Blenheim Lane Former Allotments Site Nottingham Energy Park Approved By: Portfolio Holder for Planning & Transportation Informal Planning Guidance January 2012 Cities Revealed Copyright by The Geoinformation Group 2009 and Crown Copyright All rights reserved
Introduction This document provides informal planning guidance establishing development parameters for the former Blenheim Lane Allotments site, Bulwell, Nottingham. The Nottingham Energy Park (NEP) seeks to develop a flagship Energy Park to provide high quality commercial buildings capable of attracting new and growing businesses to Nottingham. Site Analysis and Context Located to the north of the City in the Bulwell Ward this 6.9 hectare site is situated on the edge of Blenheim Business Park and within 3 km of Junction 26 of the M1 See Site Location Plan. The site is previously undeveloped land having been formerly used as allotments. The allotments closed in 2002 when the Allotment Association relocated to the adjoining land to the west. The disused site has since recolonised naturally as rough grassland and scrub. The site s boundaries are clearly defined by established mature and semi-mature trees and hedgerows. A historic hedgerow along Blenheim Lane forms the southern boundary to the site. The hedgerow is a designated Biological Site of Importance to Nature Conservation (BSINC) (Reference 5/2115). It comprises one of the three BSINCs which are within close proximity to the site. The others comprise Bullwell Hall Park to the north, and Hucknall Airfield to the north west See Site Appraisal Plan. To the west within the authoritative area of Ashfield Borough Council is Rolls Royce s Hucknall Airfield and production facility which is allocated in the authority s Core Strategy as a strategic development site for some 38 hectares of new commercial development and 800 new homes. Existing pedestrian access into the site is via the former allotment avenues off Blenheim Lane, an unadopted highway. There is currently no vehicular access into the site. A temporary vehicular access has been created off Firth Way to service the golf course. This haul road has planning consent expiring in December 2011. A key transport interchange is located within 1.5km of the site in Bulwell Town Centre which includes the Nottingham Express Transit (NET), Robin Hood Line Station and Bulwell Bus Station. The site is well connected to key infrastructure including an 11 kilovolt electricity cable extending north to south across the site providing a national grid connection. Key local utilities are available in the adjoining business park. The site is predominantly flat with a small gradient rising gradually from south east to north west. To the north lies Nottingham City Golf Course which forms part of Bulwell Hall Park. Located within designated Green Belt it forms part of a mature landscape area. The site is enclosed to the south and east by Blenheim Business Park. The nearest residential neighbourhood of Langdown Close lies approximately 150 metres to the south east, with Norwich Gardens 350 metres to the east, and Sellers Wood Drive estate lying 370 metres to the south. 1
Hucknall Site 2 00 A6 Bulwell Forest M1 Bulwell Kimberley Nuthall Site Location Plan Key Site Boundary 0 130 Meters 260 520 J26 Reproducedbybypermission permissionofofordnance Ordnance Survey Survey on behalf and database right 2011. Ordnance Survey Licence number 100019317. Reproduced behalf of ofhmso. HMSO. Crown Crowncopyright copyright and database right 2011. Ordnance Survey Licence number 100019317. City Boundary
Hucknall Airfield Allotments A6002 Site Context Plan Key Site Boundary City Boundary Open Space Residential Area Meters 0 65 130 260 Green Belt Boundary Reproduced by by permission of of Ordnance Survey on on behalf of HMSO. Crown copyright and database right 2011. Ordnance Survey Licence Licence number number 100019317.
Hucknall Airfield Allotments Historic Hedgerow Haul Road - Temporary Access BLENHEIM LANE Blenheim Lane WIDDOWSON CLOSE FREESTON DRIVE Firth Way CAMBERLEY ROAD Camberley Road A6002 Site Appraisal Plan Key BENNERLEY ROAD MARTIN CLOSE Former Bold Street Tip Site Boundary - 6.9 ha Site of Special Scientific Interest Biological Site of Importance to Nature Conservation SAXELBY GARDENS Existing Site Access SELLER'S WOOD DRIVE Combined Sewer ROCK STREET Electricity Mains Cable Meters 0 30 60 120 A6002 Rising Site Gradient Reproduced by by permission of of Ordnance Survey on behalf of HMSO. Crown copyright and and database right right 2011. 2011. Ordnance Ordnance Survey Survey Licence Licence number number 100019317. 100019317. NINE ACRE GARDENS LATHAM STREET
Policy and Strategic Context The former allotments are allocated in the Adopted Nottingham Local Plan (2005) as being suitable to be developed for employment uses (Policy E2.2). In addition, Policy NE14 of the Plan permits the development of renewable energy schemes subject to the impact being acceptable. The Energy Park is in accordance with emerging Core Strategy Policy 1 (Climate Change) which seeks to promote the development of standalone renewable energy schemes, including biomass power generation, combined heat and power, and micro generation systems. The Land and Planning Polices (LAPP) Development Plan Document started public consultation in September 2011, a process that is ongoing at the time of this guidance. The LAPP replicates the Adopted 2005 Local Plan by allocating the former allotments as suitable for energy generation and employment (site reference DS4). The Waste Core Strategy Preferred Approach, July 2011, which is jointly produced with Nottinghamshire County Council, underlines the ongoing work regarding the delivery of an Energy Park, which is consistent with the Nottingham Energy Strategy 2010-2020. Development Principles The development comprises of an Energy Centre supplying secure and low cost energy (electricity and steam) to the new proposed business units. The type of technology to be used in the Energy Centre is not predetermined. The NEP will incorporate best practice design features to ensure a high quality sustainable development. The Energy Centre is anticipated to occupy approximately 2 hectares to the north west of the site, positioned away from residential neighbourhoods, with the remaining 4.45 hectares allocated for employment use. See the Site Concept Plan highlighting the key development principles. Employment generating opportunities should be maximised. High volume low job activities such as warehousing will not be allowed. The business units should be office, manufacturing and general industry as defined by Classes B1 and B2 of the Use Classes Order. The Energy Centre and new business units are to be of high quality contemporary design, appropriate to the use and context. New buildings should allow for adaptation and flexibility of use in the future. They should be constructed to standards that will achieve low carbon buildings and employ the principles of highly energy efficient design. The buildings should achieve a very good or higher BREEAM rating in design and construction. The scale of the built form of the Energy Centre and business units should be in keeping with the heights of the existing surrounding Blenheim Business Park units and should avoid overshadowing of the adjoining Allotments and Golf Course. Consultation with the Hucknall Airfield operator is required and development proposals to comply with any restrictions necessary to maintain aviation safety. The utilisation of a sustainable drainage system (SUDS) will be required to minimise the surface water runoff. A range of attenuation measures are anticipated and may include water storage, possibly through the provision of a balancing pond which could act as a landscape feature and ecological asset as indicatively shown on the Concept Plan. Boundary planting is to be retained and enhanced where possible to support a comprehensive quality landscaping and management plan for the site, support and enhance biodiversity and provide appropriate screening for users of adjoining sites, particularly the adjoining Allotments. Landscaping features should be well designed and integrated into car parking and overall development proposals to minimise visual and environmental impact. Entry into the site will be from a new single vehicular access created off Firth Way positioned to retain the maximum amount of hedgerow practicable. Selected existing accesses off Blenheim Lane could be retained for pedestrian and cyclist accesses linking to the existing Blenheim Lane pedestrian and cycle network. 5
Hucknall Airfield Allotments Appropriate Boundary Treatment Retention of Historic Hedgerow 2.0 ha BLENHEIM LANE Blenheim Lane 4.45 ha WIDDOWSON CLOSE FREESTON DRIVE 0.45 ha Firth Way CAMBERLEY ROAD Camberley Road A6002 BENNERLEY ROAD MARTIN CLOSE Site Concept Plan Key SAXELBY GARDENS Site Boundary - 6.9 ha Energy Centre Employment Use SELLER'S WOOD DRIVE Potential Balancing Pond ROCK STREET Meters 0 30 60 120 A6002 Potential New Access Reproduced by by permission of of Ordnance Survey on behalf of of HMSO. Crown copyright and and database database right right 2011. 2011. Ordnance Ordnance Survey Survey Licence Licence number number 100019317. 100019317. NINE ACRE GARDENS LATHAM STREET
Planning Requirements Planning requirements will be through the Development Management Process, and where appropriate a Section 106 Agreement negotiated. As part of pre-application and planning application stages, developers will be expected to liaise with the City Council at the earliest opportunity to undertake a screening opinion to determine whether an Environmental Impact Assessment is required for the precise development envisaged. An Environmental Impact Assessment is a statutory requirement in certain circumstances. Developers will be expected to enter into pre-application discussions with the City Council at the earliest opportunity, with joint liaising and close co-ordinating with the Environment Agency prior to and during the permit application (See Environmental Requirements section). This would be expected to run parallel with the planning application to inform the planning process. Prior to the submission of a planning application the developer will be required to carry out public consultation with the local community and interested persons. This should subsequently be followed with further public consultation work during the course of the planning application, and the City Council informed of such events. This process can be supported by the City Council s Neighbourhood Management Service. Employment and Training: To maximise the generation of new local employment, training and apprenticeship opportunities in Bulwell and Nottingham, ensuring the guaranteed deliverability and safeguarding of jobs, developers will be required to negotiate an Employment and Training Implementation Plan with the City Council s Employment and Skills Team which should: Stipulate how the developer and its contractors will be required to work with the Employer Hub in providing an Opportunities Schedule and advertising vacancies. Determine local employment and training targets that the developer and its contractors will meet through reasonable endeavours. Set a financial contribution to be paid to the Employer Hub to support the service it provides in meeting employer needs and contributing to sustainable development. Highways: A Transport Assessment will be required to calculate the potential highway impacts of development on the road network and Bulwell community, and to devise mitigating factors if necessary and should cover: The accessibility of the location Reducing the need to travel by car Tackling the environmental impact of travel Other measures of influencing travel behaviours Making the best use of the existing transport infrastructure Physical improvements to existing roads Trip generation and distribution Traffic Impact Assessment Safety Assessment Outline the service provided by the Nottingham City Employer Hub in sourcing job-ready local candidates that meet the employer s need, and facilitating training to support the development of the workforce. 7
Drainage: Developers will be required to undertake a Flood Risk Assessment to demonstrate the effective management of on site and off site surface water runoff. Flow rates for the site should be limited to the Greenfield Run-off rate. Lying within flood zone 1 as detailed in Planning Policy Statement 25 the site has a low probability of flooding. Further Information: A full list of planning application requirements please see the Application Validation Checklist which is available to view and download from the City Council s website: www.nottinghamcity.gov.uk/planning Severn Trent Sewer Records show a 300mm combined sewer running along Firth Way and crossing the north eastern corner of the site. An easement of 3 metres either side of the pipe is to be provided in which development will be restricted. The developer will be expected to liaise directly with Severn Trent regarding the easement and discharge rates to nearby sewers. Ecological: A Phase 1 Habitat and Protected Species Survey was undertaken at the site in September 2011 and found no protected species present. The developer is expected to undertake further, more detailed Phase 2 survey work at suitable times of the year. These studies, along with suitable strategies to address any species found should accompany the planning application. It was not possible to survey a small area to the west of the site as part of the Phase 1 survey. This area should be examined for protected species and incorporated into the Phase 1 and Phase 2 assessment. The BSINC designation of the southern hedgerow flanking Blenheim Lane means it must be retained. The agreement of the City Council must be sought prior to the removal of any of the hedgerows. There are 28 Biological Sites of Importance to Nature Conservation and 3 Sites of Special Scientific Interest within 2km of the site. Consultation with Natural England will be required to assess the potential impacts on these sites. This information will be required to accompany a planning application. 8
Environmental Requirements Approving, monitoring and enforcing any emissions from the Energy Centre is the responsibility of the Environment Agency under the permitting regime. Permitting is separate from the planning process, but developers will be expected to twin track these procedures in order that changes by one agency that may have implications for the other can be swiftly accommodated and considered. The Energy Centre must acquire the relevant lawful permit from the Environment Agency prior to operation. The developer will at all times be expected to meet the requirements of the Environment Agency regarding the set up and subsequent operation of the installation. The site is not located within an air quality management area. However, an air quality impact assessment to predict the potential impact of the Energy Park and vehicle movements associated with it will be required. The air quality impact assessment required for the Environment Agency (as part of the application for a permit) should be designed to include the modelling of emissions from vehicles accessing the site. Landfill material is known to be present in the former Bold Street Tip to the south east. Consideration should therefore be given to the possibility of potential gas and leachate migration from there and also Hucknall Airfield. Borehole and ground gas testing will therefore be required and, if an issue, appropriate mitigating measures installed as part of the development. Energy Production Requirements As a minimum the Energy Centre is expected to generate sufficient energy to meet the requirements of the proposed business units. The City Council will be flexible around the mechanism utilised for delivering energy around the site and also on development phasing. It is however expected that all infrastructure will be paid for by the developer and that all units will be receiving energy from the Energy Centre within 24 months of development commencing. The 11kv cable crossing the site provides a facility for two way flows into and from the national grid subject to network operators consent. Consideration should also be given to the production and selling of steam. Depending on levels of energy produced and utilised on site, there is potential for further strategic connections in the locality. The Rolls Royce development is only 1 km to the north west, while a further 42 hectares of land is allocated for potential mixed use development (largely residential) at Stanton Tip, some 1.4 km to the south. Opportunities also exist to supply off grid energy to existing premises across north west Nottingham and, potentially, to connect to the existing district heating network. 9
Development Agreement Developers will be required to enter into a legal agreement separate to any Section 106 Agreement to ensure the site is developed as an Energy Park, and to ensure the development is commenced and completed within a defined timeframe. Developers will therefore be expected to submit, agree and adhere to a programme of development timescales agreed by the City Council and bound within a legal agreement. A clause will be included and agreed by the developer reverting ownership of the site back to the Council at no cost, if the agreed programme of development is not adhered to. Expected timescales are: For the planning application to be submitted within 6 months of purchasing of the site. Completion of the Energy Centre within 24 months of the granting of planning consent and Environment Agency permit. Completion of the business units (including their connection to the Energy Centre) no later than 12 months after the completion of the Energy Centre. Development should be completed within 5 years of the development agreement being signed. Available Information Background information and documents can be viewed and downloaded from the City Council s website: www.nottinghamcity.gov.uk/planning Contact Details Draft Informal Planning Guidance: Sukjinder Johal - Planning and Transport Strategy Tel: 0115 87 64055 sukjinder.johal@nottinghamcity.gov.uk Nottingham Energy Park Project: Ian Vernalls - Major Programmes Tel: 0115 87 63475 ian.vernalls@nottinghamcity.gov.uk 10