LAND AT HAZELWALLS FARM, UTTOXETER STATEMENT OF …...rpsgroup.com/uk 21 October 2015 LAND AT HAZELWALLS FARM, UTTOXETER STATEMENT OF COMMUNITY INVOLVEMENT Our Ref: JBB7253.C2430 RPS

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21 October 2015

LAND AT HAZELWALLS FARM, UTTOXETER

STATEMENT OF COMMUNITY INVOLVEMENT

Our Ref: JBB7253.C2430 RPS Highfield House 5 Ridgeway Quinton Business Park Birmingham B32 1AF Tel: 0121 213 5500 Email: [email protected]

sarah.titterton

Text Box

P/2015/01497 Received 22 Oct 2015

QUALITY MANAGEMENT

Prepared by: Eleanor Suttie

Authorised by: Joe Murphy

Date: 21 October 2015

Project Number/Document Reference:

JBB7253/C2430

COPYRIGHT © RPS

The material presented in this report is confidential. This report has been prepared for the exclusive use of David Wilson Homes, Barratt Homes, and Jennings Estates Ltd, and shall not be distributed or made available to any other company or person without the knowledge and written consent of RPS.

CONTENTS

1 INTRODUCTION ..................................................................................................................................... 1

2 PUBLIC CONSULTATION ACTIVITY .................................................................................................... 2

3 FEEDBACK ............................................................................................................................................. 5

4 RESPONSE ........................................................................................................................................... 10

APPENDICES ................................................................................................................................................. 11

APPENDIX 1 – PRESS NOTICE (2011) .............................................................................................................

APPENDIX 2 – EXHIBITION BOARDS (2011) ..................................................................................................

APPENDIX 3 – PHOTOGRAPHS OF 2011 EXHIBITION ..................................................................................

APPENDIX 4 – PRESS NOTICE (2014) .............................................................................................................

APPENDIX 5 – LEAFLET (2014) ........................................................................................................................

APPENDIX 6 – POSTER (2014) .........................................................................................................................

APPENDIX 7 – EXHIBITION BOARDS (2014) ..................................................................................................

APPENDIX 8 – QUESTIONNAIRE (2014) ..........................................................................................................

APPENDIX 9 – PHOTOGRAPHS OF 2014 EXHIBITION ..................................................................................

APPENDIX 10 – PRESS COVERAGE (2014) ....................................................................................................

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Planning & Development

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1 INTRODUCTION

1.1.1 RPS Planning and Development (RPS) is retained by David Wilson Homes, Barratt Homes, and Jennings Estates Ltd to promote their proposals for a residential development at Hazelwalls

Farm, Uttoxeter. Barratt, DWH and Jennings have sought to actively engage with the local

community and relevant stakeholders to gain feedback on draft proposals, and an understanding

of community needs, in order to prepare a sustainable design of the scheme while having regard

to constructive engagement locally.

1.1.2 The site extends to approximately 24.37 hectares across two parcels of land at Balance Hill to the south of Uttoxeter. The current use is as agricultural fields belonging to Hazelwalls Farm. The

site is undulating greenfield land which includes steep ridgelines through the site, and is situated

south and adjacent to the existing urban area which is predominantly residential.

1.1.3 Whilst East Staffordshire Borough Council (the Council) were preparing its Local Plan Review

RPS promoted the application site for a residential led development in conjunction with extensive

green infrastructure. During this process the application site was included within the emerging

plan as a strategic allocation for Uttoxeter.

1.1.4 On 16th October 2015 the East Staffordshire Local Plan 2012-2031 (ESLP) was adopted and addresses the period 2012 to 2031. The planning application relates to land at Hazelwalls Farm,

Uttoxeter which is now allocated for a residential development of 400 units under Strategic

Policies 4 and 7.

1.1.5 The Council adopted their revised Statement of Community Involvement (SCI) in September

2013, in line with updated national planning guidance, particularly the Localism Act which focused

on the importance of involving local people in all stages of the planning process.

1.1.6 The Council’s SCI recommends ‘front-loading’ consultation, with early involvement in the planning

process; it also recognises the importance of ongoing consultation, to ensure that local people

are kept informed throughout the planning process. By involving local people prior to submission,

the Council hopes that this will reduce potential conflict and overall delay to the application

process, following the submission.

1.1.7 RPS has prepared initial proposals for the site’s development for a residential scheme of mixed

house types and density, public open space, a ‘community hub’ and associated landscaping. The

proposal is considered capable of accommodating a residential development of 429 dwellings

and public open space.

1.1.8 This report explains the steps that RPS has taken to involve the public, summarise the feedback

received on the indicative Masterplan and proposals for the site, and identify proposed actions to

address substantive comments which have been received.

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2 PUBLIC CONSULTATION ACTIVITY

2.1 Introduction

2.1.1 During the ongoing preparation of the development proposals, two distinct stages of public consultation were carried out, initially in autumn 2011 on behalf of Jennings Estates Ltd, and then

again in spring 2014, with the latter stage following the inclusion of David Wilson Homes and the

decision to submit a full planning application, rather than the outline application that was

previously being prepared.

2.2 Preliminary Consultation Activity

2.2.1 During the preparation of a draft Masterplan for the site, in accordance with East Staffordshire

Borough Council Guidance and good practice, RPS and Jennings arranged a public exhibition to

explain that the site was a candidate for consideration as a housing allocation, show how it could be developed in the light of technical assessments that have been undertaken, and seek the

views and suggestions of the local community on the proposal, particularly in respect of the

disposition of land uses and the type of community facilities that would be appropriate.

2.2.2 East Staffordshire Borough Council was informed of these intentions and a copy of the exhibition

boards which were to be displayed at the event were sent to them for information. It had been

intended that the exhibition would be held before the Council’s consultation on the Core Strategy

Options. However, the Council’s programme was brought forward without any notification to RPS

or Jennings. The Council’s Officers were also informed in advance of the publicity arrangements

and the venue.

2.2.3 The consultation activity was advertised to local residents by a press release published in the

Uttoxeter Advertiser on 7 September 2011. RPS also sent emails on the 7 September to

Uttoxeter Civic Society, local Borough Councillors and the Uttoxeter Town Council Clerk for distribution to the Town Councillors with a copy of the press notice attached. A copy of the press

notice is attached at Appendix 1.

2.2.4 The exhibition was held to inform the local community of how the site could be developed, to seek

their views of development opportunities and give them an opportunity to ask questions and

provide feedback. The aim was to gain an understanding of local needs in the area which could

potentially be incorporated within the scheme to ensure an attractive, sustainable and beneficial

development could be delivered.

2.2.5 The event was held at Uttoxeter Town Hall on 15 September 2011 from 3 pm – 8 pm. It was staffed by the following representatives involved in the promotion of the site for development,

ensuring different questions relating to various aspects of the scheme could be answered

effectively:

Tim Partridge – RPS

Anna Bend – RPS

Graham Day – Jennings Estates

Alan Pole – Jennings Estates

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2.2.6 The exhibition included two sets of four A1 boards (Appendix 2). The first two boards explained

the purpose of the exhibition and presented summaries of the site assessments that have been undertaken to assist in the design of an initial Concept Masterplan, identifying any constraints to

development relating specifically to ecology, landscape and transport. The third board presented

an initial Concept Masterplan for the site to show how the land could be appropriately developed

respecting the constraints and integrating with the adjoining residential area. The final board

explained the feedback process and invited comments at the event and during a follow-up period.

2.2.7 Feedback forms were available at the event along with a leaflet of the display information. A response box was provided at the event to allow people to submit their forms immediately.

Alternatively comments could be submitted by post or email until 30 September to RPS.

2.2.8 Twenty-five visitors attended the exhibition. All visitors were able to take away a copy of the

leaflet of the display information and a response form. Appendix 3 reproduces photographs of the

event.

2.3 Secondary Consultation Activity

2.3.1 While further public consultation was already proposed, this was especially important as a result

of the involvement of David Wilson Homes and the decision to submit a full planning application,

rather than an outline application. It was proposed that another public exhibition would be held to inform local people of changes to the proposals and the details of the scheme to be included in

the full planning application.

2.3.2 The Council was informed of the intention to hold a further event, and details of the venue and

proposed timings of the event. Similarly to the first event, a public notice advertising the event

was placed in the Uttoxeter Advertiser on 2 April 2014, reproduced at Appendix 4. RPS also sent

emails on the 1 April 2014 to Uttoxeter Civic Society, local Borough and County Councillors and the Uttoxeter Town Council Clerk for distribution to the Town Councillors with a copy of a leaflet

advertising the event attached, reproduced at Appendix 5. Posters were also produced, with

copies sent to the Town Hall to advertise the event, reproduced at Appendix 6.

2.3.3 The event was held at Uttoxeter Town Hall on 10 April 2014 from 3 pm – 8 pm. It was staffed by

the following representatives involved in the promotion of the site for development; those

responsible for technical aspects including transport and drainage; and a representative from DWH ensuring different questions relating to various aspects of the scheme could be answered

accurately:

Joe Murphy – RPS

Eleanor Suttie – RPS

Chanika Farmer – RPS

Amy Rodwell – RPS

Oli Pocock – RPS

Marianne Horton – David Wilson Homes

Graham Day – Jennings Estates

2.3.4 The exhibition included six A1 boards, reproduced at Appendix 7. The first board presented the

background to the site and existing and emerging planning policy, whilst the second and third

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provided an assessment of the site and constraints to development including ecology, landscape,

flood risk and access. Boards four and five provided details of the development proposal, including a concept Masterplan for the development and a detailed layout for the smaller parcel of

the site, indicative of what the wider development will look like. The final board included a number

of images of the types of houses that will be included within the development, as well as details

on how to provide feedback on the proposals.

2.3.5 In order to gain more constructive responses, a questionnaire was produced asking respondents

to specify what they liked about the proposals; how they could be improved; the types of housing that should be included; and any other comments. A blank version of the form is reproduced at

Appendix 8. These were available at the event along with a leaflet, both of which included details

of how to contact RPS via post or email. A response box was provided at the event to allow

people to submit their forms immediately. Alternatively comments could be submitted by post or

email until 26 April 2014 to RPS, which was clearly stated on both the leaflet and feedback form.

2.3.6 Approximately 70 people attended the exhibition, and photographs are reproduced at Appendix 9.

2.3.7 In order to make both exhibitions as accessible as possible to the public the following issues were

taken into consideration:

o The events were held between 3 pm and 8 pm, which was believed to be an appropriately

long period for the majority of the local community to attend.

o The event was held at Uttoxeter Town Hall, within Uttoxeter town centre, so it would be

easily accessible for local residents. This is the venue that was also used by East

Staffordshire Borough Council for its Core Strategy consultation exhibitions.

2.3.8 Following the event, an article was included in the Uttoxeter Advertiser, which is reproduced at

Appendix 10.

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3 FEEDBACK

3.1 Preliminary Exhibition Feedback

3.1.1 In total, 18 feedback responses have been received and analysed by RPS from the initial public consultation in 2011. One feedback form was completed at the exhibition, with other comments

being received by email by RPS. The deadline for feedback was 30 September 2011, although

one email was received on 5 October 2011 which has been accepted.

3.1.2 The consultation event proved successful with 25 people attending, mostly comprising residents

living close to the site. A reporter for the Uttoxeter Advertiser also attended who indicated he

would be producing an article covering the event.

Summary and Overview of Responses

3.1.3 Feedback given at and following the event mainly related to transport issues:

o the capacity of Sorrell Close to accommodate more cars,

o traffic generation past Foxglove Avenue Public open Space, and

o whether Timber Lane was wide enough for a bus route.

3.1.4 All comments raised objections to the development, principally focusing on potential development

the eastern parcel of land. Two residents acknowledged the potential of development of the larger

western parcel but raised safety concerns over taking access off B5013 given the condition of the

road.

3.1.5 There were some very strong objections raised by residents who had not been aware of the

exhibition and had been made aware of the consultation process by Jennings via circulation of the leaflet which had been supplied at the exhibition. It is noted that a meeting involving some

nearby residents including from Sorrell Close and Fennel Close had been convened following the

exhibition. RPS and Jennings are pleased that the proposals have received a wider airing than

just those who attended the exhibition on 7 September. Many of these residents were of the

opinion that these were application proposals rather than a potential emerging development plan

allocation.

3.1.6 Some comments related to the three development Options being proposed at Uttoxeter in the

East Staffordshire Core Strategy, although most comments only related to the Hazelwalls Farm

site.

3.1.7 One resident of Sorrell Close supported the proposal for the western parcel of land stating the site to be ‘an ideal location, geographically for an extension to southern Uttoxeter.’ This resident

recognised that it had been the intention of Sorrell Close to serve further development on the eastern parcel of land. However, concerns were raised about safety for children due to the

increase in through traffic this would cause, and requested that another access point be

considered.

3.1.8 The following sections address the comments in more detail in respect of the issues raised.

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Traffic generation

3.1.9 There were significant concerns from the local residents regarding safety for children especially in

Sorrell Close, who regularly cross the road to get to Hazelwalls Park or play in front gardens or

behind the houses due to the road currently being a cul-de-sac.

3.1.10 Questions were also raised of how this proposed access would be able to accommodate large

lorries and construction vehicles.

3.1.11 It was stated that the roads within the existing estate, including Sorrell Close, Fennel Close,

Westlands Road and Kingfisher Way would not cope with the amount of traffic proposed to use

these routes, with on-road parking at Sorrell Close already a problem.

3.1.12 There were also concerns over the increase in amount of traffic which would use Stafford Road

given the existing level of traffic on the road.

Proposed access via B5013

3.1.13 There were safety concerns over the proposed access for the western parcel of land off the

B5013, again given the existing level of traffic on the road. If this were to be taken forward there

would need to be appropriate measures put in place.

Timber Lane bus route

3.1.14 Concerns were raised over the suitability for Timber Lane, a single track road, to accommodate

buses. It was identified that garages belonging to properties on Westlands Road are accessed off Timber Lane, as well as a public footpath, and concerns were expressed that an increase in

traffic along this road would cause safety issues for residents and pedestrians.

3.1.15 It was suggested that the existing bus route along Westlands Road should be rerouted to serve

the development which would be a more appropriate and safe option.

Flooding

3.1.16 The balancing ponds proposed close to the existing properties were considered to be an issue as

they would not cope with the increase in water from the new development, and there were

concerns that this would cause run-off from the higher ground to flood the properties of Fennel

Close and Sorrell close. It was stated that there have been flooding issues at Hazelwalls Park.

Impact on wildlife

3.1.17 Many residents were concerned about the impact the development would have on wildlife, in

particular badgers, bats and birds.

Residential Amenity

3.1.18 One resident raised concerns over the impact of the proposed housing close to properties on

Elder Drive, including the effect of light pollution on their property and traffic generation.

3.1.19 A resident of Fennel Close was concerned as there is already anti-social behaviour affecting

residents of Fennel Close, and thought that this problem would be increased due to the additional

number of people the development would bring to the area.

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3.1.20 There were also concerns regarding safety of the balancing ponds for children.

Schools

3.1.21 It was acknowledged that local services in particular schools were already at full capacity.

Picknalls School was said to already be over-subscribed and there were questions regarding how

the increase in children would be accommodated.

Summary of Preliminary Exhibition Feedback

Attendees at consultation event 25

Feedback forms completed at event 1

Emails received after the event 17

Positive comments 0

Positive and negative comments 1

Negative comments 17

3.2 Secondary Exhibition Feedback

3.2.1 The second consultation event proved successful with approximately 70 people attending, mostly comprising residents living close to the site. Reporters for the Uttoxeter Advertiser and the Times

and Echo also attended and indicated that they would be producing articles covering the event.

3.2.2 This event provided more detailed information on the proposals, partly as a result of the

involvement of DWH and the decision to submit a full planning application rather than outline,

enabling more details such as proposed layouts, house types and street scenes to be displayed.

3.2.3 In total, 19 responses have been received and analysed by RPS from the secondary public

consultation in 2014. Ten questionnaires were completed at the exhibition, with one received by post and another by email by RPS. Seven emails were received from members of the public

requesting copies of the display material from the event, with seven further emails received with

comments on the proposals. The deadline for feedback was the 25 April 2014.

Summary and Overview of Responses

3.2.4 Feedback given at and following the event mainly related to issues of drainage and access, as

well as how the proposals had evolved since the previous consultation activity that took place.

3.2.5 In comparison to the preliminary consultation in 2011, a more balanced response was received,

with five responses solely giving positive feedback, while ten responses were objecting to the

proposals, and four that while giving positive comments also raised points of objection.

3.2.6 Those who attended the exhibition were generally supportive of the proposals, with positive

feedback on the proposed layout, the inclusion of green space within the development and

retention of existing trees and vegetation.

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3.2.7 The main comments raised at the exhibition and in the comments received related to how the

proposals had changed; proposed access to the development; drainage; house types; and how

the proposals could be improved.

Changes to Proposals

3.2.8 There was a positive reaction both at the event and in the feedback received for the changes that had been made since the previous consultation, particularly that Westlands Road and Timber

Lane were no longer going to be used for vehicular access to the site, leaving the allotments

unaffected. These had been key concerns raised by local residents during the previous

consultation, but have altered as the Masterplan has evolved.

3.2.9 It had previously been proposed that a bus service could be diverted down Timber Lane to serve

the new development, which had raised a number of objections, but this had also been removed

and was met with positive feedback.

3.2.10 The proposals had also previously included a primary school on the site which had been removed

following discussions with the local authority. This was received favourably as it was felt that

another primary school was not needed at this location, as another is proposed on a nearby site

that has been granted consent recently. The scheme will provide financial contributions towards

education as part of the S106 obligation.

Access

3.2.11 Responses stated that overall highway links well thought out and had been improved since the

original proposals were presented in 2011.

3.2.12 There were however still concerns over the expected increase in traffic that would result from the development, and how the existing road network would accommodate this. There were particular

concerns about the junction between Stafford Road and the B5013, with concerns that

improvements are needed to prevent queues and congestion at this point.

3.2.13 The proposals to provide footpath links with Stanaway Close/Blounts Drive; Timber Lane and

Silver Birch Drive were mostly well received. However, a couple of local residents were

concerned that these links may attract crime and anti-social behaviour, and may have an impact

on the children’s play area at Blounts Drive.

3.2.14 Access proposals are considered in more detail in the Transport Assessment and Travel Plan

submitted with the Application.

Drainage

3.2.15 There were a number of comments at the exhibition relating to concerns over drainage of the site and previous incidents of flooding in the local area. Concerns were raised that despite the

drainage proposals that were presented, the development would negatively impact on the wider

area.

3.2.16 However, on the whole, the drainage proposals were well received, with mostly positive reactions

to the proposals for the attenuation ponds to be a feature within the development and promoted

as wildlife habitats. One concern was raised over safety, as well as how the ponds would be

maintained.

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3.2.17 The planning application is supported by a Flood Risk Assessment considering drainage and

flooding issues.

House Types

3.2.18 The questionnaire asked respondents to specify the types of houses they would like to see

included in the development. Most respondents indicated that they would like to see a mixture of

sizes, tenures and house types included within the development.

3.2.19 There were a number of comments that suggested there was an existing need in Uttoxeter for

smaller, affordable properties to be available to first-time buyers, with some who attended the

exhibition expressing interest in the development. A number of respondents also indicated a

preference for larger detached properties, highlighting that a mix of properties should be delivered

in order to respond to different types of demand.

Areas for Improvement

3.2.20 Although the proposals were well received, there were a number of areas that respondents felt

could be improved.

3.2.21 Several suggestions were made that more trees and vegetation should be provided to screen the new development from existing residential areas, and to prevent gardens from being overlooked.

Landscaping proposals are included within the application submission.

3.2.22 A number of concerns related to access to the larger parcel, with concerns over the capacity and

safety at the junction of Stafford Road and the B5013. There were also comments regarding the

suitability of the B5013 to cope with the increase in traffic, and whether speed limits could be

implemented between the Stafford Road junction and the proposed roundabout providing access to the development. The Transport Assessment and Travel Plan include detailed considerations

relating to safety and proposed access routes to the site.

Summary of Secondary Exhibition Feedback

Attendees at consultation event 70

Feedback forms completed at event 10

Emails with comments received 7

Emails requesting further information 3

Feedback forms received after the event 2

Positive comments 5

Positive and negative comments 4

Negative comments 10

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4 RESPONSE

4.1.1 It is clear from the feedback received during both periods of public consultation that the

Masterplan has evolved in response to feedback received.

4.1.2 This is particularly in relation to vehicular access to the site, as the initial consultation event

provoked a strong reaction to the proposed access from Westlands Road and bus access along

Timber Lane.

4.1.3 The removal of the primary school also highlights how proposals have evolved, following talks

with the local authority and other stakeholders.

4.1.4 The concerns relating to the junction of Stafford Road and the B5013 have been considered as

part of the detailed transport modelling work, and subject to consultation with Staffordshire

Highways. It is considered that the junction is able to cope with the increased traffic that would

result from the new development.

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APPENDICES


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APPENDIX 1 – PRESS NOTICE (2011)

Development proposals are currently being prepared by RPS Planning & Development on behalf of Mosaic Estates

for a residential led development on land at Hazelwalls Farm, Balance Hill to the south of Uttoxeter.

This proposal is one of the Option Locations for residential development within the current Core Strategy Options Consultation on which East Staffordshire Borough Council is inviting public responses.

Mosaic Estates are seeking the views of the local community on the development opportunities for the site and in particular the

potential for proposals to address the needs of the area. Initial indicative draft proposals have been prepared for the area following

an assessment of the site’s character, its constraints and its opportunities. These proposals can be inspected on:

Public Exhibition for Residential Development Proposals on land at Hazelwalls Farm, Uttoxeter

Thursday 15th September 3pm-8pm

Comments can also be sent to: [email protected] or RPS

Planning & Development, HighÞ eld House, 5 Ridgeway, Quinton

Business Park, Birmingham B32 1AF

Thursday 15 September 20113pm - 8pm

at

The Town Hall, High Street, Uttoxeter, ST14 7HN

Mosaic Estates values Local Opinion to assist in achieving a high-quality development proposal for this area.

Representatives of Mosaic Estates and RPS will be present to discuss any

aspects of the proposals, answer any questions you may have regarding the

site, and receive your views.


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APPENDIX 2 – EXHIBITION BOARDS (2011)

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District Boundaries

A Roads

Canal

Rivers

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Railway Station

Strategic Housing Allocation

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Floodzone 2

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Green Infrastructure

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