Formal SHLAA Representation

26th May 2011.

Dear Sir/ Madam

Island Plan, Strategic Housing Land Availability Assessments- Cowes West and Gurnard.

As local Councillor, I wish to record my objections to the ‘suggestions’ for land being put forward within the context of the Island Plan’s SHLAA. On a general basis, I have considerable concern that the SHLAA includes land within the Jordan Valley which separates Cowes from Gurnard, and land in the Luck Valley which separates Gurnard from Rew Street and the Area of Outstanding Natural Beauty beyond. This, I feel will impact adversely on Gurnard’s village identity and individual community spirit, and is contrary to the Isle of Wight Council’s policies preventing settlement coalescence.

I wish it to be noted that Gurnard has no commercial bus service, (the current service 32 runs five times daily Mondays to Fridays only, and will cease in September); there is no post office, the school is due to relocate to the eastern edge of the village and therefore Gurnard is not currently considered to be a sustainable community despite efforts to address this.

On a site by site basis, I object to:

Land at Gurnard Farm, Cockleton Lane/ Lower Church Road, Gurnard. (LDF235)

This site has a number of constraints attributed to it insofar, as it adjoins Gurnard Marsh SINC recognised as a wildlife habitat for flora and fauna and is bounded by ponds, marshland and meadowland. Wildlife witnessed adjoining the site includes Slow Worms, Toads and Grass Snakes. The eastern section of this land is Grade 3 Agricultural Land, and I believe should be maintained for this purpose, whilst the western fringe floods when the River Luck’s riverbanks are breached during winter months. With regard to flooding the Environment Agency has incorporated the western fringe of this land within the Flood Plain, whilst it should be noted that the EA considers this area to be subject to tidal flooding given its low lying status. DEFRA has reinforced this (within the recent Shoreline Management Plan) and has highlighted the fact that it will not provide sea defences to protect this area from long term flooding.

Furthermore I have concerns over the encroachment of housing into this relatively unspoilt river valley, which is very ’rural’ in its appearance. I have concerns also regarding the Cross-Solent Gas Main, the Cross-Solent Water Main and main sewer running through the site. Gurnard Farmhouse with its adjoining Cart Shed and Barn are all Grade II listed buildings, and are some of the oldest properties in Gurnard. This site has always fallen outside the development envelope, and once you view this farmland either from Cockleton Lane or from Rew Street it is quite clear to understand the reasons for maintaining the existing outlook and rural fringe from development.

 

Land at Place Road, Gurnard. (LDF381)

This site has a number of restrictions upon it. The biggest concern which I have is that its location is within the rural fringes and green gap which separates the built up areas of Gurnard, Northwood and Cowes. The site itself also has some physical constraints insofar as the River Jordan dissects it. Beneath ground lies both the Island’s Gas Main and Water Main which are strategic cross-Solent pipelines for the Isle Of Wight. I understand there is a requirement that pipelines are protected by a 3 metre buffer should development be permitted.

 

These restrictions in themselves provides a strong case why future housing should be resisted. I have further concerns over access within the site by vehicular traffic. Given the maintenance of the Water Main and Gas Main, I have concerns over how this could occur should this land be developed for housing purposes.

 

I add concerns over the springs which flow through the site and the difficulty experienced with regard to rainwater not soaking away. The geology of the land here, is gravel on clay. I add to this the loss of Grade 3 Agricultural Land, the impact that any development would have on wildlife and the adverse loss of amenity afforded to residents of Place Road.

Land at Pine Tree Close, Cowes. (C150)

 

This site lies within the ownership of seven different individuals. As far as I am aware all owners imply they are opposed to any development on this land. In addition to concerns over land ownership, I also have concerns over the stability of the land, the impact upon ground stability with the loss of TPO’d woodland, the impact upon the adjoining SINC and where access to and from the site would be. I also have concern that the map incorporates an extension to Old Charlton House which has already been built! It should be noted that any reduction in the size of this site by any of landowner, would mean this site fell outside the 0.5ha criteria for the SHLAA.

As Councillor, I add that this inclusion has caused a great deal of anxiety to landowners who are angry that the Council has put forward this site, without prior knowledge. I share residents frustration that they found it necessary to seek professional advice at their own cost in seeking this land is removed from the SHLAA.

 

Land at Dottens Farm, Woodvale Road/ Baring Road, Gurnard. (LDF184)

 

Baring Road, characterises itself by being a distinctive road of Cowes. The wall of the Ward Estate which follows Baring Road has always signified where the semi-rural community of Gurnard ends and where Cowes begins. Baring Road itself has a very unique character as being on the edge of Cowes, and the outlook which arises from this across the Jordan Valley gives Baring Road the status it has, as a unique edge of town setting.

Dottens Farmhouse is a listed building and I would have concerns that any development would have an adverse impact upon not only upon the semi-rural character of the area, but also upon this important Grade II listed building.

Once again I would be opposed to the loss of any rural fringe on the western edge of Baring Road, and feel uneasy in accepting any loss of the green gap which separates Cowes from Gurnard. I also have concerns regarding access to and from the site given the proximity of the new Gurnard School (currently Solent Middle School)- which is the only primary school in the area with potential to expand on its current site.

I am again concerned with the potential loss of Grade 3 Agricultural Land and have further concerns with how Japanese Knotweed from this site could be properly managed if development is permitted.

 

Land at Baring Road and Tuttons Hill, Gurnard. (LDF383)

 

Tuttons Hill is the road that leads into Gurnard from Cowes and beyond, although there are few houses here, they do fit in comfortably and enhances the green-gap associated with the Jordan Valley. Tuttons Hill strategically and characteristically is an important road as residents know they are entering the village itself once they cross the River Jordan at the floor of the Valley. Any development allowed within this important valley would adversely impact upon Gurnard’s village status, and would be contrary to principles of both the Unitary (former) Development Plan and the emerging Island Plan which reinforces policies against settlement coalescence.

The agricultural land (Grade 3) has been used historically for arable farming, and is haven for wildlife.

Land rear of The Glen, Worsley Road, Gurnard. (LDF382).

Although there may be some limited scope to redevelop the site currently occupied by The Glen, I have concerns that any development too far east of the current building line would impede the rural fringe of the Jordan Valley and therefore conflict with Island Plan policies which protects local communities from settlement coalescence.

 

I also have concerns regarding the loss of the rural fringe and green gap, the loss of the woodland corridor which is frequented by red squirrels and badgers and the loss of agricultural land.

Land at Oaklands Lodge, Worsley Road, Gurnard. (LDF063).

I object to further allocations being granted on this site, given it location on the rural fringe. Furthermore, there is woodland within the site which is the habitat for red squirrels. I have also been made aware of badger sets within, and in close proximity of the site and wildlife which frequent woodlands, ponds and other habitats nearby. This site is also located in a relatively unspoilt part of the Jordan Valley, therefore I reiterate concerns regarding settlement coalescence.

In addition to this, I also raise concerns over how the site could be accessed, as the driveway from Worsley Road seems inadequate to serve any housing development. Worsley Lane is in private ownership, and I would consider access from this private lane would prove difficult to establish, particularly for the volume of housing that is being suggested.

 

Yours,

Paul Fuller JP,CC. Isle of Wight Councillor for Cowes West and Gurnard.