Land at White House Farm - Vision Document January 2019 - Richborough Estates

 
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
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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.
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       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
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    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
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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
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                                 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.
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    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.
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        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.
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EXISTING DWELLINGS ADJACENT TO WESTERN SITE BOUNDARY
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     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
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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
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                              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
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                                                                                                                                                                                                                                      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
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         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
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     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.
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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)
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     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: info@tylergrange.co.uk 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

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                                                                                                                                                                                                                   KFIELD
                               40m                                                                                                                                                                                          ROAD
                                                                     AL
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                                                                           MA
                                                                               RL                                                                                          ANNE HATHAWAY DRIVE
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                                                                                              DR

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                                     BA
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                                                                                        60
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               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
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                                                            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 /
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                                                                                                                               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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