the A4042 Crown roundabout via the Crown Road rat run would be prevented as part of the road improvement scheme which would increase the traffic having to use Caerleon Road in both directions, particularly the traffic leaving Caerleon Road at the A4042 Turnpike roundabout.
13. 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.
14. The proposed new roundabout at the existing entrance to the development is ill-conceived and would be contrary to best practice.
15. 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.
Drainage
1. The provision for surface water and foul water sewerage disposal from the proposed development is inadequate, unacceptable and flawed.
2. The existing drainage infrastructure is already operating at critical capacity, with occasional flooding onto Caerleon Road and sewage disposal problems in the locality.
3. The run-off and soak-away onto local land and into the Afon Lywd and smaller local streams is inadequate for dealing with the surface water created by building such a large development on this green field site. There is an enormous increase in the potential for these streams and rivers to flood affecting water levels upstream in Llanyrafon, Croesyceiliog, Llantarnam, as well as downstream in Ponthir and Caerleon. The situation is worsened by the huge South Sebastopol Development which will also feed surface water into these streams.
4. 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.
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 surrounding communities.
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 for young and old alike.
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 which would place a huge burden on the already critical services in the surrounding communities. 5. High density housing with high roof levels (2½-3 storeys) on a proposed skyline development is out of character with the existing low density, low lying houses in the area, would destroy the landscape, and constitute an eyesore for miles around.
6. 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.
7. 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 may be better suited to continue as a hospital. 8. There is a long held local belief that covenants exist on the land of the Grange which stipulate that the land should only be used for the benefit of the community. The proposed development would contravene this.
Environmental Issues
1. The provision made for the protection of wildlife, plants and animals in the proposed development and access routes is inadequate, unacceptable and flawed. 2. Destruction of the hedgerows and many 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. Tree preservation orders exist on many of the trees and ancient hedges on the Grange site, and should be vigorously protected.
3. There is an abundance of rare and protected trees, plants, insects, animals and birds in their natural habitat within the Grange which would be devastated by the development.
The Local Plan
It is questionable whether the Local Plan is still valid in its designation of Llanfrechfa Grange for redevelopment into 400 residential dwellings - given the South Sebastopol situation, other previously unforeseen 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:__________________________ |