A recommendation has been made to amend plans related to M-Sport’s £19 million evaluation centre and test track near Cockermouth, which is now said to be nearing completion.
Allerdale Borough Council’s development panel will next week consider an application to remove a condition relating to road improvements outside the centre in Dovenby.
The condition had been imposed when permission for the project was originally granted, and required, prior to the occupation of the development, the construction of a pedestrian refuge island at the junction of the A594 and C2038, as well as the creation of two request bus stops to the north and south of the A594 road, and a footpath extension west of Orchard House to the Main Street junction.
However, Allerdale planning officers have concluded that the highway work was not considered to be necessary for the development of the test track and evaluation centre, and have recommended that the council’s development panel agree to the removal of this condition.
The evaluation centre has been described as integral to the future of the Cockermouth-based motorsport engineering company M-Sport.
In documents prepared for next Tuesday’s development panel meeting, Allerdale planning officers note that they understand the construction of the evaluation centre is nearing completion, as is the associated 2.5km test track facility at the Dovenby site.
It has been said by M-Sport that the creation of the evaluation centre will safeguard existing jobs, and create new skills for the area.
Progress on the major construction project, which is being carried out by Northern Developments, had been continuing last year in spite of the challenges presented by the COVID-19 pandemic.
The project, which when complete will have delivered a “one-of-a-kind facility in the UK”, has attracted investment from the Government’s Regional Growth Fund, as well as from the Cumbria Local Enterprise Partnership.
Alongside the permission granted by Allerdale Borough Council for the construction of the evaluation centre, the authority had also granted outline permission for a significant expansion of the site, including the construction of a 60-bed hotel.
However, outline planning permission for these elements of M-Sport’s plans has now expired, which Allerdale planning officers note consitutes a change in circumstances for the proposals at the Dovenby site.
Six objections to the application have been received by Allerdale Borough Council, and Bridekirk Parish Council has also submitted an objection to the authority.
The parish council’s objection argues that the proposals covered by the condition were meant “to be of benefit to the local community”, and added that M-Sport appears to be “riding roughshod over the local community at every level with their actions”.
Other objections received by the council argued that the safe use of public transport should be encouraged, and that the proposed pedestrian island and footpath would be of benefit to the wider Dovenby community as it is one of the few walking routes out of the village.
The existing footpath opposite nearby pub The Ship is also described as dangerous, with an objection arguing that this would be the opportunity to improve the situation.
However, Allerdale’s planning officers have advised development panel members that the planning test that must be applied when considering the matter is whether the condition remains necessary to make the development acceptable, not whether the measures would be a community benefit.
Officers note that Cumbria County Council’s highways authority agrees with Allerdale planning officers that this was no longer the case
The county council’s highways department notes that the conditions contained in the original planning consent given were for a development much bigger than the one currently in place, and as such the potential use by M-Sport users will therefore be considerably less than assumed in the original application.
The highways department also raised concerns with the proposed footway and pedestrian island required by the condition, noting that the footway does not comply with the authority’s normal standards and would represent an unacceptable impact on highway safety, and that the pedestrian island would present a “potential safety concern” from the risk of vehicles striking it.
Allerdale planning officers also advised that there were existing bus stops serving the village of Dovenby, and suggested that future employees of the newly constructed evaluation centre and test track would be able to access the existing bus stops at a distance of less than 400m in total, which they advise is an acceptable distance.
Concluding that the application to remove the condition be agreed to, planning officers conclude: “it is considered that the loss of the request bus stops secured by this condition would not significantly reduce the sustainability of the test track and evaluation centre development in terms of the ability of future employees and visitors to access public transport.
“This is on the basis that existing facilities are located within reasonable walking distance. Nor would the loss of the request bus stops or associated works result in the development having a severe impact on highway safety, on the basis that the existing bus stops are connected to the site by adequate pedestrian footpaths.”
