Public Consultation – Collingridge Farm Development
Proposed Development at Collingridge Farm., Lambourn, April 2019
The public consultation meeting was held on Wednesday, 10th April at the Memorial Hall in Lambourn. A large number of residents attended and commented on the proposed development.
Ingleton Wood LLP on behalf of Racing Homes (Racing Welfare’s housing arm) provided www.lambourn.org some of the material which was put on display on the day.
Proposed Accommodation
Racing Homes is Racing Welfare’s housing arm. It manages 155 homes in England’s racing centres of Lambourn, Newmarket, Epsom, Middleham and Malton. Racing Homes’ portfolio focuses on providing homes for young (aged 16–24) and retired people, but also working staff in need. Racing Homes aims to follow the very best practice in social housing, providing high quality accommodation and support, at affordable rents. The proposed development at Collingridge Farm seeks to provide much needed modern accommodation that meets the charitable objectives of Racing Welfare. It aims to provide a high quality Young People’s Residence of 20 ensuite bedrooms within a managed 2 storey building adjacent to the Injured Jockeys Fund’s Oaksey House site. It also seeks to provide a complex of 24 apartments, with a mix of 1 and 2 bedrooms. The apartments will be split across two 3 storey buildings arranged in a traditional quadrangle, to encourage a strong sense of community. Whilst the design of the buildings and landscaping will be subject to a future planning application, the development will be attractively designed and landscaped in sympathy with its setting.
The Applicant
Racing Welfare is a registered charity supporting the workforce of British horseracing. Their aim is to offer professional guidance and practical help to stable, stud and support staff whose dedication is vital to the well-being of racing. Housing is an issue for Racing Welfare’s beneficiaries, many of whom are employed in or retired from training yards and studs in and around racehorse training centres, including Lambourn. The demographic of stable staff is made up of a relatively young workforce, many living and working away from home and family networks for the first time. Amongst older staff or retirees housing needs are also often an issue, especially if injured, or incapacitated. Many will have lived and worked in a close knit community and can suffer loneliness and isolation as a result of having to move away to find suitable accommodation on retirement. Any housing that is available for racing staff and retirees to rent in Lambourn and the surrounding areas is often unaffordable and/or unsuitable. A bespoke housing complex for working (particularly the young) and retired staff from the horseracing industry would enable Racing Welfare to provide much needed support to these people in an effective manner.
A number of questions were raised regarding the risk of flooding. The map below is an extract from the Environment Agency Flood Map which is used when assessing planning applications.
Scroll to the bottom of this page to leave a comment regarding this article.
I attended the development presentation on Wednesday 10th April at the Memorial Hall to find 4 easels displaying layouts and artist’s impressions of the proposed site. Present were two young ladies and a man from Racing Welfare (I only know this as I asked) – no-one introduced themselves by name so I can’t quote anyone. Forms were available for completing and posting in a ‘ballot box’. Other than refreshments, nothing else available to see. When questions were posed, more than once the response was ‘it hasn’t been finalised yet’.
In principle I have no problems with this site being developed, something that has been expected for many years. What I have a problem with is:
All access through Millfield – looking to double the number of properties being accessed via this cul de sac.
Lack of car parking spaces (36) on the proposed site – please don’t tell me that only 50% of site residents have cars and that occupants of the hostel will be using bicycles! Not sure what sort of survey was carried out, probably population of Lambourn by way of electoral roll. Try a survey of how many properties have cars – and in most instances, more than one.
Height of apartment blocks at 3 storeys – bearing in mind the third floor is not in the roof space so 3 floors plus roof height (according to drawing). This is overbearing for properties in Millfield backing on to the site and from Tubbs Farm where there are bungalows. Lack of privacy and ‘quiet enjoyment’ of homes – it’s not on.
What about renovating the old Collingridge House as a hostel? Instant access on to Oxford Street, thereby allowing shared access to the site? It’s only the exterior of the house that is Listed –grants may even be forthcoming in order to ensure the preservation of the property.
I was interested to see the Environment Agency Flood Map showing that the proposed development site is not in a flood plain. Absolutely correct BUT it is a natural winterbourne and as such, does flood, I’ve seen it myself a number of times and on one occasion water was running through Millfield. It would in my view be more pertinent to ask local residents who actually know.
The access should be rethought. There will need to be parking restrictions on Mill Lane otherwise there will be no turning access from Mill field to Mill Lane. It’s impractical to have just one point of access with 36 cars!
Sadie – it’ll be more than 36 cars, that’s just the number of parking spaces planned.
24 units/apartments
20 en suite units in hostel (a number of 16-24 year olds will have a car)
Office staff
Warden on site
Visitors & etc.
The field area has many springs that appear regularly and quite randomly and WILL cause flooding if the area is developed. The amount of concrete and tarmac will cause problems with the water from the springs and also prevent soak away in an area that will need it . We need assurances that any building work will be lower than Millfield so that the site retains it’s purpose as a flood area. Also we know how inadequate the existing sewers are in the village. How is that going to work out? There is a pumping station right by the proposed entrance to the site. This is attended to by engineers at least once a month if not more regularly. How are they going to park and carry out their essential work with traffic accessing the site? I am not just referring to the residents but the large vehicles that are going to be travelling to and from the site for building.
Margaret Crinks this is insane. I worked for the Landmark Trust and we spent our time restoring buildings like this so people can use as holiday homes. This property would be just like them if converted into a hostel and would be stunning to see back to former glory on the facade. I think the developer is looking for the get rich quick model personally. Old buildings take expertise and skills and money and clearly not his remit.
As for the 3 storey high nonsense completely out of keeping with use and area and don’t even get me started on the river and flooding risk.
This could be a really nice site if it was thought out and residents listened to but I fear money in the back pockets will win the day.
Could not attend the recent meeting however as a very old Lambourn Resident I know there will be issues with the parking/access for here, you only have to drive down Newbury Street now with the houses opposite Foxbury all the cars parked there it is an accident waiting to happen as it the parking at Oxford Street. Aren’t there rules about parking near a junction it seems they are trying to stretch Lambourn for the racing fraternity.
Does anyone know what is happening with this site? I live behind the site and can see today that lots of piles of sand, soil, fences and even a toilet have been delivered. Looking on the West Berks planning site i cannot see an application that has gone in however. Any information would be welcome
Apparently the digging is for the archaeological survey and they are still digging today.
Also, on the issue of flood risk, although the site is not a flood plain it is still a flood risk area as defined by the EA’s own criteria. I put my post code (Tubbs Farm Close) into the flood risk assessment webpage (https://flood-warning-information.service.gov.uk/long-term-flood-risk/) and it states that my property is in or near a flood risk area. The only time in the last thirty years that the river has looked like flooding here is during heavy rain, so developing this site will increase the risk as more run off will go straight into the river.
Further to my comment above, I am also intrigued by their flood map. It would seem that if you select ‘flooding from rivers or sea’ you get a map like their, but if you select ‘flood risk from surface water’ you get a very different picture. Unfortunately I am unable to attach the image here.