Land at White House Farm - Vision Document January 2019 - Richborough Estates
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Land at White House Farm C H U R C H D O W N G L O U C E S T E R Vision Document January 2019
LAND AT WHITE HOUSE FARM / 2 Vision Document P r o j e c t C o n s u l t a n t Te a m : Planning: RPS Group Landscape & Ecology: Tyler Grange Urban Design: Savills Urban Design Studio Transport: HUB Transport Planning Ltd Flood Risk & Drainage: BWB Consulting Education: EFM Archaeology & Heritage: Orion Utilities, Noise & Air Quality: M-EC Job Number: 429221 Status Submission Savills Copyright The contents of this document must not be copied or reproduced in whole Revision: D Urban Design Studio or in part without the written consent of Savills Plc. 55 Colmore Row Author: Various Birmingham All plans are reproduced from the Ordnance Survey digital map data @ Issue Date: January 2019 B3 2HJ Crown copyright 2009 License number 0100031673. All rights reserved.
LAND AT WHITE HOUSE FARM / Vision Document 3 C O N T E N T S 1. INTRODUCTION P.4 2. WHY CHURCHDOWN ? P.6 3. THE SITE & SURROUNDINGS P.10 4. PLANNING OVERVIEW P.14 5. GREEN BELT REVIEW P.16 6. SITE & CONTEXTUAL CONSIDERATIONS P.24 7. VISION P.50 8. DESIGN PRINCIPLES P.52 9. EMERGING PROPOSALS P.56 10. COMMUNITY BENEFITS P.58 11. SUSTAINABILITY OBJECTIVES & CONCLUSION P.60
LAND AT WHITE HOUSE FARM / 4 Vision Document 1. Introduction THE PROMOTER 1.1 Richborough Estates is a responsible and specialist 1.4 The procurement method employed by Richborough strategic land promotion business founded with the Estates involves the appointment of delivery partners and aim of working in partnership with landowners. Our the company has a proven track record of development projects are located throughout the country ranging from commencing quickly following the grant of planning residential schemes of around 50 dwellings to large urban permission. extensions, with a significant proportion of our portfolio being sites located within the Green Belt. 1.5 In order to evidence the Site’s suitability for development, Richborough Estates has commissioned 1.2 Richborough Estates oversees the entire planning a specialist team of environmental and engineering promotion process and works closely with local consultants who have undertaken a number of surveys communities, planning officers and key stakeholders and assessments to consider issues related to Green Belt to create the most mutually beneficial schemes. assessment, landscape, ecology, visual impact, heritage, Richborough is seeking to apply this approach to the drainage, utilities, noise, air quality and highways as proposed development which is the subject of this Vision well as education and other community provisions. The Document. outputs of these assessments are summarised within this document. 1.3 Richborough Estates is working with the landowners to promote the approximately 50 hectare site east 1.6 A concept masterplan has been prepared for this of Churchdown, Gloucester (Figure 1, page 10). The document to illustrate how design responds to the landowners are fully engaged with the process, and are outcomes of the assessment work to bring forward a high very keen to see the delivery of a suitable and sustainable quality and sympathetic new residential development development which provides a range of tangible comprising between 650 and 850 dwellings, including community benefits to new and existing residents of extensive landscaped open space and the potential Churchdown. to provide land for a new primary school and financial planning contributions to facilitate its delivery. Churchdown Settlement Edge The Site M5
LAND AT WHITE HOUSE FARM / Vision Document 5 THE OPPORTUNITY 1.7 The area of land at White House Farm, south of 1.11 The proposals will be supported by appropriate Brookfield Road, Churchdown has the potential to deliver infrastructure including a potential primary school site, an an attractive, highly sustainable residential led extension extended local bus service through the development in which positively and sympathetically responds to both its addition to new parks, recreation and children’s play. urban and wider landscape contexts. 1.12 The proposed settlement extension provides a 1.8 The development will have a clear and recognisable real opportunity to deliver a distinctive new residential identity which draws upon the existing local vernacular community in a highly sustainable and appropriate and settlement pattern; creates a strong ‘sense of place’; location. and provides an enduring new Green Belt boundary. 1.13 The scheme is well-suited to cater for multiple 1.9 Proximity to existing and new local services and delivery outlets which will provide a variety of house facilities; connections to existing and future public types and facilitate swift delivery. transport services; and a network of new and existing public open spaces will all provide the right ingredients for a vibrant and balanced addition to the existing Churchdown community. 1.10 The development of between 650 and 850 dwellings will form a sympathetic and logical addition to Churchdown, creating a new neighbourhood which incorporates and reinstates existing landscape features and draws upon local character. M5 PHOTO VIEW FROM CHURCHDOWN HILL TOWARDS THE SITE
LAND AT WHITE HOUSE FARM / 6 Vision Document 2. Why Churchdown? Churchdown is a suitable and sustainable location for a new residential neighbourhood Supporting Sustainable Growth The Gloucester, Cheltenham and Tewkesbury Joint The land at Whote House Farm to the south of Brookfield Core Strategy (JCS) has been asked to address a series Road meets these criteria being located within close of issues and challenges that require specific action, proximity to a range of local services and facilities and with including addressing the current shortfall in land supply easy access to the local road network to the north and and ensuring that local housing needs based on the south where opportunities for an extension of sustainable standard methodology are appropriately planned for. transport services can be explored. Development of the Site will make positive connections to the local networks It is recognised both in local policy and more widely supporting the viability and vitality of the immediate area in national policy that urban extensions present the and the wider Churchdown settlement. opportunity to provide new growth closest to where it is needed. This approach also benefits from the services The potential to provide land for a new primary school and infrastructure at existing centres, and maximising site within the proposal alongside an extensive public the potential for sustainable transport. Urban extensions open space network offers Churchdown new additional can also help to support the vitality and regeneration of services and infrastructure to complement the existing existing centres. settlement function. Providing large scale urban extensions also presents the opportunity for new on-site infrastructure, such as schools and green spaces that can bring benefits to the existing and new community.
LAND AT WHITE HOUSE FARM / Vision Document 7 New & Existing Local New Transport Links Facilities The existing local core is within close proximity to the Site Opportunities to extend existing local bus services into the and existing pedestrian routes connect the Site to a range site are being explored. This will place all future residents of facilities. Local bus services also offer connections to within 4o0m of a bus route supporting the option of further Churchdown services and facilities located to the modal shift, and provide operators with an alternative north of the railway line. strategic loop route option around Churchdown. As part of the proposed urban extension, the potential to A network of pedestrian and potential cycle routes will provide land for a 1 form entry primary school site with also be integrated into the proposals to supplement potential for future expansion to 2 forms of entry has the existing pedestrian routes and create a network of been explored and is illustrated within this document. circular leisure, recreation and safe routes to school. This will provide a doorstop facility for the new residents as well as offering enhanced facilities for the existing community. The proposals include an extensive public open space network offering a range of multifunctional leisure, amenity and recreation options. The opportunity for both formal and more natural green space networks will be explored within the public open space network at the detailed design stages.
LAND AT WHITE HOUSE FARM / 8 Vision Document Creating a Strong Supporting The Local Landscape Framework Economy The approach to landscape both in terms of physical The delivery of new residential development on the Site features on the site and wider views has been a guiding and its proximity to the existing settlement core, will principle of the design approach for the Site. support the vitality and viability of the local economy and the community to flourish. Furthermore it will support the The network of existing landscape features (watercourse, wider services and facilities available in Churchdown. hedgerows and trees) on the Site and their ecological contribution has been assessed and has informed the The potential provision of land for a new primary school underlying structure around which the design concept will also bring potential employment opportunities in has been progressed. relation to the running and operation of the school. The existing features have been supplemented with the creation of new linked open spaces and the addition of new landscape features, such as hedgerow extension and community orchards. The combination of the new landscape structure with the proposed development form the proposal for a distinctive and high quality urban extension.
LAND AT WHITE HOUSE FARM / Vision Document 9 EXISTING DWELLINGS ADJACENT TO WESTERN SITE BOUNDARY
LAND AT WHITE HOUSE FARM / 10 Vision Document 3. The Site & Surroundings M5 BROCKWORTH ROAD CHOSEN HILL & ST BARTHOLOMEW’S CHURCH CHURCHDOWN THE SITE M5 M5 BROOKFIELD ROAD N Figure 1: SITE LOCATION IN CONTEXT
LAND AT WHITE HOUSE FARM / Vision Document 11 GLOUCESTER RAILWAY LINE SITE SURROUNDINGS 3.1 The Site at White House Farm is located to the east of the settlement of Churchdown, between the existing settlement extends and the M5 motorway. For the purposes of this vision document and contextual characterisation the predominant focus has been on that part of Churchdown which is located within approximately 1km radius of the Site, (i.e. defined and separated from the rest of Churchdown by the railway line). It is this area in which the Site will be viewed and more directly associated. 3.2 The established residential area to west of the Site is characterised by predominantly residential uses but does have a variety of local services and community facilities CHOSEN HILL distributed in close proximity to the Site (see the Facilities SCHOOL plan Figure 11). 3.3 The vast majority of the area is characterised by dwellings and local facilities constructed around the 1960s/ 70s and 80s. However, scattered around this part of the Churchdown are also more contained areas of 1930s development and sporadic dwellings some of which date to much earlier times (i.e. Mulberry Cottage located on The Green). 3.4 To the south of the Site the imposing landscape feature of Chosen Hill dominates the sky line. The hill rises to some 155m above sea level and accommodates the historic sites of Mussell Well the “Roman Steps”, and St Bartholomew’s Church. The hill also accommodates radio transmitters and two Severn Trent Water reservoirs. 3.5 The hill provides a distinct visual separation between Churchdown and the settlement edge of Gloucester to the south. The hill also provides wide views across the Severn Vale, and towards the Cotswolds, Gloucester, Cheltenham, the Malvern Hills and to Worcester. © 2018 Getmapping plc. Via Google Earth
LAND AT WHITE HOUSE FARM / 12 Vision Document THE SITE 3.6 The Site extends to approximately 50ha (123.55 acres) 3.8 A public footpath passes through the mid point of and comprises a series of agricultural fields. the Site, on an east to west orientation. This reaches the eastern most boundary of the Site before turning north 3.7 The northern boundary is defined by Brookfield and following the edge of the M5 embankment and Road and the rear property boundaries of dwellings on planting buffer up to Brookfield Road. From here the path Anne Hathaway Drive. The eastern boundary adjoins turns into a Bridleway and continues north and east to the embankment to the M5 motorway and the southern connect into a wider Bridleway network. boundary is defined by the Brockworth Road and the side and rear property boundaries of existing dwellings 3.9 Although not part of the current promotion site, two on Brockworth Road. The western boundary of the Site additional fields have been identified that could potentially adjoins a series of field boundaries and the rear property become part of the comprehensive development site in boundaries of approximately 24 dwellings fronting the future. The proposals in this document include these Oldbury Orchard. fields for completeness. REV DA H Farm Site Boundary AVENUE Chosen Hill School CHOSEN HILL Potential Additional K LEGEND AL A Y B SECONDARY SCHOOL BROO Land BE M O KFIEL S A AR LE U D RO F.P Footpath Routes Site Boundary - 49.86 ha / 123 N D RO AD R N E AD FI C E REV L R Potential Additional Land - 6.95 TH E A V EN D R H Farm Photo View Point UE D AVENUE REV DATE INITIAL H Farm Chosen Hill School 02 M5 TH D K A LEGEND E AVENUE A Y PI AL Chosen Hill O B EC BE R O E School MA S U K A A RL E D R LEGEND Site Boundary - 49.86 ha Y N ROE L N B E D IA E ON FI F D C UA K LE L R E L O R Site Boundary - 49.86 ha / 123.21 ac Potential Additional Land F. P RO AD T H E A V EN HE N CHURCHDOWN D B R O U TCE R I D S MR Potential Additional Land - 6.95 ha / 17.17 ac H K UR C C HT HRE OA P L A A D WHITE HOUSE B DI EC E R O FARM O A D E E L D 04 C N I H R F A A K P D L O E L CR O E H OF R L I B F T T K I H O M 01 C HAYRO S P F. U K BR C LC H H A CA O L D B U N R E O A D P TL IB RY F. P ORCH S E N C Y C H A O A P DU U P N ST R A NC T E RO L F T H A Y PW T L H O A C LDB U N T RY NE E I P ORCH B S RE A E W R N S R Y ORCH A C O U O W P DU N ST 03 R AN T H I L L T BROC LA KWOR NE TH RO B AD A R R O M5 0 100m W N H I L L Project Name Drawing Title Land at Churchdown, Site Boun Gloucester Job no. 429221 Dwg no. 01 N 0 100m Date. 19/11/2018 Scale.1:5,000@A3 N 0 100m 200m Project Name URBAN DESIGN STUD Drawin Land at Churchdown, Site Project Name Drawing TitleGloucester Figure 2: SITE BOUNDARY AND FEATURES PLAN Land at Churchdown, Site Boundary Plan Gloucester Job no. 429221 Dwg no. 01 Job no. 429221 Dwg no. 01 Date. 19/11/2018 Rev. Scale.1:5,000@ Drawn by. A.P Date. 19/11/2018 Scale.1:5,000@A3 Checked by. A.P URBAN DESIGN ST URBAN DESIGN STUDIO
LAND AT WHITE HOUSE FARM / Vision Document 13 DWELLINGS ON DWELLINGS ON ANNE WHITEHOUSE FOOTPATH OLDBURY ORCHARD HATHAWAY DRIVE FARM 01 VIEW FROM FOOTPATH TO REAR OF OLDBURY ORCHARD LOOKING NORTH EAST CHOSEN HILL REAR PROPERTY SECONDARY SCHOOL BOUNDARIES 02 VIEW LOOKING NORTH TOWARDS REAR BOUNDARY OF PROPERTIES ON ANNE HATHAWAY DRIVE CHURCHDOWN HILL CHURCHDOWN SOUTHERN CHURCHDOWN SETTLEMENT EDGE 03 VIEW LOOKING SOUTH WESTERLY ONTO CHURCHDOWN HILL AND THE SOUTHERN SETTLEMENT EDGE M5 AND EASTERN CHURCHDOWN HILL CHURCHDOWN SETTLEMENT EDGE 04 VIEW LOOKING SOUTH TOWARDS CHURCHDOWN HILL, ALIGNED WITH THE M5
LAND AT WHITE HOUSE FARM / 14 Vision Document 4. Planning Overview POLICY CONTEXT 4.1 The Site adjoins the existing settlement of EMERGING JOINT CORE STRATEGY REVIEW Churchdown; a suburb of Gloucester city. However, the Site is located within the administrative boundary of 4.6 Since the adoption of the JCS at the end of 2017, Tewkesbury. the revised NPPF has been published and set out new ‘standard method’ for calculating the local housing needs for each local authority in the country. The requirement CURRENT PLANNING FRAMEWORK to keep plans up to date in response to changing circumstances, including changes to national planning 4.2 The Gloucester, Cheltenham and Tewkesbury Joint policy, and also to address the land supply deficiencies Core Strategy (JCS) completed its formal adoption on outlined above, necessitate an early review of the JCS. 11th December 2017. The JCS is a co-ordinated strategic development plan that sets out how the area comprising 4.7 In response, an Issues & Options (I&O) and Call for the three authorities will develop between 2011 and 2031. Sites consultation (under Regulation 18) was published by the three authorities on 12th November 2018, running 4.3 Policy SP1 of the JCS identifies a housing requirement until 11th January 2019. The I&O consultation document of approximately 35,175 new dwellings during the plan identifies a range of issues and challenges that require period. However, the total number of dwellings actually specific action, including addressing the current shortfall provided for within the JCS is only 31,824 leaving a total in land supply and ensuring that local housing needs minimum shortfall of 3,351 dwellings to be identified. based on the standard methodology are planned for. 4.4 This shortfall occurs in meeting the needs of both 4.8 Of significance, the I&O document suggests only Gloucester and Tewkesbury Borough areas due largely to a small increase in future housing requirements based a lack of available land supply within their respective built- on its own calculation of the standard method (c. 1,780 up areas. Nonetheless, the JCS stopped short of allocating dpa) compared to the adopted JCS housing requirement sufficient land to meet the full needs of the area up to (c. 1,760 dpa), equating to 20 dpa. However, the 2031. Part of the justification for this approach was that standard method figure does not at present include there is sufficient supply of land to meet the needs of the any adjustments to address such matters as affordable area in the short to medium term. housing need or economic growth. The figure of 1,780 4.5 Policy SP2 of the JCS is clear that any additional urban dpa should therefore be treated as the minimum number extensions to help meet the unmet needs of any of the of homes required to meet the needs of the area based local planning authorities must be undertaken through on information currently available. This figure is likely to a review of the JCS. This is particularly significant for be further increased resulting in a more significant overall Tewkesbury borough as it is recognised that there is very difference in the housing requirement to be provided limited opportunity to address this unmet need through for in the emerging JCS than that suggested in the I&O extensions within either Gloucester or Cheltenham consultation. administrative areas. Consequently, the ‘area of search’ in 4.9 Table 1 sets outs a summary comparison of the JCS relation to potential sources of urban extensions is likely OAN and the local housing need ‘standard method’ to fall within the Tewkesbury Borough boundary. figure before any uplift applied specifically for affordable housing need, which illustrates how the increased need is likely to be distributed across the area. 4.10 In addition to the current shortfall in land supply, the I&O document also acknowledges that a number of strategic allocations have not progressed as anticipated, particularly the urban extensions on the edge of Cheltenham, which risk undermining the delivery of the JCS housing requirement.
LAND AT WHITE HOUSE FARM / Vision Document 15 4.11 Given the acknowledged shortfall in land supply 4.13 In addition, the adopted JCS states: and delays in delivery of the urban extensions, coupled with the likelihood that the housing requirement will “3.2.10 As concluded by the Sustainability Appraisal, urban need to be increased over and above the current figure, extensions are considered to be the most sustainable this clearly demonstrates a pressing need to identify locations for new development (following existing urban additional land as part of the JCS review. The I&O areas) as they can share transport, social and service document also contemplates an extension to the plan infrastructure with existing urban areas and are located period beyond 2031 as part of a comprehensive review of close to essential services.” the JCS. This provides further justification for the need to identify additional land to address the housing needs of 4.14 The JCS review is at a very early stage. It is critical the area in the medium to long-term. that sufficient land is allocated and brought forward to address the increased demand for new housing up to and 4.12 It is recognised in the I&O document, and indeed beyond 2031, as argued above. within the adopted JCS itself, that urban extensions are likely to make a significant contribution towards 4.15 The current and emerging policy context provides addressing the housing needs of the area in the future. In a clear justification in support of the Site as a strategic particular, the document states: allocation within the revised JCS. “Urban extensions 7.4 Outside of the existing built up areas, urban extensions present the opportunity to provide new growth closest to where it is needed. This also benefits from the services and infrastructure at existing centres, maximising the potential for sustainable transport. This can also help to support the vitality and regeneration of existing centres. Providing large scale urban extensions also presents the opportunity for new on-site infrastructure, such as schools, local centres and green spaces that can bring benefits to the existing and new community. Delivering this approach inevitably necessitates the use of greenfield land on the edge of urban areas, which in the JCS area, could also mean the release of Green Belt land.” Table 1: COMPARISON OF JCS OAN AND LOCAL HOUSING NEED JCS ‘DEMOGRAPHIC’ OAN LOCAL HOUSING NEED DIFFERENCE WITH ECONOMIC UPLIFT1 2018-28 (‘STANDARD 2011-31 (DPA) METHOD’)2 (DPA) GLOUCESTER 683 652 -31 CHELTENHAM 520 539 +19 TEWKESBURY 471 580 +109 1 Taken from Gloucester, Cheltenham and Tewkesbury Joint Core Strategy 2011-31 Adopted December 2017 (Table SP1b) 2 Taken from Implications of the Government’s new standard housing need formula for Gloucestershire, Neil McDonald September 2018 (Table 4.1)
LAND AT WHITE HOUSE FARM / 16 Vision Document 5. Green Belt Review 5.1 A review of the Site’s performance and suitability 5.5 NPPF Paragraph 138 requires Development Plans for release from the Green Belt is summarised in the to set out ways in which the impact of removing land following pages and specifically in relation to the Green from the Green Belt can be offset through compensatory Belt objectives set out within the NPPF. improvements to the environmental quality and accessibility of remaining Green Belt land. PURPOSES OF THE GREEN BELT AND 5.6 When defining new Green Belt boundaries, plans REDRAWING OF GREEN BELT BOUNDARIES should: “define boundaries clearly, using physical features 5.2 Paragraph 133 of the NPPF defines the fundamental that are readily recognisable and likely to be permanent” aim of Green Belt policy to “prevent urban sprawl by (NPPF paragraph 139). keeping land permanently open.” At paragraph 134, the NPPF sets-out five purposes of the Green Belt. These are: GREEN BELT EVIDENCE BASE “a) To check the unrestricted sprawl of large built-up 5.7 A Green Belt review was undertaken for the JCS in areas; September 2011 (prepared by AMEC Environment and Infrastructure UK Limited) in which the Site has been b) To prevent neighbouring towns from merging into one assessed in totality within Strategic Segment SW2. another; 5.8 A summary of the Green Belt assessment against the c) To assist in safeguarding the countryside from five purposes of Green Belt for segment SW2 is set-out encroachment; below: d) To preserve the setting and special character of historic a) Check the unrestricted sprawl of large built-up areas: towns; and 5.9 Significant Contribution – prevents eastward sprawl e) To assist in urban regeneration, by encouraging the from Churchdown and ribbon development along recycling of derelict and other urban land.” Brockworth Road. 5.3 Once established, the NPPF stipulates at paragraph b) Prevent nearby towns from merging into one another: 136 that Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced 5.10 Significant Contribution – helps to protect open land and justified, through the preparation or updating of between Cheltenham and Gloucester at this relatively Development Plans. It is therefore important that the narrow point. evidence base underpinning the plan and justification for the removal of land from the Green Belt is robust and c) Assist in safeguarding the countryside from sound. encroachment: 5.4 The 2018 NPPF requires the policy-making authority to 5.11 Limited Contribution – prevents eastward expansion be able to demonstrate that it has examined all reasonable of Churchdown into open countryside with clear options for meeting identified need for development, boundaries. Strong boundary with M5 to prevent longer through: examination of strategic policies; whether term encroachment. the strategy makes the best use of suitable brownfield sites and underutilised land; and optimises density and d) Preserve the setting and special character of historic has been informed by discussions with neighbouring towns: authorities about whether they can accommodate some of the identified need. N
LAND AT WHITE HOUSE FARM / Vision Document 17 5.12 Significant Contribution – the buffer between Churchdown and the M5 forms an integral part of the CONCLUSION IN RESPECT OF 2011 GREEN protection of the setting of Churchdown Hill and thence BELT REVIEW to the edge of Gloucester (as defined by the A417). 5.15 The overall evaluation draws the site area / Segment SW2 into consideration alongside Segment Figure 3: EXTRACT FROM JCS GREEN BELT ASSESSMENT SW1 to the south, which covers a substantial area 2011 - STRATEGIC SEGMENT LOCATIONS of land and extends to the edge of Gloucester. However, the site area within SW1 comprises a distinct parcel of land that is defined by the southwestern development edge of Churchdown, the M5, Brookfield Road and Brockworth Road. 5.16 The location and containment of the Site from the larger parcel to the south limits the contribution SW2 that the land makes to the Green Belt, especially in relation to the purposes of preventing unrestricted urban sprawl and merging of neighbouring towns. 5.17 It is also important to note that this assessment is now over seven years old and Strategic Segments have since been removed from the Green Belt as part of the JCS. 5.18 The assessment undertaken by AMEC was (out of necessity) quite a high level document Strategic Segments and through the masterplanning work associated with this promotional document, Richborough has SW2 Strategic Segment Location evaluated the Green Belt impact in more detail. 5.13 The overall evaluation is summarised as follows: 5.19 Given this, the AMEC study needs to be reviewed to provide the necessary up-to-date and robust “Forming an extension to segment SW1, this land is evidence to help identify land that may be suitable for distinctly open in character, being pasture land with release form the Green Belt, as well as opportunities well-defined hedgerows. Its role in preventing the for new defensible, robust and permanent Green Belt eastward extension of Churchdown is fundamental, in boundaries and opportunities for land retained in the turn contributing to the separation of Cheltenham and Green Belt to be enhanced through improvements Gloucester at this point where the Green Belt is relatively to access, biodiversity, recreation and sports and narrow.” landscape conservation in line with paragraph 138 of the NPPF. 5.14 The overall contribution to the Green Belt purposes is assessed as a “significant contribution”.
LAND AT WHITE HOUSE FARM / 18 Vision Document SITE-SPECIFIC GREEN BELT ASSESSMENT 5.20 As stated previously it is recommended that an up- 5.24 The presence of the M5 with associated vegetation to-date Green Belt Review is undertaken and specifically and embankment create a strong boundary which for the land and extent of development being promoted restricts further development eastwards. The settlement by Richborough Estates. If this is not provided by the edge of Churchdown restricts development westwards. Council, a detailed site-specific assessment will be These provide a definitive building extent east and west. commissioned by the promoter to support the allocation of the Site. This will consider each of the purposes against 5.25 Brookfield Road to the north with associated a set of robust criteria and measurable parameters to buildings create a strong edge to the north. Given that provide a transparent, robust and replicable assessment. the road forms an overpass to the M5, it has an associated embankment which has been planted with trees and 5.21 In order to provide an overview, and up-to-date and currently defines the north-eastern most settlement edge site-specific review, high level consideration has been of Churchdown. given to the contribution of the Site against each of the NPPF’s five purposes and its suitability for release from 5.26 Brockworth Road with associated buildings provide the Green Belt. a robust and permanent existing boundary to the south. 5.27 Development extending eastwards along Brookfield TO CHECK UNRESTRICTED SPRAWL Road and, to a lesser extent, Brockworth Road forms ribbon development, which limits the function of the Site 5.22 The principal consideration in respect of this in restricting sprawl as the settlement has already started objective is the sprawl of the existing settlement edge of to extend westwards along these roads. Churchdown. 5.28 The proposed development has sought to respect 5.23 A key consideration is the strength and permanence the existing development line by ensuring that proposals of existing boundaries. The Site is physically contained do not extend beyond the established built line eastwards. by Brookfield Road to the north, the M5 to the east, Brockworth Road to the south and the settlement edge 5.29 The Site is therefore well contained within strong of Churchdown to the west. physical boundaries formed by the M5 and local roads, which restricts further development opportunities outwards and limits the contribution the Site makes to this purpose. VIEW OF DEFENSIBLE GREEN BELT FROM BADGEWORTH, LOOKING WESTWARD
LAND AT WHITE HOUSE FARM / Vision Document 19 S E Figure 4: GREEN BELT SEPARATION ANALYSIS E P B P P P E an P an de Site Boundary Existing Green Belt Boundary Existing Urban Area Proposed robust and most defensible Green Belt boundary Proposed development parameters Proposed Development Area Proposed Strategic Green Infrastructure Proje Existing narrowest gap between Churchdown Drawing Tit and Cheltenham (approx 1.6km) Sca Proposed narrowest gap between Churchdown Drawing N and Cheltenham (approx 1.7km) based on Da development parameters Checke TO PREVENT NEIGHBOURING Tyler Grange LLP TOWNS in the loss of the existing ‘open’ context between these MERGING INTO ONE ANOTHER settlements given the presence of the M5 and acts as a © Crown copyright, All rights reserved 2018. Licence number 0100031673 strong feature separating Churchdown from Cheltenham 5.30 The principal consideration in respect of this and Badgeworth. objective is the potential for physical coalescence and visual inter-visibility with Cheltenham. Coalescence with 5.33 The physical distance and separation of settlements Badgeworth is also considered in this section, although also needs to be considered in association with Badgeworth is not of sufficient size to be considered as a the existing sense of enclosure and the degree of town in its own right. containment at the settlement edges and within the Site. The embankment and linear tree belts to the M5 provide 5.31 As demonstrated by Figure 4, the existing built edge an element of visual containment to the eastern site of Churchdown lies approximately 1.6km to the edge of boundary, which combined with hedgerows, hedgerow Cheltenham at its narrowest point and approximately trees, trees to Norman’s Brook and isolated areas of 500m to the edge of Badgeworth at its narrowest point. woodland copses between the Site and Churchdown and The proposed development within the Site has been Badgeworth, create a well-wooded appearance which designed to sit in line with the existing eastern built filters views and visually separates the Site. extent of Churchdown to ensure that this physical gap remained undiminished. 5.34 The Site is therefore physically and visually separated, with the M5 restricting physical and visual 5.32 The M5 acts as a definitive edge which physically coalescence between Churchdown, Cheltenham and and visually separates the Site from Cheltenham and Badgeworth. Badgeworth. Development of the Site would not result Project Land at White House Farm, Churchdown, Gloucester Drawing Title Green Belt Plan Scale Not to Scale
LAND AT WHITE HOUSE FARM / 20 Vision Document SAFEGUARDING THE COUNTRYSIDE FROM TO ASSIST IN URBAN REGENERATION, ENCROACHMENT BY ENCOURAGING THE RECYCLING OF DERELICT LAND AND OTHER URBAN LAND 5.35 The Site is influenced by its settlement edge location and lies within a contained area with clear boundaries. 5.42 This objective will conflict with any green field site The M5 restricts growth into the undeveloped land to the within the Green Belt and will need to be weighed up in east, Brookfield Road restricts growth to the north and the planning balance. Brockworth Road restricts expansion to the south. 5.43 To accommodate the intended level of housing 5.36 The Site represents an edge of settlement character growth the local authority will be testing all potential and is situated within an urban fringe landscape that is opportunities to meet identified needs, including land also heavily influenced by the M5, local roads, the railway at the edge of existing settlements and greenfield sites line and associated infrastructure. which will mean changes to the Green Belt boundary due to a lack of available non Green Belt land within the 5.37 This combined with the physical and visual district. containment of the Site limits the contribution that the land makes to safeguarding the effect of countryside encroachment. Furthermore the proposed development ENHANCEMENT OF LAND RETAINED IN THE parcel does not extend beyond the existing easternmost GREEN BELT built extent of Churchdown thereby limiting the effect of 5.44 As described above, paragraph 138 of the NPPF encroachment into open countryside. requires Development Plans to set out how the impacts of development in land removed from the Green Belt may PRESERVE THE SETTING AND SPECIAL be offset through compensatory improvements to the CHARACTER OF HISTORIC TOWNS environmental quality and accessibility of land remaining in the Green Belt. 5.38 The Site is physically separated from the historic towns of Gloucester and Cheltenham and is not visible 5.45 Whilst the land ownership and extent of land being from any Conservation Areas. considered for release does not readily allow for the enhancement of land retained in the Green Belt, there are 5.39 Churchdown does not contain a Conservation Area opportunities for enhancements within the Site that are and is not a historic town. In addition, the listed buildings over and above those that are currently provided by the located within Churchdown are concentrated further existing Green Belt designation. eastwards (away from the Site) or focussed around St. Bartholomew’s Church at the top of Chosen Hill. 5.46 In association with a sensitive development response, the following objectives could be established 5.40 Following a review of historic mapping and a field and presented as part of the overall landscape strategy visit, there is no evidence of a specific role that the Site response: plays in providing an important setting to Churchdown. There is evidence of some remnant ridge and furrow • Improvement to public access for recreation and the which suggests that the Site was historically used for provision of a hierarchy of informal open spaces; farming purposes. As always, aspects of the Site are • Provision of outdoor sport and recreation facilities; expected to be ancient in origin, but no particularly rare or unique historic landscape features have been identified • Retention and management of historic field within the Site at this stage. boundaries and reinstatement of orchards which were once a prevalent feature in this landscape 5.41 The development parameters have responded provide an enhancement to the local landscape and accordingly to heritage considerations by ensuring a visual amenity; and ‘green gateway’ and development offset are provided • New native planting designed to strengthen the local to the south-western corner of the Site. Ultimately, the landscape character and could provide ecological setting of the heritage asset and presence of the SLA is a benefits. greater consideration for the SW1 parcel.
LAND AT WHITE HOUSE FARM / Vision Document 21 SITE SPECIFIC GREEN BELT CONCLUSION 5.47 In response to the desktop study and fieldwork undertaken, and with reference to Figure 5, it is evident that the Site represents a logical release from the Green Belt without compromising its wider function. The settlement edge context; strong boundaries which surround the Site; landscape designation to the south; and physical and visual separation with Cheltenham and Badgeworth to the east support a logical release which fulfils the essential function of the Green Belt in this location which is to prevent the merger of existing settlements and check urban sprawl. 5.48 Proposed built form within the Site has been designed to sit behind the existing development line of Churchdown. This ensures that built encroachment eastwards and the loss of a physical gap between the Site and Chelthenham is avoided, in turn maintaining a large area of open land between the development area and edge of the M5. Therefore the current narrowest gap between Cheltenham and Churchdown will not be reduced as a result of the proposed development. 5.49 Whilst development in this location would inevitably result in a localised loss of the Green Belt, the presence of the M5, Churchdown, Brookfield Road, and Brockworth Road ensures that development remains contained, without extending beyond the existing development line of Churchdown. 5.50 Opportunities existing to maintain and improve access to the Site, provide opportunities for outdoor sport and recreation, retain and enhance the landscape and visual amenity and provide biodiversity opportunities. 5.51 The provision of substantial areas of land retained as green infrastructure offer on-site opportunities to mitigate for the loss of land within the Green Belt. As set-out at paragraph 138 of the NPPF, these measures offer genuine improvements over the existing baseline conditions. For example, enhancements may be achieved through the provision of improved access, both formal sports and informal recreation opportunities and the management of land for biodiversity improvements, including the planting of characteristic new tree and woodland planting, as well as the management and enhancement of existing trees and hedgerows within and bounding the Site. Churchdown Proposed Site Boundary Settlement Area Development Area VIEW FROM ST BARTHOLOMEW’S CHURCH YARD TOWARDS CHURCHDOWN AND THE SITE
LAND AT WHITE HOUSE FARM / 22 Vision Document Cheltenham Settlement Existing extent of Green Belt separation at the narrowest point (between Brookfield Road, Churchdown and Cheltenham) maintained. Churchdown Settlement Existing narrowest gap Site Boundary between Churchdown and Cheltenham (approx 1.6km) Brookfield Road provides a Green Belt permanent boundary to the North. Proposed area for removal from the Proposed narrowest gap between Green Belt Churchdown and Cheltenham (approx 1.7km) based on Reduced inter-visibility and Proposed development parameters development parameters logical Green Belt boundary associated with the M5 / General Note: There are opportunities to bolster vegetated Norman’s Brook Corridor. Proposed Development Area boundaries, to the north, east and south. These boundaries limit the sprawl of built up areas, prevent towns from merging Proposed Strategic Green and prevent encroachment into the countryside. There is an opportunity to create a soft transition, significant Green Infrastructure Infrastructure and a positive response to the established development line to the east of Churchdown (in association with Tyler Grange LLP Brookfield Road to the north and Brockworth Road to the south). © Crown copyright, All rights reserved 2018. Licence number 0100031673
Cheltenham Settlement LAND AT WHITE HOUSE FARM / Vision Document 23 Figure 5: GREEN BELT ASSESSMENT DIAGRAM Existing extent of Green Belt separation at the narrowest point (between Brookfield Road, Churchdown and Cheltenham) maintained. Churchdown Settlement Existing narrowest gap Site Boundary between Churchdown and Cheltenham (approx 1.6km) Brookfield Road provides Green Belt permanent boundary to th Proposed robust and most defensible Green Belt boundary. North. Brockworth Road The M5 creates a permanent Proposed area for removalprovidesfrom thea permanent Proposed narrowest gap between Project Land at White House Farm, boundary on the east. ThisGreen strongBelt boundary to the south. Churchdown and Cheltenham Churchdown, Gloucester boundary limits the sprawl of (approx 1.7km) based on Reduce development eastwards and development Drawing Title parameters Green Belt Boundary Recommendations logical G Proposed development parameters prevents Churchdown merging associ with Cheltenham. A soft transition and General Note:Scale There areNotopportunities to Scale to bolster vegetated Norman Proposed Development development Area parameters boundaries, to the north, east and south. These boundaries Drawing No. 12017/P05e respond to the identified limit the sprawl of built up areas, prevent towns from merging heritage asset (Churchdown Date January and prevent encroachment into2019 the countryside. There is Proposed Strategic Green Hill and St. Bartholomew’s an opportunity to create Checked a soft transition, significant Green Infrastructure KL/AW Infrastructure and a positive response to the established Church). development line to the east of Churchdown (in association with Tyler Grange LLP Brookfield Road to the north and Brockworth Road to the south). © Crown copyright, All rights reserved 2018. Licence number 0100031673 Unit 430 Scott House, The Custard Factory, Birmingham, B9 4DT T: 0121 773 0770 E: email@example.com W: www.tylergrange.co.uk
LAND AT WHITE HOUSE FARM / 24 Vision Document 6. Site & Contextual Considerations 6.1 Principal considerations for development of the Site are as follows: • The Site gradually falls from both the eastern and • Transitional nature of the Site between settlement western boundaries towards a relatively shallow edge and countryside and also particular views and watercourse valley. Development to respond to the vistas to the wider landscape context such as AONB underlying typography. and the Malvern Hills. • Retain the stream and associated landscape • Relationship of the southern part of the Site to structure which lies within the western edge of the Churchdown Hill and the need for some sensitivity Site and integrate this into public open space; around development form in the southern parts of the Site. • Restrict residential development to areas outside identified EA surface water flood zones. • Integrate the Water Main and associated easement, and possible re-routing or integration of the 33kV • Deliver a surface water mitigation strategy for the overhead powerline. Site through use of SUDs features, located around the lowest ground levels. • Appropriate vehicle access locations from Brookfield and Brockworth Roads. • Trees and hedgerows, particularly those associated with historic field patterns should be maintained and • Proximity and connectivity towards Chosen Hill integrated into the design wherever possible. School. • Noise levels from the M5 should be mitigated • Offering new recreational facilities for both existing through acoustic attenuation measures, and and future residents. appropriate landscape to enhance the character of the eastern edge of Churchdown. • Suburban character of the residential development to the north and west of the Site; and • Public footpath crossing the Site and views from surrounding routes. • Providing a robust and defensible Green Belt Boundary to Churchdown, and avoiding visual • Provide new orchards within the scheme to replicate coalescence between Cheltenham and Gloucester. the historic character of this area. BROOKFIELD ROAD/ CHELTENHAM SITE BROCKWORTH ROAD CROSSING M5 BADGEWORTH GCHQ EAGLE TOWER VIEW FROM CHURCHDOWN HILL LOOKING NORTH TOWARDS THE SITE.
LAND AT WHITE HOUSE FARM / Vision Document 25 Figure 6: SITE CONSIDERATIONS PLAN RE Chosen Hill 40m School 35 BROO m KFIELD 40m ROAD AL BE MA RL ANNE HATHAWAY DRIVE ER OA Ham D Bro ok THE AVE N UE RIVE LD D DFIE THE SAN PIEC E 35m D OA 35 DR m IEL KF CH UR OO CH BR RO m AD RD 40 Whitehouse CHA Farm Y OR No rm BUR an 43m 's OLD Bro ok CR OF T m 45 35 PW CH H m TC AP OLD PI EL BU RY ES HA O RC YN Y HA LA RD PA NE RE W S CO UR DU T NS TA N CR AN HA 50m M LA NE 55m BA RR 40m OW HIL L BROC 67m KWOR TH RO AD m 60 75m 85m 0m Woodhouse Farm Pro 7 Lan Woodfield Drain 76m Job 45 Da m U duced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office Crown copyright license number 100024244 Savills (UK) Limited. Published for the purposes of identification only lthough believed to be correct accuracy is not guaranteed. Savills does not act as Principal Designer and this drawing is not intended to inform Construction Design Management procedures. S Existing ight Savills (UK) Ltd. No dimensions are to be scaled from this drawing. All dimensions to be checked on site. Area measurements for indicative purposes 33kV Overhead Electricity Line with only. M5 Motorway Noise Buffer Zone to Accommodate C Site Boundary 30m (Total) Easement up to 3m Acoustic Barrier Treatment Potential Additional Land for Allocation Historic Hedgerow Network - Retain and Integrate 20m Amenity Buffer to Adjacent Property Where Possible Boundary Existing 5m Contours Pole Mounted Transformer Potential Locations for Surface Water Drainage Existing Watercourse Ponds Electricity Sub Station with Amenity Buffer Potential Main Site Access EA - Surface Water Flooding Zone 2 Special Landscape Area Potential Secondary Site Access Building Height Sensitivity Zone Existing Public Footpath Long Distance Views to AONB & Malverns - Utilise Views in Design Existing Bridleway N 0 100m 200m Existing Rear Property Boundaries - Designs to Existing Water Main with Easement Sensitively Respond 429221 - AI02a
LAND AT WHITE HOUSE FARM / 26 Vision Document FLOOD RISK & DRAINAGE FLOOD RISK 6.2 The Environment Agency (EA) Flood Map for Planning, 6.5 An appropriate Surface Water Management Strategy shows the Site to be located almost entirely within Flood which complies with the latest local and national advice Zone 1 (Low Probability), which is land defined as having will be implemented on the Site to attenuate the increase less than a 1 in 1000 annual probability of river or sea in surface water runoff caused by development. As a first flooding. Flood Zone 2 (Medium Probability) and Flood option, infiltration should be considered for the disposal Zone 3 (High Probability) encroach onto the north-eastern of surface water. Due to the bedrock geology, it is corner of the Site. The site access from Brookfield Road expected that soakaways will not be possible. In the event should be located in Flood Zone 1. The nearest EA Main that infiltration is not viable, the rate at which the runoff River is the Norman’s Brook, approximately 60m east of is discharged into the wider network will be restricted the Site at its closest point. to the equivalent greenfield runoff rate, preventing an increase in flows leaving the site and thus ensuring that 6.3 OS maps show an ordinary watercourse (unnamed) the development does not have a detrimental impact running through the Site. Although not strictly upon flood risk elsewhere. fluvial, surface water flood risk maps can provide an approximation of the floodplain from ordinary 6.6 Through the application of Sustainable Drainage watercourses. The minor watercourse on Site has areas of Systems (SuDS), the additional surface water will be surface water flood risk surrounding it and suggests the stored within the Site and subjected to multiple stages of Site to be at potential risk. An appropriate easement and treatment to guarantee that the water quality in the wider mitigation measures will be used to reduce the flood risk drainage network is protected. Wherever possible SuDS to the Site. features will be above ground to enhance the aesthetic amenity of the development and provide valuable 6.4 The existing Site is greenfield in nature. The Site habitats for the local wildlife. The attenuation provided falls to the north towards the existing residential area will be appropriately sized to include an allowance for (Anne Hathaway Close/ Brookfield Road). The Site is not climate change. Example SuDS features that will be considered to be at significant flood risk from any other incorporated into the development wherever possible sources, subject to appropriate mitigation measures include detention basins, permeable paving and swales. where necessary. SUSTAINABLE DRAINAGE POND EXAMPLE
LAND AT WHITE HOUSE FARM / Vision Document 27 Figure 7: EXTRACT OF EA FLOOD MAP FOR PLANNING N Figure 8: EXTRACT OF EA SURFACE WATER FLOOD RISK MAPS N
LAND AT WHITE HOUSE FARM / 28 Vision Document UTILITIES, NOISE & AIR QUALITY UTILITIES 6.7 The following Table and reference to the Site Features Plan at Figure 6 provides a summary of available utilities, perceived services, and any associated constraints or opportunities for the future development of the Site. SERVICE AND/OR EXISTING SERVICE LOCATION PROVIDER An array of private sewers, combined sewers, surface water sewers and highway drains Foul Drainage are located in the footways/carriageways surrounding the Site. (Severn Trent Water) Diversions are not envisaged/ necessary at this stage. A 24’’ cast iron resilience main and 600mm steel water main cross the eastern parcel of the Site from north to south. A 36’’ steel water main and 27’’ cast iron water main cross the western parcel of the Site from north to south. The water mains will require a protection strip, having no structures within the strip as follows: Clean Water • 6m for 24’’ cast iron resilience water main (3m either side of pipe centre line) (Severn Trent Water) • 8m for 600mm, 36’’ and 27’’ water mains (4m either side of pipe centre line) If this protection strip cannot be maintained and accommodated into the proposed layout, the water main will require diverting along the proposed footway/carriageway. A 9’’ cast iron water main within the northern footway of Brockworth Road. Diversion/ lowering of this main may be required to facilitate the southern site access. Further survey work required to determine the depth and accurate positions of the pipes to determine whether diversion/lowering is required. Low-pressure gas mains are located within the footways/carriageways supplying existing Gas residential developments surrounding the Site. No gas mains within the confines of the Site boundary. (Wales & West Utilities) Diversions are not envisaged at this stage. A 33kV extra high voltage overhead line crosses diagonally through the centre of the development from south to north. This overhead line will require an easement of 15m either side of the line before any development can take place. If this easement cannot be delivered the line will require diversion. There is a potential opportunity to divert the Electricity overhead line and install as an underground cable along any proposed main streets. (WPD) Overhead low voltage line to supply Whitehouse Farm. This cable can be disconnected and removed should the farm house be removed. A ground mounted substation is located on Oldbury Orchard adjacent to the western site boundary. A stand off may be required for amenity reasons. Overhead BT cable supplies Whitehouse Farm. This cable can be disconnected and removed should the farm house be removed. Telecommunications (BT Openreach/Virgin Underground BT and Virgin Media cables within the northern footway of Brockworth Media) Road. Diversion/lowering of these cables may be required to facilitate the southern site access. Further survey work is required to determine the depth and accurate positions of these cables to determine whether diversion/lowering is required.
LAND AT WHITE HOUSE FARM / Vision Document 29 NOISE AIR QUALITY 6.8 A noise survey has been undertaken at two locations, 6.11 A review of Local Air Quality Management documents on the Site to enable the assessment of sound levels indicates that air quality within the Tewkesbury area against noise criteria contained within BS8233:2014 and is generally good, with one designated Air Quality ‘Professional Practice Guidance on Planning & Noise’. Management Area (AQMA), covering Tewkesbury Town The conclusion of this study assists in specifying a Centre, approximately 13km north of the Site. Gloucester suitable general noise mitigation strategy for any future City Council has three designated AQMAs, with the development of the Site. nearest being located approximately 7km west of the Site. 6.9 The survey results and assessment show that sound levels in areas of the Site adjacent to the M5 and 6.12 Detailed air quality assessment will be undertaken to Brookfield Road currently exceed the recommended predict NO2 and PM10 pollutant concentrations at the Site, noise criteria, particularly in relation to rear amenity space and to quantify increases arising from development traffic standards (Max 55dB). This is not unusual for existing within the local area, including AQMAs where required. residential developments located adjacent to transport Impact significance will then be established, and a sources. mitigation strategy developed, with reference to national and local guidance. 6.10 To attenuate sound levels to meet the relevant noise criteria, the general mitigation strategy that can be 6.13 A suitable mitigation strategy, proportionate to integrated with design proposals will comprise all, or a predicted development impact will be identified. It combination of, the following measures: is envisaged that the mitigation strategy would be developed in liaison with Tewkesbury Borough Council • Careful design of the site layout, so that buildings and Gloucestershire County Council if required, to provide screening of noise sources to gardens. maximise opportunities to improve air quality in the area. • Acoustic barrier of at least 3m height along the M5 boundary. • Installation of acoustically sound garden fencing, where required. • Specification and installation of suitably attenuated glazing and ventilation systems. CONCLUSION 6.14 Utilities - The presence of water main pipes and the 33kV extra high voltage overhead line within the Site will require careful design consideration in terms of retention in situ or diversion. At this time retention in situ is the preferred approach, but this is not binding subject to discussions with the utility providers. Further analysis of the utilities around the Site access locations will be undertaken but it is not considered that these are a constraint to the delivery of development on the Site. 6.15 Noise - The precise combination of noise attenuation measures will be determined at the detailed design stage. However, it is considered possible to mitigate noise levels to the appropriate standard to accommodate residential development on the Site. 6.16 Air Quality - The Site is not subject to an AQMA. Future detailed air quality assessments can be undertaken with the aim to develop a proportionate and appropriate mitigation strategy for any air quality concerns at that time in relation to NO2 and PM10.
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