North of Papplewick Lane

Broxtowe, Gedling and Nottingham City Aligned Core Strategies

Site Specific Response & Update Statement: North of Papplewick Lane

September 2013

Site Specific Response & Update Statement: North of Papplewick Lane

Please also refer to the Site Specific Overview Statement.

Site Description

 The size of the site is 15.95 hectares for residential development.  The site is located on the north western edge of the sub regional centre of Hucknall. The site is immediately adjacent the borough boundary with Ashfield District and the access to the site from Papplewick Lane falls within Ashfield District. Gedling Borough is preparing a Protocol to deal with cross boundary impacts of development on the services and infrastructure of neighbouring Councils (BD/TRA/10).  The site is located approximately 1.5 km north east of Hucknall Town Centre. Hucknall railway and tram stations are situated approximately 1.1 km along Papplewick Lane.  The site is located within Newstead Ward.  The site comprises four fields mainly used for agricultural purposes bounded by built development along Papplewick Lane to the south, built development to the west (off Dorothy, Delia, Alison and Marion Avenues). The existing field boundary forms the northern and north western boundaries and the River Leen runs along the eastern edge of the site.  The site is generally flat with a gentle slope from west to east falling away towards the River Leen.  There is significant green infrastructure along the River Leen Corridor.  The site is in three ownerships, the Co-operative Group(by far the largest owner) and two individuals. The northernmost field (4.75 ha) is in private ownership and so too is the area of scrub land adjacent Marion Avenue.

Planning History

 The site is identified as Safeguarded Land in the Gedling Borough Replacement Local Plan (2005) (BD/GBC/01). Previously, the site was in Green Belt.

Aligned Core Strategies Proposal

 Policy 2 allocates North of Papplewick Lane as a Sustainable Urban Extension for up to 600 dwellings.  Current progress – a planning application is anticipated on the Cooperative land this autumn. The Co-operative Group has undertaken pre-application consultation with Gedling and Ashfield Councils and public consultation events have been held. The Co-operative Group has indicated that the total site capacity is about 450 with around 300 of these being on the Co-operative Group landholding.  The northernmost field is in private ownership but the owner has indicated a willingness to develop the site and the site is being promoted through the

1 Site Specific Response & Update Statement: North of Papplewick Lane

SHLAA process (site reference 6/468). This northern most part of the site can be accessed via Dorothy and/or Delia Avenues and access to this part of the site is not dependent on any 3rd party land.  A number of representations on the Publication Draft of the Aligned Core Strategy were made in response to the proposals at North of Papplewick Lane. These can be seen on pages 62-63 of the Statement of Consultation (CD/REG/05).

Issues

 Location– adjacent to the Hucknall urban area  Green Belt – no loss of Green Belt. Land to the north which is currently in Green Belt needs to be kept open in order to maintain the open break between Hucknall and Linby.  Highways – Access can be via Papplewick Lane or via two of either Delia, Dorothy, Alison or Marion Avenues.  Flooding – A small part of the site is in Flood Zone 2 of the River Leen. The Design Concept produced as part of the pre-application consultation exercise indicates that this area will be utilised for providing Green Infrastructure. The Design Concept also shows proposed balancing ponds to the north of the site on land owned by the Cooperative.  Conservation –Proximity to a Site of Special Scientific Interest (Quarry Banks). Significant Green Infrastructure adjacent to the site due to the presence of the River Leen. The Design Concept distributed as part of the public consultation exercise indicates substantial element of open space along the River Leen corridor and a protective buffer.  Heritage and Archaeology –there are no known heritage assets or archaeological interests on site. The site is close to the village of Linby and the Conservation Area and listed buildings there. There are also Historic Parks & Gardens and Scheduled Ancient Monuments at Newstead Abbey Park and Papplewick Hall.  Agricultural Land – the development of the site would result in the loss of some grade 2 agricultural land.  Landscape & Visual Impact – A relatively flat site with a number of existing hedge boundaries and mature trees. There are views towards Linby and Papplewick to the north and west and also more distant views further west. The Landscape Character Assessment (BD/ENV/05) shows that the site is within the Linby Wooded Farmland DPZ (ref ML017) which is assessed as being of moderate condition and strength. The site also adjoins the River Leen Corridor Urban Fringe DPZ (ref ML018) which is assessed as being of moderate condition and strength.  Contamination – No known contamination risk.

Infrastructure required

 Pages 134 - 138 of the Infrastructure Delivery Plan (CD/KEY/01) detail the required infrastructure for the site.

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 Affordable housing -The site is located within the Gedling Rural North viability sub-market. In accordance with the Affordable Housing SPD (BD/HOU/27) the site is expected to deliver 30% affordable housing.  Education provision – County Education have indicated that a new primary school would be required to service the new population and a 1.1 hectare site would be required (discussions are on-going about whether provision for the primary school should be on or off site). In addition, financial contributions will be required to extend places within the local secondary schools and improve facilities within those schools.  Public transport – bus services 141 and 248 pass along Papplewick Lane to Hucknall Town Centre and the Railway station and NET terminus are 1.1 km along Papplewick Lane. An integrated transport/walking and cycling package is required including links to Hucknall Station.  Utilities –Update required to existing 33/11KV primary at Calverton, may also require new 33/11kV primary in the area. Depending on phasing new Bulk Supply Point may be required.

Viability assessment

 A broad brush viability assessment has been undertaken for this site using the Three Dragons viability toolkit. Various scenarios have been undertaken relating to changes in house prices and levels of affordability. The appraisal indicates that the site is expected to be viable with a 30% affordable housing provision with headroom for additional infrastructure costs. Normal site development costs and contributions to support education provision are included in the appraisal (CD/KEY/01 page 208).  Further viability testing has also been carried out testing the viability of the North of Papplewick Lane site in connection with the preparation of the Community Infrastructure Levy which shows that North of Papplewick Lane can support both CIL and S106 education costs (BD/TRA/12)  The GL Hearn Report assessed the scale of delivery of this site at about 100 dwellings per annum as being reasonable (CD/KEY/02).

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