DESIGN AND ACCESS STATEMENT LAND TO THE EAST OF … Application/625000/62… · and the Urban Design Group’s ‘Design and Access Statements Explained’. 1.6 The following basic

DESIGN AND ACCESS STATEMENT

LAND TO THE EAST OF ASHBOURNE ROAD, ROCESTER

ON BEHALF OF BAMFORD PROPERTIES LTD

Ref: 2963DRAFT

lisa.roberts

Text Box

P/2014/00548 Received 02/05/14

BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester

1. Introduction

1.1 This Design and Access Statement accompanies the outline planning application made by Bamford Properties Ltd for residential development in Rocester on land to the East of Ashbourne Road.

1.2 It is an outline application for up to 53 dwellings along with associated open space and highways works with all matters reserved, save for access. The indicative layout which is submitted in support of this application includes:

• Up to 53 residential properties with associated parking and gardens;• A children’s play area;• Open green space;• Amenity area;• Landscaped areas around the Site boundaries;• Vehicular and pedestrian access from Ashbourne Road; and• A connection to the footpath network (Rocester 5).

This document should be read in conjunction with the accompanying scheme drawings and reports including:

• Transport Statement; • Landscape and Visual Appraisal; • Phase 1 Ecology Survey & Great Crested Newt Scoping Survey; • Tree Survey; • Flood Risk Assessment; • Heritage Assessment; • Planning Statement.

1.3 Design and Access Statements are required by the Planning and Compulsory Purchase Act 2004. The purpose of this document is to:

• Provide information concerning the design evolution of the development;• Outline the broad design principles that have led to the form and type of development proposed;• Set the application site in context with its surroundings.

Site Plan

Viewpoint

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Viewpoint 1.Ashbourne Road which bounds the application site to the east.

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NORTHFIELD AVE

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ASHBOURNE ROAD

Application Boundary

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Proposed school site

Viewpoint 2. View North West across the boundary hedgerow that separates the Ashbourne road

Viewpoint3.ViewNorthalongtheSouthernboundaryofthesitefromNorthfieldAvenue/WoodseatGrove.

Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB

Design and Access Statement Methodology

1.5 The structure and detail of this document follows guidance produced by the DCLG ‘Circular 01- 2006: Guidance to Changes to the Development Control System’. This statement has also embraced two supporting texts: CABE’s ‘Design and Access Statements: How to Read Write and Use Them (2006)’ and the Urban Design Group’s ‘Design and Access Statements Explained’.

1.6 The following basic elements are identified inCircular 01-2006 and are fully explainedwithin thisdocument.

1) An appraisal of the context comprising:• An assessment of the site’s immediate and wider context;• An evaluation of the assessment; and• The design of the scheme.

2) An explanation of the design principles and concepts in terms of:• Amount;• Scale;• Appearance; • Highways and Access;• Landscaping;• Ecology.

3) An indicative layout including:• What the buildings will be used for.• How many buildings there will be.• Roughly how they will be laid out.• Minimum and maximum building sizes.• Where the entrance to the site will be.

1.7 The master plan will identify how the design principles adopted have been implemented to create a distinctive and high quality proposal that will complement the Town of Rocester.

Location Plan

2. Contextual Analysis and Evaluation

2.1 Planning Background (see submitted Supporting Planning Statement prepared by Aldershaw Goddard)

KeyApplication Boundary

JCB

ROCESTER

The Secretary of State in a recent appeal decision has noted that the Council cannot demonstrate a 5 year supply of deliverable housing sites and therefore the relevant policies for the supply of housing are not to be considered up to date and a presumption in favour of sustainable development should apply.

On 27 November 2013 the Council published a re-calculation of its 5 year housing supply based on theAppealDecision.There-calculationconfirmedthattheCouncilhasanegativelandsupplywithasupply of only 3.9 years. It is against this background which the application should be considered and assessed.

The proposal accords with the relevant and up to date policies of the Adopted Plan and is consistent with the Draft Plan. Accordingly, planning permission should be granted for the proposal unless material considerations indicate otherwise. For the reasons set out in the planning statement, there arenomaterialconsiderationssufficienttoindicateotherwise.

The Development complies with national policy and constitutes sustainable development in terms of the Framework. As such, in accordance with paragraph 14 of the Framework planning permission should be granted for the proposal. Paragraph 49 states that housing applications should be considered in the context of the presumption in favour of sustainable development and therefore planning permission should be granted.

The technical reports submitted in support of the Development conclude that there are no unacceptable adverseimpactsasaresultoftheDevelopmentwhichwillsignificantlyanddemonstrablyoutweighthebenefitsoftheDevelopment.


2.2 The Site and its Surroundings

The village of Rocester is about four miles north of Uttoxeter, and close to the county border with Derbyshire. According to the 2001 census the parish had a population of 1,431. The village lies on a triangle of land between the River Churnet and River Dove, which join to the south.

The site is adjacent (east) of the Ashbourne Road and is immediately north of the village centre which is less than 500m away. It covers an area of 2ha. and consists of gently sloping agricultural land formingpartofalargerfield.AmetalfieldgateallowsaccessofftheAshbourneRoadinthesouth-western corner of the site.

The site is enclosed by established hedgerows along its eastern and western boundaries. The hedgerow to the east also includes mature hedgerow trees. Beyond the southern boundary fence are allotments, which are located to the rear of residential properties typically two storey detached, semi-detachedandterracedhomesalongNorthfieldAvenue.Thesite’sboundednaturelimitsviewsintothe site along a number of its boundaries.

The long distance footpath (the Limestone Way) is located adjacent to the eastern boundary and the Staffordshire Way (long distance footpath) follows the Ashbourne Road alongside the site on the western boundary. A footpath crosses the site along its eastern boundary providing pedestrian linkages between the village and the countryside to the north. This is referenced Rocester 5 by the County Council.

Evaluation

The site is located within 500m of the village centre and its associated facilities and as such is considered to be in a sustainable location.

The site is well bounded along its eastern and western perimeters by existing hedgerow and tothesouthbydevelopmentalongNorthfieldAvenue.Thisboundednaturelimitsviewsintothe site.

Immediately to the north of the site is a proposal to construct a new primary school, the application for which is submitted and awaiting determination.

A public right of way crosses the site along the eastern boundary.

The Proposed School Development

Immediately to the north of the application site, a new school building with car parking for 50 vehicles and associated hard and soft play areas, sports pitches and open space is proposed with an outline application submitted and currently awaiting determination.

The total area of the school development will be circa 4ha. (encompassing the school building and associated car parking etc.). Access will be from the Ashbourne Road in the south-western corner of the school site.

The sports pitches, which will extend over an area of 22,200m2 will be located to the east of the school building and car parking area.

Adjacent and north-east of the school building, are the games courts and hard play areas, which will cover 2,785m2. Whilst a soft play area (circa 2,075m2) is located to the north of the games courts, the remainder of the area will be open green space.

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Site Boundary

Scattered Mature Tree

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Intact Species Poor Hedgerow

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Mallory Road, Bishops Tachbrook

Plan EDP 2: Phase 1 Habitat Survey Plan

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13 JUNE 2013EDP 1954/01nts

14 Inner Courtyard, Whiteway Farmhouse, The Whiteway,Cirencester GL7 7BA t 01285 640640 f 01285 652545e [email protected] www.edp-uk.co.uk

THE ENVIRONMENTAL DIMENSION PARTNERSHIP

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© Environmental Dimension Partnership. Reproduced from Ordnance Survey digital map data © Crown Copyright 2013. All rights reserved. Licence number 0100031673

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Site Boundary


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Intact Species Rich Hedgerow and Trees

Intact Species Poor Hedgerow

Intact Species Rich Hedgerow

Hedge Number

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Mallory Road, Bishops Tachbrook

Plan EDP 2: Phase 1 Habitat Survey Plan

c l ient

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13 JUNE 2013EDP 1954/01nts

14 Inner Courtyard, Whiteway Farmhouse, The Whiteway,Cirencester GL7 7BA t 01285 640640 f 01285 652545e [email protected] www.edp-uk.co.uk

THE ENVIRONMENTAL DIMENSION PARTNERSHIP

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© Environmental Dimension Partnership. Reproduced from Ordnance Survey digital map data © Crown Copyright 2013. All rights reserved. Licence number 0100031673

Key

View into site

Filtered View into site

Existing Site Access

Public Right of Way

Access to Allotments

Substation

AOD Above Ordnance Datum

Hedgerow

Trees within Highway Verge

Long range views into site from Barrowhill Hall

Views into site on the approach to Rocester

Proposed School Building

PRoW Rocester 5


Site Boundary

Illustration of Site Characteristics

Site Context Outline School Application

ROCESTERJCB

APPLICATION SITE

Site for proposed school

50m AOD

42m AOD

Allotments

APPLICATION SITE


2.3 Landscape and Visual Appraisal (see separate report by Bright & Associates)

While the proposed residential development is a proposal in its own right, it is intended to be in conjunction with the school development to the north of the site. Therefore, after assessing the visual effects for the proposed residential development, the effects of both developments in conjunction with each other have also been assessed.

Proposed Residential Development

The visual consequences of the site relate mainly to close-range views from the west and north of the site. With respect to views from the east of the site, intervening dense hedgerows and mature hedgerowtreeswhichenclosetheadjacentagriculturalfieldeffectivelyfilterviews,evenduringthewinter months.

However, where the site is seen, it will be in context with the existing residential development along NorthfieldAvenueatthebuiltedgeofRocester.Theresultingeffectwillnotbeincompatibleandinstead will be one of continuity. It will be contiguous with the managed landscape of the JCB HQ Complex, existing residential development and the built character of Rocester.

Proposed Residential Development and School Development

The proposed residential development and the school development can be seen in combination with each other. This is mainly with regard to views to the west and north. However, in some instances, one development will help to screen the other. As noted previously, the intervening dense hedgerows andmaturehedgerowtreeswhichenclosetheadjacentagriculturalfieldseffectivelyfilterviews,evenduring the winter months from the east. The impacts and effects are comparable to those for the assessment of the proposed residential development alone.

However, where the proposed residential development and the school development are visible, they will both be seen within the context of the modern highway corridors, the ‘managed landscape’ of theJCBHQComplexandexistingresidentialdevelopmentalongNorthfieldAvenueonthenorthernperiphery of Rocester. The resulting effect will not be incompatible; instead it will be one of continuity with the current built character of Rocester.

Evaluation:

The conclusion of this Appraisal is that the site is in close continuity with the existing built character of Rocester and the ‘managed landscape’ area of the JCB HQ Complex.

The proposed residential development will be viewed within the context of the highway corridor. It will form an extension to the existing built character of Rocester, without adversely affecting the adjacent agricultural areas. In other words any effects to the current character will occur withoutadverselyaffecting thewidercharacter. Consequently there issufficient landscapecapacity for change to take place.

Changes to the current visual amenity will transpire. This is recorded most notably at close-range to the west and from footpaths to the north of the site. The LVA determines a Minor-Moderate level of effect overall, with localised Moderate effects.

Whilst being visible, the proposed residential development and the school development taken in combination with this, will not introduce intrusive features for the reasons stated above. The nature of effect will be Neutral. It would not be overbearing upon the current wider landscape character which is recognised (in previous assessments undertaken by the Local Authority) as being of high quality.In the longer term, the establishment of the proposed tree planting included in the mitigation measureswillhaveabeneficialinfluence.Thetreecanopieswillmatureandbegintocoalesce,in a visual sense creating a partial screen in front of the properties, particularly from the close-range viewpoints.

In summary, the visual study has fed and informed the landscape character in this case, such that the landscape capacity is capable of absorbing the proposed development with the result that the overall character will remain.


Evaluation:

The habitats and species supported by the site do not pose a constraint in principle to the development. The development proposals should aim to retain notable habitats i.e. hedgerow and trees and compensate for any losses, with enhancement and new habitat creation elsewhere on site to deliver a net gain in biodiversity.

2.4 Ecology (see separate Ecology Appraisal & Great Crested Newt Scoping Report prepared by Chris Smith, MRICS MSc CEnv)

The Ecology Appraisal, prepared by Chris Smith, concludes that the species and habitats supported by the site do not pose an ‘in principle’ constraint to development. It does, however, highlight opportunities for a net gain in biodiversity, where habitats can be retained and losses can be compensated for through new habitat creation elsewhere within the site. For example:

1. By strengthening and introducing new hedgerow, suitable and enhanced habitats, including for dormice, reptiles, badgers and hedgehogs will be provided.

A separate scoping exercise in relationship to Great Crested Newts prompted by the initial Phase One reporthasconcluded thatwhilenonewtshavebeen identifiedon thesite, there issuitablehabitatwithinafieldpondtothenortheastoutsidethesiteboundaryandassuchduringconstruction,anewtfence should be maintained.

ASHBOURNE ROAD

Breach in hedgerow and potential loss of trees

within highway verge to be offset with additional

planting along boundaries and formation of new hedgerow along the northern boundary.

Formation of new hedgerow todefinethenorthern

boundary of the application site.

Existing hedgerows to be retained and enhanced to provide opportunities for a

range of fauna

Strengthening of hedgerows will result in a net gain and provide screening to properties

Existing trees and planting

Proposed trees and planting

Site boundaryKey

Location of new site access

PlanofEcologyFeatures/Considerations

2.5 Arboriculture (see separate Arboricultural Assessment prepared by Midland Tree Surgeons)

An arboricultural assessment undertaken by Midland Tree Surgeons has been carried out across the siteandhasidentifiedthatthereare1‘A’gradeitemadjacenttothesiteofunknownownership,3‘B’grade items of moderate quality and value, 17 ‘C’ grade items of low quality and value and 4 ‘U’ grade items considered unsuitable in the current site context across the site.

Evaluation:

The evolution of scheme proposals that should retain the existing hedgerow boundaries will also ensure the retention of existing trees upon the site. As such it is not considered that any arboricultural features will compromise the deliverability of the site for residential development.

Anypotentiallossescouldbeoffsetwitharangeofbenefitswhichwouldundoubtedlyflowfromthe development, namely, implementation of an arboricultural management programme and new appropriate tree planting of locally indigenous species in areas across the site, enhancing the development and improving species diversity.

Tree Constraints Plan

Existing Tree

Existing Hedge

Proposed Tree

Pockets of hedgerow tree planting soften short range views into the site

New hedgerow to enhance ecology

Existing hedgerow strengthened

Proposed Hedge

View into site


2.6 Access and Highways (see separate Transport Statement prepared by BWB)

Existing Local Highway Network

Ashbourne Road runs north-west to south-east, and forms the south-western boundary of the site. Further west, Ashbourne Road meets the B5030 and forms a T-junction with central ghost island, accommodating movements to the north on the B5030 from Ashbourne Road and from the south on the B5030 to Ashbourne Road. To the south, Ashbourne Road meets with High Street and Mill Street in the form of a mini-roundabout junction.

The B5030 (Uttoxeter to Rocester) runs north-east to south-west to the west of the site and links Rocester to Uttoxeter Town Centre to the south, and the A50, just north of Uttoxeter at approximately 4km. In turn, the A50 connects to Stoke-on-Trent to the west and junction 24a of the M1 to the east.

Approximately 2.9km to the north, the B5030 connects to the B5031, which links to the B5032 Denstone Lane, and in turn, additional category B roads. Such roads link the surrounding settlements of Alton, Ellastone, Snelston and Cheadle.

Tothewest,HollingtonRoad/StationRoadlinkstheB5030andconnectsthesettlementsofHollington,Tean, and Draycott to the west, prior to joining the A50 at the junction with the A521. Station Road provides access to the JCB Headquarters.

Access

The site is currently served via a gated access junction of approximately 4.8 metres in width.Theon-sitevisitconfirmedtheretobenovisibleobstructionsalongthesitefrontageonAshbourneRoad and visibilities to the north-west and south-east were considered to be good. The creation of a new site access further north along Ashbourne Road to avoid the position of the existing sub-station is considered acceptable in highways terms.

Pedestrians

The centre of Rocester lies approximately 430m from the site centre point.

On the north eastern side of Ashbourne Road, a footway commences approximately 20 metres south-east of the existing access junction. A footway also commences on the south-western side, opposite the access junction. Such infrastructure is provided on both sides of Ashbourne Road towards Rocester Town Centre.

There is a good network of permissive footpaths in the surrounding area. In the vicinity of the site, a footpathextendstothenorthfromNorthfieldAvenue,alongthenorth-easternboundaryofthesite.This links to the road north of the B5030. A footway also extends from the eastern end of Woodseat Grove and linking the Dove Flatts Cattery prior to connecting to the road north of the B5030.

Bus Service

The nearest bus stops are located on either side of Ashbourne Road, just south of the junction with NorthfieldAvenue,atadistanceofapproximately100metresfromthesiteaccess.Assuch,busstopsare located well within the recommended walking distance in accordance with the IHT’s guidelines. Thebusstopservingsouthboundservices is in the formofashelterwithseating/standing room.No sheltered accommodation is provided for northbound services, however this is due to the lack of space to accommodate such infrastructure.

Additional bus stops are located approximately 270 metres south of the site just south of Church Lane. Service 4 accesses this stop, as detailed below. Infrastructure Plan

Application Site

ROCESTER Town Centre

JCBHeadquarters

B5031 to Denstone, Alton & Cheadle

To AshbourneKey Road

Bus Stop Public Footpaths

B5030 to A50

Ashbourne Road

Northfield Avenue


Rocester football club

Medical Centre Local Shops Rocester

JCB Academy

Local Amenities within Rocester

Evaluation:

The site is reasonably located with respect to sustainable transport opportunities. Rocester Town Centre lies within only a 450m walking distance from the centre of the site offering a wide range of amenities and facilities.

Highways studies undertaken relating to the potential impact of the proposed development have concluded that there would be no residual impacts to mitigate and as such, with the recommendation that the existing 30mph limit is extended northward beyond the new site access that the proposed development should be acceptable to Staffordshire County Council.

Cyclists

A 5 kilometres catchment area, based on a straight line distance from the centre of the site, would mean cyclists can reach Denstone, Ellastone, Norbury, Marston Montgomery, Waldley, Combridge, Croxden and Alton.

Details of local cycle routes have been obtained from East Staffordshire Council and an extract of their cyclemapfortheareaisshownatFigure7.ThisidentifiesHighStreet,StationRoad,HollingtonRoadand Stubwood Lane as advisory cycle routes.

In addition to the cycle route provided adjacent to JCB Headquarters, as shown, an additional route is available in Denstone, linking Denstone Lane to the north, and running adjacent to the River Churnet north of Alton and towards Oakmoor.

Access & Highways Summary

Overall the site is reasonably accessible to pedestrians and cyclists, particularly from the north and west where a network of cycle routes is provided. There are also good opportunities to walk to the sitegiventheexistinginfrastructurewhichfacilitatesattheB5030/HighStreetandtheB5030/StationStreet junctions. Rocester Town Centre lies within a 450 metres walking distance from the centre of the site.

A new access junction, designed to standards, would be formed off Ashbourne Road. The access would be formed at approximately the point of the existing 30mph road markings. As such, it is suggested that the 30mph speed limit zone is moved further north-west on Ashbourne Road, to match the 65 metres distance the speed limit is currently enforced in relation to the existing junction with Edes Farm Drive. Should the Dove Frist School scheme come forward, the 30mph speed limit would be relocated to accord with the school access junction.

The trip generation for the site, based upon up to 53 units is anticipated to be 29 two-way vehicle trips during the morning peak hour and 33 two-way trips in the evening peak hour. The distribution of development trips to the north and south on Ashbourne Road demonstrates that impact lies below the 30 two-way vehicle trips for onward journeys, and as such it is considered that the proposed development would not produce a material impact on the local highway network.

The not yet permitted Dove First School scheme has been robustly included for in the assessment of highway impact. The TA for the application concluded that there should be no material impact on the local highway network. With the exception of the infrastructure proposed as part of the school scheme, overall, no additional mitigation measures would be necessary for the trips generated as a result of the proposed residential scheme.

Based on the above, there would be no outstanding residual impacts to mitigate as a result of the trips generated by the proposed development. It is therefore concluded that the proposed development should be acceptable to SCC in highways terms and accords with the principals of NPPF from a highways perspective.


2.8 Heritage and Archeaology (see separate Heritage Statement prepared by C. Henshaw, archaeological consultant)

Thearchaeologicalstudyhasshownthatevidenceofsignificantprehistoricactivityinthevicinityofthestudy site does not currently exist, although such activity cannot be ruled out as the site lies partially on the easily-worked soils of the Rocester peninsula, between the gravel terraces of the rivers Dove and Churnet. During the Roman period the site was located immediately north of the fort and later settlement at Rocester. The extent and morphology of this settlement are not fully understood, and it is probable that activity relating to this settlement, if not part of the settlement itself, extended into the study site. The early medieval estate centre established at Rocester was probably located somewhere within the limits of the present settlement, and by the later medieval period the site appears to have lain withintheopenfieldsofthetownthathaddevelopedaroundthemanorialcentre.Thesiteremainedof rural character throughout the post-medieval period; it was enclosed at some point during the 15th to18thcenturies,althoughmostofthesefieldboundarieswereremovedby1881,whentheearliestmap to show the site in detail was produced. Nevertheless, enough relict hedgerow trees remained to enable the partial reinstatement of these boundaries after 1977, although since then all internal boundaries and hedgerow trees within the study site have been removed. Only one small agricultural building is known to have existed within the study site, established by 1881 and removed after 1977. The site’s southeast boundary follows the line of the Ashbourne branch of the North Staffordshire Railway, built in the mid-19th century and removed in the 20th, and a pillbox built in 1940-1 is situated on the site’s eastern boundary.

With the exception of Roman activity associated with the fort and settlement, none of the potential archaeology on the site is of more than local importance. It is therefore recommended that a watching brief be attached as a condition to planning consent to ascertain the presence and character of any Roman archaeology.

2.7 Flood Risk and Drainage (see separate Flood Risk Assessment prepared by Couch Consulting Engineers)

BasedoninformationonfloodingobtainedfromtheEnvironmentAgency,EastStaffordshireBoroughCouncil’s SFRA and the site visit undertaken, the site has been shown to lie within an area at low risk offloodingfromboththenearbyRiverChurnetandRiverDove.Accessandegresstoandfromthesitehasalsoshowntolieoutsideofthefloodplain,withdryaccessandegressavailablefollowingtheB5030 northwards at all times.

Given the site’s locationoutsideof the floodplain neither theSequential nor theExceptionTest isrequired to be undertaken. Initial investigations suggest that the site lies within an area at risk from groundwaterflooding.However,furtherinvestigationintotheunderlyinggeologyatthesite,includinglocal borehole data from the British Geological Survey, suggests that groundwater is unlikely to be able to seep through the relatively impermeable underlying ground and affect the site.

In terms of potential flooding frompluvial sources, given that infiltration has been found to be aninfeasible option for draining the site, it has been proposed that surface water drainage from the site bedischargedatthepre-developmentgreenfieldrunoffratetoanexistingpublicsurfacewatersewerrunning beneath Ashbourne Road to the west of the site. Additional runoff is proposed to be stored within a culvert running below ground along the southern edge of the site and it has been calculated thatanattenuationvolumeof220m³willbesufficienttoprovideattenuationforstormeventsuptoandincluding the critical 1 in 30 year event

Evaluation:

Providing the mitigation measures identified or similar measures are implemented, it isconsideredthattheriskoffloodingtothesiteandadjacentlandwillbeminimalandassuchwill not compromise the delivery of the site for residential development.

Evaluation:

Following the desktop assessment undertaken, it is considered that archaeological features are unlikely to compromise the deliverability of the site for residential development. However, given that a Roman Fort is known to have existed at Rocester, a watching brief is considered to be appropriate.

Culvertt

oprovid

estorage

/attenu

ation

Site drainage outfall


2.9 Building Scale and Materials

Some historic buildings remain within the village centre, principally in a small pocket around the Town church (the historic core), these buildings are typically either full or partially timber framed, with a limited number retaining traditionally thatched roofs and Georgian buildings. However, there is no visual connection between these buildings and the application site.

More generally however, much of the housing is more modern, principally dating from the 1930–70s when thevillageundertooksignificantenlargement.Thesepropertiesarepredominantlybrickbuiltwithconcrete/clay tiledroofs.PropertiesonNorthfieldAvenuewhichadjoin theapplicationsitearetypical examples.

There are also small pockets of later development including those examples of modern homes directly nexttotheproposeddevelopmentsiteonWoodseatGroveoffNorthfieldAvenue.

Historic buildings found within the village’s historic core

New development off Woodseat Grove

Evaluation

The village has a pocket of historic buildings around which development has spread. Many of the village’s residential properties date from 1930s-70s, with some later pockets of development. The village’s historic buildings have no visual connection to the application site.

Residential properties are typically 2 storey in the form of detached, semi-detached or terraced homes.

Dwellings are typically of brick construction with clay or concrete roof tiles.Historic Development

PropertiesalongNorhtfieldAvenueandadjacenttotheproposedsite

ROCESTER

20TH CENTURY DEVELOPMENT

HISTORIC CORE

APPLICATION SITE


Flood Risk and Drainage

• Thesitelieswithinanareaoflowriskofflooding.

• Infiltrationhasbeenfoundtobeaninfeasibleoptionfordrainingthesite;thereforeitisproposed thatsurfacewaterfromthesitebedischargedatpre-developmentgreenfieldrun-offratetothe existing sewer in Ashbourne Road.

• Inordertoachievethegreenfieldrun-offrate,waterwillbestoredwithinaculvertrunningbelow ground along the southern edge of the site.

• Providingtheidentifiedmitigationmeasuresorsimilarareimplemented,itisconsideredthat theriskoffloodingtothesiteandadjacentlandwillbeminimalandthereforewillnotcompromise the delivery of the site for residential development.

Building Scale and Materials

• The village has a pocket of historic buildings around which development has spread. Many of the village’s residential properties date from 1930s to 1970s with some later pockets of development. The village’s historic buildings have no visual connection to the application.

• Residential properties are typically two storey in the form of detached, semi-detached or terraced homes. This massing criteria should form the basis through which detailed proposals are brought forward on this site.

• Dwellings are typically of brick construction with a limited number of rendered properties. Clay or concrete roof tiles are widespread. This palette of materials should form the basis through which detailed proposals are brought forward on this site.

2.13 Contextual Analysis - Summary Evaluation

Landscape and Visual Appraisal

• The visual consequences of the site relate mainly to close range views from the west and north of the site which can be mitigated through selected areas of planting.

• The conclusion of the appraisal is that the site is in close continuity with the existing character of Rocester and the managed landscape area of the JCB HQ complex, such that the existing landscape is capable of absorbing the proposed development with the result that the overall character will remain.

The Site and its Surroundings

• The site is located within 500m of the village centre and its associated facilities include shops, medical centre, school etc. and as such is considered to be sustainably located.

• ThesitealsobenefitsfromproximitytoanumberofPRoWs,including‘Rocester5’which crosses the site along its eastern perimeter.

• Immediately to the north of the site is a proposal to construct a new primary school.

Ecology

• The site is of low ecological value and as such the species and habitats supported by the site are minimal and do not pose an ‘in principle’ constraint to development.

• Existing hedgerow should be retained and strengthened where appropriate to provide enhanced habitat.

• Furtherenhancementcanbeprovidedbytheestablishmentofanewfieldboundary/hedgerow along the site’s northern boundary and generally by planting on plots and within domestic gardens. As such it is considered that development has the potential to improve the site’s ecological value.

Arboriculture

• The evolution of scheme proposals that should retain the existing hedgerow boundaries will also ensure the retention of existing trees upon the site. Therefore it is not considered that any arboricultural features will compromise the deliverability of the site for residential development.

• Any potential losses caused by the creation of a new site access could be offset with a rangeofbenefitswhichwouldundoubtedlyflowfromthedevelopment,namelyimplementation of an arboricultural management programme and new appropriate tree planting of locally indigenous species in areas across the site, enhancing the development and improving species diversity.

Access and Highways

• Rocester village centre lies within 500m walking distance of the proposed development site, which offers a wide range of facilities.

• The site is readily accessible from the highways network with good linkages locally and nationally via the A50 which provides links to both the M6 and M1.

• The site is reasonably located with respect to sustainable transport opportunities.

• Highway studies undertaken conclude that there would be no residual impacts upon the existing highways network following development of the site.

• It is recommended that as part of the scheme proposals, the existing 30mph speed restriction be extended further to the north.•


2.14 Summary Design Considerations

Close range views from the west and north of the site.

A PRoW that crosses the site along its eastern perimeter.

The retention of existing trees and hedgerow.

The formation of a drainage culvert running below ground along the southern edge of the site.

The formation of a new site access spatially removed from the existing substation on Ashbourne Road.

2.15 Summary Design Opportunities

The creation of high quality homes within the village at one of the entrances to Rocester includes affordable units in accordance with East Staffordshire Borough Council’s housing policies.

The creation of areas of high quality public open space including an equipped play area.

The opportunities to further promote pedestrian movements to and from the site by the creation of an additional pedestrian connection in the south west corner of the site including the extension of the existing footway on Ashbourne Road.

Ecological enhancement across the site including the strengthening of existing hedgerow and the formation of new hedgerow.

Existing boundary between application site and adjacent allotments

Filtered views of the site from Ashbourne Road

Existing access from Ashbourne Road


Opportunities and Constraints Diagram resulting from the Contextual Analysis undertaken.

Local shops and services

within 5–7 minute walk of

the site

Existing boundary strengthened with

hedgerow planting to soften edge

Existing trees and hedgerow to be retained and enhanced with additional planting, providing visual mitigation and wildlife corridors

Optimum location of site entrance following site assessments undertaken

Existing 30mph zone extendedDevelopment edge pulled back to respond to views into siteNew vehicular access

Trees and hedgerow along West boundary to be retained to ensure character of Ashbourne Road is retained

Key

Site boundary

Existing Public Right of WayProposed pedestrian accessProposed vehicular access

Views into the site

Proposals for site drainage/outfall

Amenity of existing residents should be protected, views into the site screened by landscapebuffer/margin

Landscaped zone to protect the amenity of existing residents

ASHBOURNE RO

AD

NewHedgerow/fieldboundary formed along the northern site perimeter hedgerow to provide ecological enhancement with groupings of hedgerow trees used to respond to the view into the site

Tree planting within hedgerow to soften view from the north

Access to village centre.


3. Diagram Showing Development of Road Layout2. Diagram Showing Development of Residential Blocks1. Diagram Showing Site Constraints and Opportunities

3 Design Response to Contextual Analysis

3.1 Scheme Evolution

Key Points

• Retention of ecological features i.e. hedgerows, trees

• Creation of landscape buffer to respond to short range views into site.

• Creation of Pedestrian link in the south west corner of the site to promote pedestrian movement between the application site and the village. This will include the extension of the footway on Ashbourne Road.

• Theformationofanewfieldboundary/hedgerowwiththe strengthening of those retained provide both visual and ecologicalbenefits.

• Retention or and connection to the PRoW that crosses the site.

Key Points

• An outward looking scheme creates a softer edge to the development respecting the sites edge of village location.

• By avoiding properties backing onto the neighbouring agricultural fieldsandallotments,alandscapebuffercanbeestablishedand retained without the threat of garden creep.

Key Points

• Primary spine road allows the majority of homes to be served byprivatedrives/sharedsurfacescreatingasofteredgetothe development.


4. Diagram Showing Development of Footpaths and Public Open Space

Key Points

• It was considered that while only indicative at this stage, the overall development principles including access, permeability and density represented by the layout illustrated how a scheme of up to 53 units can be successfully brought forward on this site to the satisfaction of the Local Planning Authority.

5. Sketch Layout: the subject of pre-application consultation with East Staffordshire Borough Council

Key Points

• New public footpath proposed.

• New pedestrian access provided onto Sweet Leys way .

• Internal pedestrian routes create links to areas of public open space.

• The provision of a landscaped area of public open space in the north East corner of the site to soften the transition from farmland to the new Town boundary as the Town is approached along Station Road.

• The provision of an area of public open space on the southern boundary of the site to provide views across Carr Brook and the surrounding countryside.


4 Scheme Proposals

4.1 Design Principles

Thefollowingdesignprincipleshavebeenidentifiedasaresultofthecontextual analysis and consultation undertaken.

• Development should be pulled back allowing landscaped areas to respond to short range views into the site creating a soft edge to the development in keeping with the site’s edge of village location.

• The scheme should retain and provide ecological enhancements to the existing hedgerow and provide new hedgerow to increase opportunities for biodiversity across the site.

• The scheme should maximise access for all by enhancing pedestrian access through the site, as well as providing new footpaths to improve connections between the village, the site and thewiderlandscapeforthebenefitofexistingandnewresidents.

• The scheme should consider a range of house types complementary to the existing character of the village, including affordable units.

Design and Access Statement Land to the West of Ashbourne Road, Rocester BHBIndicative Equipped Play Proposals

4.2 Amount

The proposal for up to 53 units within the net developable area of the scheme equates to a density of up to approximately 27 units per ha which in discussion with ESBC has been agreed in keeping with the site’s peripheral location within the village.

4.3 Scale

The proposal contains a mix of 2, 3, and 4 bedroom detached and terrace homes of generally 2 storeys, respecting the adjoining properties.

4.4 Appearance

The development will provide a range of housetypes using a materials palette of brick and clay tiles to match existing development within Rocester and respecting the character of the village.

4.5 Highways and Access

The formation of a new vehicular access off Ashbourne Road to serve the development.

To further enhance the site’s strong pedestrian connectivity to the village, a new pedestrian point of access in the southwest corner of the site is formed with the footway along Ashbourne Road to be extended to form a continuous connection.

4.6 Ecology

Nativetree/shrubplantingthroughoutthesite,ingardensandproposedpublicopenspacewillfurtherprovide opportunities for biodiversity across the site.

New bat roosting opportunities will be provided, for example in bat boxes on trees and gaps underneathfascia and barge boards.

4.7 Landscape

The proposals include a landscaping scheme that incorporates areas of public open space, including play areas and existing landscape features as features which complement the development.

In Conclusion:

The scheme proposals will provide:

• Up to 53 dwellings, a mix of 2-4 bedroom units including affordable housing, in accordance with policy requirements, of a scale and appearance sensitive to the character of the village.

• Improved biodiversity across the site by the retention of existing features and the incorporation of ecological enhancements including new areas of hedgerow.

• Improved pedestrian linkages strengthening the site’s already good connectivity to the village, and associated services and amenities.

• Areas of high quality public open space.

• An improved edge to the village providing a softer transition between the village and the wider countryside.

• A comprehensive sustainable drainage scheme to manage site runoff .


Georgian House24 Bird Street

LichfieldStaffordshire

WS13 6PTt: 01543 254 357f: 01543 416 540

e: [email protected]

Brownhill Hayward Brown LtdRegistered in England and Wales

Registration No. 6538949

www.bhbarchitects.co.uk

BHB

Documents

DESIGN AND ACCESS STATEMENT LAND TO THE EAST OF … Application/625000/62… · and the Urban Design Group’s ‘Design and Access Statements Explained’. 1.6 The following basic