Land off Arbour Close and Cotswold Edge
Contents INTRODUCTION Vision SITE DESCRIPTION The site Technical Assessment ASSESSMENT & EVALUATION Constraints and opportunities SITE CONTEXT Pattern of Development Architectural Style ENGAGEMENT Project: Client: Author: AP Mickleton, Gloucestershire Newland Homes Checked by: AT Date: 02/10/13 DESIGN The design process Use & Amount Scale Appearance Landscaping Layout ACCESS Contents MASTERPLAN
INTRODUCTION This design and access statement has been prepared to accompany an outline planning application for a GP surgery and up to 70 proposed new homes at land off Arbour close and Cotswold Edge in Mickleton. SHLAA R_254 A review of these reports and an initial landscape evaluation led to the land off Arbour Close and Cotswold Way being selected by Newland Homes as the most appropriate site to pursue for a development that would successfully respond to local context within a sensitive landscape. Newland Homes prides itself on being a local company that truly cares. They strive to meet the aspirations of their customers but importantly they are considerate to the communities and the environment in which they build ensuring that their reputation for honesty is upheld at all times. They believe that their approach to thoroughness, quality and detail make them different from other residential developers. Their sensitivity to the environment and local communities helps them to create the quality homes that are needed whilst protecting the places we all value. For details of relevant planning policies and how these have assisted with the design, refer to the planning statement prepared by Hunter Page Planning, dated September 2013. VISION A landscape-led design approach for a village scale development that interacts with, and relates sensitively to the character of Mickleton. The design will take its inspiration from houses within the Conservation Area and rural landscape, creating an informal rural edge and providing high quality architecture enhancing the village. Cotswold District Strategic Housing Land Availability Assessment Review - October 2012 Not in AONB. On edge if settlement adjacent to housing to east. Possible access to site from 2 sides. Logical extension of village with opportunities to improve edge of village. Deliverable within 0-5 years Study of land surrounding key settlements in Cotswold District June 2000 White Consultants Visually discreet and would have a negligible impact of the perceived scale and character of the village The site s development would represent an extension of existing estates in the south east of the village and offers an opportunity to improve the edge of the settlement. NEWLAND HOMES Study of land surrounding key settlements in Cotswold District June 2000 White Consultants Entry to the village along Long Marston Road is important to the setting of the village allowing good views to the visually permeable village edge, church and scarp Cotswold District Strategic Housing Land Availability Assessment Review - October 2012 Constraints: conservation area. Listed buildings. Large site in centre that could have a profound effect on character. Logical extension of village with opportunities to improve edge of village. Deliverable within 16-20 years CHARLES CHURCH MICKLETON CONSERVATION AREA COTSWOLD AONB CALA HOMES HEART OF ENGLAND WAY SHLAA R_249 R_250 Study of land surrounding key settlements in Cotswold District June 2000 White Consultants The land to the south is a detractor on the edge of the village. It is virtually derelict and can be categorised as brownfield land. Cotswold District Strategic Housing Land Availability Assessment Review - October 2012 Constraints: clean up costs + contamination. Impact on existing residential buildings Scale too large for size of settlements Limited development nearer village may have potential Deliverable 20+ Years COTSWOLD AONB Site comparison based on CDC SHLAA and White Report
SITE DESCRIPTION The study site is situated to the south west of the existing village of Mickleton, within the jurisdiction of Cotswold District Council. The site is situated immediately north of Broadway Lane (B4632) on entering the village from the west. Future access to the land is proposed via the existing residential development to the immediate east of the site. No access is proposed to the site from the B4632. The site comprises the following: Road. However, at this pointed union with the highway the site is bordered by established hedgerow incorporating a field gate. The northern and north eastern boundary of the site consists of fencing and a line of young trees. Part of the land is unfenced and extends northwards as part of an area of pasture which adjoins former market gardens and smallholdings. Approximately 4.6 hectares in size The site is predominately level with a slight fall from 70m AOD at its southern most boundary to approximately 67m AOD at the northern most boundary. The site is currently divided into 3 fields with 2 set to pasture and one used recently for arable production. Access to the site is currently via a field gate and fenced access of Arbour Close and Cotswold Edge. A public right of way crosses the site. Willow and ash are present in an informal grouping along the north western boundary. The north and south western boundary is formed by a running ditch which is fenced off with stockproof fencing. The eastern boundary of the site consists of timber fence and other garden boundary materials which define the extent of the present settlement edge. There is not a southern boundary due to the shape of the land where it adjoins Broadway
TECHNICAL ASSESSMENT Transport A Transport Assessment has been undertaken. The site is well connected to the adjacent residential area by two connections directly to the existing residential roads (Arbour Close & Cotswold Edge) and further footpath connection. Cycling is well catered for locally, through a combination of quiet low trafficked residential street a small streets and small sections of nearby cycle priority. Mickleton is well served by public transport which is easily accessible on foot from the site, making nearby major service centres readily accessible by public transport. Local facilities are provided in Mickleton and easily accessible on and by bicycle from the site. The proposed development site is considered highly sustainable. The Transport Assessment concludes that traffic generation of a greater amount of dwellings greater than those proposed would not be of a sufficient scale to generate any concerns regarding highway operation. Detailed considerations clearly demonstrate that the proposals are entirely compliant with policy and practical consideration and there is therefore no defensible transport related ground for objection. Hydrology A Flood Risk Assessment has been undertaken. The proposed development is not at a significant flood risk subject to recommended flood mitigation measures such as SUDs development being implemented. Moreover the development will not increase the flood risk to the wider catchment area as a result of suitable management of surface water runoff discharging from the site. Ecological An Ecological Assessment has been undertaken. No protected species were found on site. A bat foraging corridor was identified along the woodland at the western edge of the site. Archaeological A desk based assessment established a low to nil potential for the survival of archaeological remains other than those related to agricultural practices. Following a detailed gradiometry survey fifteen evaluation trenches each approximately 30m long, were excavated following this it was concluded likely that all archaeological activity on site relates to medieval or post medieval agriculture and is of minor archaeological significance. Landscape A Landscape and Visual Appraisal has been undertaken. The site itself is of low landscape sensitivity; it does not contain any vulnerable or rare features that are protected locally or nationally. It is concluded residential development can be accommodated on site but will rely on maintaining key views into the village and surrounding landscape as well as incorporating tree planting and boundary vegetation to protect the visual amenity of adjoining properties. Maintaining a sense of openness and visual amenity for the public rights of way within the site will be important to maintain a sense of rural character. It is visually discreet and would have negligible impact of the perceived scale and character of the village. The site s development would represent an extension of the existing estates on the south east of the village and offers an opportunity to improve the edge of the settlement. From Study of Land surrounding Key Settlements in Cotswold District, White consultants, 2000.
OPPORTUNITIES AND CONSTRAINTS SKETCH ASSESSMENT AND EVALUATION In addition to incorporating the results with the local planning authority and local community, the technical assessments undertaken as part of the landscape visual impact and site assessment process have been used to inform the layout and design of the scheme. A summary of the constraints and opportunities identified are listed below CONSTRAINTS AND OPPORTUNITIES Opportunity to improve settlement edge to reflect the character of the village and integrate the settlement sensitively into the wider landscape Opportunity to create social infrastructure that has and identified local need; new homes and a GP surgery Opportunity to incorporate ecological enhancements such as a community orchard and wildflower planting a bat foraging corridors. The existing adopted roads of Arbour Close and Cotswold Edge abut the site and provide an opportunity for logical access points Opportunity to incorporate high quality architecture that relates to Mickleton Opportunity to incorporate positive drainage methods with integrated landscape and ecological enhancements Opportunity to improve existing drainage issues and address the new sites drainage in a sustainable manner Opportunity to preserve and enhance the setting of existing footpaths.
SITE CONTEXT The site context comprises of the following: To the east of the site lies the main settlement area of Mickleton. The areas adjoining the site boundary comprise more recent housing of both single and two storey properties. The older village area is located east of the modern housing, identifiable by the church spire of St Lawrence s Church, and visually separated from the present site by modern housing developments. Dwellings within the local study area are generally modern in construction and of brick and tile construction. The land to the north of the site is active vale farmland comprising predominately pasture. To the west of the site a well-established and substantial shelter-belt of mixed deciduous and evergreen trees is located immediately beyond the boundary. This forms a dense screen of the farmland and former market garden area beyond. To the south of the shelter belt a hedge defines the boundary of the site with the former market garden area. This hedge extends up to Broadway Lane and forms part of the roadside hedgerow adjoining the B4632. The site is located within generally level vale farmland which is seen against the backdrop of steeply rising Cotswold scarp to the immediate south of the main settlement area. Large specimen trees are identifiable on the mid to upper slopes of the rising scarp. Towards the upper scarp immediately south of the village a cluster of distinct evergreen trees indicate the location of Kiftsgate Court but no buildings are identifiable from the vale or settlement areas.
Oldmaps 1890 with current OS underlay showing the pattern of development: Pre 20th century village core 1890 s to 1950 s development Post 1950 s development Site boundary 600m walking distance from village centre PATTERN OF DEVELOPMENT The historic village of Mickleton was a clustered settlement focused on the village centre around St. Lawrence Church and the north eastern section of the high street. Building types in this area are generally Cotswold in style although timber frame and brick buildings do feature. A post-war extension to the village has altered the original settlement pattern resulting in an isolated eastern spread of development away from the village core. This has resulted in a block of development that does not reflect the established urban pattern of the village; dividing the village into two distinct zones. Post-war development to the south west of the village has created a visually abrupt edge that is suburban in appearance and detracts from the settlement s character. Local centre Conservation area The site s development would represent an extension of the existing estates on the south east of the village and offers an opportunity to improve the edge of the settlement. From Study of Land surrounding Key Settlements in Cotswold District, White consultants, 2000.
ARCHITECTURAL STYLE The historic core is generally Cotswold in style featuring a large number of buildings that are built of stone resonating the Cotswold character. However the building materials of the village as a whole reflect a relaxed mix of Cotswold stone timber framed thatched cottages and brick. The range of materials throughout the residential development can be categorised into four main types and styles. Stone building with stone slate roof in the Cotswold tradition Brick walls blue slate roof characteristic of the Evesham Vale Render/ painted brick. Black timber frame and white render panels with thatched roof characteristic of Warwickshire The variety in combinations of these materials are wide with several different materials and finishes frequently found within the same building. Chimneys feature on ridge lines. Windows tend to be recessed and window panes small. Sash, arch topped and mullioned windows feature. Architectural details such as lintels and sills feature above and around doors and windows constructed from a variety of materials. Roof styles vary between hipped and pitched, with staggered roof lines and gables featuring often. Decorative door canopies feature frequently. Boundary treatments vary between railings, brick wall, stone wall, hedging, willow fencing and combinations of these.
ENGAGEMENT The masterplan proposal of this planning application has been designed and has evolved with the contribution from a variety of professional consultants and bodies within the Cotswold District Council, and importantly, the local community. Early pre application discussion with the Cotswold District Council raised the following comments: The importance of retaining hedgerows and trees with enhancement planting A desire to see a community orchard and wildflower planting considered Provide suitable integration into the surrounding landscape (scale of development, massing and materials) A wider landscape belt adjacent to the existing housing A wider landscape belt to the south west boundary to provide a robust transitional zone to integrate the development into the landscape A desire for development to the north of the site to be kept to a minimum The inclusion of 50% affordable homes comprising of two thirds for rent and one third subsidised low cost home ownership Parking courts should be avoided Roads should be designed to a 20mph speed limit Proposals will include a contribution towards improving the capacity and suitability of Mickleton primary school and a library contribution The involvement of the community has been central to the design stages of this proposal. Such consultation has helped the design team shape the proposal by drawing on the knowledge of the local community, and responses to the consultation where appropriate have influenced the design and layout of the application. This consultation has enabled the community to have meaningful input into the development proposal. A summary of comments received is as follows: Concern that a through road would be used as a cut through Concern about flooding at end of Arbour Close Desire to see a GP surgery return to the village Desire for high quality architecture that relates to Mickleton Concern about parking and congestion Desire for more space between existing dwellings and new Desire for scale of new buildings to reflect scale of the existing buildings that will immediately neighbour them Please refer to Hunter Page Planning Statement of Community Engagement 2013 for more details.
DESIGN DESIGN PROCESS The design of this development has been a landscape-led approach following best practice to create a development that successfully responds to local context within a sensitive landscape. Guidance has been sought from a range of specialist technical disciplines, Cotswold District Council and the local community at key stages throughout the design development. Correspondingly the design has evolved to address the responses we have received enabling us to design a development that draws on expert knowledge and responds to the needs and desires of the local community and the wider district. The aim is to create a scheme that is designed specifically for the location. This way new homes can be created that fully reflect the local character and contribute to a strong sense of place. The use of local building materials and architectural detailing in carefully considered designs, creates homes which fit into the local community. By incorporating trees, shrubs and open space Newland homes also ensure that their homes protect the surrounding open countryside. The following design elements are considered important in our proposals at Mickleton: Maintain existing rights of way incorporated into landscape/ecological corridors that link to offsite footpaths and ecological features and link to community orchards and public open space Keep where possible new houses fronting onto/ overlooking footpaths for natural surveillance Enhance and create vistas to features within Mickleton village along the landscaped corridors and through the village to improve the setting of the village when viewed from public rights of way Use large rear gardens, low density housing and appropriate landscaped boundary treatments along the northern edge of the development to create a fragmented edge avoiding a straight line of rear garden fences Create sufficient space for large rear gardens and landscape buffers to maintain the visual amenity of local residents Affordable homes ( Help to Buy scheme to encourage families to live in the village) A GP surgery to serve Mickleton An open space for landscaping at the Arbour Close entrance to enhance the sense of arrival into Mickleton and create an appropriate sense of arrival into the new development. Provide ample off road parking ensuring an uncluttered street scene designed to be in keeping with the character of the village Propose building styles, details and materials that take influence from Mickleton village/ conservation area and rural dwellings, and provide a high quality architectural detailing to enhance the village See: Site Context, Architectural Style
USE AND AMOUNT The Proposal is for a residential development of up to 70 dwellings at approximately 16dph of which around 35 are affordable as well as a single storey GP surgery. The proposed GP surgery has been informed through discussions with a local GP surgery and a formal assessment undertaken by GVA. The proposed surgery will be a single storey character/feature building of around 200m² and provide dispensary services as well as consultation rooms and 12 parking spaces SCALE The development has been designed to respond to the scale of the local context and reflecting the local vernacular of the village setting by ensuring most dwellings are 2 storey with bungalows and chalet style houses at key locations to respect the existing residential amenity. Heights of buildings will vary between 5-9m to reflect the local vernacular of the buildings of Mickleton. APPEARANCE The appearance of the buildings will vary to reflect the architectural traditions of Mickleton ensuring the development retains a strong sense of place that reflects the local character. Architectural details echoing the variety of the architecture of Mickleton will be incorporated with a range of materials, scales and boundary treatments reflecting the styles that have been identified Site Context section of this report. Roof styles will vary between hipped and pitched and details such as recessed windows and doors will cast shadows associated with traditional Mickleton architecture. Architectural style will draw on detailed characteristics that exemplify the village architecture associated with Mickleton as identified in the Site Context section of this report.
LANDSCAPING The site layout drawing, which forms the basis of the application, has been informed and developed in response to the existing features of the site, the character of the surrounding landscape, feedback from the local community and the desire to uphold the principles of sustainable design. Through both detailed ecological study and landscape appraisal, the visual character and ecological qualities of the site and its surrounding landscape have been identified and assessed. The landscaping of the scheme has been identified as being fundamental to creating a sensitive transition between the built edge and the open countryside and to protect the residential amenity of the existing dwellings neighbouring the site. The landscape strategy is fundamental to the scheme in terms of mitigating negative impacts, increasing sustainability and biodiversity as well as adding appeal and are therefore central to the success of the proposal. The existing network of hedgerows and vegetation form the basis of the green infrastructure network. This network will provide the setting for a series of footpaths and community spaces and enhance and protect existing wildlife corridors retaining links to the wider countryside. Landscape enhancements will be incorporated as part of the landscape strategy restoring and enhancing hedgerows and field boundaries. Boundary treatments which delineate the development and open countryside shall be sensitively designed to create a soft transitional edge between private gardens, community spaces and the countryside. Along the northern boundary native hedgerows and post and rail fence will be situated alongside the existing ditch at the northern boundary to ensure a robust yet soft and informal transition at the rural edge that integrate the development sensitively into the surrounding landscape. It is envisaged that cottage style planting will be incorporated in front gardens and boundary treatments typical of Mickleton conservation area will feature (see Site and Context section), incorporating boundary treatments such as low Cotswold stone walls. Rear boundaries will consist predominantly of native tree and hedge planting and post and rail fences. It is envisaged that driveway surfaces would comprise high quality finishes such as Cotswold chippings. Street tree planting and front gardens will feature where space allows. A positive sustainable drainage strategy will be incorporated as part of the green and blue infrastructure network providing ecological and amenity enhancements as well as slowing, cleansing and storing storm water runoff. This system will include an allowance for climate change whilst attenuating the runoff on site in periods of extreme rainfall. This strategy will have the dual benefits of addressing both any storm water runoff on site resultant of nearby urban areas and sustainably addressing the drainage requirements of the new development. A number of balancing ponds are featured as part of the sustainable urban drainage strategy (SUDs) adding desirable focal features to public open spaces and providing new ecological habitats to enhance biodiversity.
LAYOUT The site layout is designed to reflect the transitional role of the development as a gradual change between the village and the wider rural landscape. The development offers the opportunity to soften the edge of the village creating a far more sympathetic interface to the open countryside beyond. The layout features low density housing and wide open space corridors. Dwellings and along the northern boundary are detached houses set back from the road with extensive back gardens and have been designed to create a broken edge with views to the open countryside. Driveways have been placed to the side of the houses with a preferred ratio of two off street parking spaces and one garage to each dwelling. This is a reflection of the historic character of Mickleton and will reduce the visual clutter of the street scene. GREEN CORRIDOR An open space at the southern entrance of the site will give a sense of arrival to the new development and create a buffer between Broadway road and the housing. There are opportunities to incorporate an a small informal toddler play area such as in the central Village Green public open space. Green corridors based on existing field patterns and restored hedgerows create will enhance the setting of existing footpaths improving opportunities for natural surveillance and privacy of adjoining dwellings as and when appropriate.
ACCESS The study site is situated immediately north of Broadway Lane (B4632) on entering the village from the west. Access to the site is currently via a field gate and fenced access of Arbour Close and Cotswold Edge. Future access to the land is proposed via the existing residential development to the immediate east of the site from the existing access points at Arbour Close and Cotswold Edge. No access is proposed to the site from the B4632. Access arrangements are intended to allow all potential users regardless of age, sex or disability to enter and use the facilities. Drop off zones and disabled parking bays will be incorporated around the entrance to the facilities building. Access will be considered in its broadest sense, to include the needs of individuals with sensory, mobility and hidden impairments, learning disabilities, mental health needs. Others to whom the built environment can be disabling including carers with young children, elderly, and those with limited English. The site is to be landscaped to provide ease of accessibility across the site with clearly defined routes for those with disabilities. External doors will be provided with level thresholds. The scheme s inclusive pedestrian environment is indicated by graded approaches being gentler than 1:40. Emergency vehicular access will be provided as part of the route development strategy. Turning heads are provided for refuse vehicles, emergency services and delivery vans.
INDICATIVE MASTERPLAN Proposed foul water pumping station New native field boundary created along north eastern boundary of the site. Group of existing trees to be retained. Creation of new green corridors, for footpaths, recreation, community orchards, pond / streams and new tree planting. SUDs pond, capacity in accordance with Flood Risk Assessment prepared by consulting engineers. Existing boundary planting to be landscaped with native hedgerow to form characteristic boundary. COTSWOLD EDGE Existing ditch to remain unaltered and set within landscape corridor. Existing Public right of Way (PROW) unaltered. SUDs pond, capacity in accordance with Flood Risk Assessment prepared by consulting engineers. Creation of village green within centre of development. Character feature properties set at key points within development to form visual nodal points. Boundary with existing woodland to be retained as bat migration corridor. Approximately 10m wide open landscaped and unlit corridor to be created along line of public right of way. Proposed single storey and chalet style development to be located along site boundary with existing properties. Existing boundary to be enhanced with native hedge and tree planting. Properties to be orientated to overlook PROW to increase feeling of security and provide surveillance. Proposed single storey development to be located along site boundary with existing properties. Existing close board fence boundary to be enhanced with native hedge and tree planting. Public Right of Way (PROW) to run through surgery car park. Proposed doctors surgery containing 3 consultations rooms. Sufficient parking to be provided to avoid overspill into neighbouring streets. ARBOUR CLOSE Character feature properties set at key points within development to form visual nodal points. BROADWAY ROAD