LP SPD & DPD Covers - redditchbc.gov.uk · Redditch Borough Council – SPD – Edward Street –September 2007 3 Historic Context 2.2 The site has essentially been used for industrial

Edward Street

Adopted: 17 September 07

SupplementaryPlanning

Document

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This and other Local Development Framework documents can be madeavailable in large copy print, audio cassette, Braille or languages other thanEnglish. If you require the document in one of these formats please contact:

Suzanne Bennett, Communications Manager, Redditch Borough Council, Town Hall, Walter Stranz Square, Redditch, Worcestershire B98 8AHEmail: [email protected]

Supplementary Planning Document

Edward Street, Town Centre, Redditch

Contents

1. Introduction 11.1 Purpose and Format of the brief 1

2. Site Appraisal 22.1 Location 22.2 Historic Context 32.3 Ownership and Current Issues 32.4 Buildings and materials 42.5 Views 62.6 Land Use 7

3. Contextual Analysis 83.1 Street patterns and movement 93.2 Plots 93.3 Buildings 9

4. SWOT Analysis 11

5. Development Principles and Design Strategy 12

6. Implementation and Monitoring 17

7. Contacts 17

8. Bibliography 18

Appendix A - Indicative layout of redevelopment at Edward Street 19

Appendix B - Planning Policy Framework 20

FiguresFigure 1: Ariel View of Edward Street Site 2Figure 2: Location Plan of Edward Street Site 2Figure 3: Edward Street Site in the 1900’s 3Figure 4: Locally Listed Probable Masters House 4Figure 5: Locally Listed Industrial Buildings 5Figure 6: Locally Listed Boxwood House 5Figure 7: Illustration of Passive Solar Gain 13

Redditch Borough Council – SPD – Edward Street – September 2007 1

1. Introduction

Purpose and format of the brief

1.1 This draft Supplementary Planning Document (SPD) has been prepared in order to provideplanning and urban design guidance for the future re-development of the Edward StreetSite as detailed in Policy E(EMP).5 of the Borough of Redditch Local Plan No. 3. TheBorough of Redditch Local Plan No. 3 (LP3) was adopted April 31 May 2006. The plan isstructured under the same headings as the Redditch community strategy and provides thelocal level planning policy framework for all development in Redditch. Policy E(EMP).5 -Edward Street Site identifies the site as appropriate for redevelopment but encouragescontinued employment use on the site. It requires that any proposed use or developmentimproves the visual appearance of the site and is compatible in terms of appearance andfunction with adjacent land uses. The site is strategically important as it serves as agateway to Redditch for train users, in addition the view from Bromsgrove Road needs tobe improved to provide a quality gateway to road users into the Town Centre. The policyseeks the retention and restoration of the locally listed buildings contained on the site.

It is intended as a development brief for the site and will be a material consideration, in thedetermination of planning applications for development within the site.

The purpose of the SPD is to consider all relevant material and to set out a clear vision forthe future development of the area. In particular, the re-development of the site shouldachieve the following objectives:

- provide an appropriate ‘gateway’ development when approaching the Town Centre bytrain or via Bromsgrove Road;

- ensure that the new development is of high quality and designed to preserve andenhance the character of the surrounding area and be compatible in terms ofappearance and function with adjacent land uses;

- seek the integrate and restoration of any buildings of local interest on the site;

- seek to combine new development with the buildings deemed appropriate to retain;

- safeguard the land for Primarily Employment Use, as appropriate;

- ensure that the redevelopment can contribute to the reduction of climate changethrough the use of renewable energy sources.

2 Redditch Borough Council – SPD – Edward Street – September 2007

2. Site Appraisal

Location

2.1 The Edward Street site is approximately 0.48 hectares in area and located adjacent toRedditch Train Station near to the western fringe of the Town Centre as defined in theadopted Local Plan Proposals Map. It is bounded by the railway station and car parking tothe east, residential units on the opposite side to Bromsgrove Road to the south andmodern industrial units to the west and north. The site runs parallel to the railway line andconsequently provides the first impression of Redditch for visitors arriving by train.

Figure 1: Ariel View of Edward Street Site Figure 2: Location Plan with Edward Street Siteoutlined in red


Historic Context

2.2 The site has essentially been used for industrial purposes since the mid 19th Century andhas been most commonly used for the production of needles. Prior to 1785 the site wasoccupied by Redditch needle maker T Banks followed by H Lewis.

However the site was most recognised as ‘Abel Morrall’s Clive Works’. Abel Morrall wereneedle producers who started in Studley, Warwickshire in 1785 and moved to Redditch in1898 and continued trading as the Aero Group until the 1990’s.

There have been some 40 plus planning applications on the site ranging from temporarybuildings, new generators, and signage to general applications for external windows anddoors.

Figure 3: Edward Street Site in the 1900’s

Ownership and Current issues

2.3 The Edward Street site is privately owned. The 2 car parks to the rear of the site areseparately owned and are not used for the Edward Street Site. The site has been split intoa number of smaller units which carry out various employment uses.


Buildings and materials

2.4 The site contains a number of buildings developed in the 19th Century. These buildings areof a varied quality but include two fine and well proportioned town houses set back from theBromsgrove road. Despite their condition these houses show true architectural merit andonce created an elegant approach to the town centre. The group in its entirety provides animportant illustration of Redditch’s industrial wealth during the 19th Century.

Probable Master’s House

This locally listed building is early/mid 19th Century and is of a Georgian style which hasretained much of its original features. The dwelling is set lower than Bromsgrove Road,adjacent to the railway line with vegetation between the property and Bromsgrove Road.The master’s house is a painted brick dwelling with a hipped slate roof. The property is 2storeys with plinth and band at first floor level. The windows have cambered heads andwere originally all 12-pane sashes of which 2 have survived at 1st floor level. The centralentrance has a fine porch which shows some alteration with a canopy on fluted stonecolumns and 6-panelled door with fanlight. In addition the two-bay wing to the rear retainsits sash windows.

Figure 4: Locally Listed Probable Masters House


Industrial buildings

Situated behind the master’s house lies a group of red brick 19th century buildings whichare also locally listed. The buildings house a number of current employment uses howeverthey are mostly derelict. These industrial buildings form the eastern boundary to the siteand are seen by rail users on the approach to Redditch. The buildings are roughly L-planwith a large 5 + 5 bay range of 2 storeys fronting the railway line with large multi-panedwindows. To the rear left of the house are 3 adjoining single-storey ranges with continuousroof lights. The gable ends to Edward Street have 2 large blocked windows with circularopenings above.

Figure 5: Locally Listed Industrial Buildings

No. 16 Boxwood House

Boxwood House is a locally listed building fronting onto Bromsgrove Road. It is anearly/mid 19th century red brick property with hipped slate roof and external chimney at theleft end. 3 bays and 2 storeys with rendered first-floor sill band and modillion eaves cornice.The ground floor has canted bay windows with flat roofs and gauged brick heads to firstfloor with original sash windows. The central entrance has a round-arched head onimposts, inner panelled timber surround and boarded door and fanlight. There is a small 2-storey outbuilding to the rear of the dwelling with its gable end fronting onto Edward Street.It has yellow brick dressings, including dentilled eaves cornice and window heads with acircular window in the gable end.

Figure 6: Locally Listed Boxwood House


Views

2.5 The topography of the area allows for important views of the site to be seen from a numberof locations.

As the site lies at the foot of Unicorn Hillboth pedestrians and vehicle users areable to view the east side of the sitecomprising the industrial buildings andthe probable master’s houses.

Vehicle/pedestrian users drawing near tothe site from Bromsgrove Road thewestern elevation of Boxwood House willbe viewed first.

When approaching the site fromPlymouth Road the master’s house willbe first viewed (at a slightly lower level)with the single storey wood/metalbuilding to the left hand side.

When walking or driving on EdwardStreet from north to south users will viewthe derelict Boxwood House.


Land Use

2.6 The area comprises a mix of residential and employment land uses. To the north and westof the site are industrial units, some of which are locally listed. To the south of the site atthe junction of Bromsgrove road and Plymouth Road lies a Pentecostal Church surroundedby residential units.

The site is currently being used for employment uses and is immediately adjacent to anemployment site with a range of employment uses, which encompass B.1 - Business, B.2 -General Industry and B.8 - Storage or Distribution. Due to the location of the site and itsclose proximity to the town centre and public transport the site is suitably located foremployment use.


3. Contextual Analysis


Street patterns and movements in the vicinity of the site

3.1 The historic street layout of the area has generally been retained. Bromsgrove Roadremains as a main thoroughfare into the town centre from the west and forms the southernboundary of the site. The road is a designated bus priority route that leads into the busstation at the foot of Unicorn Hill. The site can be viewed by vehicle users, cyclists andpedestrians and provides the opportunity to create a quality gateway to the Town Centre.Both Britten Street and Edward Street are minor streets that run parallel with each other atright angles to Bromsgrove Road. Main access into the site is off Edward Street. In additionto Bromsgrove Road, Britten Street and Edward Street are connected by Bridge Streetwhich lies to the north west of the site.

With regard to pedestrian movement around the site there are pavements on both sides ofBromsgrove Road and to the west of the site on Edward Street allowing free movement forusers. There is an at-grade crossing at the junction of Plymouth Road and BromsgroveRoad. In addition to the east of the site there is a subway which provides a pedestrian linkto Plymouth Road and the bus station.

Plots

3.2 There appears to be no particular pattern for plot formations with regards to the buildingson the site or the surrounding area which may be the result of the building types andfunctions present. To the south and south west of the site lie residential developmentswhich front onto Bromsgrove Road and Plymouth Road, dwellings within these areas datefrom about the 1930’s and are detached and semi-detached properties with gardensaveraging 25 metres in length.

Buildings

3.3 To the west of the Edward Street Site are three locally listed buildings comprising of Nos.20 and 22 Britten Street and a group of mid and late 19th Century factory buildings knownas ‘Ashleigh Works’. Nos. 20 and 22 Britten Street are both former houses which have nowbeen converted into offices.

Ashleigh Works provides an unusual example of a late 19th Century industrial building. Itsfunctional design and good detailing makes a bold statement along Bromsgrove Road.With the architectural quality of the adjacent stuccoed house together with Boxwood Houseand the probable master’s house beside the railway line they once formed an attractive anddignified route into the Town Centre.

Further to the east and south east of the site respectively are new developmentscomprising of the bus station redevelopment and a housing and hotel development which isnearing completion. The south and south west of the site are predominately residentialleading into the wider area.


The site lies on the western fringe of the Town Centre and is located at the base of Unicorn Hill.In addition to this the land has a difference in levels at the south east aspect of the site whichfronts onto Bromsgrove Road.


4. SWOT Analysis

Strengths

- sustainable location;

- historic buildings and street pattern;

- good transport connections.

Weaknesses

- areas of derelict land and buildings;

- some poor quality and temporary buildings;

- limited car parking.

Opportunities

- underused sites and buildings;

- redevelopment of the whole site;

- preserve the historic character of the locally listed buildings;

- enhance historic buildings and their settings.

Threats

- negative appearance of derelict sites and buildings;

- land ownership.


5. Development Principles and Design Strategy

Acceptable Uses

5.1 Development needs to create a safe, secure and welcoming environment with a high levelof accessibility to be successful. Potentially acceptable uses for the site include:

- Employment – B1, B2 and B8

An opportunity for the site would be to retain it as employment but to provide workshops forcraft industries and possible trade counters. This would retain the employment use of thesite and offer something that is not currently available in Redditch.

Access and Car Parking

5.2 Vehicular access to the site should be taken from the existing access off Edward Streetand not from Bromsgrove Road. There may be the opportunity to create an additionalaccess to the rear of Boxwood House subject to the Highways Partnership approval. Themaster’s house has an area of unused land to the front which could be used for carparking. Car parking associated with the development should have regard to the CarParking Standards set out in Appendix H of The Borough of Redditch Local Plan No.3. Theminimum standards in Appendix H reflect the guidance in PPG13 and represent the mostup-to-date parking standards from Worcestershire County Council. The design ofresidential parking should take into account the need to provide security for vehicles anddwellings.


Climate Change

5.3 Sustainable development is an essential element of any development proposal. Theincorporation of innovative fuel technologies and materials are encouraged as would anyopportunities to minimise energy consumption. The use of passive solar gain is suggestedas a beneficial way of reducing heating costs and reducing the use of un-renewable energysources.

The diagram below shows the typical approach to utilising passive solar gain. PassiveSolar gain works by utilising the overhangs on buildings to shade it during the summer’sheat and allowing sunlight to penetrate inside the building in the winter.

Figure 7:Illustration of Passive Solar Gain

In relation to the viability of renewable energy schemes at Church Hill, Solar WaterHeating; Active Solar (photovoltaics); and Passive Solar Design are measures which couldbe successfully incorporated into any redevelopment proposal. Other renewable energytechniques may be appropriate. Proposals incorporating other renewable energytechniques would be considered on their merits on submission of any planning application.

It is important to consider possible problems of overshadowing. Buildings that are in closeproximity to other buildings, trees or fences have the potential to cast shadows on thesouth facing wall which reduces solar gain. Consider how to maximise solar gain whenconsidering the constraints of nearby buildings.

Within proposed residential developments any opportunities to minimise water use and topromote recycling should be explored including the possibility of rainwater-harvestingtechniques, water meters and water efficient fittings and appliances.

The use of Sustainable Urban Drainage Systems (SUDs) should be considered. Examplesof SUDs systems include porous pavements, swales and basins, ponds and wetlands,infiltration trenches, basins and filter drains. Using these methods is cost reducing, avoidsmajor construction and enhances nature conservation. The preferred option of SUDs to beimplemented depends on the type and porosity of the soil on the site.


Green Architecture

5.4 Recognition of the role of green architecture as a form of development is increasing in linewith a general appreciation and awareness of the need for sustainable development. Inaccordance with Policy B(BE).19 of Local Plan No.3 new development will be expected tomaximise the adoption of the following measures:

That the use of sustainable, locally sourced and recycled materials has beenconsidered;

That the energy efficiency of the building has been maximised through the adoptionof energy conservation measures, including natural ventilation and lighting;

That opportunities to generate electricity and create and store heat through the use ofsolar, wind, Combined Heat and Power (CHP), fuel cells or other means has beentaken;

That the development incorporates the capacity for the storage of waste andrecycling facilities.”

Designing out Crime

5.5 In order to maximise the opportunities to design out crime at Edward Street there are anumber of measures, which are recommended for inclusion in any redevelopmentproposal. Any proposal should be compliant with the Borough Council’s SPD ‘Designingfor Community Safety’. This document has informed many of the recommended designprinciples in this SPD. Other important documents that guide good design include, ByDesign – Urban design in the planning system: towards better practice and By Design –better places to live; Safer Places – the Planning System and Crime Prevention.

Design and Access Statements

5.6 A design and access statement would need to be submitted with any planning applicationto explain the design principles and concepts that have informed the development and howaccess issues have been dealt with.

Design and Layout

5.7 In considering the design and layout of any scheme on this site there are a number ofimportant factors that must be taken into account. In particular, any new developmentshould help to define the two street edges of the site (Bromsgrove Road and EdwardStreet) and the boundary of the site facing the railway station, as follows:

Bromsgrove Road

- Two thirds of the 30m space between the two houses should be filled by newbuildings.

- Any new development should have a regular building line which is parallel to thefront of Boxwood House and positioned between 0m and 10m back from its front.


- The scale and massing should respect the adjacent buildings and be no morethan 3 storeys in height.

Edward Street

- Should the single-storey industrial building be retained, improved or converted, itshould have new openings of an appropriate scale on the Edward Street side.

- Any new replacement buildings should occupy the same building line as theexisting building for at least a similar length of frontage.

- New buildings may come as close as practicable to the large deciduous trees,which should be retained, behind the outbuilding of Boxwood House, and shouldbe two or three storeys in height.

Railway frontage

- Should the two-storey industrial building be improved or converted, it shouldretain its existing structural bay pattern, with appropriate new openings.

- The building should be designed to provide a striking and memorableenclosure to the railway station in order to provide a gateway site for Redditch.

- If reuse is not viable and the building is to be replaced by new development,the building or buildings should have a building line parallel to the railway,which may vary between 0m and 10m back from the existing building line. Thebuilding or buildings should occupy a frontage at least three quarters the lengthof the existing building, and should be designed to provide a striking andmemorable enclosure to the railway station.

- Any new building should be two to three storeys in height.

Landscaping

5.8 Development proposals for the site will need to incorporate an integrated scheme for hardand soft landscaping which must include detailed proposals for the future retention,reinstatement and management of these areas:

- Existing mature trees on the car park should be retained where possible;

- Existing trees on the railway frontage may be retained or removed;

- The large deciduous trees near the boundary to the railway should be retained;

- Conifer trees may be removed.

All aspects of hard and soft landscaping should be compliant with the ‘Open Space andLandscape Design’ principles in section 2 of the ‘Designing Out Crime’ SPD. A study on theexisting landscape features on the site and their importance will also be required.


Construction Work

5.9 Planning conditions may be imposed regarding working hours to minimise any disturbanceto neighbouring units and residential properties on Bromsgrove and Plymouth Road. Thiswill include the movement and access of lorry’s and equipment during the constructionperiod.

Pre-application Discussion

5.10 Early consultation with the Redditch Police Crime Risk Manager will be expected to ensurethat development takes proper account of community safety principles.

Planning Application Requirements

5.11 The site is within an area designated within the Borough of Redditch Local Plan No.3 for‘Primarily Employment Use’. Where it can be clearly demonstrated that the redevelopmentof this site entirely for Primarily Employment Use is not economically viable, despite theexploration of possible funding opportunities then some residential development will beconsidered subject to:

- the development forming part of a wider scheme to improve the whole site and atleast 50% of the site area is developed for Primarily Employment Use; and

- the mix of uses on the site is compatible and does not have a detrimental impact onexisting uses in the surrounding area.

Applications will need to be accompanied by a detailed design and access statementtogether with sufficient details in terms of site and ground investigations, site levels,surveys and drawn information which include sections and street scene drawings in orderto enable full assessment of the proposals and relationships with surrounding properties.

Planning obligations may be used to secure the appropriate mix of uses or to ensure thatcertain parts of the scheme are implemented as proposed.


6. Implementation and Monitoring

The Borough Council recognises that the vision set out in this SPD may take a number ofyears to be realised. Furthermore the Borough Council recognises that redevelopment ifprogressed by the Borough Council, can only be achieved through co-operation andpartnership with the whole range of people and organisations including landowners,leaseholders and organisations that have an interest in delivering the improvements withinEdward Street.

With regards to monitoring, more information on the progress made in response to thisSPD is set out in the accompanying SA to the Edward Street SPD.

The information in this draft SPD is understood to be correct at the time of writing. The draftSPD has been prepared in consultation with a variety of Borough Council Officers, withlandowners, with other interested parties and informally with the general public.

7. Contacts

Detailed enquiries with regard to planning and development of the site should be directedto the following:

Development Brief Lyndsey Hadley, Development Control

Planning Application Lyndsey Hadley, Development Control

Highways Agency Dave Pilcher, Highways Partnership


8. Bibliography

Planning Policy Statement No.1 ‘Delivering Sustainable Development’ (2005), ODPM.

By Design - Urban design in the planning system: towards better practice (2000) CABE &ODPM

By Design - better places to live (a companion guide to PPG3) (2001) CABE & ODPM

Safer Places - the Planning System and Crime Prevention (2004) ODPM & The HomeOffice

Planning and Access for Disabled People: A Good Practice Guide (2004) ODPM

Places Streets and Movement – a companion guide to design bulletin 32 residential roadsand footpaths (1998) ODPM

Government Office for the West Midlands (June 2004), Regional Planning Guidance for theWest Midlands 11 (RSS11)

Worcestershire County Council (June 2001), Worcestershire County Structure Plan

Redditch Borough Council (November 2004), Second Deposit Draft Local Plan No.3

Redditch Borough Council (March 2001), SPG - Encouraging Good Design


Appendix A

The map below shows an indicative layout of the redevelopment of Edward Street:


Appendix B

Planning Policy Framework

The following section contains summaries of the key policies of relevance to any potentialredevelopment at Edward Street and they are taken from national guidance and from theDevelopment Plan for Redditch Borough. The Development Plan consists of the West MidlandsRegional Spatial Strategy (June 2004), ‘saved’ policies in the Worcestershire County StructurePlan (June 2001) and the Borough of Redditch Local Plan No.3 (May 2006).

A planning policy framework informs the development requirements for any potential EdwardStreet redevelopment proposal.

There are a number of Policies, Plans and Statements that will provide a framework for any futurere-development on the Edward Street site. Developers will need to have regard to the PolicyFramework when submitting future planning applications.

National

Planning Policy Statement 1 ‘Delivering Sustainable Development’

This statement sets out the Government's overarching planning policies on the delivery ofsustainable development through the planning system. Emphasis lies with good design in that itacts as the key element to implement sustainable development therefore the aim of thoseinvolved with redevelopment of the Edward Street Site should have regard to good design.

Planning Policy Guidance 4 ‘Industrial, commercial development and small firms’

The Edward Street site is an area of industrial heritage and continues to be used for employmentpurposes. Therefore by encouraging the redevelopment of this area for employment use theauthority is taking a positive approach to the location of new business developments through theplanning system and ensuring that economic growth and a high-quality environment are pursuedtogether.

Planning Policy Statement 9: ‘Biodiversity and Geological Conservation’

In accordance with Planning Policy Statement 9 ‘Biodiversity and Geological Conservation’Redditch Borough Council will seek to encourage development proposals where the principalobjective is to conserve or enhance biodiversity and geological conservation interests. The aim ofplanning decisions will be to prevent harm to biodiversity and geological conservation interests.

The re-use of previously developed land for new development makes a major contribution tosustainable development by reducing the amount of countryside and undeveloped land thatneeds to be used. However, where such sites have significant biodiversity or geological interestof recognised local importance developers, should aim to retain this interest or incorporate it intoany development of the site.


Development proposals provide many opportunities for building-in beneficial biodiversity orgeological features as part of good design. When considering proposals, Redditch BoroughCouncil will seek to maximise such opportunities in and around developments, using planningobligations where appropriate.

Planning Policy Guidance 15 ‘Planning and the Historic Environment’

This PPG sets out Government policies for the identification and protection of historic buildings,conservation areas, and other elements of the historic environment and explains the role playedby the planning system in their protection. The design of any new build that will stand alongsidethe Local Listed Buildings on the site will need to be given carelful consideration in that newdevelopment will respect their setting in terms of scale, height, massing and alignment and useappropriate materials. More detailed guidance on design principles will be set out later in thedevelopment brief.

Planning Policy Statement 22: ‘Renewable Energy’

Planning Policy Statement 22 ‘Renewable Energy’ seeks to encourage and guide the use ofrenewable energy sources. For the purpose of this guidance this will be to encourage the use ofrenewable energy sources in new developments. The guidance (Page 1) defines renewableenergy as,

“Renewable energy covers those energy flows that occur naturally and repeatedly in theenvironment – from the wind, the fall of water, the movement of the oceans, from the sunand also from biomass.”

PPS 22 relates to the Government’s objectives associated with reducing carbon dioxideemissions and maintaining the use of renewable energy supplies. It also aims to stimulate theuse of new technology to continue to provide growth of renewable energy. The use of thisrenewable energy is vital in achieving the Government’s aim of halting climate change.

In line with Government guidance, this SPD aims to promote and encourage the use ofrenewable energy through new developments. Where new developments occur or there isalteration to existing buildings, the use of renewable energy sources will be encouraged. Withregard to the Edward Street site, small scale projects can provide a valuable contribution tooverall outputs of renewable energy.


Regional

Regional Spatial Strategy for the West Midlands (June 2005)

The Regional Spatial Strategy (RSS11) provides the planning framework for the West Midlandsregion and is structured around four major challenges including; urban renaissance; ruralrenaissance; diversifying and modernising the Region’s economy; and modernising transportinfrastructure. RSS11 also contains policies in relation to the quality of the built environment andtransport and accessibility which will apply to the Edward Street Site. In particular developersshould have regard to Policy QE1 - Conserving and Enhancing the Environment, Policy QE3 -Creating a High Quality Environment for All and Policy QE5 - Protection and Enhancement of theHistoric Environment.

Local

Borough of Redditch Local Plan No.3

This Development Brief relates to the land allocated for primarily employment use the Borough ofRedditch Local Plan No. 3 – Policy E(EMP).5.

In addition to the above information the following policies will also apply;

Policy CS.1 Prudent Use of Natural ResourcesPolicy CS.2 Care for the EnvironmentPolicy CS.3 Use of Previously Developed landPolicy CS.4 Minimising the Need to TravelPolicy CS.5 Achieving Balanced CommunitiesPolicy CS.6 Implementation of DevelopmentPolicy CS.7 The Sustainable Location of DevelopmentPolicy S.1 Designing Out CrimePolicy B(BE).1 The Protection of Historic AssetsPolicy B(BE).11 Building of Local InterestPolicy B(BE).13 Qualities of Good DesignPolicy B(BE).19 Green ArchitecturePolicy B(BE).27 Surface Water Run off and Foul SewagePolicy B(BE).28 Waste ManagementPolicy B(BE).29 Construction WastePolicy E(EMP).2 Design of Employment DevelopmentPolicy E(EMP).3 Primarily Employment Area’sPolicy E(EMP).3a Development Affecting Primarily Employment AreasPolicy C(T).1 Access to and within developmentPolicy C(T).12 Parking Standards


Section 38 of the Planning and Compulsory Purchase Act 2004 requires that any planningapplication shall be determined in accordance with the Development Plan unless materialconsiderations indicate otherwise. The Development Plan for Redditch Borough includes LocalPlan No. 3, the Worcestershire Structure Plan (policies are anticipated to be “saved” afterSeptember 2004) and also the Regional Spatial Strategy (RSS).

Supplementary Planning Document Designing Out Crime

The ‘Designing for Community Safety’ SPD is important when considering design for theEdward Street Site. Careful design can make a major contribution to the reduction ofopportunities to commit crime, disorder and anti social behaviour and reduce the perceivedfear of crime.

Measures to prevent crime should be factored in of the overall design and aesthetic qualitiesof new developments.

The purpose of the SPD is to promote the principles of community safety and crime preventionthrough the design and development process to ensure that environments in RedditchBorough are safe, sustainable and attractive through good urban design.

Section 3.2 of the SPD details specific guidance on employment areas. The eight key pointsincluded should be used as guidance and taken into account when designing the newemployment area.

Developments should be influenced by the guiding principles of the SPD for the design,layout, form and landscaping of the built and natural environment. The guiding principles thatinfluence the advice given in the SPD are:

- Access and movement- Structure- Surveillance- Ownership- Physical protection- Activity- Management and maintenance

These principles should be adhered to and followed when designing a new development onthe Edward Street Site


Supplementary Planning Guidance Encouraging Good Design

Encouraging Good Design (2001) contains a series of objectives and key principles for the designof development in the Borough. These key principles include: respecting the unique nature of thesite and maximising retained features; enhancing a sense of place and contributing to thecharacter and attractiveness of the area; improving safety and security by maximising naturalsurveillance and creating a clear distinction between public/private space; creating ease ofmovement and links to existing networks for walking, cycling, public transport; and achievingreducing the volume of resources consumed and promoting sustainable lifestyles. The SPG alsoincludes relevant spacing standards.

By Design (2000)

By Design - Urban design in the planning system: towards better practice is the Government’sgood practice guide on urban design. It contains detailed guidance on achieving character,continuity and enclosure, quality of the public realm, ease of movement, legibility, adaptability anddiversity. It is essential that full regard is had to this document and to its sister documents: ByDesign - better places to live; Safer Places - the Planning System and Crime Prevention; andPlanning and Access for Disabled People: A Good Practice Guide.

Documents

LP SPD & DPD Covers - redditchbc.gov.uk · Redditch Borough Council – SPD – Edward Street –September 2007 3 Historic Context 2.2 The site has essentially been used for industrial