Concept plan 4. Concept plan 5. Proposal review/ sketch design

B5518/Long Shoot, Nuneaton. Design and Access Statement. July 2012 37

Concept plan 4.

Proposal review/ sketch design development. (March 2012)

Consulted: Design team.

Key points:

Existing foul sewer now retained and development zones rationalised accordingly.

Dedicated pedestrian- cycle route runs parallel to the Avenue.

Depth of landscape buffer along western boundary increased following comments from CV11 Community Action

Group.

To address the issue of massing and views, the northern development zone (3) is rationalized to follow ground

contours and be located within a lower level of the site.

SUDS opportunity identified in the north-western corner, rear of Pallett Drive (lowest area of the site).

Ecological area in the north of the site is fragmented to address southern aspect /views from existing houses in

Gloucester/ Callendar Close.

Ditch locations confirmed.

Concept plan 5.

Public exhibition and pre-application consultation. (March/ April 2012)

Consulted: Design team, CV11 Community Action Group, Local Community (March 2012) and LPA (April 2012).

Key points:

To address team comments, development zones are rationalised so that ditches are not included within private

plots.

Wildlife area is included within the red line boundary of the site.

Team decision made to retain existing western boundary hedge due to good screening, landscape and potential

ecological enhancement benefits. Counter-balanced with new pedestrian linkages across the Community Park to

achieve continuity between green spaces and reduce walking distances to wider context and facilities.

Option to locate addtional bus stops on Pallett Drive and St Nicolas Park Drive explored.

Existing mature Oak proposed to be retained as a feature of the dvelopement in proximity to potential character

zone.

New play facility proposed in Community Park.

Location identified for possible link road to facilitate a future phase if wider land to the north-east were to become

available.


5.3 The Proposed indicative masterplan

Key points:

Vehicular access into the site will be via a new T junction off The Long Shoot. A new right turn

lane is proposed to assist vehicles turning right into the development to addresses comments

raised by the Local Community at the public consultation exhibitions.

A new primary access road or Avenue underpins a simple road layout/ hierarchy and supports

4 character areas within the development to engender distinctiveness.

A dedicated pedestrian/cycle route linking The Long Shoot to Pallett Drive.

A new network of pedestrian footpaths providing linkages across the Community Park to the

wider southern and western context.

A series of inter-connected development zones having a mix of housing types and tenures.

Inclusion of bungalows to address comments from the CV11 Community Action Group and

views into the site. Zones have similar densities and housing patterns to the western

residential context. Staggered/ sawtooth building lines are avoided.

Development zones offset from the site perimeter, using gardens spaces, public open space,

and new/ enhanced hedgerows to maintain a green edge around the site to screen the

development and address settings/ long distance inward views into the site from the north

and west. This strategy also encompasses land within the blue line boundary to the north and

north-east.

Internal ‘landscape layers’ comprising trees and planting are hinged around existing internal

hedgerows. These ribbons of structural planting will soften views of the development and are

strategically placed at high, medium and low points of the site to address inward views from

the south-west, west and north.

A Community Park with new landscaping, a Multi Use Games Area (MUGA) and outdoor green

gym. In response to comments from the public consultation, visitor car parking is proposed in

its vicinity.

A wildlife area along the western site boundary which also functions as a landscape buffer to

address views from existing houses in Buttermere Avenue and Loweswater Close. This

addresses comments from the LPA and local community in respect of the extent of the red line

boundary and is overlooked by new housing frontages for natural surveillance.

Provision of lower storey/ massing in the western and north-eastern areas of the site to

mitigate the impact of built form on rising topography, easterly views and comments from

CV11 Community Action Group. Building separation distances which can exceed minimum

standards in the NBBC Residential Design SPG.

A new electricity sub-station.


The proposed indicative masterplan has been shaped by the site assessment, LPA and Local Community feedback.

The development works on a series of urban design principles to deliver a high quality development which addresses

the criteria of National Planning Policy Framework as follows:

Accessibility and promoting sustainable forms of transport.

‘Plans and decisions should take account of whether; the opportunities for sustainable modes of transport have been taken up

depending on the nature and location of the site to reduce the need for major infrastructure’ and safe and suitable access to the

site can be achieved for all people’.

The following points are annotated on the diagram opposite (and overleaf).

1. Creation of convenient, safe and direct pedestrian routes for residents to access local facilities on St Nicolas

Park Drive, nearby schools and play areas.

2. Provision of a single vehicular access point into the development off The Long Shoot and a new cycles/

pedestrian route improving the north-south connectivity of the site and connecting with the existing footpath

on Pallett Drive.

3. Provision of additional bus stops on St Nicolas Park Drive, Pallett Drive and The Long Shoot.

4. Provision of a wider primary access road with sufficient width to accommodate a bus service and a link to a

future phase should wider land to the north-east become available.

5. Creation of a new street hierarchy providing easily recognisable routes that balance the street as a space

alongside its function as a movement corridor.

6. Provision of new buildings and creation of focal point features, character spaces and arrival points to achieve

legibility and assist way finding through the development. Provision of active frontages to encourage natural

surveillance and safe streets and amenity spaces.

7. Provision of dedicated visitor car parking in the vicinity of the Community Park in response to Local

Community comments.

Provision of amenity space.

‘Planning policies and decisions should aim to ensure that developments; optimize the potential of the site to accommodate

development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of

the developments and support local facilities and transport networks’.

8. Provision of strategically placed green infrastructure which provides a network of inter-connected, accessible,

safe and useable open spaces for new and existing residential communities to share whilst assisting a strategy

to mitigate the appearance of new built form and massing within both the landscape and urban context.

9. Provision of an informal but maintained green gateway at the entrance into the development which

safeguards views into the site from adjacent existing houses, is overlooked by a frontage of new houses and

visually connects with the existing Long Shoot building line.

10. Provision of a new Community Park which adjoins the existing Buttermere recreation area.

11. Creation of new wildlife corridor along the south-west of the site which links to the Community Park.

Addresses inward views into the site from existing houses in Buttermere Avenue by functioning as a ‘green

buffer zone’.

12. Provision of a new flood lit Multi Use Game Areas (MUGA) and an outdoor green gym.

13. Improvements to the off-site Buttermere play area through Section 106 Contributions.

5.4 Design principles

1

2

3 4

6

7

8

9

10

11


Response to context.

‘Planning policies and decisions should aim to ensure that developments; respond to local character and history and reflect

the identity of local surroundings and materials, whilst not preventing or discouraging appropriate innovation’.

14. Continuation of built form predominantly in the south and centre of the site as an extension of the

existing residential community.

15. Lower density development towards the northern and north-eastern area of the site in response to the

wider landscape setting, views and less undulating land form profiles.

16. Alignment of new development with ground contours so that building profiles tier or ‘grow out of the

ground’.

17. Limiting development to a maximum of 2 storeys.

18. Creating architecture which harmonises with the local vernacular.

19. Using similar streetscape cross sections, housing patterns and ‘blocks’ to the local context.

20. Provision of larger plot sizes to offer flexibility for residents to adapt or extend their dwellings.

21. Lower building mass close to site edges to mitigate inward views into the site from the west.

Promoting healthy communities.

‘Planning policies and decisions should aim to achieve places which promote safe and accessible environments containing

clear and legible pedestrian routes and high quality public spaces which encourage the active and continual use of public

areas’.

22. Provision of new public open spaces which are safe and accessible and encourage interaction between

new and existing residential communities.

23. Provision of a new pedestrian and cycles linkage to link the site to the wider residential context, local

facilities and schools.

24. Provision of a mix of housing types, sizes and tenures in residential zones. Provision of bungalows in

response to Local Community comments and inward views into the site.

25. Provision of a mix houses and habitable room types along street frontages to assist natural surveillance at

different times of the day.

26. ‘Pepper-potting’ affordable housing through the development to create balanced communities.

Promotion of biodiversity.

‘The planning system should contribute to and enhance the natural and local environment by; minimizing impacts on

biodiversity and providing net gains in biodiversity contributing to the Government’s commitment to halt overall decline in

biodiversity’

27. Retention and enhancement of existing landscape features (hedgerow, trees/ Oak).

28. Creation of new landscape areas including native hedgerows, wildflower areas, a wildlife corridor and

large, medium and small scale tree planting as part of a strategy to use landscape layers (structural

planting) to mitigate the appearance of massing on inward views into the site.

29. Enhancement of existing wildlife habitats.

5.4 Design principles

14

15

21

21

22

27

28

28

28


5.5 Character areas and features

‘Planning policies and decisions should not attempt to impose architectural styles or particular tastes

and they should not stifle innovations, originality or initiative through un substantiated requirements to

conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce

local distinctiveness’ NPPF

Arrival points.

The development proposes 4 arrival points. These are key locations within the development

which are junctures of character zones. Arrival points are proposed to create a sense of place

and assist legibility through the development by creating spaces which have identity.

Arrival point 1

Entrance into the development. The openness of the amenity space framed by a new (Long

Shoot) housing frontage creates a space which is visually distinctive. This creates an informal

gateway into the development, addresses neighbouring neighbouring dwellings each side and

allows the development frontage to visually connect with The Long Shoot building line.

Arrival point 2.

A low key square which addresses the interface of the residential side street and the Avenue

character areas. This space is defined by visually distinctive housing patterns and changes of

surfaces, materials, street furniture and boundary treatments.

Arrival point 3.

The interface of the Avenue meeting a Green Edge. The Avenue will arrive in front of Public

Open Space being the Community Park and the existing mature Oak will demark this further.

Arrival point 4.

The route which people will use to enter the development from the north-west (by foot or by

cycle) will have a landscape bias and be overlooked by a housing frontage. To create

distinctiveness, key dwellings could have contrasting materials so that they address inward

views into the site from Pallett Drive and function as an architectural backdrop.

1

2

3

4


5.6 Building heights


The development proposes a range of densities and building heights which are influenced by the contextual observations identified in

Section 2.4 and are therefore proposed to be limited to 1 and 2 storeys. A mix of houses are proposed within each development zone that

will offer diversity and choice. Footprint sizes and ridge heights will differ and the following provides a range of their minimum and

maximum dimensions:

Bungalow

Length (X) 8.8m

Depth (Y) 10m

Height (Z) 5.3m

Detached *

Min Max

Length (X) 6.7m 10.9m

Depth (Y) 5.5m 11.8m

Height (Z) 7.18m 8.4m

Semi detached

Min Max


Depth (Y) 7.88m 8.6m


Terraced

Min Max


Depth (Y) 7.8m 8.6m


Double garage

Length (X) 5.4m

Depth (Y) 5.3m

Height (Z) 4.2m

Single garage

Length (X) 2.9m

Depth (Y) 5.4m

Height (Z) 4.5m

5.7 Scale and massing

* Including flat over garages.


5.8 Street cross section typologies. See pages 41 and 53 for further details.

Indicative north-south massing

West-east

massing

5.7 Scale and massing

Residential Street/ secondary road

Green edge/ tertiary road

Indicative west-east massing

Note: existing building and tree heights are indicative.

North- south

massing

Tiered street elevation to

address sloped topography

18 - 29m

Avenue/ primary road

Existing Oak is visible as a focal point

feature from the south of the development.

This is realised by the sloped topography of

the site.


Although appearance is reserved, character areas and architectural design principles are proposed that will set a guide for future design. Following an assessment of the existing

residential context the make-up of the character areas can comprise the following:

5.9 Appearance

Building component Green gateway Avenue Residential side street Green edge

Dwelling types Detached properties. Detached properties.

Bungalows to address north-eastern edge.

Semi detached ,terraced and detached

properties.

Terraced, semi detached and detached.

Bungalows to address western edge.

Dwelling heights 2 storeys. Predominantly 2 storeys, scattering of 1 storey. 2 storeys. 1 and 2 storeys

Building lines Consists of frontages.

Minimal building set backs in order

to create a linear Long Shoot

building line.

Consists of frontages set back from road ranging

from 3-8 metres.

Curved/ shaped building lines align road layout, with

subtle set backs avoiding saw tooth patterns. (NBBC

Residential SPG)

Building patterns condensed to highlight arrival

points and changes in hard landscaping materials/

street furniture.

Consists of frontages.

Linear building lines set back 4-9

metres from road (to accommodate

grouped car parking).

Consists of frontages.

Looser housing patterns align (low key)

lanes/ shared surfaces/ private drives.

Characteristics ‘Open feel’ due to southern aspect

and grassed amenity space in front.

Tree lined route with distinctive landscape theme.

Detached dwellings with front gardens and

driveways and some spaces for tree planting.

Buildings positioned closer together.

Linear building line.

Minimal or no gable/ eaves line

articulation to emphasise building line

and streetscape pattern.

Informal arrangements of housing with

open aspect and landscape bias.

Roof design Traditional pitched roof design with

front gables to provide articulation

to eaves line and tie in with The

Long Shoot vernacular.

Traditional pitched roof design with front gables to

provide articulation to eaves line.

Stepped or tiered roofscape to address sloped

topography.

Traditional pitched roof design.

Traditional pitched and hipped roof

design. (hipped roof design proposed to

minimize ridge heights and relate to St

Nicolas Park vernacular). Tiered street

elevations to address topography.

Doors and Windows White Upvc windows. Front doors

to have varying colours/ styles.

White Upvc windows. Front doors to have varying

colours/ styles.

White Upvc windows. Front doors to

have varying colours/ styles.

White Upvc windows. Front doors to

have varying colours/ styles.

Features Pitched and flat roof porch

canopies.

Dentil coursing.

Brick corbelling.

Cill and head details (brick/

reconstituted stone)

Pitched and flat roof porch canopies.

Dentil coursing.

Brick corbelling

Bay windows

Cill and head details (brick/ reconstituted stone)


Dentil coursing.

Brick corbelling

Bay windows

Cill and head details (brick)


Dentil coursing.

Brick corbelling

Bay windows

Cill and head details (brick)

Front boundary

treatments

Metal railings and/ or hedgerow. Metal railings and hedgerow – first section of

Avenue only to reinforce formality of route.

Tree planting in front gardens where possible.

Low level landscape – in some cases as

defensible space.

Hedgerows and low level landscape.

Knee rails in front of Wildlife Corridor

and Community Park.

Materials Red/ orange blended brick.

Ivory colour render.

Red and grey roof tiles.

Reconstituted stone.

Red/ orange blended brick/ Ivory colour render.


Red and grey roof tiles.

Variation in hard landscaping materials.

Red/ orange blended brick.

Grey roof tiles.

Variation in hard landscaping

materials.

Red/ orange blended brick.


Grey roof tiles.

Variation in hard landscaping materials.

Each character area will contain its own individual design elements, making it distinct from other areas. It will include built form principles which are realised by changes in height, set -

backs, landscape treatments, architectural detailing, colour and use of materials. The boundaries between character areas are not set in stone and will naturally evolve as part of a

detailed design process. The definition between the character areas will be subtle and tied together with an overall development theme.

Examples of Bellway Homes typical house type

designs.


5.10 Affordable housing 5.11 Development phasing and housing blocks.

In accordance with Policy H3 of the Nuneaton and Bedworth Borough Local Plan 2006, 25% of the development will

be offered as affordable housing. This equates to 30no. dwellings. Following pre application discussions the Local

Planning Authority, the affordable housing tenure split is proposed to 20% shared ownership and 80% rented.

Affordable housing is proposed to be located centrally within the development to benefit new linkages to the wider

context, schools and public transport connections.

Affordable housing is proposed to be located in clusters or manageable groups. Each cluster will consist of a mix of

house types (including bungalows) and, where possible, tenures (although this is difficult to achieve by virtue of the

unequal percentage tenure split). Affordable dwellings are proposed to be tenure blind, avoid concentration in one

area and the creation of unbalanced communities. This is illustrated in the diagram above.

Subject to the application being granted consent, details dealing with the final appearance and siting will be

submitted as part of a reserved matters or detailed application through consultation with the Local Planning

Authority.

The proposed development zones generally comprise efficient back to back patterns of housing which align the

road layout to create a series of small neighbourhoods in response to the western residential context. Linear

development zones are however proposed in the south which align the Avenue and these take influence from

the existing Long Shoot corridor/ building line.

At this early stage, the strategy for construction of the development is envisaged to commence in the south of

the site in the vicinity of the new junction off The Long Shoot. Later development phases can come forward as

the construction of Avenue extends towards the north-west. Each phase will therefore comprise a mix of

housing types.

Subject to the application being granted consent, phasing details will be submitted as part of a reserved matters

or detailed application through consultation with the Local Planning Authority and Local Community.

Possible affordable housing locations.


5.12 Green infrastructure and landscape

Perimeter landscape layers

Internal landscape layers

Community Park

Wildlife area

New Multi Use Games Area and

outdoor Green Gym

Existing play area to be upgraded

through section 106

contributions


The corridor affords opportunity to increase the biodiversity of the site through the creation of wildflower areas and

clusters of woodland planting.

Green gateway.

Two parcels of mown grassed amenity space are proposed at the entrance into the development which primarily safeguard

views into the site from the adjacent dwellings and create a sense of place as a development gateway. This space will have

an open feel and new hedgerows will complement a new linear new building line and define public and private realm.

Existing hedgerows and trees and creation of landscape layers.

Existing hedgerows, ditches and trees are proposed to be retained, protected and enhanced both within the site and on

perimeter boundaries to maximise their screening benefits and encourage biodiversity within the site. Some short sections

of hedges are proposed to be removed together with a number of Ash trees to facilitate the new access road, junction off

The Long Shoot and the pedestrian/cycles connection with the Pallett Drive footpath.

Development zones are offset from the site perimeter, using new and (enhanced) existing hedgerows to create a green

edge to screen the development and address long distance inward views into the site from the north and west. This

strategy also encompasses land within the blue line boundary to the north and north-east. The development also proposes

a series of new ‘landscape layers’ comprising hedgerows, planting and trees some of which are hinged upon existing

internal hedgerows. These ribbons of structural planting will soften views of the development being strategically placed at

high, medium and low points of the site to address inward views from the south-west, west and north.

The mature Oak is proposed to be retained within the Community Park. Its location will demark an arrival zone being the

interface of the Avenue meeting a green edge. Its height in conjunction with rising landform to the south will create an

inclusive focal point feature of the development rising above the new roofscape.

Public open space provision.

The NNBC Residential Design Guide SPG adopts the NPFA (National Playing Field Association) requirements for Public Open

Space, sports and recreation for which onsite provision is required for developments of between 200- 400 dwellings.

Whilst the development falls below this threshold, the provision of public open space has been calculated as follows:

2.6 persons per household (average household size of Borough) x 120no. dwellings = 312no. persons.

2.6 hectares/ per 1000 population x 312no. persons = 0.81 hectares public open space requirement.

The development proposes 2.37 hectares of onsite Public Open Space.

Summary of key principles:

The development proposes a series of interlinked landscape spaces that complement character areas, protect and

enhance the existing landscape features of the site and offer new play and recreation spaces. They comprise:

Community Park.

A new Community Park is proposed adjacent to the western site boundary that will function as an extension of the

existing Buttermere recreation area. It will encourage social interaction between new and existing residential

communities and be within a short walking distance of them. Following discussions with the Local Planning

Authority, the Community Park will provide on-site play facilities in the form of a flood lit Multi Use Games Area

(MUGA) and a green gym. These facilities will be centrally located being overlooked by new housing frontages and

be positioned away from hedgerows as far possible to minimise the effects of external lighting on the habitats

within them. The existing Buttermere play area is proposed to be upgraded through Section 106 contributions.

The design team have evaluated the appropriateness of removing the existing hedgerow between the western

boundary and the Buttermere recreation since its presence visually separates the park into two areas. It is

considered that its retention can offer important screening and ecological enhancement opportunities which

outweigh its removal. Social and visual interaction can still be achieved via the new network of paths and shared

play facilities.

The Community Park comprises mown grass with clusters of new trees such as Oak, Ash and Hornbeam. Existing

native hedgerows will retained and supplemented with Hawthorn, Guelder Rose and Field Maple and where space

allows, small fruiting trees. Clusters of new tree planting are also proposed along pedestrian footpaths merging

into woodland planting areas particularly in the vicinity of the northern, south-western and north-western edges of

the site.

Character areas.

Both new and existing landscape features will complement character areas, such as the tree lined Avenue, formal/

linear streets, loose/ organic building lines and arrival points.

Wildlife area.

A new wildlife corridor is proposed along the south-western boundary which also acts as a green buffer between

the development and the rear of existing houses in Buttermere Avenue and Loweswater Close.

5.12 Green infrastructure and landscape

‘Planning policies and decisions, in turn should aim to achieve active places which promote safe and accessible developments, containing

clear and legible pedestrian routes and high quality public open space, which encourage the active and continual use of public areas’. NPPF


Both Severn Trent Water and the Environment Agency have been consulted to develop a robust foul and surface

water strategy for the site.

Severn Trent Water has confirmed that the foul sewer crossing the site has adequate capacity to cater with the

new flows from the development. It is currently proposed to retain this sewer in its original position, with due

regard to the appropriate no build easements, and connect new foul flows at manholes along the length of the

sewer.

Severn Trent has also confirmed that there is adequate capacity in the public surface water sewer in the west of

the site to cater with the greenfield flows derived from this development. Therefore the new surface water

drainage system will connect to this large surface water sewer and will be designed so that no flooding occurs for

the 1 in 100 year plus climate change storm. Furthermore the flows from the development will be attenuated to

ensure that the proposed run off from the development is less than the greenfield predevelopment run off rate

and that a degree of betterment is achieved. The proposed underground attenuation tanks will subsequently be

adopted and maintained by Severn Trent Water.

5.13 Drainage Strategy

Existing surface water public sewer


New development offers flexibility in order to respond to future changes in lifestyle and demography as follows:

• Larger plot sizes and garden lengths to provide homeowners the opportunity to extend dwellings whilst

maintaining proportionate and useable garden space.

• Roof pitches that facilitate future loft conversions.

• Where possible, roof pitches with aspects 30 degrees of south to provide the opportunity for homeowners to

retrospectively fit roof mounted energy panels.

• Sufficient road width to accommodate a bus service or future link road to a wider phase should land to the

north-east become available.

• In accordance with policy H5, 10% of dwellings will be capable of adaption to meet the needs of people with

a disability or mobility problems.

The development will achieve sustainable building construction techniques in line with current Building

Regulations. The development will also seek to:

• Encourage sustainable modes of transport and walking distances via a new north-south pedestrian/

cycle route and network of pedestrian footpaths to the wider context, facilities and schools.

• Provide new bus stops on St Nicolas Park Drive, Pallett Drive and The Long Shoot so that public transport

connections are within easy walking distance of the development.

• Habitat enhancement and creation through the retention and supplementation of existing hedgerows

and the provision of a new wildlife area and native planting.

• Improve energy efficiency through siting, design and orientation of dwellings.

• Provide dual aspect dwellings which achieve good levels of natural daylight.

• Use water conservation measures such as low flush w.c’s, water saving taps and water butts.

• Use simple traditional construction detailing and materials to achieve a robust and high quality build.

• Use of building materials capable of being recycled.

• An element of construction waste reduction or recycling.

5.15 Sustainability

5.14 Adaptability.

‘Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively

to making better places for people’. NPPF


Government policy makes clear that a key objective for new developments should be that they create safe and

accessible environments where crime and disorder or fear of crime does not undermine quality of life or community

cohesion. This policy is set out in the document 'Safer Places: The Planning System and Crime Prevention' (February

2004, ODPM and the Home Office) and Manual for Streets.

The guidance is based on seven attributes of sustainable communities particularly relevant to crime prevention. These

attributes have emerged from in-depth research into crime prevention and urban design practice and theory. The seven

attributes of sustainable communities relevant to crime prevention are:

• Access and movement: places with well defined routes, spaces and entrances that provide for convenient

movement without compromising security;

• Structure: places that are structured so that different uses do not cause conflict;

• Surveillance: places where all publicly accessible spaces are overlooked;

• Ownership: places that promote a sense of ownership, respect, territorial responsibility and community;

• Physical protection: places that include necessary, well-designed security features;

• Activity: places where the level of human activity is appropriate to the location and creates a reduced risk

of crime and a sense of safety at all times; and

• Management and maintenance: places that are designed with management and maintenance in mind, to

discourage crime in the present and the future.

A key aspect of creating a safe and secure development will be to look at detailed areas with the Local Authority’s Crime

Prevention Design Adviser as the development is progressed through a subsequent Detailed or Reserved Matters

application. Copies of the concept plans used at both public consultation events have been issued to the Warwickshire

Police Force Crime Prevention Design Advisor, although no comments have been received ahead of this planning

application submission. At this stage the specific ways in which the proposals accord with the seven attributes relevant

to crime prevention are as follows:

Access and Movement

All routes are designed to be well defined and overlooked by new development and active frontages. All routes are

proposed to be direct and necessary allowing access to properties, public open spaces and leading to facilities and

residential areas in the wider context. The layout designs out the need for alleyways or routes that aren't overlooked or

without purpose.

Structure

The development will sit adjacent to the existing St Nicolas Park development. The proposal promotes social interaction

between new and existing communities by providing a network of cycle and pedestrian connections and a new shared

Community Park with play facilities. New housing frontages over look this space to achieve natural surveillance. No

conflicting uses are proposed.

Surveillance

The movement network (vehicular, pedestrian and cycle routes) and all open spaces will be well defined and

overlooked by surrounding development. Parking areas for private houses will be located predominantly to the

front and side or rear of dwellings. No rear parking courts are proposed. Parking spaces will be visible from the

dwellings that they belong to or overlooked by others – increasing opportunities for passive surveillance.

Ownership

The distinction between public and private space will be clearly defined by physical means such as boundary

walls, fences, railings, hedges/ low level planting and surface treatments. Properties will face into streets allowing

residents to get to know their neighbours and recognise their cars etc – engendering a sense of personalization

and community spirit.

Locating parking within the curtilage of the plot helps private parking to be defined. Where groups of on-street

parking spaces are proposed, private and visitor car parking will be more clearly defined. Areas where parking is

not permitted will be protected by physical means such as level changes, grassed or landscaped verges, changes

in hard surfaces, timber bollards or knee rails.

Physical Protection

All buildings will be secured to the relevant standards as set out in Building Regulations or by the LPA. The option

to exceed these standards will remain open to the applicants.

Activity

The Community Park will be an accessible space having active uses throughout most of the day. The wildlife

corridor is anticipated to have less activity however continued regular use by virtue of the proposed footpath

which links it to the Community Park.

All public open spaces are proposed be overlooked by frontages of new development that will promote natural

surveillance and discourage anti-social behaviour. Frontages will be active, having front entrances, external

illumination and a mix of habitable and non-habitable room windows at both ground and first floor level.

Management and Maintenance

A good quality public realm will be provided, stimulating human activity and influencing the behaviour of users.

Dwellings within the site that are privately owned will be maintained by the individuals who own or occupy them.

Affordable dwellings will be managed by public or private companies.

Roads and footways will be designed to adoptable standards (based on Manual for Streets and Borough

Guidance).

Open space is proposed to be adopted however a management company may be contracted to maintain some

areas.

5.16 Community Safety

‘Planning policies and decisions should aim to ensure that developments create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion’. NPPF


5.17 Access and connectivity

The design proposes a structured and well connected movement network which connects with the St

Nicolas Park area to the west and the Long Shoot area to the south. It will be accessible by all users. The

network passes through character zones and open spaces and assists a simple and direct road hierarchy.

Vehicular access to the site will be provided via a new priority "T" junction with The Long Shoot. The

access junction would provide visibility splays of 2.4m x 120m, consistent with the prevailing 40mph

speed limit. A right turn lane is proposed to assist vehicles turning right into the site and this would be

achieved within the existing kerb lines of The Long Shoot using the currently available carriageway width.

The hatched road markings to the east and west of the right turn lane are proposed to be extended to

provide greater separation of the opposite traffic streams on the approaches to the junction. This will

create a sheltered area in the centre of the carriageway to assist vehicles turning right to and from

adjacent property accesses and is proposed in response Local Community comments raised at the public

consultation exhibition.

A new access road is proposed to extend from the junction reaching northwards across the full length of

the site. This road is designed to have the appearance of an Avenue having a grassed verge and being

aligned with new trees and housing frontages alike St Nicolas Park Drive . It will function as a primary

road following the existing landform of the site, which at its steepest equates to a 1/20 gradient and will

terminate in the northern most area of the site in the vicinity of Pallett Drive.

A series of secondary and tertiary roads will branch eastwards and westwards from the Avenue serving

residential side streets and lower key lanes within green edges. These streets will have varied widths

commensurate with their hierarchy and in areas where landform is sloped, have varied gradients

generally not exceeding 1/20.

A dedicated 3m wide pedestrian cycle route is proposed to flank the Avenue. It will lead from the

existing Long Shoot footpath heading northwards to connect with the existing 2.4m wide footpath off

Pallett Drive.

‘Plans should protect and exploit opportunities for the use of sustainable transport modes for the movement of

goods or people. Therefore, development should be located and designed where practical to; give priority to

pedestrians and cycle movements, and have access to high quality public transport facilities; create safe and

secure layouts which minimise conflicts between traffic and cyclists or pedestrians, avoiding street clutter and,

where appropriate establishing homezones’. NPPF


The new development is permeable to the wider area and by increasing public access across the north-west, west

and south of the site respectively, linking it to the wider area of St Nicolas Park and The Long Shoot. The network

promotes sustainable forms of transport by providing:

• New 2m wide pedestrian footpaths which meet with the existing on The Long Shoot.

• New 2m wide pedestrian footpath(s) alongside the Avenue and across the Community Park to the wider

St Nicolas Park community, schools and local facilities.

• A dedicated 3m pedestrian and cycle route which connects Pallett Drive to the existing footpath off The

Long Shoot.

• Off-site improvements in the form of additional bus stops on St Nicolas Park Drive , Pallett Drive and The

Long Shoot to minimise walking distances for residents. The precise location of these bus stops will be

subject to agreement with Warwickshire County Highways.

• Street furniture and signage to encourage usage and assist wayfinding.

Car parking requirements for residential developments are set out in the Nuneaton and Bedworth Borough

Council’s Supplementary Planning Guidance (SPG) document ‘Car Parking Standards’ 2003. Policy 12 states that

the average provision across a development should not exceed 1.5 spaces per dwelling in accordance with

PPG13, however this document has been superseded by the NPPF. The development proposes a minimum of 2

parking spaces for parking for each dwelling.

A range of parking typologies are proposed to complement the character area they are located within and this

takes form primarily as on plot parking located to the front, side or rear of the dwellings. Parking spaces and

garages are sited so that there is sufficient space for users to enter and exit the vehicle and the distance from

the car to the parking space to the home is kept to a minimum and is level or gently sloping. Some court/

grouped parking is proposed, restricted to serve only several dwellings in order to restrict the number of

grouped spaces to small numbers. In these instances, private parking spaces will be clearly defined and be

closely overlooked by the respective dwellings they serve.

The public exhibition has highlighted issues of street parking along Buttermere Avenue, adjacent to the play

area. In recognition of this, the development proposes dedicated visitor parking spaces in the vicinity of the

Community Park and play areas and it is envisaged that the provision of the pedestrian and cycle route and

footpaths will also help to alleviate this problem.

Parking typologies.

Name Type Allocation Description Comments Location.

Parking

court/

groups.

Off

plot

Yes Groups of parking bays

located off the public highway

providing convenient access

to dwellings.

Convenient access to parking both of the

street and from the dwelling. Good

surveillance from neighbouring

properties. Limited to groups of 12

spaces or less.

Residential

street/

Green Edge.

Parallel Off

plot

No Parking located parallel to

highway. Accessed directly off

the road.

Visitor parking only. Can be marked or

unmarked. Easily accessible.

Avenue.

Hard

standing

On

plot

Yes Parking bays located next to

dwelling.

Located off highway and generally

located to the side or front dwellings

within plot. Can be joined to

neighbouring parking bay.

Residential

street/ green

edge.

Attached/

Integral

garage

On

plot

Yes Private garage adjoining the

dwelling.

Can provide access into dwelling. Set

back from highway to create additional

parking spaces in front and be

subservient to building lines.

All zones.

Detached

garage

On

plot

Yes Private garage adjoining the

dwelling.

Set back from highway to create

additional parking spaces in front and be

subservient to building lines.

All zones .

Road types.

Primary Road Secondary Road Tertiary Road

Type Avenue Residential (side) street Lane or court

Width 6.7metres wide. Flexibility to

accommodate a link road and bus

route serving a possible future

phase to the north-east.

Minimum 4.5 metres wide Minimum 3.7 metres wide

Footpaths 2 metres. N/A – shared surface. N/A – shared surface.

Grassed verge 2.5 metres wide verges and tree

planting at circa 10m centres.

N/A

N/A

Pedestrian cycles

route

3 metre wide pedestrian/ cycle link

adjacent to grassed verge.

N/A N/A

Service zone Within carriageway 1-2 metres. N/A

Format Cul-de-sac.

Avoids straight sections to assist

forward visibility.

Turning head in accordance with

WCC requirements.

Incorporates informal square/

shared surface feature (arrival

point 2).

Linear streets with shared

surfaces to slow down vehicle

speeds and promote pedestrian

friendly environments.

Turning head in accordance

with WCC requirements.

Refuse collection points.

Low key lanes leading to

dwellings as private drives.

Serving a maximum of 6no.

dwellings.

Drop bollards to assist

emergency vehicles.

Refuse collection points.


6.0 Conclusion


This Design and Access Statement shows how the proposal has evolved through the design process taking into

account feedback that has been received following a two stage public consultation exhibition, engagement with

the CV11 Community Group and pre application discussions with the Local Planning Authority.

This document demonstrates that proposed development on this greenfield site can address the site constraints

and be sustainable. It can successfully integrate with the existing urban and landscape context and local

communities and in a positive way.

Character

The development will be a place with its own identity.

The development will have character and distinctiveness.

The development will have a strong landscape theme which will mitigate the appearance of built form on key

views and sloped topography.

Continuity and enclosure

Public and private realm will be clearly defined.

The development will connect to the existing movement network, improve connectivity and provide new linkages

to promote sustainable modes of transport.

The Community Park will function as a shared space encouraging social interaction. Public open spaces will be

overlooked with housing frontages so that natural surveillance will be achieved.

Ease of movement

The development will have a clear and simple road hierarchy.

The movement network will pass through character zones and open spaces.

The development will be easy to move around and will provide new pedestrian and cycles linkages to improve

connectivity to the context and provide off-site provisions to minimise walking distances to public transport

connections.

Legibility

The development will have a sense of place, a clear image and will be easy to read.

Focal point features will address key locations, create identity and assist way finding through the development.

Diversity

The development will have variety and choice with a common, unifying theme.

Subject to outline application consent, a subsequent detailed or reserved matters applications will be submitted and

further consultation with the local community will be sought. The application would retain the key development

principles from the masterplan and this Design and Access Statement, providing further detail and refinement.

6.1 Conclusion

6.2 Next steps

Documents

Concept plan 4. Concept plan 5. Proposal review/ sketch design