Ward Issues
M55 Link Road
Update 20 July 2008
Firstly, I have had sight within the last few weeks of some correspondence between Oyston Estates and Kensington Developments in which Mr (Owen) Oyston suggests that the two parties should now work together to progress the link road project.
For anyone who does not know the background, the Oystons own much of the land on which the link road should be built, in particular the next (B to C) section which will remove the dog leg and resolve the issues on North Houses Lane and South Moss Road. This section is the subject of the Compulsory Purchase Order (CPO) that is being progressed by LCC at present. Kensington hold covenants on this land, which The Oystons would like to have removed.
Within the letter Mr Oyston makes some generous offers that would be of direct benefit to Kensington and would also avoid the need for the County to obtain a CPO, thus cutting several months off the lead time to complete the next section.
Whilst I personally find it encouraging that at least one of these parties is trying to reach an agreement and get things moving, the reply from Kensington suggests that now is not the time! Also, it seems to me that both parties are focussing on the whole link road in the context of proposed development plans (Queensway). They should not overlook what is happening now regarding the B-C section. The CPO is progressing regardless and the land for the next section will be within the County’s ownership within the next 12 months or less with or without an agreement. I cannot see that there is anything to be lost by the landowners in reaching an agreed sale with the County and avoiding the (remaining) time and effort of the CPO. Indeed such an action would undoubtedly generate significant goodwill with both the public and the County Council, and would strengthen the landowner’s position in any future negotiations over the rest of their land.
If any residents wish to know more about the content of this correspondence please contact me. cllr.dchedd@fylde.gov.uk
Secondly, an update on the last Lancashire Locals meeting:
A verbal report was given by the County’s officer. The main item in the report was that it has taken longer for all the details of the Side Road and Compulsory Purchase orders to be prepared than had been anticipated. It was expected that they would be advertised at the end of June (see below for further update). This has put back the overall schedule by about 6 months. The Committee expressed its disappointment at this delay but accepted that all the details associated with the orders had to be correct.
I mentioned the correspondence referred to above and the need for those with influence to continue to press both Kensington and the Oystons for an agreed (and therefore quicker) solution. This was not received well, particularly by the Chairman who does not want to distract any focus from the CPO process that is already underway, and has of course heard much of this before over the many years that this issue has been outstanding. I do not see how the use of common sense and influence by those members and officers, both County and Borough, who must have such influence in spades at the present time, would possibly affect the CPO process. The two things can continue entirely in parallel.
Thirdly, The next Lancashire Locals (Fylde) is on Tuesday 22nd July 2008 at Weeton Village Hall.
We have a written report this time, and with some good news. Work to prepare the required plans, schedules, orders and statement of reasons for the CPO (for the B-C section) is now complete and the documents were sent to the Government office on the 19th of June. The full report is at item 11 from this link –
http://www3.lancashire.gov.uk/council/meetings/displayAgendas.asp?meetid=6480
Update 05/02/2008
I have received a communication from Defend Lytham containing their press release "Floodplains are for Ducks, not Developers". This raises important concerns regarding the possibility of development of any kind, including the proposed M55 link road, on the Moss. They trust that that I will "arrive at the inevitable conclusion that the issues raised require greater consideration and wider public debate than they have received to date".
Now I generally agree with Defend Lytham and I certainly believe that we shouldn't be building on greenfield sites and especially not on floodplains. Unfortunately the additional traffic generated by other development in the area, Cypress Point in particular, is already in place and using the existing moss road which is entirely unsuitable. More importantly, I believe that the majority of residents in Park Ward want to see the link road completed, although probably not at the expense of more greenfield development. If I'm wrong about this then I would welcome the views of the people in the ward. Email cllr.dchedd@fylde.gov.uk
Update 29/01/2008
The County officer gave a verbal report to the Lancashire Local meeting on 29th January.
There has been a slight delay in sending out the CPO letters while County have obtained the latest Ordnance Survey and Land Registry data. The expectation was that the letters would go out later that week and would not significantly affect the planned March 2009 start date for the B to C section.
LCC have employed a firm of solicitors to advise on the CPO process and this will also be checked by a QC, all of which is intended to ensure that the process does not get held up with any unforeseen legal hitches.
Update 28/11/2007
An updated report was presented to the Lancashire Locals Fylde meeting on 27th Nov. Most of the information in the report is as I reported below following the first meeting of the working group. Things are progressing on the Southern (dog-leg) section, albeit slowly due to the careful process that has to be followed with the Compulsory Purchase and Side Road Orders. The report can be found as an attachment to item 8 on the agenda:
http://www3.lancashire.gov.uk/council/meetings/displayAgendas.asp?meetid=5508
The officer was questioned about his attempts to contact the main landowner to explore the possibility of achieving an agreed purchase. The officer stated that he had no response to his contacts, but seemed reticent when asked how recently he had tried.
As regards the central section, an article recently appeared in the Lytham St Annes Express headed "Developer's solution to M55-link dilemma". It appears that Kensington are about to submit plans for the development of land between Queensway and Wildings Lane, and as part of this will accept an obligation to provide the funds to complete the central section. I would be interested to know if residents feel that this further development is an acceptable price to pay for the completion of the link road. The article can be found at:
http://www.lythamstannesexpress.co.uk/st-annes-news/Developer39s-solution-to-M55link-dilemma.3451901.jp
The Lancashire Locals (Fylde) meeting remains the best place for residents to keep aware of progress. The link to the agendas and minutes is below. The next meeting is scheduled for the 22th January 2008 at 19:00. Venue and Agenda are published approx. 10 days in advance.
http://www3.lancashire.gov.uk/council/meetings/committees/locals/committee.asp?cid=1277
Update 07/11/2007
I promised in my election address that I would make this my priority. To that end I made sure that I was appointed to the Lancashire Locals Fylde committee where I have ensured that this issue has had the attention it deserves.
The situation regarding the link road was discussed at the Lancashire Locals (Fylde) meetings on 24th July and 25th September 2007. A report was presented by Lancashire County Council detailing the steps involved in progressing both the dog leg and central sections of the road.
The latest LCC report can be downloaded from the agenda page (item 5) here: http://www3.lancashire.gov.uk/council/meetings/displayAgendas.asp?meetid=5507
The minutes of these meetings can be downloaded from here: http://www3.lancashire.gov.uk/council/meetings/committees/locals/committee.asp?cid=1277
At the September meeting this committee agreed to form a working group, of which I am a member, to progress this issue. This group met on the 6th of November.
My brief summary of the situation follows:
Section B to C (Removal of the "dog-leg").
County expect to advertise the Compulsory Purchase Order (CPO) and side road orders in Jan 2008. The landowners and covenant holders involved could save some time here and do their public image a whole lot of good by avoiding the need for a CPO and reaching a prompt agreement with the County Council. Unfortunately this was not achieved in the past and remains unlikely, although I will continue to urge the relevant officers and members of both county and borough to exert whatever influence they have with these parties.
Following this advertisement, there will be an inquiry, expected March 2008, followed by a report six months later. Work is expected to start on site in March 2009.
Section C to D (The central section through to Whitehills).
This does not currently have any funding and is competing with 5 other major schemes across the County.
The Government are urging all councils to find more land for housing, particularly in existing settlements such as Lytham St. Anne's. Whilst I am personally opposed to this, particulary where it involves greenfield sites, the spin off would undoubtedly be more money, in the form of section 106 agreement, which may pay for the completion of the central section.
For the moment, the Lancashire Locals (Fylde) meeting will be the best place for residents to keep aware of progress. The link to the agendas and minutes is above. The next meeting is scheduled for the 27th November 2007 at 19:00. Venue and Agenda are not yet published.