2. Heading
Burley fields
A Masterplan Framework for land to the west of Stafford
MARCH 2015
1 1.All plans are reproducedHeading from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. AR152684.
Barton Willmore A. Parsons The Blade, Abbey Square, Reading Berks RG1 3BE
T: 0118 943 0000 F: 0118 943 0001 E: [email protected]
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J:\24000 - 24999\24000 - 24099\24028 - Burleyfields\A5 - Reports & Graphics\Graphic Design\Documents\Development Framework Doc\24028 - Burleyfields - Development Framework x.indd
Document Status: Final Council Approved
Revision: x
Author: Various
Checked by: BG
Authorised by: AP
Issue Date: March 2015
2 Burleyfields 2. Heading Burley fields
CONTENTS
Executive Summary 5
1. Introduction 6
2. Vision 8
3. Policy Context 10
4. Site Opportunities and Constraints 12
5. Development Principles 16
6. Green Infrastructure Strategy 18
7. Masterplan Framework 20
8. Land Use Plan 24
9. Planning Applications Requirements 26
10. Appendix 1: Policy Stafford 3 of the Plan for Stafford Borough 27
3 4 Burleyfields Executive Summary
The Plan for Stafford Borough seeks to enable Stafford to realise its Community consultation was undertaken on the concept plan in July full potential as a key sub regional centre, facilitating sustainable 2013 and again in January 2015. economic growth and creating high value jobs and inward This document sets a strategic masterplan framework to guide the investment. As part of that strategy Stafford town is required to development of the broad area of Stafford West in order to deliver provide at least 7,000 additional dwellings in the period up to 2031. a sustainable new community. It identifies potential constraints In order to do so, it will be necessary for urban extensions to the and opportunities, sets out a concept plan, indicates the broad town to be delivered. location and distribution of uses including a key section of the Burleyfields lies to the west of Stafford, close to the town centre Stafford Western Access Route, provides a green infrastructure and is identified in Policy Stafford 3 of the adopted Plan for Stafford framework and identifies development principles. These will guide Borough as a Strategic Development Location (SDL) for the delivery the preparation of planning applications. of 2,200 new homes. This masterplan framework document has The new neighbourhood will be via a series of planning applications. been prepared to satisfy the requirement of Policy Stafford 3 for a Policy Stafford 3 enables individual planning applications to come masterplan to be submitted and agreed with the Council. forward within the SDL provided they do not prejudice the delivery The development area has been subject to rigorous examination by or design of the new neighbourhood, and this masterplan seeks to an Inspector in October 2013 and found to be suitable for housing ensure a consistent and coordinated approach to development. development. It can deliver approximately 2,200 dwellings, together The framework confirms that land to the west of Stafford remains with the necessary supporting physical, social, and community available and suitable for housing development, and that such infrastructure. A wide range of house types, sizes, and tenures, development is readily achievable. including affordable housing, will meet all components of housing demand and deliver a socially inclusive community.
5 1. Introduction
1.1 Within the UK there is an underlying vision for a new community which is socially structural imbalance between the supply of, inclusive, economically successful and and demand for, new homes. This imbalance environmentally responsible. This document exacerbates affordability problems. In has been prepared to satisfy the requirement addition, the provision of new homes of Policy Stafford 3 for a masterplan to be is also critical as part of the supporting submitted and agreed with the Council. infrastructure required to support economic 1.4 The purpose of this document is to growth and recovery. If the economy of provide an overall strategic masterplan Stafford is to continue to prosper it is vital framework within which future planning that sufficient new homes are provided. applications can be prepared to deliver the Providing sufficient new homes is also a housing required under Policy Stafford 3 in critical environmental issue. Insufficient a coordinated way. This document provides homes in close proximity to jobs forces an overall vision for the new community people to live further from their places of together with an examination of the policy work, increases car-borne commuting, context, constraints and opportunities, leading to increased carbon emission and development principles and land uses. exacerbating climate change. 1.5 Parts of the allocation already have 1.2 Stafford is the principal settlement planning permission or have been recently within the Borough and has been identified developed. Notably, land at Castle Street in successive planning strategies as the (owned by St. Modwen) secured planning key location for development owing to its permission in December 2012 for residential range of services and infrastructure, access development, and land at the entrance to to employment, and access to road and rail the development area off Newport Road networks. has been developed by Greene King as a 1.3 In order to support the continued public house. These areas of land are not prosperity of Stafford, Taylor Wimpey UK Ltd considered by the masterplan framework (Taylor Wimpey), Bellway Homes (Bellway), document. Lord Stafford’s Estate and Saint Gobain are working in partnership with Stafford Borough Council, Staffordshire County Council and other local stakeholders to deliver a new FIGURE 1.1 THE PLAN FOR STAFFORD BOROUGH sustainable community on the western edge (2011-2031) STAFFORD WEST CONCEPT DIAGRAM of Stafford. This document sets out the
6 Burleyfields DOXEY
Doxey Road Bellway Residential Development Site
STAFFORD
The Way for the Millennium CASTLETOWN Castle Street DERRINGTON Martin Drive Residential Development Site BURLEYFIELDS
Greene King Public House Development STAFFORD CASTLE GOLF COURSE
M6
STAFFORD CASTLE A518 Newport Road
MOTTE & BAILEYS
FIGURE 1.2 SITE BOUNDARY PLAN
7 2. Vision
The vision is to deliver a sustainable urban This new community will become a It will provide a well connected, walkable extension to Stafford with a strong sense neighbourhood of Stafford, promoting neighbourhood based upon a clear hierarchy of local identity, a vibrant local centre, sustainable modes of transport and with a of streets and routes, with priority for an environment that encourages healthy strong emphasis on place making. pedestrians, cyclists and public transport lifestyles and a sensitive urban edge that but also connecting to the strategic road respects the setting of Stafford Castle. network via the Stafford Western Access Route and Newport Road. Furthermore, the place will bring about new connections and positive relationships with the existing communities of Doxey and Castlefi elds, providing new community facilities and
8 Burleyfields infrastructure, including new open space, In delivering the new community, regard will be recreational facilities and multi functional given to the local characteristics and context green infrastructure. of Stafford to ensure that the new place is distinctive but also rooted in the County town. At the heart of Burleyfields will be a new A signifi cant number of buildings on the main neighbourhood centre serving both existing routes and within the hub should be robust and future communities, with opportunities and capable of adaptation to a range of uses for a mixture of uses and activities, including over time. The environment will be at the residential, local employment, a new primary heart of the community, including measures school, local retail and social/community to enhance biodiversity, the use of sustainable infrastructure. There will be a range of urban drainage systems to manage on-site homes of different sizes and tenures to meet water and opportunities for low carbon/ the needs of first time occupiers, an ageing renewable energy generation. population and aspirational housing.
9 3. Policy Context
3.1 The National Planning Policy Framework 3.2 The adopted statutory development plan • providing new homes in a (NPPF) sets out the Government’s objectives comprises the Plan for Stafford Borough sustainable location, reducing the for the planning system and its planning (June 2014). This document sets out the need for travel by private car; policies. It identifies that the purpose of local planning policy context for Stafford. • creating a socially inclusive planning is to help achieve sustainable The Plan seeks to enable Stafford Borough community, which will meet all development through: to realise its full potential as a key sub components of housing need; regional centre, facilitating sustainable • building a strong, responsive and economic growth and creating high value • facilitating the delivery of transport competitive economy; jobs and inward investment. Policy Stafford infrastructure improvements and • by identifying and coordinating 1 states that the town will provide at least services necessary to deliver the development requirements, including 7,000 new market and affordable homes regeneration and renaissance of the the provision of infrastructure; in the period to 2031. It identifies three Stafford town urban area; • supporting strong, vibrant and healthy Strategic Development Locations to the • providing physical, social and communities, by providing the supply of north, east and west of Stafford to deliver a community, and sport and housing required to meet the needs of substantial amount of that growth. recreation infrastructure to the present and future generations; 3.3 Land west of Stafford is allocated by benefit of the residents of the area and the wider community; • by creating a high quality built Policy Stafford 3 as one of those urban environment, with accessible local extensions as a residential-led, mixed use • releasing land which can deliver services that reflect the community’s new community of around 2,200 homes. housing in the short term to needs and support its health, social and For ease of reference, the full text of Policy ensure that housing needs can be cultural well-being; Stafford 3 is at Appendix 1. met now and contribute to urban regeneration. • protecting and enhancing our natural, 3.4 This document comprises the built and historic environment; and masterplan required in the policy above and seeks to provide an overall framework within • helping to improve biodiversity, use which individual planning applications can The Plan for natural resources prudently, minimise come forward. waste and pollution, and mitigate and Stafford Borough adapt to climate change including 3.5 The development of the new community 2011 - 2031 Adopted - 19 June 2014 moving to a low carbon economy. will assist in the achievement of national and local policy objectives by:
• providing much needed new homes in Stafford town, which will help meet demand for both market and affordable homes;
Planning and Regeneration | www.staffordbc.gov.uk
FIGURE 3.1 THE PLAN FOR STAFFORD BOROUGH
10 Burleyfields M6 DOXEY
Doxey Road Bellway Residential Development Site
STAFFORD The Way for the Millennium DERRINGTON CASTLETOWN BURLEYFIELDS Castle Street Martin Drive Residential Development Site
STAFFORD CASTLE Greene King Public GOLF COURSE House Development
M6
STAFFORD CASTLE MOTTE & BAILEYS A518 Newport Road
FIGURE 3.2 AERIAL CONTEXT PLAN
11 4. Site Opportunities and Constraints
Land within the Stafford West SDL Archaeology and Heritage has been subject of extensive 4.5 The potential nature and extent of assessment and analysis of the archaeological and heritage constraints, opportunities and constraints. These imposed on the future development of are illustrated on the Constraints the area, have been investigated through and Opportunities Plan. the collation and examination of publicly accessible sources of information, from national and local repositories, in Ecology combination with a walkover surveys. A 4.1 The area comprises a mix of greenfield detailed study of the setting of Stafford and brownfield land, both of which has Castle has also been undertaken in existing ecology. consultation with English Heritage (September 2013). 4.2 The largest extent of the development area consist of greenfield land comprising 4.6 This work has confirmed there are no “in arable farmland, grassland, waterbodies, principle” constraints to the development of a ditch network, a small brook, hedgerows the area. It does not contain any Scheduled with associated mature/veteran trees, Ancient Monuments, Registered Battlefields scrub, a relict orchard, woodland and or Parks or Gardens of Special Historic reedbeds. The hedgerows, veteran trees, Interest. wet woodland, reedbeds and waterbodies 4.7 There are recorded archaeological sites are considered to be important habitats at a within the boundary of the allocated land local to district context and provide a strong which are, for the most part, associated with local context for delivering a high quality the development and maintenance of the living environment with accessible natural medieval and later agricultural landscape. greenspace. 4.8 Future development of the area has 4.3 These considerations do not pose an potential to impact on archaeological “in principle” constraint to development. remains, both known and unknown. Further However they affect the quantity, layout investigation will be required through the and timing of development. The Masterplan planning application process to establish Framework has been drawn up to the importance of any remains, and any incorporate important features within the potential impact upon them. FIGURE 4.1 CANNOCK CHASE SAC AND ZONE OF INFLUENCE INDICATION development to create a high quality living environment, and to avoid and mitigate 4.9 Potential impacts, upon the setting any significant impact on these features. of Stafford Castle were the subject of a This can readily be achieved by adopting Statement of Common Ground between measures now commonplace in responsible Stafford Borough Council, English Heritage development schemes. and the developers as part of the local plan. A set of development principles were agreed 4.4 As well as considering on-site habitat and have been incorporated within this protection, mitigation and enhancement, Framework as development principles to planning applications will need to be guide further development of the design and subject to Habitat Regulations Assessments layout of the new community. in relation to the potential for effects on the Cannock Chase Special Area of Conservation (SAC).
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FIGURE 4.2 COMBINED OPPORTUNITIES AND CONSTRAINTS PLAN
13 Landscape Character distributed, well connected, and well used by cyclists, horse riders and pedestrians. It provides easy connections to the town centre 4.10 There are no nationally designated landscapes within, or in and railway station on foot and by bicycle via pedestrian/cycle close proximity to, the development area; the Cannock Chase routes and lightly trafficked roads. Via the Way for the Millennium Area of Outstanding Natural Beauty lies around 5.5km to the it is 270 metres to the closest edge of the town centre and 450 south east. metres to the railway station. The new community provides a real 4.11 The development area lies adjacent and close to the opportunity to integrate and function with the town and town centre. residential and commercial development at the western edge 4.15 Stafford Castle clearly acts as a destination for local walking. In of Stafford town centre and Doxey; to the west is the M6 addition Duddas Wood, lying to the west of the M6, is a 10 hectare which is elevated along this section; and, to the south lies the area designated as ‘open access’ land under the Countryside and Stafford Castle Golf Course and its extension. These features Rights of Way Act (CROW). This young woodland, owned by the create visible and audible domesticating and urbanising Woodland Trust, provides opportunities for short circular walks. influences on the character of the development area itself, as well as on adjacent areas. The development area varies in 4.16 The masterplan framework seeks to incorporate these rights character, but the undeveloped part has become an ‘island’ of of way into green corridors permeating through the development, largely agricultural land surrounded by development, the past contributing to the multifunctionality of the green infrastructure and present influences of which have the combined effect of network. New rights of way will enhance the overall network, urbanising it and separating it from the wider, contiguous rural retaining and improving connectivity for existing users as well as landscape to the west. new residents.
4.12 As a result of intensive farming practices there are relatively few elements of landscape fabric which are worthy of retention Drainage and Flood Risk within the area. Features worthy of retention include the double 4.17 National and local policy is directed at ensuring that new hedgerows associated with one of the public rights of way within development is steered to the most sustainable locations, with the development area); two wooded copses, one of which is development located in the most appropriate areas according to protected by a Tree Preservation Order, as well as the scattered the likelihood of flooding. Although Stafford is recognised to suffer mature trees within the development area. The majority of these from flooding from the River Sow and associated marshes, the features have been integrated into the masterplan framework vast majority of the development area is classified as at low risk wherever practicable. of flooding. Some limited parts of the development area fall within flood zones 2 and 3. Further detailed assessment of areas at risk Public Rights of Way from flooding and drainage requirements will be undertaken as part of the planning application process. 4.13 Five existing footpaths and one bridleway cross the area. The rights of way run broadly north-south and east-west 4.18 As part of the development strategy, surface water will be across the land, connecting Castletown to Derrington via three managed through a series of features utilising Sustainable Drainage motorway underpasses, and connecting Stafford Castle, and its Systems (SUDS) to provide improve water quality as well as associated open space in the south, with Doxey in the north. promote biodiversity and control run-off. The drainage strategy will include measures to alleviate flooding downstream on Doxey Brook 4.14 The former Stafford to Newport railway line forms part and tributaries to the River Sow. Although infiltration measures, of ‘The Way for the Millennium’, and bisects the development such as soakaways, are unlikely to be feasible due to the ground area. It will have to be crossed by the additional access route conditions, options to be developed will include water re-use and to Doxey Road and potentially other minor roads, dependent on attenuation in ponds or swales to provide wider benefits through the final layout of the site. This permits use on foot and bicycle, efficient use of resources and amenity creation. and provides enhanced accessibility. Overall, the route is evenly
14 Burleyfields Access and Movement 4.23 New dedicated footway/cycleway facilities will be provided to ensure excellent connectivity to the local pedestrian and cycle 4.19 National and local policy steers development to locations network. which provide the opportunity to travel by non-car modes. The development area is located close to the town centre and railway 4.24 The design of routes will be guided by the principles in ‘Manual station, both of which are within easy walking and cycling distance for Streets’. via pedestrian/cycle routes and lightly traffi cked roads. At its closest 4.25 The transport and movement strategy will be developed point, the site is 270 metres from the edge of the town centre to provide an integrated and strategic approach to transport and 450 metres to the railway station. It lies close to signifi cant infrastructure provision and highways improvements between all the employment within the existing town centre and Greyfriars industrial development parcels. Travel Plans will be developed to promote and area, along with various industrial and retail premises in the incentivise the use of alternative and sustainable means of transport. Newport Road area. It also lies close to signifi cant employment Through the design of the new neighbourhood maximum opportunity planned in the town centre in terms of new retail development and will be taken to enhance connections to key destinations both within offi ce accommodation. There are three secondary schools – King and outside the new community including the new local centre, the Edward VI High School, Blessed William Howard Catholic School, countryside, the town centre and railway station by non-car modes. and Stafford Sports College in close proximity to the site. Two of which lie just south of Newport Road and are within 700 metres of 4.26 The strategy is to provide sustainable transport choices and the site. enable access to work and amenities through modes other than the car, with an aim to prioritise pedestrian and cycle movement, and the 4.20 There are also key bus routes from nearby Doxey Road and use of public transport services. the A518, Newport Road, providing links to Stafford town centre, the hospital and access to the rail and coach stations. The main 4.27 The development will be accessed by the section of the Stafford movement corridor through the new community will accommodate Western Access Route that runs through the site, connecting the A518 public transport, linking the new community to key destinations. Newport Road via Martin Drive to Doxey Road. The development will facilitate the provision of this section, along with the provision of a 4.21 The primary vehicular access routes will be past the range of sustainable transport measures to key destinations, utilising Castlefi elds development to Kingsway and Newport Road and along existing links such as the Way for the Millennium and providing new the Stafford Western Access Route from the existing roundabout on links. Martin Drive to a new roundabout on Doxey Road adjacent to the West Coast Main Line. An additional access will be provided at the western end of Doxey Road to provide connectivity with existing Noise communities and to facilitate public transport accessibility. 4.28 The area lies close to both the M6 and West Coast Mainline (WCML). Both have the potential to affect the design and layout 4.22 The two primary access points to the development will be via of the new community. The development strategy will seek to A518 Newport Road and Doxey Road, the latter via construction design out the issue of noise through locating new development in of Section C of the Stafford Western Access Route (SWAR). This appropriate locations. Further detailed modelling will be required to arrangement will provide good connectivity to the Strategic Highway inform planning applications and the overall mitigation strategy. Network and allow traffi c to avoid congested town centre routes. Kingsway and Martin Drive will function as a higher order distributor road. An access route will be formed to the west onto Doxey Road, which will link into Martin Drive allowing public transport penetration into the new housing and the existing Castlefi elds estate.
15 5. Development Concepts and Principles
Based on work to date and engagement with statutory terms of individual approaches and the types of and local stakeholders, a series of Development development that is proposed. These principles stem Principles have been developed to guide overall from the earlier sections regarding the opportunities development of the Strategic Development Location. and constraints that have been identified and how they These principles have informed the Masterplan might influence the development proposals. Framework and will guide planning applications in
1. The layout of development, its density, form, massing 6. The importance of long distance views to and from and height will vary in response to the visual sensitivity, Stafford Castle and from the M6 should be recognised. topography, landform and existing character of different From within the development area, vistas and glimpses of parts of the development area allowing a balance between the Castle may be of equal importance. Key views to and built and ‘green areas’ with a more permeable and from Stafford Castle should be retained and supplemented lower density of development in the southern part of the where appropriate. Development in the south east corner development area nearest to Stafford Castle. should ensure views are maintained from the Castle toward St Mary’s Church. 2. Development of the southern portion of the development area, on the plateau above the ridgeline/false crest, will 7. Intrusive highway infrastructure, junctions, roads and on be of a lower density. There will be a careful assimilation street car parking should be avoided on the more sensitive of development here to ensure a gradual transition from upper slopes of the development area. the built form to a more open scene within proximity of the 8. An effective road hierarchy will provide a safe and scheduled monument. convenient internal road layout, appropriate links to the 3. A strategic landscape plan will be prepared to guide existing highway, walking and cycle network, and provision development and associated infrastructure, roads and of a frequent bus service. pathways to ensure the informal integration within the 9. Street lighting should be designed to minimise light existing network of fields, green corridors and strategic pollution and sky glow. landscaping, with additional planting supplementing existing landscape features, hedgerows and trees. 10. Electricity pylons crossing the development area should be Street trees will be expected to break the appearance of removed where possible. roofscapes and provide a high quality street scene. 11. As part of the development proposals a conservation 4. Landscaping will be integrated with the adjacent golf management plan for the Castle should be prepared course and where possible this standard golf course and, where appropriate, fund improvements including planting will be reviewed and adapted to help secure a the management of the surrounding woodland. At key more coherent and comprehensive design. viewpoints and open spaces interpretive material/boards may be introduced to develop an appreciation of the 5. Opportunities will be taken to retain and enhance the cultural association of the Castle and the wider historic public right of way network to maintain connections to landscape. the Castle, town and adjacent settlements. The historic significance of the southern footpath route (processional 12. Development will need to respond sensitively to existing route) should be acknowledged in conjunction with the adjoining land uses, particularly existing residential areas closer and prominent views of the Castle from within the which abut new built development. south eastern corner of the development area.
16 Burleyfields M6 Physical Separation Public Transport Link Zone Between M6 and Route Development Medium Density Residential Mixed Uses
Gateway Stafford Western Buildings Access Route
Local Centre & Primary School
Main Movement Routes
New Pub off Newport Road
Golf Course Provides a Landscape Stafford Setting and Separation Castle
Main Viewing Corridors Low Density N Residential Footpath Links 24028-RG-M-AI02B
FIGURE 5.1 DEVELOPMENT CONCEPT 17 6. Green Infrastructure Strategy
Given the development area’s location and setting, and the need to consider issues relating to Cannock Chase SAC from the outset, a series of Green Infrastructure Principles have also been developed to guide development:
• key gaps or view corridors radiating • options for the location of the local north from the Castle should be centre including both one central emphasised to establish serial glimpses to Burleyfi elds and others along the from green spaces and development primary route nearer to the Greenway areas within and around the should be explored. development area towards the Castle. • greenspaces should be multifunctional • a number of key footpath and bridle and measures implemented within the ways radiating from a central Destination new community to reduce any potential Park within a connected network of impacts on Cannock Chase SAC. green infrastructure (within and beyond • the southern edge of the development the development area itself) will be area (abutting the golf course) should reinforced with key features such as be punctuated with a series of green ponds and woodlands incorporated in a spaces running along established routes variety of spaces. • enhancing and utilising existing public • a strong west-east and east-west rights of way to improve access to green alignment of primary routes for infrastructure such as the Millennium movement should be established, Green at Derrington and Stafford Castle including the existing Greenway, and a taking advantage of the Way for the parallel primary route further south. Millennium, a key route providing access • the key intersections of routes and to countryside and to the town centre. green infrastructure (e.g. potential crossing points of the Greenway subject to topography/cuttings etc) should be reinforced through particular design treatment, spaces or development form.
18 Burleyfields M6 Woodland/ Green Edge Greenway Leisure Links
Destination Park
Greenway Leisure Links
Golf Course Provides a Landscape Stafford Setting and Separation Castle
Main Viewing Corridors N
24028-RG-M-AI03B
FIGURE 6.1 GREEN INFRASTRUCTURE CONCEPT 19 7. Masterplan Framework
Based on the constraints, opportunities and the established development principles, the illustrative masterplan framework has been designed as a new neighbourhood that is a natural extension to Stafford, sitting carefully within its landscape setting.
Land Use Layout and Design • a residential-led, mixed use new community, capable of • connect and integrate with the existing Castlefi elds development, accommodating approximately 2,200 homes. existing communities in Doxey and Rowley, and the town centre.
• a mix of homes providing a range of accommodation sizes, • ensure that new development responds appropriately to the types and tenures to attract a broad and vital community. Extra neighbouring Castlefi elds estate and protects its residential care and specialist housing will also be provided close to the amenity through separation and low density development. neighbourhood centre. • create a hierarchy of streets to help defi ne the character of the • a new primary school located in a central position, close to the place and improve movement as well as legibility. existing neighbourhoods at Doxey and Castlefi elds, acting as a • the use of perimeter blocks to create a strong, legible structure of wider community resource, with an extended range of uses and streets and spaces. opening times. • create a transitional low density residential zone between Mayock • a new neighbourhood core located at the heart of the scheme, Crescent and Lara Close in response to local resident comments. providing a small cluster of shops, business uses, health and community facilities around a shared surface urban space. • create an urban form that responds positively to views of the Castle, by orientating streets and spaces to enhance the visual • creation of an urban form that responds positively to existing connection. walking and cycling routes, particularly the ‘Way for the Millennium’. • retain existing trees, hedgerows and water bodies as part of wildlife corridors and a network of green spaces.
• use existing trees and landscape features to give character and maturity to the scheme by acting as focal points to areas of public open space, wherever possible.
• combine opportunities to retain existing hedgerows with opportunities to enhance visual linkages to the Castle and the strategic cycle route, by creating linear green spaces.
20 Burleyfields Area of proposed school site reduced following feedback from the education authority
Density of potential residential development reduced to low density
FIGURE 7.1 ILLUSTRATIVE MASTERPLAN FRAMEWORK 21 Access and Movement Built Environment and • a number of green avenues/corridors • maximising walking and cycling links Integrated Landscape acting as linear parks providing easy to the town centre and other key access to green space and recreation • to respond positively to the design destinations. opportunities fi ltering views by creating a opportunities presented by the quality cascade of tree and roof line. • develop a primary route through the site of the built heritage and natural connecting the new community to the environment. • linear parks acting as legible connections town centre via Newport Road, Doxey to the local centre and primary school, • protect areas of potential archaeological Road and to Doxey. existing foot and cycle connections interest. including the Way for the Millennium, • develop a hierarchy of streets to • use the design process to mitigate the and walking links to the town centre and refl ect their role and function including impacts of Climate Change. railway station. secondary routes, and to respond to the character of individual areas within the • axial vistas radiate from the south, • along the southern edge a sequence of new community. connecting views from the ridgeline down green open spaces will connect the area’s the slope towards the Golf Course and landscape network with the Golf Course • links to the existing pedestrian and cycle Castle beyond. and surrounding ecological resources. network through the development site: These parks will also provide a green • streets generally run along the contours • to and along the Stafford Western foreground to development, softening to make an easy environment for walking Access Route (Martin Drive to Doxey views from the local surroundings. and cycling. Road) • formal play provision including sports • develop a network of multifunctional • to and along The Millennium Way pitches provided at varying points around green infrastructure including a (NCN55) the new community. Destination Park for recreation, • to and along Castle Street, linking to enhancing biodiversity and sustainable • to create a hierarchy of streets of differing the rail station and town centre drainage. purposes.
• east to the existing Castlefi elds • maximise the potential for sustainable • creation of a series of Character Areas estate and through to Kingsway and drainage system to slow down surface through the design process to respond Newport Road water run-off, reduce the risk of fl ooding, to the circumstances of the site and to create a varied form of development • north to Doxey to improve water quality, and create new habitats for wildlife. and urban structure to respond to • west to the countryside characteristics of the site, with higher • green corridor created along existing densities around the public transport • enhanced connections to the Way for the Public Rights of Way (PRoW) enclosed route, the local centre and close to the Millennium cycle and foot path. by a double hedgerow and mature trees, existing urban edge, with lower densities with planting along the ridge intensifi ed to • opportunity to improve the Way for the along the southern edge of the site near create a green backdrop to the scheme. Millennium with natural surveillance the Castle. and potential to incorporate it into the • a wooded eastern edge which sensitively landscape and public realm strategy. responds to the habitats provided by • recognising the historic (as well as the trees and pond adjacent to the amenity) value of the local footpath development area boundary. network, the framework seeks to retain, but also augment routes where possible and, in the case of the processional route across the golf course, serves to address its long standing and ongoing degradation.
• a new bus route, or extension to an existing service to run in a loop through the scheme, ensuring every home is within 5 minutes walk of a bus stop.
22 Burleyfields FIGURE 7.2 ILLUSTRATIVE MOVEMENT FRAMEWORK 23 8. Land Use Plan
8.1 The land use plan identifies the broad, overall distribution of land uses across the Strategic Development Location (SDL). These include residential, employment and retail uses together with public open space, playing fields and a primary school.
8.2 The land use plan also shows potential density of residential areas, with higher density areas being closer to the existing built-up area of Stafford. Densities then decrease at the southern most parts of the development area to respond to and protect the setting of Stafford Castle.
8.3 Employment/mixed use areas are located adjacent to the railway line on the north western edge of the SDL. The plan also shows water attenuation features across the development. The exact locations of these will be informed by detailed drainage strategies that will accompany future applications.
Area Ha Ac Residential - Lower Density 14.09 34.82 Residential - Medium 19.67 48.59 Density Residential - Higher Density 12.61 31.17 Mixed Use 4.59 11.34 Employment 2.16 5.33 Retail 0.36 0.89 School (2 Form Entry) 1.93 4.77 Public Open Space 30.73 75.93 Allotments 1.54 3.80 Proposed Attenuation Pond 3.70 9.14 Shared Surface Area 0.68 1.69 FIGURE 8.1 LAND USE PLAN & SCHEDULE Infrastructure 2.44 6.04 01. Pub Site (Built) 0.67 1.65 02. Residential Development 2.84 7.01 St. Modwen 03. Proposed Bellway Homes Residential 7.68 18.98 Development 04. St Modwen Land 4.03 9.95 Total 109.72 235.18
24 Burleyfields Implementation Strategy 8.4 The new neighbourhood will be delivery of the 2 FE primary school is a 8.7 Section C of the Stafford Western developed over a number of years, priority, and the developers and landowners Access Route will also need to be provided through a series of planning applications. will work with the Councils to facilitate in conjunction with the early phases of Development is expected to commence early transfer of land to enable the County housing, which will be available for traffic on the area south of Doxey Road. An early Council to deliver the school. To meet the to use after the first 400 houses have been application is also anticipated on the Rugby primary education needs of the remainder completed. The County Council’s current Club land in order to facilitate the relocation of the development (approximately 2,000 programme indicates that Section A and B of Stafford Rugby Club. It is expected that homes) a 2 FE primary school will be of the Stafford Western Access Route (A34 the first new homes will start to be delivered required, with the provision of infrastructure Foregate to Doxey Road), which are publicly from 2015 onwards. and common areas for the primary school funded, will be delivered by 2018. next to the local centre, together with 8.5 The timely delivery of infrastructure, 8.8 In terms of sport and recreation sufficient classrooms for the first 1 FE on the from roads to services to open spaces to provision the Destination Park will need to occupation of the 250th dwelling beyond the community facilities is critical to the success be open and available for community use first phase of development south of Doxey of the new neighbourhood. The local plan after 1,000 new houses have been occupied Road for 170 homes, subject to delivery identifies the social infrastructure to be together with outdoor sport pitches, which by the County Council. A further ½ FE of delivered as part of the new neighbourhood, may be provided as part of the primary accommodation will be available for use on including a new Primary School. The new school infrastructure so would be available the commencement of the 500th dwelling School is considered a vital component of earlier in the scheme. beyond the first phase of development, and the new neighbourhood and is identified the final ½ FE of accommodation available 8.9 Specific triggers for the timing of the in the illustrative masterplan as located for use on the commencement of the delivery of infrastructure will be established within the heart of the local centre. In order 1,000th dwelling beyond the first phase of through the planning application process to meet education needs in the short term development. and infrastructure phased with the delivery some additional capacity will be required of new homes and businesses. New at Doxey Primary School to accommodate 8.6 The new neighbourhood centre will be infrastructure is likely to be secured through needs arising from the first phase of required at completion of 1,000 new houses. S106 and S278 agreements between development south of Doxey Road. Early It will make provision for new retail facilities landowners, developers, the Borough and make land available to accommodate and County Councils in consultation with community facilities. relevant stakeholders and infrastructure providers.
25 9. Planning Applications
9.1 Planning applications will be guided 1 Affordable Housing Statement by the principles and issues identified in 2 Air Quality Assessment this masterplan framework document. The framework is based on information 3 Biodiversity Survey and Report
currently available. As further work is 4 Economic Statement undertaken, elements of the new community may need to evolve and change. The 5 Environmental Statement/Environmental Impact Assessment masterplan framework is intended as a 6 Flood Risk Assessment and Drainage Strategy flexible document to guide further work and 7 Heritage Asset Statement ensure a coordinated approach. Planning applications will need to be accompanied by 8 Land Contamination Assessment a number of technical reports. Depending 9 Landscape Assessment upon the scale of development within any application, the following may be required: 10 Noise Assessment
11 Open Space Assessment
12 Planning Obligations Heads of Terms
13 Statement of Community Involvement
14 Transport Assessment
15 Travel Plan
16 Tree Survey/Assessment
17 Habitat Regulations Assessment
26 Burleyfields 10. Appendix 1: Extract from Plan for Stafford Borough, Policy Stafford 3
Within the area West of Stafford identified Housing Environment on the Policies Map a sustainable, well i. Delivery of approximately 2,200 new vi. A comprehensive drainage scheme will designed mixed use development will be homes with 30% being affordable housing be delivered to enable development of the delivered by 2031. Any application for in the context of Policy C2, through a mix Strategic Development Location which development on a part or the whole of the of housing types, tenures, sizes and styles will include measures to alleviate flooding area should be consistent with a master with proportions of 2, 3 and 4 bedroomed downstream on Doxey Brook and tributaries plan for the whole Strategic Development properties; to the River Sow; Location. The master plan for the whole site should be produced by all developers ii. Provision to meet the needs of an vii. The development will deliver a proportion involved in the development of the site and ageing population through new extra care of on-site renewable or low carbon energy agreed by the Council prior to applications and specialist housing provision close to solutions including associated infrastructure being submitted. Any application for a Stafford town centre; in the context of Policy N2; component of the whole site must be viii. The high quality of the historic accompanied by a specific master plan environment in this area must be taken into which shows the relationship of the Design account and the significance of relevant application area to the wider Strategic iii. The development takes place on heritage assets be protected and enhanced, Development Location. The design of a ‘neighbourhood’ approach with the including the setting of Stafford Castle and the application should not prejudice the provision of a mix of uses including local sight lines to St Mary’s Church in Stafford delivery or design of the wider Strategic retail facilities, public open space, social town centre; Development Location. Development must and physical infrastructure, a primary deliver the following key requirements: school, and a community building including ix. Protect nature conservation interests provision for a library service and health including Doxey Brook & Burleyfields BAS facilities; (Biodiversity Alert Site) and Doxey Marshes SSSI; iv. New small-scale employment areas providing a total of 5 hectares of new readily x. Necessary measures to avoid and available land incorporated into new housing mitigate the impact of development development areas; on the Cannock Chase Special Area of Conservation, including Suitable Alternative v. The development will be based on using Natural Greenspace will be provided; sustainable construction methods in the context of Policy N2; xi. Provision of a network of multi- functional green infrastructure taking into account existing on-site features, such as hedgerows, tree lines, drainage ditches, archaeological remains, culverted watercourses traversing the site and Public Rights of Way with play areas and green corridors allowing wildlife movement and access to open space.
27 Transport Infrastructure xii. An access, transport and travel plan xv. Link from Martin Drive spine road to xx. Standard telecommunication strategy for the Strategic Development Doxey Road with potential upgrade to connections will be provided to link to the Location that maximises travel and railway bridge required for the development Stafford exchange enabled with Superfast accessibility by non-car transport modes via west of Stafford as part of the Stafford Fibre Access Broadband; safe, attractive and conveniently designed Western Access Improvements, together xxi. Primary health care provision delivered street, pedestrian and cycling connections with new or enhanced bus routes as well as by increased capacity through master within the development and to Stafford town cycling & walking links to existing routes to planning. centre, nearby existing and new employment the town centre and other key destinations; areas. The strategy shall identify access Developer contributions will be required to xvi. Suitable Alternative Natural Greenspace points to the site and between the site provide the strategic infrastructure needed (SANGS) required through on-site/off-site and the existing settlement. It shall also to achieve a comprehensive sustainable provision/ management at Cannock Chase; identify construction access arrangements development at this Strategic Development that do not disrupt existing residents and xvii. Electricity connections and sewage Location. improvements to transport capacity along capacity improvements required to meet the A518 Newport Road and its roundabout; additional housing development;
xiii. Support delivery of the Western Access xviii. A new primary school will be provided, Improvements and associated transport and financial contributions to support additional capacity with new provision at improvements, specifically providing phase existing secondary schools; 1 from Martin Drive to Doxey Road; xix. Creation of a new destination park xiv. There will be an interconnected for children’s play areas and multi-use network of streets serving the development games areas in association with SANGs producing discernible and distinctive requirement if provided on-site; neighbourhoods and places integrated and linked to existing areas, taking into account the existing Rights of Way network;
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