Land at Eastboro Way, Nuneaton - Nuneaton and...
Transcript of Land at Eastboro Way, Nuneaton - Nuneaton and...
Amec Foster Wheeler Environment & Infrastructure UK Limited
Land at Eastboro Way, Nuneaton Design and access statement
© Amec Foster Wheeler Environment & Infrastructure UK Limited2
February 2016
Report for
Sarah Wells
Principal Estate Surveyor
Warwickshire County
Council
Shire Hall
Market Place
Warwick
CV34 4RL
Main contributors
Anna Bend
Sean Nicholson
Michael O’Connell
Issued by
Anna Bend
..............................................
Approved by
Michael O’Connell
..............................................
Amec Foster Wheeler
Gables House
Kenilworth Road
Leamington Spa
Warwickshire CV32 6JX
Doc Reference
36673-001
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Contents
1. Introduction 3
2. Site and context appraisal 5
3. Evaluation and design response 17
4. Evolution of the design process 20
5. Design and access proposals 23
6. A sustainable scheme and building for life 35
7. Phasing and implementation 36
8. Summary and conclusions 38
Appendix A 40
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© Amec Foster Wheeler Environment & Infrastructure UK Limited 3
February 2016
This Design and Access Statement (DAS), which has been prepared by Amec Foster Wheeler on behalf of Warwickshire County Council (WCC), is submitted in support of an outline planning application for up to 360 dwellings and associated development on Land at Eastboro Way, Nuneaton.
1. Introduction
Purpose and scope of statement
The DAS explains what has infl uenced the development proposals for the application Site and how the proposals have
evolved. Using chosen design principles and selected design parameters (governing the amount of development, its
layout, scale, landscaping and appearance), the DAS illustrates how the scheme might look once constructed and how
issues relating to access have been addressed within the fi nal scheme design.
According to the National Planning Policy Framework (2012):-
Good design, is a key aspect of sustainable, is indivisible from good planning, and should contribute positively to making places for better for people.
The purpose of the Statement is therefore to explain the design rationale behind the submitted scheme and to inform the
subsequent reserved matters (‘detailed’) planning applications for the Site.
This Statement has been prepared in accordance with the requirements of:
Article 4 of the Town and Country (Development Management Procedure) (England) (Amendment) Order 2013;
Article 4C of the Town and Country Planning (General Development Procedure) Order (1995) as amended; and
Article 62 (5) and 327A of the Town and Country Planning Act 1990.
© Amec Foster Wheeler Environment & Infrastructure UK Limited4
February 2016
The structure and content of this DAS also accords
with the guidance set out in the Planning Practice
Guidance. This Statement should be read in conjunction
with other documents which have been submitted in
support of the outline planning application including the
Supporting Planning Statement, Statement of Community
Consultation, and the following technical reports:
Transport Assessment
Air Quality Assessment
Noise Assessment
Landscape and Visual Impact Appraisal
Utilities Statement
Ecology Report
Phase 1 Geoenvironmental Desk Study
Flood Risk Assessment and Drainage Strategy
Heritage Statement
Arboricultural Survey
Sustainability Statement
Development proposals
Outline planning permission is sought for:
“The construction of up to 360 dwellings, provision of a vehicular access off Heart of England Way, creation of new footpaths and cycleways, car parking provision, open space, ecological enhancements, landscaping and ancillary works including surface water attenuation ponds as part of a sustainable urban drainage system.”
With the exception of vehicular access, all other matters
are reserved for future consideration and will be
submitted at a later date as part of Reserved Matters
applications.
The design and application process
The design proposals for the Site have evolved as a result
of technical work and discussions with key stakeholders
including Nuneaton and Bedworth Borough Council,
Warwickshire County Council (Highways, Education,
Ecology and Archaeology), statutory bodies and the local
community.
The proposals set out in this DAS are illustrative,
following a grant of outline consent the developer
taking the Site forward will submit ‘Reserved Matters’
applications for approval to the Local Planning Authority.
These applications will be evaluated against the design
principles and parameters set out in this Statement and
will be more detailed in terms of appearance, layout,
landscaping and scale of development. The Reserved
Matters applications will provide further opportunities for
public consultation on the fi nal designs of the proposed
development.
Structure of this statement
Section 1 Outlines the purpose and structure of the
DAS and scope of works;
Section 2 Provides an overview of the Site and its
surroundings, including key opportunities
and constraints and how these have
informed the indicative design proposals
for the development;
Section 3 Evaluates the information provided in
Section 2, and identifi es the opportunities
and constraints that have informed the
development proposals, and explains the
design principles that have been applied to
particular aspects of the scheme;
Section 4 Sets out the process of stakeholder and
community consultation that has been
undertaken, and how this has informed the
Illustrative Masterplan;
Section 5 Identifi es the guiding principles that
underpin the scheme, and sets out the
design proposals for the Site in the form of
an Illustrative Masterplan; and
Section 6 Provides an overview of the key
sustainability considerations that underpin
the proposed Illustrative Masterplan.
Section 7 Sets out details of the proposed phasing
for the development, and the next steps in
the planning process.
Section 8 Provides the overall summary and
conclusions.
Appendix A provides an assessment of how the proposed
development performs against ‘Building for Life’ criteria;
the industry standard that is endorsed by Government for
well-designed homes and neighbourhoods.
© Amec Foster Wheeler Environment & Infrastructure UK Limited 5
February 2016
2. Site and context appraisal
This Section provides a description of the Site and its surroundings in terms of its physical, social, economic, historic and character context. It sets out how development opportunities and constraints have had a key role in the development of the proposed scheme design as presented in sections 6 to 8.
Site location
The Site is located on the eastern edge of Nuneaton,
approximately 1.3km from the town centre, and lies
immediately to the east of Eastboro Way (A4254), and
south of the Heart of England Crematorium.
Site description
The Site measures 14.44ha and consists of four agricultural
fi elds, two of these fi elds are arable, one is semi-improved
grassland whilst the fi eld in the north east of the Site is
populated by tall ruderal vegetation, and this area is prone
to fl ooding.
The Site is bounded on its eastern and western boundaries
by mature hedgerows. To the north, the Site is separated
from the Crematorium by a dense woodland strip. To the
south a fence and dense scrub / woodland separates the
Site from Crowhill Park (aka Crowhill Recreation Ground)
and existing residential development.
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. 100001776.
© Amec Foster Wheeler Environment & Infrastructure UK Limited6
February 2016
Topography
Topographically from a high point at its centre the Site
slopes generally eastward/ north-eastward towards the
River Anker, which forms the north-eastern boundary.
There is also a minor fall in ground levels from the centre of
the Site northward towards the junction of Eastboro Way
and the Heart of England Way.
Surrounding area
The residential area Whitestone is located immediately the
Site’s boundary southern boundary. South east of the Site
is the Crowhill shopping centre, and the Crows Nest Public
House which is located on the corner of Eastboro Way and
Crowhill Road.
West of the Site, on the opposite side of Eastboro Way,
is the Attleborough Fields Industrial Estate through which
access is gained to Nuneaton Town Rugby / Football Club.
An extensive area of public open space lies north of the
Industrial Estate following the course of the Anker River,
which also along the northern boundary of the Heart of
England Crematorium, which takes its access
off Heart of England Way. Land to the east of the Site is
open countryside and forms part of the West Midlands
Green Belt.
The following plan shows the surrounding land uses with
built development to the north, west and south of the
application Site.
The above fi gure shows the surrounding land uses with built development to the north, west and south of the application Site.
Surrounding land use plan
© Amec Foster Wheeler Environment & Infrastructure UK Limited 7
February 2016
Accessibility to facilities and services
In addition to Crowhill Park immediately adjacent to
the Site, other recreation facilities in the area include
Springfi eld Road and Paul’s Land, located approximately
400m and 800m south of the Site respectively. Paul’s Land
contains six football pitches, a cricket pitch, a multi-use
games area and a children’s formal play area.
Local services at the Crowhill shopping centre include a
convenience / local format foodstore, pharmacy, butchers,
beauty salon, hot food takeaway and a party / fancy dress
shop. A Pre-School nursery also sits within the complex.
The shopping centre is connected to the surrounding
residential area by public footpaths including one which
runs alongside the Site’s southern boundary.
A larger local centre (the Horeston Grange Shopping
Centre) is located approximately 1km north of the Site
off ering a slightly enhanced range of local services. Other
local services such as a GP Surgery and Dental Practice
are located within 800m west of the Site. Local primary
and secondary schools are located slightly further afi eld
accessible on foot and by public transport.
A range of higher order shops, services and facilities
are accessible in Nuneaton town centre, as are a range
of potential employment opportunities in addition to
those presented by the neighbouring Attleborough Fields
Industrial Estate.
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. 100001776.
Local facilities and services
© Amec Foster Wheeler Environment & Infrastructure UK Limited8
February 2016
Transport and access
Highway network
Eastboro Way (A4254) which runs along the Site’s western
boundary is subject to a 40mph speed limit, which reduces
to 30mph on the approach to the junction with Crowhill
Road south west of the Site. The section of Eastboro Way
immediately west of the Site currently has a footpath only
on its western side. A grass verge is present between the
Site boundary and the back edge of the highway. Eastboro
Way is lit by street lights along its whole course.
Proposed site access Local highway
There is good access to the strategic highway network.
Approximately 2.5km north of the Site is the A5 which
provides ease of access to the M69 and from this
motorway to both the M1 and M6. Access to the M6 can
also be gained via the A444 south of Nuneaton. The larger
settlements of Coventry and Birmingham are located to the
south and west respectively and provide a diverse range
of higher order shops, services and facilities along with
further employment opportunities.
Site access
Vehicular access to the Site is obtained from an agricultural
fi eld gate located off Heart of England Way at the north
of the Site. A second fi eld gate is present on Eastboro
Way towards the south west corner of the Site, which is
proposed to be used an emergency vehicle access.
Pedestrian and cycle network
Two Public Rights of Way (PRoW) cross the Site leading
out to the open countryside to the east, and form part of a
network of well-connected public footpaths in the locality.
Safe and sensitively designed crossing arrangements will
be provided at points where the internal road network
needs to cross the PRoWs.
The proposed emergency access will serve as a pedestrian
and cycle access when not in use. A footway will also be
provided along the eastern side of Eastboro Way which will
link with the emergency access to the south, and continue
to the Crowhill Road junction where it will tie in with the
existing footway network.
Financial contributions towards upgrading the network
of footpaths within the residential area to the south of the
Site, and local cycle routes, are also proposed.
The fi eld gate off Heart of England Way
© Amec Foster Wheeler Environment & Infrastructure UK Limited 9
February 2016
Public transport
Bus stops are located approximately 200 metres south
west of the Site on Eastboro Way. The bus stop is served by
one regular service (no. 7), which currently routes between
Nuneaton and Whitestone. The service operates at least
every 30 minutes and more regularly around the morning
and evening peak hours.
Nuneaton train station is located near the town centre and
provides services to London and Birmingham along with
other local services in the Midlands.
Bus stops and services
Landscape and visual
Whilst the proposed development will change the
local landscape through the replacement of arable
farmland with urban built development, the loss of
landscape elements or changes to local landscape
character, the setting of Nuneaton, or the separation
between settlements of Nuneaton and Hinckley,
will not result in material eff ects. The proposed
development provides a high quality development
and new settlement edge that will positively
contribute local landscape character and the setting
of the town.
In terms of visual impact, the new development
would represent a small or barely discernible change
in existing typically panoramic views across open
farmland towards the existing built edge of Nuneaton
(i.e. of the Attleborough Industrial Estate and
Whitestone residential areas). In addition new tree
planting would mature on the longer term to partially
screen and fi lter views of new built form. Whilst
the proposed development will be more noticeable
during the winter months, existing residential
development at that time is also more visible and
would moderate the magnitude of change.
View from Eastboro Way to the west of the Site.
View from Heart of England Way looking southward accross the Site.
© Amec Foster Wheeler Environment & Infrastructure UK Limited10
February 2016
Historic context
An archaeological evaluation comprising geophysical
survey and subsequent trial trenching has been carried out
across the Site. The evaluation identifi ed an area of Iron
Age activity in the south east part of the Site relating to an
enclosure or boundary feature, the evaluation concluded
that Iron Age activity within the Site was not intensive and
was probably short lived.
A number of ditches and gullies dating to the Roman period
were found in the north east part of the Site. The features
are thought to relate to small fi elds or paddocks. The
evaluation concluded that the focus of the Roman activity
lies to the north of the proposed development Site.
Heritage assets
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. 100001776.
© Amec Foster Wheeler Environment & Infrastructure UK Limited 11
February 2016
Ecology
The Site comprises arable fi elds, with one semi-improved
grassland fi eld and one containing predominantly tall
ruderal species, and linear/boundary features comprising
generally intact hedgerows with ditches, narrow fi eld
margins of species-poor, semi-improved grassland, and
tall ruderal vegetation. Areas of dense scrub, plantation
woodland and few mature trees fl ank the Site. Of these
habitats, the hedgerows are of value for nature conservation
and are also a Warwickshire BAP priority habitat.
Furthermore, three of the seven hedgerows are classifi ed as
‘important’ under the Hedgerow Regulations 1997.
The three important hedgerows will be retained within the
scheme design.
The surveys considered that white-clawed crayfi sh, great
crested newts and badgers bats may be present on site,
although there no fi ndings at the time the surveys were
carried out. In relation to breeding birds, where possible
proposed construction work would be completed outside
of the breeding bird season.
A small number of common and soprano pipistrelle bats
use some of the habitats on-site for foraging. There is one
tree on-site with the potential to support roosting bats,
although surveys confi rmed that no roost was present.
Much of the developable area comprises arable land, such
that many of the proposed habitat enhancements i.e. the
enhancement of grassland areas, creation of ecotones,
water bodies and tree and scrub planting, as well as the
provision of residential gardens, will provide additional
foraging opportunities for bats. Considering the limited
extent of potential foraging habitat to be lost as a result
of the scheme, together within the enhancements to be
incorporated, no adverse eff ects on bats arising through
loss of foraging habitat are anticipated.
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. 100001776.
Phase 1 habitat map
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. 100001776.
© Amec Foster Wheeler Environment & Infrastructure UK Limited12
February 2016
Utilities and services
A Utilities Statement has been prepared in support of this
outline planning application. This identifi es the existing
utilities that are located within the vicinity of the Site and any
physical constraints that they may pose for development.
The Statement also establishes if there is any capacity in
the local network to accommodate the future requirements
arising from the development of the Site.
Based on an initial assessment of information obtained from
all key utility suppliers in the area, there are existing utilities
close to the Site which can serve the proposed development.
Where new services are needed or where an upgrade/
reinforcement required, they have been identifi ed in the
Statement.
Existing facilties
© Amec Foster Wheeler Environment & Infrastructure UK Limited 13
February 2016
Air quality
The Air Quality Assessment
undertaken for the Site
confi rms that air quality is not a
signifi cant constraint to the Site’s
development.
Noise
Noise monitoring testing was
undertaken on the site which
indicated that the noise impact is
predominantly from road traffi c
and the Norbert Dentressangle
distribution centre located in
Attleborough Industrial Estate.
Properties on the western fringe of the proposed development
will be the most aff ected by the noise.
The Noise Assessment confi rms that suitable levels of
internal noise levels can be achieved for future residents of
the development provided that the mitigation proposed is
implemented. This is likely to comprise a noise barrier or
suitable glazing to habitable living areas, the exact detail of
which will be subject to further survey and submitted as part
of a Reserved Matters application.
Flood risk and drainage
The Flood Risk Assessment confi rms that the majority of the Site is situated in Flood Zone 1 and therefore
is at a low risk of fl ooding i.e. within 1 in 1,000 year’s annual probability of fl ooding. The report identifi es that
the north east section of the Site, adjacent to the River Anker, is located in Flood Zones 2 and 3. Accordingly
the Illustrative Masterplan has been designed so that residential areas are located outside of these zones.
The whole section of the Site which forms the most eastern extent is an area also at risk of surface water
fl ooding so no built development is proposed in this area. Taking into account the topography and natural
drainage, surface water will be drained to sustainable urban drainage features within the north, south and
east of the Site.
Land quality
Refl ecting the greenfi eld status of the Site its suitability for
proposed residential development has been assessed. Some
potential sources of contamination have been identifi ed, but
they are localised and can be successfully remediated through
standard engineering operations to ensure that there is no risk
to future occupants of the development.
© Amec Foster Wheeler Environment & Infrastructure UK Limited14
February 2016
Local design context: built form, character and building vernacular
In order to establish local references to infl uence design
proposals for the Site, a character assessment of buildings
and urban form in the surrounding area has been
undertaken.
Situated on the edge of Rugby Town, the Site is enclosed
by development on three sides, the majority of which has
encroached on this area of the town between the late 1960s
through to mid 1990’s. With the majority of the residential
development off Crowhill Road being built in the 1980s,
along with industrial development west of Eastboro Way.
Historically, the eastern edge of Nuneaton was comprised
of small villages and linear development along main
arterial roads. This has included Attleborough village and
development spreading out along Lutterworth Road now
known as the Whitestone area of Nuneaton.
To the east of the Site the land use is mainly rural with
a number of isolated farmsteads (Wheatcroft Farm, Hill
Farm and Stretton Fields Farm) spread across the wider
countryside until reaching the A5 to the north east and
M69 further east.
Images of local residential design contextIn terms of the wider architectural character of
Attleborough/Whitestone and its building vernacular, the
following observations have informed our proposals for the
Site:
Early 21st century housing to the south within
the Crowhill area of Whitestone, includes a mix of
predominantly detached and semi-detached two storey
dwellings. No over-riding architectural style evident with
buildings constructed from a simple palette of building
materials: red brick, clay/slate roof, wood and UPVC
windows. In terms of layout, the residential estates
in the area are served spine roads, from which a large
number of cul-de-sacs are accessed.
To the east of the Site are predominantly large steel
framed commercial buildings, plus some brick clad
factories and offi ces.
Immediately north of the Site, is the Heart of England
Crematorium. The Crematorium is well screened from
its surroundings and includes a one-storey brick built
building with a large hipped roof.
The nature of the existing surrounding development means
that there is no dominant local building vernacular to
signifi cantly infl uence proposed development on the Site.
Instead there are basic architectural character and design
cues which inform the scale and form of development
presented later in this DAS.
© Amec Foster Wheeler Environment & Infrastructure UK Limited 15
February 2016
Planning policy
The application proposals have been developed within
the framework formed by national and local planning
policy and guidance. A detailed assessment of the
principle of development against the National Planning
Policy Framework (NPPF) and the Council’s adopted
and emerging Local Plan documents, is set out in the
accompanying Supporting Planning Statement. An
overview of relevant adopted policies is set out below,
focusing on those elements that have specifi cally informed
the design of the scheme.
Nuneaton and Bedworth
Local Plan
The adopted Local Plan
(2006) design based policies
which have shaped the
proposals include ENV14 SPG
on Design, and the Residential
Design Guide (2004) to which
this policy refers has also been
taken into account.
h
s
G
al
ch
en
National Planning Policy Framework
In design terms, the proposals refl ect the principles of the
NPPF Chapter 7 (Requiring Good
Design), including Paragraph 58,
through a sensitively designed
scheme which will add to the
overall quality of the area by
optimising the potential of
the Site to accommodate
development and support
local facilities and transport
networks.
The scheme also refl ects
the provision of the NPPF
Chapter 4 (Promoting Sustainable Transport)
as set out in the accompanying Transport Assessment.
The Site’s location close to jobs, local facilities and bus
services will assist in minimising car use and reduce the
need to travel. A range of sustainable transport measures
are also included to reduce car use further, through
pedestrian and cycle connections to nearby services and
facilities.
Images of local residential design context
© Amec Foster Wheeler Environment & Infrastructure UK Limited16
February 2016
Evaluation – development constraints and opportunities.
A number of key design opportunities and constraints have been identifi ed from the site analysis, and are shown on the opportunities and constraints plan on the following page.
3. Evaluation and design response
Individually and collectively these design opportunities and
constraints have been carefully evaluated as part of the
evolution of the design proposals, and it is considered that
none of the constraints identifi ed would preclude delivery
of the development.
A summary of the opportunities and constraints identifi ed
for the Site are presented opposite.
Site opportunities
To deliver new homes, including aff ordable
homes in a highly sustainable location close to
jobs, community facilities and education to help
minimise care use and promote sustainable
transport.
Development will be of high quality and aims to
take positive elements from the local character of
development in this part of Nuneaton.
To retain and enhance existing hedgerow
boundaries and mature trees to provide
an important framework and setting to the
development.
To maintain and enhance existing vegetation that
provides visual containment, reducing the visual
impact of proposed development from certain
vantage points.
To provide recreational opportunities and links
to existing public open space through the
introduction of new footpaths and new green
space in the eastern part of the Site.
To provide sustainable drainage and incorporate
them into a green infrastructure network.
To provide/enhance pedestrian links towards the
Town Centre and within the residential area south
of the Site.
To provide a sensitive edge treatment to proposed
housing to reduce its visual impact.
Site constraints
Need to avoid low lying areas of the Site which are
prone to fl uvial fl ooding, notably land adjacent to
the River Anker.
Existing trees with larger root protection areas
should be respected and development set back
accordingly. Where trees are required to be
removed to allow for visibility, compensation
planting should be provided within the Site.
Potential need to protect or mitigate for the loss of
existing habitats.
The proposed development needs to respond
sensitively to any neighbouring properties which
have open or fi ltered views into the Site.
Existing Public Rights of Way need to be
sensitively catered for within any proposed
development on the Site and, where possible,
retained without the need to amend their route.
Potential visual impact on open countryside to the
east of the Site.
© Amec Foster Wheeler Environment & Infrastructure UK Limited 17
February 2016
Constraints plan
© Amec Foster Wheeler Environment & Infrastructure UK Limited18
February 2016
Design response
In response to the site context, and the key opportunities
and constraints set out above, the following core design
principles have informed the scheme design and underpin
the development parameters presented in the following
Sections. The indicative Concept Plan refl ects these key
design considerations and provides an initial indication of
how the Site could be developed.
Core design principles
Creating a safe and convenient access and
movement framework
The access design should include safety benefi ts for all
road users and be designed to create a sense of arrival
when entering the Site.
The internal movement network should be designed to
encourage lower speeds and provide routes which are
convenient, safe and legible for users, and which prioritise
non-car modes of transport for local movement whilst still
allowing appropriate access by car.
Safe and convenient pedestrian and cycle access to the
surrounding areas and local facilities should be provided
from the Site. In line with adopted standards suffi cient
car parking spaces should be provided and sensitively
designed to ensure, where possible, they are integral to
the streetscape and safe.
Green infrastructure network
Existing green infrastructure should be retained within the
Site and enhanced to provide connectivity into the wider
green infrastructure network. This infrastructure should
comprise native tree and hedgerow planting, informal areas
of open space and dedicated play provision for children,
together with new/ enhanced surface water SUDS features.
Open spaces within the Site should also be of a typology
that will provide nature conservation benefi ts.
Responding to infrastructure constraints
The scheme design should respond to physical utility
constraints that exist on the Site. Where required,
diversions or reinforcements should be planned in a cost
eff ective manner and aligned with proposed infrastructure
such as roads. This will also need to comply with relevant
maintenance and health and safety requirements.
Responding to the Site’s location and
surrounding properties
New dwellings should not be more than two and a half
storeys in height unless they are orientated so that upper
storey windows do not face onto neighbouring properties/
rear gardens, and/or there is considered suffi cient visual
separation between the new dwellings and the Site
boundaries, particularly in relation to the housing to the
south.
The Site layout should seek to mitigate noise emitted by
traffi c on Eastboro Way by orientating buildings, so that
rear gardens do not abut the road. The buildings will then
serve to help attenuate noise impact on external gardens
and so benefi t the amenity of residents.The proposed residential
development must be
of a density, scale and
character that respects
the Site’s location on the
edge of the urban area
and in close proximity
to existing residential
development to the south
and the crematorium to
the north. The residential
development must also
maintain the amenity of
local residents that have
properties facing towards
the Site.
Concept plan
© Amec Foster Wheeler Environment & Infrastructure UK Limited 19
February 2016
This section summarises the process of stakeholder consultation that has been undertaken and describes how the development proposals have evolved in response to the comments received.
4. Evolution of the design process
Involvement and design development
Consultation with key stakeholders
As part of the development of this planning application,
pre-application discussions have taken place with the
Council Offi cers. At the fi rst meetings the suitability of the
Site for proposed residential development was discussed,
together with initial thoughts on its scale and form.
A subsequent meeting was held with Council Planning and
Open Space Offi cers in relation to the fi ndings of technical
work completed, and to introduce draft concept proposals
of how the Site might look once developed. At the same
meeting detailed proposals were tabled and discussed
regarding new open space provision, the proposed
enhancement of facilities at Crowhill Park and to the
adjacent recreational footpath network. All proposals were
positively received.
Various pre-application discussions have also taken place
with the Council’s Environmental Health Offi cer, WCC
Highways, WCC Archaeology, WCC Ecology, the NHS, and
the Local Education Authority (WCC Education). These
discussions were to ascertain the capacity of these local
services to accommodate an increase in demand arising
from the proposed development, and the scale of any off -
site planning contributions that may be required.
Public consultation
A public
exhibition was
held on between
2 and 8pm on
the 14 and 15 July
2015 at Nuneaton
Rugby Club located
off Liberty Way, a
short walk from the
Site. The event was
advertised in the local
ation
y
n
ed
he
was
local
press, and over 2,800 leafl ets were distributed to local
residents and businesses inviting them to the event.
Local Ward Councillors and Council Offi cers were invited to
an hour long preview session before the main public event.
© Amec Foster Wheeler Environment & Infrastructure UK Limited20
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The purpose of the exhibition was to present details of the technical work undertaken and used to inform draft Illustrative Masterplan proposals for the Site. The exhibition also provided
an important opportunity for the public and other local stakeholders to understand the background behind the emerging proposals and comment on them.
The Illustrative Masterplan presented at the public exhibition highlighted the following key features:
1
3
4
5
6
7
2
2
2
44
4
4 4
4
5
6
67
A vehicular access off Heart of England Way with pedestrian footway.
Provision of new public open space and enhancements to existing play space to the south of the site.
Enhancement of the habitat adjacent to the River Anker to provide a wetland meadow habitat to support ecological diversity.
Retention of the majority of existing hedgerows and trees within and on the edge of the site, with new planting proposed to strengthen the existing green infrastructure.
New Sustainable drainage infrastructure to include surface water balancing ponds.
Housing sensitively positioned within the site to ensure that new residents are not aff ected by noise emitting sources to the west of the site.
Sensitive treatment of the northern and eastern boundaries to provide an appropriate separation from the crematorium and interface with designated Green Belt respectively.
1
3
4
5
6
7
2
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© Amec Foster Wheeler Environmentnt & & Infnfrassttrutructucture UK UK Limiteited 21
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Key issues raised by the local community and design response
A range of views were expressed at the consultation events
and through completion of feedback forms, letters, emails
and phone calls to the project team.
Some of the key issues raised by respondents during the
consultation period were:
Concerns over impact of increased demand on local
schools.
Concerns over a perceived lack of capacity at local
doctor’s surgeries.
Concern over existing congestion on the highway
network throughout Nuneaton and a call for a town by-
pass between the A5/A47 and the A444.
Support for proposed improvements to Crowhill
Park, including new facilities and improved natural
surveillance.
Support for new aff ordable housing.
Concern over the scale of new aff ordable housing; 25%
considered too much.
Support for proposed nature reserve adjacent to the
River Anker.
Concern over the impact of proposed development on
the adjacent Crematorium.
Need for new cycling infrastructure in the area.
Concern over fl ood risk.
It is important to state that with one exception we
considered that no other comments received through the
consultation exercise warranted a change to the Illustrative
Masterplan. The one change that has been made concerns
the proposed provision of a couple of informal kick-about
football pitches in the eastern part of the Site, rather than
one large pitch as originally presented.
For further information on the feedback received at
the public exhibition and during the consultation stage,
please refer to the supporting Statement of Community
Consultation.
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February 2016
This Section describes and illustrates the development proposals for the application Site including details of land uses, amount of development, scale parameters, access and appearance. The potential layout of the proposed development (including buildings, routes and open spaces) is shown on an Illustrative Masterplan. However, it would be possible for detailed design proposals to be brought forwards that diff er slightly from this but still within the defi ned principles and parameters.
5. Design and access proposals
Masterplan overview
The Illustrative Masterplan has evolved through a design
proves informed by extensive site surveys, environmental
appraisals and consultation with the public, stakeholders
and the Council. The scheme design has been formed
having regard to national and local design and access
related policies. In summary, a robust and iterative design
process has been employed which has resulted in a high
quality scheme that:
Creates a sensitively designed development that
responds appropriately to neighbouring land uses and
the amenity of local residents;
Maintains and enhances key natural habitats of
signifi cance for the Site, providing enhancements
where appropriate; and
Creates a legible and sustainable urban edge
environment with its own sense of identity, appropriate
in form and scale for its location and the local housing
market.
The key components of the development proposals are
highlighted in the following annotated version of the
Illustrative Masterplan.
Site access
Ecolgical enhancement area
Informal public open space
Sustainable drainage feature
Retained hedgerows providing visual screening
Pedestrian and cycle crossing facility
Retained public right of way
Enhanced footpath network
Improved natural surveillance of Crowhill Park
Retained hedgerows
Junior football / kick-about pitches
1
3
4
5
6
7
2
8
9
10
11
4
1 42
10
3
10
10
11
9
8
4
5
6
5
7
Illustrative masterplan
key components
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Land use and amount
Residential
The outline planning application is for up to 360 dwellings on the Site, which, as shown on the Illustrative Masterplan, will include both market and aff ordable dwellings in accordance with
local policy requirements.
The overall site areas is 14.44 ha with the land uses being split approximately 75% (11.00ha) residential and 25% (3.44ha) public open space and enhanced ecological area. The net
residential density is approximately 33 dwellings per hectare, which is deemed appropriate having regard to the Site’s location and other residential developments in the locality.
Contemporary residential developments
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Land use plan
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Potential to enhance Crowhill Park
Public open space
The Illustrative Masterplan dedicates the eastern extent of
the Site to informal and formal open space to complement
the play provision which exists at the adjacent Crowhill
Park, which will be improved as a result of a proposed off -
site fi nancial contribution towards new facilities.
The new open space will consist of an ecological wetland
area adjacent to the River Anker and a large area of formal
open space / amenity space with the opportunity for
junior football pitches / kick about area within this. The
main areas of open space provision on the Site total, over
3.40ha, which equates to approximately 25% of the total
site area; provision increases to approximately 35% when
landscaping, amenity open space and SUDS areas are also
included.
The level of on-site provision of public open space accords
with saved Policy H6 in the adopted Local Plan (2006)
and the Recreation, Play and Open Space Standards
contained in Appendix A of the Borough Council’s adopted
Residential Design Guide (2004).
Opportunities for ecological enhancements
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Integration with surrounding development
In preparing the Illustrative Masterplan for the Site,
careful consideration has been given to how proposed
development will sensitively and successfully integrate
with surrounding development. Specifi cally the existing
boundary tree planting / hedgerows are proposed to
be retain to screen the development from adjacent
residential development, users of Eastboro Way and the
Heart of England Crematorium. With regards the latter,
development has purposely ‘pulled’ back from the Site’s
northern boundary with the Crematorium, with some areas
of public open space / SuDS balancing ponds located in
this area to main a degree of physical and visual separation.
Along the Site’s southern boundary opportunities to
connect into existing pedestrian rights of way have been
taken forward in the scheme, whilst the existing PRoW
running through the Site has been retained with new paths
connecting to it. Although many of the footpaths are
intended to be for recreational purposes, some of the new
and enhanced footpaths proposed are aimed at facilitating
safe and convenient access from the Site to local facilities
such as those available at Crowhill Shopping Centre.
Opportunities to improve existing footpaths/bridleway
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Landscape framework planLandscape and visual features
Existing hedgerows and hedgerow trees are proposed
to be retained in the main and supplemented by new
planting within a landscape framework. Some hedgerow
/ planting removal / thinning on the southern boundary
may take place to aid natural surveillance of the Crowhill
Park. Whilst landscaping is a reserved matter, the DAS sets
out principles that will help inform the future landscaping
strategy for the Site and a layout providing an indication of
how green infrastructure might be incorporated within the
scheme design.
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SuDs and drainage strategy
SuDS techniques that promote infi ltration of surface water
are preferred over those which promote attenuation before
discharge to a watercourse. Infi ltration testing results
for the Site has indicated negligible rates of infi ltration.
Therefore, SuDS techniques which primarily utilise
infi ltration are not considered suitable at this Site. Instead
the drainage strategy is based on attenuation only SuDS
with three attenuation basins proposed to serve the three
sub-catchments defi ned site topographically. Each SuDS
basin will also serve as new ecological habitats.
The land-take areas of each attenuation basin are indicative
only, and will need to be confi rmed at the detailed design
stage to suit the fi nal impermeable/permeable split of
the Site, and allow for any water managed by infi ltration.
Attenuated fl ows will drain east to the River Anker.
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Building heights plan
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Layout, scale and form
The scale and layout of the development will be sensitive
to the location of the Site on the edge of the urban area,
enclosed on three sides by established boundary planting
but also facing towards open countryside.
Specifi cally development will be designed to respond to
the scale and massing of existing and recently approved
residential development in the surrounding area including
that under construction off The Long Shoot (A47).
The housing on the Site will be framed around three
primary access roads, with a combination of secondary
roads and private drives serving clusters of houses. The
hedgerow that bisects the Site will principally be retained
with the only change being the loss of a couple small area
of the hedgerow where break are required to allow for
residential access roads.
A pocket of public open space will be accommodated
towards the centre and highest part of the Site to provide
one of the focal points to the development. The pocket
park will be connected to other larger areas of public open
space by a green corridor which follows the route of the
existing PRoW which runs through the Site. An additional
focal point to the development will be in the north west
corner of the site adjacent to Eastboro Way. At this location
a SuDS attenuation basin is proposed which will be set
within a landscape framework, framed on on-side by
housing.
In the Illustrative Masterplan the layout of plots and
dwellings have been designed to create generous public
and private space and compliment a simple road hierarchy
ensuring legibility and ease of movement. The primary
and secondary/shared surface road network has informed
how the streetscape has been designed in terms of scale,
landscaping and pedestrian use.
Appearance and character
The detailed design of the scheme will be determined at
Reserved Matters stage. The exterior building fi nishes may
be either traditional or contemporary but must have high
aesthetic quality with the overall material palette taking
visual clues from the architectural vernacular of residential
development in the local area.
Building materials and colours
Although exact materials
and colour will be confi rmed
during Reserved Matters
stages, we propose that the
materials used are likely to
be predominantly red brick
with rendered facades to
buildings in key locations;
grey and ref roof tiles; and sustainable and locally sourced
where possible. Details for window and door heads should
also be carefully considered.
Boundary treatments
Boundary treatments will be defi ned through the use of
fencing, walls and hedgerows to create a cohesive place,
strengthening and defi ning the character of the area.
Boundary treatments will be natural with heights and
details of boundaries appropriate to their location. The
use of high boundary treatments to public areas will be
minimised to ensure an attractive public realm and to
maintain a sense of safety and security. The use of brick
walls to enclose back gardens, where visible from the public
realm should be encouraged.
All boundary treatments within a street should form an
integrated palette of materials and fi nishes.
In terms of building heights, new dwellings will be a
maximum of 2.5 storeys with an eaves height of around
5-6m and around 7-10m to ridge where loft space is used
in 2.5 storey dwellings. The Illustrative Masterplan also
provides for three storey fl ats in a discrete, well screened,
part of the south western part of the Site close between
Crowhill Park and Eastboro Way. The maximum height of
the fl ats will be between 5m to 6m to the eaves and around
9m to 12m to the ridge line.
Building plots and orientation
The proposed dwelling types within the Site are a
mixture of detached, semi-detached, short terraces and
apartments. The building frontages and footprints are
approximate at this time but it is envisaged that building
frontages will range from between 5.5m to 12m generally
for detached and semi-detached houses, and 13.5m to
27m for terraces. The building frontage for apartments is
anticipated to a maximum of approximately 48m. This will
create variety in the streetscene and increase active edges
to promote natural surveillance.
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Access and movement
The access and movement strategy for the Site has been
informed through an iterative design process, having
regard to development opportunities and constraints and
in response to the fi ndings of the Transport Assessment
(TA) and liaison with the Highway authority. Please refer to
the TA for further information.
Site access, circulation and servicing
The proposed vehicular access into the Site is taken from
the Heart of England Way, which connects to the Eastboro
Way (A4254) via a four arm roundabout, which is proposed
to be upgraded to a 4-way signalled controlled junction.
This access forms the primary circulation route within the
development and serves the proposed dwellings directly
or via secondary roads and shared surface lanes/drives,
which in turn lead into curtilage and parking areas.
Primary circulation has been designed to encourage lower
vehicular speeds and segregate pedestrian use, with lanes
and drives designed as shared surfaces to reduce vehicular
speeds and integrate pedestrian use.
All junctions, and internal road networks that they serve
have been designed to accommodate emergency and
service/refuse vehicles as well as private vehicles, whilst
ensuring that roads do not dominate the development.
Pedestrian and cycle Links
An emergency vehicle access is also proposed to the
south-west of the Site utilising the existing gated access
from Eastboro Way which will also serve as a pedestrian
and cycle access.
The PRoW which crosses the Site in an east to west
alignment will be retained, with safe and sensitively
designed crossing arrangements provided at points where
the internal road network cross the PRoW.
A footway will be provided along the eastern side of
Eastboro Way which will link with the emergency access to
the south, and continue to the Crowhill Road junction where
it will tie in with the existing footway network and provide
ease of access to public transport (bus).
In the interests of maximising the accessibility of the Site,
a new toucan crossing on Eastboro Way is proposed at the
point where the existing PRoW crosses Eastboro Way and
connects with the local cycle route that traverses through
Attleborough Fields Industrial Estate and on to Nuneaton
town centre.
Financial contributions towards wider upgrading of the
network of footpaths within the residential area to the
south of the Site, and local cycle routes, are also proposed
Residential parking
Car parking provision will be in compliance with the
Council’s parking standards at the time of construction,
and will be determined at Reserved Matters stage.
However, as guidance the Nuneaton and Bedworth
Supplementary Planning Guidance (SPG) document,
March 2003, has been referred to which includes the
following standards:
Dwelling Car parking standards
1-2 Bed Unit 1 spaces/unit
2-3 Bed Unit 2 spaces/unit
Car parking standards
Public realm and streetscape
The primary route is interspersed at key locations with
dwellings designed to create a distinctive feature and
focal point and to also aid navigation through the Site.
It is proposed that residential properties should be set
back from the highway, with some buildings orientated
diff erently to add visual variety to the streetscape.
The meandering nature of the primary and secondary
routes will create varied vistas, and will include new tree
planting as part of an overarching landscape framework.
The scheme plot and dwelling layouts have been
designed to create generous public and private space and
compliment a simple road hierarchy ensuring legibility and
ease of movement.
The external hard surface materials have been designed
to allow pedestrians and vehicles to easily identify highway
priority. Details of materials will be confi rmed at Reserved
Matters stage.
Lighting
Lighting will be designed to create a secure environment
and increase the perception of safety for users. The exact
locations and design will be confi rmed at Reserved Matters
stage.
Waste management
Homes will be provided with adequate internal and external
space for waste and recycling stores. Composting facilities
within back gardens should also be encouraged.
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Community safety
Public safety within the proposed scheme has been
considered by designing spaces adjacent to development
within an active frontage which encourages natural
surveillance. Care has been taken to design spaces which
are overlooked and not vulnerable to anti-social behaviour.
The road layout has been designed to reduce vehicle
speeds by eliminating fast straight stretches and turns
with high visibility. Shared surface materials have been
indicated as contrasting to road materials to distinguish
pedestrian priority areas.
Street hierarchy plan
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6. A sustainable scheme and building for life
For any new development to be considered sustainable it should minimise as far as possible its impact upon the environment. The following considerations are therefore central to the Illustrative Masterplan for the Site.
The development has been planned to ensure safe and convenient pedestrian access to local facilities and to encourage the use of public transport over than the private car for short trips.
Reducing energy use and maximising energy effi ciency are key considerations. The Illustrative Masterplan refl ects the principles of passive solar design and the new houses will align with the government’s ever tightening effi ciency standards (enshrined in building regulations).
Sustainability
In terms of sustainable construction, the developer will be
required to prepare a site Waste Management Plan, which
sets out the design measures incorporated to reduce
construction waste, including the use of recycled materials
in order to reduce the level of construction waste to landfi ll.
In addition, each building will allow for adequate internal
and external space for bins and recycling boxes, linked to
the latest standards that NBBC may have at the time of
construction.
Achieving high quality in urban design will help provide an
environment that is enjoyable to live in. This recognises
that it is not just the design of individual buildings that is
important, but the wider aspects too, i.e. the relationship of
buildings to each other, to the area around the streets, and
to the open spaces that make up the built environment.
The design and layout of the scheme and the ultimate
development proposals for the Site will be governed by
over-arching design principles, refl ecting the Council’s
aspirations for high quality development and the
achievement of best practice.
Ecological mitigation measures have been identifi ed and
incorporated into the scheme as part of the landscape and
drainage proposals.
Building for life
An assessment of how the proposed development
performs against ‘Building for Life’ criteria, the industry
standard for well-designed homes and neighbourhoods
is included in Appendix A. This tool was developed by the
Commission for Architecture and the Built Environment
(CABE), with partners the Home Builders Federation, the
Civic Trust and Design for Homes.
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7. Phasing and implementation
This section outlines the proposal phasing of the development and the next steps to be taken in respect of the planning process.
Phasing approach
IIt is anticipated that development on the Site will be undertaken in four phases commencing early 2017. Based on an
anticipated average delivery rate of 75 dwellings per annum, construction would run for approximately 5 years until
2021/2022.
2017/2018 2018/2019 2019/2020 2020/2021 2021/2022
75 75 75 75 75
Whilst the phasing will be determined
at Reserved Matters stage and will be
subject to market demand at the time, the
potential division between each phase of
development is shown on the Indicative
Phasing Plan opposite.
Implementation
Once outline planning
permission has been
secured and a developer /
housebuilder is involved in
this scheme, Warwickshire
County Council will
continue to apply its
strong commitment in
design quality in a way
that responds to the local
context. This would ensure
that Reserved Matters
details adhere to the
principles set out in the
DAS.
Indicative phasing plan
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In summary the proposed development will:
Deliver a wide choice and range of high quality homes including a mix of 2, 3 and 4 bedroom properties and
apartments, thereby helping to create a more sustainable, inclusive and mixed community;
Provide a proportion of aff ordable homes to help meet the identifi ed shortfall in the Borough, thus enabling
diff erent groups within the local community to access good quality homes at a more aff ordable price;
Provide an integrated network of pedestrian / cycle routes linking to the surrounding area with good connections
to children’s play areas, public open spaces, schools and the Town Centre.
Establish a green infrastructure / open space network through-out the Site, bringing amenity, recreational,
biodiversity and sustainability benefi ts for new residents and the wider community;
Provide high quality housing in a sustainable location close to a range of facilities and services;
Upgrade the existing vehicular access into the Site, to provide a safe and convenient access to all road users; and
Ensure that all components such as buildings, landscapes, access routes, parking and open space are well related
to each other to provide a safe and attractive environment.
8. Summary and conclusions
The proposed development, as shown on the Illustrative Masterplan, has been prepared having regard to the context of the Site and the identifi ed development opportunities and constraints. It has developed through an iterative process following feedback from Offi cers at the Council, Ward and Parish Councillors, together with other key stakeholders and the general public.
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Existing site Final illustrative masterplan
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About Building for Life
Building for Life is the industry standard, endorsed
by Government, for well – designed homes and
neighbourhoods that local communities, local
authorities and developers are invited to use to
stimulate conversations about creating good places
to live.
Building for Life 12 (BfL12) is led by three partners:
Cabe at the Design Council, Design for Homes and the
Home Builders Federation, supported by Nottingham
Trent University.
The 12 questions refl ect our vision of what new housing
developments should be attractive, functional and
sustainable places. Redesigned in 2012, BfL 12 is
based on the new National Planning Policy Framework
and the Government’s commitment to build more
homes, better homes and involve local communities in
planning.
The 12 questions are designed to help structure
discussions between local communities, the local
planning authority, the developer of a proposed scheme
and other stakeholders.
BfL12 is also designed to help local planning authorities
assess the quality of the proposed and completed
development; and as a point of reference in the
preparation of local design policies.
Appendix A
This section provides an overview of the key design and access principles and an assessment of how the proposed development performs against ‘building for life’ criteria.
This design and access statement is for an outline application. This assessment tool has been used to gauge the potential that the illustrative master plan and fi nal development has of achieving each credit.
Schemes that are considered to have achieved 12
‘greens’ will be eligible for ‘Building for Life Diamond’
status as exemplars giving developers and local
authorities the opportunity to acknowledge and
promote good design. Diamond status will be available
prior to build completion, off ering developers the
opportunity to market their developments using
Building for Life.
In this assessment, answers that are qualifi ed
by evidence within the Design and Access
Statement are identifi ed with a green tick.
Answers are identifi ed with an orange tick where there
is a design intent, but where confi rmation is subject to
further detailed design and agreement for Reserved
Matters Applications.
Where the design is non-compliant and cannot
be improved through detailed design answers are
identifi ed with a red cross and score no points.
The BfL guide recommends to “secure as many greens
as possible, minimise the number of ambers and avoid
reds”. The theory being that “the more greens the
better a development will be”.
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Summary assessment against Building for Life 12 (BfL12) criteria
1. Connections
2. Facilities and services
3. Public transport
4. Meeting local housing requirements
5. Character
6. Working with the site and its context
7. Creating well defi ned streets and spaces
8. Easy to wayfi nd
9. Streets for all
10. Car parking
11. Public and private spaces
12. External storage and amenity space
(Green)
(Green)
(Green)
(Green)
(Orange)
(Green)
(Orange)
(Orange)
(Orange)
(Orange)
(Orange)
(Orange)
Rationale by BfL12 criterion
1. Connections
Does the scheme integrate into its surroundings by
reinforcing existing connections and creating new
ones, whilst also respecting existing buildings and
land uses along the boundaries of the development
site?
The proposed new development of land
at Eastboro Way, Nuneaton (the Site),
successfully integrates with the surrounding
land uses.
The Site will be served from the existing Heart of
England Way, which is currently connected to the
A4254 Eastboro Way via a four arm roundabout.
In addition to the main site access, an emergency
vehicle access is also proposed, situated to the
south-west of the Site and utilises the existing gated
access, negating the need to remove any of the existing
hedgerow. The emergency access would be utilised
by emergency services in the event that the main site
access becomes blocked, but will permit pedestrian
and cycle access at all other times.
The illustrative masterplan demonstrates the potential
for pedestrian and cycle only routes into and through
the development. Two Public Rights of Way (PRoW)
cross the Site leading out to the open countryside
to the east, these form part of a network of well-
connected public footpaths in the locality and are to
be retained. Suitable crossing arrangements will be
provided at points where the proposed internal road
network needs to cross the PRoW confl icts with the
internal road network.
The primary route is interspersed at key locations with
dwellings designed to create a distinctive feature and
focal point and to also aid navigation through the site.
BfL12 encourages new streets that help create linkages
across the scheme and into existing neighbourhoods
and surrounding places. The development does this by
providing linkages to the existing neighbourhoods in the
west, north and south and countryside to the east.
BfL12 considers how the new development should relate to
existing development and what should happen at the edges
of the development site. The need to provide a sensitive
edge treatment to the proposed housing at Eastboro Way
to reduce its visual impact is recognised. The proposed
development needs to respond sensitively to neighbouring
properties which have open or fi ltered views into the Site.
The proposed residential development must be of a
density, scale and character that respects the Site’s
location on the edge of the urban area and in close
proximity to existing residential development to the
south and the crematorium to the north. The residential
development must also maintain the amenity of local
residents that have properties facing towards the Site.
Across most of the Site new dwellings should not be
more than two and a half storeys in height unless they are
orientated so that upper storey windows do not face onto
neighbouring properties/rear gardens, and/or there is
considered suffi cient visual separation between the new
dwellings and the Site boundaries, particularly in relation
to the housing to the south. The opportunity for 3 storey
apartments has been identifi ed in the south western part of
the Site.
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2. Facilities and services
Does the development provide (or is it close to)
community facilities, such as shops, schools,
workplaces, parks, play areas, pubs and cafes?
BfL12 asks if there are enough facilities and
services in the local area to support development,
this includes facilities like shops, schools and
workplaces but also parks and play areas. The site is
excellently located in terms of access and connections to
local facilities and services in the surrounding area.
Local services at the Crowhill Shopping Centre include
a convenience / local format foodstore, pharmacy and
butchers, beauty salon. A Pre-School nursery also sits
within the complex. The shopping centre is connected to
the surrounding residential area by a public footpath which
runs alongside the Site’s southern boundary.
A larger local centre exists approximately 1km north of the
Site off ering a slightly enhanced range of local services.
Other local services such as a GP Surgery and Dental
Practice are located within 800m of the Site to the west.
Local primary and secondary schools are located slightly
further afi eld and are accessible on foot and by public
transport.
A range of higher order shops, services and facilities
are accessible in Nuneaton town centre, as are a range
of potential employment opportunities in addition to
those presented by the neighbouring Attleborough Fields
Industrial estate.
In addition to formal and informal public open space
proposed on the Site, existing recreational facilities in the
area include the adjacent space that is Crowhill Park.
As part of the proposals the opportunity has been taken
to improve the park and the footpath running along its
southern edge through developer contributions.
3. Public transport
Does the scheme have good access to public transport
to help reduce car dependency?
BfL12 asks what the development can do to
encourage more people to use public transport
more often and where new stops should be located.
Existing bus stops are located approximately 200 metres
south west of the Site on Eastboro Way. The bus stop
is served by one regular service (no. 7), which currently
routes between Nuneaton and Whitestone.
The service operates approximately every 30 minutes
between the hours of 6:55 and 18:30. From the
aforementioned bus stops, the average journey time to
Nuneaton Bus Station (located in the northern part of the
town centre) is 10 minutes and to the Nuneaton Library
(located in the south-eastern corner of the town centre) is
approximately 8 minutes.
Providing development at a location like this where there
are good existing services from day one and there is a
relatively short journey time will encourage new residents
to use public transport.
4. Meeting local housing requirements
Does the development have a mix of housing types and
tenures that suit local requirements?
BfL12 asks what types of homes, tenure and
price range are needed in the area, for example
starter homes, family homes or homes for those
downsizing. Is there a need for diff erent types of home
ownership and will diff erent types and tenures spatially
integrate to create a cohesive community.
The scheme will deliver new homes in a range of sizes,
types and tenures to meet local needs and will contribute
to the requirement of housing provision in Nuneaton.
Diff erent house types and tenures will be interspersed
across the site to create a varied street scene but to also
encourage social integration.
5. Character
Does the scheme create a sense of place with a locally
inspired or otherwise distinctive character?
BfL12 asks how the development can be designed
to have a local or distinctive identity.
Whilst the illustrative masterplan shows how
the design proposals for the site could be interpreted,
subsequent reserved matters applications will present
specifi c elements of character and building styles in detail
and defi ne a range of suitable and sustainable materials,
colour and boundary treatments for buildings, the public
realm and external spaces. However the proposed scheme
will respond to the edge of town character and setting of
the site in terms of building scale, heights and layout.
BfL12 asks if there are any distinctive characteristics within
the area that the development could draw inspiration from.
In this instance there is potential for the scheme to draw on
positive elements from the local character within the north
of the town.
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February 2016
7. Creating well defi ned streets and spaces
Are buildings designed and positioned with landscaping
to defi ne and enhance streets and spaces and are
buildings designed to turn street corners well?
BfL12 asks if buildings and landscaping schemes
are used to create enclosed streets and spaces.
In this instance the primary route is interspersed
at key locations with dwellings designed to
create a distinctive feature and focal point and to also aid
navigation through the site. It is proposed that residential
properties should be set back from the highway, with some
buildings orientated diff erently to add visual variety to the
streetscape.
BfL12 ask if buildings turn corners well. The illustrative
masterplan demonstrates the potential for new homes
located at corners to be articulated to provide visual
interest, quality design and a positive interface with the
public realm throughout the scheme.
BfL12 asks if all buildings face the street. There is potential
for new homes to be designed to defi ne and enhance the
streetscape and new public open space within the site
through strong elevations and building frontages. The
illustrative masterplan demonstrates the potential for
streets, shared surfaces, green corridors and public open
spaces to be clearly overlooked in order to provide natural
surveillance.
6. Working with the site and its context
Does the scheme take advantage of existing
topography, landscape features (including
watercourses) wildlife habitats, existing buildings,
site orientation and microclimates?
BFl12 asks if there are any views into or from the
site that need to be carefully considered.
The new development would represent a small or
barely discernible change in existing typically panoramic
views across open farmland towards the existing built edge
of Nuneaton (i.e. of the Attleborough Industrial Estate and
Whitestone residential areas).
The need for the proposed residential development
must be of a density, scale and character that respects
the Site’s location on the edge of the urban area and in
close proximity to existing residential development to the
south and the crematorium to the north. The residential
development must also maintain the amenity of local
residents that have properties facing towards the site.
BfL12 asks if there are any existing features (natural and
built) that should be designed into the development. In this
instance there are no existing buildings on site. There is an
opportunity to retain and enhance hedgerows. Two parcels
of land adjacent to the River Anker are to be incorporated
into the scheme as public open space including a proposed
ecological wetland are / nature reserve. Three new water
bodies are also to be created with the dual function of
SUDS and increasing the provision and diversity of wildlife
habitat on site.
8. Easy to wayfi nd
Is the scheme designed to make it easy to fi nd your
way around?
BfL12 asks if the development will be easy to fi nd
your way around and if routes between places are
clear and direct. The illustrative masterplan shows
the creation of clear key routes through the site
and these are direct (both east west and north south).
BfL12 asks if there are any obvious landmarks. The
illustrative masterplan shows that there is potential for the
creation of landmark buildings/groups of buildings, e.g. at
the entrances into the site and at the intersection of roads
within the development.
9. Streets for all
Are streets designed in a way that encourage low
vehicle speeds and allow them to function as
social spaces?
BBfL12 asks if streets are pedestrian friendly
and are they designed to encourage cars to
drive slower and more carefully and if streets are
designed as social spaces.
There is potential for streets to be designed as places in
which no one mode of movement dominates in order to
create a balanced place. Vehicles will move through the
development at slow speeds given the short lengths of
roads and good built enclosure from new homes. Cyclists
will have enough space to move through the site without
endangering pedestrians who will have safe and direct
footpaths and green links along green corridors within the
scheme. A number of homes could be accessed via shared
surface driveways which encourage slow vehicle speeds
and provide spaces for play and community interaction
that are well overlooked.
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February 2016
10. Car parking
Is resident and visitor parking suffi cient and well
integrated so that it does not dominate the street?
BfL12 asks if there is suffi cient resident and
visitor parking and is it well integrated. Car
parking provision will be in compliance with
the Council’s parking standards at the time of
construction, and will be determined at Reserved Matters
stage. However, as guidance the Nuneaton and Bedworth
Supplementary Planning Guidance (SPG) document,
March 2003, has been referred to.
Ensuring variety and dispersal of car parking at the detailed
design stage should ensure that no area of the scheme is
visually dominated by cars.
11. Public and private spaces
Will public and private spaces be clearly defi ned and
designed to be attractive, well managed and safe?
BfL12 asks what types of open space should
be provided, is there a need for play facilities
for children and teenagers and how will they be
looked after?
The illustrative masterplan dedicates the eastern extent of
the Site to informal and formal open space to complement
the play provision which exists at Crowhill Park. The new
open space will consist of an ecological wetland area and a
large area of formal open space / amenity space with the
opportunity for a football pitch / kick about area within this.
The open space provision on the Site will total, over 3.4 ha,
this equates to approximately 25% of the total site area.
12. External storage and amenity space
Is there adequate external storage space for bins and
recycling as well as vehicle and cyclists?
Adequate external space will be provided for
storage space, refuse, vehicle and cycle parking.
The design of external storage spaces will be set
back from the building line. Many new homes are
designed within on-plot or garage car parking which is set
back from the building line in order to provide a sensitive
design approach. Homes are also provided with private
front and rear gardens and amenity space for external
storage.
Assessed by Sean Nicholson MRTPI