PHASE III: Reserved Matters Submission

Transcription

1 Statement of Compliance with the outline approval for the proposed residential development of land at: BURGES LANE, WIVELISCOMBE PHASE III: Reserved Matters Submission

2 Foreword Contents: This Statement of Compliance has been produced by pad Design on behalf of Lone Star Land in support of the reserved matters submission package for Land at Burges Lane, Wiveliscombe, Phase 3, and the detail provided of layout, scale, and appearance. The detail of the landscape design will be submitted at a later date. pad Design, 2015 Background... 1 Development Principles... 2 Use & Amount... 3 Layout... 4 Scale... 6 Access... 7 Appearance & Landscape... 8 Summary... 9 issue record date 29/04/15 document draft revision - author checked authorised NH MNR MNR

3 Background Outline permission was granted, in February 2014 for the erection of up to 71 dwellings with associated access and infrastructure (application ref: 49/13/0015). The outline permission is subject to 8 conditions. This submission pack will discharge conditions 1 and 2 in relation to the detail of the reserved matters for layout, scale and appearance. The approved Design and Access Statement, approved as part of the outline application, and referred to throughout this document as the 'approved document', establishes the context of the development and sets out the principle of development and the parameters in respect of use and amount, layout, scale, access and appearance. This reserved matters submission package includes: 13115_1030 Location Plan 13115_5000 Planning Layout 13115_5001 Materials Layout 13115_ House Type Drawings 13115_7001 Street Scenes Condition 1 requires the approval of the details of the layout, scale, appearance and landscaping of the site shall be obtained from the Local Planning Authority in writing before any development is commenced. Condition 2 requires that the development shall be carried out in accordance with the following plans and this document will demonstrate how the proposed detailed design is in accordance with this requirement: 13115/1030A Location Plan 13115/4010A Access and Movement Parameter Plan 13115/1000A Illustrative Framework Plan 13115/1030B Location Plan This document will refer to the structure of the Design section of the approved document to demonstrate how the scheme design is in accordance with the outline approval. This document demonstrates the compliance of the proposed detail included as part of this reserved matters submission with the approved document. This document will also provide further detail in respect of the reserved matters, where appropriate. 1

4 Development Principles The detail included implements the vision for a high quality residential development that will create a sustainable extension to Phases 1 and 2 of Land at Burges Lane, Wiveliscombe. The scheme implements a well designed, locally distinctive, residential development that follows the principles of sustainable development. The scheme delivers 71 new homes that includes a mix of housing types and tenures to encourage a mixed and socially inclusive community. The scheme integrates the new development with its surroundings. This is in accordance with the General Objectives of the Development Principles set out within the approved document. The scheme design retains and enhances valuable visual and ecological landscape structure where possible, and new planting, including additional trees, hedges and shrubs provides environmental enhancement. Safe pedestrian links and routes have been included as part of the detailed layout. This is in accordance with the Environmental Objectives of the Development Principles set out within the approved document. A range of densities have been implemented across the site, delivering an average of 30 dwellings per hectare across the site, this is appropriate to the site, context and local planning policy. The scheme implements a sequence of key spaces, identified through key buildings and distinction of material or building element, to aid in legibility through the site. The scheme implements the block structure set out in the outline approval, the framework plan and the approved document, maximising the potential and quality of out of the site. Where the development backs onto existing development (along the western boundary, onto phase 1), a minimum back to back distance of 28m has been implemented to ensure that the privacy of surrounding residents are protected. This is in accordance with the Development Objectives of the Development Principles set out within the approved document The scheme has been designed through the principles of Secured by Design, providing active streets and a clear definition of public and private realms, providing a safe and secure environment. 2

5 Use & Amount The approved document establishes how the site can deliver a residential development appropriate to its context, including the following key elements: approximately 70 residential dwellings (permission is granted for up to 71 dwellings) delivered at an average density of 30 dwellings per hectare across the site a mix of housing types and sizes that will reflect local context and serve local need a range of tenure including a mix of affordable housing to be agreed with the Local Authority The proposed scheme that forms this reserved matters submission is for 71 new residential dwellings. The scheme is delivered at 30 dwellings per hectares across the site, with localised ranges, reflecting different housing types and arrangements, and responding to their context. There is a range of housing types, including 1, 2, 3 and 4 bed houses. The housing range includes an element of affordable house types. This was agreed to be delivered at 25% and the detail set out in the Section 106 Agreement that was signed in February The affordable housing mix includes 18 dwellings and is provided at 60% socially rented accommodation and 40% intermediate housing, that includes shared equity and low cost homes. Indicative description Unit Number NO. Of Beds HOUSE TYPE A 10 2 HOUSE TYPE B 9 3 HOUSE TYPE C 8 3 HOUSE TYPE D 2 3 HOUSE TYPE E 8 4 HOUSE TYPE F 4 4 HOUSE TYPE G (V1) 1 4 HOUSE TYPE G (V2) 4 4 HOUSE TYPE H 4 3 HOUSE TYPE J 3 4 1B 2P 3 1 2B 4P (V1) 9 2 2B 4P (V2) 1 2 3B 6P 5 3 Total 71 Schedule of accommodation This is in accordance with the approved document and with the detail set out in the Section 106 agreement. 3

6 Layout The approved document proposes a series of design principles to be implemented within the proposed layout. The approved framework plan within the approved document indicates how these design principles could be implemented and the proposed detailed layout, as shown opposite, demonstrates how these have been implemented. These have been implemented within the detailed planning layout and are indicated as follows: 1. New development to front on to Burges Lane 2. Potential key space including focal buildings 3. Proposed parking court for existing residents on Burges Lane 4. Existing hedge to be retained 5. Footpath link to recently approved Public Open Space area (Phase 1) 6. Approved Phase 1 development proposals 7. Phase 2 development proposals 8. Existing public footpath 9. Proposed highway link road (phase 2) 10. Proposed dwellings to overlook existing footpath 11. Proposed dwellings to front onto Heathstock Hill 12. Vehicular access to development off of proposed highway 13. Highway link to Style Road and Golden Hill towards the Town centre 14. Proposed allotments 15. Public Open Space and play opportunity within approved Phase 1 development Approved framework plan This is in accordance with detail set out within the approved document. 4

7 NORTH m Proposed detailed layout 5

8 Scale The approved document indicates that the majority of the development should be no more than 2 storeys in height and a small area to the south and the centre of the site could allow for buildings of no more than 3 storeys. All of the proposed dwellings will be no more than 2 storeys in height. The proposed scheme also includes a limited number of single storey dwellings. The approved document indicates a range of typical measurements for the length and width of dwellings and these are as follows: Scale parameter dwelling length: 4-40m dwelling width: 5-25m All proposed houses within the scheme are within these development parameters. This is in accordance with the detail set out within the approved document. Proposed two storey development 6

9 Access The approved framework plan and the approved document indicate how the proposed scheme can be implemented. In particular, the site will be accessed through a new highway link taken from Style Road (to the west), connecting through to Heathstock Hill (along the eastern boundary), via Burges Lane, along the south of the site. This new primary route will form the main spine of the development. This route will move through a series of junctions and key spaces that will act as subtle traffic management features and implement a design speed of 20mph or less. The Section 106 Agreement that was signed in February 2014, in conjunction with the outline approval, includes the detail of the proposed new primary access route and the proposed scheme reflects the detail of this design. A series of secondary streets will provide access to the remainder of the development. The majority of these streets will be shared surface streets and provide equal priority to all users, including pedestrians, cyclists and vehicles, in accordance with the guidance set out in Manual for Streets. Two access points will be taken from the primary street to access the secondary streets. A number of private accesses will be taken from Heathstock Hill. Where the secondary streets are not shared surfaces, good pedestrian footpaths will be provided along site these streets and cyclist will still be provided for within the road. All secondary streets, where appropriate, will provide access to the area of Public Open Space and the allotments located to the north of the site and that will be delivered as part of this scheme. This is in accordance with the detail set out in the approved document, the approved Transport Assessment and the information included in the Section 108 Agreement. Movement parameter Proposed access and movement 7

10 Appearance & Landscape The submission package for this reserved matters application includes a range of house types (refer to drawing numbers included within this submission pack). These house types implement a limited pallet of materials and reflect the local context. The architectural style responds to the variety of styles and materials within the immediate surroundings of the site. No detailed landscape design has been included as part of this submission package and approval for the landscape reserved matter will be sought at a later date. However the detailed planning layout includes a suggested landscape approach that supports the principles set out within the approved document. This scheme indicates how the landscape design could support the proposed detailed layout. The proposed buildings and their siting implement a consistent theme in respect of form, massing and general architectural design. Subtle differences are implemented and the separate nodes of the development are identified through cohesive use of materials and building types. This is in accordance with the detail set out within the approved document. The landscape scheme will retain and strengthen the existing trees and hedges where possible and proposes new native planting to support the existing landscape context. The proposed landscape scheme will help to integrate the proposed built development into the existing context and provide visual screening where necessary. New structural landscaping should be introduced along the northern boundary to allow the proposed scheme to integrate into its context. This is in accordance with the detail set out within the approved document. 8

11 Summary The outline approval established the in principle development of the site at Land at Burges Lane, Wiveliscombe. The approved framework plan, the approved document and the associated parameter plans, have established a clear vision for the proposed development of Phase 3 of Land at Burges Lane, Wiveliscombe. The detail included as part of this reserved matters submission reflects the intention and vision of the approved scheme. This document, and submission package, has provided information to describe the detail of the layout, scale, landscape and appearance, in order to discharge condition 1 of the outline approval and for the approval of the reserved matters for this scheme. This document has demonstrated how the proposed detail of this reserved matters submission is in compliance with the approved framework plan, the approved document and the associated parameters for development. 9

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