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Ward Homes Stonebond Properties Limited STONEBOND PROPERTIES LIMITED WARD HOMES PROPOSED RESIDENTIAL DEVELOPMENT: HIGH HOUSE FARM, STAPLEFORD ABBOTTS TRANSPORT STATEMENT REPORT REF. 180652-01 PROJECT NO. 180652 FEBRUARY 2020 PROPOSED RESIDENTIAL DEVELOPMENT: HIGH HOUSE FARM, STAPLEFORD ABBOTTS TRANSPORT STATEMENT Ardent Consulting Engineers 3rd Floor The Hallmark Building 52-56 Leadenhall Street London EC3M 5JE Tel: 02076804088 [email protected] REPORT REF. 180652-01 PROJECT NO. 180652 FEBRUARY 2020 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 CONTENTS Page 1.0 INTRODUCTION 1 2.0 EXISTING SITUATION 3 3.0 THE PROPOSED DEVELOPMENT 19 5.0 TRIP GENERATION 27 6.0 SUMMARY AND CONCLUSIONS 30 DRAWINGS 180652-001 Site Access and Visibility APPENDICES A 2011 Census Data B Site Layout Plan C Tracking Plan D TRICS – Proposed Site Use AA/jd29402/180652/Reports/180652-01 i HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 DOCUMENT CONTROL SHEET REV ISSUE PURPOSE AUTHOR CHECKED APPROVED DATE - 1st Draft AA DV IW 26.02.2020 - Planning Issue AA DV IW 28.02.2020 DISTRIBUTION This Transport Statement has been prepared for the exclusive use of Stonebond Properties Limited. It should not be reproduced in whole or in part, or relied upon by third parties, without the express written authority of Ardent Consulting Engineers. AA/jd29402/180652/Reports/180652-01 ii HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 1.0 INTRODUCTION 1.1 Ardent Consulting Engineers (ACE) has been appointed by Stonebond Properties Limited to prepare a Transport Statement (TS) to support the proposed residential development at High House Farm, Stapleford Road, Stapleford Abbotts, RM4 1EG. 1.2 This TS supports a detailed full planning application for the construction of 20 residential units, associated car parking and amended access junction. This application has been prepared following a previous application that was refused for 27 residential units. Although the previous application was refused, no objection was received from Essex County Council (ECC). 1.3 The planning application for the proposed development scheme is submitted to Epping Forest District Council (EFDC) as the local planning authority. ECC is the local highway authority. 1.4 This TS has been prepared in accordance with guidance on the preparation of such documents published by the Department for Transport (DfT) in 2007. Although this guidance was withdrawn in October 2014, the document along with gov.uk guidance on Travel Plans, Transport Assessments and Statements (Published March 2014) has been used to formulate this TS. 1.5 In addition, the guidance set out in the National Planning Policy Framework (NPPF) and National Planning Practice Guidance (NPPG) documents has influenced the preparation of this document. 1.6 Following this introduction, the remainder of this report is structured as follows: • Section 2.0 describes the existing situation, including proximity of the site to pedestrian and cycle facilities and accessibility by public transport; AA/jd29402/180652/Reports/180652-01 1 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 • Section 3.0 outlines the proposed development scheme; • Section 4.0 considers the transport and land use planning policy context; • Section 5.0 sets out the predicted trip generation of the residential development; and • Section 6.0 provides a summary and sets out the conclusions. AA/jd29402/180652/Reports/180652-01 2 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 2.0 EXISTING SITUATION Site Location 2.1 The application site is located north of the village of Stapleford Abbotts, approximately 2.4km south-west of the M25. The site location is as shown at Plate 1. SITE Plate 1: Site Location (Street Map) 2.2 The site boundary is formed by: agricultural land to the north, west and south; and the B175 Stapleford Road to the east. 2.3 The local land use environment is principally formed of agricultural land, but with Stapleford Abbotts a short distance south of the site. The Site 2.4 An aerial view of the site is shown at Plate 2. It comprises an area of circa 1.8 hectares and includes the existing residential property and associated farm land. AA/jd29402/180652/Reports/180652-01 3 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 Plate 2: Aerial View of Site (Source: Google Maps) 2.5 Vehicular access and egress to the site is currently available from a single point on Stapleford Road. The access is operational and, therefore, already attracts a number of vehicle turning movements throughout the day. 2.6 The access point is from an existing position on the site’s eastern boundary (see Plate 3). The access road for the farm runs through the site on an east-west axis from Stapleford Road and past the front the residential property within the site boundary. 2.7 The access point is formed by a simple priority ‘T’ junction arrangement. Although not currently a formal junction designed to standards, it is considered a safe access point. AA/jd29402/180652/Reports/180652-01 4 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 Plate 3: Site Access from existing lane (Source: Google Maps) Local Highway Network B175 Stapleford Road 2.8 The B175 Stapleford Road runs to the east of the site, as a single carriageway road approximately 7.8m wide. The carriageway is principally formed of two running lanes. 2.9 The carriageway is subject to a 50mph speed limit along the site frontage. Approximately 110m north of the existing site access, the speed limit reduces to 40mph. Further south, the speed reduces to 30mph as it enters the built-up area of Stapleford Abbotts. 2.10 There is a footway provided on the western side of the carriageway that provides access on foot to both the north and south, connecting to bus stops and existing settlements in the area (see Plate 4). AA/jd29402/180652/Reports/180652-01 5 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 Plate 4: B175 Stapleford Road (Source: Google Maps) 2.11 Direct residential accesses are provided from both sides of the carriageway within the built up areas, and a variety of farm and residential access points outside of the urban environment. The carriageway is also used as a bus route. 2.12 Just north of the site boundary, there is a layby used for parking. 2.13 At the northern end of the B175 Stapleford Road, the road connects with Ongar Road, London Road and Albyns Lane at a 4-arm roundabout junction. 2.14 At the southern end of the B175 Stapleford Road, the road continues and becomes the B175 Oak Hill Road. AA/jd29402/180652/Reports/180652-01 6 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 Gutteridge Lane 2.15 Stapleford Road connects to Gutteridge Lane around 60m north of the existing access junction and 120m south of the existing access junction. Gutteridge Lane is a single carriageway loop road, approximately 6.5m wide for the first 120m (see Plate 5). The lane then narrows significantly. Plate 5: Gutteridge Lane (Source: Google Maps) 2.16 Direct residential and commercial accesses are provided from both sides of the carriageway. From on-site observations it is considered that Gutteridge Lane is lightly trafficked. 2.17 Both access points with Stapleford Road are simple priority junction arrangements, where Gutteridge Lane is the minor arm. Hook Lane 2.18 Around 650m north of the site, Hook Lane joins Stapleford Road as a priority T-junction. It is a single carriageway road approximately AA/jd29402/180652/Reports/180652-01 7 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 4.6m wide and subject is to a 60mph speed limit along its length (see Plate 6). Plate 6: Hook Lane (Source: Google Maps) 2.19 Direct residential accesses are provided from both sides of the carriageway. 2.20 At the eastern end of Hook Lane, the road meets the B175 Stapleford Road at a simple priority T-junction arrangement, where Hook Lane is the minor arm. 2.21 At the western end of Hook Lane, the road meets the Manor Road and Bournebridge Lane at a simple priority T-junction arrangement, where the Hook Lane is again the minor arm. B175 Oak Hill Road 2.22 Within the centre of Stapleford Abbotts the B175 Stapleford Road becomes Oak Hill Road which is a single carriageway road approximately 6.5m wide. The carriageway is principally formed of AA/jd29402/180652/Reports/180652-01 8 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 two running lanes with one good quality footway provided on the eastern side of the carriageway. 2.23 The carriageway is subject to a 30mph speed limit and is also used as a bus route (see Plate 7). Plate 7: B175 Oak Hill Road (Source: Google Maps) 2.24 Direct residential accesses are provided from both sides of the carriageway. 2.25 At the south-western end of the B175 Oak Hill Road, the road continues and becomes the B175 North Road. Bournebridge Lane 2.26 Bournebridge Lane is a single carriageway road approximately 5.2m wide with one good quality footway provided on the northern side of the carriageway (see Plate 8). 2.27 The carriageway is principally formed of two running lanes and subject to a 30mph speed limit. AA/jd29402/180652/Reports/180652-01 9 HIGH HOUSE FARM, STAPLEFORD ABBOTTS 180652-01 TRANSPORT STATEMENT FEBRUARY 2020 Plate 8: Bournebridge Lane (Source: Google Maps) 2.28 Direct residential accesses are provided from both sides of the carriageway. 2.29 At the northern end of Bournebridge Lane, the road meets the B175 Stapleford Road and Oak Hill Road at a simple priority T-junction arrangement, where the Bournebridge Lane is the minor arm.
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