Overstone Leys NORTHAMPTON Delivering a New Sustainable Urban Extension for Northampton Progress Report March 2013 Prepared by Pegasus Group Barratt Developments 18.03.13 EMS.2089 _27 A
Contents 1. Background 2. The Site 3. The Proposal 4. Understanding the Site 5. Concept Masterplan 6. Delivery 7. Conclusions Barratt Developments
Preface 5 This document has been prepared on behalf of Barratt Developments to provide a progress report on the Northampton North SUE. A Concept Masterplan has been prepared for the site taking account of identified constraints and opportunities to demonstrate how the site can accommodate development sustainably. The Concept Masterplan for the site has been guided by a series of consultation workshops with local representatives and stakeholders as well as technical and landscape studies. The evidence presented in this document demonstrates that the land at Overstone Leys represents a suitable, achievable and sustainable development opportunity to help meet future housing needs in Northampton. Barratt developments
Locally planned large scale development is included among the measures to provide long-term stability and increased supply set out in the Government s Housing Strategy. (Page 2, Creating Garden Cities and Suburbs Today, TCPA, 2012)
1 Background 1.1 Introduction 7 1.1.1 The site forms the extent of the Northampton North Sustainable Urban Extension (SUE) as identified within the emerging West Northamptonshire Joint Core Strategy. The aim of this document is to provide a summary of technical studies and consultation work carried out to date and also to demonstrate that the proposals going forward will be suitable, viable and deliverable in accordance with the NPPF. 1.1.2 The development team have maintained a continuous dialogue with the West Northamptonshire Joint Planning Unit (JPU) and have attended monthly JPU meetings for over three years to progress the evolution of the SUE. Top: View along The Avenue. Bottom: Signage showing distances to local areas. Barratt developments
2 2.1 The Site Site Location 9 2.1.1 The site lies to the north of the Northampton urban area and comprises land running along the eastern side of to the A43. The site is generally bounded by Round Spinney Industrial Estate and Coleman Leys to the south, the A43 to the west, a field boundary hedgerow to the north and by Billing Brook, Sywell Road and Billing Lane to the east. 2.1.2 The land is largely agricultural arable land with some paddock land to the south. The topography of the site to the south and north east slopes away towards the edges of the site. There are areas of existing trees mainly along the edges of the site (including Cowpasture Spinney - a Local Wildlife Site and Coleman Leys - a Potential Wildlife Site) and some hedgerows that pass through parts of the site. Trees protected by Tree Preservation Order are present along The Avenue and Overstone Road. 2.1.3 The Sustainable Urban Extension (SUE) is surrounded by five distinct character areas; Moulton village to the west; Overstone village to the east; Overstone Park adjacent to the east of the southern aspect of the site; open countryside to the north and Round Spinney Industrial Estate and Southfields residential area forming the outer urban edge of north Northampton to the south. 2.1.4 The greater part of the SUE is within Daventry District Council, however a small part of the SUE, running along the western side of Round Spinney Industrial Estate, is within, and owned by, Northampton Borough Council. Barratt developments
Image: Site Location Plan
3 3.1 The Proposal A New Sustainable Neighbourhood 11 3.1.1 The proposal for the site is a residential lead sustainable urban extension comprising: 2000 dwellings at 30 dwellings per hectare; A new primary school; A new local and neighbourhood centre providing local shops, employment and community facilities; 3.1.2 The development proposals are in accordance with the emerging Joint Core Strategy Policy N3. 3.1.3 It is our aim to deliver a new section of dual carriageway road to form a realigned A43 as it approaches Moulton from the north, heading to Road Spinney Roundabout in the south. Development proposals are currently being worked up with Northamptonshire County Council. Significant areas of public open space, together with an informal parkland area; Improved public transport connections; Improved road linkages and connections. Barratt developments
4 4.1 Understanding the Site Site Analysis 4.2 Landscape 13 4.1.1 The site comprises rolling arable farmland and is strongly influenced by the surrounding landscape, which encloses much of the site, particularly to the south of The Avenue. 4.1.2 The site lies along the Cowpasture Spinney to the east and Coleman Leys to the south, which provides a strong landscape edge to the site. The site is effectively split into two areas by the existing road network of The Avenue and Overstone Lane that are both treelined and give this area of the site a real sense of character and identity. 4.1.3 The surrounding road network consists of Billing Lane, which provides access to Overstone and Northampton. The existing A43 is the key arterial route that provides strategic connections from Northampton to Kettering and Wellingborough. 4.1.4 Moulton is located to the west of the site and Overstone to the east. These two villages are linked by Overstone Lane which is at the centre of the site, with the A43 providing a natural crossroads and intersection. 4.2.1 There are two saved policies in the Daventry Local Plan that cover different parts of the site area: Policy EN10 Green Wedges; and Policy EN11 Rural Access Area. 4.2.2 Only the very south-eastern part of the northern section of the site (northeast of Overstone Farm) is covered by Policy EN10. This is unlikely to present a constraint to development since most of the area covered by EN10 will remain largely undeveloped in the form of proposed green infrastructure. 4.2.3 The extent of Policy EN11 on the site runs from Overstone Lane in the north, southwards to the northern edge of the Round Spinney Industrial Estate and the residential area of Southfields. 4.2.4 Due to its location, the site retains many urban or urban fringe influences extending north across the site from Northampton. The Northampton Sensitivity and Green Infrastructure Strategy (March 2009) identified the area within which the site is located ( North-Eastern Quadrant ), as medium-high landscape and visual sensitivity overall, but with pockets of lower visual sensitivity in the vicinity of the site, including those northeast of Round Spinney, and north of Overstone. The landscape and visual appraisal acknowledged these points and it is considered that the site retains generally a low-medium landscape and visual sensitivity, particularly closer to the urban edge. Barratt developments
Constraints and Opportunities Plan
15 4.3 Constraints and opportunities 4.3.1 A number of constraints and opportunities associated with the site have been identified, outlined below and illustrated on the constraints and opportunities plan opposite. Key issues include existing pylons, highways and vegetation. Constraints Existing tree groups and hedgerows along the site boundaries, particularly along Cowpasture Spinney and Coleman Leys. Existing pylons cross the site in a south-north direction. Existing boundaries to surrounding residential properties and employment uses. Existing public rights of way need to be integrated into the proposal. Careful consideration regarding the drainage strategy. Constrained local highway network. Opportunities To integrate with and contribute positively to the strategic green infrastructure network. Provide safe and convenient access into the site from the new A43 route. Provide a new local centre with supporting community facilities to serve the new development and the immediate surrounding area. Create a high quality development that integrates with the surrounding character and identity of the local villages. Create a new, positive rural edge to the north of Northampton. Barratt developments
16 4.4 Highways 4.4.1 Traffic surveys have been undertaken across the site area and beyond in order to establish an accurate understanding of current traffic movements. The approach to the assessment has been agreed with Northamptonshire County Council (NCC), being the Local Highway Authority. 4.4.2 The Northampton Strategic Transport Model is being used to undertake the traffic modelling to understand accurately the level of traffic generated as a result of the development. Any impacts resulting for the development will be fully identified and assessed, with the necessary mitigation measures implemented. 4.4.3 The main physical highway mitigations works will consist of highway improvements and enhancements. These will be delivered in agreement with NCC and will include: Improvements and enhancement at Round Spinney Roundabout; and A new bypass through the development taking traffic away from the existing A43. 4.4.4 Environmental and safety improvements/betterment will be delivered through: speed control measures; traffic calming; and public realm improvements on the local roads in the vicinity of the site the existing A43, The Avenue and Overstone Lane. 4.4.5 The scheme will also contribute to the wider A45 improvements and positive benefits will be gained from the investments that will be put into public transport. 4.4.6 Travel Demand Management proposals will aim to generate modal shift, i.e. getting people to stop using their car and use other modes, (bus, walking and cycling). As part of this, single occupancy car users will be targeted to reduce the number of vehicles on the existing network (by car clubs, incentivised schemes, etc). 4.5 A43 4.5.1 The development team have been working with Northamptonshire County Council and other key stakeholders for over four years. The county council has firm plans to carry out improvements to the existing A43 between Northampton and Kettering, with this being identified by NCC as one of its top three infrastructure schemes within the county. 4.5.2 It is considered that the Northampton North SUE is the catalyst for the delivery of this strategically important scheme and negotiations in respect of this are well advanced between NCC and the development team, with funding applications having now been submitted to central Government. 4.5.3 The development will provide significant financial contributions towards the new A43, Round Spinney Roundabout Improvements and towards public transport provision. Barratt Developments
17 4.6 Flood 4.6.1 A preliminary assessment of flood risk and surface water drainage issues was commissioned in April 2009. The assessment identified the most likely source of flood risk as being that associated with existing watercourses, in particular the Billing Brook. 4.6.2 Billing Brook flood model data has been obtained from the Environment Agency and the scope of the Flood Risk Assessment has been agreed alongside the EA in order to define its approach and methodology. 4.6.3 Environment Agency Flood Zone data extends along the Billing Brook bounding the site. This data suggests that both the 1 in 100 year and 1 in 1000 year floodplains are confined to a relatively narrow corridor either side of the watercourse, such that the vast majority of the site area beyond the right bank of the brook lies outside the floodplain. 4.6.4 Sustainable Urban Drainage Systems (SuDS) will be employed across the development using; balancing ponds, swales, rainwater harvesting, etc. The SuDS proposals will create wider benefits and betterment in respect of biodiversity, habitat creation, visual improvements, quality amenities and health & wellbeing benefits. 4.6.5 Pollution control will be delivered and water quality improvements achieved. Water will be stored on-site (in the balancing ponds) during flood conditions, thus providing flood risk mitigation up and down stream and providing betterment over the current arrangement. 4.6.6 The flood mitigation (surface water storage) design solution will be undertaken for the 1:200 year storm event, plus a 30% allowance for climate change. Barratt developments
18 4.7 Utilities 4.7.1 All existing services have been identified and these constraints mapped against the scheme proposals to ensure a deliverable solution. Primarily, these consist of high pressure gas mains and overhead power lines. 4.7.2 The 132kva overhead electricity line can be diverted and lowered below ground to match the proposed development layout. 4.7.3 The Local High Pressure gas main to the north of the site (outside the site boundary) has a protection zone of between 50m to 100m within which the type and extent of development is controlled. 4.7.4 The utility demands of the development have been calculated and the supply of services for the new development has been confirmed with the key Statutory Undertakers. 4.8 Minerals 4.8.1 There is a Mineral Safeguard Area (MSA) designation across a section of the site in the northern parcel. The MSA is a designation that acknowledges the potential for a mineral resource within the ground, in this case sands and gravel. 4.8.2 The quality of the potential minerals to be extracted is a key consideration. Also of consideration for any MSA is the accessibility to the same minerals elsewhere. 4.8.3 There are substantial sand and gravel mineral reserves in Northamptonshire thereby the loss of 37.4ha is not significant. It is understood that the quality of this particular reserve is average thereby the cost of extracting such a small area of average quality is unlikely to be financially viable. Barratt Developments
19 4.9 Ecology 4.9.1 Ecological survey work undertaken can be split into 3 main areas; a desktop study, habitat survey and faunal survey. 4.9.2 The initial Phase 1 habitat survey work was carried out in January and February 2009 with update visits undertaken in July and August 2011. 4.9.3 Specific Phase 2 habitat survey work has been carried out in respect of the following areas: Bats; Badgers; Water Voles; 4.9.7 In terms of protected species, no evidence to suggest any bats were roosting within the study area was recorded during the survey work undertaken. No evidence of water vole or otters either.thirteen Badger setts were recorded within and adjacent to the study area, two of which were identified as main setts. 4.9.8 Opportunities for ecological enhancements within the proposed development will be identified and these will be used to promote a net gain in biodiversity across the development. Otters; Breeding Birds. 4.9.4 In relation to the findings, there are no statutory nature conservation designations within the study area. 4.9.5 Two non-statutory ecological designations are located partly within the study area. 4.9.6 In terms of habitats, the majority of the study area is considered to be of low ecological value comprising arable farmland, with smaller areas of species poor, semi-improved/improved grassland, scrub and tall ruderal vegetation present. Some habitat/ features of moderate high local ecological value are present, mainly around the margins of the study area, such as the mature trees, woodlands and orchard. Barratt developments
20 4.10 Archaeology 4.10.1 The site has been subject of extensive archaeological investigations, inclduing geophysical survey and trial trenching. 4.10.2 The findings reveal that there are no Scheduled Ancient Monuments, Registered Parks and Gardens or Registered Battlefields designated on the site or in its vicinity. 4.10.3 Two Grade II Listed buildings (Pytchley Gates and the Church of St Nicholas) occur nearby and their settings will need to be considered and respected. 4.10.4 Although Overstone Park is not a Registered Historic Park and Garden, the Northamptonshire Historic Landscape Character Assessment identifies the Park, with its deserted village of Overstone and garden remains, as an important historic landscape. 4.10.5 As a result of investigations carried out during the 1970 s the remains of a Roman settlement were excavated within the southern part of the main site. In addition, the desk-based assessment identified a Roman Settlement site and number of isolated sites which suggest late prehistoric and Medieval/Post-Medieval activity on parts of the main site. 4.10.6 Furthermore, the desk-based assessment also identified the remains of a windmill mound and ploughed-out ridge and furrow within the main site. 4.10.7 As a result of geophysical investigation followed by targeted trail trench evaluation, the remains of a small rural Romano-British settlement were found within the main part of the site and the northern part of the site. The settlement dates from the late 1st through to 4th Centuries, indicating that it was occupied for much of the Roman period. Tis does not require preservation in sites and will not prevent development. Barratt Developments
21 4.11 Landscape 4.11.1 A Landscape and Visual Impact Appraisal has been carried out for the site and surrounding area. 4.11.2 The site supports intensive arable farming, thus landscape resources are generally limited to field boundaries. 4.11.3 Due to its location, the site retains many urban or urban fringe influences extending north across the site from Northampton. 4.11.4 The Landscape and Visual Impact Appraisal analyses concludes that the nature and scale of the proposals are likely to be acceptable on the basis of the character of the site in its context. 4.11.5 The conclusions in the Northampton Sensitivity and Green Infrastructure Study (March 2009), these being that the site and its wider context is generally of medium-high landscape and visual sensitivity, but with pockets of lower sensitivity in the vicinity of the site, are consistent with those of the landscape and visual assessment. 4.11.6 The masterplan for the site has been prepared in an integral fashion with the Landscape and Green Infrastructure (GI) Strategy. The Landscape and Visual Impact Appraisal identifies a number of opportunities in landscape and visual terms: Good visual containment; A strong relationship the central and southern sections of the site have with the existing urban edge of Northampton; Potential for extended links with the existing public right of way network and adjacent urban area; Habitat creation and biodiversity opportunities associated with existing resources e.g. Cowpasture Spinney, and potential new resources e.g. sustainable urban drainage structures; Potential for the creation of a very strong and memorable threshold or gateway features. 4.11.7 The proposed Landscape and Visual Mitigation and GI Strategy for the site is a direct and positive response to both the policy background and the constraints and opportunities offered by the site and its context. Barratt developments
Emerging Concept Masterplan
5 Concept Masterplan Overstone Leys will be a locally distinctive, sustainable and thriving new neighbourhood that is well integrated and connected to Northampton. It will provide a balanced mix of high quality housing together with local employment opportunities connected with the new local centre within a network of green infrastructure connecting existing areas of environmental value. It will consist of a vibrant residential neighbourhood with accessible local services and facilities. A primary school is located at the heart of the community, which provides a key landmark building for the centre of Overstone Leys and the surrounding villages. The scheme will also provide the catalyst to deliver a high priority road infrastructure scheme and significant betterment of public transport provision. 23 5.1 The Concept Masterplan 5.1.1 Overstone Leys provides an exciting opportunity to deliver a sustainable, high quality mixed-use development that will contribute to delivering a comprehensive scheme, including a new living and working community which integrates housing, employment and other land uses reducing the need to travel by car. Economic role 5.1.2 The new neighbourhood will include a new community hub to provide local employment to complement the easily accessible opportunities available in the local area. Social role 5.1.3 Overstone Leys will support the creation of a vibrant and healthy community by supplying a range of housing, including affordable housing, and accessible local services to support health, social and cultural well-being. 5.2 A Sustainable Development Structure 5.2.1 The Masterplan Concept has been heavily influenced by the views and thoughts of local representatives and stakeholders through a series of workshops that aim to capture the key themes and principles that begin to underpin the future proposals. 5.2.2 The masterplan concept aims to reinforce the sense of place by utilising the qualities of the landscape setting with the application of a series of sustainable structuring concepts to inform the design of future development. The key sustainable structuring concepts are as follows: Community Hub and Local Centre. Movement and Connections. Green Infrastructure. Character and Identity. Environmental role 5.1.4 New development at Overstone Leys will protect and enhance the natural, built and historic environment by improving biodiversity and enhancing the character of the immediate context. Barratt developments
24 5.3 Consultation 5.3.1 The development team has met with Overstone Parish Council and Moulton Parish Council and made presentations to Daventry District and Northampton Borough members. 5.3.2 Two Stakeholder Workshops were recently carried out on the 4th and 25th February 2013, a full day and half day session respectively. 5.3.3 Representatives from Overstone, Moulton and Sywell Parish Councils attended the events, as did representatives from Daventry District Council, Northampton Borough Council, Northamptonshire County Council, West Northamptonshire Joint Planning Unit, Highways Agency, Northamptonshire Police, Northamptonshire Fire and Rescue, the Environment Agency, Northamptonshire Wildlife Trust and Barratts, as well as local businesses, community groups and sports clubs. Each event was attended by approximately 40-50 people. Event 1 5.3.5 The first event comprised the following 4 workshop sessions: Workshop 1 Shaping a sustainable place (looking at creating a sense of identity and place, route of the A43 and the use of green infrastructure); Workshop 2 - Movement and connections (focus on local roads, walking, cycling and public transport and impacts on existing and new communities and connections between them); Workshop 3 Community - Social Infrastructure (thinking about provision for healthcare, education, community, recreation and leisure); Workshop 4 Capturing the benefits, guiding development (review of the previous sessions and setting out the key issues). 5.3.4 Key individuals from each of the organisations were written to personally and invited to both sessions. Barratt Developments
25 Event 2 5.3.6 The second event was aimed at feeding back how the views expressed during the first session were taken forward into the masterplan, as well as setting out areas that require further work. Copies of the developing concept masterplan were distributed amongst the tables. 5.3.7 The feedback from both workshops is currently being collated and will be made available at www.overstone-leys. co.uk 5.4 The Way Forward 5.4.1 The development team will be engaging with the wider public with a local exhibition planned for May 2013. This will involve extensive leaflet drops to the surrounding local communities. 5.4.2 All thoughts and suggestions will be considered carefully and used to help further shape development proposals on site. Evolution of masterplan 5.3.8 Feedback from the various workshops held during both events was taken away and assessed in detail. Strong themes emerged from the feedback in relation to a need to create a new place with its own identity, whilst still respecting the distinctive characters of the surrounding existing communities. There was also a clear desire for strong cycle/footpath links between the new and existing communities, as well as an encouraging level of endorsement for the proposed route of the new stretch of A43. Feedback from the workshops will continue to be assessed in shaping the masterplan going forward. Barratt developments
26 Delivery6 6.1 Delivery 6.1.1 Barratt Developments are presently working up a planning application for submission to Daventry District Council in July 2013. An Environmental Statement Screening and Scoping Request has been submitted and a Planning Performance Agreement will soon be entered into to deliver a decision by the end of 2013. 6.1.2 It is thus anticipated that outline planning permission will be secured by the end of this year to enable development to commence towards the end of 2014 and first housing completions in the first quarter of 2015. The site will be made available to a number of house builders, not just Barratt/David Wilson Homes. In housing market terms, the location is an attractive part of the town and a build rate of 150-200 dwellings per annum is certainly achievable. 6.2 Viability 6.2.1 Barratt Developments have undertaken a number of background technical studies to fully understand the constraints and opportunities this development presents. From these studies the developer has a full understanding of the known abnormal development costs (such as off and on site highway works, foul drainage, SUDs, site servicing costs, ground conditions, removal of overhead power lines etc.) that need to be factored into the scheme. The net residual value of the development will be sufficient to ensure that the following is achieved: A commercially acceptable land receipt to the landowners; A significant contribution towards the provision of the new A43 link road; A planning obligation to deliver the necessary infrastructure improvements in accordance with CIL Regulation 122; and On-site affordable housing. 6.2.2 The development being promoted is a specific deliverable proposal that is financially viable and available now. 6.3 Infrastructure 6.3.1 Barratt and NCC are working in collaboration to secure early delivery of the A43 link road through the scheme. 6.3.2 The design work for the A43 link has been commissioned and it is anticipated that a detailed application for the link road will be submitted with the outline planning application for the main scheme in July. Barratt Developments
7 Conclusions 27 7.1 Conclusions 7.1.1 This short summary report confirms: The site is being promoted by a national house builder; The site can deliver the policy N3 requirements; The scheme proposals are being worked up in consultation with the local community and representatives, together with the JPU and key stakeholders; A scheme for the early delivery of a new dual carriageway section of the A43 through the development site is at an advanced stage with NCC and funding is being secured for this; There are no technical impediments to the delivery of the proposed development; 2,000 homes can be delivered in the plan period. Barratt developments
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