The Windsor Urban Development Panel (WUDC) voted unanimously tonight (13 August 2014) to reject Legoland’s planning application for the Haunted House on the grounds of increased traffic congestion, and the harm it would cause to the Green Belt and the local community.

Cllr Natasha Airey and Vivienne Allen spoke on behalf of residents, and Sue Kemp on behalf of Legoland.

Note from the Editor – Two West Windsor residents, Helen Price and Vivienne Allen, have been instrumental in being eyes and ears on the ground, acting on a voluntary basis, and collating information and evidence for councillors to consider alongside the reports from RBWM officers, and indeed Legoland. I think they would make excellent councillors.

A tipping point

The WUDC Panel members were predominantly from Windsor, and were well briefed, so they knew first hand and from their electorate how strongly Windsorians feel about traffic congestion caused by Legoland.

Cllr Simon Medowcroft, who was chairing the meeting, felt that a tipping point had been reached and commented, “The attraction might not have a huge impact on traffic, but sometimes a threshold is reached when we must say we will not allow another application“.  He did not think enough had been done to mitigate the traffic congestion.

Councillors were also unsatisfied with the lack of evidence from the recent traffic trials – the evidence presented was for trials earlier in the year.

John Penfold, Independent Councillor, pointed out that the Panel would need to see that the new routes over the peak month of August actually reduced traffic congestion before considering any further planning applications.

Thank you for your application but…

The Panel, noted their appreciation of the benefits Legoland brought to the town but they voted unanimously to reject the planning application on the grounds that;

“

1. The proposed development would lead to an increase in traffic which is considered harmful to the free flow of traffic and highway safety particularly during the peak months in the season.  As such the proposal is considered to be contrary to Local Plan Policy DG1(9) and the NPPF Para 32 as the cumulative impacts of the development on the road system are considered severe.
2. The proposal is for a new ride which would lead to an increase in visit numbers and the intensification in the use of the site which would be harmful to the Green Belt and the amenity of the Windsor local community..  This would be contrary to Local Plan Policy GB2 and the NPPF Core Principles.”

A note of caution

Simon Hurrell, Head of Planning at RBWM was at pains to point out to WUDC Panel members that, “Councillors at development control panels are there to represent the Royal Borough as Local Planning Authority”, rather than the interests of local residents.

There was a stunned silence from the Panel at his interjection. 

The end of the beginning, or the beginning of the end?

So, on the face of it local democracy won. Everybody spoke, the residents interests were considered, and the application was rejected.

But not so fast.

Legoland has three options – to accept the decision, to appeal to the Secretary of State, or to reapply.

According to Nicole Zandi of the Royal Observer*, Sue Kemp, divisional director of Legoland said she was ‘hugely disappointed’, but not surprised by the decision. Legoland will now consider whether to re-apply.

If Legoland were to successfully appeal to the Secretary of State, RBWM might be inclined to put forward the conditions noted in Section 13 of RBWM Planning Officer, Kate Dobey’s report – click here to see more.

But are these conditions adequate?

What do you think?

The road to future success – Councillors comment

Like it or not, Legoland is part of our community, and it is in our interest that it becomes more successful, and puts more back into the community, and develops in a resident friendly way;  Wouldn’t it be great if we could work together in a partnership based on trust and mutual respect?

With this in mind, it makes sense that the traffic trials requested by the WUDC Panel on 16 July 2014 are conducted fully.

I will ask the Council to ensure to;

1. Implement trials on all the three routes proposed, for at least a month
2. Collect data, and make it available to the public
3. Consider Cllr Penfold’s comment to take into account that August 2014 may be  a quieter month for non-Legoland traffic

Tell me what you think. You can email me Cllr.DaCosta@rbwm.gov.uk

For the avoidance of doubt, the three proposed routes are;

• Goslar Way
• M25 southbound traffic exiting at J13 not J15 (Old Windsor Route), and
• the A404(M) / A308(M) Bray route

Watch this space

With the help of RBWM’s excellent officers, we will explain the process in more detail in months to come.  So watch this space, and visit the site again soon.

More information

Spooky goings on at the Council – click here to read more about the Planning Officer, Kate Dobie’s report

“LEGOLAND® plans giant new attraction” – click here to read our original report

*Article by Nicole Zandi from the Royal Observer, “Legoland Haunted House ride plans turned down by Royal Borough as ‘threshold’ reached”