010-158-42126 Design and Access Statement

Proposed Residential DevelopmentLand to the west of Newtown Road, Highbridge

Design and Access Statement

Land to the west of Newtown Road, Highbridge

C O N T E N T S p a g e

1.0 Int roduct ion

2.0 S i te and sur rounding area

3.0 Pol icy Cons iderat ions

4.0 Const ra ints S i te access & h ighways i ssues

F looding

Ecology

Archaeology

5.0 The Proposals Layout and appearance

Landscape

Access

6.0 Conclus ion

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1.0 Introduction

page 1

The Newtown Road site lies on the western side of Highbridge. The site is

currently occupied by Delta Engineering and includes a modern single

storey office building located at the entrance to the site off Newtown

Road, tarmaced areas used for car parking, several warehouse units,

yard and hard surfaced areas.

On the southern part of the site is a privately owned track from Newtown

Road which leads to the pumping station and the boatyard.

Sedgemoor District Council ’s adopted Local Plan allocates the

application site for housing under Policy H17. The Plan recognises that

the site forms a large redevelopment opportunity close to the centre

of Highbridge. This application seeks to bring forward the development

of the first phase of the H17 allocation.

The development of the H17 allocation in two phases will not prejudice

the comprehensive development of the site. The application site

(phase 1) is separated from the boatyard site (phase 2) by a public

footpath and a major public sewer that links the water treatment works

to the west of the site with the works to the south of the River Brue.

The surrounding area consists of mixed residential developments to

the north, south and east, the boatyard (accessed from Clyce Road)

to the south, a pumping station to the west and open space within

Apex Park to the north of the application site.

The site is in proximity to, but outside, the defined Severn Estuary

area with its many nationally and internationally important wildlife

designations including RAMSAR, Special Protection Area, Special Area

of Conservation, Site of Special Scientific Interest, National Nature

Reserve and County Wildlife Site status.

The application site lies within the flood plain as identified on the

Local Plan proposals map.

Outline planning permission (including details of the proposed means

of access) is being sought for the site’s residential development

comprising a mix of flats and houses. The proposal is described in

more detail in the accompanying Design and Access Statement

ILLUSTRATIVE LAYOUT


2.0 Site and surrounding area

page 2

The site subject of the application comprises 2.8 hectares of land at the

western end of Newtown Road, some 400m west of the defined town

centre and is allocated for residential development in the Adopted

Local Plan. The town centre is approximately 400m east of the site

with direct footpath connections available allowing easy access

for pedestrians via Newtown Road and Tyler Way. The town centre

offers a wide range of services and facilities as well as employment

opportunities, and these are supplemented by the Western Industrial

Estate and IslePort Business Park further to the east. St. Johns Junior

School and the King Alfred Secondary School are 400 and 600m north

respectively. Access to the site is via Newtown Road.

The site currently accommodates the premises of Delta Engineering

but there are several underused buildings on the site and overall the

visual appearance is one of a semi-redundant former industrial site

which does not relate well to it ’s residential surroundings or make a

positive contribution of the appearance of the area.

The site is roughly triangular in shape with the apex at the eastern

boundary providing the site access onto Newtown Road. The northern

boundary abuts a footpath/cycle way set within a grass corridor, north

of which are the mixed residential areas off Kiln Drive and Moorland

Road which are 2 and 3 storeys in height and extend to the north and

north-west. The southern boundary of the site primarily adjoins existing

2 storey residential development off Sparks Way and Smith Way. At the

western end the site abuts the existing boat yard to the south which is

also allocated for residential development in the local plan.

Site Location Plan

Extract from Sedgemoor District Council Local Plan Proposals Map

Land to the west of Newtown Road, Highbridge page 3

West of the site is the existing water treatment works, access to which

runs along the length of the site’s southern boundary in the form of

a 3m concrete access road which connects to Newtown Road to

the east. To the north and west of the treatment works is Apex Park, a

County Wildlife site and area of informal open space.

There exists three principal buildings on the site together with large areas

of open storage associated with the engineering business. Nearest

Newtown Road is a single storey storage building with low pitched

roof and brick elevations. The eastern elevation which greets visitors

and anyone approaching the site entrance is featureless save for one

emergency doorway. Within the central area of the site exists a 4 bay,

2 storey warehouse building with pitched roof, whilst at the western end

of the site is a very large 2 bay, 2 storey warehouse building also under

a pitched roof. Given the utilitarian appearance of these buildings

together with the open storage of large scale plant and equipment,

residential redevelopment provides an opportunity to created a more

sympathetic and visually appealing form of build development in an

area already characterised by 2 and 3 storey houses.

Further south of the site is the River Brue with the old river course forming

a spur terminated by existing flood defences adjacent the western end

of the site. The new course of the river runs south of the boat yard site

eastwards toward the southern end of the town centre and is crossed by

New Clyce Bridge, a footpath/cycleway which proceeds south from Clyce

Road and links with a pathway heading due west towards the coast.

The site is a brown field allocated housing site in a sustainable location

2.1 Site and surrounding area

within the town. It is approaching the end of it ’s useful economic life and

given the site constraints (see section 4) residential redevelopment is

the most viable option as recognised in the Local Plan for the district.

DELTA ENGINEERING BUILDINGSENTRANCE TO THE SITE FROM NEWTOWN ROAD

LOOKING EAST ACROSS THE SITE FROM THE WATER TREATMENT WORKS

LOOKING EAST ALONG CLYCE ROAD VIEW ACROSS THE SITE TOWARDS THE HOUSING IN NEWTOWN ROAD

ENTRANCE TO APEX PARK


The site is allocated for residential redevelopment in the Adopted Local

Plan (September 2004) which is fairly up to date. Work is progressing in

respect of the replacement Local Development Framework where a

second round of issues and options consultation in

respect of the Core Strategy took place between

June and August 2007. In addition, the Council has

published a draft Urban Potential Study for comment

(July/August 2007) which continues to identify the

site as suitable for residential development and

will form part of the evidence base for the Core

Strategy and Allocations DPD.

The wider site including the boat yard is subject to Policy H17 of the

Local Plan which states that:

‘The site forms a large redevelopment opportunity close to the centre

of Highbridge. The boat yard site offers the opportunity for a riverside

development which incorporates marine facilities. Access will be from

Newtown Road.

Provision is to be made for a cycle link from the adjoining Apex Park

to the south side of the River Brue. This link would not only provide

improved access to Burnham on Sea but would also form part of a

wider recreational cycle path along the coast.

The site adjoins the Bridgewater Bay National Nature Reserve and

consultation with English Nature will be required.

PROPOSAL H17

Land west of Newtown Road and adjoining boat yard, Highbridge (as

defined on the proposals map) is allocated for housing.’

Appendix 4.1 contains additional criteria for the development of

allocated housing sites. The Design Brief for Policy H17 provides guidance

for a comprehensive development to remove all industrial buildings

and uses to enable the redevelopment of the site with a suitable

range and mix of housing sizes and densities. Any development will

be required to safeguard important natural features and the adjacent

SSSI and minimise the visual impact of the development when viewed

from Apex Park. The new estate road should incorporate access to

the pumping station with existing vehicular connections to Clyce Road

terminated. Pedestrain and cycleway access should be provided from

Clyce Road to connect with the wider network of of public paths.

The proposed development has been designed in accordance with

both this guidance and national planning policy guidance, primarily

in the form of Planning Policy Statements PPS1, PPS3 (Housing), PPG13,

PPS9 (Nature Conservation) and PPS25 (Flood Risk).

3.0 Policy Considerations

page 4


Despite its somewhat open and semi-redundant appearance the site

is heavily constrained by issues relating to flood defences, public rights

of way and easements, access, contaminated land remediation,

ecology, the linear nature of the site, multiple ownerships, etc, etc.

Some constraints are purely physical and effectively determine the

extent of developable land and the layout of the development (flood

4.0 Constraintsdefences, easements and rights of way) whilst others have significant

viability implications (decontamination works, increasing and finished

levels, etc). Finally, due to the ecological sensitivity of the wider area

studies have been commissioned to consider whether there are any less

tangible impacts which require mitigation.

page 5


This section considers these constraints and the work that is being

commissioned to address them, some of which takes the form of

separate reports and analysis whilst others are addressed by the

illustrative layout itself which shows that the site can be developed

without resulting in any demonstrable harm to interests of acknowledged

importance.

Ownership issues mean that the allocation will come forward in 2

phases and it is therefore necessary to demonstrate that the first phase

subject of this application will not prejudice the implementation of

any future phase on the residual boat yard land. This is demonstrated

on the illustrative layout which shows access to the residual land

maintained and enhanced and incorporates the important north-

south footpath cycleway link which can then progress over the new

Clyce Bridge and beyond. Due to public rights of way and easements

(see below) the siting of development illustrated in the application will

not prejudice the ability to accommodate any form of development

on the residual land due to the separation distances involved.

The constraints plan identifies the route of 3 easements or rights of

way which restrict the form of development. The existing access to the

water treatment works can be realigned and provided by means of the

new site access and internal road layout. The public foot path which

runs east-west from Smith Way combined with the sewer easement

in same area results in a strip of undevelopable land that will form a

buffer and amenity area between the proposed development and

future redevelopment of the boatyard site.

4.1 ConstraintsSITE ACCESS & HIGHWAYS ISSUES

A Transportation Assessment has been prepared by Peter Brett Associates.

The study obviously identifies the sustainable location of the site and

the potential for future journeys to be made by non-motorised modes

of transportation. Existing pedestrian and cycle links will obviously be

enhanced by the construction of the new links through the site which will

enhance the permeability of the overall area. Otherwise, the wider road

network can accommodate future vehicular traffic from the site and the

residual boat yard land providing for up to 150 dwellings in total. No off site

mitigation works are considered necessary but the enhancement of the

footpaths and cycle ways on site combined with a Travel Plan Statement

will provide real benefits in transportation terms. A further benefit will be

a reduction in HGV movements associated with the existing industrial

operation which could intensify significantly at any time.

The point of access into the existing site is narrow and not well defined.

The footpath/cycle way access into Apex Park is poorly identified and

the entire route is uninspiring and poorly surveilled, which will have a

consequent impact upon levels of usage, as people may not feel

comfortable to use it particularly in the evening. The proposed access

design addresses these constraints and is discussed in more detail in the

following section.

page 6


4.2 Constraints

FLOODING

Given the site’s location adjacent to the River Brue estuary a Flood Risk

Assessment has been prepared by consultant engineers Clarke Bond.

Flood risk is obviously a serious consideration in this area and is becoming

more so generally. However, the engineers have demonstrated that new

flood defence measures can tie in with those that exist at present to

fully mitigate the risks associated with tidal flooding in models predicting

events up to 2110. The defences take the form of a slight increase in site

levels across the development combined with bunds on the southern

and western boundaries to protect against any tidal surge. These areas

have been incorporated into the design in the form of more structural

landscaping strips.

page 7

Extract from Environment Agency’s flood map


ECOLOGY

Whilst the site itself does not have any nature conservation value, the

surrounding areas of the Brue Estuary are part of the wider Bridgewater

Bay SSSI and Special Protection Area (SPA). As already noted, Apex Park

is a County Wildlife Site (CWS) as is the non-tidal extent of the river

Brue.

A request for a formal screening opinion was submitted to the Local Planning

Authority who subsequently confirmed that the proposed development

was not EIA development and therefore no formal environmental

statement is required. However, given the proximity of the sensitive

ecological designations an

ecological assessment has

been prepared by the Wessex

Ecological Consultancy.

Whilst there are some areas of interest on the site (grassland and the

hedge on the western boundary) these are of low ecological importance

and in any event they will be largely unaffected by the proposed

development or can be mitigated

by specific replacement planting

of species which areas on site. No

evidence of protected species using

the site was found during the various

surveys as it is considered unlikely that

any direct impact would result in the

development.

Disturbance to birds roosting at 2 sites

in the estuary was considered in detail

following survey work and a thorough

review of existing data sources.

The assessment concludes that for

a variety of reasons the proposed

development is unlikely to adversely

affect these areas.

4.3 Constraints

page 8


4.4 ConstraintsARCHAEOLOGY

Due to the importance of the general area in

archaeological terms an archaeological desk

based assessment of the site was carried out

by Bristol & Region Archaeological Services.

The evidence suggests that the study area

comprised undeveloped land from at least the

mid 19th century and probably long before

although early wharves on the site were in

place on the northern bank of the Brue by the late 18th century on

or very close to the site’s location. From the mid 19th century the site

was progressively developed for industrial uses associated with the

construction of new wharves following major alterations to the drainage

of the Brue in the first decade of that century. Works also involved

the development of railway sidings and yards serving the new dock

facilities and this industrial use continued during the first part of the 20th

century. In the second half of the 20th century the dock facilities were

abandoned and the railway tracks were removed after 1958

although the site obviously remains in industrial occupation to this

day.

The desk based assessment found no evidence for features of

archaeological interest even though it lies within an area of

archaeological potential. The evidence also suggests that the

area has undergone potentially damaging development with

the construction works associated with the industrial use of the

site. It is considered that a suitably worded condition requiring

an archaeological watching brief during the initial construction

phases of the proposed development would be appropriate.

Highbridge 1888


5.0 The Proposals

ILLUSTRATIVE SITE LAYOUT PLAN

page 10

two and three storey to reflect context;

cycle link through site;

enhanced links to the cycleway/footpath along the site’s northern boundary;

retain landscape buffer in north west corner;

apartment blocks to overlook footpath/cycleway link to north;

entrance/gateway feature required to development and footpath/cycleway link

to north;

opportunity for landscaped buffer between site and boatyard;

opportunity for landscape buffer to housing to the south with flats providing

surveillance;

create own sense of place within the development.

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DESIGN PRINCIPLES


5.1 The ProposalsLAYOUT AND APPEARANCE

The flood mitigation measures will screen the development from the

south and west and offer increased protection for the adjacent SSSI.

Thus, the layout is focused internally to produce a typical coastal village

linear street pattern. The use of appropriate materials and architectural

detailing will give a maritime feel to the development as a whole.

The layout is focused on a central junction which provides the required

access to the boatyard and water treatment works and opens up a

vista towards the new Clyce bridge. A feature entrance to courtyard

parking for units 59-69 will make an attractive focal point for the new

internal pedestrian and cycle paths. These routes offer direct links

into the existing rights of way network assisting the integration of the

development into the surrounding area.

Building heights have been restricted to no greater than three storeys

to respect the predominately low rise housing surrounding the site .

Three storey elements have been used to for the gateway building

and to add interest to the overall skyline. Three storey apartments were

alos considered appropriate for the northern central section of the site

where overlooking from habitable rooms and communal activity will

be beneficial to the security and safety of people on the cycleways

and footpaths.

The existing access to Delta Engineering is narrow and runs parallel to

the cycleway access to Apex Park. By combining the two entrances the

layout illustrates how the bland and undistictive entrance to the Park

can be made more welcoming with an attractive gateway to serve

both the proposed residential development and Apex Park.

The layout seeks to address any possible conflict between introducing

a landmark building at the entrance to the site, required to give the

development context and presence, and the two storey terraced

and semi-detached housing to the north and south. Therefore, the

proposed three storey “gateway” apartment block is sited behind a

landscaped square. Thus, an attractive setting is created by a small

formal square with seating around a sculpture or similar artwork possibly

with a maritime theme reflecting the area’s nautical history.

The building will be sensitively designed to overlook this public amenity area

giving future occupiers a pleasing outlook whilst ensuring the main habitable

rooms will not intrude upon the privacy of the neighbouring rear gardens.


5.2 The Proposals

The layout proposes a mix of houses and flats

comprising a variety of one, two, three and four bedroom properties.

This mix should encourage a range of potential occupiers resulting in

a more diverse and vibrant community.

LANDSCAPE

The layout has been designed to incorporate the flood defence bund

as a landscape buffer protecting the amenity and outlook of the

housing on Smith Way and screening views of the pumping station

and boatyard. It will also reinforce the existing buffer protecting the

wildlife park.

Altough the bund will offer significant protection, at the north west

corner, where the site adjoins the Apex Park wildlife site, the proposed

dwellings are set back away from the boundary to enable the existing

green buffer to be supplemented and strengthened to protect this

habitat.

Within the development the planting will be more formal with standard

trees set in tree grilles to soften the areas of

courtyard parking. Hard landscaping and street

furniture will be used to differentiate between

public and private spaces.

ACCESS

The development will be accessed from Newtown

Road. It is proposed that the access will run along the existing cycleway

serving Apex Park which forms the northern boundary of the site. This

additional land will enable the provision of a 5.5m carriageway with

separate pedstrian and cycleways.

Within the site the layout has been subject to a number of constraints

including the 6m easement for the sewer, existing rights of way and the

need to maintain access to both the pumping station and boatyard.

Therefore it is proposed that the housing is served by a single access

road stretching from Newtown Road to the Water Treatment Works

reflecting the established linear street pattern and building form of

the surrounding residentail development. The emphasis on frontage


5.3 The Proposalsdevelopment with occassional formal squares takes elements from the

built form to the north and south.

In accordance with the guidance contained in Manual for Streets, the

houses on the southern half of the site will have direct vehicle access

to off street parking. This helps to generate activity and can establish a

positive relationship between the street and its surroundings. The use of

railings and low vegetation along curtilages will not restrict visibility but

will clearly differentiate between public and private areas and the use of

different surface materials will alert drivers when pedestrians or cyclists are

likely to be crossing the road.

The layout proposes a number of cycleway links to give ease of access

through the development connecting existing rights of way and encouraging

residents to walk or cycle to local shops and facilities. At present the

footpaths and cycleways are somewhat bland and uninteresting offering

no significant focal points and run behind rear garden fences and lock

up garages creating long narrow and unattractive routes which can be

intimidating.

The layout has been designed to ensure that both the existing and

proposed routes are well overlooked so pedestrians and cyclists will feel

safe and secure. Apartments blocks are proposed for the northern half of

the site where first and second floor living rooms and kitchens will overlook

the cycleway providing informal surveillance.

Informal crossings giving priority to pedestrians and cyclists will be created

through careful use of surface materials encouraging vehicles to give

way and where there are significant changes in level to accommodate

existing accesses alternative sloping paths will be provided to ensure

inclusion for the less mobile.

ConclusionThe redevelopment of brownfield land to provide new housing is an

important objective of the Council. Brownfield sites are often hampered

by high development costs associated with remediation and other

constraints but bringing these sites forward is imperative if longer term

objectives of regenerating areas and protecting Greenfield sites are to

be fulfilled. This application is supported by a raft of evidence which

demonstrates that the land can be developed in an appropriate manner

and facilitate future development on the adjacent boatyard site. The

development will create a new sense of place and a gateway to Apex

park; all within a sustainable location.

FOOTPATHS AND CYCLEWAYS SHOULD BE CONVENIENT, INVITING AND SAFE AND DESIGNED TO ACCOMMODATE PEDESTRIANS OF ALL AGES SIZES AND ABILITIES. GOOD QUALITY LANDSCAPING, GARDENS AND INTERESTING ARCHITECTURE MAKE A WALK OR

CYCLE RIDE AN ENJOYABLE EXPERIENCE

Documents

010-158-42126 Design and Access Statement