Amendments to Illustrative Masterplan. Outline Planning Application RU.14/0099. Royal Holloway University of London

Transcription

1 Amendments to Illustrative Masterplan Outline Planning Application RU.14/0099 Royal Holloway University of London Stride Treglown job no Prepared by AR Checked by MH Date July 2014 Revision -

2 Revisions Revision Rev A Description Description of revision(s). stridetreglown.com

3 Contents 1. The 2014 Masterplan Outline Planning Application Key Changes to the Illustrative Masterplan Noble s Field Library Depository Site Alternative Sites for Student Accommodation Environmental Impacts _C01_140708_Discharge of Planning Obligation 3

4

5 1. The 2014 RHUL Masterplan Outline Planning Application The planning application has been submitted with all matters reserved for future approval apart from access. However, in order to consider the impacts of the development that the University has identified it needs to enable its managed growth up to 2031, an illustrative masterplan has been submitted. The masterplan sets out a carefully considered means as to how the required net increase in the academic and related floorspace at the university up to 2031 can be provided. The masterplan illustrates a net increase of 55,000m2 academic and related floorspace and the provision of an additional 71,128m2 residential accommodation, providing about 2,650 student bedspaces The planning policy background to the proposed development has changed during the course of consideration of the planning application. The outline planning application was submitted to the council at a time when Runnymede Borough Council's Local Plan Core Strategy (LPCS) was being submitted to the Secretary of State for examination. The LPCS contained a policy LP05, which required that the future development requirements of the University be set within the context of a masterplan for the main campus. The policy went on to enable the masterplan to provide for a level of development that would exceed that which is normally acceptable under Green Belt policy However, as emerging policy this would have had limited weight and development would be determined under existing Local Plan policy and the NPPF. In the event the LPCS has been withdrawn and the draft policy LP05 no longer has any status, so no weight can be attached to it and the application will need to be determined in accordance with Runnymede Local Plan policy GB10 and the NPPF In drawing up the masterplan, the university sought to minimise the amount of development within the Green Belt. The original submission, however, included some limited development on Noble s Field, the University s sports ground, in accordance with the emerging policy However, amendments have been required to the masterplan by council officers to demonstrate that the proposed development can comply with existing Green Belt policy. In particular, it was requested that new building should either be capable of being redevelopment of previously developed sites or infilling. 2. Key Changes to the Illustrative Masterplan 2.1. Noble s Field All student accommodation has been removed from this open area. A single proposed building remains for sports use and this is on the site of previous proposals for sports related development, which were granted planning permission, but only the first phase was completed. The siting of the pavilion has been amended to be consistent with that planning permission and to avoid impact on the use of the sports pitches _C01_140708_Discharge of Planning Obligation 5

6 2.1.2 In addition to Green Belt concerns, Sport England had maintained an objection to this development as it was not satisfied that an equivalent or better provision for the two sports pitches that would be lost, has been made. The change to the illustrative masterplan retains the sports provision in this area A number of residents in the Nobles Way, Moore Grove Crescent area had objected to development on Noble s Field for amenity reasons. This change also responds to those objections As a consequence it has been necessary to provide space elsewhere for some 11,000m2 of student residential accommodation that was illustrated as being provided on part of Noble s Field Library Depository Site Student accommodation buildings were proposed on the site of the London University library depository building and extending north of this site. Part of the development illustrated on the masterplan was considered to extend beyond the existing developed envelope and, therefore, be contrary to Green Belt policy. The amount of development has been cut back from 10,500m2 to 8,900m2, to be consistent with the concept of infilling. In practice, this is likely to lead to the reduction in bedspaces to be built on this site from around 420 to just under Alternative Sites for Student Accommodation It has been necessary to demonstrate that student accommodation can be provided elsewhere on the site to achieve the number of additional bedspaces set out in the description of the outline planning permission. This has been achieved by the following amendments to the illustrative masterplan. Site of the Electron Microscopy Building (now A21) This site, (formerly B24) is opposite Williamson Hall and will be available for redevelopment within the plan period. It was originally proposed for replacement academic space but its location is eminently suitable for student accommodation. The five storey building illustrated would match the height of Williamson Hall adjacent, being at a similar elevation. The estimated floor area of this building is 3,600m2. Ripley Springs (now A20) Further residential development is proposed in place of academic development on former site reference B22 (Ripley Springs). The proposed student accommodation on the Ripley Springs site is 4 storeys (similar to the height of the adjoining Queen s building). The estimated floor area is 3,000m2. Existing Hub Area (plots A16, A18 and above the Hub (B23)) The redevelopment of this area, which forms part of the existing student village, as shown on the original Masterplan has been reconsidered and it has been found possible to add additional accommodation here in two ways. Firstly, by additional wings to blocks A16 and A18 and secondly, by development above the previously part single / part two storey Hub building. In this way there is potential for an additional 4,900m2 student accommodation. stridetreglown.com

7 Highfield Road area Minor adjustments to the masterplan are proposed here. It should be noted that agreement has been reached to purchase the outstanding property between blocks A04 and A05, which was not in the ownership of the university. The incorporation of the land between plots A04 and A05 would enable a more efficient and effective use of this part of the site Additional floorspace can be provided, without impact on the external environment, by adding an additional wing to plot A06 and minor enlargement of blocks A01 and A03. Overall, an additional 900m2 of student bedspace can be provided in this way Replacement Academic Space The transfer of plots B22 and B24 from academic to residential accommodation has reduced the academic and operational floorspace by about 4,600m2; there is also a small reduction in the size of B20. In preparing the masterplan some flexibility was allowed in the size of the new academic and related buildings. Originally the larger buildings were shown as having atria, which subsequently were not illustrated. The overall floorspaces were not enlarged to reflect the area of the atria. The required 55,000m2 floorspace overall has been made up by increasing the size of development, without the need for a corresponding increase in plot ratio, on the following plots: Plot B13 (Library & Student Services) was shown on the original masterplan as 10,000m2 gross external this has been increased to 11,000m2 gross external (10% larger than indicated in the table, reflecting the scale of the scheme currently submitted for preapplication comment); Plot B05 (Piggery Gate 2) increased by 1,000m2 (12% larger than originally shown) Plot B23 (Site of Queen s Annexe) increased by 900m2 (11% larger than originally shown) Plots B16 & B17 (Bourne 1 & Bourne 2) increased by 900m2 (15% larger than originally shown) Plots B8 & B9 (Wilson & Tolansky) increased by 400m2 (10% larger than originally shown) Plot B21 (Queen s 2) increased by 200m2 (6.7% larger than originally shown) The amended illustrative masterplan maintains the provision of a net increase of 71,288m 2 of student accommodation having made allowance for existing accommodation being replaced. A further 70 bedspaces will be provided in Founder s through conversion of rooms no longer required for academic or administrative functions The masterplan drawing illustrates a variety of student residential buildings, based on examples of typical student accommodation that has been provided in recent years. The assumed number of newly constructed bedspaces is 2,580, which amounts to an average of 27.6m 2 per bedspace More efficient layouts can be achieved, and in doing so the area per bedspace could be reduced to around 25m 2, which is a standard target for student accommodation. The same floorspace (71,288m2) at 25m 2 per bedspace would then yield 2,845 bedspaces which when added to the 70 additional units in Founder s could provide a total of 2,915 bedspaces _C01_140708_Discharge of Planning Obligation 7

8 3. Environmental Impacts The illustrative layout was used to test the environmental impacts of the development, as detailed in the Environmental Statement. The overall level of development, following the changes made, is the same. Landscape and Visual Impact The storey heights proposed with the resited residential blocks are consistent with those shown on the originally submitted masterplan The significant reduction in development on Noble s Field will reduce the change in landscape character in the south east of the campus. The replacement accommodation would have no greater impact on the campus landscape than the existing. Impact on Trees The alterations to the masterplan will have a marginal impact on trees. Some trees will be retained by the reduction in built footprint to the north of the library depository. The number of additional trees which will need to be removed due to the additional development on plots A16, A18 and A21 will be very limited There will be no change to almost all of the views assessed in the EIA. The one area where a change will be noted is that from viewpoint 18, end of Lynwood Avenue, where the 3, 4 and 5 storey student accommodation on Noble s Field would have been visible during the winter and was adjudged to effect a minor adverse impact. The visual impact would be reduced as a result of the changes to negligible adverse on account of the impact of the new sports facilities. Ecology and Nature Conservation The amended masterplan is unlikely to make any significant difference to the Ecology and Nature Conservation impacts identified. Heritage Impacts The only heritage impact that needs to be considered is the area of high archaeological potential on part of Noble s Field on account of the potential route of the London to Silchester Roman road. The removal of built development will reduce any potential archaeological impact. Noise and Air Quality Impacts No significant change to the noise impacts identified is anticipated. Operational noise from the use of student accommodation was a matter raised by local residents as a result of consultation on the development. The potential for occasional disturbance as a result of development close to the site boundary has been reduced No difference in air quality impacts are likely as a result of the changes. Transport Impacts The overall amount of development and student accommodation has not changed. Whilst a small increase in student accommodation is proposed in the Highfield Road area, the additional numbers of bedspaces proposed is less than 50 and the additional pedestrian movements across Egham Hill will not, therefore, be significant. stridetreglown.com

9 Socio Economic Effects The amendments make no change to the conclusions in relation to socio-economic effects _C01_140708_Discharge of Planning Obligation 9

10 Bristol Promenade House The Promenade Clifton Down Bristol BS8 3NE T: +44 (0) F: +44 (0) Bath St George s Lodge 33 Oldfield Road Bath, BA2 3NE T: +44 (0) F: +44 (0) Cardiff Treglown Court, Dowlais Road, Cardiff CF24 5LQ T: +44 (0) F: +44 (0) London 3 Cosser Street London SE1 7BU T: +44 (0) F: +44 (0) Manchester Commercial Wharf 6 Commercial Street Manchester M15 4PZ T: +44 (0) F: +44 (0) Plymouth Norbury Court The Millfields Plymouth PL1 3LL T: +44 (0) F: +44 (0) Southampton 58 Portswood Road Southampton SO17 2FW T: +44 (0) Truro 55 Lemon Street Truro TR1 2PE T: +44 (0) F: +44 (0) Abu Dhabi AS Business Centre Al Ain Road Umm Al Nar PO Box Abu Dhabi UAE T: (0) stridetreglown.com