Why we should say NO to Northcliffe development

NorthCliff Lodge housing development – what’s the position?

Objectors include the Town Council, but the officers look to be discounting them

• Over-dominant form of development, above the listed buildings (Custom House and Marine Hotel).
• Overcrowded form of development – far too many units, too little car and amenity space
• Detrimental to the iconic headland – modern blocks replace trees
• Comprehensive ecology survey required – only a part survey for reptiles and bats so far; ignore bat roosts in the trees; NRW officer (Lindy Barratt) believes no bats are present and was unaware of the loss of tree habitat; now looking at again
• Loss of some 40 mature trees – Tree Protection Order changed [TPO No.11 2015] to cover only a group of 6 sycamores and  7 trees (an oak, holm oak, magnolia, pine, yew and 2 sycamores); the pine and yew are to be felled. The VoG should not permit it without a felling license, as is required for the total and needs to be granted by NRW.

Historical significance: 

no proposals to save the unique 1840 Summerhouse “derelict and in need of repair”, part of the original Cliff Villa/Northcliff estate of mature woodland and parkland

Cliff Stability:  “The site is therefore considered to be at High Risk of ground movement associated with landslide” said technical consultants, and the risk will “need to be assessed”.  The landslide hazard could affect adjacent sites/properties and the Custom House below. Nevertheless, the Council has dropped its requirement to establish site stability and risk to adjacent properties, proposing instead to set a Condition on the development (not covering adjacent land), contrary to Planning Policy Wales (“Planning decisions need to take into account the potential hazard that instability could create to the local environment”).

Nature Conservation: it’s part of a green corridor of ancient/mature woodland along the cliff edge; bats disappeared in the summer, apparently scared away (illegal measures used) but it is still a bat habitat.  The species of bats that used it have not been identified, nor other protected species of animals/plants. Mature woodland (‘Lowland mixed deciduous woodland’) is a priority habitat in the “Section 7 list” under the Environment Act (Wales) Act, not just for the trees but their special and diverse plants.

New access is unsafe for pedestrians: the new access has very tight bends for goods vehicles, while space for a pavement (unclear that one will be built) disappears on the upper bend.  Generally, the walkway to Paget road/bus-stop is discouraging and unsafe for walkers with limited visibility.  

Objection by Highways officers the 18 August Memo retains objections to details including the 4 visitor parking places on the access road.  It requires car-parking spaces at 2.6m wide (none wider for disabled). The plan now shows 30 places plus 2 visitors, but the Highways comment implies they are sub-standard in size.

Use of Private Road as access:  They have said no pedestrian access to Northcliff Dv., and the track appears shut off at the Lodge entrance (contrary to policy that urban development is to be permeable to walkers and cyclists).  But demolition and construction equipment and vehicles would use the private road - would this use be legal/acceptable to other owners of the track? 

Planning ref. on the VoG website 2015/01449/FUL   

Our local labour Councilors appear to be taking no action.