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19/0543/OUT | Construction of up to 23 residential dwellings (including market, affordable and age-restricted dwellings), provision of access off Newcourt Road, open space and associated works (outline application with details of access only for approval with scale, layout, appearance and landscaping all reserved for future consideration). | Land North Of Newcourt Road Topsham EXETER EX3 0BT
  • Total Consulted: 34
  • Comments Received: 31
  • Objections: 30
  • Supporting: 0

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Lily Neal (Objects)

Comment submitted date: Mon 08 Jul 2019

See documents for text of objection

Ms Caroline Palmer (Objects)

Comment submitted date: Mon 24 Jun 2019

Objection - Saved in Documents

Mr Alan Hooper (Objects)

Comment submitted date: Thu 20 Jun 2019

1. Concerned about the decrease in open space - we should be protecting the remaining green space around the city.
2. Over-development of land in Topsham - the current infrastructure, particularly sewerage/drainage system is already unable to cope with current demand. Local amenities such as Doctors Surgeries are already over-subscribed.
3. The area is an important refuge and corridor for wildlife, particularly in view of the loss of habitat elsewhere in the area.
4. Access to the site is poor and development will generate extra traffic on an unsuitable road.
5 The application is not in accordance with the Adopted Exeter Local Plan First Review.

Mr Fred Trevelyan (Objects)

Comment submitted date: Thu 20 Jun 2019

AMENDED SUBMISSION:

In my submission, made yesterday, I mixed up my left and right hand sides when describing the bends in Newcourt Road. Those familiar with Newcourt Road will know the true direction of the bends but for clarity I have amended the text to give the correct information. Whilst making the above amendments I have taken the opportunity to make other minor adjustments. Please treat the below as my submission...


Mr Higgins,
City Development
ECC

Dear Mr Higgins,

Objection to planning application reference number 19/0543 (Newcourt Road)


I have lived, with my family, in Newcourt Road for many years and wish to register my objection to the above referenced planning application.

I have read some of the documents and comments already submitted re this application and would like to add my voice to the concerns raised by others re the local infrastructure etc. However I have very real concerns re one particular issue:

THE SAFETY OF ALL ROAD USERS IN NEWCOURT ROAD:

I do apologise that the below section is rather long but I feel very strongly that the issue should be taken very seriously when considering this planning application.

I am a retired policeman. I did spend a period of time assisting the Coroner's Officer so am only too aware of the devastation that can be caused to families and friends of those killed on the roads, and some years ago I was also the first officer to attend a fatal road accident involving a young cyclist. The accident happened on a road serving a village and it was not entirely different to Newcourt Road. That road, like Newcourt Road, had no pavements and that fact was relevant to the outcome I believe.

Newcourt Road is an old road designed for a different age! It is narrow, twisted road with very limited visibility in places. and, at best, has one pavement, on some stretches. For much of its length it has no pavement at all. It is a narrow 'Country' road. Here are just some of the issues it raises when considering adding to the number of users (especially such a large number generated by 23 new houses)...

Newcourt Road is a no through road so all users have to enter/exit at the same point. The first part of Newcourt Road has no pavement. It does, however, have a block of several domestic garages opening immediately on to the road. Cars passing in opposite directions have very little room to do so.

The road then takes a slightly uphill bend to the left. Again there are no pavements and the bend has very limited visibility due to garden walls and such. Many would describe the bend as being 'blind'.

The road then opens up a little and has a pavement on one side. The pavement serves those houses situated on the right BUT there are also houses on the left. The drives and paths to those houses come directly on to the road. They were built in a time when 'visibility splays' were not considered. Garden walls make the exit from some of those drives/paths difficult (if not downright dangerous if other road users are not careful).

The road then narrows again and twists right and left with Devon hedges on both sides. There are no pavements. It is to the right of this section of road that the proposed development of 23 houses would be situated.

There is one other point I would like to make. In the past couple of years I have seen Newcourt Road become a very popular, both recreational and functional, walking and cycle route. As a Council, you encourage and facilitate residents to walk and cycle where possible. I am not sure if it was intentional, but the pedestrian and cycle access to the far end Newcourt Road from the recent 'Newcourt' housing estate in Countess Weir has seen a vast increase in such users in Newcourt Road. During weekdays a lot of parents of youngsters and babies use Newcourt Road to access/visit Topsham. Some cycle, but the vast majority walk - and will push a buggy if appropriate. Many use it to get their children to and from playgroups and the First School. Many older children also cycle to and from Secondary schools in and around the St Loyes area. At weekends the user numbers are bolstered by even more recreational walkers and cyclists. When added to the number of residents of Newcourt Road who also walk and cycle it could be argued that Newcourt Road is a local success story with regard to such use. (I think a term time week-long road use survey would produce very interesting figures - that the City could be proud of).


Sadly my concerns about the road do make me fear for cyclists and walkers in particular. As described above the road is of an old design with many narrow and pavement less sections. I fear it is only a matter of time before a careless or inattentive car, van or lorry driver fails to see a child or cyclist (or is unable to give sufficient room to a perhaps inattentive child/cyclist) and because of the road limitations serious injury or a fatality are a definite possibility.

In summary I feel that to add the car users generated by the development of 23 more houses in Newcourt Road would be be to ignore the dangers associated with the limitations and design of Newcourt Road, which in so many other ways is a road to be proud of.

Regards,

Fred Trevelyan



Comment submitted date: Wed 19 Jun 2019

Mr Higgins,
City Development
ECC

Dear Mr Higgins,

Objection to planning application reference number 19/0543 (Newcourt Road)


I have lived, with my family, in Newcourt Road in many years and wish to register my objection to the above referenced planning application.

I have read some of the documents and comments already submitted re this application and would like to add my voice to the concerns raised by others re the local infrastructure etc. However I have very real concerns re one particular issue:

THE SAFETY OF ALL ROAD USERS IN NEWCOURT ROAD:

I do apologise that the below section is rather long but I feel very strongly that the issue should be taken very seriously when considering this planning application.

I am a retired policeman. I did spend a period of time assisting the Coroner's Officer so am only too aware of the devastation that can be caused to families and friends of those killed on the roads, and some years I was also the first officer to attend a fatal road accident involving a young cyclist. The accident happened on a road serving a village and it was not entirely different to Newcourt Road. That road, like Newcourt Road, had no pavement and that fact was relevant to the outcome I believe.

Newcourt Road is an old road designed for a different age! It is narrow, twisted road with very limited visibility in places. and, at best, has one pavement, on some stretches. For much of its length it has no pavement at all. It is a narrow 'Country' road. Here are just some of the issues it raises when considering added to the number of users (especially such a large number generated by 23 new houses)...

Newcourt Road is no through road so all users have to enter/exit at the same point. The first part of Newcourt Road has no pavement. It does however have a block of several domestic garages opening immediately on to the road. Cars passing in opposite directions have very little room to do so.

The road then takes a slightly uphill bend to the right. Again there are no pavements and the bend has very limited visibility due to garden walls and such. Many would describe the bend as being 'blind'.

The road then opens a little and has a pavement on one side. The pavement serves those houses situated on the right BUT there are also houses on the left. The drives and paths to those houses come directly on to the road. They were built in a time when 'visibility splays' were not considered. Garden walls make the exit from some of those drives/paths difficult (if not downright dangerous if other road users are not careful).

The road then narrows again and twists left and right with Devon hedges on both sides. There are no pavements. It is to the right of this section of road that the proposed development of 23 houses would be situated.

There is one other point I would like to make. In the past couple of years I have seen Newcourt Road become a very popular, both recreational and functional, walking and cycle route. As a Council, you encourage and facilitate residents to walk and cycle where possible. I am not sure if it was intentional but the pedestrian and cycle access to the far end Newcourt Road from the recent 'Newcourt' housing estate in Countess Weir has seen a vast increase in such users in Newcourt Road. During weekdays a lot of parents of youngsters and babies use Newcourt Road to access/visit Topsham. Some cycle, but the vast majority walk - and will push a buggy if appropriate. Many use it to get their children to and from playgroups and the First School. Many older children also cycle to and from Secondary schools in and around the St Loyes area. At weekends the user numbers are bolstered by even more recreational walkers and cyclists. When added to the number of residents of Newcourt Road who also walk and cycle it could be argued that Newcourt Road is a local success story with regard to such use. (I think a week-long road use survey would produce very interesting figures - that the City could be proud of).


Sadly my concerns about the road do make me fear for cyclists and walkers in particular. As described above the road is of an old design with many narrow and pavements less sections. I fear it is only a matter of time before a careless or inattentive car, van or lorry driver fails to see a child or cyclist (or is simply unable to give sufficient room to a perhaps inattentive child/cyclist) and because of the road limitations serious injury or a fatality is almost inevitable.

In summary I feel that to add the car users generated by the development of 23 more houses in Newcourt Road would be be to ignore the dangers associated with the limitations and design of Newcourt Road, which in so many other ways is a road to be proud of.

Regards,

Fred Trevelyan

Gill And Cass Thorne (Objects)

Comment submitted date: Thu 20 Jun 2019

See documents for full text of objection

Mrs A.M Nicholls (Objects)

Comment submitted date: Thu 20 Jun 2019

Objection - Saved in documents

Ms Jane A Smith (Objects)

Comment submitted date: Thu 20 Jun 2019

Objection- Saved in Documents

Mr Sinjun Saunders (Objects)

Comment submitted date: Thu 20 Jun 2019

Objection - Saved in Documents

Mr Peter Cole (Objects)

Comment submitted date: Thu 20 Jun 2019

Too many houses on Topsham Gap. Inadequate infrastructure: roads, sewers, and already overloaded schools and healthcare provisions.

Also many school children use Newcourt Road to cycle to and from school, their safety is important.

David Burley (on Behalf Of Topsham Society) (Objects)

Comment submitted date: Wed 19 Jun 2019

See documents for full text of objection

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