UTT/18/1651/FUL - Land at Walpole Farm Cambridge RoadApplication to vary conditions 16 (provision of roundabout) and 17 (provision of right turn lane) from planning permission UTT/13/1618/OP to enable occupation prior to completion of S278 works.

The Parish Council objects to this application to vary conditions 16 and 17, both of which are to ensure an appropriate means of access is provided to the development and to ensure road/footways are constructed to an appropriate standard in the interests of highways safety in accordance with Policy GEN1 of the Uttlesford Local Plan.

FootpathsThe footpaths are not complete and do not provide a safe and appropriate means of access to the development when approaching from Stansted along High Lane or Cambridge Road (B1383). The B1383 is one of the busiest highways in the district. The unfinished footpaths are loose dirt tracks which will turn to mud as soon as it rains, and are not of adoptable standard.

DrainageGroundworks for the SUDs and culvert are not yet complete, although the installation of 4 sections of the Ugley Brook culvert has been undertaken this week. Utility pipes are exposed. The unfinished ponds and drains have little or no protection from public trespass. This work could and should have bene completed while the risk of flooding is low.

SignageThe Parish Council is also concerned about the signage for the new layout. As you approach the roundabout from the north, there are now two lanes of traffic – a dedicated left-turn into High Lane, and the right-hand lane to go straight on up the B1383 into Stansted or to turn right into the new development. There is no notification of this other than an arrow painted on the carriageway, so drivers are using the left-turn only lane to go straight on, we have already witnessed several close calls. The ‘left-turn only’ needs more prominence, and the superseded signs indicating a ‘T’-junction should be removed.

Speed LimitThe speed limit has also reverted to 40mph, although the works are not complete. The Parish Council would prefer the 30mph limit to be reinstated until full completion of the works. An application has been submitted by the Parish Council to retain the 30mph speed limit permanently.

Highways Safety The safety of pedestrians and cyclists is paramount. The positioning of the bus stops, adjacent to the traffic island/crossing point on B1383 has already raised concerns with members of the public.

We also support the comment from Hutton Construction regarding a more permanent footway being introduced on the south side verge of Alsa Street between the Alsa Business Park and the B1383.

For these reasons the application to vary these conditions should be refused.

Photos

Footpath: Top of High Lane looking towards Cambridge Road. You can just see the traffic island bollard top right where the High Lane crossing point is.

Footpath: Walking from High Lane towards Cambridge Road, you can see the Knight sign top right. Fork to the left leads to Cambridge Road, fork to the right to cross High Lane.

Footpath: Unfinished footpath and precast sections for installation (view from Cambridge Road to High Lane)

Crossing: View from Cambridge Road of crossing point to Walpole Meadows. You cannot access the crossing at this point as the footpath is not open. This is also the start of the cycle path. Cyclists have to use the dirt track shown earlier.

Drainage: High Lane - unfinished works to the Ugley Brook culvert

Drainage: Unfinished drainage works at High Lane