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Vistry Homes Development

22.7.22

Notes of Meeting between Vistry and Collingtree / East Hunsbury Parish Councils – 15th July 2022

Date / Time of Meeting – 1000hrs Friday 15th July 2022

Duration approx. 1 hour

Attendess –

Claire Douglas – East Hunsbury PC

Sharon Collins – Collingtree PC

Paul Carvey – Vistry

Apologies

Caroline Holgate – East Hunsbury PC

Penny Steel – Collingtree PC

Junction Improvement Works – Windingbrook Lane      

Vistry are still to meet with representatives of the Highways dept. To date this has not been possible due to diary clashes. It is hoped the meeting will take place by the end of July in order to agree the extent of any remedial works required.

Landscaping to be undertaken by Sub Station by the above junc

To be undertaken in the autumn along with a large amount of other landscaping

Archaeology within Phase 2 Area

Progressing well. Machine strip concluded. Features now being investigated by hand

Phase 2a Infrastructure – Planning REF WNN/2022/0370

Comments from the LLFA (Lead Local Flood Authority) are still outstanding despite being due c 6 weeks ago

Phase 2a Residential Application – Planning REF – tbc

An Application for the next phase of the development was submitted to the planning portal on 1st July

The fee was paid on the 8th July with validation presumably being available from the 11th July

It is assumed registration will therefore be on or around the 22nd July i.e 10 working days after validation

The proposal is for 425 dwellings.

A paper copy of the layout was provided to the Parish Councils at the catch up.

Land At Rowtree Road, -, Northampton, Northamptonshire

Prior Notification of installation of 5G equipment, including installation of a 15 metre H3G street pole and additional equipment cabinets

WNN/2022/0759 - Valid From 28/06/2022

Whilst the above does not form part of the development, should it be consented it will materially effect the construction of the junction improvement works at the London Road, Rowtree Road and Wooldale Road junction which Vistry are required to implement and which we are currently in discussions with WNC Highways Officers.

On that basis Stantec on behalf of Vistry have OBJECTED to the proposals in its current arrangement

Feedback on Newsletter

The Newsletter was issued early June. The couple of comments received will be taken into account when the next Newsletter is issued, possibly later this year.

Construction Vehicles parking in Windingbrook Lane

A couple of reports of construction vehicles parking in Windingbrook Lane have been received and the contractor in question was written to.

Dust Complaints

As of Friday 15th July  2 complaints had been received relating to dust emanating from the Vistry site. The other complaints received upon further investigation related to the SEGRO / Winvic works at jnc 15.

Vistry continue to use a water bowser to dampen down the dusty areas to limit the spread of dust for which Vistry apologise. The bowser was seen in operation during the walk.

Post Meeting Note – A single further complaint has now been received. The use of the water bowser to suppress the dust has been instructed to be increased.

Date of Next Meeting

Due to the summer holiday period no formal meeting has been arranged for August 2022. Should any matters come to light that require a meeting this can be convened at short notice depending upon availability / diary commitments.

The next formal meeting is therefore to take place in September at a date tbc.

 

 

 

 

 

 

 

22.6.22

The next Vistry / Parish Council Liaison Meeting is being held on Friday 15th July 2022

If Residents have any comments, questions or queries that they would like raising at the meeting and an answer reporting back, please email these to Vistry and copy in both Collingtree and East Hunsbury Parish Councils at:

collingtreegeneralenquiries@vistry.co.uk

clerk@collingtreepc-gov.co.uk clerk@easthunsburyparishcouncil.gov.uk

Many Thanks

 

 

 

22.6.22

Notes of Meeting between Vistry and Collingtree / East Hunsbury Parish Councils – 7th June 2022

Attendees

Cllr Claire Douglas – East Hunsbury PC

Caroline Holgate – East Hunsbury Clerk

Cllr Sharon Collins – Collingtree PC

Windingbrook Lane Junction

Meeting still to be arranged with Northamptonshire Highways to discuss any remedial works and scope based on differing views due to changes in personnel.

New Windingbrook Lane street name plate erected to avoid confusion to delivery drivers etc caused by the new junction layout

Cllr Collins asked whether a ‘No Through Road’ sign will be erected. PC said that he didn’t think one had been specified as part of the new works due to the ‘No Through Road’ being indicated at the entrance to Windingbrook Lane off Rowtree Road.

Archaeology

Works have commenced on site and will be ongoing until potentially November depending upon weather and the extent of ‘finds’ It was noted that the fencing preventing access from the footpath had been deliberately cut with a section of fencing being removed. The panel is to be replaced.

Footpath – General

Starting to become overgrown in places. PC advised it might benefit from cutting back in places but is concerned as to the extent that would be acceptable to the local community. Nesting birds will also need to be considered if works are to be undertaken prior to September 2022.

Once again PC advised the ‘walked route’ of the footpath is not on the route as indicated on the Definitive Map.

It can clearly be seen the alignment of the road to be constructed on site together with the visitor parking bays. This provides a clear demonstration as to why the trees , scrub etc had to be removed.

Footpath – Bridge

Replaced

Planning Application – Phase 2a Infrastructure ( WNN/2022/0370)

Comments from Consultees were due by 6th May. Currently the comments from both highways and the LLFA are outstanding.

PC advised that until approval is given to the above it is not possible to divert the drain which runs through the Phase 2 land which is believed to have contributed to the historical flooding.

Post meeting note – Cllr Gonzalez de Savage has been contacted and he is chasing through with the Head of Planning

Newsletter

Currently being printed and to be distributed within the next couple of weeks

Enquiries to CollingtreeGeneralEnquiries@vistry.co.uk

Since the last meeting no enquiries have been received via the above

Hopefully that covers all of the points raised but should I have missed anything please advise and I will include accordingly.

Regards

Paul Carvey

Senior Project Manager

 

17.05.2022

Notes of Meeting between Vistry and Collingtree / East Hunsbury Parish Councils – 12th May 2022

Attendees

Penny Steel – Collingtree PC

Sharon Collins – Collingtree PC

Claire Douglas – East Hunsbury PC

Paul Carvey – Vistry

 

Windingbrook Lane Junction

Extent of any remedials and traffic management requirements to facilitate the surfacing are to be agreed with the local highways inspector. Discussions are ongoing and Vistry are working towards completing the junction as soon as possible.

Bridge over stream along footpath

Vistry are aware of the hole in the bridge covered by the yellow road plate. A temporary repair will be undertaken to make the bridge safe and allow the road plate to be removed. It is envisaged the temporary measures will be undertaken wc 16th May.

Archaeology

The archaeology works are due to commence on 16th May, primarily in the field opposite Belfry Lane. The works in this area will necessitate a full topsoil strip.

A further 7 trenches are to be undertaken in the field closest to the motorway. There is also potential for the remaining archaeological investigations closest to Wootton Brook to be undertaken within this visit but that is still tbc.

The fence erected along the public  footpath and the buggy track in between the 2 sections on the golf course is temporary and will be removed the once works are complete which are envisaged to take 6 – 7 months.

To enable access to be obtained a temporary stone haul road is being constructed from the end of the road in Phase 1 , across the public footpath and then into the field where the main archaeological works are to be undertaken.

The ‘2 sites’ will be fenced off with public access being maintained along the footpath. Machinery and vehicles will need to cross the public footpath but this will be in a controlled manner.

Planning

The Reserved Matters  Application for the next section of spine road and balancing ponds has been submitted as advised previously. The planning reference number is WNN/2022/0370.

The due date for consultations to end is advised on the planning portal operated by WNC as being the 5th May but as of the 13th May there are several key statutory consultee responses still outstanding.

The Reserved Matters Application for the next phase of residential development will be submitted by the end of May. PC will advise once the reference number is known.

If there are any points to be recorded that I have missed please advise.

Regards

Paul Carvey

Senior Project Manager

 

03.05.2022

The next Vistry / Parish Council Liaison Meeting is being held on Thursday 12th May.

If Residents have any comments, questions or queries that they would like raising at the meeting and an answer reporting back, please email these to Vistry and copy in both Collingtree and East Hunsbury Parish Councils at:

collingtreegeneralenquiries@vistry.co.uk

clerk@collingtreepc-gov.co.uk clerk@easthunsburyparishcouncil.gov.uk

Many Thanks

 

13.04.2022

Notes of Meeting between Vistry and Collingtree / East Hunsbury Parish Councils – 13th April 2022

Attendees

Cllr Sharon Collins – Collingtree PC

Cllr Claire Douglas – East Hunsbury PC

Paul Carvey – Vistry

Apologies

Cllr Penny Steel – Collingtree PC

Clerk to East Hunsbury PC

PC advised since the last formal meeting between Vistry and the Parish Council there had been very little comment received via the CollingtreeGeneralEnquiries@vistry.com email. Those comments received related to 2 items;

  1. Unauthorised parking of vehicles associated with the site along Windingbrook Lane / or on the footway – several comments
  2. Access from Rowtree Road via the narrow strip of land – a single comment / question

PC also advised that since comment had been raised about certain matters not being adequately addressed following the previous meeting no comments had been brought to his attention as still outstanding.

Addressing the comments received in turn:

  1. Surfacing vehicles associated with the site works were parked up on the wide section of footway near the post box on Windingbrook Lane. PC has written to the Contractor concerned and instructed that this practice is not repeated. Further instruction was given instructing that suppliers and hauliers be made aware this is not acceptable. This situation will be monitored going forwards. PC apologised for any inconvenience caused.

The footway falls under the remit of Northamptonshire Highways who are ultimately responsible for policing its use etc. Whilst the area where the surfacing plant was parked lies within the Parish of East Hunsbury, there is little the PC can do to enforce the situation as they are not the Highway Authority.

  1. A question was received from a resident asking about the possible future use of the strip of land by the post and rail fence / vehicular crossing on Rowtree Road between Collingcroft Close and Swallow Close. PC confirmed there was no intention to use this as an access and there was certainly no plan to construct a permanent vehicular access across this strip of land.

The planning application for the remainder of the spine road leading from Windingbrook Lane which will ultimately connect up to Rowtree Road via a new roundabout is still to be finalised and this will include the reconfiguration / extension to the golf course which lies in proximity to this strip of land. PC confirms there will be no footpath / road link across that strip of land indicated within this planning application .

General Matters

Junction at Site Entrance / Windingbrook Lane

The remaining utilities have now been diverted. Work is due to commence immediately after the Easter break, under traffic  signals when required, and is envisaged to take 2 – 3 weeks to complete. PC apologised for any inconvenience or disruption this may cause.

Drainage Outfall

The installation of the drainage adjacent to the 2nd hole / footpath KG3 is nearing completion. Upon completion of the archaeological investigations along the route of the drainage running parallel with the hedge line in Phase 2 the drainage works will be completed.

Archaeology

Archaeology is planned to commence within the Phase 2 land during May of this year. The primary area of investigation lies in the field immediately to the west of Belfry Lane with 2 smaller areas of trenching to be undertaken near the M1 and within land in proximity to Wootton Brook. It is estimated these works will take circa  6 months.

A temporary haul road will need to be constructed across the fields to allow access to the primary area of interest.

Planning Application WNN/2022/0370

The above application relating to the next section of primary infrastructure including the proposed diversion of an historic drain was validated on the 1st April. The application can be viewed via the planning pages of WNC’s website.

Upcoming Planning Application for next phase of housing

The above is currently being prepared and it is envisaged that it will be submitted within the next couple of months.

 Rubbish from Site

Whilst we were walking the footpaths adjacent to the development it was reported by a resident that there was instances of rubbish being blown from the site and being present on the footpaths in the vicinity. PC will ask the site team to review periodically, especially after periods of high wind to ensure any materials that have been blown from site are collected and removed.

Date of next meeting

12th May – 1330 hrs

Meeting Closed

 

Post Meeting Note

Following the issue of the Meeting Minutes, PC was reminded by Collingtree Parish Council that a complaint had been received regarding mud on Windingbrook Lane which needed addressing and recording for completeness . PC acknowledged that he had forgotten to discuss this during the meeting but advised it had been previously addressed . The situation regarding the roads sweeping is as follows:

The road sweeping regime is currently 3 sweeps per week generally during the afternoons of Monday, Wednesday and Friday. Additional sweeps are organised at site level should it be felt necessary. This would normally occur during wet weather or if certain construction activities have been undertaken. The road sweeper will sweep Windingbrook Lane all the way to the roundabout on Rowtree Road as and when required during the visits depending upon the condition present.

The complainant advised that the Windingbrook Lane was getting swept but the mud was just getting pushed towards the edge of the road  by the kerbs. Upon inspection PC agreed that there was a build up of mud adjacent to the kerbing in places and the site team were advised. This was rectified by the road sweeper undertaking additional sweeps as necessary to ensure the edge of the road was free of mud. The situation will be monitored so as to ensure this issue does not occur again.

Regards

Paul Carvey

Senior Project Manager

 

08.04.2022

Vistry Homes - Planning Application for the Phase 2a Infrastructure

Good Afternoon,

In order to ensure that as many interested parties as possible are made aware of the Application submitted I am writing to advise the Planning Application for the Phase 2a Infrastructure was registered on April 1st 2022 with confirmation being received on the 5th April.

The planning reference number is WNN/2022/0370 and the Case Officer is Adam Walker. WNC have requested any comments be submitted by the 26th April but will undertake their usual consultation process.

Please be aware this Application lies within the Parish of East Hunsbury.

Anyone with comments should forward them to both East Hunsbury Parish Council and WNC. Unfortunately any comments made on either the Collingtree Residents Facebook Page or via collingtreegeneralenquiries@vistry.co.uk will not be recognised as part of the consultation as managed by WNC.

Regards

Paul Carvey

Senior Project Manager

Vistry Homes

Bromwich Court | Highway Point | Gorsey Lane

Coleshill | Warwickshire | B46 1JU | 01675 437000

 

The next Vistry / Parish Council Liaison Meeting is being held on Wednesday 13th April

If Residents have any comments, questions or queries that they would like raising at the meeting and an answer reporting back, please email these to Vistry and copy in both Collingtree and east Hunsbury Parish Councils at:

collingtreegeneralenquiries@vistry.co.uk, clerk@collingtreepc-gov.co.uk and clerk@easthunsburyparishcouncil.gov.uk

 

30.03.2022

An update to the Vistry meeting

The PC recently published the minutes produced by Paul Carvey on the meeting between Vistry and Collingtree and East Hunsbury Parish Councils. The next monthly meeting will be in mid April and the PC’s will request comments and queries from the residents in due course, although residents can of course email these at any time.

For clarification with regards to the wording on the minutes regarding 2 emails received. This relates to 2 specific emails received for items to be discussed at the liaison meeting. We can acknowledge that a number of emails were also received relating to the matter of the footpath. All of these emails were responded to either individually or by a group response from Vistry. If however, you feel Paul hasn’t answered your questions fully, please feel free to contact Paul again. Paul has confirmed this afternoon he is happy to meet you on an individual basis again. Please note the footpath issue is now closed.

To clarify other points:

Funding of local community projects from the monies received from Vistry; the moneys are payable over a number of years, in stage payments dependant on the completed works on the site. The PC have previously requested ideas from the residents for what projects they would like to see and if anyone has any further ideas for consideration, please contact the PC. Please bear in mind that some ideas may not be within the remit of the PC, may not fall within the restrictions for use of the monies and could fall under the remit of other agencies.

The PC are in discussions with WNC regarding the footpaths and wooded area including responsibility for undertaking the work. Further details will be shared once this has been clarified and residents will be kept aware of the position.

Residents have raised some ideas and concerns over the aesthetics of the buildings in phase 2 of the project. These fall within the remit of East Hunsbury PC but we will continue to take forward our residents concerns via our monthly meetings. Vistry have now submitted their Phase 2 application to WNC Planning. The application is yet to be registered or uploaded to the planning portal website. We will notify residents in due course when the application can be viewed.

With regards to setting up a resident’s group, this was discussed at the meeting and it was felt not necessary. We appreciate that residents feel strongly about issues to do with their community and may want to discuss issues amongst themselves, However Residents have many platforms to feed back formally via submitting questions for the ongoing PC/Vistry Liaison meetings via the dedicated email accounts, by attending our Parish Council Meetings or by applying to become a member of the Parish Council. We currently have a number of vacancies on the PC which we would welcome you to apply for. This would allow you to represent your fellow parishioners in Collingtree Park and village.

Further updates will be issued following the next meeting with Vistry and in the meantime the PC look forward to receiving constructive comments.

 

18.03.2022

Vistry meeting minutes update

In respect of the minutes regarding the recent Vistry meeting Collingtree Parish Council confirms that all issues raised by the residents were covered in the meeting and the responses are as per Paul Cavery’s minutes.

In respect of the works on the footpath and lighting on Black Walk; The PC are in contact with WNC regarding the S106 monies & once we have further information we will provide further details.

 

17.03.2022

Vistry / Parish Council Liaison Meeting from the 10th March 2022 - Meeting Minutes

Following on from the Vistry / Parish Council Liaison Meeting from the 10th March 2022, please find enclosed a copy of the meeting minutes produced by Paul Carvey - Senior Project Manager - Vistry Homes.

We feel these minutes are a true reflection of the meeting and believe all residents queries put forward for the meeting have been answered within them.

As promised please see below information relating to hopefully each of the points raised and discussed yesterday.

Balancing Pond

RoSPA have visited the site and undertaken a review. They are content with the fencing utilised and number of life rings but have suggested signage detailing location be provided. This will be arranged.

Sub Station at Junction with Windingbrook Lane

A request was received from a member of the public asking whether any planting could be undertaken to soften it. Golf buggies also cut across the grassed area. Vistry will be undertaking planting over and above that which was detailed within the Approved Plans in order to soften the area. The planting will consist of approximately 6 species of low level shrub and will be undertaken towards the latter part of the year in the next planting season at a similar time to all of the other available areas of proposed POS.

Windingbrook Lane Junction Completion

Roadspace has been obtained for the period between 14th March and 25th May.

During this period the gas main will be diverted, the Openreach ducting adjusted and the kerbing installed together with the laying of the final wearing course, painting of white lines and reinstatement of grass verge areas.

Please see immediately below an earlier response which I sent to the Residents Group explaining the evolution of the junction all the way through to ultimate adoption etc.

Prior to the submission of the Outline Planning Application two rounds of public exhibitions were held detailing the draft proposals.

The first round of the exhibitions took place in March 2013 and the Illustrative Masterplan at that time did depict (very conceptually) a roundabout at the Windingbrook Lane access to the site .

The second and final round of pre-application public exhibitions were held in September 2013 (a month prior to the application being submitted) and the Illustrative Masterplan exhibited at that stage no longer depicted a roundabout. This is because during the six month period between the 2 exhibitions technical analysis concluded in favour of the priority junction arrangement. This configuration of the junction was subsequently approved at the grant of Outline Planning Permission and it is this configuration of the junction that is shown on all planning drawings relating to the site entrance.

Please bear in mind that the road through the new development will ultimately serve 1000 new properties, a primary school, a community facility and a local centre as well as connecting back up to Rowtree Road and will therefore have a far greater degree of traffic using it than the section of Windingbrook Lane that runs up toward the Virgin gym.

This new road will also be a bus route.

Design Process

The junction is designed in accordance with the then current standards as utilised by the local Highway Authority, i.e Northamptonshire County Council at that time. The standards adopted across the country will be similar but each local Highway Authority will usually have their preferences. Examples of differences in approach between Highway Authorities include different amounts of kerb face being visible above the road surface or different depths of construction etc.

The designer will prepare a design based on their interpretation of the standards. This is then vetted by the local Highway Authority who will then comment on the design and either accept it or alternatively make comments on it for the designer to action. This is an iterative process repeated until the design results in Approved Drawings being produced and Technical Approval is granted.

Legal Agreement

An agreement under s278 of the Highways Act 1980 is required for any alterations to be made to an existing highway by a Developer. The Agreement is entered into by the Highway Authority, the Developer and a Surety. The Surety ( possibly the NHBC or other approved body) acts as a guarantor and retains a bond which simply acts as an insurance policy to ensure the works are completed to the satisfaction of the Highway Authority therefore protecting public finances.

A s278 Agreement can only be entered into where the land is either already Public Highway or the Developer owns the land, or if it doesn’t has the landowners permission.

The works are then constructed strictly in accordance with the Approved Drawings and are supervised by a representative of the Highway Authority. It is for this reason that the junction cannot be altered at this stage.

When the works are substantially complete to the satisfaction of the Highway Authority a percentage of the bond is released because the risk of failure or substantial defects occurring have diminished.

Only once the maintenance period has passed, usually after 2 years , and any outstanding defects corrected will the remainder of the bond be released. At this stage the works are considered to have been adopted and become highway maintainable at public expense. Up until that time the Developer is responsible for any defects etc.

Stage 3 Safety Audit

During the above process and before adoption occurs a Stage 3 Safety Audit is undertaken. This is where independent auditors monitor the new junction during both night and day to see how the different users i.e vehicle drivers, cyclists and pedestrians use the junction. They will also look at evidence of damage to kerbing , scuffing of the road surface etc to ascertain whether the junction is working as designed.

A report will be produced detailing all observations and any concerns identified will be forwarded to the designer working for the Developer to review .The Designer will then either accept the comments made or present an argument as to why the auditor is wrong.

For any comments raised by the auditor that the designer cannot overcome a solution has to be put forward. If the auditor agrees this is acceptable the amended design will then be constructed once again under the supervision of the Highway Authority.

Based on the above, the junction will not be amended at the current time.

For further information I attach a very detailed document retailing how the Audit is undertaken. Please be aware this document is primarily concerned with Trunk Roads i.e dual carriageways and motorways and therefore will be far in exceedance of what the RSA 3 at Windingbrook Lane would consider but the principles and objectives are the same.

Piling

Piling is due to recommence on the 4th April for approximately 2 weeks.

Black Walk / KG2

There is a sum of money within the s106 for the provision of streetlighting along KG2.

Woodland Walk / Ridgeline

This route is not on the Definitive Map and therefore technically it is not permissible for this route to be walked. Permissive routes will be provided in due course through this area. The exact route of the footpaths was discussed and viewed.

Tree Clearance

As discussed many times in the past via FB, the press, communication with residents and both PC’s etc the only trees felled and vegetation cleared was that required to construct the infrastructure in accordance with the Approved Plans.

As a gesture of goodwill, Vistry having listened to the concerns of the residents have agreed to plant additional trees ( approx. 15 number) along the route of KG3 together with undertaking further lower level planting to reinforce the area.

POST MEETING NOTE – Paul Carvey met with representatives of WNC Planning Enforcement team and Cllr Suresh Patel immediately after this visit and it was confirmed that no breach had occurred. This matter is now closed.

Footpath KG3

Residents had expressed opinions in the past that the footpath should be kept scenic and rustic if at all possible considering the sums of money available under the s106 for improvements to KG3 and KG4. It must be noted that PC was advised 2 representations had been made direct to the PC’s leading up to this meeting despite the meeting being advertised widely on the FB pages of the respective Parish Councils together with that of the Collingtree Residents Group FB page.

A suggestion had also been made that it would be preferable for timber gates to be installed either side of the new road once constructed.

Ultimately footpath KG3, together with KG4 lie in the Parish of Collingtree and therefore representations as to how the s106 monies should be spent will ultimately lie with Collingtree PC and WNC.

Drainage Route from Phase 1

The route of the proposed outfall was walked. PC advised as to the amendment made to the route to save a large area of trees.

PHASE 2 – ALL PHASE 2 WORKS LIE IN THE PARISH OF EAST HUNSBURY

Discussions were held with regard to the request from a resident that a committee or similar be set up to discuss the school, community building, Local Centre etc.

This was discounted because the Cllrs of the Parish were elected through a democratic purpose.

School Site

A member of the public had requested that the school look like that at Radstone Fields in Brackley. Cllr Douglas explained that ultimately the size and type of school etc is decided by an Office of Central Government.

Community Facility

A member of the public had asked if there was an opportunity to be involved with discussions relating to the above. This is a matter for EH PC to deal with.

Infrastructure Application

The size and extent of the planning application for the next phase of primary infrastructure was discussed together with its rationale. The party were advised that the Application would be submitted to WNC this week.

Discussions were also had in relation to the application for the remaining primary infrastructure. This application is likely to be submitted Summer 2022.

Residential Development Application

The Application for the next phase of residential development for circa 400 houses will be submitted within the next 2 – 3 months.

The area for this application was viewed.

M1 Drainage

The outfall from the M1 was observed and the proposal was explained together with the rationale for the s73 application relating to the construction of the swale in Phase 1.

Archaeology

The archaeological investigations within Phase 2 are to commence in April for a period of approximately 6 months. The primary area is in the field opposite Turnberry Lane.

PC is trying to organise visits for the local schools.

Golf Course Works

The remaining works were discussed very briefly as were the channel improvement works to be undertaken along Hole 9.

These will be discussed in far more detail at the next site visit when time allows

Hopefully I have addressed the points raised but if I have missed anything or you feel the representations above did not reflect the meeting I will review and amend if required before reissuing.

As discussed if the 2 PC’s could provide a preferred date(s) for the next meeting I can confirm etc?

My suggestion for the next meeting is we discuss the planning application for the next phase of primary infrastructure (in detail if required), together with any response received to date, possibly look at the potential access for construction traffic off Rowtree Road, the archaeology in Phase 2 plus of course any other matters arising.

Thank you as always for your valued input , have a good weekend and catch up soon.

Regards

Paul Carvey

Senior Project Manager

 

08.03.2022

Reminder that the Vistry Liaison Meeting is taking place this Thursday.

Please remember to email any questions you may have.

Many Thanks

CPC

 

14.02.2022

With reference to the recent Facebook posts regarding the Parish Council not keeping residents up to date with works going on at Vistry, The Parish Council would like to inform you that we have very limited powers with regards to planning and we have the same access to information as everyone else.

We were only informed of the works to the trees as this was along a footpath, otherwise works to the trees would have taken place without residents being informed.

We are statutory consultees on planning only and we have no special access to information or hold any special relationships with the developers. We are not privy to any extra information because we are a Parish Council.

We try to be advocates on behalf of residents but negative comments on Facebook do not help matters.

The Parish Council is not maintained 24 hours a day. The Clerk works part time 7.5 hours a week on Tuesdays and Wednesdays. Please be patient when expecting responses from the PC if you have made contact with us. You may get a response outside of these hours if the Clerk is working outside of her normal hours.

As previously stated Facebook is not our preferred means of contact and we are unlikely to respond to comments on the Facebook Residents page.

If you would like to contact the Parish Council then please send an email to the Clerk at clerk@collingtreepc-gov.co.uk

Assuring of our best attention at all times.

Collingtree Parish Council

A bit of back ground information on planning for your information.

PLANNING PERMISSION

What powers does Collingtree Parish Council have with respect to planning applications?

Collingtree Parish Council is consulted by the relevant Planning Authority West Northants Council on all planning applications relating to Collingtree Parish. Any views expressed by the Parish Council will be taken into account by the Planning Authority before a decision is made, providing the points made are relevant to the determination of a planning application.

The final decision is made by the Planning Authority, not the Parish Council.

Collingtree Parish Council will only comment on what are known as “material considerations” – issues, for example, such as boundary disputes between neighbours or loss of views will not be considered.

Do parish councils grant planning permission?

• Town and parish councils are not Planning Authorities. Town and parish councils are only statutory consultees in the planning process.

• This means that they only have the right to be informed of planning applications within the parish.

• They cannot approve or reject planning applications.

• They can only comment on planning applications in the same way that individuals can comment.

• Consequently the length of time taken to determine a planning application is governed by the local planning authority not the parish council.

• A parish council can request that it be given extra time to comment on an application.

• The decision whether this is granted rests solely with the planning authority and it’s own deadlines for decision making.

How do parish councils comment on planning applications?

• Parish councils can only agree to comment on planning applications in properly called council or committee meetings which the public can attend.

• The comments agreed in the council meeting are submitted in writing by the parish clerk to the relevant planning authority.

• The process is exactly the same as that of an individual wishing to comment on a planning application.

• Parish councils are statutory consultees and have no powers to approve or reject planning applications, they can only comment or not on applications.

Valid reasons for comment on a Planning Application

Comments that are clear, concise and accurate stand more chance of being accepted than those that are not. When planning applications are considered, the following matters can all be relevant. These are sometimes referred to as ‘material planning considerations’:

• Central government policy and guidance - Acts, Circulars, Planning Policy Guidance Notes (PPGs) etc.

• The Development Plan - and any review of the Development Plan which is underway.

• Adopted supplementary guidance - for example, village design statements, conservation area appraisals, car parking standards.

• Replies from statutory and non-statutory agencies (e.g. Environment Agency, Highways Authority).

• Representations from others - neighbours, amenity groups and other interested parties so long as they relate to land use matters.

• Effects on an area - this includes the character of an area, availability of infrastructure, density, over-development, layout, position, design and external appearance of buildings and landscaping

• The need to safeguard valuable resources such as good farmland or mineral reserves.

• Highway safety issues - such as traffic generation, road capacity, means of access, visibility, car parking and effects on pedestrians and cyclists.

• Public services - such as drainage and water supply

• Public proposals for using the same land

• Effects on individual buildings - such as overlooking, loss of light, overshadowing, visual intrusion, noise, disturbance and smell.

• Effects on a specially designated area or building - such as green belt, conservation areas, listed buildings, ancient monuments and areas of special scientific interest.

• Effects on existing tree cover and hedgerows.

• Nature conservation interests - such as protection of badgers, great crested newts etc.

• Public rights of way

• Flooding or pollution.

• Planning history of the site - including existing permissions and appeal decisions.

• A desire to retain or promote certain uses - such as playing fields, village shops and pubs.

• Need for the development - such as a petrol station

• Prevention of crime and disorder

• Presence of a hazardous substance directly associated with a development

• Human Rights Act

• Precedent - but only where it can be shown there would be a real danger that a proposal would inevitably lead to other inappropriate development (for example, isolated housing in the countryside)

Irrelevant reasons for objection

There are certain matters which do not amount to ‘material planning considerations’ under current legislation and guidance. These matters cannot be taken into account in considering a planning application and should not be included in objections as they weaken your case:

• Speculation over future use

• The identity of the applicant or occupant

• Unfair competition

• Boundary disputes

• Breach of covenants and personal property rights, including personal (not Public) rights of way

• Loss of a private view

• Devaluation of property

• Other financial matters

• Matters controlled by other legislation - such as internal space standards for dwellings or fire prevention

• Religious or moral issues - such as betting shops and amusement arcades

• The fact that the applicant does not own the land to which the application relates

• The fact that an objector is a tenant of land where the development is proposed

• The fact that the development has already been carried out and the applicant is seeking to regularise the situation. People can carry out development at their own risk before getting planning permission)

• The developer’s motives, record or reputation

Other Matters – “concerns and issues”

The person making a planning application has to provide enough information for the application to be determined. They do not have to provide every single detail before an application can be approved because certain matters can be resolved by way of conditions included as part of the permission.

Because of this, certain issues may not be considered as ‘objections’ but it is entirely reasonable for you to raise concerns on such issues and to ask to be kept informed before they are approved. These include:

• The proposed type and colour of the materials to be used

• The exact nature of any proposed planting or boundary treatment

 

14.02.2022

A message to residents in Collingtree Park from Paul Carvey - Vistry Homes

Just to advise that there will be a piling rig on site for the next couple of weeks.

I would like to apologise for any additional noise or disturbance this is causing.

Regards

Paul Carvey

Senior Project Manager

 

10.02.2022

Vistry Developments

There have been a number of queries regarding the Windingbrook Lane junction. Please find Vistrys response to these as follows.

Evolution through the planning process

Prior to the submission of the Outline Planning Application two rounds of public exhibitions were held detailing the draft proposals.

The first round of the exhibitions took place in March 2013 and the Illustrative Masterplan at that time did depict (very conceptually) a roundabout at the Windingbrook Lane access to the site .

The second and final round of pre-application public exhibitions were held in September 2013 (a month prior to the application being submitted) and the Illustrative Masterplan exhibited at that stage no longer depicted a roundabout. This is because during the six month period between the 2 exhibitions technical analysis concluded in favour of the priority junction arrangement. This configuration of the junction was subsequently approved at the grant of Outline Planning Permission and it is this configuration of the junction that is shown on all planning drawings relating to the site entrance.

Please bear in mind that the road through the new development will ultimately serve 1000 new properties, a primary school, a community facility and a local centre as well as connecting back up to Rowtree Road and will therefore have a far greater degree of traffic using it than the section of Windingbrook Lane that runs up toward the Virgin gym.

This new road will also be a bus route.

Design Process

The junction is designed in accordance with the then current standards as utilised by the local Highway Authority, i.e Northamptonshire County Council at that time. The standards adopted across the country will be similar but each local Highway Authority will usually have their preferences. Examples of differences in approach between Highway Authorities include different amounts of kerb face being visible above the road surface or different depths of construction etc.

The designer will prepare a design based on their interpretation of the standards. This is then vetted by the local Highway Authority who will then comment on the design and either accept it or alternatively make comments on it for the designer to action. This is an iterative process repeated until the design results in Approved Drawings being produced and Technical Approval is granted.

Legal Agreement

An agreement under s278 of the Highways Act 1980 is required for any alterations to be made to an existing highway by a Developer. The Agreement is entered into by the Highway Authority, the Developer and a Surety. The Surety ( possibly the NHBC or other approved body) acts as a guarantor and retains a bond which simply acts as an insurance policy to ensure the works are completed to the satisfaction of the Highway Authority therefore protecting public finances.

A s278 Agreement can only be entered into where the land is either already Public Highway or the Developer owns the land, or if it doesn’t has the landowners permission.

The works are then constructed strictly in accordance with the Approved Drawings and are supervised by a representative of the Highway Authority. It is for this reason that the junction cannot be altered at this stage.

When the works are substantially complete to the satisfaction of the Highway Authority a percentage of the bond is released because the risk of failure or substantial defects occurring have diminished.

Only once the maintenance period has passed, usually after 2 years , and any outstanding defects corrected will the remainder of the bond be released. At this stage the works are considered to have been adopted and become highway maintainable at public expense. Up until that time the Developer is responsible for any defects etc.

Stage 3 Safety Audit

During the above process and before adoption occurs a Stage 3 Safety Audit is undertaken. This is where independent auditors monitor the new junction during both night and day to see how the different users i.e vehicle drivers, cyclists and pedestrians use the junction. They will also look at evidence of damage to kerbing , scuffing of the road surface etc to ascertain whether the junction is working as designed.

A report will be produced detailing all observations and any concerns identified will be forwarded to the designer working for the Developer to review .The Designer will then either accept the comments made or present an argument as to why the auditor is wrong.

For any comments raised by the auditor that the designer cannot overcome a solution has to be put forward. If the auditor agrees this is acceptable the amended design will then be constructed once again under the supervision of the Highway Authority.

Completion of Windingbrook Lane junction

Regrettably the junction has still not been completed because there is a gas main positioned directly where the gullies that allow rainwater to get away have to be positioned.

I have been chasing Cadent (who are responsible for the gas main) since September of last year to resolve this matter however I can now advise I have a meeting arranged with Cadent for next week after which time I will get an understanding of when the gas main can be diverted and I will let you know once I have that information.

Once the gas main is relocated the Openreach ducting can also be repositioned enabling the kerbing to be installed and the final surfacing applied to the junction. The white lines will also be repainted.

Upon completion of these works the verge will be reinstated and the fencing removed and I can only apologise for this delay and fully appreciate how frustrating this is.

Paul Carvey

Senior Project Manager

on behalf of Vistry Homes

 

10.02.2022

Vistry Developments - Enquiries Email Address

Vistry Developments have provided a enquiries email address for residents to use regarding queries or questions they may have about their development at Collingtree Park.

The email address should you need it is: collingtreegeneralenquires@vistry.co.uk

Please copy both Collingtree and East Hunsbury Parish Councils into your emails, to keep us in the loop.

clerk@collingtreepc-gov.co.uk and clerk@easthunsburyparishcouncil.gov.uk

 

Below is Vistry's response to the queries they have received this week.

Good Morning,

Firstly I would like to thank you for contacting Vistry advising of your concerns and comments etc and also apologise for the delay in responding.

It is fully appreciated the distress and concern caused by the removal of the trees and the impact it will have on the local area and I will therefore try and address the points raised in this single response. It is my intention to also circulate this response to the Parish Councils of Collingtree and East Hunsbury, together with the Collingtree Residents FB Group to hopefully make it visible to as many in the local community as possible.

I will now move through the main points in turn

Perceived lack of consultation

Since the overall site was consented at Appeal and the Outline Planning Permission was granted there have been several planning applications for the area of land currently being developed which is the 1st phase of the overall development. Whilst there have been several iterations of planning applications submitted, and approved, these are all very similar and any amendments have primarily been changes to the house types proposed with very minor adjustments made to the layout of the on site roads and footpaths etc. Importantly no additional trees are being removed than was originally planned and approved.

These applications have been approved over several years and for each and every planning application submitted the same consultation process would’ve been followed by the Council. This process entails the local council, formerly Northampton BC undertaking the following:

• advise the application has been submitted through site notices and adverts etc, together with displaying it on the planning section of the Council website

• undertaking formal consultation with all relevant consultees, of which there are many

• the report written by the council officer being submitted to Ward Councillors sitting on the planning committee

• and finally the application being determined by the Ward Councillors sitting on the Planning Committee who will ultimately decide whether the proposal is acceptable or not.

All of the above consultation and associated reports etc are available to view on the West Northamptonshire Council website under the planning section.

Why are the works required

As per the attached plan, the tree felling and scrub clearance is required to allow the bus turning point to be constructed together with the roads and footpaths fronting dwellings 342 – 334 and 317 – 309.

Further along the footpath but set further back the additional tree clearance is required to make way for dwellings 291 – 283 and 265 – 258.

In addition to the above some trees have been removed within the golf course itself together with a small section of trees at the bottom of the footpath where it turns 90 degrees to run parallel to the golf course. This is the route for the drainage where it leaves the 1st phase of the development, passes through golf course and continues into the fields beyond the footpath before discharging into Wootton Brook. These works are planned to commence next month.

Any areas where the footpath route is damaged or made unsafe by the removal of the tree stumps will be reinstated.

Timing of works

The tree felling works are planned so they can be to be undertaken prior to the commencement of the bird nesting season thereby enabling the road etc to be constructed in the coming months.

It is understood criticism has been levelled at the Parish councils for not communicating the extent of the tree felling works earlier etc however with the principle of these works being agreed and subsequently consented many years ago the outcome would have been the same. The only part of the process which was flexible was the timing. Understandably the Parish Council did not want to advise as to the date of the works commencing until the Order for the footpath closure had become effective and initially I had wanted the footpath closure to come into effect on the 31st January , however due to the lack of availability of the specialist machinery required etc the works had to be put back a week at relatively short notice.

Comments have been made in relation to the fact the Order is dated the 20th January and therefore the closure would’ve been known about several weeks ago. I have no idea as to why the Order is dated as such because I only received official confirmation from West Northants Council on the 3rd February. Up until the point the Order is issued there is no certainty the footpath closure could go ahead.

For a short closure such as this of 5 days or less, the Order can generally be turned around within a week or so which is why the timescales were so tight.

Ecological & Landscaping Concerns

Ecological repots and landscaping proposals were submitted at the application stage and these would’ve been considered by Northampton Borough Council and the other consultees accordingly prior to grant of Permission.

Long Term Status of Footpath

Firstly it is important to state that some of the route that is currently walked is not on the actual legal route of the footpath as defined by the Definitive Map, as per the plan displayed where the route is closed together with a copy also attached.

At the current time the longer term plan for this footpath is not confirmed however there is a sum of money specified within the s106 to allow improvements to footpaths KG3 and KG4 amongst other areas to be undertaken under the Sustainable Transport Contribution section for which a sum of £568.5k is payable and is made up of the following items:

Towcester Road and London Road Bus priority measures £126k

Cycle Lanes on Hilldrop Road and Penvale Road £80k

Upgrades to the lighting of public right of way KG2 £137.5K

Upgrades to public rights of way KG3 and KG4 £225K

Within 1.4 of the Second Schedule it is stated that the Owner (i.e Vistry) shall pay £452.5k prior to the first occupation of the 189th dwelling; and

Within 1.5 of the Second Schedule it is stated that the Owner shall pay £116k prior to the first occupation of the 379th dwelling

Numerous comments have been made in relation to the desire to keep this section of footpath in as natural a form as possible and therefore this request should be made to both Collingtree and East Hunsbury Parish Councils together with any preferences because ultimately Vistry will not be delivering these ‘improvements’, WNC will be. Suggestions received include possibly overlaying the footpath in a gravel or hoggin type material , or alternatively wood chippings to make it more accessible for all whilst keeping its rustic feel. It can be appreciated that there are differing views however all of the comments received have confirmed those writing will miss the rustic feel. Other suggestions include the provision of dog waste bins.

Road Crossing through the Footpath

I have spoken with the Definitive Map Officer at WNC in relation as to what happens relating to the footpath where the road will cross it and I have been advised this will form part of the decision making process when the planning Application is submitted. I am therefore writing to advise that this planning application is due to be submitted within the next 4 weeks and I will inform the Parish Councils and the Residents FB Group when this happens so that they have an opportunity to comment etc.

Suggestions relating to this element received to date include a gated crossing either side of the road made from timber as opposed to metal to maintain the rustic feel.

Hopefully the above addresses the majority of the points raised recently relating to the footpath and the tree felling etc and provides clarity to the situation but should any questions remain please do not hesitate to make contact again.

Regards

Paul Carvey

Senior Project Manager

Vistry Homes

 

03.02.2022

Edit of post - 15th Feb 2022

This Vistry Liaison meeting has now been rescheduled to take place on the 10th of March.

If residents have any questions they would like presenting to Paul Carvey at Vistry Homes, please can you email them to Vistry and to both Collingtree and East Hunsbury Parish Councils. We will report back with answers to your questions after the meeting.

Thank you

 

Further to the earlier Collingtree Residents post regarding Vistry Homes.

We can confirm that the Chair Councillor Penny Steel and Parish Councillor Sharon Collins have regular meetings with Paul Carvey at Vistry to discuss any ongoing developments. This enables us to keep residents up to date with the works, pass on important information and address any concerns that residents have so that they can be dealt with appropriately.

Our next meeting is being held on the 24th February, so please email us with any comments, queries or concerns you would like us to raise with them on your behalf.

Please email the Clerk at clerk@collingtreepc-gov.co.uk

Alternatively you can contact Vistry directly on their new email at

collingtreegeneralenquiries@vistry.co.uk, copying the parish council into the email too so we can be aware of your concerns.

 

03.02.2022

WEST NORTHAMPTONSHIRE COUNCIL ROAD TRAFFIC REGULATION ACT 1984 - SECTION 14

WEST NORTHAMPTONSHIRE COUNCIL - (PUBLIC FOOTPATHS KG3, KG4 – COLLINGTREE & PUBLIC FOOTPATH LD12 - WOOTTON) - TEMPORARY CLOSURE BY NOTICE

West Northamptonshire Council as Highways Authority do hereby give notice that for:

a period of five days from the 7th of February 2022 those lengths of Public Footpaths KG3 and KG4 in Collingtree and Public Footpath LD12 in Wootton as specified in the Schedule below are closed to pedestrians for health and safety during tree falling. Access to land or premises adjacent to the said lengths of footpaths is unaffected.