Your questions

There are several ways you can find out more about this project. On this page, you can also find out answers to some of the questions that are being asked. You can also go to our Explore the proposal page.

Click the question to see the answer.

Why are we building on a flood plain? The 2008 planning application stated the sports field was on a flood plain. What measures will be taken to prevent flooding both on the site and in surrounding roads?

Only part of the site is in a flood plain.

 

The proposed development will be raised 300mm above the current flood level ground. We will also provide flood plain compensation on site to ensure that flood risk is not increased on or off site. Additional flood storage volume will be provided on site which will potentially decrease flood risk to the adjoining properties.

 

There is a national and London need for new  homes on suitable, sustainably located sites. Merton has a significant housing need with the emerging new London Plan more-or-less doubling the number of houses the Council should supply over the next ten years. Suitable housing sites outside of the Green Belt and with existing transport and connections to services are encouraged to come forwards first. Bellway consider this site to be well located and able to provide much needed new homes including affordable housing, along with new tennis facilities, children’s play area and financial contributions to off-site sports uses and local infrastructure.

 

No new homes will be built on land in Flood Zone 2 or 3. Through a detailed flood mitigation strategy, the profile of the site will be amended and the land proposed for housing will be raised by 300mm ensuring it is out of potential flooding areas. Flood plain compensation will be provided on site along the western and southern boundaries ensuring that the flood risk is not increased on the site or at surrounding areas off-site. The strategy proposed will provide a betterment and assist in decreasing the potential flood risk to adjoining properties. 

Climate Change is causing more frequent severe weather events, so please can you explain why you now think the sports field is less likely to be flooded (fluvial and surface water) than in 2008.

We are in consultation with the Environment Agency who are reviewing our proposals. We are using the latest hydraulic modelling to assess the new climate change requirements. This model has been approved by the EA and is the most up to date information available.

 

We are proposing mitigation measures to ensure the proposed development will remain safe for its lifetime while not increasing flood risk off site.

 

To do that we are changing the ground levels on site to provide additional flood storage for the fluvial events. We have also factored in the impact of climate change, so these measures we feel will reduce the likelihood of flooding on site.

 

In consultation with the Local Lead Flood Authority and Thames Water, the on site drainage system will also provide attenuation for surface water to ensure that surface water flood risk is not increased on and off site. The onsite system will be designed to hold all storm events up to and including the 1 in 100 + 40% Climate Change.

Will you have attenuation tanks? If so, to hold what capacity?

Yes there will be tanks. We will also be providing Sustainable Urban Drainage Techniques to manage Surface Water and provide Water Quality improvements. We anticipate that a total attenuation volume of circa 800m3 will be required.

In addition to some small re-profiling of the land around the western and southern boundaries of the site to accommodate flood water, underground attenuation tanks are also proposed. These will hold around 800 cubic metres of water and will be distributed in the site in various forms and systems. The final details are being agreed with the Environment Agency. The onsite flood mitigation system is being designed to hold all storm events up to and including the 1 in 100 year storm event plus an extra 35% resilience to account for future climate change.

Why is Bellway building houses on the site, not developing it for sporting and recreational use as per the s106 agreement in the 2009 application?

The March 2010 s106 agreement for that planning permission, recommended that the Council, Raynes Park Residents Lawn Tennis Club and Kings College School would be allowed options to take up the lease of the land (for playing field use only).  At that time Kings College School were approached to see if the site might be of interest, but it was not suitable for them. Merton Council was also approached but its investment priorities lay elsewhere in the Borough. The lease options for Merton Council and Kings College School were not taken up within the s106 specified timeframes, and so lapsed. The tennis club did take up their option, and this has resulted in an excellent club facility.

Recent contact with sports clubs and community sports organisations in the area has been made and the only club to have shown an interest in part of the site is the Raynes Park Residents Lawn Tennis Club, wishing to expand their tennis offer.

London planning policy requires Merton Council to supply a high number of new homes. Bellway consider this is a suitable site to provide sustainably located new homes whilst also providing sporting and recreational benefits. Some responses from sporting bodies have suggested that they would be better served by financial contributions from Bellway enabled through residential development  at the site. The proposals being prepared for new residential homes would enable new and viable on-site tennis, whilst providing significant financial sums to be made available for off-site sporting facilities.  

Have Bellway marketed the site for sporting use?

Yes. We have contacted sports clubs through the national governing bodies (NGBs), including the Football Association, English Cricket Board, Rugby Football Union, England Hockey and the Lawn Tennis Association. These NGBs have themselves contacted the clubs and leagues in the area to ask for interest in the site, but there has not been any interest, except for the Raynes Park Residents Lawn Tennis Club, the only club to have shown a viable interest in part of the site.

 

Indeed the FA and the ECB and other NGBs  have suggested that any sports investment priorities should be offsite to improve existing club locations. These priorities are set out in Merton Council’s agreed Playing Pitch Strategy Action Plan, and endorsed by Sport England.  Back in 2010, as part of the original permission, there was a commitment to offer the site to Kings College School and to Merton Council, but both their priorities for investment were elsewhere, and any legal requirement lapsed as the agreed time period had run out.

Where will the car access to the site be? Via Meadowview Road?

Yes this will be the development’s sole car access point.

How many parking spaces will be provided? Will Bellway look into providing parking for the original development on Meadowview Road and parking for the new development?

A total of 127 car parking spaces are to be provided to serve the new development plus the 6 existing ones that are to be relocated and the 22 new spaces for the tennis club. (An average of 1.43 per dwelling.)  This is in accordance with current London Plan and LB Merton maximum car parking standards and sufficiently above census data for car ownership in the area.

Will the current parking spaces reserved for the tennis club be given up by the tennis club and become free parking for everyone?

This will become additional parking for existing and future residents. We will keep these options under review going forward.

Will the parking spaces have electric charging points provided?

Yes there will be. The London plan requires 20% of spaces to have active charging facilities, with passive provision for the remainder to allow easy future provision. We will be providing this.

How can a small private road (Meadowview Road) support the huge residential traffic coming from an additional 90 houses (150 cars) and provide access to the other houses?

The volume of traffic on Meadowview Road is less than was predicted for the 44 houses that are now there. The volume of traffic expected with the additional 90 houses will still be well below the capacity of a single road.

How much will traffic increase on Meadowview Road?

The proposed development of 89 homes plus 2 new tennis courts is expected to result in no more than 60 two-way movements per hour, i.e. one per minute, even during peak periods.  The road will still be a cul-de-sac and the nature of the traffic using it will not change, and the flows will be well below the “environmental capacity” of a road which is typically taken as 300-600 vehicles per hour. 

 

A flow of around 100 vehicles per hour is taken as the desirable maximum level of traffic for a “shared surface” road where vehicles and pedestrians share the same space, so the arrangement here with separate carriageway and footways segregated by kerbs is well above that level of provision.

 

There are a large number of residential culs-de-sac throughout the UK serving developments of 200-300 homes or more, and the total level of development served by Meadowview Road will be below 150 homes.  Meadowview Road has a 6m wide carriageway and the capacity of such a road subject to on-street parking would be expected to be at least 1500 vehicles per hour, well in excess of expected levels.

How will we mitigate the impact of an additional 90+ cars on Grand Drive?

We undertook traffic surveys in early December 2018, these showed that weekday peak hour traffic on Grand Drive is below or no higher than they were when the application for the 44 dwellings on Meadowview Road was submitted in 2008. The surveys showed morning peak hour traffic to/from the existing 44 units were less than those predicted in 2008, and while the evening peak traffic is slightly higher, that may have been due to the tennis courts which were not included in the 2008 predictions.

 

The Grand Drive/Meadowview Rd junction has ample capacity to accommodate the predicted weekday peak hour development traffic, allowing for projected future traffic growth to the 2023 opening year.

 

A Travel Plan will be submitted with the application to set out how the use of sustainable modes of travel will be promoted for residents.

When was the traffic survey completed? Will another, updated one be done?

The traffic survey was completed in 2018.  We are not proposing to conduct any new traffic surveys at present since traffic levels are still not back to “normal” levels with a lot of people still working from home and others furloughed.

Do Bellway have a right to access Meadowview Road, which is a private road?

Yes

How will the increase in the number of residents in the area impact on medical services in the area?

As part of the application Bellway will be making financial payments through a S106 agreement to Merton Council to put towards local infrastructure like schools, roads and hospitals.

 

This will reflect the increase in population that would be generated from the proposal.

How will we mitigate the impact on schools, as local schools are over-subscribed.

As part of the application Bellway will be making a s106 payment to Merton Council to put towards local infrastructure like schools, roads and hospitals. There will also be significant Community Infrastructure Levy (CIL) financial payments made to the borough and the Mayor of London.

Will residents of the development have any access rights to the existing Meadowview Road playground?

Yes

Who will be responsible for maintenance of Meadowview Road given traffic will increase?

A management company, paid for by the new residents of the development, will also be responsible for Meadowview Road. This means that the new residents will pay their fair share for use of the road with the potential to reduce the overall contributions paid by existing residents for maintaining Meadowview Road.

If the existing management company is to be expanded to include the new residents in order to maintain the existing road, does this mean that the existing residents will become financially liable for the costs associated with the new development, such as the trim trail, second playground and outdoor gym?

No. Existing residents will not become financially liable for the costs associated with the new development.

Do you know any precedent for a trim trail in a residential area rather than a park and whether it encourages antisocial behaviour close to houses?

Trim trails are just areas where people can do exercises, often on wooden structures. They are often seen in public parks in residential areas. There will be a management company that looks after the space. If there was any disturbance or criminal activity, then the police would be involved.

 

Often places that do get vandalized are out of site, unlike this one which will be overlooked by the new houses and next to a busy pathway. This will reduce the potential for anti-social behaviour.

Why did you keep the area fenced off so no one could use the green space for exercising? Why have you locked the children's play ground and not made available for other small children to use?

The site has remained in private ownership and for health and safety reasons, no public access has been permitted as there is no routine maintenance or upkeep of the site.

 

We are unsure as to why the children’s playground has remain locked. This may have been done after the houses were sold and may be a decision made by the management company.

What reassurance can be given that the trim trail equipment will not be locked in due course? The 2008 application said there would be children's play park, but is locked to non residents.

The trim trail equipment is planned to be publicly accessible. We would expect this to be secured in the planning legal agreement if permission were granted

During the sale process and conversations with Bellway’s marketing and sales representatives, it was several times confirmed to us before the purchase that the field in front of our development site would only be used as sports fields and was unsuitable for building. What is Bellway’s answer to this?

Further clarification is being sought on this process.

Will there be compensation for residents of Meadow view and local roads for loss of value to their homes due to this major development happening over a period of time, the disruption to local roads and the change to the local quiet area?

No.  Areas change over  time and planning policy is an evolving process. The proposals will be assessed and determined if they are considered appropriate for the area by the Council. There are only small changes anticipated which the area is considered able to accommodate. A residential use of the site would be in-keeping with the existing residential uses and character of the area. House values can rise and fall over time. It is expected that disruption will be kept to a minimum.

What is the affordable housing percentage? Will there be social rent properties?

The scheme will include on-site affordable housing provided at a policy complaint provision. This means 40% of the homes (36 dwellings) will be affordable as required by Merton Council. In accordance with Merton’s policy, 60% of these (22 dwellings) will be provided as affordable rented units and 40% (14 dwellings) will be shared ownership units.

What are the timescales for how long building works should take?

Building works should typically take 18 months. We would like to submit a planning application by the end of September 2020. If planning permission is granted in early 2021, building works should start a few months later once contractors are appointed and legal contracts drawn up. The building works should be completed by the end of 2023.