In respect of the risk assessment, the council has already set aside £7.9m from New Homes Bonus (with the remainder coming from CIL income). Short term borrowing to cover any timing differences will be undertaken (current cost 0.65% per annum, expected torise to 1.75% by 2018). Provision for the repayment of debt is 2% for a long term asset. The cashflow has been mapped to the timings of receipts and on current projections is not significantly different.
I’ve had a update from Devon County Council to summarise the current position, which I post unedited – I trust this is helpful…
The County Council maintains that there is a strong case for a Park and Ride site (with opportunities to Park and Cycle, Park and CarShare) at the interchange of the A30/A377; however, we took a decision to pause and re-evaluate the alternative options as we may at some point need to demonstrate why no other alternative site is suitable. We have always been clear that the site must be within the vicinity of this junction because it will attract people from both the A30 and A38 directions, therefore our assessment included sites within 500m of the junction. Outside of this range and traffic is expected to find it too remote and there would also be substantially increased revenue costs associated with running bus services to the facility.
I’ve set out below some of our reasons for proceeding with pre-application discussions on the basis of the ’round field’ site…
There are a number of challenges in delivering a Park and Ride facility on the Oaklands site, which is part of the Alphin Brook Conservation Area and Valley Park.
Whilst we believe that there are opportunities to sensitively design the site to minimise landscape/visual impacts and enhance the park with additional planting and new improved routes, it remains a sensitive issue amongst the local community and key stakeholders, including English Heritage.
The Round Field site is part of an Area of Great Landscape Value; however, is an isolated field located between the A30, which runs directly alongside one edge of the field and the road that leads to Ide (it is largely out of view from this approach). Although a raised site, we believe that with appropriate planting, the impacts from long distance views can be minimised.
Given the busy nature of Alphington Road, in order to serve the Oaklands site there would need to be significant junction works to introduce signals and also address the level changes between Alphington Road and the site itself. Furthermore, at some places, a 4 lane-wide carriageway would be needed to provide for an inbound bus lane, an inbound all-traffic lane, an outbound traffic lane and an outbound right turn lane into the P&R. This would require loss of the screen of trees running along Alphington Road and would be costly in engineering terms.
The round field site, by comparison, is served off a less busy road and could be accessed by a simple roundabout junction. A junction in this location may also have the benefit of slowing speeds for traffic exiting the A30 and heading towards Ide.
In the morning peaks, traffic exiting the A30 (and turning right towards the city) can queue in lane 2 on the slip road.
Similarly, traffic exiting the A30 (from Okehampton) queues in lane 1 on the slip road.
The Park and Ride traffic would be able to use the comparatively empty lanes towards Ide to bypass the queues and gain easy access to the facility.
There would still be plans to create an inbound bus lane but this would make Alphington Road only 3 lanes wide and could retain the screen of trees along its length, therefore minimising the environmental impacts.
There is scope to improve cycle routes from the round field site towards the city centre as there is a route under the A30 adjacent to it.
There is also potential to improve walking and cycling routes to local communities, offering opportunities for residents to interchange with a frequent and direct bus service to the city centre.
Our most recent assessment concluded that a 600-space P&R facility would be sufficient based on predicted demand; however, the ’round field’ site was previously rejected on the basis of a 900-space car park. Our assessment suggests approximately 600 spaces could be accommodated at the round field site and therefore should not be discounted as an option for being ‘too small’.
Both the County Council and District Councils have less funding directly available to them and there are significant demands on Community Infrastructure Levy, therefore it is important that we find a solution that delivers best value for money.
There were significant costs associated with the Oaklands Site, namely the need to raise the site by 1 metre in order to achieve satisfactory drainage and the highway works described above under ‘Accessibility’.
Although a full cost assessment has not been carried out for the ’round field’ site, the fewer environmental constraints and ‘simplified’ highway works would suggest it could be delivered at a reduced cost to the Oaklands site.
We are planning to host a public consultation at West Exe School between 4pm and 8pm on 21st July, where there will of course be opportunities to ask officers questions about the proposals.