LAND SOUTH OF CODSALL Proposed Residential …...Allocation Document is located to the west of...

LAND SOUTH OF CODSALLProposed Residential Site Allocation

A SPATIAL VISION

February 2017

Page

townscape solutions

TS Ref.: SC/KL-01/2017

Offi ce Address: Townscape Solutions

208 Lightwoods Hill

Smethwick

West Midlands

B67 5EH

Telephone: 0121 429 6111

Email: [email protected]

Revision: B

Date of Issue: 21-02-17

Status: Final

Disclaimer: This report has been prepared for the sole use of the instructing clients. No other third parties may rely upon or reproduce the contents of this report without the written permission of its three authors. If any unauthorised third party comes into possession of this report they rely on it at their own risk and the authors do not owe them any Duty of Care or Skill.

1. Introduction

2. Site Appraisal

3. Planning Context

4. Technical Assessment

5. The Spatial Vision

Appendix 1: Access drawings

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2 . S ITE LOCATIONCONTENTS

Section 1INTRODUCTION

LAND SOUTH OF CODSALL: SPATIAL VIS ION 4

PURPOSE OF THE DOCUMENT

1.1 This ‘Spatial Vision’ document has been produced in relation to land south of Codsall. It follows on from an earlier document submitted as representation to South Staffordshire Council in 2013. This latest document has been prepared in the light of an amended site boundary illustrated within the Council’s Draft Site Allocation Document, which was issued following the 2013 representations. This Spatial Vision Document is to be submitted as part of the Site Allocations Publication Plan public consultation which runs until 12 noon on Monday 27th February 2017 and will be sent to the independent Inspector who will preside over the public Examination, which is expected later in 2017.

1.2 As with the earlier document, this ‘Spatial Vision’ has been prepared to review the physical and environmental constraints of land west of Keepers Lane, south of Codsall and also additional land to the east of Wergs Hall Road. The document promotes the opportunity for this land to be considered for residential development as part of the Council’s partial review of the South Staffordshire Green Belt. The Core Strategy DPD recognises that land will need to be released from the Green Belt and Open Countryside in some locations at the Main and Local Service Villages to deliver the proposed development strategy and enable the sustainable growth of these villages. The evidence in this document demonstrates that land south of Codsall is not constrained in physical and environmental terms and is capable of contributing towards a sustainable pattern of housing growth.

1.3 To illustrate the ‘spatial vision’ for the land, the document includes a Development Framework Plan which sets out an initial land use and design concept for new development.

INFORMATION WITHIN THIS DOCUMENT

1.4 The Development Framework illustrates how part of the land ownership could be arranged to create an attractive residential development which will help to contribute towards the area’s housing needs. New open space and woodland is also proposed on part of the land, which will

provide an attractive amenity, as well as offer landscape, wildlife and ecology benefi ts. Supporting the ‘Development Framework’, information on technical issues such as utilities and highways have been fed into the process as well as planning policy issues.

1.5 The report belongs to the authors and nothing should be copied or extracted without our approval.

THE PROJECT TEAM

1.6 The document has been prepared by, and under the direction of, the Keepers Lane project team. That team comprises the following principal consultants:

John Williams, Managing Director of PlanIT Planning and Development Ltd.

1.7 John has over 30 years planning consultancy experience and signifi cant expertise in bringing forward land for residential development. He has worked for private landowners, developers, local authorities and local communities on different residential proposals across England and Wales. His practice works with local communities to encourage them to connect with landowners and developers to ensure that new proposals address local concerns. The challenge for all concerned is to expose the potential problems and issues associated with new development and to address those issues in a way which makes their impact acceptable.

Kenny Brown, Managing Director of Townscape Solutions Ltd.

1.8 Kenny has over 20 years experience in urban design in the public and private sectors. He is a qualifi ed Urban Designer and Town Planner and he has produced numerous masterplans for a wide range of development projects nationwide. He has also delivered key policy documents such as the Birmingham City Design Guide ‘Places for All’ and the residential design guide ‘Places for Living’, as well as contributing to national design policy.

1.9 In addition to the above, the multi-disciplinary consultancy BWB Consulting has provided supporting technical input including transport, access and fl ood risk information.

2 . S ITE LOCATION1. INTRODUCTION

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Figure 1: The land from the air (Source: Google Maps)

Site allocation (Ref: 406)2.86 ha/7.06 acres approx.

KEY

Safeguarded land (Ref: 406/419)15.03 ha/37.13 acres approx.

Scale-1:2500 at A3

Oaken ParkSuckling Green Lane

Keepers Lane

Wergs H

all Road

SAD2 406

SAD 3406/ 419

Section 2SITE APPRAISAL

7

LOCATION

2.1 The land south of Codsall is defi ned as two parcels. The fi rst known as Site 406 (part) in the Council’s Draft Site Allocation Document is located to the west of Keepers Lane and south of Oaken Park and Suckling Green Lane in Codsall (see Figures 1-3). The second and larger parcel is identifi ed in the Draft Site Allocation Document as Sites 406 (part) and 419 and classifi ed as safeguarded land for future development.

OWNERSHIP

2.2 The site is split into 4 ownerships as identifi ed in Figure 6 (page 13). The four owners have agreed to work together to deliver a housing development on the site.

SITE CHARACTERISTICS

2.3 The four land ownerships seen in Figure 6 extend to 25.42 ha (62.81 acres), of which 17.89 ha (44.2 acres) is identifi ed in the Local Plan. As Figure 3 overleaf illustrates, the allocated site measures 2.86 ha (7.06 acres) and the safeguarded land extends to 15.03 ha (37.13 acres). The extent and main features of the land are illustrated in Figure 4 (page 9).

2.4 The site allocation is currently comprised of housing, agricultural land and woodland. To the north of the site, gardens to housing adjoin the boundary and to the west and south lies the safeguarded land. The eastern edge is defi ned by Keepers Lane with open fi elds beyond.

2.5 The site is relatively fl at with a gentle slope south to north. Overall there are few constraints to development and it is a suitable and available site for housing development.

HISTORY

2.6 Figures 7 & 8 (page 14), contrast the historical evolution of the site and surroundings from 1903 with the present day. As the maps illustrate, Codsall has grown substantially in the intervening period and has expanded to meet the northern boundary of the site. The new development will continue the evolution of the area with the site forming a well located extension to the settlement.

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Figure 2: Site Location, Scale- 1:25000 at A3, (OS Copyright)

SITE LOCATION

2. S ITE LOCATION2. S ITE APPRAISAL

LAND SOUTH OF CODSALL: SPATIAL VIS ION

Site allocation (Ref: SAD 2-406)2.86 ha/7.06 acres approx.

Safeguarded land (Ref: SAD 3-406/419)15.03 ha/37.13 acres approx.




Scale-1:2500 at A3

406

406/419

SITE BOUNDARY

Figure 3: Site Boundary, Scale- 1:2500 at A3, (OS Copyright)


SITE ANALYSIS

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1:2500 Scale at A3

Site allocation (Ref: SAD 2-406)2.86 ha/7.06 acres approx.

Safeguarded land (Ref: SAD 3-406/419)15.03 ha/37.13 acres approx.

Public right of way

Note: All features are approximate and not yet surveyed

Existing trees (approx position, not surveyed)

Existing hedgerows(approx position, not surveyed)

Direction of slope(arrow pointing uphill)

Existing ponds/watercourses

Existing buildings

Figure 4: Site Analysis, Scale-1:2500 at A3, (OS Copyright)

Bedford Gorse woodland

Keepers Lane

Wergs H

all Road

Suckling Green Lane


Figure 5: Aerial oblique view and photo locations

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Keepers Lane

Wergs H

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Suckling Green Lane Oaken Park

Bedford Gorse woodland


Photo 1: Panoramic view of the existing entrance and house off Suckling Green Lane

Photo 5: View southeast to Bedford Gorse woodland in the background

Photo 4: View west along the northern edge of Bedford GorsePhoto 3: View north from the right of way to the houses on Oaken Park that back on to the site

Photo 2: View east along the pedestrian right of way on the northern edge


Photo 7: View northwest from Keepers Lane across the fi eld south of the site

Photo 9: View east from Wergs Hall Road to the northwest corner of the safeguarded land

Photo 6: View south down Keepers Lane past the suggested access point to the allocated site

Photo 10: View northeast from Wergs Hall Road across the centre of the safeguarded land

Photo 8: View south from Beech Gardens into the safeguarded land

Photo 11: View northeast from Wergs Hall Road to the southwest corner of the safeguarded land adjacent to the garden centre


LANDSCAPE AND GREENSPACE

2.7 The main areas of trees and hedgerows are identifi ed in fi gure 4 (page 9). The woodland known as Bedford Gorse is the largest area of planting in the vicinity. Hedgerows and trees also defi ne the fi eld boundaries within the land in question. All of these areas of trees and hedgerows will be retained as far as possible. The land will be subject to a tree survey which will be carried out should the site reach the stage of a planning application.

2.8 As well as the retained trees and hedgerows, there is the opportunity to strengthen and improve the existing vegetation with new planting, as well as provide new landscaping within the developed areas.

BUILT FORM

2.9 There is an existing house on the allocated site in the north west corner accessed from Suckling Green Lane. This has no special protection or specifi c design or heritage value. There are also a number of utilitarian agricultural buildings behind the existing house to the south. Housing also backs on to the site along the northern boundary. The housing in the immediate area dates mainly from the 1930s to 1950s with one and two storey examples. Sections 5 and 6 examine the built context in more detail.

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Figure 6: Context and ownership plan, Scale- 1:5000 at A3, (OS Copyright)

Mr R Howse (3.62 ha/8.94 acresapprox.)

Mr J Jenks (8.58 ha/21.2 acres) approx.

Mr P Smith (0.34 ha/0.84 acres) approx.

Cox family (12.88 ha/31.82 acres)approx.

Scale-1:5000 at A3

406

406/419

Keepers Lane

Wergs H

all Road

CONTEXT & OWNERSHIP




County: STAFFORDSHIRE Scale: 1:10,560 Date: 1902-1903© Crown Copyright and Landmark Information Group Limited 2013 all rights reserved. This map may not be reproduced without permission. 1674413418

1903 MAP 2017 MAP

Figure 7: 1903 map showing the site and the wider context of Codsall and Bilbrook before signifi cant development took place. Very little development is present close to the sites at this time. (Scale-1:20000 at A3, OS Copyright)

Figure 8: Present day map showing the growth of the Codsall and Bilbrook which have effectively coalesced into one large settlement. Development now extends along the entire northern boundary of the sites. (Scale-1:20000 at A3, OS Copyright)

SITES SITES

Section 3PLANNING CONTEXT


PLANNING BACKGROUND

3.1 This section examines the planning issues raised by the proposals including local policy and housing need issues.

3.2 Local policy has of course been prepared in the light of the National Planning Policy Framework (NPPF) which must be taken into account in the preparation of local and neighbourhood plans.

3.3 At the heart of the NPPF is a presumption in favour of sustainable development. We believe that the land to the south of Codsall is a sustainable choice of site for new housing as explained below.

POLICY FRAMEWORK

3.4 South Staffordshire has progressed its replacement Local Plan through the adoption of the Core Strategy DPD. The Core Strategy provides a framework for a new development strategy for the period to 2026. That strategy identifi es Codsall and neighbouring Bilbrook as higher order, or Main Service, villages which will be the focus for housing and employment growth. The Council propose that approximately 90% of the District’s housing growth will take place in these villages. That status refl ects their accessibility to existing services, their connections to public transport including rail, and their close connections to the new I54 employment site which is the largest employment land allocation within the area.

3.5 The Core Strategy sets out a vision and set of plan making objectives for 5 locality areas across South Staffordshire Distrct. Codsall is within Locality Area 4 and the Locality Model is set out on page 29 of the Core Strategy. In summary it states that affordable housing to meet local housing needs will have been delivered on suitable sites and the villages of Codsall, Bilbrook and Perton will have developed their key roles as the main service villages. The land at Keepers Lane could help to achieve these key objectives and should be considered to meet the housing targets in Core Policy 6 for Codsall.

3.6 Core Strategy Policy 1 recognises that some land will need to be released from the Green Belt and Open Countryside in some locations at the Main and Local Service Villages to deliver the proposed development strategy and enable the sustainable growth of these villages.

3.7 After a partial review of the Green Belt, the Council has published the fi nal Publication Plan of the Site Allocation Document (SAD). This plan allocated housing sites which align to the aims and objectives within the adopted Core Strategy. The SAD has been prepared over a three year period and its proposals have been evaluated having regard to responses during its consultation stages.

3.8 The fi nal Publication SAD identifi es land at Keepers Lane/Wergs Hall Road for removal from the Green Belt and as safeguarded land (Policies SAD 2 and SAD 3 respectively). The extent of the site which is affected by both policies is shown in the extract from the Local Plan illustrated in Figure 8.

3.9 The Allocated land (Site 406) should be brought forward for development within the plan period; Policy SAD2 states that it is suitable for a minimum of 50 new homes. This site will contribute to the District’s immediate housing needs.

3.10 The Safeguarded Land will, in accordance with Policy SAD3, extend over an area of circa 15 hectares (site reference 406 and 419). This part of the site will retain its safeguarded land designation until a review of the Local Plan.

3.11 The SAD provides an assessment of both the allocated and safeguarded sites. This assessment also suggests criteria to help with the preparation of planning applications. The assessment is on pages 66 and 67 of the SAD; relevant extracts are set out below.

1. SAD2 Allocation

• Pedestrian access to connect to existing pavement network

• Strong landscape boundaries to be maintained and implemented to contain smaller site in a larger parcel

• Maintain Public Right of Way on north boundary

• Connectivity to existing open space including woodland and Public Rights of Way, SUDs and new open space to be delivered on site.

SAD3. Safeguarded Land

• Vehicular access off Wergs Hall Road

• The delivery of safeguarded land to explore the delivery of a through road from Keepers Lane to Wergs Hall Road to relieve traffi c pressure on the village

• The delivery of safeguarded land in Codsall and Bilbrook may need to come forward in conjunction with the strategic delivery of a new primary school to meet the primary education needs of both villages’.

3.12 The area of the site identifi ed for development is only Grade 3 agricultural land. Development will therefore not take up the best and most versatile agricultural land.

3.13 In terms of heritage and landscape value, apart from the green belt designation, the site has no special landscape character protection.

3.14 With regard to built form and character, the Village Design Statement provides detailed policy advice. Page 70 provides a set of design principles to take into account:

a. Create new character areas

b. Streetscape enhancement

c. Landscaping of car parking areas

d. Enhance the diversity of the built stock

e. Enhance the village entrances

f. Maintain views out into the countryside

g. Strengthen the Green Belt edge

h. Enhance the green space network

3.15 All of the above principles will be inherent within any development proposal for the site.

3 . PLANNING CONTEXT

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MEETING THE NEED FOR HOUSING

3.16 Government projections indicate that the population is growing, and with demand further compounded by falling average household size, the result is a well documented mismatch between the supply and demand for housing. The NPPF therefore encourages local authorities to “boost signifi cantly the supply of housing” by ensuring their Local Plan meets the full, objectively assessed needs for market and affordable housing over the plan period.

THE KEEPERS LANE OPPORTUNITY

3.17 The land at South Codsall could make a signifi cant contribution towards meeting the needs for housing within the district in a highly sustainable location.

3.18 Apart from the right of way that runs along the northern boundary, public access to the land is currently restricted since it is in private ownership. A sensitive and limited area of development would deliver not only much needed housing but also potentially a new play area and landscaping/open space benefi tting the existing community as well as new residents. Development would be confi ned to those areas with the least landscape impact and would be entirely appropriate in character terms given that the site already adjoins housing at the moment.

3.19 On this basis the opportunity exists to achieve a sensitive development for housing and woodland/open space on land that is already identifi ed through the SHLAA as being developable (see Figure 9 overleaf). This document has also explained that the landowners have come to an agreement which would make it deliverable.

3.20 The site also has many advantages over some other suggested sites such as its close proximity to existing services including the railway station and shops (see Figure 10, page 21). Sections 5 and 6 explain the proposals in more detail.

3.21 As well as future housing opportunities, the safeguarded land potentially offers the potential for a new primary school and recreation land. There are two Development Framework options set out in Section 5, one of which illustrates the this possibility.


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Figure 9: Map extract from the Local Plan identifying the land, (Not to Scale, OS Copyright)

SITES

Section 4TECHNICAL ASSESSMENT


TECHNICAL CONSIDERATIONS

4.1 So far general site features and planning issues have been examined. This section examines more detailed technical issues with a view to determining the appropriate amount of housing. The technical considerations include:

• Scale of housing;

• Mix of housing

• Utility services;

• Access and connectivity;

• Landscape and open space;

• Ecology;

• Flood Risk;

• Noise;

• Built form and character

4.2 The project team will be spending time with the key stakeholders and the decision makers to understand the main issues which are of concern to the local community.

SCALE OF HOUSING

4.3 The developable area on the allocated site would result in approximately 48-56 dwellings depending on the density. The safeguarded land would result in approximately 300-400 dwellings dependent on density and whether a primary school/recreation land would be required. It is likely that it would be on the lower end of that scale given the edge of settlement context, however character and landscape impact has of course to be balanced with the need to optimise the potential of the site as set out in paragraph 58 of the NPPF. Further design and capacity exercises would therefore determine the optimal fi gure at a later date if the principle of housing development was agreed. From the work carried out so far however, it is clear that from technical standpoint these fi gures are achievable.

MIX OF HOUSING

4.4 Any subsequent development will incorporate a mix of house types and tenures. Policy H2 of the Core Strategy requires 40% to be made up of affordable housing on greenfi eld land. The Council has set an initial target of 50% of the affordable housing on a sites to be social rented and 50% intermediate tenures and the precise proportion will be agreed with the Council. The precise mix of affordable housing (by type, size and tenure) will be agreed with the Council as part of the planning application process. In general the site could however provide between 19 to 22 affordable houses on the allocated site and 120 to 160 houses on the safeguarded land depending on the density and potential for other uses.

UTILITY SERVICES

4.5 Subject to further investigation, there are likely to be few constraints with regard to utility easements. It is understood that the site and its surrounds are well served by high and low voltage electricity, gas, water, telecoms and public sewer infrastructure. At this preliminary stage, it is considered that the provision of strategic services to the site should not be problematical. However, at the time of preparing this report, there had been no dialogue with the relevant statutory undertakers in this regard. Furthermore, it is not anticipated that there are any public services situated within the site boundary therefore it is unlikely that any diversionary works will be required to facilitate the on-site development proposals. Further investigations with regard to utilities will however be undertaken at the appropriate time should a planning application come forward.

ACCESS & CONNECTIVITY

4.6 The proposed site is deliverable in terms of access and transport for providing a residential scheme for promotion within the Site Allocations DPD.

4.7 The site benefi ts from excellent connectivity to the existing pedestrian and public transport facilities and the local facilities within Codsall.

4.8 There is suffi cient space within the site to provide the necessary access arrangements for the full or part development of the site. Further work would be required in terms of undertaking a topographical survey in order to provide a detailed design of the access arrangements. Appendix 1 however illustrates a number of preliminary access solutions.

4.9 Further assessments would also be required in terms of the junction capacity assessments and trip distribution. This would be undertaken as part of any formal transport planning document that would be submitted as part of any planning application. This would however not be a limiting factor as any issues could be mitigated through localised highway improvements and sustainable transport strategies.

4.10 There is fl exibility in terms of access to the allocated site, with access from both Keepers Lane and Suckling Green Lane being possible. Access to the safeguarded site can be provided from Wergs Hall Road with the further potential to link through to Keepers Lane. This linkage also offers the possibility of an alternative route to relieve traffi c through Codsall. Any preferred solution will emerge from further discussions with the Highways Authority.

4.11 If bus access is required within the site, there is suffi cient space to be able to provide the required geometry that such an access would require.

LANDSCAPE & OPEN SPACE

4.12 A landscape and visual impact assessment has not yet been carried out but would be provided if the site were accepted for development. It is clear however that the location of the site adjacent to existing development, together with the existing and proposed areas of woodland and screening would limit any landscape impact of development.

4.13 With regard to open space, new play space would be provided as part of the planned development. This is illustrated and explained in more detail within the next section. Furthermore the additional areas of open space proposed would also provide informal recreational opportunities accessible to existing and future residents.

2 . S ITE LOCATION4. TECHNICAL ASSESSMENT

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Site

400m radius/5 min walk



Railway Station

Nearest bus stops

Pedestrian routes

Figure 10: Wider Context & Accessibility, Scale-1:10,000 at A3 (OS Copyright)

FACILITIES &ACCESSIBILITY

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Shops and services

Schools

SITES


ECOLOGY

4.14 An ecological study has not been carried out as yet. If accepted as a development site this would be undertaken within the appropriate seasons. In general however the likely areas of ecological potential including tree belts, hedgerows and ponds will be retained. It is also proposed to provide planting and open space as part of the development. There is therefore the potential that the ecological value of the site will increase following development with suitable mitigation and planting to support wildlife.

FLOOD RISK AND WATER

4.15 The site is not within a fl ood zone and there should not be any fl ooding constraints in principle (see Figure 11). Further details on surface and foul water strategies are being investigated, and a strategy would be provided as part of any planning application, however no major issues are anticipated. Indicative attenuation ponds are illustrated on the Development Framework options as part of a preliminary strategy.

NOISE

4.16 There are no signifi cant noise sources close to the site.Keepers Lane, Suckling Green Lane and Wergs Hall Road are not busy roads and noise should not be a constraint to development.

BUILT FORM & CHARACTER

4.17 There is an existing house and agricultural buildings on the north west corner of the allocated site but otherwise the site is undeveloped. The safeguarded site has no structures within the land.

4.18 In terms of the site and immediate surrounding townscape, there are no heritage assets including conservation areas or listed buildings. The built form is comprised of largely post war detached and semi-detached two storey houses and bungalows which are pleasant if largely unremarkable in terms of distinctiveness. The housing with the most distinct character is located to the north east on Keepers Lane and on Suckling Green Lane which contain examples

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of 1930s villas with features including bay windows and timber framing. There are also a few scattered examples of older cottages which were built before the housing estates existed. Oaken Lanes north of Wergs Hall Road also contains older buildings of character including Edwardian villas.

4.19 Local housing examples are illustrated overleaf. A mix of the better quality design approaches could justifi ably be applied to the site.

4.20 With regard to building heights, most nearby examples are 1.5-2 storeys supplemented with bungalows.

4.21 Overall built form and character is not likely to be a constraint subject to a suitable design response in terms of layout and appearance.

Figure 11: Flood Risk map (Source: The Environment Agency, Scale-1:25,000 at A3 (OS Copyright)

SITES


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Photo 8:- 1930s villas on Suckling Green Lane to the north west of the site

Photo 9- More 1930s villas on Keepers Lane to the north east of the site

Photo 10- 1950s bungalows on Oaken Park to the north of the site set in generous landscaping

LOCAL STREETS AND BUILDINGS

Photo 11- Mix of 1 and 2 storey 1950s houses on Oaken Park to the north of the site

Photo 13- Edwardian villas on Oaken LanesPhoto 13- Example of an older vernacular cottage on Suckling Green Lane which predates the post 1930s housing estates

Section 5THE SPATIAL VISION


THE OVERALL VISION

5.1 This section considers how a proposed scheme can respond to the issues which have been referred to in the preceding sections and illustrates and explains two proposed Development Framework options. The overall vision is one of a distinctive yet sensitive development which complements the site and surroundings in terms of built form and landscaping.

APPROPRIATE USES

5.2 The main uses proposed are housing, open space and woodland. Housing is compatible with the residential context to the north and will cater for a range of local housing needs including affordable housing. The open space in the form of a new play area, new woodland belts and informal open space will provide a facility not just for the site but also for the wider community fulfi lling a local need and make public land that is currently private. There is also the potential for a primary school and recreation land which will be subject to further investigation and consultation.

AMOUNT

5.3 The site area of the allocation (Ref: SAD 2-406) measures approximately 2.86 ha/7.06 acres with 1.62 ha/4.0 acres net developable area which would provide 48-56 dwellings at 30-35 dpha. The amount of open space would equal 1.24 ha/3.06 acres including play area/SUDS measures.

5.4 With reference to the safeguarded land, (Ref: SAD 3-406/419) the site area measures approximately 15.03 ha/37.13 acres. Option 1 would provide 9.97 ha/24.63 acres net developable area with 300-350 dwellings at 30-35 dpha and open space measuring approximately 3.9 ha/9.63 acres including recreation/play area/SUDS space. In addition a potential location for a primary school measuring 1.16 ha (2.86 acres) is also illustrated should it be required. There is a the potential for a dual use school/community recreation facility with this option.

5.5 Option 2 would provide 11.48 ha/28.36 acres net developable area with 345-400 dwellings at 30-35 dpha and open space measuring approximately 3.55 ha/9.21 acres including the play area and SUDS space.

5.6 This range of densities allows for an effi cient use of the site, balanced with site constraints. Densities will reduce to provide a looser grain towards the edge and allow a well landscaped setting. The Development Framework plans (Figures 12 & 13, pages 28-29) show an indicative density gradient. The actual amount of units proposed will be refi ned after further masterplanning work is carried out if the proposals are accepted.

5.7 In terms of the amount of open space, the Council currently does not have any quantitative standards although the LPA proposes to include these in a future Open Space, Sport and Recreation SPD. Nevertheless as described above, provision has been made for open space on the site with a range of different spaces.

5.8 The open space is in line with the NPFA (Fields in Trust) standard of 2.43 ha per 1000 people which was set out in the old 1996 Local Plan. This includes 1.6-1.8 ha for youth and adult recreation and 0.6-0.8 ha for children’s play. South Staffordshire average household size is 2.4 people (2011 Census).

5.9 On the allocated land, up to 56 dwellings = 134 people requiring 0.32 ha of open space including 0.08-0.1 ha of children’s play space. The Development Framework shows 1.24 ha in total including 0.1ha play space. The excess open space takes the form of the land adjacent to the right of way, the indicative attenuation pond and the hedgerows/tree belt. In addition there is buffer planting/landscape mitigation along the southern edge of the allocated land which becomes part of a green link through the safeguarded land in the longer term. This also provides landscape benefi ts in terms of breaking up the development mass. On this relatively small site it is unlikely that youth/adult recreation space would be required.

5.10 With regard to the safeguarded land, up to 350 dwellings on Option 1 = 840 people requiring 2.04 ha of open space. This could potentially include 0.5 ha- 0.67 ha of children’s play space and 1.34 ha- 1.51 ha of youth/adult recreation space.

5.11 Option 2 (960 people) would require 2.33 ha of open space. This could potentially include 0.57 ha- 0.76 ha of children’s play space and 1.53 ha- 1.72 ha of youth/adult recreation space.

5.12 Development Framework Option 1 shows 3.9 ha of open space in total with 3.55 ha shown on Option 2 which exceeds the standards.

5.13 At this stage the plan is conceptual and broad brush. The Fields in Trust fi gures relates solely to recreation space. There are also Core Strategy policy requirements including the following:

• Policy EQ1: Protecting, Enhancing and Expanding Natural Assets

• Policy EQ4: Protecting and Enhancing the Character and Appearance of the Landscape

• Core Policy 4: Promoting High Quality Design

• Policy EQ11: Wider Design Considerations

• Policy EQ12: Landscaping

• Core Policy 14: Open Space, Sport and Recreation

5.14 These require other forms of space such as the landscape buffers, attenuation ponds and habitat retention/enhancement which the Development Framework plans also provide.

ACCESS

5.15 The main access points proposed have been determined in part by the initial transport assessment to allow for the amount of dwellings proposed as well as offering suitable and convenient locations. As stated, the site can be accessed from Suckling Green Lane and/or Keepers Lane as well as Wergs Hall Road with regard to the safeguarded land. The exact location(s) and detailed design can be agreed with offi cers following further work.

5.16 The site is well situated for access to public transport and local facilities. Bus stops, the railway station and shops and local facilities are within 5 -10 min walk of the site.

5.17 The topography is such that there will be no barriers to movement in terms of diffi cult level changes.

5.18 Car parking will be conveniently located for access to the units and in line with local authority requirements.

2 . S ITE LOCATION5. THE SPATIAL VIS ION

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SCALE

5.19 In terms of scale there are few examples of development above two storeys in the area. Given the lower density, low scale nature of surrounding development, buildings are proposed to be no more than two storeys in the main, although there may be opportunities for limited taller buildings at focal points and key locations. Over time the mainly two storey development combined with existing and proposed landscaping will ensure a sensitive integration of the development into the landscape.

LAYOUT

5.20 The indicative layout in the form of the Development Framework plans (Figures 12 and 13) is broad brush at this stage but it does indicate a structure which has evolved from taking account of site characteristics, and local character. As well as addressing the issue of impact on the landscape, the aim is to provide a well connected and easily understood layout in line with good practice including ‘By Design’ and ‘Manual for Streets’ as well the requirements within local policy.

5.21 In general the street pattern is fairly formal and linear sympathetic to the local suburban examples to the north. The density and formality is likely to reduce towards the south closer to the development edge as the Development Framework plans indicate.

5.22 Streets would generally link up ensuring a permeable and walkable layout with easy links to the play area(s) and to the existing pedestrian right of way running along the northern boundary.

5.23 The amenity of existing houses to the north has also been considered and a suitable separation distance will be provided along with the retention of the existing trees and opportunities for further screening are available if required.

DESIGNING OUT CRIME

5.24 In terms of safety and security, the layout can ensure all public areas are overlooked by frontages and parking is to be visible and/or within secure curtilages.

5.25 Areas of blank wall would also be minimised and it is suggested that corners are turned by way of special corner turning units which are double fronted with windows to both returns.

5.26 Other features could include:

• Generally a perimeter block form with public fronts and private backs;

• Active frontages throughout with buildings facing on to public areas;

• Use of defensible planting and defensible space in front of properties;

• Where there are pedestrian only links these would be well overlooked;

• All public open space to be well overlooked from the proposed properties to provide natural surveillance.

LANDSCAPING AND GREEN SPACE

5.27 The plan is at an early stage of development therefore a detailed landscaping scheme has not been prepared so far. The Development Framework plans show indicative landscaped areas illustrating broad principles.

5.28 The proposal for the site will include landscape enhancements. This will include planting within the confi nes of the proposed gardens of residential properties, the wider street scene and the public open space. Building on the analysis in Section 4, the landscape strategy will create a continuation of the local landscape character.

This will include:

• Strengthening of fi eld boundaries using native hedgerow planting;

• A new belt of native woodland and open space on the southern part of the safeguarded site;

• Well overlooked play area(s) providing convenient access to all residents including the wider existing community;

• Tree and shrub planting will be carried out with a suitable species in liaison with the Council;

• Low walls, railings and hedges will defi ne front boundaries. Hedges are particularly appropriate to the site and existing hedges will be incorporated where possible;

• Use of verges and hedge planting alongside the carriageway also echoes the existing character;

• Surface materials will include the use of asphalt, block paving and concrete paving slabs with details reserved;

DESIGN & APPEARANCE

5.29 As with landscaping, the design and appearance of the scheme is at an early stage, however some basic principles can be outlined. As suggested in Section 4, the intention is to take some reference from the best examples of housing found locally. Design precedents found locally that could inform the design are set out earlier on page 23 particularly the pre-war examples.

5.30 Local traditional architecture can be used as a reference with a traditional or modern interpretation acceptable as long as it is of suffi cient quality with a close attention to detail. Quality design is the key, although the detailed appearance will be worked up later in consultation with the planning authority.

5.31 Features found locally that references could be made to, include:

• Prevalent use of detached and semi-detached units in a landscaped setting with complementary terraced housing;

• Some use of bay windows and gables;

• Use of brick and render facing materials;

• Hipped and gable roofs with tile covering.

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SUSTAINABILITY

5.32 Positive sustainability benefi ts will be provided including:

• Accessible location and permeable layout allowing easy pedestrian and cycle movement as an alternative to car use;

• Effi cient use of land that balances density with character;

• Retention of existing trees and hedgerows where possible;

• Further detailed sustainability measures will be proposed at the planning application stage.

SUMMARY & CONCLUSION

5.33 This document, together with the Development Framework Plans offers a sensitive and considered approach to the development of land at Keepers Lane for new housing, open space and woodland.

5.34 It demonstrates how this site could make a valuable contribution towards meeting the need for housing in the area within a compact and sensitively designed urban form.

5.35 The development will also secure a generous amount of open space including an equipped children’s play area and a new area of woodland and open space benefi tting existing as well as new residents.

5.36 The document has examined planning policy issues and also demonstrated that there are no technical constraints preventing a development of up to 56 dwellings on the allocated site and between 300 and 400 houses coming forward on the safeguarded site.

5.37 Accordingly, this site should be allocated for residential development within the adopted Site Allocations DPD.

CONTACT DETAILS

For further information regarding the land at Keepers Lane please contact:

John Williams

Planit Planning & Development Ltd,

The Steeples,

Mulberry Court,

Stockton on Teme

Worcestershire

WR6 6UT

T: 01584 881038

E: [email protected]


Figure 12: Development Framework Option 1, Scale-1:3000 at A3 (OS Copyright)

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DEVELOPMENT FRAMEWORK OPTION 1


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Figure 13: Development Framework Option 2, Scale-1:3000 at A3 (OS Copyright)

DEVELOPMENT FRAMEWORK OPTION 2

Appendix 1ACCESS DRAWINGS

(PH)

36

El Sub Sta

12

29

78

59

El Sub Sta

The Woodlands

40

Field Manor

36

El Sub Sta

10

18

13

LB

Spinney

102

El Sub Sta

17

69

79

21

27

38

121.9m

Path (um)

19

Drain

49

112.5m

Mast

2

159

89

53

37

68

127.0m

34

106

47

117.3m

14

40

36

58

25

4

1

48

Path (um)

99

Cottage

25

21

27

Sub Sta

Keepers

34

22

87

63

12a

42

Pond

126.2m

Pond

56

Pond

16

20

18

Man

crof

t

Garden Centre

25

17

63

48

124.4m

45

River Penk

16

28

47

2

13

14

24

El

45

Pinetrees

94

Bedford Gorse

Swimming Pool

13

Track

96

Hasland

1

49

24

44

35

1

Pond

41

2

26

14

48

78a

Bedford

47

88

109

The Bentlands

82

31

53

123.7m

73

Ordnance Survey, (c) Crown Copyright 2013. All rights reserved. Licence number 100022432

5.5 metre wide carriageway

Possible dropped kerb pedestrian crossing point

Existing PRoW to formpedestrian/cycle access


2.0 metre wide footway

Existing footway to be extended south to the PROW and proposed dropped kerb crossing point

124.7m

Pond

122.8m

Ordnance Survey, (c) Crown Copyright 2017. All rights reserved. Licence number 100022432

2.4m x 43m visibility splay

(tangent to kerb)

2.4m x 43m visibility splay(tangent to kerb)

2.4m x 43m visibility splay to nearside kerb

2.0 metre wide footway atPROW access point

2.4m x 43m visibility splay tonearside kerb

30.0 metre length taper


3.0 metre wide through-lanes

1.5 metre wide central pedestrian refugein line with DMRB 42/95 Standards

Suckling Green Lane

Proposed central refuge islands

Keepers Lane carriageway speed limit to be reduced to30mph for entire length of ghost island

6.0 metre corner radii


(tangent to kerb)


(tangent to kerb)


(tangent to kerb)

72m taper length provided

Existing 5.1m wide carriageway of Wergs Hall Road

Pedestrian footway to link into existing

provision - subject to highway boundary

extents

3 x 3.0 metre wide lanes




Wergs Hall Road


30mph designated speed limitapproaching ghost island

30mph speed limit continued pastghost island junction

1210

127.0m

47

40

12a

48

45

44

53


Possible dropped kerb pedestrian crossing point

Existing PRoW to formpedestrian/cycle access


(tangent to kerb)


(tangent to kerb)Suckling Green Lane

6.0 metre corner radii

124.7

m

Pond

122.8

m 2.4m x 43m visibility splay(tangent to kerb)




Existing 5.1m wide carriageway of Wergs Hall Road

Pedestrian footway to link into existingprovision - subject to highway boundaryextents 3 x 3.0 metre wide lanes




Wergs Hall Road


242

126.2m Man

crof

t

4749



Existing footway to be extended south to the PROW and proposed dropped kerb crossing point

2.4m x 43m visibility splay to nearside kerb

2.0 metre wide footway atPROW access point

2.4m x 43m visibility splay tonearside kerb



3.0 metre wide through-lanes

1.5 metre wide central pedestrian refugein line with DMRB 42/95 Standards


Keepers Lane carriageway speed limit to be reduced to30mph for entire length of ghost island

30mph designated speed limitapproaching ghost island

30mph speed limit continued pastghost island junction

Key Plan

Legend

12

Rev Details of issue / revision RevDrw

CONSULTANCY | ENVIRONMENTINFRASTRUCTURE | BUILDINGS

Nottingham | 0115 924 1100

London | 020 7234 9122Manchester | 0161 233 4260

Scale@A3:

Reviewed:

Status

Drawing Title

Rev

Copyright BWB Consulting Ltd

Issues & RevisionsDate

Birmingham | 0121 233 3322Leeds | 0113 233 8000

www.bwbconsulting.com

BWB Ref: Date:

Drawn:

Drawing Status

Project - Originator - Zone - Level - Type - Role - Number

Project Title

Client

KLC-BWB-HML-XX-DR-TR-001

PRELIMINARY

BMT2308

SITE ACCESSARRANGEMENTS

KEEPERS LANE, CODSALL

S2

Simon Raywood Tim Cooke

1:100020.01.17

P3

PLAN IT PLANNING ANDDEVELOPMENT LTD

1. Do not scale this drawing. All dimensions must bechecked/ verified on site. If in doubt ask.

2. This drawing is to be read in conjunction with allrelevant architects, engineers and specialists drawingsand specifications.

3. All dimensions in millimetres unless noted otherwise. Alllevels in metres unless noted otherwise.

4. Any discrepancies noted on site are to be reported tothe engineer immediately.

Notes1 - Suckling Green Lane Access

3 - Wergs Hall Road Access

2 - Keepers Lane Access

3

P1 20.01.17 PRELIMINARY ISSUE TCSR

P2 06.02.17 PRELIMINARY ISSUE TCTG

P3 08.02.17 PRELIMINARY ISSUE AOTG

LAND SOUTH OF CODSALL Proposed Residential …...Allocation Document is located to the west of...

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