REPRESENTATION NO: 967
Louise Steel of Framptons
on behalf of Bracebridge Holdings Ltd
Hearing Session 5: Site Allocations for Housing
Windmill Green Housing delivery document
Submission to Coventry City Council Local Plan Examination
June 2016
BMD.16.0004.RP.001C Project Number: BMD.16.0004 Document Reference: BMD.16.0004. RP.001 Revision Purpose of Issue Originated Reviewed Date - Working draft NT LB 21/03/16 A Draft NT NT 21/06/16 B Submission Draft NT LB 23/06/16 C Final Submission NT LB 24/06/16
BRADLEY MURPHY DESIGN LTD
5 The Courtyard, Hatton Technology Park, Dark Lane, Hatton, Warwickshire, CV35 8XB Company No: 7788475
This report is the property of Bradley Murphy Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without the written consent of Bradley Murphy Design Ltd. CONTENTS
Contents
01 Introduction 02 Planning policy context 03 Urban context 04 Landscape context 05 Visual context 06 Environmental and technical considerations 07 Access and traffic 08 Challenges and opportunities 09 Concept masterplan 10 Masterplan principles 11 Delivery and phasing 12 Conclusions
Windmill Green 1 Housing Delivery Document 01 INTRODUCTION
01 Introduction
1.1 This document has been prepared by Bradley Draft Allocation Murphy Design (BMD) on behalf of Bracebridge Holdings Ltd who own land at the Windmill Hotel 1.7 The Site is identified by Coventry City Council’s draft and Golf Course, which is proposed for an urban Local Plan (January 2016) within an area that could extension to accommodate new homes and public accommodate a Sustainable Urban Extension know open space herinafter referred to as the Windmill as H2:2 Eastern Green SUE (figure 2). Green Site (figure 1). 1.8 The draft Eastern Green SUE allocation proposes:
Purpose • 2250 new homes; • 15ha of employment land adjacent to the A45 1.2 The purpose of this document is to consider the (policy JE2); capacity of the Site for new homes and demonstrate how proposals could meet the economic, social • A Major District Centre (policy R1); and environmental objectives of sustainable • Provision of 1 2FE Primary School; development. • New grade separated junction from the A45 to 1.3 The document demonstrates how the Site could be provide primary site access; designed for development and: • Creation of publicly accessible green corridors • Describes the urban and landscape context; along the Pickford Brook and its tributaries; • Appraises the constraints and opportunities; and • Retention of a medieval moat at Pond Farm; • Demonstrates how the Site could be integrated with • Retention of important hedgerows; and the existing settlement pattern and other areas of • Inclusion of appropriate screening to Pickford proposed development. Green
1.4 The document supports the delivery of Coventry City 1.9 The draft allocation extends west of Allesley to Council’s draft Local Plan which identifies a number Pickford Green Lane; south to Upper Eastern Green; of strategic site allocations which will help plan for and is bound to the north by the A45 dual carriageway. 24,600 new homes between 2011 and 2031.
1.5 The Site is part of H2:2 Eastern Green SUE. The Site Location document solely focuses on the eastern land parcel 1.10 The Windmill Green Site comprises an area of some of the strategic location, edged red on the image to 32ha. south of the A45 and west of Allesley Green. the left (figure 1). The remainder of the allocation to The Site is well located to access the strategic the west falls outside of the control of Bracebridge highway network. Holdings. However discussions are ongoing between all parties to ensure that the allocation can be successfully delivered.
1.6 The Site is a logical extension to the west of Coventry City and is located within a suitable and sustainable location for future development in accordance with national and emerging local planning policies. The Site has no constraints preventing development and is a deliverable Site for housing.
Windmill Green 2 Housing Delivery Document 01 INTRODUCTION
Figure 1 Windmill Green Site Location
Figure 2 Eastern Green SUE draft allocation
Windmill Green 3 Housing Delivery Document 02 PLANNING CONTEXT
02 Planning Policy context
National Planning Policy Framework 2.5 The Framework makes it absolutely clear that land cannot be taken out of the Green Belt without an 2.1 Any development proposals need to be in accordance appropriate Local Plan policy. with the National Planning Policy Framework published on 27th March 2012 ‘the Framework’ and 2.6 The land contributes little to the purposes of the the Development Plan at the local level. Green Belt in this location and is clearly appropriate for removal. 2.2 The heart of the Framework seeks to ensure that planning helps to achieve sustainable development and a ‘presumption in favour of sustainable Coventry and Warwickshire joint SHMA development’ is therefore the basis for every plan 2.7 The Site is located in the Coventry and Warwickshire and every decision. Of particular importance to the joint SHMA. The Coventry and Warwickshire Joint Framework is the need to deliver a wide choice of high SHMA considered a range of scenarios and impacts quality homes and to boost significantly the supply relating to population dynamics and household of housing. This is informed by a full, objectively formation. assessed need for market and affordable housing in that specific housing market area. 2.8 Through the course of developing the Joint SHMA the city’s projected housing need has grown 2.3 The Site represents an opportunity to help meet the substantially. This has been reflective of new research Council’s housing need. and data relating to:
2.4 The Framework sets out a range of ways by which • the 2011 Census; Local Planning Authorities should boost the supply • unattributable population change; and of housing and requires that: • a relative reduction in projected growth within • Every effort should be made objectively to identify Warwickshire. and then meet the housing, business and other development needs of an area, and respond 2.9 This has produced a magnet like effect for the city, positively to wider opportunities in the housing and in part at least reflects the success of the Regional market area (para 17); Strategy and its ambitions to grow the principal urban • Local Planning Authorities should use their evidence areas of the West Midlands – including Coventry. This base to ensure that their Local Plan meets the full, has resulted in an Objectively Assessed Need for objectively assessed needs for the market and housing of 42,400 homes between 2011 and 2031. affordable housing in the Housing Market Area (para However, the Coventry Local Plan 2016 recognises 47); that not all of these homes can be delivered within the city’s boundaries. • Local Planning Authorities should identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer 5% to ensure choice and competition in the market for land; and • Local Planning Authorities should identify a supply specific, developable sites or broad locations for growth for years 6 – 10 and where possible, years 11 – 15 (para 47).
Windmill Green 4 Housing Delivery Document 02 PLANNING CONTEXT
SHLAA 2.13 The level of housing delivery required across Coventry over the course of the plan period will 2.10 Following a thorough consideration of sustainable present both challenges and opportunities. When development principles, the constraints identified assessing the remaining land supply approximately in the NPPF and a thorough assessment of land 55% is identified as being on brownfield land, whilst options through the Council’s updated SHLAA 2015, approximately 27% of total supply will be delivered a capacity of up to 25,000 homes has been identified. on land that was designated Green Belt prior to this The Council considers that this provides a degree Plan. of flexibility in relation to an agreed requirement of 24,600 homes (C&W MOU on housing requirements). 2.14 In order to accommodate this requirement, the The Council also considers that this will reflect a emerging Local Plan proposes a number of strategic minimum housing requirement and is at a level that is site allocations, including the Site, which forms part sustainable, deliverable, realistic, and achievable. of the Eastern Green SUE allocation.
Draft Local Plan 2.15 In this context the Site represents an opportunity to help meet the Council’s housing need through 2.11 Table 4.1 in the Draft Local Plan identifies the balanced delivery of housing. Council’s housing land supply and sets out how this requirement will be met. 2.16 The draft policy H2 states that Eastern Green could accommodate up to 2,250 dwellings and the Housing Land Supply Number of Inspector’s report into Coventry’s 2009 Core Strategy Components Homes (net) recognised that the Site is well placed to contribute Past net Completions 4,114 to the necessary “minimum executive” housing Sites with Planning Permission 5,419 requirement. Moreover, the Inspector stated that he Sites under Construction 1,126 was; “content that this is a generally sustainable location for significant new housing”. SHLAA Sites 3,767 Proposed Site Allocations 8,915 (Local Plan) Summary Proposed Site Allocations 1,330 2.17 There is a need in planning terms to identify sustainable (City centre AAP) and deliverable sites for residential development in Small Site Windfall Allowance 352 the District to meet emerging needs. The remaining TOTAL 25,023 sections of this document demonstrates though a site appraisal that the Site has no constraints to development, and through an indicative masterplan, 2.12 The 24,600 homes forms an integral part of the the realistic number of houses that can be delivered emerging Development Plan for the City, the Local on the Site. Plan 2016
Windmill Green 5 Housing Delivery Document 03 URBAN CONTEXT
03 Urban context 1900
Pattern of development 3.1 Mapping dating back to 1900 illustrates how Allesley Village established around All Saints Church and alongside the Birmingham Road to Windmill Farm, which now forms part of the Windmill Hotel complex. Allesley Hall and Allesley Park lie south of the village. The 1900 map also illustrates settlement at Lower Eastern Green, Upper Eastern Green and Pickford Green (figure 3).
3.2 Post War and later 20th Century development saw the rapid expansion of Coventry’s suburbs together with new highways infrastructure. Later 20th Century development extends to the Site’s eastern edge and 1970 south along Upper Eastern Green Lane. Opposite the Site residential and employment land uses extend along the A45/ Birmingham Road.
3.3 Allesley Village has been effectively annexed from surrounding settlement by the A45 and A4114 dual carriageways.
3.4 North of the A4114 Allesley Park forms a green wedge between neighbourhood areas. West of the A45 the green wedge extends through Juniper Park to the Site.
3.5 Existing settlement extends north, east and south of the site. Development would provide a logical extension to this existing pattern. The proposals would create opportunities to extend open space Present corridors through the Site with improved access to adjacent neighbourhoods and park areas.
Figure 3 Historic Growth
Windmill Green 6 Housing Delivery Document 03 URBAN CONTEXT
Allesley Village
Allesley Green
Upper Eastern Green Lane
Windmill Green 7 Housing Delivery Document 03 URBAN CONTEXT
Accessibility and connections Public Transport 3.6 Providing high quality connections will be essential 3.8 The existing 900 bus route provides 4 peak services to establishing a strong sense of place. Enhancing an hour to Birmingham, Birmingham Airport, existing pedestrian and cycle access to create clear, International Station/NEC and Coventry. The service direct and safe links to existing and new facilities could stops on the A45 adjacent to the Site’s northern benefit both established and new communities. The boundary and 250m south-east of the Site at the Park proposals would also seek to maximise opportunities Hill terminus. to use public transport. Walking and Cycling 3.7 The Windmill Green Site is located within walking 3.9 There are existing pedestrian routes along the eastern distance of a Convenience Store and nursery at and southern boundaries of the Site providing access Allesley Green. Park Hill Primary School and Allesley to Allesley Green and Juniper Park. Park Hill Lane Primary School are within 1km of the Site (figure 4). A footpath/ cyclepath provides an existing link to Park primary school, community facilities and employment Hill Primary School. There are toucan crossings at would also be required as part of the wider Eastern the A45/A4114 junction linking Allesley Green with Green allocation. Allesley Village. On the opposite side of the A4114 there is currently no signalised crossing to Allesley Park.
Allesley Green convenience store
Opportunities to improve access over the A45 to reach Allesley Park
Windmill Green 8 Housing Delivery Document 03 URBAN CONTEXT
Figure 4 Accessibility and connections
KEY
Site
Eastern Green SUE draft allocation
Primary Schools
1km radius from Primary Schools
Local shops/ amenities
Parks
900 bus service
Bus stops
Windmill Green 9 Housing Delivery Document 04 LANDSCAPE CONTEXT
04 Landscape context
Site description Topography 4.1 The Windmill Hotel, associated buildings, car parking 4.3 The Site broadly sits on the valley sides and valley and grounds are located adjacent to the A45. The floor of the Pickford Brook. The Brook flows in a majority of the Site comprises an 18 hole golf course. south-easterly direction across the Site and then east with features that include linear groups of ornamental through Juniper Park and Allesley Park. A tributary trees, the Pickford Brook and a large pond feature. to the Brook flows alongside the southern boundary of the Site. North and east of the Site, settlement sits 4.2 Opposite the A45, there is a hotel, offices and industrial over higher ground between the Brook and River land uses. Two detached properties with large rear Sherbourne. South and west of the Site landform gardens mark the north western corner of the Site. rises to Lower Eastern Green, Upper Eastern Green The Site’s outer edges are bound by hedgerow and and Pickford Green. (figure 5) occasional hedgerow trees. The existing settlement edge is characterised by the boundaries of rear gardens with fencing and coniferous trees.
Landscape character Figure 5 Topography analysis
Windmill Green 10 Housing Delivery Document 04 LANDSCAPE CONTEXT
Character Green Belt 4.4 Landscape Character is described by National, 4.9 The proposed development is located within the County/ District and Local scale assessment. The Green Belt surrounding, and covering, the landscape most detailed assessment of landscape character between Coventry and Birmingham. The primary within the vicinity of the Site is provided by the purpose of the Green Belt is to prevent coalescence ‘Coventry Urban Fringe Landscape Assessment and of urban areas. Guidance’ which defines the character, condition and management priorities of Land Cover Parcels (LCP). 4.10 The Inspector of the 2009 Core Strategy recognised the suitability of Eastern Green SUE as a location for 4.5 The Site is located within LCP AR01o which is “significant new housing”. However, the Inspector summarised as: ‘Degraded arable landscape on also expressed concern regarding the possible urban fringe, with little sense of cohesion.’ detrimental effects on the ‘Meriden Gap’ between Eastern Green and Meriden to the west.
4.6 West of the site between Pickford Green and Upper 4.11 To establish whether development of Eastern Green Eastern Green LCP AR01r is described as: ‘Generally SUE would result in coalescence between the two intact rural landscape, but hedges become gappy settlements, an evaluation on behalf of the promoters and are in decline.’ of the wider allocation, was carried out to assess the potential effects upon the Green Belt. 4.7 To the south LCP AR01q is described as: ‘Degraded arable landscape on urban fringe, with a declining 4.12 The assessment prepared by Oxtails Planning and strength of character.’ FPCR Environment and Design Ltd established that coalescence would not occur through development of Eastern Green SUE as “The interaction of distance, Designations rolling topography and a very well established landscape pattern of small woodlands, robust 4.8 Within the Site a Public Right of Way (PRoW) hedgerows and numerous hedgerow trees results in follows the eastern boundary. Adjacent to the Site a an intimate mature character with limited long range PRoW follows the southern boundary. There are no views of significance” landscape or wildlife designations within the Site.
The Windmill Hotel viewed from the west
Windmill Green 11 Housing Delivery Document 05 VISUAL CONTEXT
05 Visual context
Visual context 5.5 The golf course, hotel and adjacent mixed land uses reflect the Site’s urban fringe location. In views 5.1 In views from the north, development adjacent to the from the proposed allocation, the Site is seen within A45/Birmingham Road, together with a drop in land the context of the existing hotel, heavily manicured form obscures the Site from view. In views from the golf course and adjacent built form. Development A45 the Windmill Hotel, boundary vegetation and proposals should retain existing Public Rights of Way, land form contain the site. and river corridors within high quality public open space. Open space corridors would create strong 5.2 In views from public footpaths within the proposed linkages with existing parks, the allocation and wider Eastern Green allocation, the Site is seen in the countryside. context of existing built form, adjacent housing areas, the Windmill Hotel complex, and the nine storey tower of the Britannia Coventry Hill Hotel.
5.3 South and west of the proposed allocation views of the Site are obscured by boundary hedgerows, landform and intervening settlement.
5.4 Local views of the Site are seen from adjacent dwellings and Public Rights of Way.
Figure 6 Viewpoint locations
Site
ConclusionViewpoint 1: Looking north-east towards the site from PRoW
Windmill Green 12 Housing Delivery Document 05 VISUAL CONTEXT
Site behind hedge
Viewpoint 2: West along the site’s southern boundary from PRoW
Site on lower ground behind buildings
Viewpoint 3: South towards the site from PRoW
Site Windmill Hotel
Viewpoint 4: North towards the site from PRoW
Windmill Green 13 Housing Delivery Document 06 ENVIRONMENTAL AND TECHNICAL CONSIDERATIONS
06 Environmental and Technical considerations
The following paragraphs provide a summary of the various environmental and technical studies that have been undertaken to inform the proposed allocation and emerging masterplan proposals.
Ground conditions Archaeology 6.1 An Environmental Risk Assessment of the Site was 6.5 An Archaeology Desk Based Assessment of the Site carried out by WSP in March 2016. Since at least 1887 was carried out by Archaeology Collective in April a farm surrounded by fields was present on-site. By 2016. The Site has a moderate potential to contain 1989 Windmill Farm is shown on historical maps as remains dating back to the prehistoric period. There a hotel and during the 1990’s, the golf course was is also moderate potential for medieval and post developed. During approximately 1955-1992 sewage medieval activity. Due to the 20th century remodelling works were operating on-site and engineering works of the landscape to create the golf course, it is off-site and 20m to the north. likely that any surviving archaeological remains will have undergone some level of disturbance and are 6.2 The Site is underlain by the Allesley Member therefore very unlikely to be of national significance. Sandstones which are designated by the Environment Consequently, it is advised that further archaeological Agency (EA) as a Principle aquifer. The Site is work is limited to archaeological monitoring located in an area of coal mining, which indicates the and where necessary recording during intrusive possibility of unstable ground conditions, areas of fill groundworks which can be secured by condition of a and potential ground gases. consented scheme.
6.3 The key risks are considered to be associated Utilities with the golf course itself. A stockpile of soil of 6.6 A Utility Statement was prepared by WSP in June unknown provenance reportedly associated with the 2016. The Statement concludes that it should be construction of the golf course was observed during reasonable practicle for sufficient capacity to be the walkover survey and golf courses are commonly made available for the proposed development for associated with deposition of large volumes of fill and all utility services. Utilities provide no constraints to materials of unknown provenance. development of the Site. 6.4 It is advised that intrusive ground investigations across the Site would be required by planning conditions/ reserved matters to confirm the underlying ground conditions with a focus to the made/ remodelled ground, the stockpile and sewage works area. However there are no significant ground conditions constraints on the Site.
Windmill Green 14 Housing Delivery Document 06 ENVIRONMENTAL AND TECHNICAL CONSIDERATIONS
06 Environmental and Technical considerations
Drainage and flood risk 6.9 The Environment Agency and Coventry City Council have confirmed that they hold no records of previous 6.7 A Flood Risk Assessment (FRA) of the Site was flooding to the Site. Severn Trent Water has confirmed carried out by WSP in June 2016. The Site is located that there have been no incidents of flooding of the Site primarily within Flood Zone 1. Floodplains associated as a result of surcharged public sewers. To mitigate with the Pickford Brook and its tributaries are classed the risk of a proposed development exacerbating as Flood Zones 2 and 3. flood risks it is proposed to utilise SuDS for surface water drainage in accordance with the SuDS Manual. 6.8 The residential element of the development is classified as ‘More Vulnerable’ in accordance 6.10 It has been assumed that it will not be possible drain with Table 2 of the NPPF Flood Risk and Coastal surface water from the Site to ground via infiltration. Change Planning Guidance (PPG). More vulnerable The viability of discharge to ground via nfiltration development types are appropriate development will be confirmed at the detailed design stage and within Flood Zone 1. All residential development will be informed by the results of detailed ground would be located withon Flood Zone 1. investigations at the site, including soakage testing. site, which links the site to the A45 Birmingham Road.
6.9
View over the golf course
Windmill Green 15 Housing Delivery Document 06 ENVIRONMENTAL AND TECHNICAL CONSIDERATIONS
Heritage Arboriculture 6.11 A Heritage Assessment of the Site was carried 6.13 A Preliminary Arboricultural Assessment of the Site out by Heritage Collective in May 2016. Windmill was carried out by BMD in May 2016. Tree Preservation Farmhouse is Grade II listed. The mid-18th Century Order 264 (2001) titled ‘Windmill Village No.1’ building, located adjacent to the A45, is currently in includes a line of four trees within the hotel complex use as a hotel restaurant. The significance is primarily of which three remain. Many of the young golf course derived from the buildings age, front elevation and trees have been significantly compromised for a long- surviving internal features. There are a number of life by grass cutting machinery operation. There are curtilage listed outbuildings within the hotel complex. several older species within the Site including Alder The setting of the farmhouse has already undergone and Oak, which are in good condition and should be extensive change. The modern extensions largely retained. screen the wider Site area from the historic core of the building. 6.14 Wherever possible trees will be incorporated into the site layout. Planning applications would be informed by a full Arboricultural Assessment and Constraints Ecology Plan. 6.12 A Phase 1 Habitat Survey of the Site was carried out by BMD in May 2016. The Survey found the operational golf course to be of low habitat value. Features of interest include the boundary hedgerows and linear features, which include Pickford Brook, ponds, a lake and groups of semi-mature trees. There are no statutory wildlife designations within or adjacent to the site. There are local wildlife designations associated with Pickford Brook (Ecosite status) and Juniper Park (Pickford Brook Meadows LWS). As such, development would need to consider the value of the habitats and species present and provide adequate protection and enhancement measures.
Conclusions 6.15 There are no significant technical or environmental constraints to development of the Site and it is available and capable of delivery to help meet the housing requirements set out within the emerging planning policy context. It would provide the opportunity for a sustainable development in the west of Coventry City.
Windmill Green 16 Housing Delivery Document 06 ENVIRONMENTAL AND TECHNICAL CONSIDERATIONS
This drawing is the property of Bradley Murphy Design Ltd. Copyright is reserved by them and the drawing is issued on the condition that it is not copied, reproduced, retained nor disclosed to any unauthorized person either wholly or in part without the consent of Bradley Murphy Design Ltd.
KEY:
SITE BOUNDARY
POOR SEMI-IMPROVED SI GRASSLAND
A AMENITY GRASSLAND
A ARABLE GROUND
WATERBODIES
TREES AND WOODLAND
BROAD-LEAVED PLANTATION FEATURE
HEDGEROWS
COMPOST HEAP/DEBRIS PILE
BUILDING
XX TARGET NOTES
Rev Description Date
Bradley Murphy Design Ltd 5 The Courtyard Hatton Technology Park Dark Lane Hatton Warwickshire CV35 8XB
t: 01926 676496 e:[email protected] www.bradleymurphydesign.co.uk Client BRACEBRIDGE HOLDINGS
Project LAND AT WINDMILL HOTEL COVENTRY
Drawing Title PHASE 1 HABITAT SURVEY PLAN
This drawing is the property of Bradley Murphy Design Ltd. Copyright is reserved by them and the drawing is Drawn Checked Reviewed Date issued on the condition that it is not copied, reproduced, CS NTLB LB 14/04/2016 retained nor disclosed to any unauthorized person either Job No. Scale Sheet Size Revision wholly or in part without the consent of Bradley Murphy 16.00415.005 NTS A3 Design Ltd. Figure 7 Phase 1 Ecology Plan Drawing Number BMD.16.004.DR.002 - KEY:
SITE BOUNDARY
POOR SEMI-IMPROVED SI GRASSLAND
A AMENITY GRASSLAND
A ARABLE GROUND
WATERBODIES
TREES AND WOODLAND
BROAD-LEAVED PLANTATION FEATURE
HEDGEROWS
COMPOST HEAP/DEBRIS PILE
BUILDING
XX TARGET NOTES
Windmill Green 17 Housing Delivery Document
Rev Description Date
Bradley Murphy Design Ltd 5 The Courtyard Hatton Technology Park Dark Lane Hatton Warwickshire CV35 8XB
t: 01926 676496 e:[email protected] www.bradleymurphydesign.co.uk Client BRACEBRIDGE HOLDINGS
Project LAND AT WINDMILL HOTEL COVENTRY
Drawing Title PHASE 1 HABITAT SURVEY PLAN
Drawn Checked Reviewed Date CS NTLB LB 14/04/2016 Job No. Scale Sheet Size Revision 16.00415.005 NTS A3 Drawing Number BMD.16.004.DR.002 - 07 ACCESS AND TRAFFIC
07 Access and Traffic
The site lies alongside a principle transport corridor which links Coventry to Birmingham and Birmingham Airport and is well placed to access employment, education and retail opportunities together with the public transport networks.
7.1 The A45 is an all-purpose dual two lane carriageway 7.5 Coventry City Council seeks to prioritise through road. It also provides linkages to the strategic road traffic on the A45. The Council have confirmed that network connecting to the M42 to the west and A46 to their preferred approach to site access onto the A45 the East. To the west the road has a rural character, is a grade separated design. Any additional access with limited access and crossing opportunities, but would need to complement this approach whilst within the existing built up area in Coventry it has an protecting the principle of maintaining the A45 as a urban character with predominantly at grade junction high quality route. There are a number of emerging and crossings. options to achieve this which will be subject to more detailed design and evaluation. These are shown 7.2 There is significant transport investment planned illustratively on Figure 8. within the corridor including an interchange with HS2 that is likely to increase demand. The A45 is therefore 7.6 The proposed development will seek to integrate with both an opportunity, in terms of access to high quality existing pedestrian and cycle routes and enhance road links and public transport, and a constraint, in the existing provision. It is proposed to provide a terms of the existing severance between Allesley and new foot and cycleway link along the A45 to the east Eastern Green and to reconnect Allesley and Eastern Green to the benefit of existing and future residents. Within the site 7.3 Access to the site is via the westbound carriageway there is scope to create a comprehensive network of of the A45. Eastbound traffic must route via Pickford pedestrian routes which could link through into the Green Lane. There are consented plans to improve wider Eastern Green urban extension. the current access arrangements to the site which could be brought forward to serve the site and wider 7.7 Bus services would be extended into the site and a allocation. These improvements do not however suitable and accessible internal route provided within provide connectivity with the eastbound carriageway it. Overall the routeing will be developed to maximise and there are no existing crossings for pedestrians. the integration with existing services in adjacent areas. 7.4 To maximise the potential of the site, the access strategy seeks to address the needs of all road users 7.8 In addition to the primary access to the Site on the in the integration into existing routes. Priorities for A45 there is potential to provide links into the wider the access strategy are to: Eastern Green urban extension Site. Bus services could be extended into the site and integrated with • Facilitate integration with existing and planned existing services in adjacent areas. development on adjacent sites;
• Cater for all vehicle movements; and 7.9 Analysis of existing traffic flows for the A45 show • Facilitate pedestrian crossing of the A45 to address that cumulatively the Eastern Green SUE should the existing severance caused and to provide be deliverable with limited impact on the local road access to inter-urban bus services on the A45 networks. It is concluded therefore that suitable corridor. access can be achieved and that the impact on the local roads will not be severe in accordance with NPPF paragraph 32.
Windmill Green 18 Housing Delivery Document 06 ACCESS AND TRAFFIC
Figure 8 Access options diagram
Windmill Green 19 Housing Delivery Document 08 CHALLENGES AND OPPORTUNITIES
08 Challenges and Opportunities
Analysis of the Site and its context has identified development challenges and opportunities, which inform the development framework.
Challenges
• Retain open space within flood zones 2 and 3 of the Pickford Brook; • Retain the Grade II Listed Windmill Farmhouse with an appropriate setting; • Provide new tree and hedgerow planting to strengthen the site boundaries and establish a softer settlement edge when viewed from local footpaths; • Retain Public Rights of Way; • Enhance pedestrian and cycle provision through adjacent settlement and park areas; • Improve pedestrian provision to Allesley Village and Allesley Park; • Locate development so that it is well related to the existing settlement pattern; and • Maintain the privacy and amenity of existing residential properties which bound the site.
Windmill Green 20 Housing Delivery Document 08 CHALLENGES AND OPPORTUNITIES
Figure 9 Site challenges
KEY
Site View from local PRoW KEY Existing development Sensitive edge
Eastern Green SUE Grade II Listed Windmill Farmhouse
Movement barrier Flood Zones 2 and 3
Existing PRoW Site slopes
Windmill Green 21 HousingDevelopment Delivery Document Strategy 08 CHALLENGES AND OPPORTUNITIES
Opportunities
• Create a sustainable high quality residential development with a strong emphasis on good design and ‘place making’; • Provide around 500 market and affordable homes with associated infrastructure and public open space to help meet local need; • Provision of a mix of type, scale, mass, style and size of dwellings; • Retain the Windmill Hotel as a successful employment land use that is adjacent to the A45; • Provide a direct vehicular access into the Site from the A45; • Build upon existing pedestrian and cycle links around the Site to establish sustainable pedestrian and cycle access to local facilities and the open countryside; • Establish green corridors through the Windmill Green Site that can link to existing open space at Juniper Park, Allesley Park and proposals for the wider allocation; • Provide local areas of public open space with equipped children’s play; • Retain important trees and vegetation that can provide a mature landscape structure; • Retain and enhance connecting wildlife corridors; • Retain potential vehicular and bus links to the wider allocation area; and • Some replacement sports facilities.
Windmill Green 22 Housing Delivery Document 08 CHALLENGES AND OPPORTUNITIES
Figure 10 Site opportunities KEY
Site Retention of existing hotel business
Eastern Green SUE Potential vehicle access
Existing development Potential residential development area
Strategic highway network Other potential vehicle links
Existing PRoW Potential improvements to pedestrian/ cycle provision Potential green corridors Retention and enhancement of existing vegetation
Windmill Green 23 HousingDevelopment Delivery Document Strategy 09 CONCEPT MASTERPLAN
09 Concept Masterplan
Development objectives 9.5 The concept plan illustrates the underlying framework principles for Windmill Green. The proposals would 9.1 Key development objectives underpin masterplan build upon the existing features and land uses of the proposals for the Windmill Green Site. These are Site. The Hotel would be retained as a successful informed by the Site’s opportunities and challenges employment land use. The Brook and it’s tributary and the principles of sustainable development. would provide a natural route for green corridors creating physical and visual connections to the A connected place wider open space network. Connections to adjacent 9.2 The proposals will establish a clear pattern of streets neighbourhoods would be enhanced with the and public open spaces with clear connections to provision of improved pedestrian and cycle routes adjacent areas. The success of the scheme will and road crossings. Vehicle access to the Site would require enhanced pedestrian and cycle links to local be from the A45, which is well related to the strategic facilities such as schools and parks. The movement highway network. The masterplan identifies potential hierarchy of the development would respond to the pedestrian, cycle and vehicle links to proposals requirements of the following key users in this order: within the wider allocation. • Pedestrians • Cyclists • Buses • Cars KEY
Site within draft allocation H2:2 Sense of community 9.3 Proposals respond to the scale, form and uses of Existing watercourses and ponds the local context. Development at Windmill Green Pedestrian/ cycle links will need to provide a scale and mix of housing that
is appropriate to neighbouring communities. Public Existing public right of way open space, access to local facilities and employment areas will need to meet a range of community and Vehicle access
leisure needs. Potential vehicle link to wider H2:2 allocation
Landscape infrastructure for people and wildlife Primary route- potential bus route 9.4 High quality public realm will play a key role in creating Primary and secondary routes a strong sense of identity at Windmill Green. Public Existing hotel employment retained open space will build upon the Site’s existing assets
which include water courses and mature trees. Proposed residential development
Development parcels within the wider allocation H2:2
Proposed formal and informal public open space
Existing and proposed green infrastructure
Proposed attenuation feature
Windmill Green 24 Housing Delivery Document 09 CONCEPT MASTERPLAN
Figure 11 Concept Masterplan
Windmill Green 25 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
10 Masterplan Principles
Built form framework 10.1 The development framework responds to the Residential Area Hectares Acres topography, watercourses, landscape features, local 1 1.7 4.2 land uses and development pattern. The street pattern would provide a finer grain character to the scheme 2 0.6 1.5 with homes overlooking public open space, streets 3 1.4 3.5 and green corridors. The table opposite provides an 4 3.3 8.0 initial estimate of the potential developable area for 5 0.9 2.2 the Site. 6 0.6 1.5 7 1 2.5 8 2.5 6.2 9 0.5 1.2 10 0.5 1.2 TOTAL 13 32 Figure 12 Residential schedule
Windmill Green 26 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
Figure 13 Built framework
KEY
Site boundary
Development parcels
Development parcels within the wider allocation H2:2
Windmill Green 27 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
Connectivity and movement 10.2 The movement strategy for the Site would provide a hierarchy of vehicular routes to establish a highly legible development. The potential for walking and cycling would be maximised by an internal layout of permeable and safe pedestrian and cycle routes. The proposals would also link to the wider movement network and proposals for the Eastern Green allocation (Figure 14).
Key principles:
• Vehicular access from the A45 including a new signalised crossing • Bus stop on the A45 and potential bus route through the Site ensuring all parts of the site are within 400m of a bus stop; and • Enhanced and new pedestrian and cycle routes to nearby facilities and the wider allocation.
KEY
Site boundary Primary route - potential bus route
A45 Secondary routes
Development parcels Existing and proposed footpath and cycle routes
Development parcels within the wider allocation H2:2 Centre/ focal
Windmill Green 28 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
Figure 14 Connectivity and movement
Windmill Green 29 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
Green Infrastructure 10.3 Windmill Green would provide significant new areas of publicly accessible green infrastructure. These would be supplemented with new native tree planting to strengthen the existing hedgerows and tree resource within the Site. The landscape framework would provide a range of public open spaces which could include sports facilities. These open spaces would be connected by a network of green corridors derived by linking and augmenting the existing watercourses within and adjacent to the Site. Green infrastructure would provide over and above the quantum of open space required by the Coventry Green Space Strategy Standards.
Key Principles:
• Creation of publicly accessible green corridors along the Pickford Brook and its tributaries; • Retention of important hedgerows; • New native tree and shrub planting to augment amenity and wildlife value; and • Continuous corridors of open space with links to the adjacent Juniper Park and the wider Eastern Green allocation.
Windmill Green 30 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
Figure 15 Green infrastructure
KEY
Site boundary
Development parcels
Development parcels within the wider allocation H2:2
Strategic open space
Green corridors
Windmill Green 31 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
Blue Infrastructure 10.4 The Pickford Brook and its tributaries would be retained on their current alignment within green corridors of public open space. Surface water would be managed using a network of swales, which would connect to watercourses within the lowest parts of the Site. Attenuation features would manage the flow and quality of surface water through the Site. Figure 16 opposite indicates the location and network of attenuation features for the proposal. Incorporated at an early stage of the master planning process, SuDS can be designed fully within the scheme and create new landscape features and habitats as part of the wider landscape strategy.
10.5 The surface water drainage strategy proposes to discharge runoff from the Proposed Development at restricted rates to the watercourses that flow through the site. The Coventry Strategic FRA requires that flows should be restricted to Greenfield QBar less 20% for any site. This is required for both new and redeveloped sites. It is proposed that three attenuation basins are incorporated across the Site.
Windmill Green 32 Housing Delivery Document 10 MASTERPLAN PRINCIPLES
Figure 16 Blue infrastructure
KEY
Site boundary
Contours Proposed swale
Development parcels Proposed pond
Development parcels within the wider allocation H2:2 Outfall to watercourse
Existing watercourse
Existing ponds
Windmill Green 33 Housing Delivery Document 11 DELIVERY AND PHASING
11 Delivery and Phasing
The outline phasing strategy would enable the early delivery of housing at Windmill Green.
Phases 1 and 2 11.1 A new access or improvements to the existing access in combination with a bus stop and pedestrian crossing. This could enable the early delivery of circa. 200 new homes over a period of two years. The homes would benefit from existing and improved links to local amenities and infrastructure, which are within walking distance of the Site.
Phases 3 and 4 11.2 Completion of the primary street. This would provide a bus connection to development within the wider allocation to form a continuous route. Pedestrian and cycle routes would also provide connections to proposed housing and amenities within the wider allocation.
Completion 11.3 A final phase close to the Site access would minimise construction traffic through the Site. It is anticipated that the scheme could be completed within five years of commencement on-site.
Key milestones Completion date Dwellings Site allocation March 2017 Planning approvals March 2018 Phases 1 and 2 2020 200 Phases 3 and 4 2022 230 Phase 5 2023 70 Figure 17 Anticipated delivery dates assuming two housebuilders on Site
Windmill Green 34 Housing Delivery Document 11 DELIVERY AND PHASING
Figure 18 Outline phasing strategy
KEY
Site boundary
Development parcels
hases Development parcels within the wider allocation H2:2 hases hases
Proposed construction phase * * *
hases hases hases
Windmill Green 35 Housing Delivery Document hases hases hases 12 CONCLUSIONS
12 Conclusions
The development proposals on behalf of Bracebridge • The scheme would deliver affordable and market Holdings Ltd demonstrate: housing options within a high quality environment; • The Windmill Green Site is available and suitable for • Direct vehicular access could be provided off the the early delivery of up to 500 dwellings. The Site A45 through improvements to existing access is deliverable and would make a sustainable and arrangements or a new junction arrangement; appropriate allocation for new housing to meet the • A mature landscape setting would be created identified needs of the City; by retaining green space and trees adjacent to • The Site has been robustly assessed in terms Pickford Brook and it’s tributaries; of both planning and physical context. It has • An on-site SuDS network that would control surface been demonstrated that the Site is suitable to water run-off, utilising the existing topography and accommodate future housing development to meet watercourses; the identified needs of the City; • A range of integrated transport options for cyclists, • The Site is regarded as suitable for future housing pedestrians and users of public transport; and development without having a detrimental visual impact on the neighbouring urban environment or • A welcoming place where streets overlook public wider landscape; spaces where people can meet and socialise. • The analysis of the Site and subsequent illustrative development proposal demonstrate how a well designed high quality development can be achieved and integrated with adjacent neighbourhoods and the wider Eastern Green SUE allocation;
Windmill Green 36 Housing Delivery Document
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