Archived decisions

Contact: Neil Chester, ext 6496 email: [email protected]

1. Summary

1.1 Planning permission is sought to build a cycle route from the Fletcher's Field road to the Portsmouth Road, across open space known as Fletcher's Field. There is local concern about the proposal and residents have objected. The recommendation is that planning permission be granted subject to conditions.

2. Site

2.1 The site is located on an area of open space known as `Fletcher's Field'. The proposed cycle path is approximately 75 metres long and provides a link between Portsmouth Road and Fletcher's Field road (see attached location plan). The land is bounded by residential properties, including elderly people's residences, to the north, south and east. Portsmouth Road lies to the west of the site. There is currently a footpath link between Portsmouth Road and Fletcher's Field road.

3. Proposal

3.1 The proposal is to create a new cycle path link between Portsmouth Road and Fletcher's Field road. The Bohunt School Travel Plan identifies that the number of pupils cycling to school would increase if there were a safer route to school, which avoided a dangerous road junction near Liphook Station. The proposal enables such a route.

3.2 It is proposed to light the cycle path and there will be signage advising cyclists to dismount at the Portsmouth Road end of the cycle path where it meets the footpath. Staggered barriers will also be used to promote safety and ensure cyclists dismount.

4. Development Plan

4.1 Hampshire County Structure Plan 1996-2011 (Review) (adopted 1998) Policy T1 refers to the need to encourage the use of public transport, cycling and walking.

4.2 The East Hampshire District Local Plan: First Review (adopted 1998) ENV2 refers to Areas of Special Landscape Quality; T9 concerns improvements to cycle facilities.

4.3 The East Hampshire District Local Plan: Second Deposit Draft supports the principle of improving cycling facilities where appropriate. Policy T3 refers to provision of cycle routes.

5. Consultations

5.1 The local Member, Councillor Cartwright, has been informed of the proposal.

5.2 Bramshott & Liphook Parish Council raises no objections to the proposal subject to the completion of an arboricultural survey, the cycle path being constructed flush with the adjacent grass in order to facilitate mowing, the path being constructed in conjunction with the shared pavement alongside Portsmouth Road and a safe (preferrably light controlled) junction being constructed across Portsmouth Road. In addition, the County Council should note the Parish Council's response to the draft development brief for Silent Garden, Portsmouth Road.

5.3 East Hampshire District Council has not responded to the consultation.

6. Representations

6.1 There have been 28 letters of objection to the proposal. The main reasons for objection are as follows:

(i) the proposal will encourage young people to the area, which will result in increased vandalism and noise; and

(ii) the proposal will results in accidents between the neighbouring elderly residents and cyclists.

6.2 Drum Housing Association has objected to the proposal as it considers that the consultation carried out by the County Council as Local Planning Authority is inadequate in terms of scope and duration. The proposal breaches a restrictive covenant on the land and the proposal puts local residents in danger.

7. Chief Planning Advisers Comments

7.1 In providing a segregated cycle route and thus encouraging alternative forms of transport, the proposal is supported by the relevant planning policies. Furthermore, the Bohunt School Travel Plan has identified the need for a safer route to school and the proposal addresses this need. It is therefore the detailed impacts of the proposal that are critical to the decision.

7.2 In respect of the objections raised by the Drum Housing Association, the proposal was advertised by means of neighbour notification and a site notice in accordance with legislation and local procedures. The issue of a breach of restrictive covenant on the land is not a planning matter and thus should not be given weight in the decision.

7.3 Drum Housing Association and local residents are concerned that there will be a conflict between the existing use of the land as open space and the proposed cycle route. The principle concern is for the safety of the nearby elderly residents walking within the open space and in the parking and pavement areas at Fletchers Field road. A dedicated cycle route is proposed to ensure complete segregation between cyclists and pedestrians. It is also proposed to install staggered barriers where the cycle path meets the existing footpath at Portsmouth Road and erect `knee-rails' to ensure cyclists use the barriers and dismount. The detailed methods of managing the safety impacts of the proposal can be controlled through a planning condition.

7.4 The southern point of the segregated cycle route merges with a car parking area at the end of Fletchers Field road. The Housing Association is particularly concerned that cyclists will clash with residents at this point. It is noted, however, that the parking area is public highway and therefore cycling is acceptable in land use terms. Furthermore, it is proposed to erect signs at the Fletchers Field road end of the cycle path to warn pedestrians, cyclists and motorists of the shared-use nature of the road.

7.5 There is also local concern that the proposal will attract young people to the area and lead to increased vandalism and noise. As a proposed cycle route to Bohunt School, the cycle path is likely to increase the number of young people crossing Fletcher's Field on their way to and from school. However, it is important to note that currently the land is public open space with a public footpath dissecting it and therefore the site is already accessible to young people. It is not considered that the impact of the proposal on local amenity or in terms of increasing crime could be sustained as a reason for refusal.

7.6 The Parish Council has requested an arboricultural survey. An assessment has been completed and it is considered unlikely that the proposal will impact upon the existing trees.

7.7 It is considered that the concerns of local residents and Drum Housing Association regarding safety have been satisfactorily addressed through the proposed route of the cycle path and the proposed signage. Furthermore, planning policy supports the principle of providing cycle routes. Therefore, the recommendation is that planning permission be granted subject to conditions.

Recommendation

That planning permission in respect of building a dedicated cycle route from Fletchers Field to the Portsmouth Road, across open space land known as Fletchers Field at Land at Fletchers Field, Liphook (F21721/004/CMA) be granted for the following reason subject to the following conditions.

Reason for Approval

It is considered that the proposal would be in accordance with the Development Plan (summary attached) and would not materially harm the amenity of local residents and would be acceptable in terms of safety and convenience.

Conditions

1. The development hereby permitted shall be begun before the expiration of five years from the date on which this planning permission was granted.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2. Before development commences, details of the following aspects of the development shall be submitted to and approved by the Local Planning Authority.

(i) the provision to be made for street lighting, if appropriate;

(ii) the provision of staggered barriers and knee-rails at the junction between the cycle path and the foot path; and

(iii) the provision and detail of signage.

Reason: To ensure that due regard is paid to the amenity and safety of local residents and users of the adjacent land.

3. The trees to be retained shall be protected during building operations by the erection of protective fencing in strict compliance with the requirements of the Local Planning Authority relating to their protection. The existing trees shall not be lopped, topped, felled or destroyed without the prior approval in writing of the Local Planning Authority.

Reason: To ensure the enhancement of the development by the retention of natural features.

9163/NC