Land at Pirton Fields South Churchdown, Innsworth Design and Access Statement Addendum February 2017
Revisions Revision Date Description Prepared Approved Document No. 15-45-CR02 - Land at Pirton Fields - Design and Access Statement Addendum Prepared by: JG/JBG/JS Landscape Architects January 2017 Reviewed by: JBG Chartered Landscape Architect 03.02.2017 Approved by: PJR Chartered Landscape Architect 06.02.2017 Document No: 15-45-CR02
Contents Section 1 Page 5 Introduction Section 2 Page 9 Revised Proposal Appendix A: Consultee Comments: Urban Design Offi cer s Consultee Comments (dated 12.09.2016) Landscape Officer s Consultee Comments (dated 18.10.2016)
Section 1 Introduction
Introduction The Purpose of the Document This document is an addendum to the Design and Access Statement (DAS) which was submitted to Tewkesbury Borough Council (TBC) as part of planning application No. 16/00738/OUT in June 2016. The application for the proposed development has been modifi ed further to consultation responses received from TBC s Urban Design offi cer (12.09.2016 - Appendix A) and Landscape offi cer (18.10.2016 - Appendix A) and subsequent meetings in which the design of the scheme was discussed in detail, and which has led to the progression of the proposal in its current form. This addendum outlines the changes to the proposed development and sets out the rationale behind them. It will also responds to the issues raised by TBC in response to the original application and includes additional information requested by the urban design and landscape offi cers. This addendum is not intended to replace the original Design and Access Statement, but to offer complementary information and should be read alongside it. The Proposed Changes Following a focused consultation with TBC s offi cers, the layout of the proposed development has undergone a number of layout changes, which are outlined within this document. However the overall amount, scale and density of the proposed development remains broadly as previously described. In brief the changes and additional information supplied are as listed below: Urban Design and Landscape: Changing the Cheltenham Road East frontage blocks so as to ensure LEAPs have improved natural surveillance; Changing the Cheltenham Rd East Southern block to reposition a swathe of open space within the housing scheme to sit alongside the road frontage; Changing the Northern Boundary Parkland Block to provide improved access to the adjoining public open space and improved natural surveillance over the same; Changes to the Central Block to provide a LEAP with improved natural surveillance; Production of a series of Street Typologies with supporting design rationale/design philosophy detailing road widths, visitor parking strategy, tree planting, frontage depths, SuDS, etc; A new Movement Plan produced to illustrate location of street hierarchy and location of Street Typologies; and These changes were incorporated after an initial meeting with TBC s offi cers on the 6th January 2017 and resulting drawings/amendments agreed in a subsequent meeting with the urban design offi cer on the16th January 2017. 6 Project: Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
Innsworth Churchdown 7 A40 Golden Valley Bypass Cheltenham Road East A40 Location Plan
Section 2 The Revised Proposal
The Design Introduction This section presents the updated design proposals, which have evolved from the fi ndings outlined earlier in the original DAS together with the ongoing consultation with LPA and the statutory consultees. The revised proposal remains, as previously, for up to 465 residential dwellings with associated infrastructure. The Parameter Plans included within this section are intended to provide a framework for more detailed designs that will come forward at the Reserved Matters stage. The Block Plans and Street Typology drawings are indicative and demonstrate how the principles of these parameters might be applied, with the final layout and mix being determined at the Reserved Matters/detailed design stage. A new Access and Circulation Parameter Plan has been introduced in order to clarify proposed street hierarchy and connections. Legend Total application site area 19.80 Ha Developable residential land 13.80 Ha 69.70% Landscape & Movement Plan Green infrastructure/pos 3.54 Ha 17.88% Local equipped play areas (LEAPs) 0.23 Ha 1.16% Playing pitches 1.23 Ha 6.21% Indicative surface water 1.00 Ha 5.05% attenuation & conveyance 10 Project: Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
120.0m Building Heights (In metres to ridge height from existing ground level, with varied ridge line heights) Up to 2.5 storey (Maximum 11.75 metre building height) 2 storey restricted height (Maximum 8.5 metre building height) All other dwellings would be up to 2 storey (Maximum 10.5 metre building height) Density Average density range Distribution Scale & Density Parameter Plan Low density 25-30 DPH 22% Medium density 30-35 DPH 45% High density 40-45 DPH 33% Total net development area = 13.80 Ha Total dwellings = 465 Site wide average net density = 33.70 DPH 11
The Design Landscape & Movement Parameter Plan 12 Project: Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
Unnamed watercourse Innsworth Infant School Vehicular access restricted t emergency vehicles only Street Typology Indicative Adopted Pedestrian Priority Street (15-45-PL-278) Pedestrian and cycle access on Street Typology Indicative Main Street (15-45-PL-276) Street Typology Indicative Secondary Street (15-45-PL-277) Street Typology Indicative Private Pedestrian Priority Street (15-45-PL-279) Proposed pedestrian crossing point with refuge island Proposed primary vehicle access Proposed pedestrian crossing point with refuge island Access & Circulation Parameter Plan 0 A4 Innsworth Ditch Proposed bus stop Proposed pedestrian crossing point with refuge island Existing Existing bus stop bus stop 13
The Design Cheltenham Road East Northern Frontage In consideration of offi cers comments this block has been revised to ease the play area southwards to join the open space fronting the site and in order to re-orientate adjacent housing to provide the play area with improved natural surveillance and access. Play Area: Repositioned to provide improved natural surveillance/active edges Dancy Road Frontage Properties: Set back and massing/form hark that of adjacent Dancey Road Application Layout (superseded by above) C h e l t e n h a m R d E a s t Proposed footpath/cycleway 14 Project: Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
Leap within High Density Area In response to comments raised by offi cers, the play area has been reconfigured to provide improved natural surveillance being accessed from two public roads and overlooked by houses. In addition, footpaths passing between the streets would provide improved animation and natural surveillance. Design/Layout Changes ened so as to be open to the our sides POS has been lengthened so as to open to the roads on two of its four sides. Footpaths (lit) have been provided along two of the spaces edges. The houses alongside the LEAP would be designed with their front doors facing towards been provided along two of the e the LEAP would be designed s facing twoards the POS the POS. The houses gardens would be enclosed with 2.4m high brick walls with hedge planting in front of them. would be enclosed with th accompanying hedge Application Layout (superseded by above) m LEAP: 400m2 - approx 15x 27m Hedge Boundary LEAP: 400m 2 - approx 15 x 27m 2.4m tall boundary wall/fence 15
The Design Cheltenham Road East Southern Frontage Primary Street: Street with 3m side SuDS corridor (and trees). This treed road would be a continuation of the treed route to Parkside Drive The Cheltenham Road East southern block cell has been revised to relocate the public open space provision into a more generous swathe of open space along the roadside frontage. This provides a more attractive and better overlooked route for the pedestrian footpath/cycleway, whilst at the same time easing the proposed housing cell away from the shade of the existing roadside tree belt. Entrance to site announced with informal green space. Application Layout: Proposed footpath/cycleway As discussed at the meeting with the council s officers, the fi nger of green space has been replaced with a widened corridor of green space running parallel with Cheltenham Road East. 0 10 50 15-45-SK-05 Rev A Existing Roadside Planting 16 Project: Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
Northern Boundary To provide improved natural surveillance and pedestrian connections, the northernmost block has been reconfi gured with an increased frequency of private shared driveways linking through to the parkland area. Pedestrian Cut-Through Private/Shared Drive Pedestrian Cut-Through Active Frontage Pedestrian Cut-Through 17
Street Typologies Indicative Primary Street 18 Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
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Street Typologies Indicative Secondary Street 20 Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
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Street Typologies Indicative Adopted Pedestrian Priority Street 22 Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
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Street Typologies Indicative Private Pedestrian Priority Street 24 Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
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Phasing Phasing The phasing of the development would be essentially as described in the main Design and Access Statement, with minor alterations to allow for the revised layout of the blocks. Year Unit Completion (circa) Phase 1 46 1 2 100 1 3 110 2 4 110 2 (60 units) & 3 (50 units) 5 99 3 Total 465 Legend Phasing Parameter Plan Phase 2 5.9Ha Application Boundary Phase 1 9.4Ha Circa 146 units Circa 170 units Phase 3 Circa 149 units 4.5 Ha 26 Project: Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
Summary This Design and Access Statement Addendum has been prepared on behalf of Mactaggart & Mickel in support of an outline planning application for a proposed residential development at Pirton Fields, Innsworth (Planning Application No. 16/00738/OUT). The changes outlined in this addendum have arisen as a result of consultation with Tewkesbury Borough Council s Urban Design and Landscape Offi cers. The site area, number of houses and net development area remain as proposed in the application. The modest changes to the disposition of development are not considered significant, and thus the proposed development remains broadly as previously proposed and described. In brief the changes and additional information supplied are as listed below: Urban Design and Landscape Changing the Cheltenham Road East frontage blocks so as to ensure LEAPs have improved natural surveillance; Changing the Cheltenham Rd East Southern block to reposition a swathe of open space within the housing scheme to sit alongside the road frontage; Changing the Northern Boundary Parkland Block to provide improved access to POS and improved natural surveillance over the same; Changes to the Central Block to provide a LEAP with improved natural surveillance; Production of a series of Street Typologies with supporting design rationale/design philosophy detailing road widths, visitor parking strategy, tree planting, frontage depths, SuDS, etc; A new Movement Plan produced to illustrate location of street hierarchy and location of Street Typologies; and A new Landscape Masterplan produced to show updated layout and street tree planting shown in revised Tree Planting Strategy and Street Typology drawings. The design proposals have evolved out of an analysis of the site s opportunities and constraints and has benefited from a series of technical reports provided by the design team. This included input on Planning, Drainage and Flood Risk, Utilities, Transport, Landscape, Archaeology and Ecology. This Design and Access Statement Addendum seeks to outline the updated design proposals and the rationale which supports them. It demonstrates how the scheme would be able to provide a high quality, design solution that would fit sympathetically into the context of the existing environment and provides parameters for the use, amount, layout, scale, landscaping, appearance and access that will help to inform further detailed design at the reserved matters stage of the application. The Richards Partnership February 2017 These changes were incorporated after an initial meeting with TBC s offi cers on 6th January 2017 and resulting drawings/amendments agreed in a subsequent meeting on 16th January 2017. 27
Appendix A - Consultee Comments Urban Design Offi cer s Comments Consultee Comments for Planning Application 16/00738/OUT How to cross the two major roads that dissect the site should also be considered carefully, both by pedestrians as well as vehicles where appropriate. Application Summary Application Number: 16/00738/OUT Address: Parcel 3745 Cheltenham Road East Churchdown Gloucester Gloucestershire Proposal: Outline planning application for residential development comprising 465 (no) new family homes, public open space, landscaping, drainage and other facilities with associated vehicular and pedestrian access. Case Officer: Mr John Hinett Consultee Details Name: Miss Alice Goodall Address: tbc, Tewkesbury GL20 5TT Email: alice.goodall@tewkesbury.gov.uk On Behalf Of: Urban Design Officer Comments DC officer: John Hinett Contact: Alice Goodall Telephone 2033 12.09.2016 URBAN DESIGN OFFICER CONSULTATION RESPONSE APPLICATION NO: 16/00738/OUT The density of the site appears to be relatively high when taking into account the surrounding area and the desire to build large detached homes, this may result in a very cramped feeling development. The density parameter plans indicates a large area of high density on the western boundary of the site, I do not feel that this is the most appropriate area for high density, I would expect the edge of a large development to reduce in density. Clear design principles for achieving higher density development need to be set within the DAS. I would like to see more consideration given to the Access and Circulation, this should include a clear street hierarchy. It is essential that full pedestrian and vehicle access is provided onto Parkside Drive and Dancey Road. This will ensure that the new development fully integrates and connects with the existing settlement. I would like to see clear design principles set for each street type within the hierarchy, including size of front garden, boundary treatment, parking, street trees etc. This should be demonstrated though an indicative section and a plan. Further development of the design principles for the character areas, Linden Way, The Willows, The Alders and The Water Meadows needs to be provided. I would expect to see clear principles regarding parking, front gardens, boundary treatments, street trees, architectural character, materials, block structure, urban grain. This should have consideration of the proposed density as well as the street hierarchy. The Alders - I am not convinced that the proposed density of the Alders can be achieved without more terraced properties and flats, the indicative plan shows a few detached properties and semis. The terraced properties that backs onto the open space is not acceptable. This suggests that the overall block structure is not realistic. Streets should be deigned wide enough for visitor parking, long runs of frontage parking is not acceptable. LOCATION: Parcel 3745, Cheltenham Road East, Churchdown PROPOSAL: Outline planning application for residential development comprising 465 (no) new family homes, public open space, landscaping, drainage and other facilities with associated vehicular and pedestrian access. COMMENTS This site forms part of a wider strategic allocation and care must be taken to ensure that the site is designed as part of the wider whole. Particular thought should be given to the location of playing pitches, education and any retail uses, as well as the amount of residential across the whole area. The Willows The connectivity of this area is very poor, with a very convoluted access, there is no connection onto the main street and it appears to be an isolated enclave within the wider development. I would also expect to see a significant proportion of large semi-detached properties reflective of the character of Parkside Drive. The properties on Parkside Drive and Dancey Road also have large front gardens and I would encourage this character to be reflected also. Streets should be designed wide enough to accommodate visitor parking on street. Linden Drive the principle of maintaining the building line of Dancey Road is positive, however I will need further design principles such as size of front garden, boundary treatment, street tree planting, parking arrangements and urban grain or an indication of detached or semi-detached 28 Date: Client: Pirton Fields January 2017 Mactaggart & Mickel
Landscape Offi cer s Comments properties, Dancey Road is exclusively semi-detached properties and I would expect this form to be continued into the new development. A vehicle connection into Dancey Road is required to ensure good connectivity, street should be designed wide enough to accommodate on street visitor parking. DC Officer: John Hinett Contact: Gerald den Hoed Ref: 16/00738/OUT Telephone: 272061 18/10/2016 The Water Meadows I do not think that the water meadows can be described as a linear park when it is primarily a swale. If this is the desired character then more space needs to be given around the swale. The built form character of this area needs to be defined, this is part of the high and medium density area, however a number of detached properties are shown on the illustrative plan which is misleading. I am concerned about the built form along the northern boundary. The blocks here should be deep enough to accommodate frontage to both the main road and the open space, I do not feel that this is currently the case. Pedestrian links to the north would be very positive and would help to access the services to the north. Some of the blocks do are not wide enough to enable perimeter blocks in particular Linden Drive and a portion of the water meadows area. This would result in open rear boundaries which is unacceptable. The small block in the Water Meadows does also not provide the opportunity to front onto the main road and the footpath link, there needs to be frontage here. Also the areas around the pocket parks will not work as perimeter blocks and this will result in rear boundaries being open onto the space as indicated in the illustrative plan for the Alders, this is not acceptable. Parcel 3745 Cheltenham Road East Churchdown Gloucester: Outline planning application for residential development comprising 465 (no) new family homes, public open space, landscaping, drainage and other facilities with associated vehicular and pedestrian access. The general approach outlined in the Design and Access Statement and Illustrative Framework Master Plan, proposes a landscape strategy of retaining and strengthening existing hedgerow boundary features, providing landscape buffers, retaining watercourses, providing public spaces and landscaped areas, to integrate the development within the surrounding landscape setting. The general proposals takes account of the setting and visual context of the site in relation to Tinkers Hill, a Special Landscape Area, and within the immediate landscape and urban setting. The landscape and visual impacts of the proposed development assessed within Chapter 10 of the Environmental Statement and the general approach within the Design and Access Statement and Illustrative Framework Masterplan, are satisfactory. More detailed information is required to take forward the following:- Detailed landscaping plans Cross sections showing the landscape character throughout different representative parts of the development Detailed implementation of the landscape strategy set out in the Design and Access Statement Further work needs to be done on the masterplan and further design principles are required in the Design and Access Statement. To ensure that this scheme will achieve good design. Implementation of a Tree Protection Plan: Retaining and protecting existing trees and and incorporating these into the design layout and protection during construction Details and cross sections of the SUDS and the riparian features and corridors Details and cross sections and plans showing public access links and green corridors Detailed proposals promoting green infrastructure and biodiversity Planting establishment, groundworks and maintenance specifications Planting schedules, plant numbers planting densities and mixes Landscape and ecological management plan within the short term ( 5 years) and long term (in perpetuity) Arrangements for the long term management of all landscaping, amenity and meadow grassland, SUDS, riparian and all ecological habitats within the site Landscape Officer 29