Core Strategy Settlement Classification. 0.61ha. For sale

Transcription

1 Coleford NDP site assessment MARSHES LORDS HILL SITE ASSESSMENT FORM A: BASELINE INFORMATION Settlement Name Coleford Core Strategy Settlement Classification Town Site Name / Address Gross area (Hectares) SHLAA Site reference Marshes, Lords Hill Parish Name Coleford 0.61ha SHLAA Capacity Assessment Current/recent uses Vacant cleared site for retail Availability For sale Site Planning History In Local Plan allocated for commercial/retail use. Present owner had agreement with Tesco which gained planning approval for supermarket. Site cleared and some services started MLH1, but Tesco agreement ended and site put up for sale early Site left surrounded by metal fencing, MLH2 (Gateway 4) shows ugly approach to the town centre and conservation area. MLH1 site in process of clearance 2015 showing Co-op and view over town centre. Note its height MLH2 Lords Hill junction into Old Station Way, looking over site s orange netting/ fencing toward town centre with clock tower to right of Co-op.

2 Toolkit: Site Assessment 4 DESIGNATIONS & KNOWN CONSTRAINTS AONB YES NO Forest of Dean YES : see planning history SSSI / SNCI YES NO Conservation Area YES NO Within town centre Listed Buildings YES NO Recorded Archaeology YES NO NO Public Rights of Way YES NO Private land, no ROW. However this is off a crucial pedestrian way into the town centre from the south, Lords Hill. Flood Risk YES and NO ZONE The Marshes was named for the nature of the land where two streams had their confluence and Coleford has a flooding problem. Run off from here could affect the rest of the town. Streams here culverted but manhole lower down by traffic lights lifts when intense rainfall Flood zone 3 in Market Place Services wires & cables (if known) YES NO Services to site Mining / Contamination Map YES NO Unknown Other Known / Recorded Constraints MLH3 Site is in foreground of view toward Conservation Area, Clock Tower and St John s Church. The empty site detracts from this key road in from CSMA visitor site, the holiday route, and main attractions such as Puzzle Wood and Perrygrove. Also affects gateway to south via M4.

3 Toolkit: Site Assessment 5 FORM B: ASSESSING SITE CONNECTIONS AND ACCESS Site: Marshes ; Site Surveyors(s): D Gash, M Thomas Date: 12.15; M Cox Jan WALKING TO LOCAL FACILITIES Facility Distance (metres) Route Quality Shop 50 Good Observations and comments on safety and quality of route Site Visit Notes/Record of Photos Next to shops on edge of retail centre. Adjacent to Pyart court and Coop. School 500 Good Coalway Infants and Juniors Schools are up a steep hill. There is a bus route but only several per day and not at end of school day. Open Space 100 Good Nearest is area by Main Place with mature trees, but Bells Field is about half a mile away and Town Council (landowner) has a plan to develop it for community recreation Bus Stop 350 Good Nearby is Market Place, choice of routes to Monmouth, Ross, Gloucester. Route to Monmouth had bus stop in Lords Hill. Mobility scooters can work on tarmac through to town centre. Dial-a-ride works in the area. Any other facility 100 Good Main Place community centre, enterprise zone and library is nearby as well as health centre and vet, Hotel and FODDC offices about 150 m. Town Council office 100m. MLH4 shows site levels and footpath toward pelican crossing (left) in Old Station Way linking into Town Centre, toward Police station and Town Council offices. Any access from this approach would be detrimental to the busy Lords Hill junction (see also MLH2) and worsen queueing at traffic lights across this point (see below).

4 Toolkit: Site Assessment 6 2. SITE ACCESS(ES) General quality of access Tick one Good: Easy access into the site and good roads approaching it. : access into the site but good approach roads, or poor access into the site and good approach roads. : access onto the site and poor roads approaching it. Number of Accesses. Type (vehicle or pedestrian) Observations / / Site Visit Notes / Record of Photos Key Issues and Possible Mitigation (if or ) 2 potential vehicle accesses 3 pedestrian accesses. Major pedestrian route into town and KEY FOCUS of GATEWAY into town.(mlh2 & 4) Could access 2 storey building on 2 ground levels. Must add to link into town centre, both sides of site. Site cleared Site been left empty with metal fencing surrounding blight on key focus of routes. 3. CONNECTIONS SUMMARY: Overall, how well connected is the site? Note key points in the site s favour in terms of connections. Position means easily accessed, with inner ring road effect, but busy junction adjacent and only 200 m to key traffic lights. Pyart Court has access; main car park has access next to Co-op. Also access by The Marshes (19C house adjacent). Within a few minutes walk of Town Centre, but steep walk uphill back of site toward Lords Hill. Gas available in main road MLH5 view from west shows site to right, sign for holiday route and layby off junction. HGVs including quarry lorries use this designated route as Highnash has a weight restriction. Stowfield Quarry application 2016 if approved, will mean more lorries use this route to go toward rest of Gloucestershire. Traffic lights are behind camera. Note the key points in terms of connections that would have to be addressed (mitigation) to make it a suitable site: Access for delivery vehicles to be addressed within site, suggest linked into Pyart Court rather than additional exit onto Lords Hill. Latter would create 4 way junction with steep entry to site, increasing risk (MLH5). Queuing cars back up past here from traffic lights at all times of day. Some parking on site, but potential for use of parking already adjacent in town. Sewage pipe capacity to Newland is questionable.

5 Toolkit: Site Assessment 7 FORM C: ASSESSING THE SITE ENVIRONMENT Site: Marshes Site Surveyors(s): D Gash, M Thomas Date: 12.15; M Cox Jan SITE CHARACTERISTICS Landform: Flat Gently Undulating Strongly Undulating Steep Valley Valley Floor Plateau Observations/Notes/Record of Photos This is a large and focal, key site. It lies off Old Station Way where Lords Hill joins it, so at the junction of 2 gateways which is in the valley leading to the Town Centre.The difference in height from the front to the back of the site was significant but it has been levelled and cleared. Thus the back of the site now has a steep drop from Old Station Way to the east (MLH4). The western side lies slightly above the main car park adjoining, but nearer in level to the rear Pyart Court car park and waste area to the south (MLH7). It is also sited next to the Co-op supermarket and Pyart Court shops. Views In: Wide Channelled Long Short G limpsed Quality and Value of View/Record of Photos (See also character assessment for Town Centre part ii) Seen from outside town and from most directions, this site is sensitive because of its position at the junction of the two of Gateways noted above. (Viewed from Bakers Hill, Lords Hill, the Town centre and main car park, High Nash, The nature of the site and its position means that it is an important landmark site affecting all the town. Views Out: Wide Channelled Long Short Glimpsed Quality and Value of View/Record of Photos MLH4 Clock Tower, town centre and Conservation Area Bells Place Lords Hill Old Station Way toward Forest of Dean Council Offices, Fire tower MLH6 Pelican crossing with HGV approaching. Lords Hill to left, over 50 s housing behind. Additional site being constructed behind lorry. View toward Highnash. Ground drops to right by site MLH7 view south to Pyart Court showing access to site through car parking right. Waste area in right foreground.

6 Toolkit: Site Assessment 8 Natural Features on and Around the Site (Age/Condition/Value): Boundary Hedgerow Trees Freestanding Shrubs Boundary wall at front Grass Numbers, Quality and Value Observations/Notes/Record of Photos See also CHARACTER ASSESSMENT Site cleared Ecology: (Known/Observed): Birds Signs of Mammals Wildlife Corridor Water Habitat /Notes, Quality and Value Observations/Notes/Record of Photos Mainly graded grass on slope to rear and cleared site. Boundaries to west had some shrubs/hedging which have been removed, some left overhanging from neighbouring garden with mature trees. Regular route for foxes down Lords Hill, over road into town. Built Form On and Around the Site: Nothing on site. Neighbouring buildings/structures in view The Marshes house (now flats) on west boundary. Residential opposite including previous blacksmith and coach house (converted). Over 50s development nearby. MLH8 Listed old Vicarage up from junction in Lords Hill with modern garage block in front. Shows variety of architectural styles. MLH9 view into site from Chepstow route via Old Station Way. Site is at far junction. Note top of Pyart Court roof at road level.

7 Toolkit: Site Assessment 9 2. ENVIRONMENT SUMMARY Environment Quality and Value: Does the recorded information above suggest that the site is of high quality and value, or is it medium or low? High Tick one Medium Low Note key points in the site's favour in terms of environment. Position Size of site Access with relation to position at junction and wildlife corridor Chance to extend and improve green corridor in. Note the key points in terms of environment that would have to be addressed (mitigation) to make it a suitable site. Design of development to fit in with the gateway character and the junction Conservation Area behind and major pedestrian link into town centre. By adding a green route in from Gateway for pedestrians, and for visitors to see and appreciate site development would be very beneficial. Vehicular access and pedestrian access needs to be treated sensitively for shape of valley site and infrastructure, both road (including HGV route) and water infrastructure would need to be carefully altered.

8 Toolkit: Site Assessment 11 FORM D: OVERALL ASSESSMENT SUMMARY Site name/number: St John s Church The site is suitable for allocation The site is well located and has lower environmental sensitivity to change. Tick one This is a potential allocation subject to on- or off-site mitigation The site is either well located but with higher environmental sensitivity to change or poorly located but with lower environmental sensitivity to change. The site is unsuitable for allocation The site is poorly connected and has higher environmental sensitivity to change. What are the key reasons behind your final judgement? This is a prime site off two Gateways on the fringe of the town centre and Conservation area. It has been left for sale as a cleared site, with ugly red and grey fencing for some time. Before it was cleared it was left for 5 years with nothing done. The site is classed as commercial/retail. It is an important way in for residents and visitors, and a busy lorry route, likely to get busier. It needs tidying up with some development to reduce blight. It holds the last fraction of approved retail supermarket square feet in Coleford. It is a key route in for pedestrians, near the cycle trail/ old railway and pelican crossing. If the site was judged to be potentially suitable, what type of development might be possible or appropriate housing, employment, facilities etc.? In NDP consultation Coleford was split about the type of shopping needed, but this approval could be used for a supermarket, or if released that could be used elsewhere and this site used for Tourist Information Centre in amongst small shops/craft centre to bring in tourists especially in wet weather. If the site was judged to be potentially suitable, what mitigation might be needed to make it properly suitable? Impact of traffic movements especially HGVs and quarry lorries needs to be reduced by better traffic management at both junctions. This may include altering the Lords Hill junction. If access is through car parking in Pyart Court need to rearrange parking to substitute. The provision of a landscaped green area/corridor would enhance the character of this area and help to reduce the pollution levels from traffic, especially queueing traffic. If the site was judged to be suitable or potentially suitable, what principles or conditions might be applied (eg. heights, screening, materials etc.)? Design needs to be attractive to residents and to visitors. No more than 2 storeys. Native green species of plant to give extra provision in wildlife corridor. Footpath through to Lords Hill. Green boundaries. Signed Marilyn Cox 21 Jan 2016