Response of Fulford Friends to neighbour consultation
11/03.2011
Dear Mrs Cade
Thank you for consulting with Fulford residents regarding possible future development at Connaught Court. We welcome this opportunity to put forward the views of Fulford Friends at the pre-application stage.
We ask you to note that the comments in this letter indicate the current views of Fulford Friends but are not to be taken as restricting or limiting any future views or opinions.
General points:
1. The overwhelming view of the group is that any available land should be used for the benefit of the Connaught Court residents as intended by the landowner when it was originally endowed to the RMBI. Considering the predicted increase in the need for care provision, some of the available land could allow for future expansion of the care facilities as required. The land represents a spacious yet contained environment with recognisable boundaries between public and private space. It is considered that any imposition of private housing and more traffic into the site will reduce the amenity and security currently enjoyed by the residents.
2. We request that any future application be submitted as a full application and not in outline as was previously the case. This will enable the proposals to be accurately and fully considered by all stakeholders.
3. We are thankful to note that the importance of the ‘green corridor’ to the south and west of the site been recognised.
4. We request that all mature trees and groups of trees be retained and that no proposed development puts their future retention at risk. This should also apply to the new trees planted in replacement of the two previously-removed copper beech trees.
5. It is important that sufficient parking provision is provided so that there is no displacement of parking onto surrounding roads – especially St Oswalds Road. It is also important that parking facilities are not located near to neighbouring properties where the noise and exhaust fumes could adversely affect the wellbeing of local residents.
6. The current grounds provide a secure garden environment for the residents of Connaught Court. Land adjoining Main Street provides them with a direct and pleasant pedestrian route to local facilities including the doctor’s surgery and we hope that this route will be maintained for this important use.
Area adjacent to St Oswalds Rd:
This part of the conservation area is enjoyed by the many local and visiting people who use St Oswalds Road to reach the important off-road riverside cycle and pedestrian routes between Fulford and York, including the Millennium Way and the Millennium bridge.
1. Any built development in this area should be sensitively sited and be of a scale and design that will maintain or enhance the character of the conservation area. Three-storey dwellings (as proposed in the earlier application) are not in keeping with the majority of buildings on St Oswalds Road.
2. Buildings should be set at an appropriate distance from the boundary in order that the mature trees are safeguarded and the spatial character of the conservation area is respected. The height of these trees is considerable and if buildings are placed too close, there will be pressure to reduce or remove them. The need to protect these trees, including the two mature pear trees, which are rare mature specimens of their particular species, is an important aspect of preserving the parkland character close to St Oswalds Road.
3. The boundary railings and rural green verge adjacent to St Oswalds Road are also important elements of the conservation area and we would not welcome any proposal to breach the railings or hard-surface the green verge.
4. The setting of the listed cottage nearby should be respected.
5. Any new development should be of appropriately low density so as not to detract from the character of the conservation area.
Bowling green and adjacent areas:
Proposals for buildings in this area will be opposed as being detrimental to the conservation area and to local amenity.
1. Any buildings would severely impact on views into and out of the conservation area and from the Millennium Way public footpath passing through the Ings SSSI.
2. The bowling green is a valuable facility both for the residents of Connaught Court and local clubs. Its loss would not be supported.
3. The kitchen-garden area also offers a high-value amenity for the residents. Various forms of gardening can play an important role in enhancing the lives of ageing residents, both for the fitter residents, in terms of small-scale involvement in growing flowers and vegetables, and for the less-fit, in terms of watching the gardening activities and seeing the garden plants develop. We would wish to see these facilities retained and enhanced.
4. The area forms part of the broad green corridor and is especially important in terms of views from the green belt Ings.
5. Part of the area is within the functional floodplain and the latest Environment Agency flood maps should be used to ascertain the actual flood line.
Extra care facilities:
The existing bungalows sit unobtrusively within the site. We request that any replacement buildings are of a scale and design that fully respects the views from Main Street and do not exceed the height and footprint of the current buildings.
Finally, we again thank you for inviting our views and trust you will wish to continue to work with the local community and your residents and staff to ensure any development is sensitive to the needs of all parties concerned.
Yours sincerely
Constance Smith
On behalf of Fulford Friends