Basin Timber Site Consultation

2005-11-13T18:12:30+01:00

At a village meeting on 8 November residents heard of the community consultation that is required before and plans can be drawn up for the Timber Site in Basin Road.
The purpose for this weblog is for residents to feedback their views on the site development and to make suggestions for its future use.
Anyone who is resident in Heybridge Basin can submit their views via this site.
Following this phase which will close on 22nd November, the Stakeholder group will draw together a report which will be presented to residents before sharing it with Maldon District Council Planning Department.

History
Over the years the Timber Yard site has been the subject of several planning applications for both light industrial and residential use. Until recently it was designated a site for industrial use. However consideration is now being given to mixed use, a combination of light industry and residential housing.
New procedures have come into force requiring consultation between the District Council, the local community and the developer before any plans are drawn up.
As part of this consultation Maldon District Council invited representatives from local associations and businesses to meet the developers’ architect and learn what has been happening so far.

Stakeholder Group includes:
St. George’s Church
Heybridge Basin Conservation Society
Blackwater Sailing Club
Heybridge Basin Sailing Association
Blackwater and Chelmer Canal Company
Friends of St George’s Field
The Parish Council
and local businesses.

Heybridge Basin Conservation agreed to take the lead in organising this meeting to keep residents informed of progress and to combine your feedback into a report, which will be discussed with Maldon District Council Planning Department.

We have prepared a brief presentation from the material shown to the stakeholder group. The contents of this presentation will be posted on our web log http://basintimber/blog.co.uk. It will be helpful if you use this to add comment or ask additional questions. Residents who do not have access to the internet will be able to have a printed copy. Please ask me after the end of this meeting

Dolphin Developments are developers for whole of the Timber Yard site plus a small parcel of land adjacent to the canal which is currently in a wild state and unlikely to be developed.

Policy M/E/1B Mixed-Use Development

Within the former timber yard site in Heybridge Basin shown on the Proposals Map planning permission will be granted for a mixed-use development of housing and Class B1 employment uses provided:

The extent of Class B1 uses promotes the objectives of the Employment Strategy
Flood risk measures satisfy the requirements of the Environment Agency

What is special about the Village?

A unique relationship with an historic sea lock.
Its destiny will continue to be linked with the Blackwater Estuary.
It has a sense of remoteness despite its close proximity to Maldon.
Has a strong local character and identity.
It contributes to the character of Maldon District

Timber yard problems
Derelict dangerous structures.
Possible danger to local children.
Impossible to secure on permanent basis.
Blight on adjacent houses and local neighbourhood / Conservation Area.
Unsuited to total continuation of employment use.
Requires new approach.

The timber yard closed 17 years ago.
Associated B2 / B8 industrial & storage uses remain as the lawful use of the site.
Recent Local Plan review proposed B1 use (light industrial / business)
Local Plan Inspector recommended mixed-use based on a development brief.
Local Plan Modification to accept Inspector’s comments

Flood Risk
The Environment Agency has stated that the Village stands in moderate risk of being flooded from a breach of the sea wall. This is a more than once in 200 years occurrence of a sea surge at the same time as there is a spring tide combined with an onshore wind.
The Agency’s assumptions appear to have a significant impact on the construction of any buildings on the Timber Yard site

In the event of a flood of this nature ever occurring most of the existing buildings in the village with the exception of the Old Ship would be flooded at least to first floor level.
This being so the Agency is recommending that and buildings constructed on the site will have only garages or storage at ground floor level and the first floor will be a minimum of 5.4 metres with the second floor starting at 7.7 metres.

Building height
This means that any buildings on this site will be at least as high as the Old Ship and completely out of sympathy with the remainder of the village
However as far as we are aware the Agency’s recommendations are consultative and not mandatory

What can be achieved
Establishment of safe haven for local residents above the flood risk level.
Provision of raised escape route to canal tow path for local residents.
Possible new open space for public ownership
Redevelopment of derelict site.

Areas for consultation
There are a number of options for consultation
Site access either via Blackwater Close or
via Basin Road or
a combination of both
A new access road behind existing houses at Blackwater Close

Bus route?
There is a possibility of creating a through route for buses if both site entrances are used.

Employement options
Evidence given at the Local Plan Inquiry showed office rentals could not cover the cost of constructing new buildings.
Low demand for light industry / office accommodation in Heybridge.
Location too remote to attract ‘outside companies’.
Site has no road frontage.

Possible uses
Local Plan Inspector favoured a mix of uses.
Small scale or ‘live work’ is more likely to be used by local people.
Polyfunctional buildings are a possibility.

Residential use
According to the Developer’s architect, this is the only use likely to be viable.
Will support community facilities.
Can include holiday homes if viable.
Good for local economy.
Less harm in flood situation due to alternative home & low occupancy rate.

Community benefit
There are a number of benefits that the developer feels the development of the site will bring
Among them: Provision of affordable housing
Contribution to local schools (unspecified)
Provision of subsidised small workshops for community ownership
Possible area for boat storage
And a contribution towards a flood

Design options
New buildings must be higher.
Can design of new buildings reflect historic site use?
Linked safe levels make multiple / separate buildings difficult.
Could townscape of new development be different to adjacent houses?

Consulttation input
Access
Bus Route
Employment options
Possible mixed-uses
Residential use
New public open space
Community benefit
Design options

1999 Survey
In addition a survey of the village was conducted in 1999 when residential development was considered for the site.
Sixteen percent favoured Business/Industrial
35% favoured residential
30 per cent a mix of light industry and residential and 14% favoured other unspecified forms of development

The way ahead
The Stakeholder group considered the areas in which consultation was sought under the following headings
1. Identify areas where input from village can influence planned development
2. Identify types of development village would like to see
3. Identify flood risk both fluvial and marine
Discuss any ‘trade-offs’ the village might like to negotiate

Evidence to local plan inquiry
In its evidence to the Maldon District Draft Replacement Local Plan public local inquiry in 2003/2004, MDC maintained that acceptance of an original proposal for total housing development of the site would lead to the village becoming an almost entirely residential dormitory type of settlement with high levels of outward commuting.
It stated that the site represents the only opportunity for a new commercial development in the village and if the employment allocation was replaced by residential this opportunity would be completely lost

Infrastriucture concerns
There are a number of concerns not least the infrastructure of the village is insufficient to support an additional 40 or so houses on the site based on a density of 20 plus to the acre
Sewage and storm water drainage is currently insufficient to cater for the existing houses
Water mains pressure would be reduced
Gas mains pressure would be reduced and the existing electricity supply would be subject to voltage fluctuations

Sire access
Site access via Blackwater Close is considered untenable by existing residents because of the narrow road width on that development.
Residents in Basin Road also feel that access solely from that road is also untenable because of the sight lines of the existing access
Consideration should be given to the creation of an entirely new access running behind Blackwater Close

Bus route
There is an existing bus route via Basin Road and there is no apparent advantage of re-routing it through Blackwater Close

Road safety
An assumption of 40 houses for the site would mean an extra 80 cars using Basin Road and additional hazard for pedestrians, cyclists and existing road users.
Should there be a footpath between Goldhanger Road and St George’s Close?
There is also a parking issue in Basin Road

Flooding
The Stakeholder group feels that the risk of fluvial flooding is far greater than that from the sea. The last time flooding from the sea occurred was in the 1950s
Fluvial flooding however, happens much more frequently
This is partly due to the fact that the system of flood relief dykes in the village has been compromised by housing developments over the years
The group is also alarmed at the Environment Agency’s apparent requirement that any development should be at least three storeys in height. This is out of character with the whole village and would mean that buildings on the Timber Yard site would be as high as the roof of the Old Ship, which sits on top of a hill!

Employment opportunities
It is thought unlikely that the site could be used as a business park for Hi tech industry.
However it might be developed with a mix of small affordable offices and residential use.

Holiday homes
In general the Group does not feel the site is suited for development as a collection of holiday homes

New public open space
It is unlikely that Maldon District Council would have funds to pursue this option and maintain the land. The Parish Council certainly has no funds for this purpose

Community benefit
Open for discussion

Design options
If residential development is the final option then the Stakeholder Group considers that this should be low density and high priced, quality housing reflecting the general tenor of the village. But the height will always remain an issue for further discussion and investigation.

And finally...
Any development on this site should be considered in conjunction with any development plans for land adjoining the canal so that there is a cohesive development plan for the whole village

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Heybridge Basin Timber Site

Basin Timber Site Consultation