Land South of Branston Development Brief Contents
Introduction 1 Purpose of the Brief 3 2 Location, Site Description and History 4 Context and Involvement 3 Planning Policy Context 6 4 Context Analysis 9 5 Site Constraints and Opportunities 10 6 Public Involvement 14 Vision and Concept 7 Vision 15 8 Concept 16 Development Principles 9 Use and Function 16 10 Structure and Movement 18 11 Urban Form and Built Character 21 12 Public Realm and Open Space 23 13 Landscape and Biodiversity 26 Land South of Branston Development Brief Contents 14 Drainage and Flood Attenuation 28 15 Sustainability Objectives 29 16 Phasing 30 17 Community Safety 31 Implementation 18 Next Steps 32 19 Contacts 34 Land South of Branston Development Brief 3 Purpose of the Brief 1
1.1 This Development Brief has been prepared by East Staffordshire Borough Council, with input from the landowners in respect of Land South of Branston. The Brief is intended to provide a series of Development Principles to shape and guide a high quality, sustainable redevelopment of the site.
1.2 The Brief sets out guidance from the Local Planning Authority, Highway Authority and other statutory and non-statutory consultees. It supplements existing saved Local Plan policies and provides specific planning and design principles to guide the preparation of a planning application. It includes guidance in respect of land use and the amount of development, structure and movement, public realm and open space, urban form and built character, biodiversity and ecology, flooding and drainage, climate change and phasing.
1.3 The Brief has also had regard to the Council’s document ‘Development Principles to Inform the Masterplanning of Potential Core Strategy Allocations’, which confirms the Council’s Cabinet resolution to delay progress on the Core Strategy until summer 2011 and to use the interim period to prepare masterplans for key strategic sites which will then be adopted by the Council as part of the evidence base for the Core Strategy. The Council will then use this evidence base to determine which sites are deliverable and should be put forward within the Options for the Core Strategy, before selecting its preferred Option. Land South of Branston is one such strategic site. If the site is allocated within the preferred Option (‘Publication’ stage) the Brief will be a material planning consideration when ESBC determines any future planning application(s) for the site.
1.4 The specific objectives of the Brief are set out below:
To define the parameters for the development To define an appropriate range of uses To promote high quality, sustainable development To provide an appropriate level of flexibility to respond to changing market conditions To provide site specific guidance in respect of relevant Development Plan policies. 4 Land South of Branston Development Brief 2 Location, Site Description and History
2.1 The site comprises 97 hectares (240 acres) of land the majority of which is brownfield located to the south of Branston village, near Burton upon Trent. The site is bounded to the north by Main Street and the existing residential properties which front Main Street. To the east the site is bounded by the River Trent. The site is disected by the Derby-Birmingham railway line. To the south the site is bounded by agricultural land and the A38 bounds the site to the west.
2.2 The site was part of a larger area formerly used for gravel extraction. Some areas have subsequently been filled with pulverised fuel ash (PFA) from the nearby former Drakelow Power Station to the east of the site.
2.3 The site is low lying and generally flat with few features of note. A watercourse (Tatenhill Brook) crosses the site at the approximate mid point and turns north along the eastern boundary to flow parallel to the railway line.
2.4 Vegetation on the site is limited, the majority being cleared as part of the gravel extraction works, however a line of mature trees screen the site from the A38. There are also areas of trees along the watercourse and adjacent to the eastern boundary of the site with the railway line.
2.5 Two small areas of residential properties adjoin the site, one next to the southern boundary of the site and one at the approximate mid-point near to where the Tatenhill Brook enters the site. Both sets of properties are accessed directly off the A38.
2.6 The northern edge of the site is bounded by residential properties on Main Road and the site can be accessed from Main Road at Hollyhock Way. Branston is a village to the south of Burton upon Trent and adjoins the main built up area of the town. It comprises approximately 1,700 homes, together with a range of local facilities including doctors’ surgery, public house, local convenience stores and a post office. The village is served by Rykneld Primary School and Paget High School located on Main Street and Burton Road respectively.
Location Plan
Planning History
2.7 The site has been the subject of a number of planning applications and was essentially split into two parcels with the Tatenhill Brook forming the dividing line between the two.
2.8 Outline planning permission was granted for B1, B2, B8 and residential uses on the northern part of the site (reference OU/20679/001/PO) in March 1993. Reserved Matters for the residential element of this permission were agreed (reference RM/20679/005/PO and Land South of Branston Development Brief 5 Location, Site Description and History 2
RM/20679/008/PO) in 1997 and 1998 and the dwellings have since been built out and occupied. The balance of the outline planning permission has been subject to a number of renewals, the most recent of which was in 2004 (reference PC/20679/019/PO). The permission remains extant to 5th August 2011.
2.9 Outline planning permission (reference OU/20180/001) was granted in February 1991 on land south of the Tatenhill Brook for B1, B2 and B8 development. A further outline planning permission (reference OU/20180/004/PO) was granted in August 2004. This application covered 13.27 hecatres of land and included proposals for a grade separated junction off the A38, providing new separate access for the residential properties fronting the A38. A Reserved Matters submission pursuant to the 2004 outline approval was made in August 2007 and to date has not been determined by the Council. 6 Land South of Branston Development Brief 3 Planning Policy Context
The Development Plan
3.1 The starting point for the consideration of any planning application on the site is the Development Plan. This currently comprises:
The Regional Spatial Strategy for the West Midlands (2008); The Saved Policies of the Staffordshire and Stoke on Trent Structure Plan (2001); and The Saved Policies of the East Staffordshire Local Plan (2006)
3.2 The Coalition Government announced the revocation of Regional Strategies on 6th July and as such, Regional Spatial Strategies (RSS) were considered to no longer form part of the Development Plan. However, the recent successful Judicial Review by Cala Homes on the decision to revoke the RSSs on 10th November 2010 means that the RSSs have now been re-established and again form part of the Development Plan.
3.3 The Phase Two Revision of the Regional Spatial Strategy has reached an advanced stage, having been subject to an Examination in Public and the Panel report has been published. The emerging Review therefore carries significant weight and remains a key consideration in the determination of any planning application on the site until such time as the Localism Bill is enacted and RSSs are abolished.
3.4 Policy CF2 indicates that strategic housing development beyond the Main Urban Areas should be concentrated in and adjacent to towns which are capable of balanced and strategic growth. Burton upon Trent is identified as one such town. Policy CF3 indicates that the Council should provide 11,000 new homes at Burton upon Trent over the period to 2026. This level of housing growth was also supported in the Panel Report.
3.5 Policy PA6A indicates that EBSC should make provision for a rolling 5 year reservoir of 50 hectares of employment land, with indicative long term requirements of 150 hectares.
3.6 At the local level, Saved Policy E1 of the Adopted East Staffordshire Local Plan confirms that the Council will ensure an adequate supply of land for employment development throughout the plan period, particularly in areas where the potential of the A38 and A50 transport corridors can be maximised. Saved Policy E2 confirms that there were 91 hectares of committed employment land (April 2005) of which 40 hectares was provided at the site (paragraph 8 and Appendix 6).
3.7 Saved Policy IMR1 considers mixed use developments and confirms that the Council will support the total or partial redevelopment of existing derelict, vacant or underutilised sustainable sites providing the following criteria are satisfied:
That there is an acceptable level of environmental impact; That employment opportunities are optimised and strategically important sites are safeguarded; That the proposed development would not adversely affect the balance of housing provision in the Borough in respect of its type and location; and, A Transport Assessment has been carried out for the proposal on a level commensurate with its scale, complexity and likely traffic generation.
3.8 Policy NE26 identified the site as being within a floodplain, however this policy has not been saved. Notwithstanding this, a Flood Risk Assessment will be required to assess the impact on the storage capacity of the flood plain, the potential for surface water run off, the drainage function of the natural watercourses and the integrity of existing flood defences.
3.9 The site is identified as being within the National Forest and, as such, any development proposal will be required to have regard to Saved Structure Plan Policy D2 (f) states that “development… should not take place in floodplains unless acceptable mitigating measures are provided which protect the development itself without increasing flood risk elsewhere” The Local Plan proposals Map identifies the site as lying in Flood Zone 3 (1% chance of flooding). A Flood Risk Assessment will be required by National Policy PPS25.
The Emerging Core Strategy Land South of Branston Development Brief 7 Planning Policy Context 3
3.10 The Council are at an early stage in the preparation of the Core Strategy which, once adopted, will replace the adopted Local Plan. Formal consultation on the draft Core Strategy has been delayed until the summer of 2011 pending greater clarity from Central Government on the process for determining local development requirements. In the interim, the Council are committed to pursuing Supplementary Planning Documents and Master Plans for the key strategic sites in the Borough, of which land south of Branston is one.
Supplementary Planning Documents and other relevant guidance
3.11 The Council has a number of Supplementary Planning Documents (SPD) and other guidance documents that any development proposal will be required to take in to consideration. These are:
3.12 1. Development Principles (November 2010) - this document provides details of the Council’s vision and, in particular, the development principles and design quality it will seek to apply to the sites which will be potentially included in the draft Core Strategy.
3.13 2. Open Space SPD (adopted September 2010) – this document seeks to expand on Saved Local Plan policies relating to the provision of open space as part of new developments, the protection of existing open space and sports pitches and new planting as part of the National Forest.
3.14 3. Design Guide SPD (adopted September 2008) – this document seeks to promote high quality design in new development across East Staffordshire. The Guide explains the Council’s approach to urban design in line with national government planning policy. It sets out the correct approach to design, establishing important ground rules and encouraging better practice.
3.15 4. Green Infrastructure SPD (emerging draft)
3.16 5. Infrastructure SPD (emerging draft)
3.17 6. Housing Choice SPD
8 Land South of Branston Development Brief 3 Planning Policy Context
Facilities Plan
Land South of Branston Development Brief 9 Context Analysis 4
a) Location of existing land uses and facilities
4.1 Branston is a village to the south of Burton upon Trent and adjoins the main built up area of the town. It comprises approximately 1,700 homes, together with a range of local facilities including doctors’ surgery, public house, local convenience stores and a post office, all located to the north of the site. The village is served by Rykneld Primary School (approx. 250m from the site) and Paget High School (approx. 1000m from the site) located on Main Street and Burton Road respectively, to the north east of the site. b) Existing Movement Structure
4.2 The A38 connects Burton to the wider region, with Derby in the north and Lichfield in the south. The A38 junction gives easy access to Branston and the northern parts of the site. The centre of Burton is located approximately 2 miles from the site. Burton has a train station and a good bus service. c) Landscape Character
4.3 The East Staffordshire Design Guide sets out the various landscape character areas within the Borough. The site falls within the character of the Trent Valley and its principle characteristics are described in the guide as follows:
4.4 ‘The broad and flat main river valleys are often more developed and contain a string of larger villages and smaller towns. In places, these have coalesced or extended through outward development at their edges. There is not a distinct unifying character to the buildings in these valleys, as there is in the other character areas of the Borough. Rather the settlements in the river valleys create varied characteristics, drawing generally on the local materials of the Borough.
4.5 The Trent Valley is broader and flatter than the Dove Valley; it is also crossed by meandering streams as the Trent becomes braided in the area known as the washlands, which stretches from Barton under Needwood to just north of Burton upon Trent. The washlands are not heavily developed, but streams are lined with thick vegetation and, especially in Burton, they are an important feature in the character of the area. In the Trent Valley, the space between historic villages is, in places, characterised by modern industrial development. Burton upon Trent is the main urban centre in the Borough and is located on the banks of the River Trent.
4.6 Overall, the river valleys are consistent in that they provide varied towns and villages, which are very different, but nonetheless characteristic to the Borough, based on their location, setting, built fabric and materials.’ d) Built Form and Local Character
4.7 Burton upon Trent is the Principal Urban Centre within the Borough and offers a good reference for local character. The town’s characteristics are described well in the Design Guide SPD on pages 118 to 120. The guide also refers to more recent suburban areas surrounding Burton, which includes Branston. The following statement has been made in the guide for suburban areas: ‘In other places however, suburban development has less character and can create somewhat uniform estate developments which have little or no relevance to context and setting. Some suburban expansion has added to the edges of the larger settlements and in places some smaller villages have been absorbed into the built up area. This can be seen in Branston and Stretton, which now form part of the larger built up area of Burton upon Trent.
4.8 In accommodating future urban growth it will be very important to conserve and reinforce local distinctiveness and a sense of place, and avoid large tracts of estate housing which do not respond to the character of the Borough and the places within it. The design information in the Design Guide SPD and specifically in chapter 4 can help developers to recognise and respond to local character more effectively.’ 10 Land South of Branston Development Brief 5 Site Constraints and Opportunities
a) Planning Designations
5.1 The site is located within the National Forest Area and the Flood Plain as shown on the adopted Local Plan Proposals Map.
b) Public Rights of Way
5.2 There are three Public Footpaths crossing the site and these are shown on the Constraints and Opportunities Plan at figure 3.
c) Conservation Areas / Listed Buildings
5.3 The site is not within a Conservation Area and there are no listed building on or adjacent to the site.
d) Tree Preservation Orders
5.4 To be confirmed
e) Topography/Contours/Spot heights
5.5 A topographical survey was undertaken in late 2010. This survey was undertaken in accordance with the Environment Agency guidelines for level control and is tied in to Ordnance Datum.
f) Tree Survey
5.6 The site has very few trees within the development area. A tree survey in accordance with BS5837 will be undertaken by a suitably qualified surveyor.
g) Ecological Sites and Habitats
5.7 Branston Water Park is a 16 hectare lake, formed from the flooding of a disused gravel pit, surrounded by woodland, wetland and wildflower meadows. The park is located approximately 800m to the west of the site, on the opposite side of the A38, and is a premier wildlife site and home to many species of plants and animals, both common and nationally rare, and boasts one of the largest reed beds in Staffordshire.
5.8 Land to the east of the railway line provides opportunities for a variety of uses suitable for biodiversity enhancement, habitat creation and new amenity space. This could include a leisure footpath network, integration with the Trent Valley Way, creation of wetlands and opportunities for anglers and canoeists.
h) Noise
5.9 The site lies between the A38 Trunk Road and the Birmingham to Derby Junction Railway line. Both these are noise sources that may influence the development layout. The railway line is a not a High-Speed Railway and as such noise levels are relatively low.
5.10 Any commercial development will not be affected by noise from these two sources as these uses are not noise sensitive.
5.11 Residential development is sensitive to noise levels from both road and rail. The development will need to be designed to allow for standoff zones and potentially noise bunds and or barriers. The proposed site wide flood mitigation and SUDs scheme could incorporate swales alongside the railway line acting as a standoff zone to mitigate noise levels in residential properties.
5.12 Against the A38 some noise protection may be required and there is ample space to allow for either noise bunds or fences. It is likely that a noise bund will be most appropriate where there are residential properties on the opposite side of the A38 and reflected noise is a potential issue.
i) Air Quality Land South of Branston Development Brief 11 Site Constraints and Opportunities 5
5.13 The site is situated on the edge of Burton upon Trent and, while the A38 runs along the north western side of the site, there is unlikely to be any significant air quality impacts from this development. The only Air Quality Management Areas (AQMAs) in Burton upon Trent cover small lengths of road and are remote from this site.
Constraints and Opportunities Plan j) Archaeology
5.14 The line of the Roman Road, Ryknild Street, bisects the site, however due to the extensive quarrying on the site only short sections may still exist within the site. Further archaeological evaluation/mitigation will be carried out as appropriate when the Masterplan has been developed. 12 Land South of Branston Development Brief 5 Site Constraints and Opportunities
k) Road/Highway Status
5.15 The northern part will be served from Main Street and the existing road network in Branston. As development progresses the existing road network may need to be upgraded to provide additional capacity. An emergency and bus link to the commercial area will need to be provided.
5.16 The southern part of the site will be served by upgrading the currently unused left in/left out access off the A38. The Highways Agency has indicated that subject to the satisfactory resolution of a number of safety concerns that an upgrade junction is achievable.
l) Public Transport
5.17 The site is located to the south of the residential area of Branston and the local bus services that service the south of Burton could be diverted through the site. This may include both the local Burton buses and the buses such as the numbers 7 and 12 that service outer villages.
5.18 There are two bus stops on the A38 but given low demand it is not believed that these are actively used although at least 5 services pass along the length of the A38 adjacent to the site.
m) Utilities – underground
5.19 Development enquiries have been made to service providers for gas, water, electric, telecommunications and sewerage. These enquiries have confirmed that the capacity to serve the development exists from the wider catchment.
n) Utilities – overhead
5.20 The development site is crossed in the south by an overhead electricity transmission line. The site will be designed to respect the cables, pylon tower and associated easements.
o) Ground Condition/Contamination
5.21 The site lies in the River Trent valley and the ground conditions comprise of gravels overlying marl. The gravels in the northern section of the development area were removed and the resulting void was filled with PFA (Pulverised Fuel Ash) from the Drakelow PowerStation. An outline remediation strategy has been developed and the site is developable for mixed use subject to implementation of the strategy. The strategy includes placing clean cover in gardens and landscape areas and a suitable mitigating scheme for the heavy metals from the PFA.
p) Flood Risk
5.22 The site lies adjacent to the River Trent and the land on the south east side of the railway is all within the flood plain. The land to the north west of the railway line is largely above the flood levels.
5.23 A swale will be constructed parallel with the railway line for the entire length of the site to act as a site drain and to balance flood flows from the Trent. The Tatenhill Brook will be realigned and improved and balancing ponds for both the brook flows and the site surface water will be provided at appropriate locations. Some localised reconfiguration of the flood plain will be undertaken to provide appropriately shaped development plateaus. There will be no net loss of flood plain.
5.24 Within the commercial area swales will be provided. Both swales and conventional piped drainage will be used within the residential areas. The swales will act to both treat the water and balance stormwater flows.
q) Surface Water Drainage – existing watercourses and structures
5.25 The existing streams and ditches will be enhanced and integrated into the development. All storm water flows from the site will be balanced to ‘Greenfield’ runoff levels. This will involve the use of storage ditches, swales and ponds. All water will be subject to passive treatment in Land South of Branston Development Brief 13 Site Constraints and Opportunities 5
line with current EA guidelines through the use of ditches, swales and ponds. The existing culverts under the railway line will be either enhanced or removed from use in line with the Flood Risk Assessment. r) Foul Drainage
5.26 The foul drainage will discharge in to a series of pumping stations and the resulting flows will be pumping to the existing pumping station on Wellington Road near the junction with Wellington Park. It is understood that this pumping station has adequate capacity to take the flows from the site. 14 Land South of Branston Development Brief 6 Public Involvement
6.1 Engagement is an important stage of the design process. It can help to formulate and test ideas, communicate information and improve local knowledge. The type and nature of involvement for the development of the land south of Branston are set out below.
Stakeholder Consultation
6.2 The Council has met with the developer team on a number of occasions to establish a working methodology and a number of the key principles outlined in this document. Further meetings / workshops should be held with the Council and other relevant stakeholders such as the Environment Agency and the Highways Agency.
6.3 The Council’s Design Guide SPD provides the following guidance to developers with regard to engaging in pre-application discussions with the Council:
Have a clear idea of the project brief, but be prepared to recognise legitimate planning issues in finalising the brief for development after initial discussions with the Council; Make sure the key planning policy messages in respect of the site and proposal are understood as a basis for the discussion; Ensure that an initial site visit has taken place. More detailed urban design analysis will be needed to accompany any application, but a basic grasp of the site issues will be expected as the basis for any pre-application discussion; Be positive in responding to advice from the planning officers. Their role is to help ensure high quality and appropriate development in the context of the local planning framework; and Be prepared to share early sketch plans and ideas. These will be treated as work in progress and can help to evolve design thinking. It is not advisable to seek preapplication discussions when the ‘finished scheme’ has been designed, as this may result in abortive work for the applicant.
Public Engagement
6.4 The Council expects the developer team to lead community engagement sessions in respect of any development proposal for the site. The methodology for engaging the local community should be agreed with the Council in advance and could include public exhibitions, workshop sessions, and community newsletters. This should be a staged process that will allow local communities to feed into the design process and respond to proposals as they evolve.
6.5 Developers should ensure that consultation is properly resourced in terms of explanatory materials and staff to explain and describe the proposal. It will be important that any formal and informal consultation is recorded and ‘written-up’ to explain comments made, and how the design has evolved to reflect local people’s concerns and ideas as relevant. This could be included as a stand-alone report and/or as part of the Design and Access Statement.
Pre-application discussions with East Stafforshire Borough Council
6.6 East Staffordshire Borough Council is very keen to be actively involved in the design and development process and not just at the time a planning application is submitted. Positive ongoing pre-application discussions are encouraged and should be undertaken for this site. Land South of Branston Development Brief 15 Vision 7
7.1 The creation of a sustainable urban development and major employment opportunity to the south of Branston set within an attractive environment, that responds to the local character of East Staffordshire and creates a new and positive gateway to Burton upon Trent.
Concept Diagram
1. Creation of a linear development with a transition from residential uses in the north to employment uses in the south
2. Creation of a major green link from east to west and contribution to the National Forest Strategy.
3. Creation of a new A38 junction servicing the employment uses.
4. Reinforcement of the existing community as well as creating new places. 16 Land South of Branston Development Brief 9 Use and Function
Use and Function
9.1 Provide land uses as per land use diagram below and apply the following principles:
9.2 Residential provision:
Target Density of 30 dwellings per hectare variety of unit types combination of on and possibly off-site affordable housing provision in accordance with Housing Choice SPD meet criteria of East Staffordshire Design Guide SPD meet criteria of Open Space SPD
9.3 Employment/Mixed Use provision:
meet criteria of East Staffordshire Design Guide SPD provide a range of unit sizes provide a range of employment uses Land South of Branston Development Brief 17 Use and Function 9
Land Use Principles
1. Provide local centre / mixed uses at the entrance tot he north to complement exisitng local facilities.
2. Develop site north of Main Street for residential use.
3. Provide a residential development within the northern part of the main site.
4. Develop a mix of residential and employment uses as a transition between residential and employment areas. Consider the use of appropriate employment typologies such as small scale workshop types that can be integrated into an urban block.
5. Develop employment uses within the southern part of nthe main site. Small to large scale employment uses may be possible.
6. Provide a transition between the different uses in terms of scale, form and character.
7. Potential to develop large areas of open space and recreation uses. May also provide flood attenuation benefit to the wider environment and has potential to contribute to the National Forest. 18 Land South of Branston Development Brief 10 Structure and Movement
10.1 Provide movement structure with the following principles:
Develop a connected, permeable and legible layout Provide linkages with existing development and road/footpath network Provide easy access to public transport Develop a typology of street spaces to reflect hierarchy, use and character
Street Network and Public Transport Principles
1. Develop a Spine Street along the length of the site. Create a street with high quality of public realm and scale road infrastructure as much as possible to create user friendly space. (refer to 'Manual for Streets' for further guidance)
2. Potential to provide a Bus Gate between the residential/mixed use and employment area. (No direct vehicular movement) Land South of Branston Development Brief 19 Structure and Movement 10
3. Develop a circulation loop and permeable street layout to access the development area north of the bus gate.
4. Develop access off the spine street to development parcels south of the bus gate. Create connections if possible.
5. Create a new junction along the A38 the provides access to the development south of the bus gate.
6. Provide access to existing properties and allotments along the A38.
7. Link into Main Street and create an integrated street network.
10.2 8. Provide access point from Main Street.
Strategic Footpath Network Principles
1. Retain Pedestrian Crossings across railway. 20 Land South of Branston Development Brief 10 Structure and Movement
2. Retain footpath connection to Main Street.
3. Retain footpath link, realign to gain more efficient land use.
4. Create new footpath links to footbridge crossing, link into the existing network.
5. Create new footpath link to the bridleway west of the A38.
6. Develop footpath route along the spine street linking key spaces.
7. Develop a leisure based footpath network within open space components. Land South of Branston Development Brief 21 Urban Form and Built Character 11
11.1 Develop the site with the following principles regarding urban form and apply the principles set out in Fig. 9
11.2 Residential provision:
Building height max. of 3 storeys meet criteria of East Staffordshire Design Guide SPD meet criteria of Open Space SPD Develop a layout and buildings that draw reference to the local character and create distinctiveness. Refer to chapter 4 of the ES Design Guide SPD. Provide a variety of dwelling types and sizes
11.3 Employment/Mixed Use provision:
meet criteria of East Staffordshire Design Guide SPD
Urban Form Principles 22 Land South of Branston Development Brief 11 Urban Form and Built Character
1. Create a key space at the entrance to the development from the north. Design a space with urban character with mix of soft and hard landscape. Consider uses within the space to create activity. Utilise area for the provision of format open space and play space requirements.
2. Create a key space between the employment and the mixed use / residential development. Design the space as an urban green space with predominantly soft landscape, integrate the bus gate into the space design. Utilise area for the provision of formal open space and play space requirements.
3. Create a landscaped space between the employment areas. Design a space that provides a connection between the development zones and a landscape link to the River Trent.
4. Utilise space for the provision of formal open space and play space requirements.
5. Develop active development frontage along the spine street delivering enclosure, character and surveillance.
6. Provide active frontages to development edges that front onto footpaths to ensure safety and surveillance.
7. Provide landmark feature at the entrance to the employment area in the south. Design landmark that can act as a focal point from the east.
8. Develop a communal space as focal point for the residential area north of Main Street.
9. Consider the use of public art in key locations to act as landmark features. Land South of Branston Development Brief 23 Public Realm and Open Space 12
12.1 Develop the site with the following principles regarding public realm and open space and apply the principles set out in Fig. 10:
Provide multifunctional open spaces to cater for a variety of users. Provide safe play spaces within easy walking distance. Provide play spaces that are imaginary and individually distinct. Create a strategy for the public realm in terms of materials, lighting, street furniture and signage. Consider the integration of public art into the public realm design to create distinctiveness and a sense of place.
12.2 Open Space Provision:
meet criteria of East Staffordshire Open Space SPD Consider design guidance by Natural England such as ‘Green Infrastructure by Design’ and ‘Nature Nearby - Accessible Natural Greenspace Guidance’ (ANGSt)
Open Space Requirements
Open Space Type Provision Standard (ha per 1000 population)
Outdoor Sports 1.23
Children’s Play 0.03
Parks and Greens 1.82
Semi-natural greenspace 1.51
Amenity greenspace 0.45
Allotments 0.28 24 Land South of Branston Development Brief 12 Public Realm and Open Space
Public Realm and Open Space Principles
1. Provide a high quality public realm treatment along the spine street, making it as a kye movement corridor and 'backbone' to the overall structure. Consider the change in use alongside the corridor and utilise design elements, such as tree planting, car parking, lighting, etc, according to create a safe, attractive and active space throughout.
2. Develop a well designed public realm to key development edges and strategic footpath links. Provide a safe environment for pedestrians and create open space / landscape linkages.
3. Develop access point / junction at A38 as gateway that signalises the entrance to Burton and Branston. Create a space with landscape design to deliver a more than a conventional highway junction. Consider the potential future river crossing / link and its implications for the importance of the space in the wider network.
4. Provide key space at various points in the development as shown. Refer to the Urban Form Principles for details on key spaces. Integrate play areas into these spaces as necessary. Land South of Branston Development Brief 25 Public Realm and Open Space 12
5. Develop a major open space to the east as connecting component on the River Trent. Provide good linkages to the development and the river, a leisure footpath network, and a space with opportunities for flood attenuation and a variety of wildlife. 26 Land South of Branston Development Brief 13 Landscape and Biodiversity
13.1 Develop the site with the following principles for landscape and biodiversity:
Provide a variety of habitats including, wetland, woodland, meadows. Comply with the National Forest development planting guidelines, i.e. 20% of the development site area allocated for woodland planting and landscaping; either on-site or near to the development. Connectivity – links to form green infrastructure network
Landscape Principles
1. Provide a green link between Branston Water Park and the River Trent. Develop a landscape treatment that delivers biodiversity and can serve a number of functions, e.g. Sustainable urban drainage, woodland, amenity space, informal play, etc.
2. Provide a landscape buffer along the railway. Use a variety of landscape treatment such as woodland, swales, informal open space.
3. Provide a landscape buffer to the A38. Provide a landscape with as much biodiversity as possible.
4. Provide blocks of woodland to the A38 and along the railway. Land South of Branston Development Brief 27 Landscape and Biodiversity 13
5. Develop a major open space to the east that includes a leisure footpath network, with good linkages between the development and the river, a variety of habitats and opportunities for wildlife. 28 Land South of Branston Development Brief 14 Drainage and Flood Attenuation
14.1 Develop the site with the following principles for drainage and flooding:
Provide a drainage strategy that takes account of climate change and includes sustainable forms of drainage systems. Alleviate any potenial risk to flooding and develop attenuation/mitigation measures that can provide further benefits, such as amenity space, wildlife habitats, and noise buffers.
Drainage Principles 1. Utilise open spaces for drainage and integrate balancing ponds and swales into the open space design.
2. Provide swales / balancing ponds with buffer zones and stand offs (noise).
3. Utilise the open space to the east for flood attenuation and habitat creation. Land South of Branston Development Brief 29 Sustainability Objectives 15
15.1 To ensure that the development of the site meets the appropriate level of design and quality, it should aspire to achieve the following minimum standards and provision.
Code for Sustainable Homes - sustainability rating between level 3 and level 5 Building for Life - a minimum Silver standard BREEAM - very good to excellent Accommodate where possible the design considerations of the Green Infrastructure by Design guide produced by Natural England and achieve accessibility ratings of the Accessible Natural Greenspace Guidance (ANGSt) An agreed provision (target 10%) of dwellings to meet the requirements of lifetime homes in accordance with the Councils SPD
15.2 The development of the site will need to demonstrate a sustainable transport strategy and allow for an integrated and linked movement structure for pedestrians and cyclists. The development proposals will also have an accompanying travel plan which will seek to promote environmentally friendly modes of transport such as walking, cycling and public transport. 30 Land South of Branston Development Brief 16 Phasing
16.1 It is proposed that each phase of the development is brought forward in a sustainable manner in order to ensure sufficient infrastructure, landscaping, public open space and biodiversity improvements are in place to support each phase. This will allow the ongoing development of the site to respond to market conditions and the composition of each phase can be determined be local demand. Residential and employment uses could be brought forward jointly or in separate phases, providing the necessary supporting infrastructure is either already in place or is being proposed as part of the phase of development. Land South of Branston Development Brief 31 Community Safety 17
17.1 Any proposal for a development at Land south of Branston needs to respond to the key attributes for Safer Places as defined by the ODPM guidance, which include:
Access and movement: places with well defined routes, spaces and entrances that provide for convenient movement without compromising security Structure: places that are structured so that different uses do not cause conflict Surveillance: places where all publicly accessible spaces are overlooked Ownership: places that promote a sense of ownership, respect, territorial responsibility and community Physical protection: places that include necessary, well-designed security features Activity: places where the level of human activity is appropriate to the location and creates a reduced risk of crime and a sense of safety at all times Management and maintenance: places that are designed with management and maintenance in mind, to discourage crime in the present and the future 32 Land South of Branston Development Brief 18 Next Steps
Design and Access Statements
18.1 A Design and Access Statement is required by Government guidelines to accompany a planning application for this development. In general the Statement should cover a number of important aspects of the development, explaining to the receiving planning authority the design and proposal in terms of the following:
Design Process, including site analysis, consultation and evolution of the scheme; Uses and activities to be developed on site; Amount of development, how much development is proposed; Layout and the arrangement of buildings, routes and spaces; Scale relating to how large the buildings are (height, width, length) and the context; Landscape, including how open spaces will be treated and managed; and Appearance, specifically the design, materials and details related to the context;
18.2 Design and Access Statements should provide the narrative for the whole design process and clearly explain the design rationale for the development. These statements need to do much more than simply describe the development.
18.3 The Council will look closely at the content and quality of Design and Access Statements to ensure that they meet the statutory requirements. The recommended source of advice on producing design and access statements is ‘Design and Access Statements – How to read, write and use them’ produced by CABE and freely available from their web site (www.cabe.org.uk).
18.4 They should be started early and evolved as the design progresses, not rushed and completed at the end of the process as a tick box exercise. Designers and architects should contribute to the drafting of the Statement to help convey the ideas and principles behind the scheme. Sufficient resources should be directed to ensure the Design and Access Statement is fit for purpose.
Making a Planning Application
18.5 When the development proposals are finalised the planning application can be made. Before this, however, it will be expected that development proposals will have been shared with the Council, and preapplication and design issues discussed with the applicant. This should help to ensure that the design of development is of an appropriate quality when the application is submitted.
18.6 Pre-application discussions will also identify the design-related information that will need to accompany a planning application. Without the full range of supporting design information the Council may not be in a position to validate a planning application.
18.7 Planning applications should also demonstrate compliance with the principles set out in this document. Land South of Branston Development Brief 33 Next Steps 18
Next Steps 34 Land South of Branston Development Brief 19 Contacts
19.1 Contacts
19.2 Further information can be obtained from the following contacts:
East Staffordshire Borough Council Planning Policy - Glenn Jones
The Maltsters Tel: 01283 508645
Wetmore Road E-mail [email protected]
BURTON UPON TRENT
DE14 1LS Planning Delivery – Jim Malkin
Telephone: 01283 508641
Email: [email protected]
Growth Point – Paul Costiff
Telephone: 01283 508407
Email: [email protected]