UPPINGHAM GATE, AYSTON ROAD, UPPINGHAM

PROPOSED MIXED-USE DEVELOPMENT COMPRISING EMPLOYMENT, COMMUNITY & RESIDENTIAL DEVELOPMENT

PRE-APPLICATION CONSULTATION STATEMENT

Prepared for:

By

ANCER SPA Ltd Town Planning, Development & Regeneration Consultants

FEBRUARY 2017

UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

1 INTRODUCTION

1.1 This Statement has been produced by ANCER SPA Ltd on behalf of Lynton Developments Ltd, to explain a proposed mixed-use development of land at Uppingham Gate to the east of Ayston Road, Uppingham.

1.2 The site is located in the north of Uppingham Town Centre, immediately to the south of the A47 and to the east of Ayston Road. The site area is approximately 5.6 hectares (13.9 acres). Appendix 1 is a location plan showing the boundary of the site. 1.3 The site is principally undeveloped open land. There is a small area of land occupied by redundant farm buildings at the eastern end of Twitchbed Lane.

Neighbourhood Plan Allocation 1.4 The Uppingham Neighbourhood Plan was formulated by the Uppingham First Group and Uppingham Town Council "made" by Rutland County Council on 11 January 2016. As the Plan is now a part of the Development Plan, the entire site is now located within the Settlement Boundary for Uppingham, as shown on the Development Sites Plan on page 32 of the Neighbourhood Plan. 1.5 The extract below from the Uppingham Neighbourhood Plan shows the revised Limits to Development, which includes the entire site.

1.6 Policy 6 of the Uppingham Neighbourhood Plan states that the following uses would be supported at the site:

• B1, B2 & B8 and waste related uses with these characteristics would be supported:

• A Data Centre, Techno Hub or other high tech employer (s) • Light industry start up units

• A garage with fuel and a small shop

2 UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

• Office & Light Industrial units

• Health Care related employment • Environment friendly business ‘start ups’

• Transport/coach interchange with public car parking Uppingham Town Centre and Business Zones Plan 1.7 Earlier this year, Uppingham First produced the first draft of the Uppingham Town Centre and Business Zone Plan 2016-203. It included an Action Plan for the Uppingham Gate site that comprised the following initiatives:

a) Care home for the elderly (first stage) b) Innovation centre and employment starter units c) Skills based/Employment linked homes with workshop facility d) Starter Homes e) Family homes f) Retail Unit (last stage)

2 PROPOSED DEVELOPMENT

The Masterplan Proposals

2.1 The proposed site masterplan is shown on the Appendix 1 drawing no. SK14 revB. It comprises a mix of uses which have been drawn together following an assessment of the site’s potential based on our experience of development in similar rural areas, market interest and the known objectives of Uppingham First. It is proposed that all the development shall be served off a proposed spine road linking with Ayston Road. The proposed mix of uses is as follows:

Plot 1 - Enterprise Centre

2.2 This is to be located on the 0.4ha field in the northwest corner (plot 1 on the drawing). The 0.27ha western part of this plot is to accommodate a 780m 2 enterprise centre. This is to comprise a 2 storey block of small offices at its western end and a terrace of small workspace light industrial units at its eastern end. The offices are to comprise 15 x 30m 2 units and the industry to comprise one x 140m 2 unit and 2 x 95m 2 units. The two storey offices should provide a gateway approach to the new development so that it integrates well with the existing Uppingham Gate offices.

2.3 The proposed offices and light industrial workspaces are intended primarily for ‘start-up’ businesses following the model of rural enterprise workspaces successfully provided by public and private developers elsewhere in the region.

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2.4 The remaining 0.3 ha eastern part of the plot (1a on the drawing) is to be kept in reserve for any future demand for ‘grow-on’ workspaces, say 3 x 155m 2 units. It is assumed that if the occupants of the office units in the Enterprise Centre building require ’grow-on’ space could take more than one unit in the building, subject to a management policy limit to retain space for new start-ups.

Plot 2 – Elderly Care Centre & Park & Ride Facility

2.5 An expression of interest has been received from a developer/operator of elderly persons care homes who has a specific requirement for this location. Their requirement is for a standard care facility for the elderly (Class C2 use) which could be between 60 – 80 beds. Plot 2 on the Appendix 1 plan shows a standard footprint of a typical development which sits on a plot of approximately 0.43ha site, although a larger unit could require up to 0.6ha.

2.6 This scheme would generate around 80 local jobs and will typically inject anything up to £1 million into the local economy. The economic and social benefits of such a scheme are self-evident. Schemes of this nature are recognised as a low traffic generator particularly during peak times.

Plot 3 - Live/Work and Starter Homes

2.7 This 0.3 ha plot is proposed to be developed for some 3 ‘live/work’ units and 6 ‘starter homes’. The live/work units can be a combination of two semi-detached 2 x 2 bed units and a 1 x 4 bed unit to include an integrated workspace

2.8 The 6 starter homes could be a mix of 5 x 2 bed and 1 x 3 bed dwellings, subject to demand and funding support at the time of construction.

Plot 4 – Light Industrial

2.9 This 0.48ha plot is proposed to be developed with light industrial units which could comprise 1 x 1000m 2 unit and 2 x 370m 2 units, the size and design to be flexible to meet market demand at the time of design and construction. The larger unit could be used for indigenous expansions or relocation of businesses from elsewhere in the town.

2.10 The design of the scheme needs to be compatible with nearby residential units. This could be achieved by ensuring the service yard and loading doors are located on the northern side facing the A47, a landscape strip is provided along the southern boundary of the plot and the larger unit has ancillary office accommodation at its western end.

Plot 5 – Residential Phase 1

2.11 This 0.71ha plot between Twitchbed Lane and the site spine road could potentially accommodate some 18 dwellings with a mix of 2, 3 and 4 bed units. This would achieve a target density of 25dph which recognises the housing density objective set out in the 4 UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

Uppingham Neighbourhood Town Centre Plan and if required include an element of starter homes.

Plot 6 – Residential Phase 2

2.12 This 1.87ha plot could potentially accommodate some 47 dwellings at a density of 25dph subject to the requirements of the Neighbourhood Plan with a mix that could provide some larger units than Plot 5. Affordable housing would be provided subject to viability of the overall scheme and relative local priorities with starter homes provision.

Plot 7 and 7a – Retail and Petrol Filling Station

2.13 It was evident from a recent residents survey conducted by the Uppingham First Community Partnership’s Town Centre and Business Zone Plan Task Group that there is support for improved supermarket shopping in Uppingham. There are limited sites available for a new supermarket in the town centre and Uppingham Gate provides an opportunity with good access to Ayston Road and potentially the A47.

2.14 Plot 7, with an area of approximately 1ha could accommodate a store of some 1,000m 2 together with a petrol filling station on Plot 7a including ancillary facilities. Operators would be likely to require an access to the A47 and this could be created by a new roundabout, subject to the agreement of the highway authorities.

2.15 The market for new food retail stores is in a state of flux at present. Occupier interest has been expressed by a major retailer in the site. This has not been taken forward at the present time. We are advised that smaller, new format stores are under consideration.

Play Area

2.16 It is proposed that a 0.2ha public open space including a children’s play area is provided at the end of Twitchbed Lane. This would be an accessible location by pedestrians in the centre of the development and would adjoin an existing area of woodland.

3 DEVELOPMENT JUSTIFICATION

3.1 The Uppingham Gate site has been allocated for over 15 years in the Local Development Plan for employment development, but has largely remained undeveloped. The recently ‘made’ Uppingham Neighbourhood Plan allocates the site for a broader range of B1, B2 & B8 employment uses as previously set out. 3.2 Within the last 3 years, however, market interest has not produced any commercially viable enquiries for the principal employment uses suggested in the Neighbourhood Plan. The consequence of this is that a large, sustainable site languishes undeveloped and the economic and social benefits which it could bring to Uppingham are unfulfilled.

5 UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

3.3 The development of small business units in rural areas has traditionally been supported by public agencies such as the former Rural Development Commission, Countryside Agency and the then Regional Development Agencies. The former East Midlands Development Agency (EMDA) ran a Rural Development Programme which provided funding for the provision of small business units. Since their demise, responsibility for such economic development activity has tended to be taken on by County Councils and Local Enterprise partnerships. 3.4 Rutland County Council’s Economic Strategy 2014-2021 recognises that the County has a higher than the UK average proportion of small businesses. It has the objective of boosting business ‘start-up’ rates in order to create new SMEs and related employment. It accordingly has the objective of working with the Greater Cambridge & Greater Peterborough LEP to provide new business opportunities for SMEs. 3.5 One of the ways the County Council has achieved this is through development of the Oakham Enterprise Park at the former Ashwell Prison site. This comprises some 7,000m 2 of floorspace in a range of office and light industrial units from 10-100m2. Of the 61 lettable units it is understood that it is 95% let, which demonstrates the demand for this type of accommodation in the area. The project was financially supported by the Greater Cambridge and Greater Peterborough Enterprise Partnership. 3.6 It is evident that to deliver employment development on the allocated Uppingham Gate site, a key objective of Uppingham First, there is a need for an element of public sector funding subsidy and/or for enabling development to provide the necessary infrastructure such as the access road, drainage and services to make development viable. The site owners and prospective developer have accordingly prepared a mixed- use scheme for the site that aims to delivers the Neighbourhood Plan employment and community objectives for the site. 3.7 The proposed residential and retail components provide higher value uses that would assist towards the funding necessary for site infrastructure to ‘open up’ the site for development and to also subsidise the first phase of enterprise units. The economics would be set out in a site viability assessment report which would be submitted in support of the outline planning application and provide the basis for a site development phasing strategy and Section 106 Agreement. 3.8 The scheme could provide between 70-80 new dwellings which would make a significant contribution towards the Uppingham Neighbourhood Plan’s housing targets.

4 PREVIOUS CONSULTATIONS

4.1 For the past five years on behalf of the owners of the Uppingham Gate land we have continued to submit representations at various stages of the Development Plan process, whether Site Allocations or Call for Sites documents, promoting the sites for mixed use development. Then for the last four years we have engaged with Uppingham First and Uppingham Town Council in the preparation of their Neighbourhood Plan. This has included making presentations to Forum meetings.

6 UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

4.2 This engagement has culminated in the draft Town Centre Business Zone Plan produced by Uppingham First and Uppingham Town Council supporting the principle of widening the range of uses at Uppingham Gate to facilitate its development.

5 CONCLUSIONS

5.1 The draft masterplan for the Uppingham Gate site shown on the Appendix 2 plan comprises a mixed-use development that could deliver the employment objectives of the Uppingham Neighbourhood Plan. This can only be achieved by ‘cross-subsidy’ from the development of some 70 dwellings, an elderly person’s care home and a food store development for which there is established market demand. The employment element would provide small workspace enterprise accommodation for business start-ups and could also include expansion space for indigenous businesses.

5.2 If this mixed-use scheme is accepted in–principle by Uppingham First and its Partners then a detailed viability appraisal, including development phasing considerations, will be undertaken which will confirm the amount of ‘cross-subsidy’ required to make the development’s employment units, starter homes and live-work units viable. The results of this exercise will then identify any surplus available to fund additional affordable housing provision.

ANCER SPA Ltd 20 th February 2017

7 UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

APPENDIX 1

SITE LOCATION PLAN

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APPENDIX 2

CONCEPT MASTERPLAN

9 REVISION DESCRIPTION REV DATE DRWN

RETIREMENT LIVING LAYOUT ADDED C 111216 AR RETIREMENT LIVING LAYOUT - PLOT 2 D 181216 AR 1.22m RH

ENTERPRISE CENTRE - FUTURE EXPANSION Def A 47 Ppg Sta

CAR WASH 1 POTENTIAL FUTURE HIGHWAY CONNECTION ENTERPRISE CENTRE TO A47

2 OUT El Sub Sta 94 m PFS LIGHT INDUSTRIAL SUBJECT TO KIOSK 1a 4 DETAIL DESIGN 7 IN RETAIL STORE 7a IN OUT El Sub Sta (GARDEN CENTRE) BUS STOP

BUS STOP SERVICE

2

486700 486900 487000 486600 RETIREMENT LIVING 3 HOUSING 6 HOUSING Site C3 to be developed with 45 houses comprising a full range of 2, 3 and 4 bed properties. LIVE/ WORK' 5 properties classed as ‘affordable’ or ‘starter’ homes

10 m Landscape Zone 5 PLAY AREA Zone 10 m Landscape 8 (Track)

LANE 22 TWITCHBED

42

6 32

7 HAWTHORN

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2 17 El

ORCHARD 11 Sub Sta

12 DRIVE

56 CLOSE 5 1

7 8 11 Ordnance Survey, (c) Crown Copyright 2013. All rights reserved. Licence number 100022432 DRAFT

CLIENT DRAWING TITLE STATUS Ancer Spa Ltd DRAWN AR DWG No. SK14 Royal Oak Business Centre CONCEPT PLAN MASTERPLAN PRELIMINARY CHECKED REVISION 4 Lanchester Way PROJECT TITLE DATE D

Daventry | Northants | NN11 8PH D

180416 -

Tel: 01327 300355 | Web: www.ancerspa.co.uk UPPINGHAM, LAND SOUTH OF A47 / EAST OF A6003 APRIL 2016 APPROVED SCALE 1:1250 @A3 VERSION

GSPublisherVersion 0.0.100.100 UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

APPENDIX 3

SITE PHOTOGRAPHS

10 PHOTOGRAPHS OF THE UPPINGHAM GATE SITE / SURROUNDING AREA

View eastwards from the end of the access road. The Beeches’ estate adjacent to the Lynton Developments’ part of the site can be seen in the distance

View of the new Uppingham Surgery and the pharmacy View of one of the new bus shelters – southbound ‐ with electronic display showing the next two buses.

Access Road at the entrance to Uppingham Gate View east along the private Twitchbed Lane track from the new residential development off Ayston Road.

Agent’s board for the existing office suites at the site View south east towards the site from the A47. The section where the trees remain on the boundary is where the Lynton Developments' part of the site starts. .

View of the existing offices at Uppingham Gate from the A47, looking south west. View east along the northern part of the Lynton Developments’ site to the sub- station buildings at the central area of the site.

View of the site from the public footpath / electric fence looking south / south east towards The Beeches. The one large tree on the western part of the site can be seen. View along Twitchbed Lane – between the site and The Beeches’ estate, looking east.

View of the start of the public footpath att he Beeches estae which passes along the western boundary of the site.

ANCER SPA 19.12.16