DESIGN AND ACCESS STATEMENT Reserved Matters Application

Transcription

1 DESIGN AND ACCESS STATEMENT Reserved Matters Application Submitted to: Newcastle Under Lyme Borough Council Prepared by: Nicol Thomas Architects On behalf of: Kier Living Proposed Residential Development at Land off Gateway Avenue, Baldwins Gate. 1

2 CONTENTS 1. INTRODUCTION 2. BACKGROUND 2.1 The Site 2.2 Current Status The benefits secured 2.3 Public Consultation Event 2.4 Presentation to Newcastle Under Lyme Borough Council View along spine road 3. DESIGN 3.1 Design Principles 3.2 Layout 3.3 Use and Amount 3.4 Affordable Housing 3.5 Highway design, parking & refuse 3.6 Building Heights & Massing 3.7 Character Areas 3.8 Appearance 3.9 Boundary Treatments 3.10 Landscape 3.11 Drainage Strategy View at site entrance 4. CONCLUSION View along mews 2

3 1. INTRODUCTION This Design and Access Statement has been prepared by Nicol Thomas Ltd. on behalf of Kier Living to support an application for Reserved Matters at Gateway Avenue, Baldwins Gate. The application is made following outline planning permission, granted at appeal in January 2015 (Appeal Ref: APP/P3420/A/14/ ). The outline application was previously submitted by Richborough Estates in August 2013 (Council Ref: 13/00426/OUT). That application also included the approval of the means of access via Gateway Avenue, which this application is based upon. The following document provides an overview of the design rationale which has been adopted for the development and seeks to set out the details relating to the siting, design, external appearance, car parking arrangements and landscaping. It has been prepared in accordance with the requirements of the National Planning Practice Guidance (PPG), other non statutory advice and best practice. This document should be read in conjunction with the drawings and other supporting documents submitted as part of this reserved matters application. View from North East corner of the site 3

4 2. BACKGROUND 2.1 The Site The village of Baldwins Gate is located between Market Drayton and Newcastle Under Lyme within the county of Staffordshire. It is approximately 10 miles northeast of Market Drayton and 5 miles south west from Newcastle Under Lyme. The application site falls within the administrative area of Staffordshire County Council within the borough of Newcastle under Lyme. It is situated on the Western edge of Baldwins Gate, adjacent to an established residential area off Sandyfields, Gateway Avenue and Hillview Crescent. The application site measures acres / 6.06 hectares. The site comprises of a single field of pasture land which is relatively level. It is bound by managed hedgerows, trees and fence lines. The northern boundary of the site is defined by the Crewe/Stafford railway line, which is used by both freight and passenger trains. A Public Right of Way runs parallel with the railway along this boundary, which provides a link between Madeley Park wood and the A53 Newcastle Road, which is the main arterial route through the village. Current vehicular access to the site is limited to existing farm accesses via Baldwins Gate Farm to the west. The proposed residential access was secured via the outline permission and will be off Gateway Avenue with an emergency access provided from Hillview Crescent. Construction traffic would access the application site via a temporary access via the field to the west. Context views and photographs are shown overleaf. Site Location Plan Site Constraints Plan 4

5 View North East over the site with existing dwellings to the right. NOTE: Please refer to the existing topographical survey included with the application. View from Gateway Avenue as existing into proposed site entrance 5

6 2.2 Current Status The benefits secured The site benefits from outline planning permission granted in January 2015 by a Planning inspector appointed by the Secretary of State. The decision approves the following matters: Masterplan approved at Outline Stage The principle of residential development on this site for up to 113 no. dwellings; The means of access from Gateway Avenue; The proposed density of 20 dph strikes an acceptable balance between reflecting the character of the village housing and making efficient use of housing land; A temporary construction access via Baldwins Gate Farm which will be reinstated after the development is complete; In perpetuity, 18 no. dwellings (16%) of the total 113 no. will be affordable units, with an additional contribution of 341,000 being made towards an off site provision elsewhere within the Borough; A contribution of 1,920 per dwelling towards Public Open Space maintenance and a play area within the development or the transferral of open space to a long term management company; Proposed Reserved Matters Layout A contribution towards Baldwins Gate Primary School of 242,682; A contribution towards Madeley Secondary School of 199,464. 6

7 2.3 Public Consultation Event Kier Living held a public consultation on 13th October 2015 between the hours of 2:30pm and 6:30pm at Whitmore Village Hall. The consultation event was well attended with approximately 130 local residents visiting during the course of the afternoon. The exhibition comprised of a series of stands displaying the proposed reserved matters detail, with the event was attended by a multi disciplinary team with expertise on technical matters, planning and urban design/architecture. A feedback form was provided for all attendees and a selection of the responses are presented below: Proposed timescale and phasing of the development was unclear; Proposed site plan shows no provision for larger 5 bedroom housing and does not provide for the executive style homes which was widely quoted at outline; The public right of way running parallel to the West Coast Mainline with a connecting path into site should be upgraded to afford a high quality, safe pedestrian access; Clarification required as to the location and size of children s play area; Lack of pedestrian access from the south west of the site; Existing highway and footways to Gateway Avenue should be repaired and resurfaced to accommodate the increased vehicular and pedestrian traffic; The junction between Hillview Crescent and Gateway Avenue should be controlled with either a give way or stop sign with additional traffic calming; The red brick, red tile finishes do not compliment the immediate neighbouring areas. A wider range of cladding and rendering with grey tiles should be adopted; HS2 should be contacted to identify whether or not the current proposals conflict with any future plans and its associated infrastructure. As should Network Rail in the event the SUDS is not maintained and subsequently causes flooding; Any financial contributions made to the Borough Council towards maintenance or POS should be adjusted to assist in maintenance and enhancements of sites across the whole of Whitmore Parish; A liaison group should be formed during the construction phase to promptly and effectively address any issues, ensuring good working relationships and responsible development of the site; Clarification of responsibility for maintenance and repair of the SUDS running along the entire Northern boundary; It is accepted that 113No.dwellings have been granted outline consent, however, the density does not reflect the locality in view of local residents. Clarification of the Borough s intention to adopt the landscaped POS, children s play area and swales; A planning condition should be included restricting any further development to the northern and western boundaries for a period no less than 15 years; A number of residents commended the proposals and its logical extension to the existing residential area. They offered valuable comments and design input. Due to some of the residents concerns regarding offsets between new and existing properties, Kier made a conscious decision to increase the number of bungalows in these locations. Please refer to the submitted Statement of Community Involvement (SCI) for further details. Density of the development appears excessive with a house directly affecting 14 Gateway Avenue. The property owner stressed his concerns to loss of light and privacy; The new road layout is unimaginative and resembles a 1970 s style housing estate; It wasn t clear if the new layout has been subject to an independent planning assessment as carried out for the previous indicative layout; 7

8 2.4 Presentation to Newcastle Under Lyme Borough Council Kier Living and the design team presented the proposed masterplan to Planning Officers and Members on Tuesday 20 th October 2015 at Newcastle Under Lyme Borough Council. Feedback from the public consultation was also relayed and timescales relating to the reserved matters submission were discussed. Consultation Board extracts and photographs taken from the public consultation Presentation extracts 8

9 3. DESIGN 3.1 Design Principles Our design rationale for the residential layout revolves around the illustrative masterplan considered at the outline stage. This document defined the main development areas, the highways and open spaces, which were influenced by the physical features of the site, existing road network, topography and other constraints, such as railway noise. The masterplan progressed on the basis of the outline approved Design and Access Statement and the recommendations from the MADE design review panel. Our proposals are consistent with the guidance from these documents in terms of delivering high quality architecture and urban design, building heights and densities. The resulting scheme creates a sense of place within the new development whilst still integrating with the existing housing and road pattern. 1. New vehicular access off Gateway Avenue. 2. A primary spine road connects the new development with node points defined by block paving. 3. Semi private courtyards with paved paths and drives. 4. Mews street with shared paved surface. 5. Rural edge, where the houses are outward facing. 6. The layout is an extension of the existing residential blocks and completes the existing pattern of houses. 7. Emergency access via Hillview Crescent (although pedestrians and cyclists would be able to use this route at all times). 8. Gateway houses to frame views and entrances to character areas. 9. A new signalled pedestrian crossing on the A53 to the south of the site. 10. Informal areas of play. The relevant guidance contained within supporting documents has been carefully considered and used to inform the design response, as illustrated in the following proposal which: Reflects national planning policy for sustainable development; Creates development which conforms to the parameters of the Outline Planning Permission and associated Design and Access Statement which included a detailed urban design analysis of this village; Creates development that responds to the constraints and opportunities of the local context; Within the overall development, creates specific character areas; Creates variety and choice of house types for a mixed and inclusive community; Creates safe pedestrian priority routes across the site designed to put people before traffic and accessible to all; Creates a permeable infrastructure with a suitable hierarchy of streets and spaces; Links pedestrian routes and cycle ways to the existing movement network; Enhances and respects the existing natural landscape features. The proposals have also been the subject of extensive pre application discussions with a variety of representatives, including Newcastle under Lyme Borough Council and Staffordshire County Highway Authority, including a presentation to the Borough Council s Strategic Planning Consultative Group. Proposed Layout 9

10 3.2 Layout The proposed site layout has been developed through a number of design evolutions whose principles were informed by the outline masterplan, resident consultation, a MADE design review, and subsequently progressed in conjunction with officers of Newcastle under Lyme Borough Council and Staffordshire County Highways. The resulting reserved matters layout comprises a total of 113 units (95 open market and 18 affordable), associated car parking, and public open space to the east, incorporating a play area with swales to the north to convey surface water flows. The following components have influenced the design: Urban design principles have been utilised throughout the development with housing designed to be front to front and back to back, optimising attractive, active street scenes and secure private amenity. The layout has been configured as a series of perimeter blocks completing the unfinished blocks at the fringe of the existing settlement. A hierarchy of streets and a varied materials palette has helped shape character areas within the new development. Siting of properties to take advantage of all the attractive aspects surrounding the site and its features, including the retention of existing views towards the open countryside to the north west. Corner units with dual aspect frontage specifically sited at road junctions to create a sense of containment and enclosure whilst announcing different character areas. Focal buildings positioned at the termination of long views within the site. Natural surveillance of the public realm with homes fronting onto the streets, shared surface home zones and green infrastructure, encouraging activity and movement. Windows from habitable rooms of dwellings also directly overlook the public realm. Breaks in the built development to protect visual corridors to the countryside beyond from Sandyfields, Gateway Avenue and Hillview Crescent. The layout provides a balance of good pedestrian permeability with Secured by Design principles. View from the North boundary looking into the site View from the South boundary looking out towards rural edge The overall layout design provides a clear and legible route through the site with all dwellings fronting directly onto the highway or private drive with all accesses being clearly visible to the public, vehicular and pedestrian areas. We have sought to capture a quality of place making and character areas that would have a positive effect on the local context and provide a high quality cohesive design response to the edge of settlement. View from the North boundary looking into the site 10

11 3.3 Use & Amount The layout has been designed to provide an appropriate number of dwellings to take advantage of the natural assets of the sites and delivers 113 new homes of differing sizes and types, resulting in a density of 26 dwellings per net developable hectare and 20 dwellings per hectare when the open space is included. Our proposals comply with the density parameters established within the Outline Permission and which we believe will successfully support the objective of a sustainable community in Baldwins Gate. A mix of house types, ranging from two bedroom bungalows to detached four bedroom houses are provided in order to create a mixed and balanced community which responds to our market research and feedback from the community. Diversity of layout and built form will contribute to the local sense of identity within the different character areas. Higher density development in semi detached formation is situated within the central residential areas along the smaller streets and shared spaces, with a lower density of larger detached properties utilised to create the rural frontages along the green edges and facing the public open space. Housing Mix Plan 11

12 3.4 Affordable Housing The affordable housing requirement has been realised with 18 affordable dwellings, which equates to 16% of the total of 113 dwellings, with an additional contribution towards off site provision (9% equivalent) to ensure the proposals are policy compliant. The affordable provision is distributed through the site in two main areas, centrally in a courtyard as well as to the east, fronting onto the open space and public rights of way. The provision of two and three bedroom homes provides a variety of house types for a mixed and inclusive community offering a choice of housing and lifestyle. The following schedule highlights the proposed affordable dwelling type and mix: AFFORDABLE HOUSING 16% ON SITE UNIT TYPE AFFORD RENTED (60%) SHARED OWN (40%) 2 Bed Bungalow (3 Persons) (686 sqft) 3 2 Bed Houses (3 Persons) (768 sqft) Bed Houses (4 Persons) (896 sqft) 2 2 TOTAL 6 12 Our approach to house design embodies the principle that dwellings should be entirely tenure blind, with materials used and details consistent across the whole development to create a secure and cohesive environment. Tenure Mix Plan 12

13 3.5 Highway design, parking & Refuse The means of access to the site was determined at outline stage, with vehicular access provided via Gateway Avenue and an emergency access from Hillview Crescent that will serve as an alternative pedestrian / cycle access. The development provides a series of residential streets which have a linear bias to reflect the existing contextual patterns and have been designed for full refuse vehicle accessibility to assist servicing. Variations in new road widths and surfaces are proposed to create a range of road types that underpin character zones within the development. The design provides for lower category narrower roads located adjacent to the Public Open Spaces to address sensitive edges. The layout is a mixture of conventional tarmac highway and shared surface roads which benefit from a change in geometry and material treatment. The thought process behind the road layout was for it to be designed in a hierarchical form of three distinct characters, made up of: Parking Provision Designated car parking across the masterplan is provided in a number of ways and has been integrated to ensure the street is not car dominated. To do this, parking has been provided: In curtilage to the sides of properties; In curtilage to fronts of properties; In curtilage to the rear of properties; In garages, both integrated and detached. All dwellings have direct pedestrian access from the highway to their frontages and direct vehicular access within their curtilage for their car parking spaces. In accordance with Newcastle under Lyme Local Plan Policy T16, the masterplan proposes the following parking provision: 2 and 3 bedroom dwellings min 2 parking spaces. 4 bedroom dwellings min 3 parking spaces. Primary road leads the site northwards as a continuation of Gateway Avenue, and is formed of a traditional 5m carriageway with a 2m footway each side providing well defined pedestrian routes. The primary road links into entrance squares at various intersection points to create a sense of place and reduce vehicle speeds. Each of these squares are finished with tegula paving or similar and designed with formal footpath routes to establish safe routes for pedestrians whilst discouraging uncontrolled parking. Secondary streets have been designed using shared surface principals and finished in block paving, providing connection to the primary loop road and permeability through the central residential blocks. The change in geometry and surface finishes emphasise the difference from conventional streets and will help to lower traffic speeds. Tertiary lanes provide informal single aspect roads which loop around the periphery of the site for the use of cars and pedestrians. These informal shared surfaces connect the residential frontages of the lower density housing which front the public open space, with planting pockets defining the private areas in front of the houses. Across the site as a whole, 220 allocated parking bays have been provided with a maximum of two spaces in tandem formation and 111 allocated garage spaces. Single and double detached garages have been provided to all 3 and 4 bedroom open market dwellings. A private sale 3 bedroom bungalow and detached 4 bed house contain a garage integral to the unit footprint. The major strategy driver was to provide allocated parking rather than communal parking. All of the spaces have been provided on plot either down the side or to the front of dwellings broken up with landscaping. The spaces can be conveyed to the plot they serve and identified as belonging to the new resident. Security for all car parking is achieved through either locating spaces in curtilage of properties behind boundary structures or by locating spaces to the fronts of properties to give visual surveillance. Refuse The street layout is designed to create a sensible hierarchy that is clearly understood by those travelling through the area, whether by car, bicycle or on foot. The intention is that all of the new highway will be offered to Staffordshire County Council for adoption under Section 38 of the Highways Act, except for limited areas of private driveway serving a small number of properties. The proposed new roads have been tracked using software to simulate the swept path of refuse and emergency vehicles to ensure they can negotiate the roads satisfactorily. The road layout has been designed to minimise reversing manoeuvres for refuse collection vehicles and adequate arrangement has been made within the design of the properties for effective kerbside collection for bins and boxes of waste and recycling services in accordance with Council requirements. 13

14 3.6 Building Heights & Massing The proposed layout responds to the prevailing scale of adjacent buildings, both houses and garages. The footprints of the houses, as is common to most dwellings, are of domestic scale. Most have a frontage greater than 5 meters wide and a depth of between 8 to 12 meters. They are arranged either as semi detached or detached properties, with many of the larger properties accompanied by a single or double garage. The majority of the site is two storeys in height (which is not exceeded anywhere on the site) but with some exceptions where the design responds to the surrounding context. Here, bungalows have been positioned along the north eastern and southwestern boundaries in response to the existing bungalows on Hillview Crescent and Sandyfields. Lower density patterns of housing are proposed along the northern edges and set behind a green corridor of Public Open Space. Dwelling Height Mix Plan 14

15 3.7 Character Areas Our approach to the character of the site comes from the analysis, understanding and appreciation of the site and of the context in which it sits. Legibility across the masterplan lies in creating areas that can be readily identified, giving residents and others moving within the site visual connections to their surroundings. This is achieved through the creation of differing characters within the masterplan and the approach to these areas is reviewed here. The masterplan is based upon a series of development zones or housing blocks which vary in shape, size, and density which are dependent on their location within the site. Properties generally front onto the highways in differing ways to reflect the various character areas. Each character area will contain its own individual elements, making it distinct from other areas. It will include built form principles which are realised by changes in height, set backs, landscape treatments, architectural detailing, colour and use of materials. Junctures These spaces provide the meeting of character zones; the central street meeting the shared surface. These instances occur mostly at corners and as a response, are defined by dual aspect buildings which have both fronting elevations articulated by the addition of extra windows and bays to achieve a continuous building line. Central Street Continuous building lines are located along linear traditional streets which have been designed to continue existing streetscapes so that the development reads as a logical urban extension. A robust and consistent elevation will create a strong visual connection with the wider development and also provide high levels of natural surveillance over the footways running alongside the main road. The central street will be distinctive, comprising bungalows and 2 storey detached houses similar to Sandyfields and Gateway Avenue. Dwellings are proposed to be generously offset from the eastern and southern boundaries with private amenity to respect the views from existing dwellings and address existing trees. Car parking and garages are generally proposed to be set to the side of houses, within the curtilage of each plot so that street elevations are not cluttered or dominated by parking. KEY Building separation distances across the street section are proposed to be condensed in order to reinforce the higher density patterns of housing, creating enclosure and promoting a courtyard feel around the shared surfaces which serve them. Car parking is generally located to the front or to the side of dwellings in group bays which enable the building lines to sit closer to the carriageway. Rural Edge Along the perimeter of the development, a loose and more rural feel is established through placing larger properties to naturally overlook public open spaces and take advantage of the attractive views. These units have the most generous separation distances, wider gaps between plots and deeper landscaped front gardens. The dwellings are located off informal lanes with garaging and parking set to the side so as to be subservient to the housing frontages whilst reinforcing the open, landscape bias. The housing creates a backdrop through which the road passes within the green setting which will reinforce the aim of creating a more rural environment in this area without losing movement and activity within the public realm. The rural edges draw precedence from existing loose residential patterns located within Baldwins Gate such as Heron Pool Drive and Lakeside Close and provide an improved edge of settlement. Juncture Central Street Shared Surfaces Rural Edge Shared Surfaces Shared surfaces are provided with structured, linear building lines comprising predominately of semi detached 2 storey dwellings. These areas are located in the heart of the development, tucked away behind linear streets and green edges. Dwellings overlook courts with frontages set close to the pavement, and narrow front garden spaces that function as defensible space. Character Areas Plan 15

16 3.8 Appearance Whilst appearance was reserved within the outline permission, our design approach has been to maintain the key principles set out in the outline Design and Access Statement, with robust, simple and confident architecture, whilst including an element of individuality. Save for a small number of older buildings, the development of Baldwins Gate has largely taken place in the form of small to medium sized post war housing estates either side of the A53. These contain predominantly detached 2 storey houses and bungalows, in a variety of sizes and styles, none of which have reference to a consistent or themed local vernacular. Following an assessment of the existing residential contexts, we envisage frontage development which is distinctive yet sits comfortably within its setting. We have developed a strategy for the use of materials on the building facades to reinforce the hierarchy and variety in character across the development; these include a mix of brick, render and weatherboard cladding. Features Pitched roof porch canopies. Cill and head details (brick soldier coursing / reconstituted stone / keystone features and arches). Dentil coursing consisting of projecting headers at various levels. Square bay windows. Materials Red facing brick. Ivory coloured render to promote focal point buildings at ends of internal views. Timber effect weatherboarding. Reconstituted stone. Red and grey roof tiles. These treatments will ensure an interesting and varied visual experience within the development. The main material for the houses is a red brick, as the proportion of brick to other materials generally reflects the surrounding area. The dominance of red brick throughout, will give the scheme a very solid robust feel, and provide a unity and consistency between the character areas. The end houses at key internal vistas have been treated differently to create visual 'stop ends' and focal points. Here, the elevations are treated in simple brickwork with rendered features on projections and gable fronts. Reflecting the natural and softer setting along the countryside boundaries, these buildings have been designed with a durable, inert weatherboard to articulate the predominantly brick elevations. The weatherboard will be fixed in a rural ship lap fashion predominantly at first floor level. Poppy 217 Doors and Windows White upvc windows with window bars. Front doors to have varying colours / styles. Roof Design Traditional pitched roof design with front gables and pediments to provide articulation to eaves line and address corners (dual aspect dwellings). Some hipped roofs to minimise ridge heights particularly to new bungalows and garages. Chatsworth 302 A 16

17 Boundary Treatments Key 3.9 Boundary Treatments A simple palette of boundary treatments is proposed to clearly define public and private outdoor spaces. (Please refer to the Boundary Treatments drawing which accompanies this application). Front garden boundaries will include hedging, timber fences, railings as well as open plan solutions. To reflect the rural nature of the current site and surroundings, hedgerows have been set in mown grass edges along streets and garden boundaries at key junctures. Metal railings have been provided to the edge of properties at key highway junctions to protect the front amenity of the dwellings adjacent to these areas. The principles of Secured by Design have been followed in the consideration of the boundary treatments between and to the rear of dwellings. Rear boundaries between private gardens will be bound with 1.8m close boarded fencing, to provide a strong and robust boundary treatment, creating safety and security to the private amenity. Where there are exposed side and rear boundaries visible from public areas, these will be 1.8m high brick walls. Around the boundary of the site, where there is existing dense hedgerow, this will be trimmed back and retained with the provision of new infill fencing, to create a safe and secure rear boundary treatment. The public open space and landscaped margins will be protected from vehicular access by a low level trip rail. Due to the proximity of some plots fronting the railway line, and in line with the recommendations of the Noise and Vibration report, a 2m high fence of close boarded construction has been specified to certain boundaries Boundary Treatments Plan 17

18 3.10 Landscape The landscape masterplan was originally conceived at the outline planning stage on the basis of a considered approach to site master planning, incorporating various landscape and visual constraints and opportunities. This was realised in the form of a landscape strategy and an illustrative landscape masterplan following a detailed landscape and visual impact assessment. Outline Illustrative Landscape Masterplan A number of Green Infrastructure and Landscape Principles were identified as follows: Placement of the development envelope (areas within which built form is located) across the central and southern parts of the site, creating a strong physical link between existing and proposed residential development, connecting development to the existing boundaries of the settlement; Retention of an area of transitional open space leaving a green corridor and opportunities for open space adjacent to the northern (countryside boundary) for visual enclosure, public amenity and passive recreation; Retention of an area of open space adjacent to the eastern (railway line) boundary, which will also provide an opportunity for more structure play; Retention and enhancement of the existing vegetation including the perimeter hedgerow infrastructure; and Incorporation of biodiversity opportunities through new planting mixes; Sustainable Urban Drainage (SUDS) features including swales; and grasslands. All these principles have been retained and developed please refer to the detailed soft landscaping drawings which accompany this application and the text as follows: Northern Boundary Open Space Along the northern site boundary, the scale and presence of the transitional open space has been retained. The existing hedgerow will be retained in entirety, and enhanced with a series of native tree planting groups set within native understorey planting mixes. Illustrative Landscape Masterplan As this establishes and matures it will provide a degree of visual containment to the proposed development. The grouping of the trees is important, as they are in locations that will frame more open, retained visual links (that extend from the estate roads that run perpendicularly to this boundary) from the development to the wider open countryside to the north. The space will also accommodate the SUDS in the form of a series of three readily identifiable linear detention basins/swales. These basins will not hold 18

19 permanent water, and the entire space will be grassed, with a different mix for wetlands across the SUDS areas. As this overall space matures over time it will provide a robust, native landscape edge that was always interned from the outline design stage, and that will provide a balanced edge to the extended settlement, as opposed to a more enclosed, defensive landscape design approach. Eastern Boundary Open Space This area occupies the space between the eastern end of the development envelope, and the adjacent railway line. A public footpath runs just inside the boundary of the site, and is retained along its current alignment. As the outline scheme intended, this space will provide a large area for active and passive recreation, including the Locally Equipped Area for Play (LEAP). The route of the public footpath will be upgraded with a surface dressing (tar spray and chip), and connect into the overall development with a series of similarly finished pathways, so that the entire design of the space reads consistently. The LEAP area is located towards the northern end of the open space, and is themed for natural play. In appropriate locations, small trees are included to grow to occupy adjacent spaces and where their root action will not compromise of interfere with foundations etc; Locally Equipped Area for Play (LEAP) This is located towards the northern end of the open space at the eastern end of the development envelope. It is positioned so as to ensure good natural surveillance across its areas, and at recommended distance from the nearest residential curtilage. Adjacent bench seating is also provided, and there is also a visual ink between the play area and the wider open countryside to the north. Its design is based upon natural play as opposed to something more traditional, and as such timber equipment features, together with the use of logs, rocks and boulders, and localised landscape earth modelling to provide a degree of physical as opposed to visual enclosure. In order to provide some visual containment between the proposed development and the railway line, a series of pods of planting have been designed to provide a continuous screen of planting, but in such a way as to retain a level of natural surveillance across the space, and physically positioned at certain distances from the railway line to ensure leaf detritus is kept to a minimum (re. railway line management). Southern and Western Boundaries Along these two boundaries, the existing hedgerows and hedgerow trees will be protected during the construction phase of the development to BS.5837: Trees in Relation to Construction. This will ensure there retention as part of the overall Green Infrastructure of the scheme, forming the back garden boundaries to a number of proposed units. Main Entrance Space Adjacent to the main entrance of the site, there is a small open space that is located to provide a sense of entrance. Its composition is simple, and it includes amenity grass and feature trees. Set directly behind the crescent of tree planting is a swathe of ornamental bulbs, with a backdrop of taller ground cover and semi ornamental shrubs. Play equipment examples Tree species Residential Amenity Planting Within the development envelope, the front garden spaces are populated with a palette of planting species designed for ease of maintenance and instant kerb appeal. The choice and locations of species reflects aspect, light and the need to address a balanced approach in different areas. 19

20 3.11 Shrub Drainage species Strategy An engineering layout detailing the drainage strategy has been prepared by Rogers Leask and is submitted as part of the application. In accordance with the Environment Agency (EA) and Local Authority Requirements, a Sustainable Urban Drainage Strategy type approach to draining the new development has been adopted. Soakaway testing undertaken by ASL, determined that the majority of the site is directly underlain by the Wildmoor Sandstone Formation which was consistently recovered as slightly clayey to clayey slightly gravelly sand. Based on the infiltration results, soakaways are considered to be a viable drainage solution for surface water disposal at the site. There are no surface water sewers in the vicinity of the development. A series of soakaway tanks have been proposed to deal with a 1 in 100 year storm event + 30% climate change from this development, with Swales located directly above these Tanks to provide an Emergency Overflow. These are located in the green corridor, 5m from the north western site boundary. It has been designed so that no flooding takes place within the above mentioned storm events. The swales will be dry the majority of the time, reflecting the natural drainage methods in the area and establishing visual amenity and wildlife habitats within the public realm. All impermeable areas for this development will be dealt with on site through infiltration methods, through permeable paving for private drives and soakaways / swales for roofs and adopted roads Typical SUDS examples 20

21 4. CONCLUSION This design and access statement provides a detail analysis of the site and its immediate context and sets out our responses towards the details of the design principles previously established at the Outline planning stage. The proposed development will be a place with its own identity. It will have character and distinctiveness, respectfully addressing the local vernacular. It will be easy to navigate and will provide new pedestrian and cycle linkages to improve connectivity to the wider context. Newly created character areas will respectfully address existing urban patterns, massing, densities and landscape settings. The layout has a clear and simple movement network with clearly defined road hierarchies to define character zones and open spaces. It will appear as an extension of the existing streetscape and facilitate the existing road infrastructure. This proposed development will be a place of its own identity, with a theme that harmonises with the local vernacular. Its character respectfully addresses the existing urban pattern, densities and landscape features. Proposed building patterns will safeguard views across the site with the public and private realm clearly defined. Character areas will create focal points assisting in continuity throughout the site. A concise palette of materials addresses the neighbouring areas while being sensitive to the rural edge. View from North West corner of site along rural edge New landscape features will complement the development by naturally and subtly integrating the site to its surroundings addressing the juncture between the urban and rural edge. Public Open Space will function as a shared space encouraging local interaction and will be overlooked by house frontages to provide natural surveillance. Streetscapes are orientated towards these green areas to reinforce the importance of the sites rural setting and pedestrian linkages. In addressing local community concerns regarding traffic speeds, congestion and pedestrian safety, new traffic calming measures are proposed along the length of the A53 together with a signalled pedestrian crossing to assist access to existing facilities. View from North East corner of site along rural edge 21