Site Deliverability Statement - Development at: Land South of Kingswood Crescent, Rayleigh - Rochford District Council
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Site Deliverability Statement
Development at:
Land South of Kingswood Crescent, Rayleigh
Persimmon Homes
February 2018
Contents
1. Introduction
1.1 Introduction and Vision
1.2 Purpose
2. Site Context & History
2.1 Site Description and Immediate Context
2.2 Wider Context
2.3 History
2.4 Planning Policy Progression
2.5 National Policy Context
2.6 Green Belt Assessment
3. Site Assessment & Delivery
3.1 A Place Shaped by Setting
3.2 Surrounding Land Uses
3.3 landscaping Principles & Green Infrastructure
3.4 Drainage & SUDs
3.5 Highways and Transport Sustainability
4. Draft Masterplan
4.1 Opportunities and Constraints
4.2 Movements and Site Access
4.3 Illustrative Masterplan
5. Conclusions
2
1.0 Introduction
1.1 Introduction
Rochford District Council is preparing a new Local Plan. Land South of
Kingswood Crescent, Rayleigh, (‘the site’) was advanced as part of
Rochford District Councils Call for Sites in September 2015. This
statement has been produced to respond to the Council’s Issues and
Options part of the emerging Local Plan process. The Statement sets out
how the site is deliverable, offering a suitable location for residential
development, and affords wider benefits.
This 10 acre site is located North of the A127 by Rayleigh Weir. The site is
contained between the current residential area defined by the
southernmost extent of Western Road and Eastern Road with the A127. A
site location plan is detailed opposite.
The majority of the site comprises rough grassland which has no
beneficial use. There is a Public Right of Way (No25) running south from
Eastern Road. The development offers the opportunity to formalise
footpath links from Western Road. It would also offer the opportunity to
create recreational routes through to Weir Farm Road. The allocation has
the potential to enhance the Green Infrastructure Network in the local
area.
The site benefits from being closely related to the existing built up area
of Rayleigh, its town centre, train station, bus routes and key services.
The Vision is that the site will add to the growth of Rayleigh, providing
homes in a sustainable location close to existing services, transport links
and accessible green space.
The development site has potential to deliver circa 54 dwellings
supported by improved, accessible Public Open Space and enhanced
footpath links.
3
1.2 Purpose
This statement forms part of the evidence base to support the proposed
residential allocation of Land South of Kingswood Crescent, Rayleigh.
This statement demonstrates the site’s deliverability in practical terms
as well as highlighting the key considerations which surround the site. It
summarises the technical studies undertaken to date which
demonstrate that the site is suitable and can be successfully master
planned.
Included within this statement is an assessment of the extent to which
the site fulfils the 5 purposes of the Green Belt as set out in the NPPF,
para 80.
The statement explains the design process undertaken to date including
the appraisal of the existing surroundings and design principles.
Following this, the statement will show the Masterplan’s formulation
process and how we have taken into account assessments which have
informed the development of the site.
4
2.0 Site Context
2.1 Site Description and Context
This 10 acre site is located south west of Rayleigh. It is physically
enclosed by existing residential development on 3 sides, at Western
Road, Eastern Road and Weir Farm Road. The site is also contained to
the south, with the southern boundary running parallel with the A127,
Southend Arterial Road.
The site is adjoined to the east and north by Hollytree Gardens Public
Open Space. The Open Space can be accessed by a footpath (PROW
No.25) from Holly Tree Gardens or via Weir Farm Road. The open space
extends 2.7ha and comprises managed open space. The Council also
owns a small strip of land, which is not maintained, adjacent to the
Eastern Road footpath access.
The existing public footpath (No 25) extends from Eastern Road / Holly
Tree Gardens south to the boundary with the Southend Arterial Road.
There is a track (which does not comprise a public footpath) which runs
westwards, parallel with Southend Arterial Road. This track continues
westwards towards Kingley Woods which is a designated Ancient
Woodland and a Local Wildlife Site. There is a permissive path that links
through the site to the Western Road. The majority of the existing
Footpaths and Open Space have limited natural surveillance.
The surrounding residential dwellings are predominately detached and
semi-detached houses with large front gardens and off-street parking;
there are many bungalows too, especially along Kingswood Crescent.
5
2.2 Wider Context
The site is located immediately south of the Main Settlement of Rayleigh
and north of the A127.
Rayleigh Town Centre is within a 10 minute walking distance and the Train
Station, with a direct link into London, is only 1.1 miles walking distance. A
main bus route linking the town centre/train station, Southend, Basildon
and Canvey Island runs through High Road. This is in close proximity of the
site. The site has good access to the wider main road network.
The site is within walking distance to the nearest Primary and Secondary
School (0.6 miles and 1.1 miles respectively).
6
2.3 History
The land was designated as ‘white land’ during the 1950s.
Part of the site comprised the former Rayleigh Weir Nursery
which we understand ceased trading during the 1960s’.
The Metropolitan Green Belt boundary was provisionally
extended in 1961 to cover all of the easternmost part of
Rochford District. It was later extended into South Essex and
the whole of Rochford District in the Approved Essex
Structure Plan (1982).
The Council undertook an Inner Green Belt Study in order to
prepare the Rochford District Replacement Local Plan in
2001. This involved appraising the boundaries, and Green Belt
land which may have been needed to be released to meet
housing need at that time.
There is no recent relevant planning history.
7
2.4 Planning Policy Progression
Adopted Core Strategy (2011)
The core strategy sets out the spatial vision, strategic objective and core
policies up to 2025. There is also an adopted Allocations Plan with a
Proposal Map which sets site specific policies and land use allocations for
the plan period.
Emerging Local Plan
The council are currently progressing a new Local Plan which will
supersede and consolidate the adopted Core Strategy documents.
Stage Target Date
Evidence base preparation January 2015 onwards
Call for Sites June 2015 – March 2016
Early community engagement Autumn/Winter 2016
Issues and Options Document public consultation Winter 2017
Preferred Options Document public consultation Winter 2018/Spring 2019
Proposed Pre-Submission Document public consultation Winter 2019/Spring 2020
Submission to Secretary of State Summer 2020
Examination hearings Winter 2020
Inspector’s Report expected Spring/Summer 2021
Extract from Rochford District Council’s Proposal Map with the site marked with red
line boundary
Adoption by Full Council Spring/Summer 2021
8
2.5 National Policy Context
The National Planning Policy Framework (NPPF) was adopted in March Paragraph 9 of the NPPF sets out the following points for consideration
2012. This document replaced all previous national policy documents, when assessing whether development is sustainable:
including all Planning Policy Statements and Planning Policy Guidance •Making it easier for jobs to be created in cities, towns and villages
Notes, as well as selected Circulars. •Moving from a net loss of bio-diversity to achieving net gains for
nature
The NPPF is an overarching document which established a new national •Replacing poor design with better design
planning policy agenda focused specifically upon the delivery of •Improving the conditions in which people live, work, travel and
sustainable development. It must be taken into account in the preparation take leisure
of Local and Neighbourhood Plans and is a material consideration in
planning decisions. Furthermore, with regards to sustainable development, NPPF
Paragraph 14 states:
Paragraph 7 of the NPPF specifically sets out the basis for the “At the heart of the National Planning Policy Framework is a presumption
achievement of sustainable development in planning terms and defines in favour of sustainable development, which should be seen as a golden
three key roles in the planning system: thread running through both plan-making and decision-taking”.
•An economic role
•A social role
•An environmental role
9
2.6 Green Belt Assessment
Green Belt is a strategic policy tool which has been used to restrict The Green Belt should logically follow the western extent of Rayleigh and
development around and between towns and cities. The NPPF para 80 adjoin the western extent of the Green Belt Boundary for Thundersley as
establishes five purposes for including land within the Green Belt. defined in the Castle Point Local Plan (see Green Belt maps on next page).
1. To check the unrestricted sprawl of large built-up areas The extent of development would be controlled by the designation and
2. To prevent neighbouring towns merging into one another associated open space designations.
3. To assist in safeguarding the countryside from encroachment
4. To preserve the setting and spatial character of historic towns In terms of 3, the extent of any encroachment would be limited and logical
5. To assist in urban regeneration, by encouraging the recycling of given the extent of the established residential area. Development would be
derelict and other urban land able to enhance the public open space amenity for new and existing
residents.
In terms of purpose 1 and 2, it is relevant to consider the site’s context. The
site is surrounded on 3 sides by existing residential development. The site In terms of purpose 4, the development would not impact upon the setting
therefore has a significant degree of visual and physical containment. To or spatial character of a historic town.
the south, due to the proximity of the A127, it is proposed to retain a
significant un-developed buffer to the road. In light of the above, the In terms of purpose 5, it is generally held that the Council will not have
development would be visually contained and seen as a logical infill, sufficient supply of derelict or urban land to meet its housing needs. Not
rather than sprawl. meeting housing needs would give rise to adverse socio-economic impacts
and would not assist in addressing the housing crisis. It is therefore
The southern extent of development enables the retention of the strong appropriate for the Council to consider the extent of its Green Belt
landscaped buffer between the residential parcel and the A127. It is boundaries as part of the local plan process. It is therefore considered that
considered that there would be no perception of neighbouring towns Green Belt release, where justified, would not harm urban regeneration.
merging.
10Green Belt South of Site within Castle Point Boundary
Green Belt including and surrounding the site within Rochford Boundary
113.0 Site Assessment & Delivery
3.1 A Place Shaped by its Setting
The site is surrounded by residential development on 3 sides and has the A127 to the south. The
development would follow the existing boundaries to the north and west established by the existing
neighbourhood.
The existing area is characterised by detached and semi-detached 2-story houses and bungalows. It is
considered that this form of development can be replicated on the site.
The site benefits from its close proximity to existing local infrastructure and amenities. It is considered
that enhancing the footway and cycle connections would benefit both existing and the new residents.
The site is adjacent to designated area of public open space owned by Rochford District Council. There is
little in the way of natural surveillance of the footpath leading to the open space or of the open space
itself. There is the opportunity to afford a greater degree of surveillance of these areas, whilst retaining
the character.
The development offers the opportunity for improvements to the existing footpath networks
surrounding the site.
The improvements that development could bring have been recognised by the Council in a pre
application letter that states “extension of the public footpath network would be a significant
contribution and count favourably towards any proposal” and “clearly has the ability to significantly
improve the existing area of POS”.
The site is adjacent to the existing Settlement Boundary and has a number of features to support
delivery of the site:
•The site has vehicular access opportunities from Eastern Road, Western Road, Kingswood
Crescent and Weir Farm Road
•There is designated Public Open Spaces adjacent to the site; development provides an
opportunity to enhance the condition of these spaces, add further public open space and improve
access to the open spaces.
•The western, northern and eastern boundaries abut existing residential development and
therefore the proposed use is compatible with surrounding land uses.
123.2 Surrounding Land Uses
The site is located adjacent to the existing settlement boundary and
development of the site would demonstrate a natural and sustainable
infill to the existing settlement.
3.3 Landscape Principles and Green Infrastructure
The southern boundary of the site with the A127 benefits from an
established landscape corridor that would be retained within a buffer.
Due to the landscaping, it is considered that there would be little
perceivable change to the site when viewed from the A127.
The landscaped buffer will allow for an undeveloped area, along with the
A127, to act as a separation between Rayleigh and Thundersley.
The site generally possesses good visual enclosure, with views onto the
site being typically restricted to parts of the footpaths that run around
the site boundaries. Views from the A127 are curtailed by a dense tree
belt.
Parts of the site have a neglected urban fringe character with scope for
landscape enhancement.
There is scope to enhance the Green Infrastructure Network in the
locality by providing more formalised and accessible links through the
green spaces.
133.4 Drainage and SUDs
Paragraph 94 of the NPPF requires Local Plans to consider the impact of new development on climate change and flood risk. One way in which this can be
achieved is through the incorporation of Sustainable Urban Drainage systems (SUDs).
The site is located within Flood Zone 1 and as such is at the lowest probability of flooding. Under the Sequential Test, the NPPF seeks to direct development to
such areas rather than those at a higher probability of flooding.
There are existing ditches that run the border of the site.
The proposals for the site seek to incorporate SUDs within the development. The ditches within the site will be incorporated in to the drainage strategy and will
be designed to create amenity and enhance biodiversity within the site. The details of any drainage strategy will be determined through the application process.
In light of the above, the site is at low flood risk and is capable of incorporating suitable sustainable drainage systems that would manage surface water, not give
rise to an increase off-site flood risk and provide ecological benefits.
143.5 Highways and Transport Sustainability
The site is within a very sustainable location being walking distance to local amenities including schools (0.6 miles) and a train station (1.1 miles). A main bus route
also runs in very close proximity to the site. The wider main road network is also easily accessible.
The development will provide betterment to existing footpaths, creating enhanced foot and cycle links to services and employment areas for new and existing
residents. The existing PROW could be upgraded into a cycle link and a formal path that can connect to an east/west foot/cycle link that runs from Western Road
to Weir Farm Road. This will allow a good connection to High Road and therefore services/employment/further transport networks.
Access to the wider countryside can also be promoted through the development as existing footpaths can be improved and maintained
153.6 Ecology
Paragraph 109 of the NPPF requires that the planning system should contribute to and enhance the natural and local environment. One of the ways that this is
to be achieved is through “minimising impacts on biodiversity”.
The site has no statutory or local designation. There has been some encroachment of scrub and self-sown trees. The majority of the site has a covering of scrub
or comprises rough grassland.
Kingley Wood is in close proximity of the site and adjacent to the site in the south-west is deciduous woodland, a priority habitat.
It is proposed to create an ecology led area to the south of the site which will also provide a landscaped buffer to the A127. It is envisaged that areas of woodland
with flower rich grassland margin would be created and managed. Features such as low nutrient soil areas, log piles and hibernacula could also provide
additional habitats.
163.7 Deliverability Assessment Conclusions 3.8 Sustainability Assessment Conclusions
In line with national planning policy guidance on assessment of sites for The site at Kingswood Crescent has been tested against the Sustainability
suitability, achievability and deliverability the following comments are criteria found within Paragraph 7 of the NPPF and is considered to provide
made: the following benefits:
Suitability Economic Role
The site is not covered by any statutory designations to prevent it from •Provide appropriate contributions towards local infrastructure and ensure
being developed long term viability of local services,
The site is highly sustainable, being close to railway station, bus, walking •Create local jobs both directly through construction, sales and industry but
/ cycling links and a range of local services also indirectly through increased spending within the local area, and
The proposal would not harm the five purposes for including land within •Provide housing.
the Green Belt outlined at para 80 of the NPPF.
Development offers the opportunity to enhance Green Infrastructure Social Role
Existing Public Open Spaces adjacent to the site and the various formal •The site is suitably placed to integrate well with the existing settlement
and informal footpath links presently have little or no natural and residential development, including the nearby services and facilities,
surveillance; development could afford more natural surveillance of the •The site is well served by footpaths, bus routes and the rail station and
green infrastructure network. would encourage sustainable travel and healthy alternatives,
Light assessments from a number of technical disciplines have found the •The site can deliver a sizable green corridor
site to be suitable for development. •Provide new high quality housing which creates a positive built
environment for new residents whilst protecting the existing resident’s
amenity value.
The Council’s pre-application letter recognised ‘’the site Environmental Role
•Any environmental harm identified through the technical studies would be
does have some key benefits in sustainability terms” suitably mitigated through the proposals in accordance with the NPPF,
stating that the site “performs well in terms of Economy & •Development will ensure enhancement of existing biodiversity,
•New homes would be constructed in accordance with the new Building
Employment, Housing, [and] Balanced Communities”. Regulations, and
•Development would improve the drainage and infiltration of the site
through the delivery of SUDs on site.
.
174.0 Masterplan
4.1 Opportunities and Constraints
Opportunities
•The site is adjacent to Rayleigh settlement boundary and has access to a wide range of services and facilities within walking distance.
•Obvious infill due to existing residential development on 3 sides.
•The site has vehicular access from Kingswood Crescent and possible vehicular access onto the site from Western Road, Eastern Road and Weir Farm Road. There is
also an existing agricultural access from the A127.
•To provide improved Public Open Space and footpath networks.
•Enhancement to Ancient Woodland and Local Wildlife Site setting
•Enhancement to biodiversity
Constraints
•A127 as the southern boundary to the site.
•Green Belt status.
•Careful protection of the Ancient Woodland and Local Wildlife Site
Noise Survey & Site Report: Western Road, Rayleigh, 2018
Resonance Acoustics were instructed by Persimmon Homes Essex to undertake a noise survey at Western Road, Rayleigh in order that the noise created by the
adjacent A127 could be acoustically modelled and the area of the site that would be subject to excess noise determined.
This report shows that any residential development will need to be at least 48 metres from the nearside edge of the adjacent A127 dual carriageway.
18Constraints Plan
194.2 Movement and Site Access 4.3 Illustrative Masterplan
There are various possible accesses onto the site. There are various roads It is proposed to enhance the public open space and footpaths and create a
around the site which could provide access, Eastern Road, Kingswood significant ecology led landscaped area running parallel with the A127 and
Crescent, Weir Farm Road and Western Road. Kingswood Crescent is the woodland. This area would provide an appropriate landscape edge to the
current preferred point of access and this would be achieved with the use residential area and the A127 and the Ancient Woodland.
of the Option over two dwellings that are adjacent to the site.
In terms of creating connected places, it is proposed to enhance the existing
New pedestrian and cycle routes will be created throughout the site to footpath that runs south from Eastern Road and provide a formal link between
encourage the use of sustainable modes of transport. This includes Western Road and Weir Farm Road that can be accessible to pedestrians and
enhancing the existing footpaths that run along the boundaries of the cyclists. This would provide convenient connections to public open spaces and
site. High Road for new and existing residents.
Footpaths shall link into the existing footpath network to provide The transport strategy would build upon the good connections to the train
sustainable and easy links to public modes of transport. station, bus stops and walking/cycling routes to promote sustainable modes of
transport.
In terms of place making, the development shall reflect the existing detached
and semi-detached dwellings with off-street parking. Public open spaces and
the ecology led landscaping shall be prominent in the design to encourage
public use.
The development proposes to yield approximately 54 residential dwellings of
mix-tenure.
20Illustrative Masterplan
2122
5.0 Conclusion
The development of the site would provide beneficial
enhancements to the public open space provisions
and improved walking/cycling links across the site to
encourage new and existing residents to use
sustainable modes of transport.
As already explained the site does not serve the 5
purposes of Green Belt and would benefit from
housing development to allow for improved
biodiversity creation and management.
Development of the site would also provide an
enhanced settlement boundary to the A127 and
provide an improved setting for Ancient Woodland
and Local Wildlife Site.
Development of the site will allow for delivery of
required housing in a sustainable location.
23You can also read
