Land North of Merryfields Avenue, Hockley - Suitability Assessment CFS024
Formal notice of objection
I note, with some dismay, that the owners of the land North of Merryfields Avenue (previously referred to as Land North of Marylands Avenue) Hockley have again been put forward this land for development planning permission. It is well to note that this land has twice been proposed for planning permission (previously 93/00586/DP3; 00/00391/FUL and the last being LPA REF 11/00352/OUT) and has twice been, for good reason, refused. It has also been the subject of appeal - reference APP/B1550/A/12/2171825/NWF - which was also, for good reason, rejected.
I attach, for ease of reference, an objection written by myself and my son, James, in relation to an earlier application, although it is signed by him (as he was the originator and addressee in respect of correspondence with Greensward Academy. If it is easier for you, I will re-issue it in my own name.
In the absence of any meaningful information in relation to this application (CFS024), it is only possible to look back at the previous applications. Those applications included the fact that the land was designated as Greenfield and is Green Belt, there were inadequate safeguards in relation to the environment and statements that might be regarded as disingenuous. As such, the objections filed at that time remain valid - with the exceptions/additional matters noted below.
The matters referred to above are:
1 The previous application refers to Marylands Brook as a ditch. It is a watercourse with running water that, at the time of the previous application, primarily drained Marylands Woods and the agricultural land to the west of Marylands Avenue and runs into Marylands Nature Reserve. Since that time, drainage channels have been created to the north of the playing fields at Apex Corner, drainage pipes inserted around the edge of the playing field and exiting to the south of the playing field and, thence, via a new drainage channel though the Marylands Nature Reserve and exiting into Marylands Brook. As can be seen from the two photos taken on 19 Feb 2018 (coordinates below), this drainage is efficient and the channels contain running water, substantially increasing the catchment areas of the Brook by some 60 hectares.
Concern was previously expressed over the inadequacy of the proposals in relation to Marylands Brook and the existing danger of flooding. The increased water catchment significantly increases the danger and makes the previous proposals wholly inadequate and a clear and present danger to the properties to the South of the land in question - in addition to the new builds.
In the light of this, I find it very surprising that the application notes that the probability of annual flooding is less than 0.1% and that there are NO physical constraints e.g. flood risk. Despite that assertion, it should be noted that a recent house insurance application was rejected on the grounds that both Merryfield and Marylands we within a 'flood risk area'.
51.36'40.1" N 0.38'12.8" E looking North 51.36'33.8" N 0.39.23.2" E looking South
2 Secondly, in the previous application an environmental study was appended. Apart from the fact that this is now some 6 years old, it was conducted in a season when both reptiles and bats would be in hibernation. It should come as no surprise that none were detected (unless bats with severe insomnia were expected). As previously noted, I myself have witnessed bats flying in the area in the intervening period. Bats and their habitats are protected by law and must not be disturbed.
3 Thirdly, I note that all of the submissions state that they will have no impact on the environment or local infrastructure resources. While this may be true, individually - and that can be debated - it is clearly untrue if two or more of the submissions are agreed. I would submit that it is inappropriate to review each submission on its own and the submissions must be reviewed together. Roads, surgeries, hospitals, schools, emergency services (both access and usage) will be adversely impacted to the point of break-down.
4 And finally, the entry to the proposed site, at the junction of Marylands and Merryfields Avenues would provide access, indeed, the only practical access, to the agricultural land to the West of the site and to the North of Marylands Woods, opening that green belt land up to potential development. Rather than being seen as a buffer to prevent further encroachment into green belt land (as was asserted in the previous application), approval of this development application could be seen as encouraging such further encroachment.
As has been previously stated, the only acceptable outcome in relation for this land is for it to be acquired by Hockley Parish Council as an extension of the Nature Reserve. In this manner the Green Belt will enjoy permanent protection. This would also be an extension of the Council's current policy of acquiring land under threat, such as the land adjacent to St Peter's and St Paul's church and the land in Beckney Avenue.