Land north of Pound Lane, Semington
PLANNING, DESIGN AND ACCESS STATEMENT June 2016 Richborough Estates | Land north of Pound Lane, Semington
2 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Contents:
01. INTRODUCTION (page 4) 5. DESIGN & ACCESS (page 23) 7. PLANNING OBLIGATIONS (page 69)
- Introduction (inc. Landscape Strategy) - List of accompanying documents 8. SUMMARY (page 71) - List of plans - Introduction - Design objectives - Land Use - The site and its immediate setting - Highways - Landscape appraisal - Housing 2. THE PROPOSED DEVELOPMENT - Development concept - Trees (page 9) - Masterplan development - Open Space and recreation - Semington - history, character and appearance - Creating a new place - The outline planning application - A new part of the village - Density / Building Heights / Indicative housing mix 9. PLANNING ASSESSMENT (page 75) - Landscape strategy 3. THE APPLICATION SITE AND THE - Materials palette - Sustainability - Access and circulation APPLICANTS (page 13) - Street types - Parking / Mobility / Refuse collection 10. CONCLUSIONS (page 79) - The Application Site - Utilities and sustainable drainage - The Applicants 6. COMMUNITY ENGAGEMENT 4. PLANNING POLICY (page 17) (page 67)
- Wiltshire Local Plan - Local meetings - 5yrs HLS? - National Planning Policy - the National Planning Policy Framework (March 2012)
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Richborough Estates | Land north of Pound Lane, Semington
Section 01: Introduction
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01. Introduction This Planning, Design and Access Statement (PDAS) has been prepared in support of an outline planning application by Richborough Estates for the residential development of Land to the North of Pound Lane, Semington, Wiltshire.
Accompanying documents List of plans
This PDAS is part of a suite of drawings and reports prepared by specialist consultants. They should therefore be read as a zzTopographical Survey whole to provide a full understanding of the context and merits of the proposal. zzLocation Plan These supporting documents are: zzSite Plan Report Author Date zzIllustrative Masterplan zzSite Access Plan 1. Affordable Housing Delivery Plan Bridgehouse Property Consultants June 2016
2. Agricultural Land Classification Soil Environment Services Ltd April 2016
3. Archaeological Desk-Based Assessment CgMs May 2016
4. Ecological Appraisal Report Just Ecology March 2016
5. Interim Bat Survey Report Just Ecology May 2016
6. Hedgerow Survey & Assessment Report Just Ecology May 2016
7. Environmental and Geotechnical ASL April 2016
8. Flood Risk Assessment and Drainage Strategy CTC Infrastructure May 2016
9. Geophysical Survey Report Stratascan May 2016
10. Landscape and Visual Impact Assessment Tyler Grange May 2016
11. Sustainability Assessment Rural Solutions Ltd May 2016 12. Transport Assessment PTB Transport Planning Ltd June 2016 13. Travel Plan PTB Transport Planning Ltd June 2016
14. Tree Survey and Constraints advice Midland Forestry April 2016
15. Utilities Assessment CTC Infrastructure May 2016
16. Waste Audit and Construction Statement Savills June 2016
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Left - The lower northern edge of the site Below - The canal from the southern tow path Lower left - This part of the canal is often used for permanent mooring Centre right - Existing tree belt in the north Lower right - Semington’s stone dressed houses
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Richborough Estates | Land north of Pound Lane, Semington
Section 02: The proposed development
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02. The proposed development This application seeks outline planning permission, with all matters reserved except for access for a residential development of 75 dwelling houses including 30% affordable homes, with ancillary public open space and play areas and vehicular access from Pound Lane.
The outline planning application
RESIDENTIAL DEVELOPMENT 75 DWELLINGS
AFFORDABLE HOMES of which AFFORDABLE 30% HOMES
PUBLIC OPEN SPACE ANCILLARY PUBLIC OPEN SPACE AND PLAY AREAS AND VEHICULAR ACCESS FROM POUND LANE.
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Richborough Estates | Land north of Pound Lane, Semington
Section 03: The application site and the applicants
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03. The application site and the applicants The application site is located immediately adjacent to the village of Semington in Wiltshire. Semington is approximately 2 miles South of Melksham and approximately 3 miles Northeast of Trowbridge.
The application site KEY: The site currently comprises agricultural land some 5.15 hectares in area. The site lies on the northern side of Pound Lane, from Site boundary where the vehicular access is to be taken. The eastern side of the site is bordered by residential development which can be split into two distinct character types; the first being post war terraced and semi detached housing with generous front and rear gardens progressing to higher density, closely positioned terraced housing to the north. On the opposite side of Pound Lane and to the south of the proposal site is residential development in the form of low density detached dwellings dating back to 1980’s. To the north and west of the site lie agricultural fields. There are hedgerows located along the southern and western borders of the site and a dense tree belt in the north eastern corner. The north western side of the site is bordered by the Kennet and Avon Canal. Swindon St. George’s Primary School is located a few hundred metres to the east along Pound Lane on the south side of the road. The village also has a range of other facilities including a public house, a village hall, public tennis courts, a children’s park, post office and church. Bristol
The site is in Flood Zone 1 the least restrictive and is not subject to Chippenham any statutory or non –statutory landscape designations.
The applicants Bath Melksham Richborough Estates is a responsible, specialist and strategic Bradford on Avon Semington land promotion company founded in 2003. The company has an Trowbridge excellent track record of working closely with landowners, local communities, and local councils to create the most mutually beneficial plans for a given area. Westbury
Frome
Warminster
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Richborough Estates has a vision and goal to respect and to improve existing communities through carefully considered locally responsive development.
“ Planning, Design and Access Statement - June 2016 | 15 The proposed building types and materials should take their cue from the best of Semington’s “ historic buildings Richborough Estates | Land north of Pound Lane, Semington
Section 04: Planning policy
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04. Planning policy In accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004, the determination of planning applications must be made in accordance with the Development Plan unless material considerations indicate otherwise.
The Development Plan by identifying and coordinating development – an environmental role - contributing to The NPPF details that: The Development Plan in respect of this application comprises requirements, including the provision of protecting and enhancing our natural, built and “in assessing and determining development the saved policies in the West Wiltshire District Plan First infrastructure. historic environment; and, as part of this, helping proposals, local planning authorities should Alteration (2004-2011), the West Wiltshire Leisure and Recreation to improve biodiversity, use natural resources apply the presumption in favour of sustainable Development Plan Document (2009) and the adopted Wiltshire The land to the north of Pound Lane will deliver 75 dwellings that prudently, minimise waste and pollution, and Core Strategy (2006-2026). Other material planning considerations will bring about a range of positive economic benefits, including development.” include national planning policy guidance. jobs in the construction and real estate sectors, related additional mitigate and adapt to climate change including Paragraph 14 goes on to state that... expenditure in the local economy and in the longer term supply moving to a low carbon economy side assistance to the housing market, and expenditure by new National Planning Policy Environmental aspects have been addressed through the “where the development plan is absent, silent or residents on local goods and services. The provision of new housing The relevant national planning policy selection of a site in a highly sustainable location with no relevant policies are out-of-date” will make an important contribution to the five year housing land guidance for the proposal comprises statutory environmental designations, allowing other land with supply and help to boost the supply of housing in Wiltshire. permission should be granted unless any adverse impacts of doing the National Planning Policy high environmental values to be afforded ongoing protection. In so would significantly and demonstrably outweigh the benefits, or Framework (NPPF). The proposal will also result in the payment of the New Homes addition, those site features with some local environmental values – where specific policies in the NPPF seek to restrict development. Bonus, which equates to approximately £660,000 total payment hedgerows and trees are well incorporated within the development The relevant provisions in the NPPF over six years based on council tax rating D. providing both visual and biodiversity benefits. Paragraph 17 sets out core planning principles. These include to the proposal are identified below: proactively driving and supporting sustainable economic – a social role - supporting strong, vibrant and The proposal sits comfortably within the existing pattern of development so that it will not adversely affect the form and development to deliver the homes and other development that healthy communities, by providing the supply of character of the village and its surroundings. the country needs. Every effort should be made objectively to housing required to meet the needs of present identify and then meet those needs, and to respond positively to and future generations; and by creating a high opportunities for growth and focusing development in sustainable Presumption in favour of sustainable development locations. Achieving Sustainable Development quality built environment, with accessible local Paragraph 6 of the NPPF sets out its vision: services that reflect the community’s needs and Paragraph 14 of the NPPF states that at the support its health, social and cultural well-being; heart of planning is a: “the purpose of the planning system is to and “presumption in favour of sustainable contribute to the achievement of sustainable development, which should be seen as a golden development.” Social benefits derive from providing a mix of house and tenure types to meet local needs (including affordable housing) and thread running through both plan-making and Paragraph 7 identifies three dimensions to sustainable additional jobs in the short to medium term. The proposed decision-taking.” development, from which arises a need for the planning system to development will provide a significant level of affordable housing perform the following roles: which must be considered a distinct social and community benefit and which will go some way to addressing the housing needs – an economic role - contributing to building a identified in the Semington Parish Housing Needs Survey Report Footnote: strong, responsive and competitive economy, (July 2014)1. 1 One of the key findings was the need for affordable housing in the village. It by ensuring that sufficient land of the right type reported that the 2011 Census describes only 27 social homes in the Parish, which is available in the right places and at the right represents only 6.9% of the total affordable housing stock in Semington – below the average for Wiltshire. time to support growth and innovation; and
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Delivering Housing West Wiltshire Leisure and Recreation Development Where possible, footpaths and quiet roads will be aligned next While the proposal is outside of the settlement boundary of Plan Document to the existing hedgerows to create a permeable wildlife and Semington (a large village), it is generally accepted that the Section 6 of the NPPF sets out in detail the need for Local Planning movement network. A major new park open to all will be located settlement boundaries in Wiltshire are outdated to be reviewed in Authorities to work to “boost significantly the supply of housing” The West Wiltshire Leisure and Recreation Development Plan next to the Kennet and Avon Canal, which provides a valuable the forthcoming Housing Allocations DPD. At Paragraph 37 of the (paragraph 47). Key obligations include: Document was adopted in February 2009. It provides additional recreational resource for residents and visitors using the canal Inspector’s report in respect of the Core Strategy it states: zzEnsuring that the “full, objectively assessed needs for recreational policies for the West Wiltshire area for the period up network. market and affordable housing” are met (paragraph 47); until 2016 and its vision states: “The large geographic scale of Wiltshire and the Wiltshire Core Strategy, zzEnsuring an adequate supply of deliverable housing sheer number and variety of its settlements “West Wiltshire will have a network of safe, January 2015 sites – namely 5 years with a buffer of 5% in ordinary does present challenges to the practical circumstances, or 20% where there has been “persistent accessible, high quality spaces, and sport and The Wiltshire Core Strategy was formally under delivery” (paragraph 47) recreation facilities that makes West Wiltshire completion of an appropriate and swift review adopted on 20th January 2015. The plan of settlement boundaries. Rather than delay to a place to be proud of, meets local needs provides an overarching planning policy a disproportionate extent the potential adoption Paragraph 49 of the NPPF continues: and enhances the “liveability” of the district, framework for Wiltshire for the period up promotes health and well being, promotes to 2026. of the submitted CS, there is scope to advance “Housing applications should be considered such a timely review through a subsequent in the context of the presumption in favour of sustainability, supports bio-diversity and makes the best use of land.” development plan document. The Council sustainable development. Relevant policies for proposed that such matters could be resolved the supply of housing should not be considered The most relevant policies from this document include: Core Policy 1 Settlement Strategy adequately by the Sites DPD. In short, I agree. up-to-date if the local planning authority cannot Policy LP4: Providing recreation facilities in new This policy sets out the spatial strategy for Wiltshire where Such work can complement that emerging from demonstrate a five-year supply of deliverable developments: sustainable development will take place to improve the lives of all any advanced community led planning process housing sites.” those who live and work in Wiltshire. Semington is identified as “Where new development (especially housing) being a ‘large village’ which are categorised as having a “limited and would not hinder the review of settlement Wiltshire Council’s lack of a five year land supply is addressed creates a need for access to open space or sport range of employment, services and facilities”. The preamble to the boundaries in the future. To facilitate the early in more detail in section 10 of this PDAS. Nonetheless, given and creation provision, an assessment will be policy, at paragraph 4.15 states that: and effective delivery of development based the accessible location of the proposal site, an absence of any upon up-to-date evidence I modify the CS made as to whether a contribution to open space “...at large villages settlement boundaries are significant environmental harm and in light of the pressing accordingly (MM 5).” national need for housing, this application promotes a ‘sustainable or sport and recreation provision is required.” retained and development will predominately development’ and should be supported. The Inspectors Report is dated 1st December 2014. The Site The development proposals include a range of on-site recreational take the form of small housing and employment Allocations DPD has been substantially delayed. The latest facilities including a ‘Local Equipped Area for Play’ (LEAP), which sites within the settlement boundaries. These programme identifies the finalising of evidence and preparation Development Plan will be a key focal point at the heart of the scheme and connected settlement boundaries will also be reviewed as of the pre-submission Draft Plan up to the end of August 2016 West Wiltshire Local Plan 2004 to two ‘Local Areas for Play’ (LAPs) in the south west and east of part of the Housing Sites Allocations DPD as set with adoption scheduled for December 2017. the site. The former West Wiltshire out in the council’s Local Development Scheme, in District Council adopted the Policy CR3: Greenspace Network order to ensure that they remain up to date and The issue of settlement boundaries is further explored in section 10 of this PDAS. West Wiltshire District Plan First properly reflect building that has happened since Alteration in June 2004. Various “The development of a greenspace network will be they were first established.....relaxation of the policies were ‘saved’ sought in and around the urban areas within the boundaries will only be supported where it has by the Secretary of State in District. Development proposals will be permitted 2007 and within the Core been formally reviewed through a subsequent which extend and enhance existing riverside Strategy. The saved policies DPD or a community-led neighbourhood plan, walks, recreational areas and fragmented are used to inform decisions which includes a review of the settlement habitats, and in addition, secure and maintain on planning applications. The boundary to identify new developable land to settlement boundaries, as public access to the banks of rivers, canals and help meet the housing and employment needs defined by the former District other habitats, where they will have no adverse of that community. In turn this could bring Local Plans, remain. impacts on wildlife.” forward benefits to the local community such as improvements to the economy through the identification of land for employment purposes.”
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04. Planning policy (continued)
Core Policy 2: Delivery Strategy Core Policy 3: Infrastructure Requirements The delivery strategy seeks to deliver development in Wiltshire This policy requires all new development “to provide the between 2006 and 2026 in the most sustainable manner by necessary on-site and where appropriate, off-site infrastructure making provision for at least 42,000 homes. The policy requires requirements arising from the proposal. Infrastructure this to be delivered in a sustainable pattern in a way that prioritises requirements are to be delivered directly by the developer and/ the release of previously developed land and to limit the need or through an appropriate financial contribution prior to, or in for development on Greenfield sites, with approximately 35% of conjunction with new development.” Full regard is to be given to development taking place on previously developed land. The policy the Council’s Infrastructure Delivery Plan and Schedule and other goes on to state that “within the limits of development...there is relevant policies. a presumption in favour of sustainable development... in Large Villages”. Other than in circumstances as permitted by other The Applicant is willing to enter into a Section 106 with Wiltshire policies, development will not be permitted outside the limits of Council and other relevant parties, subject to satisfying the development. requirements of Regulation 122 of the CIL Regulations 2010 (as amended). The anticipated planning obligations (Heads of Terms) With Semington identified as a large village, the development of land are set out in section 7 of this PDAS. outside of the development boundary would be precluded by core policies 1 and 2 of the Core Strategy. However, consideration must Core Policy 15: Melksham Community Area be given to: The Melksham Community Area comprises the market towns of zzThe lack of a five year housing land supply; Melksham and Bowerhill village along with a series of large and zzThe sustainable nature of the site’s location; small villages. Semington lies within the Melksham Community zzThe provision of much-needed market and affordable homes; Area and core policy 15 states that over the plan period (2006- 2026) approximately 2,370 new homes will be provided of which zzThe lack of a Neighbourhood Plan and the delay in the Housing Allocations DPD; about 2,240 should occur at Melksham. Approximately 130 will be provided in the rest of the Community Area. zzThe site’s positioning adjacent to Semington’s settlement boundary; and The Core Strategy has reported the delivery of housing in the zzThe proposed linkages from the development of this site, Melksham Community Area to 2014 as being 60 completions and which would be a natural extension of this large village. 10 permitted sites, with 51 units to be identified. The proposed This is further explored in section 10 of this PDAS. development, at 75 dwellings offers the opportunity to contribute to this housing requirement and reduce housing need in the Other policies in the Core Strategy address various development Melksham community area. This is further explored in section 9 management considerations. The following provides a brief of the PDAS. synopsis of these policies:
MELKSHAM COMMUNITY AREA FROM THE CORE STRATEGY
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Core Policy 29: Trowbridge Community Area Core Policy 46: Meeting the needs of Wiltshire’s Core Policy 51: Landscape House Affordable Shared vulnerable and older people The Trowbridge Community Area comprises the Principal settlement Types Rent ownership “Development should protect, conserve and New housing is required to meet the specific needs of vulnerable of Trowbridge and the surrounding large and small villages. The where possible enhance landscape character and 60% 40% and older people. Wherever practicable, accommodation should policy states that approximately 7,000 homes will be provided seek to deliver and promote independent living. Residential must not have a harmful impact upon landscape within the Community Area. Of that, 5,860 dwellings will be 1 bedroom house 6 9 development must ensure that layout, form and orientation consider character, while any negative impacts must be delivered in Trowbridge leaving approximately 165 homes to be adaptability to change as an integral part of the design. Developers mitigated as far as possible through sensitive provided in the rest of the Community Area over the plan period. 2 bedroom bungalow 2 will also need to demonstrate how their proposals respond to the design and landscape measures. Proposals Of the housing requirement set for the Trowbridge Community 2 bedroom house 3 needs of an ageing population. should be informed by and sympathetic to the Area, the Core Strategy outlines that there are 1,649 remaining. 3 bedroom house 2 6 A mixture of property types and sizes will be provided as part of distinctive character areas identified in the With Semington only 3 miles to the North East of Trowbridge, the the proposals to support future demographic trends, and the needs relevant Landscape Character Assessment(s) and proposed development of 75 dwellings subject of this application 4 bedroom house 1 3 of a wide range of people including older and disabled people. The will also go some way to meet its needs, particularly as there any other relevant assessments and studies. The changes to Part M of the Building Regulations assist in accessibility appears to be housing delivery problems in and around Trowbridge. 14 9 policy outlines the different aspects of landscape standards of new development. character that will need to be conserved and Core Policy 41: Sustainable Construction and low carbon energy Core Policy 45: Meeting Wiltshire’s Housing needs Core Policy 50: Biodiversity and Geodiversity where possible enhanced through sensitive This policy requires development proposals to demonstrate how design, landscape mitigation and enhancement This policy states that new development will be encouraged This policy requires new housing to be well designed to address they protect features of nature conservation and geological measures.” to incorporate design measures to reduce energy demand. local housing need incorporating a range of different types, tenures value as part of the design rationale. There is an expectation Development will be well-insulated and designed to take advantage and sizes of homes to create mixed and balanced communities. A detailed analysis of the landscape character of the site has that such features shall be retained, buffered and managed of natural light and heat from the sun and use natural air movement been undertaken and included within section 5 of this PDAS. The favourably in order to maintain their ecological value, connectivity for ventilation, whilst maximising cooling in the summer. New Proposed Market Housing Proposed Market proposed development protects and responds to the landscape and functionality in the long-term. All development proposals homes will be required to achieve at least Level 4 of the Code for Housing Total character of the area by retaining important trees, hedgerows and 2 need to incorporate appropriate measures to avoid and reduce Sustainable Homes . boundary features and incorporating them into the public realm. Number of disturbance of sensitive wildlife species and habitats through the 1 2 3 4+ The landscape structure would establish a vegetated setting to Core Policy 43: Providing affordable homes Bedrooms lifetime of the development. The policy goes on to state that all the development, contributing to biodiversity and providing local development should seek opportunities to enhance biodiversity. In Semington, on sites of five or more dwellings, affordable housing Houses 0 13 25 14 52 amenity and recreational opportunities. Major development in particular must include measures to deliver provision of at least 30% (net) affordable housing is to be provided. biodiversity gains through opportunities to restore, enhance and The policy acknowledges that the provision of affordable housing In accordance with core policy 45 and as identified in the table create valuable habitats, ecological networks and ecosystem may vary on a site-by-site basis taking into account evidence above, a mixture of house types, tenures and sizes will be provided services. of local need, mix of affordable housing proposed and, where in order to support a mixed and balanced community in Semington. appropriate, the viability of the development. All affordable housing A phase 1 ecological survey of the site has been undertaken, as set will be subject to an appropriate legal agreement with the Council. out in the Ecological Assessment report submitted alongside the planning application. Detailed species survey work is informing This proposal provides 30% on-site affordable housing, which the development of an ecological mitigation and enhancement equates to 23 units. In order to meet the aspirations of Core Policy strategy. It should be noted that there whilst there are habitats and 43 the following mix of affordable housing size, form and tenure is potential ecological species on the site a mitigation strategy should proposed: adequately deal with any issues.
Footnote: 2 Whilst the policy requires new development to meet Level 4 of the Code for Sustainable Homes, the government has removed the Code for Sustainable Homes and the energy performance standards set out in Building Regulations will therefore apply
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04. Planning policy (continued)
Core Policy 52: Green Infrastructure Matters of design are discussed in section 5 of this PDAS. In By Design summary, the development responds to its surroundings by 1 Connections – Does the scheme integrate into its This core policy requires development to make provision for the retaining important trees, hedges and boundary features and open ‘By Design’ highlights that good surroundings by reinforcing existing connections and retention and enhancement of Wiltshire’s green infrastructure spaces. A mix of house types and sizes will be provided and the design is important everywhere and creating new ones; whilst also respecting existing the creation of successful places network and ensure that suitable links to the network are provided chosen materials within the site will respect local distinctiveness buildings and land uses along the boundaries of the depends on the skill of designers and maintained. It explains that major development proposals and create a sense of place. development site? will need to be accompanied by an audit of the existing green and commitment from those who employ them, as well as input from infrastructure within and around the site and “demonstrating how Core Policy 60: Sustainable Transport 2 Facilities and services – Does the development provide the planning system. The key aspect this will be retained and enhanced through the development (or is it close to) community facilities, such as shops, The Council seek to reduce the need to travel, particularly by private it focuses upon includes the design process.” The policy continues: schools, work places, parks, play areas, pubs or cafes? car and support and encourage the sustainable, safe and efficient of buildings and spaces, landscapes, “Green infrastructure projects that contribute movement of people and goods within and through Wiltshire. The roads and movement systems. It 3 Public transport – Does the scheme have good access policy suggests several ways in which to encourage sustainable seeks to enhance the quality of to public transport to help reduce car dependency? to the delivery of a high quality and highly urban development through a move from reliance on prescriptive valued multi-functional green infrastructure transport measures. development standards towards a more design led approach with a 4 Meeting local housing requirements – Does the network in accordance with the Wiltshire Green positive emphasis on place making. Infrastructure Strategy will be supported. The accompanying Transport Assessment identifies ways in which development have a mix of housing types and tenures Contributions to support such projects and to reduce the dependence of the private car and encouraging ‘By Design’ states that successful streets, spaces, villages, towns that suit local requirements? initiatives will also be required from developers.” sustainable forms of transport. and cities tend to have characteristics in common. These factors have been analysed to produce principles or objectives of good Creating a place Core Policy 61: Transport and new development The proposal offers an extensive green infrastructure network urban design. They help to remind us what should be sought to 5 Character – Does the scheme create a place with a where footpaths and quiet roads will be aligned next to the existing This policy advises that new development should be located and create a successful place. ‘By Design’ lists the objectives of urban hedgerows to create a permeable wildlife and movement network. A designed to reduce the need to travel, particularly by private car design as follows: locally inspired or otherwise distinctive character? major new park open to the public will be located next to the Kennet and to encourage the use of sustainable transport alternatives. Character – a place with its own identity 6 Working with the site and its context – Does the and Avon Canal. This will accommodate a LEAP and other natural A Transport Assessment will be required to demonstrate that scheme take advantage of existing topography, play opportunities. consideration has been given to all transport users that the Continuity and enclosure – a place where public and private spaces are clearly distinguished: landscape features, wildlife habitats, existing buildings, Core Policy 53: Wiltshire’s canals proposal is capable of being served by safe access to the highway site orientation and microclimates? network and that safe loading / unloading facilities are provided. Quality of the public realm – a place with attractive and successful This policy will permit proposals that are designed to develop Where appropriate, contributions will be sought towards sustainable outdoor areas 7 Creating well defined streets and spaces – Are the canal’s recreational and nature conservation potential, in transport improvements, and travel plans will be required to buildings designed and positioned with landscaping to particular, the use of the old line of the canal for walking, cycling encourage the use of sustainable transport alternatives and more Building for Life 12 define and enhance streets and spaces and are buildings and interpretation. sustainable movements. designed to turn street corners well? Building for Life is the industry The site’s positioning adjacent to the Kennet and Avon Canal The Transport Assessment submitted in support of this planning standard, endorsed by Government, 8 Easy to find your way around – Is the scheme designed for well-designed homes and allows the opportunity to use this as a key feature of the scheme, application addresses the requirements of Core Policy 61 in to make it easy to find your way around? creating a canal-side park in the North West section of the site to identifying measures to mitigate against negative transport neighbourhoods. Local communities, local authorities and developers accommodate natural play opportunities and a permeable green impacts. Street & Home are invited to use to stimulate infrastructure network throughout linking to the surrounding area. Core Policy 62: Development impacts on the transport conversations about creating good 9 Streets for all – Are streets designed in a way that Core Policy 57: Ensuring high quality design network places to live. encourage low vehicle speeds and allow them to function and place-shaping as social spaces? Developments will need to provide appropriate mitigating measures The 12 questions reflect our vision o fwhat new housing developments This policy requires a high standard of design in all new to offset any adverse impacts on the transport network at both the should be: attractive, functional 10 Car parking – Is resident and visitor parking sufficient construction and operational stages. It advises that proposals for developments. Proposals are expected to create a strong and sustainable places. Redesigned and well integrated so that it does not dominate the new development should not be accessed directly from the national sense of place through drawing on the local context and being in 2012, BfL 12 is based on the new National Planning Policy street? complementary to the locality. Applications for new development primary route network outside built-up areas. Framework and the Government’s commitment to build more homes, must be accompanied by appropriate information to demonstrate better homes and involve local communities in planning. 11 Public and private spaces – Will public and private The proposal will ensure there will be no adverse impacts on the how the proposal will make a positive contribution to the character spaces be clearly defined and designed to be attractive, transport network during both construction and operational stages. of Wiltshire. The policy then lists a series of criteria on how to create The 12 questions are designed to help structure discussions well managed and safe The necessary highway works will ensure minimal disruption to between local communities, the local planning authority, the a high quality design that responds to local context. the school along Pound Lane. During construction, the site can be developer of a proposed scheme and other stakeholders. BfL 12 is 12 External storage and amenity space – Is there adequately contained and a Construction Statement accompanying also designed to help local planning authorities assess the quality of adequate external storage space for bins and recycling the application demonstrates how work will be managed safely. proposed and completed developments; and as a point of reference as well as vehicles and cycles? in the preparation of local design policies.
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Section 05: Design and Access inc. Landscape Strategy
This section sets out an appraisal of the site and its surroundings, a detailed description of the constraints and opportunities and the design response articulated in the masterplan.
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05. Appraisal - Understanding the site and its potential
Semington grew up on the crossing of the old Chippenham to Poole road and the Kennet and Avon Canal. The proposed development site occupies the north western edge of the settlement on land that rises south of the canal to Pound Lane. The site is surrounded by existing development on its eastern and southern sides, indeed the recent housing at the far end of St. Georges Road extends much further west than the proposed site boundary and the historic core of the village extends further north of the site.
5.1 The site and its setting This public right of way continues east of the site along an alleyway The site is characterised by the following relevant key between the back of the properties at The Orchard and Brook House. characteristics: This opens out onto the High Street in the village. The site is 5.15ha and is even less typical of the prevailing zz“Level land form with wide open skies and views to ridges and landscape character area. It is currently occupied by typical downs; village fringe uses, namely pony paddocks and arable fields. With Landscape character zzPastoral land use with some arable; development on its southern and eastern flanks, it is enclosed by National Character the built up area of the village of Semington, whilst to the north it zzSettlement pattern varies from large towns and small is bounded by the Kennet and Avon Canal. This is a portion of the The site is not the subject of any local or national landscape scattered villages to sparsefarmsteads; canal which is used for the semi-permanent mooring of narrow designation. For the purpose of assessing the effects of zzBuildings in varied materials of brick, render and stone; and boats, with their owners using the northern towpath to access the development National Character Areas (NCA) arerelevant; however, village and the maintenance facilities at Semington basin. As such, they are very broad and set out the key characteristics of large zzHistoric use for transport evident in canals”. the site is strongly visually integrated with the surrounding village geographical areas. Whilst NCAs do not provide an appreciation At a district level the site occupies an area classified within the and canal uses. of the site-specific issues which need to be taken into account in “West Wiltshire District Landscape Character Assessment” the determination process, it should be noted that some of the The site is bounded to the west by a hedgerow with mature trees. (2007) at this scale the assessment does not fully reflect the site’s characteristics are discernible in relation to the wider landscape The hedgerow makes the transition from the higher ground at Pound urban fringe context and as a result its relevance to the site is surrounding the site. Lane to the lower ground next to the canal. A key feature in this limited. However it is of some value due to the finer scale of detail area is the WWII pillbox which sits just to the east of the hedge and The site lies within the Avon Vales NCA published by Natural and some commonly occurring characteristics. is a well known modern historic feature of the village. England. A summary of the keycharacteristics as published is The site lies within an area classified as C2: Semington Open Clay contained at Appendix 2 of the LVIA. To the south, the site is bounded by the hedgerow along Pound Vale. The key characteristics of this area that apply to the site Lane. To the south of Pound Lane lie a number detached properties Regional and District Landscape Character include: which were developed in the latter part of the 20th century; these zz“Predominantly flat, sloping gradually upwards to the south are the detached houses accessed from the two cul-de-sacs, known At a more regional scale Wiltshire County Council (WCC) has of Bowerhill and at Hill as Pound Lane. prepared the ‘Wiltshire Landscape Character Assessment” (Wiltshire County Council, 2005). The landscape associated with the zzFarm east of Hilperton; The eastern flank of the site is defined by the backs of the gardens site is classified as Landscape Character Type (LCT) 12B: Avon Open zzKennet and Avon Canal is a distinctive corridor feature; of the former Council houses built at Pound Close and The Orchard. Clay Vale. In many cases these boundaries are defined by close boarded zzA mixture of arable and pasture fields; fences. Some of the properties have generous gardens of over 30m zzSettlement pattern comprising Semington Village and a in length. Further north however, the properties at The Orchard have number of isolated farmsteads; and rear gardens of approximately 10m in length. zzStrong sense of openness. The north eastern boundary of the site is defined by a mature tree belt which runs from the edge of the canal to the extreme north eastern corner of the site. A public right of way which runs along the southern edge of the canal is situated within the site along the Semington’s strategic position on the highway and canal network is southern edge of the tree belt. reflected in the features of the village
24 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
The site is surrounded by existing development on its eastern and southern sides, indeed the recent housing at the far end of St. Georges Road projects much further west than the proposed site boundary and the historic core of “the village projects further north of Kennet & Avon Canal the site. High Street The Site
Pound Lane
St. George’s Road High Street
A361
FIGURE 5.1 Aerial photograph showing the site in the context of the village of Semington
Planning, Design and Access Statement - June 2016 | 25 FIGURE 5.2
A3 C1 Site Boundary
National Character Area:
The whole study area is within National Character Area 117: Avon Vales Wiltshire Landscape Character Assessment (2005): C2 Boundary between landscape character types within the study area.
11C Trowbridge Rolling Clay Lowland
Avon Open Clay Vale B1 12B West Wiltshire District Landscape Character Assessment (2007): Landscape Character Type
Open Clay Vale
Clay River Floodplain
Limestone Lowland
Rolling Clay Lowland
Urban Area
Landscape Character Area
A3 Broughton Gifford Limestone Lowland
B1 Avon Clay River Floodplain
C2C1 Melksham Open Clay Vale
C2 C2 Semington Open Clay Vale
E4 Green Lane Rolling Clay Lowland
E5 Steeple Ashton and Keevil Rolling Clay Lowland 12B
0 500m 11C Land off Pound Lane, Semington, Project Wiltshire
Drawing Title Plan 3: Landscape Character - Published Context Scale As Shown (Approximate)
Drawing No. 10381/P07
Date May 2016 E5 Checked JC/TRS E4
Lion House, Rowcroft, Stroud, Gloucestershire, GL5 3BY T: 01453 765 500 E: [email protected] W: www.tylergrange.co.uk Tyler Grange LLP. © Crown copyright, All rights reserved. 2016. Licence number 0100031673 Richborough Estates | Land north of Pound Lane, Semington
Richborough Estates has a vision and goal to respect and to improve existing communities through carefully considered “locally responsive development.
Planning, Design and Access Statement - June 2016 | 27 Richborough Estates | Land north of Pound Lane, Semington
Constraints and opportunities
The constraints plan shows the key site constraints that the proposal seeks to consider and respond to. The primary on-site issue is the gentle fall of topography across the site from south to north. This change in level is from 45m AOD in the south to 37.5m AOD in the north. The contours on the constraints plan are shown at 0.5m intervals.
Another key constraint is the underground utilities which cross the site in the south and north. In the south, a public sewer with a 6m easement bisects the site on a diagonal angle. In the north, a private storm water drain runs along the southern edge of the canal and discharges into the Semington Brook. View looking west along the public right of way in the north of View looking south west from the north east corner of the site View into the rear gardens of properties at The Orchard View into the rear gardens of properties at The Orchard the site towards Pound Lane There are also a number of overhead electricity cables which are low voltage and connected via wooden poles.
The existing pattern of hedgerows and mature trees are both a constraint and an opportunity, because they will affect the geometry of the proposed streets and blocks, but also offer mature vegetation features which will add to the character of the proposed new place.
Other key constraints include the PROW to the south and the raised level of the Kennet and Avon Canal, which is effectively on an embankment as it passes along the northern edge of the site.
There are no listed buildings within or immediately around the site, however there are a number of listed buildings in the historic core of the village. There is a WWII ‘pillbox’ in the north west corner of the site which was a key part of the GHQ line which followed the canal during the war. Pony paddocks on the north eastern field View along the fence which runs on a north/south alignment View into the World War II pillbox View looking east along the Kennet and Avon Canal from the through the north east field southern embankment within the site St George’s Primary School is located to the south east of the site on Pound Lane.
The Landscape Opportunities and Constraints plan is shown in Figure 5.2. This demonstrates a number of similar opportunities, including that offered by the views north to the canal and Bowden Hill, as well as the key opportunity of opening up public access to the canal corridor from the south.
Stone wall which leads up the embankment to the canal View looking west along the hedgerow to the south of Pound View looking north into the site from Pound Lane View looking west along Pound Lane Lane
28 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Offi ce Crown copyright licence number 100024244 Savills (UK) Ltd. Published for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed. Savills does not act as Principal Designer and this drawing is not intended to inform Construction Design Management procedures. \\SOUTHAMPTON03\Data\URBAN DESIGN\JOBS\SNUD 364320 - Semington Wiltshire - Richborough Estates\B) Drawings\INDD\Constraints 24/05/16 Constraints
Site Boundary
Contours 0.5m
Embankment
FIGURE CAPTION: Waterbody Quote text The quick brown fox jumps over the lazy dog. All work and no play makes Jack a dull boy, the quick brown fox jumps over the lazy dog. All work and no play makes Jack Flood Zone (2 & 3) Editendel il et laccus esectibus, occum a dull boy. The quick brown fox jumps over the lazy dog. All work and no play makes Jack a dull boy. Woodland / Copse net laborrovit, qui ra voluptas simodio idipsanim Trees quias volum etum voluptat di Tree Root Protection Area bero dus asperum nusdae pa dolorita Hedgerows nullaut aut que ent volupta quibus sum School Playing Field is est rest. Main Road Public Right of Way “ WW2 Pillbox Listed Buildings
Existing Buildings
Church & Hall
Pub
Primary School
Overhead Electricity Lines
Public Sewer
Private Sewer (Field Drain)2
2Showing a 12ft / 3.66m easement
*Drawing illustrative only; subject to survey(s).
N 1:2000 @ A2
title Constraints
project Land to the North of Pound Lane, Semington
client Richborough Estates
job no SNUD 364320
drawing no SA001
revision D
date 01 Apr 2016
drawn by NH FIGURE 5.3 checked by CO Constraints plan urban design studio Planning, Design and Access Statement - June 2016 | 29
savills.com/urbandesign Richborough Estates | Land north of Pound Lane, Semington
Site Boundary Opportunity. The opportunity exists to maintain long views to the Suggested area for open space and a sensitive ridgeline to the north. These vistas will be appreciated interface with the canal by future residents and visitors. Suggested development area
World War 2 Pillbox to be retained as a link to the past.
Hedgerow present within site
Long distance views looking north Constraint. The canal section adjacent to the site lies on an Kennet and Avon Canal Opportunity. elevated embankment that sits above the site. Public Rights of Way are located near to and The Kennet and Avon canal provides a valuable within the site recreational resource for residents and visitors using the canal network. The canal is also a Canal elevated on embankment designated county wildlife site. Sensitive interface with rural context
Opportunity. Existing harsh built edge The section of site adjacent to the canal Existing soft built edge could be utilised as open space and wildlife Opportunity. habitat, this will provide a soft edge to the The existing field pattern and hedgerows within the canal and its county wildlife designation. site should be retained and enhanced. To bolster biodiversity and to provide strong landscape features.
Opportunity. The mature hedgerow on the western site boundary will provide a soft edge to development and should be retained and enhanced to provide a strong Constraint. landscape buffer. The eastern site boundary abuts 20th Century development of varying architectural styles which provides a harsh edge to the existing development. FIGURE 5.4 Landscape constraints and opportunities plan
0 125m
Land off Pound Lane, Semington, Project Opportunity/Constraint. Wiltshire To the south of the site exists 20th Century development Drawing Title Landscape Opportunities and Constraints with a loose built edge interspersed with vegetation which gives a softer edge to development, this softer edge could Scale As Shown (Approximate) be refelected on site boundaries. Drawing No. 10381/P10 Date April 2016
Checked JC/TRS
Lion House, Rowcroft, Stroud, Gloucestershire, GL5 3BY T: 01453 765 500 E: [email protected] W: www.tylergrange.co.uk Tyler Grange LLP. © Crown copyright, All rights reserved. 2016. Licence number 0100031673
30 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Village facilities
The village has a number of local facilities and the site is located within 400m (5 minutes) walk of all of them: zzVillage Hall zzSt. George’s Church zzThe Somerset Arms PH ool) Sch zzSt. George’s Primary School ge’s eor . G St There are number of employment opportunities within close proximity of m fro k the village including Ashton Farms and Turnpike Foods next to the A361 al w in roundabout. In addition, the major employment estates to the south of Kennet & Avon Canal m 5 Melksham are within a short cycling distance along quiet roads away ( m 0 0 from the main A350. 4 High Street
Pound Lane
Bus stop
St. George’s Primary School
St. George’s Road High Street Semington Village Hall
The Somerset Arms PH
St. George’s Church
Employment A361
FIGURE 5.5 Aerial photograph showing the existing local facilities
Planning, Design and Access Statement - June 2016 | 31 Richborough Estates | Land north of Pound Lane, Semington
Richborough Estates has a vision and goal to respect and to improve existing communities through carefully considered locally responsive development.
32 |“ Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Historic growth of the village
The plans opposite summarises how the village of Semington has developed from its state at the end of the 19th Century through the 20th Century and to today. It also sets the proposed development of the site in the setting of the wider village. 1899 At the turn of the century, the historic core of the settlement was situated either side of the High Street, which runs on a north south axis through the village and over the canal to the north. There was limited south east growth around St George’s Church and the workhouse was established along St George’s Road to the south west.
1900-1958 From the turn of the century through to the immediate post war years, there was limited growth north of Pound Lane in the form of the council housing at Pound Close and Pound Lane. 1899 1900-1959 1959-2010 Semington’s established developed area at the end of the 19th century related to its stra- Semington saw limited growth in the post WW2 years of municpal housing accessed from In the latter half of the 20th century there was both infilling and tegic road and canal connections Pound Lane western growth around St George’s Road and Pound Lane. This took the form of denser additional council housing firstly, then a more suburban form of development in detached and bungalow layouts at Somerset Way and other new roads. A key event during this period was the development of the A350 bypass, which took traffic away from flowing through the centre of the village to a new regional route further to the east.
Proposed future growth Proposed future growth on the application site would see development move to the north west closer to the canal, but with a landscape buffer defining the interface with the canal and the western countryside interface.
1960 - 2010 2016 onwards Semington saw suburban growth from Pound Lane and St Georges Lane and the bypassing Proposed future growth to the north west of the A350
Planning, Design and Access Statement - June 2016 | 33 Richborough Estates | Land north of Pound Lane, Semington
Neighbouring character areas
The site is within close proximity to a wide range of neighbouring character areas. These areas represent the different periods of development within the village.
1. Pound Close 2. Pound Close (north) & The Orchard 3. Pound Lane (west) 4. St George’s Primary School
zzPost war local authority housing zzDevelopment dates from the 1990s and is zzDetached dwellings from the 1980s/1990s zzFormer green field site now with low rise single characterised by closely positioned terraced storey school buildings zzTerraced and semi-detached forms zzMature landscape dominates front and rear dwellings gardens zzPlaying fields occupy the southern portion of the site zzCornish unit style housing zzMature landscape dominates front and rear zzCul-de-sac layouts zzGenerous front and rear gardens gardens zz10-12dph zz21dph zzCul-de-sac layouts zzAverage density - 32dph
5. St George’s Road 6. Somerset Way 7. High Street 8. Brook House
zzSemi-detached dwellings following looping estate zzBungalows and detached dwellings zzHistoric core of the village zzManor house in substantial grounds road layout zzCul-de-sac layout zzTraditional character eroded by 20th century zzGreen gateway to the village from the north interventions such as the filling station zzTypical example of late 1980s estate housing zzMature landscaping zzSemi-rural character dominated by mature zzAverage density - 22dph zzChange in character as a result of the removal of landscape zzAverage density - 18dph A350 traffic from the village zzAverage density - 1dph zzAverage density - 14dph
34 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Much of the historic character of the village was eroded during the late 20th century by housing which failed to employ 8 locally distinctive materials and traditional layout principles 2 “
High Street Pound Lane
1 7 6 3 3 4
5
St. George’s Road High Street
1: Pound Close 2: Pound Close (north) and The Orchard 3: Pound Lane (west) 4: St George’s Primary School 5: St George’s Road 6: Somerset Way 7: High Street 8: Brook House
FIGURE 5.6 Aerial photograph showing neighbouring character areas
Planning, Design and Access Statement - June 2016 | 35 Richborough Estates | Land north of Pound Lane, Semington
Learning from the historic village core
To ensure development proposal respects the character of Interplay between built form and Semington, we have undertaken an appraisal of the historic core. verdant backdrop This appraisal identifies the features and form of the historic A key feature of the character of the village is the core that could inform the layout of the proposal. The layout, interplay between the various periods of historic scale, form and materiality of the proposed dwellings therefore buildings and the verdant backdrop created need to reflect the design language of the surrounding historic urban context, whilst being able to accommodate the modern woodland groups. requirements and expectation of new build sustainable properties in a realistic and viable fashion.
The village centre is comprised of a mix of traditional terraced, semi-detached and detached dwellings, defined by buildings ranging in height between 2 and 3 storeys helping to define enclosure either side of the High Street.
Green verge defines the approach to the historic core
Approaching the historic core of the village High Street from the south, the High Street follows a gentlly curving alignment. This ‘soft’ approach is accentuated by a green verge which follows the course of the High Street along its southern portion.
Landmark building dominates a key nodal point Some of the most prominent nodal points (junctions) in the village are denoted by prominent ‘landmark’ buildings which are viewed from a number of different viewpoints. FIGURE 5.7 Historic analysis This conjunction of key space and landmark building creates a memorable place within a legible layout.
36 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Below and right: Photographs of some of the historic detailed features of the village including the mature trees, local Bath Stone, prominent boundary walls and painted render Varied building line encloses the space The positioning of buildings and their orientation in relation to the street has a significant impact upon the enclosure of space. In this part of the High Street the house on the right is positioned at right angles to the street thereby creating a’book end’ at the end of the street.
Side roads contrast with the primary street There is a noticeable change in the character of the side roads as they lead away from the High Street. The contrast is reinforced by a smaller carriageway and the use of boundary garden walls.
Bath Stone Key design cues: Many of the key historic builldings in the village are zzLocal material palette includes Bath Stone, Brick and white render either faced with or built from the traditional Bath zzDefine key spaces with landmark buildings stone (known more properly as Oolitic Limestone). zzIntegrate green verges to soften the public realm These are used for elevation materials and for zzGently winding sinuous street alignments create interesting townsape boundary walls. zzUse buildings to ‘hold’ spaces and maintain enclosure zzIntegrate existing trees and hedgerows into the public realm zzUse interlinking elements such as boundary walls to connect built form
Planning, Design and Access Statement - June 2016 | 37 Richborough Estates | Land north of Pound Lane, Semington
Kennet & Avon Canal Entrance Towards a masterplan - Rationale space
The development concept seeks to protect and enhance the existing hedgerows and tree belts which run through the site. Within these former field boundaries lie a number of existing mature trees. P.R.O.W. Pocket park These mature trees will form a key part of the overall concept and be used to terminate key vistas into the scheme. The western tree belt will also become a key movement open space corridor, offering pedestrian access to the open countryside and the canal. Outward views Swale The primary access point is located on Pound Lane and will become the primary gateway into the scheme. To celebrate these important positions, a number of landmark buildings will be located at key positions either side of the main access, which will then lead seamlessly into the gateway square. Gateway Internal footpath network
A key feature of the concept will be the creation of a canalside park which opens up public access to the southern environs of the canal for the first time. A new tree lined village street will gently curve its way into the scheme and create a direct link to the canal from WWII pillbox Vegetation Pound Lane.
FIGURE 5.8 Concept diagram
Far left: Kennet and Avon Canal Centre left: The site from the north west Centre right: Oolite Limestone wall Immediate left: Canal towpath
38 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
FIGURE 5.9 1. Retention of existing hedgerows 2. Positively address the topography 3. Sustainable drainage works with Masterplan Rastional and mature trees green infrastructure network
zzThe retention of the existing hedgerows and mature trees will zzThe site gently falls from the south along Pound Lane to north zzThe lowest point of the site is in the north east of the corner, this establish a landscape framework which will assist in creating a along the Kennet and Avon Canal. area will need to be utilised for attenuation ponds. new place. zzThe change in levels should be utilitised within the masterplan zzExisting hedgerows should be used for transpiration of storm zzThe existing vegetation will create an integrated network of to optimise views out of the site water drainage wildlife corridors which permeate through the site. zzThe masterplan should respond positively to the topography zzNew linear greenways could be introduced to complement the zzThe retention of the vegetation will also lessen the visual impact by creating streets and spaces which celebrate the natural existing pattern of hedgerows. of the development on the wider open countryside and assist in land form. visually embedding the development in the context of the village.
4. Accommodate utilities 5. New edge opens up to the canal 6. A legible and permeable structure
zzThe existing sewer should be retained in situ zzEstablish a sinuous edge to the development which allows for zzCreate a townscape framework based on views into key spaces new publicly accessible open space along the canal and vistas out to key features such as Bowden Hill and the zzThe easement will need to be kept free from development except Kennet and Avon Canal. where roads will have to bisect it to access the site zzReinforce the existing hedgerows with new planting and landscape buffer areas zzOptimise the outward facing views to the open countryside zzThe easement should create a new linear greenway through and the canal the site. zzKeep the new edge within the limits of the village extremities zz in the north and west. Create a number of key spaces at key nodal points within the scheme.
Planning, Design and Access Statement - June 2016 | 39 Richborough Estates | Land north of Pound Lane, Semington
Larger detached properties would Masterplan - Creating a new part of the village overlook the canalside park Our objective is to create a high quality new neighbourhood to Semington. It should be a place which recreates the best aspects of the village’s historic character and creates a new place which celebrates the village’s relationship to the Kennet & Avon Canal and the wider views to the open countryside beyond.
Design objectives Master plan - Key features
The masterplan seeks to deliver a sensitive and sustainable The scheme for the land north of Pound Lane, Semington development by achieving the following key objectives for quality comprises the following: place making: zzUp to 75 much needed new homes zzCreating a positive identity, ensuring that the development zzA new canalside park responds to the canal and the historic landscape pattern, to zz create a well defined and understandable place, utilising and Retained hedgerows and mature trees enhancing landscape features. zzGreen infrastructure network along which pedestrian and wildlife can permeate through the scheme zzEstablishes a viable and sustainable place, which will zzA tree lined street which leads down to the canal become a long term, thriving residential environment, which contributes to the economic well-being of Semington and this zzOn site storm water attenuation and transpiration network part of Wiltshire. zzThe provision of 30% affordable homes zzConnected and safe walkable and cyclable neighbourhoods, zzA mix of house types which are suited to the village context responding to adjoining areas by integrating with the existing village and playing fields. zzDelivering best practice in development, which is responsive to ecology, connecting and protecting features and also creating opportunities for new habitats. zzCreating a long lasting sustainable place, achieving best practice development and increasing the sustainability of Semington through the delivery of new homes in close proximity to facilities and employment. Kennet and Avon canal would be zzWorking with landscape assets by retaining and enhancing visible from many parts of the new local features, and adding new ones. neighbourhood zzQuality of life, with homes for local need, space to live and play, good access to facilities and a place which people can be proud.
Attenuation swale would be dry for most of the year and become an area suited to wetland flora and fauna
FIGURE 5.10 Aerial perspective of proposed scheme
40 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Tree lined village street curves into the development revealing views of the park Pound Lane and the canal
School
WWII pillbox could be used a bat roost
The canaliside park would be a new place for all members of the community to enjoy
Planning, Design and Access Statement - June 2016 | 41 Richborough Estates | Land north of Pound Lane, Semington
Kennet & Avon Canal 01 Vehicle access 07 Lower density edge The new junction would be locat- This north eastern part of the 12 ed in the position of the existing scheme would be characterised by gate on Pound Lane lower density detached housing 11 09 02 Sewer easement 08 Attenuation A 6m easement would be Surface water drainage could be 08 provided for the sewer attenuated in this low lying part of Canalside the site. It would be designed as a Park 03 Village square wetland wildlife area 05 A new village square would form Pumping station the gateway to the scheme, lo- 09 Space allocated for a foul water cated at a pivotal point near the 10 07 pumping station is located at this entrance from Pound Lane low lying part of the site 04 Village street - swale A 5m swale would follow the 10 LEAP alignment of the primary street A locally equipped area playspace into the heart of the scheme would be located next to the canal and be planted with safe boundaries 04 Canalside Park to ensure that young children could 06 05 The focal point of the northern not stray off towards the canal part of the scheme will be a major new recreational facility 11 World war II pillbox for the village of Semington This historic military feature could be focused on the Kennet and Avon retained and reused as a bat roosting canal facility Hedgerow enhancement 06 Public footpath The existing hedgerow would 12 The footpaths in the canalside park be retained and enhanced would connect with the public right with additional planting and of way which runs along the south- a footpath running along its ern side of the canal southern side
02
03 The Orchard
Pound Lane KEY VIEWS Key data
PUBLIC RIGHT OF WAY Site area - 5.15ha 01 LEAP Net developable area - 2.9ha
Pound Close Number of homes - 75 LAP (NATURAL PLAY) Average density - 25dph
FIGURE 5.11 Illustrative masterplan
42 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Street trees planted along the route will Key buildings would use the local Village street climbs up the create a softening effect Chalfield Oolite or Bath Stone used in the hill following a curved geometry village
FIGURE 5.12 A wide verge will will be used for View looking south along the tree lined village street transpiration of storm water and street tree planting
Planning, Design and Access Statement - June 2016 | 43 Richborough Estates | Land north of Pound Lane, Semington
Illustrative sections of key edges
A Section A-A’ - Section through the Canalside Park @ 1:500 scale
Canal Towpath Park Play Area Road House 16m 7m 25m 30m 6m 8m
A’ Path 2m Path
Section B-B’ - Section through Pound Lane @ 1:500 scale
B’
House Rear garden & Courtyard & Flat Rear garden & House Pound Garden 8m parking over Garage parking 8m Lane 12m 15m 16m 15m 5m Hedge 3m Pedestrian path 5m path Pedestrian
B
FIGURE 5.13 View looking south along the tree lined village street
44 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
The proposed building types and materials should take their cue from the best of Semington’s “ historic buildings
Planning, Design and Access Statement - June 2016 | 45 Richborough Estates | Land north of Pound Lane, Semington
Below - A recent village extension in Wiltshire reflecting locality in its builing types and choice of Bath stone walling materials Character and appearance Lower left - New village housing reflecting the historic building form The masterplan seeks to create a strong sense of place which responds Lower middle - Detached property in a generous plot on a recently completed scheme in Wiltshire to the surrounding context and the key lessons identified in the local Lower right - Careful consideration of boundary treatment using local stone on a new housing scheme in Dorset character analysis. The layout embraces the design principles of creating Lower far right - Careful consideration South Wiltshire local materials and chimney design on this side elevation a permeable and legible movement framework, that easily facilitates pedestrian and cycle movement across the site and beyond.
The block structure has been designed to respond directly to existing site features and to create internal vistas to key landmark buildings, as well as the rich and diverse landscape features. The development should be defined by perimeter blocks which are closed at the back (eg. private gardens) or with limited use of parking/servicing courtyards. In general there should be a gently sinuous alignment of frontages along the streets and lanes to create a development of high townscape quality.
A higher degree of enclosure and continuous frontages should be utilised along the village street. Set-backs of between 1.2m and 2.5m from the back of the public footway should be utilised to create enclosure, variety and interest. This would also reflect the arrangement of many of the houses along the High Street in Semington.
46 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
A green movement framework Tree lined village street climbs up the hill A soft rural edge
Retaining the hedgerows and existing mature trees will greatly assist in The ‘tree lined village street’ will be a key element of the layout which creates The design strategy for the rural edge seeks to retain and enhance the key creating a development with a strong sense of place and mature character. a primary link between the main access at Pound Lane and the canalside park, natural features along this corridor and complement them with appropriately The mature trees will be retained and complemented with new native creating a memorable place at the heart of the masterplan. Key spaces along the positioned buildings arranged in a lower density manner. The buildings would be hedgerow planting along the existing field boundaries. The existing hedgerows village street and at the main internal junctions and along the hedgerows, will be positioned to overlook the canalside park and the proposed attenuation swale, will form part of the public open space structure of the new neighbourhood, defined and contained by a higher degree of continuous frontage. The street will by creating new ‘layers’ of proposed native planting between the development rather than being situated within private gardens. This enables the vegetation take its cue from the sinuous alignment of the High Street itself. In particular, the edge and the open countryside. The retention of the existing hedgerows will to contribute to the character of the streets, as well as eliminating potential way in which the formal Bath stone villas front the street, with the mature trees help to conserve the semi-rural character of this edge of Semington and create future management and conservation issues. The existing hedgerows will be which line either side of the street. The sinuous alignment will create a series a soft edge to the development. Pedestrian movement along the outer edge of restored and subject to a regular management regime, including trimming of evolving vistas which will terminate with a dramatic vista to the canal and the development will be enhanced by creating new informal pedestrian routes back and supplementing with new plants where there are gaps. New plants Bowden Hill beyond. through the new public open space. will generally consist of native whips of local provenance such as hawthorn Key features (Crataegus monogyna), hazel (Corylus avellana), blackthorn (Prunus Key features spinosa), dog rose (Rosa canina), alder (Alnus), willow (Salix) and holly (Ilex zzBuilding frontages along the village street should have a regular frontage zzRetained hedgerow but improved management and a building line which creates enclosure. The buildings along this street aquifolium). The centrepiece of the green movement framework will be a zzViews of the narrow boats gliding by the space canalside park, which will offer a major new recreation resource for the village. should be faced with Bath stone or a suitable similar material. zzA green verge which can be used for tree planting and sustainable drainage zzNatural materials and planting used to create safety features Key features which will prevent children from running into the canal zzChanges in the alignment of frontages to create a series of zzNew footpaths through the open space will meander through zzRetained field boundary patterns evolving townscape views the open space and link up with the southern towpath zzFootpaths aligned along the key green corridors zzDefined vistas to the canal and Bowden Hill beyond zzImproved natural surveillance over the canal edge from zzNew native hedgerow planting zzShared surfaces at key nodal points overlooking properties zzLinks to the neighbouring areas such as the playing fields to zz‘Sentry’ type buildings at the gateways to the site zzLayers of new planting will complement the existing the north hedgerows and ree belts
Planning, Design and Access Statement - June 2016 | 47 Richborough Estates | Land north of Pound Lane, Semington
Identity areas
The proposed development would be comprised of three identity Identity area 1 - Tree lined village street areas. The identity areas will respond to two key influences. Key characteristics - Sinuous, verdant, traditional Firstly there is a considered response to the historic precedents of Left - Bath stone and similar coloured render Below - Verge widens to create a informal entrance square hillside spine road traditional built form, materials and details in Semington and north Lower left - Verge used for tree planting Wiltshire. Secondly there is a considered response to the inherent This area will take its cue from the traditional arterial routes which Lower right - Semington’s stone buildings should be a key define the approaches and core of settlement such as Melksham features of the site such as topography, trees belts, the canal and reference for this area the existing village edge. and the High Street in Semington. These streets have a gradual sense of progression from one destination to the other. Their We propose three identity areas in the scheme: evolving character is generated by a gently sinuous building line, which is given added interest as it meets key junctions and key 1. Tree lined village street features along its route such as parks and open spaces. 2. Rural edge The street will be characterised by its key role in providing a direct 3. Village lanes route between the main entrance to the development and the key feature of the canalside park next to the Kennet and Avon canal to the north. As well as being a critical part of the development infrastructure, this route will be a place in its own right. At the southern portion of the identity area there will be an informal village square which is located at the first key junction of the internal street network. This space will be focused on a widening of the green verge which will reflect the area of green verge next in the village on the corner of High Street and Church Street.
Moving north, the street will have a gently sinuous alignment with a 5m verge and tree planting on one side. Its alignment will reveal new and evolving vistas which will draw pedestrians, cyclists and drivers down into the heart of the scheme, to reveal views of the canalside park and the distant views to Bowden Hill.
Continuity along this route will be key in ensuring that it becomes a place in its own right. As such there should be a consistent traditional architectural style with a materials palette which is focused on the Bath stone dressing. Landmark buildings should be used to terminate key views along this route and critical points such as the informal square and the entry points from Pound Lane.
FIGURE 5.14 Identity areas plan
48 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Traditional building styles would line the Curving village street gives way to Village street climbs up the main street into the development views of the Kennet and Avon canal and hill following a curved geometry Bowden Hill to the north
A particular emphasis on the use of high quality materials in the public realm FIGURE 5.15 View looking north along the tree lined village street
Planning, Design and Access Statement - June 2016 | 49 Richborough Estates | Land north of Pound Lane, Semington
Left - Large detached houseusing local stone Below - Locally distinctive detached housing Right - Detached housing over looks an informal green where mature trees are located Lower left - Footpath alongside an existing tree belt follows a shared private drive Lower middle - Housing ‘nestles’ against existing vegetation Lower right - Semington House Identity area 2 - Rural edge Key characteristics - Relaxed, generous, soft, rustic, sylvan
Semington has a number of examples of lower density traditional development, where there is a collection of detached dwellings set loosely against mature woodland and tree belts. To create a sympathetic edge to the open countryside, we have identified an area of the scheme which references these semi-rural residential environments. The identity area is primarily situated in the western and northern flanks of the scheme, where there is a need to create a ‘softer’ edge to the development. To achieve this, these areas will directly respond to the existing hedgerows, mature trees and tree belts.
The primary characteristic will be larger properties set in generous plots, laid out in an informal alignment of generously spaced buildings, adjacent to the green spaces and lower order residential roads. These roads would have the feel of country lanes. The interface with the existing vegetation and open space will be defined by the informal placement of detached dwellings and will respond to the sinuous alignment of these edges.
50 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Lower density ‘Rural Edge’ housing will Views from the edge of the development nestle amongst the existing tree belts Narrow boats would glide past on to Bowden Hill in the north and hedgerows and new planting the elevated canal
The canalside park will be a buffer between the proposed housing and the FIGURE 5.16 canal View looking north east towards the Canal
Planning, Design and Access Statement - June 2016 | 51 Richborough Estates | Land north of Pound Lane, Semington
Left - Terraced housing using local stone Below - Terraced housing along a village lane Right - Detached housing over looks an informal green where mature trees are located Lower left - Terraced housing using a suitable render Lower middle - Existing villa in Semington Lower right - Village lane next to an existing tree belt Identity area 3 - Village lanes Key characteristics - Townscape, enclosure, family living
This identity area will take its cue from the meandering village lanes which lead away from the High Street. With an emphasis in high quality townscape, the streets are well connected and punctuated at key points with widenings and subtle changes in building lines. This identity area will occupy the areas closest to the existing developed area. There will be a clear distinction between private and public realms through the arrangement of buildings in perimeter block form. The informality of the areas will be engendered through a mix of broken, continuous and stepped building frontages.
The building materials should reflect the traditional mix of brick, render, clay rolled tiles and slate tiles that define the historic core of the village. Occasional use of the local bath stone could be used to define landmark buildings.
52 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Occasional use of street trees softens the Sewer easement is effectively ‘hidden’ as Smaller house typescould be arranged in townscape a green verge short terraces
FIGURE 5.17 View looking west through the village lanes identity area
Planning, Design and Access Statement - June 2016 | 53 Richborough Estates | Land north of Pound Lane, Semington
Left - A landmark building terminates a vista along a street Below - New housing sits comfortably next to existing mature trees Lower left - 2.5 storey housing in foreground Lower right - Mature trees used as the focal point of a park
Landmark buildings
Landmark and marker buildings area strategically positioned to Indicative house type mix terminate key vistas. These buildings will be used to create local identity The illustrative masterplan is comprised of an and contribute to the townscape quality, providing reference points indicative private and affordable housing mix. This to enhance legibility and way finding. Landmark buildings should be is only illustrative and is not a fixed parameter in the outline planning application. defined through an alternative approach to architectural design, so that buildings are distinguishable from the prevailing urban form. It is set out below for illustration purposes only:
The landmark buildings should however harmonise with the surrounding 6 1 bed dwellings buildings and the local character of Semington. Examples of different (6 affordable houses) approaches to the detailing of landmark buildings could include 25 2 bed dwellings ornamental brickwork patterns or the use of Bath stone. (11 affordable houses including Retention of mature trees 2 bungalows) 30 3 bed dwellings The design of the illustrative master plan has been worked up in close (5 affordable houses) co-ordination with our arboricultural advisor. All development is kept clear of the identified root protection zones (RPZ). There may however 14 4 bed dwellings be opportunities for some visitor parking spaces to be accommodated (1 affordable house) within the RPZs, as long as these utilise no-dig solution geo-textile grids. 75 dwellings (of which 23 AH 30%) Density
The density of the scheme should be 25 dph across the net developable area. This would ensure that the development has sufficient space for private rear gardens and public space, thus contributing to the semi- rural character of the wider village. Building heights
The majority of buildings should be 2 storeys with occasional use of 2.5 storeys (sitting within a height parameter of up to 10m).
54 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington Note:- Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office Crown copyright licence number 100024244 Savills (UK). Published for the purposes of identification only and although believed to be correct accuracy is not guaranteed. G:\URBAN DESIGN\JOBS\SNUD 364320 - Semington Wiltshire - Richborough Estates\B) Drawings\INDD\Semington_Illustrative_Mplan3\Sketch PLan for Pre-App. 23/05/16.
Site boundary
Housing Up to 25 dph average density Up to 2.5 storeys
Housing (Rural Edge) Housing laid out on more generous sized plots
Public Open Space
Surface water attenuation area
Proposed native planting
Hedgerow
Primary vehicle access
Public right of way
Copyright Savills (UK). No dimensions are to be scaled from this drawing. All dimensions to be checked on site. Area measurements for indicative purposes only. project Land to the north of Pound Lane, Semington drawing Land use, Density and Building Savills Urban Design Studio client Richborough Estates heights Parameter Plan 2 Charlotte Place, SouthamptonFIGURE 5.18 date 17/05/16 job no. SNUD364360 SO14 0TB Paramter Plan N t 02380 713900 drawn by CO drawing no. PP001revD savills.com/urbandesign checked by - rev - scale 1:12501:xxxxx @ @A3 A3
Planning, Design and Access Statement - June 2016 | 55 Richborough Estates | Land north of Pound Lane, Semington
Top - Boundary treatment along an existing mature hedgerow using split chestnut post and rail fencing to maintain a rural feel Centre - A LEAP will be the focus of the scheme Bottom- Play areas should be designed in using natural materials Landscape & Open Space
Following a full landscape assessment of the site landscape and Overall visual amenity design principles The remaining section of the northern boundary is flanked by a tree visual input has been a constant player in the iterative design It is considered the proposed development will be no more belt that could be beneficially enhanced through additional native process. As a result, a series of design principles have been than two and a half storeys in height and of high quality design planting and careful management. developed that will help assimilate the site into the surrounding set behind generous green spaces that wrap around it on the The eastern boundary is formed by a mix of fencing and planting to landscape character and visual amenity. countryside edges to the north and west. Views to the Kennet rear garden properties and should be strengthened by new planting and Avon Canal on the northern boundary and longer views to the These are discussed below: and structured open spaces. Development should be set back distant ridges should be maintained from both green spaces and from this boundary to limit overlooking between existing and new Overall Landscape character design principles within the development itself. Properties facing on to the green residents. The assessment site contains a number of features that respond spaces should have a looser frontage arrangement New tree Open space to the West Wiltshire District Landscape Character Assessment planting should be provided within the streets and public open (2007) described characteristics for C2: Semington Open Clay Vale. spaces including within linear swales to help soften the effect of A locally equipped area playspace (LEAP) is proposed at the heart These include the predominantly flat but sloping landform, the the new buildings. of the scheme. This would be complemented by two local area playspaces (LAPs) which are designed using natural materials such presence of pasture fields, the Kennet and Avon Canal forming a Views to the north that take in the Kennet and Avon Canal and the as logs and boulders. distinctive corridor feature, Semington being the main settlement distant ridgeline should be considered as part of the layout of the in the character area and the strong sense of openness in views to proposed development. the north and west. The proposed development will see the removal of the agricultural fields which will be replaced by residential Boundary treatment principles development, a continuation of the Semington settlement pattern. The built settlement edge of Semington (off Pound Close and The The Landscape Character Assessment also provides management Orchard) is represented by a mix of rear garden fencing types Proposed species list interspersed with some planting. To ensure that the proposed strategies and objectives for this character area. Those of relevance Native trees - buffers, edges, open spaces development assimilates itself well within the receiving landscape to the site are to: Acer campestre - Field Maple the following boundary treatment principles should be considered. Alnus glutinosa - Alder zzConserve open views across the Open Clay Vale to distant These will also help to reduce any effect on the surrounding Prunus avium - Wild Cherry downland ridges; visual amenity while providing a much softer landscaped edge to Salix caprea - Goat Willow zzRestore gappy hedgerows with species appropriate to local Semington. landscape character; and Street trees – main roads Tilia cordata “Streetwise” – Small leaved Lime zzEncourage new development to fit with the local vernacular The southern and western boundary hedgerows should be character. maintained and enhanced to give maturity to the site planting and Street trees – incidental roads/front gardens to provide strong linear features in the landscape. This will also In accordance with the strategies and objectives the layout of the Pyrus calleryana “Chanticleer” - Flowering Pear help to reduce any effect on the surrounding visual amenity. Malus “Evereste” - Flowering Crab Apple site should therefore maintain views north to the Open Clay Vale and distant downland ridges. This can be achieved through open The retained hedgerow on Pound Lane should be retained and Native hedgerows with trees – buffers, edges, gapping up space provision and building orientation. The hedgerows associated supplemented by tree planting to maintain the strong boundary Crataegus monogyna - Hawthorn with the site should be retained and enhanced with new native Corylus avellana - Hazel feature Ilex aquifolium - Holly planting where possible and removal minimised. Building materials Quercus robur – Oak used for the proposed development should reflect the existing local Development faces out towards the western boundary set back Alnus glutinosa – Alder vernacular where feasible in order to assist the assimilation into the behind a wide buffer of native planting combined with linear open Acer campestre – Field Maple local landscape character. space. Ornamental hedgerows The northern boundary is largely defined by the embankment of Escallonia “Apple Blossom” the Kennet and Avon Canal and sporadic vegetation. Development Escallonia “Donard Seedling” Ligustrum ovalifolium Privet should be set well back from the canal, separated by green space that would maintain the openness of the development edge. Low Grass mixes from Germinal Seeds density detached dwellings would assist further the soft edge General amenity low maintenance A4 rate 35 g/m2 concept at this location. The newly created multi-use public open Wetland and pond areas WFG9 rate 5 g/m2 2 space should provide open spaces, natural places, and play spaces Eco species rich lawn WF20 rate 10 g/m to provide a major new recreational facility for Semington.
56 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
A permeable GI network 1. Western Boundary Where possible footpaths and Existing hedgerow enhanced to form a strong linear quiet roads will be aligned next feature to the development edge while filtering views of to the existing hedgerows to new dwellings. create a permeable wildlife and Canalside Park movement network 2. Existing Hedgerows A major new park open to Existing hedgerows retained and enhanced with breaks all will be located next to the Wetland for access and circulation minimised. Any loss to be Kennet & Avon Canal. This will Canalside offset by new native tree and shrub planting within the accommodate a LEAP and other Park Habitat green spaces throughout the site. natural play opportunities 5 3. Street Trees LEAP 6 LEAP Street trees set in a wide linear landscape strip line the Play equipment for younger 7 primary access from Pound Lane providing a green link to children could be kept behind the canal-side park. a robust hedge for safety and then kickabout space provided 4. Access in the wider park 2 Views into the site from the access on Pound Lane will be framed by the street trees and existing retained hedgerow to maintain a soft appearance.
1 5. Canal-Side Parkland Play areas at nodal points LAP A significant multi-functional green space between The LEAP will be a key focal the canal and the development frontage will provide point at the heart of the scheme recreational opportunities for Semington. Incorporating and connected to natural play the Pillbox, views to the Kennet and Avon Canal and LAPs in the south west and east opportunities for public art, wildlife enhancements, of the site the green spaces provide opportunities for health and wellbeing and connections to the wider landscape.
3 6. Site-wide planting strategy Planting is proposed throughout the site to filter views of and towards properties within it. It will provide structure to green spaces; provide visual screening; and provide wildlife enhancement opportunities. Mowing regimes of a The Orchard variety of grass mixes will respond to amenity and wildlife uses and will form part of the overall planting strategy. Green spine road The primary street into the heart 7. Paths and circulation LAP of the site will have a 5m verge Non-vehicular paths will be introduced to connect the site for transpiration of surface to the wider footpath network water but will also be designed to accommodate street tree KEY VIEWS NOTES FOR HARD LANDSCAPE planting Pound Lane A simple palette of hard surfacing materials and enclosing PUBLIC RIGHT OF WAY elements that incorporate hedging and soft elements will 4 LEAP be subject to detail design at Reserved Matters. Natural materials that include timber and stone will reflect the LAP (NATURAL PLAY) more rural edge character to the new development. Pound Close
FIGURE 5.19 Landscape strategy plan
Planning, Design and Access Statement - June 2016 | 57 Richborough Estates | Land north of Pound Lane, Semington
Materials Palette Elevations : Render & Stone We propose the following range of suitable locally distinctive building materials.
Building elevations We propose that the most suitable walling material is a high quality multi-stock brick with occasional use of white or cream painted render for landmark buildings or more prominent frontages. Key spaces and streets such as the tree lined village street and the rural edge should use a Bath stone dressing or similar suitable Elevations : Brick alternative.
Roofing materials We propose that a mix of natural or high quality composite substitute slates are the most suitable material for roofs with a high quality warm brown rolled ‘s-curve’ tile through coloured concrete tiles which reflect the traditional use of rolled s-curve tiles used on many of the local domestic and agricultural buildings.
Chimneys will also be encouraged to create an interesting Roof Details roofscape.
Windows Windows should be white painted timber or high quality PVC substitute (specification to be agreed with WC planning officers).
Boundary materials The treatment of boundaries is a key element in defining a high quality place. In particular, the definition of front and side boundaries to the public realm is key. Architectural Detailing Front boundaries – suitable materials include brick or stone walls, brick wall and hedgerow combination, or brick walls with painted metal railings. High quality painted low timber picket fences could also be suitable.
Rear/ side boundaries – these should be defined by brick walls to create a high quality boundary to streets and courtyards.
Open space boundaries – the existing hedgerows and tree belts which will be retained through the site, should be bounded by Fenestration & Doors parkland style metal fencing to a maximum height of 1.5m. Gates should match the fence and the fence should be stepped with the topographical profile.
58 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Street Surfacing Sustainable Drainage
There are some significant land take requirements for the storm water on site. These include the introduction of a pumping station in the north east corner and the introduction of an attenuation basin at the lowest lying part of the site. A sustainable approach to drainage will create the opportunity for wildlife conservation and informal recreational opportunities in this area. There are a number of field ditches/ drains that collect the surface water and discharge it into the Semington Brook to the north east of the site. The intention will be to replicate and complement this within the masterplan, through the retention of the Property Boundaries existing hedgerows and ditches, and the introduction of a verge with a swale along the tree lined village street.
The verge and swale would be 5m wide. Final attenuation is likely to be needed in the north east part of the site and this could be a surface pond with a discharge to the field drain that runs along the canal embankment. An area of attenuation of 2200m2 is provided on the masterplan, which allows for a water depth of 600mm.
Green Edges
Street Furniture
Attenuation pond designed as a wildlife feature
Planning, Design and Access Statement - June 2016 | 59 Richborough Estates | Land north of Pound Lane, Semington
Sustainability
The following summarises the approach to sustainable development. The primary objective of the grain and block structure of the masterplan is to create a long-lasting sustainable place by: Primary vehicle access zzDesigning for change by creating adaptable block sizes, to respond to changes in the needs and roles of development over time. Pedestrian access zzDesigning for passive solar design with an emphasis wherever possible on east-west blocks to make the most from natural sunlight. zzDesigning responsively to the topography and landscape features of the Refuse vehicle turning head site. zzDesigning with local ecology in mind to improve the relationship between development and nature. Turning head zzCreating choice and ease of movement for pedestrians and cyclists as part of a walkable neighbourhood approach. zzProvide ease of and access to facilities and public transport and nearby Village Street facilities within a 10 minute walk.
Sustainable Structure Lane The connected street structure for the development focuses on longer east- west routes, in order to maximise solar gain. In particular, building orientation Shared surface courtyard & edge will influence the window design and will enable more efficient application of renewable energy technology, such as photovoltaics (PVs)/ Solar Thermal where practical and sensitively designed. Pedestrian footpath
Water Promotion of Sustainable Drainage systems (SuDs) across the site, through the use of a number of methods including swales and reed beds within public open spaces, and use of permeable paving and other surfaces within both the public and private realm. Individual properties should seek to achieve high levels of sustainability, focusing on a range of simple but effective objectives, such as water recycling.
Travel Promotion of sustainable attitudes to travel by locating properties within a walkable distance from services, facilities and public transport networks, and providing appropriate facilities to encourage cycling and walking.
Opportunities Long-term sustainability of the scheme will be achieved by optimising benefits to the surrounding community and minimising environmental and social FIGURE 5.20 impacts, by: Street hierachy diagram zzconsidering stakeholder sustainability requirements (local, regional and national); zzconsidering requirements for Part L of the Building Regulations (Code for Sustainable Homes - CSH) and BREEAM, or any replacement; and zzproviding additional measures that contribute to delivering holistic sustainability and address wider community needs.
60 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Access & Circulation
Street Hierarchy A key objective of the movement framework is to create a clear pattern of streets within the development and ensure the area and its surroundings are easily accessed by foot and cycle. This can only be done by balancing the movement hierarchy and avoiding a car led development. Movement priority will need to be focused on pedestrians who will be placed at the top of the hierarchy. Cars will be given the lowest priority on most streets. The future movement hierarchy in the development will need to respond to the requirements of the following key users in this particular order:
1. Pedestrians
2. Cyclists
3. Buses
4. Cars
There is a simple movement network through the site. The Village Street will have the design specifications of a Primary Street with a carriageway width of 5.5m and 2m footways on either side of the street.
Spurring from the Primary Street will be a series of Residential Streets (4.8m to 5.5m carriageways) which will immediately lead into a series of Lanes and Courtyards, which will be shared surface roads providing access to the most remotely accessed dwellings.
Separate footpaths and cycle routes will be designed to be overlooked by development wherever possible, to provide natural surveillance. Improved pedestrian links along the hedgerow network will be provided. Development will follow the principles of traditional perimeter blocks (street elevations that are enlivened by visible activity) and create a coherent new street pattern, responding to uses, scale and landscape design.
The layout of the development, together with the detailed design of streets, aims to ensure that walking and cycling are the more likely modes of choice over short distances, and that the ease of access to public transport will become a more attractive mode over longer distances. Connectivity to public transport will therefore be given greater priority. It will be a place that does not rely heavily upon the car as a primary mode of transport, provides opportunities to reduce pollution and congestion, and creates a more lively and varied area.
Planning, Design and Access Statement - June 2016 | 61 Richborough Estates | Land north of Pound Lane, Semington
FIGURE 5.21 Street types Village street cross section The strategy is to create a range of streets:
zzVillage Street zzLanes zzShared surface edges and courtyards
Village street The main street will provide the main movement route into the site for all forms of transport and will link into the wider local network. It will be designed in a manner which enhances placemaking by creating a continuity of frontage. This street will form the main access route to blocks within the proposed development. Priority should be placed on the design for pedestrians and cyclists, as well as providing access for vehicles (except buses and commercial vehicles). Streets should be designed to provide a more formal arrangement, and this should be reflected in the proposed arrangement of buildings, footpaths, on-street parking (parallel or right- angle) and traffic calming. g a b c d e f b a
h
a New Home / Public Green b Front Garden / Set Back 0.5m-3m
c Footway 2m d Planting Strip 1m-2m
e Roadway 5.5m f Optional Parallel Parking 2.5m
g Footway 2m-3m h Alternative Shared Space 8-13m
62 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Lanes Lanes will provide an alternative form of access to blocks within the proposed development to streets and should be used where traffic flows will be lower. As with streets, priority should be placed on the design for pedestrians and cyclists, as well FIGURE 5.22 as providing access for vehicles (except buses), and can be designed as shared Lane cross section surface areas.
a b c b a 1:300 @ A4
Lane (illustrative street typology)
a New Home / Public Green b Front Garden / Set Back 0.5m-1m
c Shared Space 6m-7m
Shared surface edges & courtyards Shared surface edges and courtyards should be designed according to home-zone principles. The aim is to create intimate spaces where pedestrians and cyclists have priority over vehicles. The route for vehicles through the space should be wide FIGURE 5.23 Courtyard cross section enough to provide access for removal vans, refuse vehicles and fire tenders, with spaces to allow vehicles to pass.
a b c d e f g a
a New Home / Rear / Edge b Shared Space 3.7m-6m
c Optional Planting Strip 0.5m d Optional Delineated Carriageway 3.7m
e Optional Delineated Parallel Parking 2.5m f Optional Delineated Footway 2.5m
Planning, Design and Access Statement - June 2016 | 63 Richborough Estates | Land north of Pound Lane, Semington
Parking Mobility Refuse collection
The details of the parking to be provided on site will be determined Context Wiltshire Council provides a collection of containers from the by future reserved matters applications. Residential parking kerbside outside a property, unless otherwise agreed by the DWP. provided on site will have due regard to the Council’s Parking The outline scheme creates a development layout that is capable The kerbside is defined by the partnership as the boundary/ edge Standards. Visitor parking will be provided on street. Parking of meeting all of the access requirements of a range of user groups or curtilage of the property adjacent to the public road (Council standards will be as follows and respect Wiltshire Council with varying mobility requirements. adopted highway). This is typically the front curtilage. Wheeled standards; bins and containers must be clearly visible with no restrictions to Mobility impaired users access. Beds Allocated Spaces The range of routes has been designed to allow easy access Access and storage points for containers must be given particular 1 1 on pavements and into buildings for all users with mobility consideration for terraced houses. It should be noted that impairments. The use on continued flat surfaces across the 2 2 properties with no side or rear access are expected to store bins at site will give ideal access for wheelchair users, all appropriate the front of the property if there is any space at all. 3 2 measures to assist in the crossing of the highway will be provided. Collection vehicles will not enter private driveways or private 4+ 3 Parents and young children (unadopted) roads to collect waste. Those properties not directly accessible from an adopted highway will be required to present Visitor parking 0.2 per house The range of routes has been designed to allow easy access on their containers at the nearest suitable point of the adopted pavements for those using children’s pushchairs and walking This will result in requiring 158 allocated and 15 visitor spaces highway for collection. Developers must take account of this when young children. In particular the use of dedicated cycleways for the spread across the development based on 75 dwellings and the in the planning stages of new developments. Consideration should primary streets, and the parkland footpaths and greenway links, proposed indicative mix. be given to the need for designated collection points at the roadside, will provide safe and secure routes ideally suited to this user group. at which residents can present their bins for collection without causing nuisance to others. Access for those without a car Provision of both easy access to public transport services right The illustrative master plan has been designed to accommodate through the site, and community facilities and services within easy suitable turning heads for refuse vehicles on the proposed adopted walking distance of all homes within the development, ensures that residential roads. The illustrative master plan also identifies those without access to a private car can still gain access to critical collection points at the end of the roads that are likely to be services and local facilities. unadopted (eg. shared surface lanes and courtyards).
DDA Requirements Sufficient space has been provided to ensure that all properties can meet the Disability Discrimination Act (DDA) requirements to ensure access, including step free front door access.
64 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Richborough Estates has a vision and goal to respect and to improve existing communities through carefully considered “ locally responsive development.
Planning, Design and Access Statement - June 2016 | 65
Richborough Estates | Land north of Pound Lane, Semington
Section 06: Community engagement
< PLACEHOLDER - 3D sketch view here>
Planning, Design and Access Statement - June 2016 | 67 Richborough Estates | Land north of Pound Lane, Semington
06. Community engagement Richborough Estates the applicant pride themselves in working with landowners and communities to progress development projects such as this.
Local meetings
In normal circumstance, the applicant would have held a community engagement in the village to display the proposals and seek feedback. For reasons beyond the applicant’s control, a pressing need to get the application submitted prevented this.
However, informal meetings were held in May with a Senior Planning Officer in Development Management at the Council and three Semington Parish Councillors. A consultation was also undertaken with Wiltshire Council’s Spatial Planning team. Feedback from these consultations was taken into account and the scheme was reduced in scale from seeking permission for ‘up to 85 dwellings’ to ‘75 dwellings’. Additional greenspace was also added to the west of the site, which incorporated an additional footpath from the south west corner running through the western greenspace to the Canalside Park in the north west part of the site.
A formal pre-application request was also made to the Council and the Council agreed to forward all consultation responses on this back the applicant’s agent direct so account could be taken of them during the preparation of the application.
Once the application has been validated the leaflet shown here on the right will be circulated to households in the vicinity of the site, with a copy also sent to the Parish Council. This contains an annotated version of the illustrative masterplan and informs residents of the submission of the application and that the Council will be publicising the application in due course, when residents and the Parish Council will have the opportunity to make comment. It also gives contact details of the applicant’s agents, Savills.
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Section 07: Planning obligations
Planning, Design and Access Statement - June 2016 | 69 Richborough Estates | Land north of Pound Lane, Semington
07. Planning obligations The applicant will enter into a Section 106 Agreement with the Council and other interested parties to secure the provision of affordable housing and financial contributions towards infrastructure.
7.1 Contributions House Affordable Shared 7.5 Public Open Space The level of financial contributions will be confirmed through Types Rent ownership The illustrative masterplan includes on-site public open space, discussions with the Council, but all contributions will be reasonable M2 60% 40% natural and semi natural greenspace, amenity green space and and proportionate to the development and will meet the necessary children’s play in the form of a Locally Equipped Play Area (LEAP) tests as set out in Section 106 of the Act and the CIL Regulations. 1 bed house / and two Local Areas of Play (LAPs). The open space will either be 45 6 9 Maisonette provided by the developer and maintained by a private management Richborough Estates would be willing to provide a draft legal company, which can be dealt with by a planning condition, or if undertaking to progress the S106 process early to ensure the legal 2 bed bungalow 60 2 the open space is to be adopted by the Council or Parish Council, agreement is in a form ready to be signed on a resolution to grant a Section 106 Agreement will need to set out the capital payment permission being made. 2 bed house 73 3 towards site layout and provision and a commuted sum towards the ongoing care and maintenance of the site. The details of provision, 3 bed house 85 2 6 7.2 Affordable Housing management and maintenance of the open space will be agreed during the application process. An on-site affordable housing contribution of 23 dwellings will be 4 bed house 105 1 3 provided, in accordance with the Council’s policy of 30% provision. The following affordable housing mix is proposed 14 18 7.6 Community Facilities
The applicant may also be willing to make a small reasonable These units will be constructed and provided in a phased manner to contribution towards improvements to local community facilities TOTAL be agreed with the Council and maintained as affordable housing in where there is a proven need. perpetuity, with the tenure mix also to be agreed. DWELLINGS 75 7.3 Transport 7.7 Council’s Legal Costs The applicant will pay a reasonable contribution towards the A reasonable contribution towards off-site highway improvements Council’s legal costs in connection with the preparation and sealing will be made to facilitate the improvements proposed on Pound Lane AFFORDABLE of a Section 106 Agreement. as part of this application and to meet the Council’s reasonable HOMES 30% requirements. 7.8 Community Infrastructure Levy (CIL) 7.4 Education The Planning obligations referred to above will be proportionate, bearing in mind the Council also collects CIL contributions. AFFORDABLE The applicant is willing to pay the requisite reasonable contribution to improve local education facilities, where there is a proven local DWELLINGS 23 need.
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Section 08: Summary of Consultants’ Reports
- Land use - Highways < PLACEHOLDER - 3D sketch view here> - Housing - Trees - Open space and recreation - etc
Planning, Design and Access Statement - June 2016 | 71 Richborough Estates | Land north of Pound Lane, Semington
08 . Summary Intoduction text - Num isqui nobis modiaese peliquident il idunt reium hil im ea debit lab ipsapiet eum corent. Epudaes derspel igendae nobitib usdaesti cim modions eribus ipsapit, natus, aborit.
1. Affordable Housing Delivery Plan 3. Archaeological Desk-Based Assessment 5. Interim Bat Activity Survey 8. Flood Risk Assessment and Drainage Strategy Bridgehouse Property Consultants conclude their report as follows: CgMs conclude in their assessment that: This identifies that bat species using the site are predominantly common and widespread. It also states that the proposed design of cTc identify that the site is in EA Flood Zone 1 and risks from all The Applicant is willing to secure delivery of the affordable units There are no designated heritage assets on the study site. the development avoids or minimises potential impacts on foraging forms of flooding is low. by the completion of a legal agreement under Section 106 of the Development within the site will have no impact on the heritage and commuting bats, and recommendations are made to further Town and Country Planning Act 1990. It is expected that obligations significance of any designated outside the site. mitigate impacts. This is based on one survey and two further In terms of drainage strategy, it is confirmed the site is not suitable specific to affordable housing will reflect the proposals contained for soakaways. It recommends tat new surface water drainage is They identify one non-designated heritage asset on the study surveys are proposed with potential further mitigation measures within this Affordable Housing Delivery Plan and include the constructed to be attenuated to a Greenfield runoff to discharge into site a Second World War pill box. This is retained on the Illustrative recommended. It also makes recommendations regarding any following: the Semington Brook. It concludes there will be no change to the masterplan and its setting enhanced. Former market gardens/ works in relation to the bird nesting season. flood risk upstream or downstream of this location. It is intended zzConfirmation that the scheme will deliver up to 30% allotments were also revealed in the geo physical survey. These are affordable housing. foul water will discharge into the public foul sewer crossing the site deemed to have no archaeological significance. 6. Hedgerow Survey & Assessment where there is limited availability. Wessex Water will investigate zzThe tenure split to be 60 % affordable rented and 40% shared ownership both delivered in partnership with a Registered The assessment also considered the potential for as yet to be This identifies that the majority of hedgerows are important under capacity issues further to assess whether further improvements Provider with occupation arrangements to be agreed with the discovered archaeological assets within the site. Whilst there may the Hedgerow Regulations 1997. It also identifies that they are are necessary. Council and priority given to people with local connections. be remains of Modern date it is concluded that the site has low/ species rich and are a material consideration in the planning zzTiming of provision relative to occupation of market sale negligible potential for evidence of all other periods. Given the process. In this case it is noted that an access is proposed to Pound 9. Geo-physical Survey Report dwellings. assessment no further archaeological work is recommended. Lane and it is recommended that the existing field access is used to zzRobust mortgagee in possession protection arrangements for minimise hedgerow loss. Impacts on hedgerows are a matter to be This report informs the Archaeological Assessment. It concludes both the rented and intermediate affordable. considered as part of the planning application. that the survey has not identified any anomalies of archaeological 4. Ecological Appraisal Report origin. 2. Agricultural Land Classification Just Ecology identifies the key habitat on-site as the hedgerows 7. Environmental & geotechnical risks with the key potential species as breeding birds (not Schedule 1 Soil Environmental Services has classified the agricultural land and liabilities species), bats badger, otter, water vole, common amphibians and within the application site as follows: common reptiles. It advises that further surveys for hedgerows, ASL concludes that the potential risk to the identified receptors bats otter and water vole may be necessary to inform mitigation from contamination is low to negligible. The potential risk from Grade Quality Area (ha) measures (as necessary) and licences. hazardous ground gas is considered to be low. Mitigation measures 3a Good 1.1 are recommended. Recommendations for foundations are given It is recommended that further habitat and species mitigation, and it is advised that shallow soakaways may not be feasible at the 3b Moderate 4.0 enhancement and compensatory measures should be provided site. Further ground investigation is recommended ahead of any in an Ecological Mitigation strategy (EMS) after completion of the development works. recommended surveys. This will be provided in due course. The grade 3a land is to the north west of the site just south of the Canal. It is an area on the Illustrative masterplan given over to the Canalside Park and part of the Surface Water Attenuation Area. The remainder of the site to south and east of this area is grade 3b. This is the area where the majority of the housing is proposed.
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10. Landscape and Visual Assessment 11. Sustainability Assessment 14. Tree Survey and Constraints Advice Such provision will be expected to have regard to the existing capacity of facilities already available and to the existing Recycling Tyler Grange conclude as follows: Rural Solutions Ltd has prepared an Assessment of current Midland Forestry prepared the above report in April 2016 and it Plan or Municipal Waste Management Strategy relevant to the area. sustainability of Semington and the potential impact of 75 dwellings has informed the preparation of the Illustrative masterplan. They It is important to recognise that in landscape and Proposals must also be accompanied by a waste audit satisfying 9 visual terms any change to a Greenfield site will result on its future sustainability. The report concludes as follows: identified: 01 criteria. in adverse landscape and visual effects. These effects The assessment provided in this report shows that Semington is need to be weighed in the planning balance. individual a successful rural settlement and that it can be considered to be This is to comply with WCS6 of the Wiltshire and Swindon Waste 16 trees Core Strategy (2006 – 2026) The site is not affected by any statutory or non- socially and economically sustainable when judged across the 02 statutory qualitative landscape designations. criteria set out in the UK Sustainable Development Strategy (and Savills Waste audit shows how the proposals meet the 9 criteria and considered within its spatial context). It is a demonstrably suitable concludes: and good place to host new housing development that will deliver tree The site does not possess the landscape qualities or groups 03 characteristics which would indicate it is of more than a range of benefits including attracting new residents to enhance 09 Subject to the proposals detailed in the report (secured as local value. the economic contribution of Semington to the Wiltshire District, necessary by planning condition) there would be no conflict underpinning social capacity, providing affordable housing and between the proposed development and relevant provisions of Being adjacent to the settlement edge the proposals widening the housing mix overall. Accordingly, for the reasons hedgerows Wiltshire’s Waste core Strategy. 04 are seen as part of existing development within above, the proposed development would maintain and enhance Semington. 04 In respect of a Construction Management Plan, as required Savills the vitality of Semington in accordance with paragraph 55 of the report sets out the proposed mitigation measures to be used to Framework [NPPF} and would clearly satisfy the economic and The report categorises these by quality and grade and contains a reduce and manage the emission of noise and dust during the The overall significance of the landscape effects on the social dimensions of sustainability. 05 site would be minor to moderate adverse. constraints plan. The majority of trees are around the perimeter construction phase of the development to address the following: and pose little constraint. A couple of Poplar trees at the rear of 12. Transport Assessment dwellings on The Orchard are recommended for removal because of To accord with landscape Character Assessment, views The movement (access and routing) of across the Clay Vale to the distant downland ridge their large size. The remaining trees on this boundary are reported 06 construction vehicles; will be maintained , the existing hedgerows will be The NPPF states that opportunities for sustainable access should be as indifferent and might benefit from being replaced by better 1 maintained and enhanced, and new development will taken up and that safe and suitable access is provided for all people. planting that would provide better screening. Other than at the be in keeping with the local vernacular character. Wheel washing and vehicle wash down facilities; The development is located to make effective use of existing access the majority of hedges are to be retained. Advice is also infrastructure and services and is sustainable in transport terms. given about potential shading from trees. 2 There would be positive benefits for the locality The development will promote the use of sustainable means of 07 through improved Green Infrastructure and the The storage, transport and management of waste materials delivery of a much improved and softer settlement transport and the site provides safe and suitable access for all 15. Utilities Assessment and building materials; edge. users. 3 cTc has prepared this report and concludes as follows: Bearing the above in mind NPPF states that: The recycling of waste materials; The wider landform combined with the presence of This report has been produced to investigate the feasibility and 08 buildings and vegetation in the landscape restricts 4 views of the site and limits intervisibily between the “Development should only be prevented or implications of servicing a proposed residential development site and the landscape beyond. The most significant refused on transport grounds where the residual comprising circa 75 dwellings .... and has concluded that in respect The loading and unloading of plant and materials visual effects will be experienced by those residents of utilities, no insurmountable issues are anticipated. immediately adjacent to and overlooking the site cumulative impacts of development are severe”. 5 through the erection of new houses. Landscaped led measures to mitigate these local effects are put The assessment work undertaken and detailed in this report 16. Waste Audit and Construction The location and use of generators and temporary forward. demonstrates that, in NPPF terms, the residual cumulative impact Statement 6 site accommodation. of the proposal is generally low. Savills prepared this report and it highlights that proposals such as For those walking, cycling or driving for recreational Therefore, it is considered that, in transport terms, this proposal is that at Semington: 09 purposes the provision of significant areas of open It concludes: spaces and tree provision will be beneficial and the suitable for planning approval. .. will be required to design and provide facilities for occupiers of new settlement edge improved. .. subject to all the proposed measures identified 13. Travel Plan the development to recycle / compost waste (bring systems) and / Both the important landscape and visual effects are or facilities within individual or groups of properties or premises for secured as appropriate by planning conditions, 10 limited in geographic extent, all effects are therefore This contains an action plan with initiatives to encourage cycling, the source separation and storage of different types of waste for no unacceptable adverse effects on the area will localised to the site and its immediate context. walking, use of buses and car sharing. It also gives advice on how recycling and / or composting. result from the construction process. the Travel Plan will be publicised to residents. The proposals are fully compliant with the relevant 11 policies of the Core Strategy.
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Richborough Estates | Land north of Pound Lane, Semington
Section 09: Planning Assessment
Planning, Design and Access Statement - June 2016 | 75 Richborough Estates | Land north of Pound Lane, Semington
09. Planning Assessment
The NPPF advocates a significant boost to the supply of housing, which includes the requirement for Local Authorities to meet the full, objectively assessed needs for market and affordable housing in their market areas.
Housing Requirements Semington also lies in the Melksham Community Area (MCA), where Core Policy 15 applies and close to the Trowbridge Community It is noteworthy that the adopted Wiltshire Core Strategy housing Area (TCA) where Core Policy 29 is relevant. Within both the MCA policies do not meet with the full objectively assessed need, made and TCA, there are housing requirements set and the proposed clear from the Inspector in his examination of the Core Strategy, development offers the opportunity to contribute to meeting these paragraph 78 commented: and reduce housing need. To reiterate, the housing requirements set are based on at least 42,000 homes for the whole plan area, “Overall, the balance of evidence suggests that which is below the full objectively assessed housing need identified the objectively assessed housing need, to be for the area. disaggregated across the three Wiltshire HMAs , is currently in the region of 44,000 dwellings over the plan period.”
Despite the evidence, the Inspector concluded: “I consider that at this time the minimum housing figure within the CS should reasonably equate to at least 42,000 homes over the plan period with the flexibility to deliver more.”
Accordingly, the housing requirement set in the Wiltshire Core Strategy is “at least 42,000 dwellings.”. The delivery strategy requires these to be distributed across three Housing Market Areas (HMAs) and the West of Swindon within the plan period (2006- 2026). Semington falls within the North and West HMA.
THE HOUSING MARKET AREAS IN WILTSHIRE
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Settlement Boundaries Settlement boundaries exist at Wiltshire’s Principal Settlements, Since the adoption of the Core Strategy there have been Market Towns, Local Service Centres and Large Villages, as defined by significant delays in the production of policy documents, therefore PROPOSALS MAP EXTRACT OF SEMINGTON SHOWING VILLAGE POLICY LIMITS Core Policy 2 of the Core Strategy. These settlement boundaries were impeding the timely review of the settlement boundaries and the originally drawn up several years ago within the old District Council reassessment of housing needs. The Wiltshire Core Strategy DPD Local Plans and carried forward in the Wiltshire Core Strategy. In his (partial review)1 was anticipated to be adopted in May 2016 2 ; examination of the Wiltshire Core Strategy, the Inspector concluded however, there have been no policy documents submitted for its that the existing settlement boundaries were out of date and should examination beyond the initial consultation on the scope of the be consistently reviewed without delay in order to ensure that they partial review of the Core Strategy. Similarly, the Wiltshire Housing represent the most up-to-date position in policy terms. Site Allocation document was anticipated to be adopted in June 2016 3 . However, the finalising of evidence and preparation of Paragraph 36 of the Inspector’s report explains: the Pre-Submission Draft has been put back to the end of August 2016 with anticipated adoption delayed until December 2017. “...the Council concedes in Topic Paper 3 ‘Settlement Furthermore, the production of the new SHMA anticipated early Strategy’ that whilst existing boundaries offer 2016 4 has not yet been published. protection to the countryside and guard against urban sprawl / ribbon development they are out of Five year Housing Supply date, do not reflect current urban form and require Paragraph 49 of the NPPF states: review and updating...’a new boundary would be the ideal solution’. To review boundaries, the CS “Housing applications should be considered identifies community led planning as the vehicle in the context of the presumption in favour of to deliver the necessary updates. However, there sustainable development. Relevant policies for remains a considerable risk that, for example, the supply of housing should not be considered Neighbourhood Plans will not be delivered across up-to-date if the local planning authority cannot the county in a comprehensive or timely fashion. demonstrate a five-year supply of deliverable Such an outcome would, in the context of the CS housing sites.” Settlement and Delivery Strategy, potentially preclude development initiatives on the basis of an unjustified evidence base and therefore not represent a positive form of planning.” Paragraph 37 goes on to state: “The large geographic scale of Wiltshire and the sheer number and variety of its settlements does present challenges to the practical completion of an appropriate and swift review of settlement boundaries. Rather than delay to a disproportionate adoption of the submitted CS, there is scope to advance such a timely Footnote: review through a subsequent development plan 1 To refine certain policies to assist in the determination of planning applications. document. The Council proposes that such matters 2 As reported in the Wiltshire Local Development Scheme, January 2015 could be resolved adequately by the Sites DPD. In 3 This document will set the additional site allocations for housing across Wiltshire short, I agree.” to ensure supply throughout the plan period and address the review of the existing settlement boundaries. 4 As reported in the Wiltshire Core Strategy Inspector’s Report, December 2014
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09. Planning Assessment (continued)
The supply of housing in Wiltshire was challenged in a recent appeal In the report for the Strategic Planning Committee in respect of Accordingly, if a Council is able to demonstrate a five year land The conurbation is well served by public transport in the form of bus at Land North of Bath Road, Corsham, Wiltshire5 , found in Appendix the proposed development at Land East of Spa Road in Melksham7 supply if there is no harm from a proposal, they should be looking services. In Semington for example, there are three bus services A. The Inspector concluded: (Appendix C), the Council acknowledged that Core Policy 2 cannot to significantly boost the supply of housing. This is certainly the that run through the village, which include: be considered up-to-date. The Council concluded: case for Wiltshire Council, where the Core Strategy requirement “It follows that, in the NWWHMA [the same HMA of 42,000 homes over the plan period is a minimum requirement, Semington is located in], the Council cannot “Since the Inspector’s decision (December 2015) which is below the objectively assessed housing need. CHIPPENHAM demonstrate a 5 year supply of deliverable housing and conclusions referenced above the Council has not yet been able to update its position on 5 year 234 TO FROME sites with the buffer required by the Framework. In : Sustainable Development these circumstances the Framework states that housing land supply. In these circumstances Turning to the suitability of the site for residential development, relevant policies for the supply of housing should this application for housing must be considered SEMINGTON Semington is defined as a large village in the adopted Core Strategy not be considered up-to-date.” in the context of the presumption in favour of where within the limits of development, there is a presumption in TO BATH 086: sustainable development and consideration of the favour of sustainable development. While the site is located just The Inspector continued: adverse impacts of the development compared to outside of the settlement boundary, it is closely connected to the TROWBRIDGE “Paragraph 14 of the Framework states that the benefits.” existing village with housing adjoining its eastern boundary and development on the opposite side of Pound Lane. Access is also TO SWINDON where relevant policies are out-of-date planning In the absence of a five year supply demonstrated in the above 049 taken direct from Pound Lane, with the opportunity to improve : permission should be granted unless any adverse mentioned Corsham, Sutton Benger and Melksham cases and linkages therein, including the provision of a public footpath to the In summary, the proposal fully epitomises economic, social and impacts of doing so would significantly and pursuant to paragraph 49 of the NPPF, Core policy 2 of the Wiltshire North. demonstrably outweigh the benefits or where Core Strategy is not considered up-to-date. In this circumstance, environmental dimensions of sustainable development. The Historically, the village has extended in a westerly direction, and the combination of these benefits along with satisfying local housing specific policies in the Framework indicate that paragraph 14 of the NPPF advises that “permission should be granted unless any adverse impacts of doing so would development of the site would serve as a natural progression of the need and providing much-needed housing in Wiltshire accords with development should be restricted.” significantly and demonstrably outweigh the benefits”. The village, effectively squaring off the North West section of the village the focus of the NPPF in securing economic growth and boosting where it meets the Kennet and Avon canal. the supply of housing. The proposed development creates little Similarly, the recent appeal at Arms Farm, High Street, Sutton proposal should therefore be considered in the context of the harm and what harm there might be is more than outweighed by the 6 presumption in favour of sustainable development. Indeed, the Benger, Wiltshire (Appendix B), for the residential development of The village of Semington offers a range of services and facilities proposal would help to secure and maintain a suitable supply of significant supply of much-needed market and affordable homes. 60 dwellings demonstrates the lack of a five year supply of housing including a village hall, a primary school, public house, a post office, deliverable land and there would be an array of economic, social and Therefore, in accordance with the NPPF, it is recommended that that was also acknowledged by the Council: public tennis courts and a park for children, all easily accessible environmental benefits associated with the delivery of housing. outline planning permission should be granted. and within walking distance of the proposal site. Further afield, “...it was the Council’s position for the purposes of Melksham is located only 1.7 miles to the North. Melksham is this appeal that it was, following the suspension Notwithstanding the lack of five year housing land supply, if the Council were able to demonstrate a five year supply, the findings a thriving business and retail centre where substantial funding of the examination into the Chippenham Site of the Inspector of the planning appeal at Launceston in Cornwall8 has allowed a variety of dynamic expansion and enhancement Allocations DPD, unable to demonstrate a five-year (Appendix D) are relevant: programmes, including the improvement of the town centre. To supply of deliverable housing sites at this time. cater for the unprecedented growth and attraction of this town in Paragraph 49 of the Framework is clear that where “...irrespective of whether the five year housing land recent years, there are new schools and improved infrastructure, supply figure is met or not, NPPF does not suggest with small pockets of the town centre awaiting redevelopment. In a local planning authority cannot demonstrate terms of facilities, Melksham offers a number of pharmacies, high Footnote: that this has (to) be regarded as a ceiling or upper 5 a five-year supply of deliverable housing sites, street clothes shops, charity shops and privately run businesses. Appeal Decision Reference: APP/Y3940/A/14/2222641 dated 27th May 2015 limit on permissions. On the basis that there would 6 relevant policies for the supply of housing should It has five supermarkets, including Asda, Sainsbury’s, Waitrose, Lidl Appeal Decision Reference: APP/Y3940/W/15/3028953 dated 11th December 2015 not be considered up-to-date. As a policy that be no harm from a scheme, or that the benefits and Aldi9 and a train station. 7 Report for the Strategic Planning Committee for the outline application for up to 450 would demonstrably outweigh the harm, then the dwellings with associated access and engineering operations, land for extension of seeks to constrain development within defined The nearby county town of Trowbridge is only 3 miles to the South medical facilities or community facility, and extension to Eastern Relief Road view that satisfying a 5 year housing land supply (Application Reference: 14/06938/OUT & 14/10461/OUT) dated 10th February 2016. limits, it is reasonable to consider that Core Policy West. Trowbridge offers three secondary schools, shopping centres, 8 Appeal Decision Reference: APP/D0840/A/13/2209757 dated 11th April 2014 figure should represent some kind of limit or bar to a leisure centre and a train station. Furthermore, approximately 2 is a relevant policy for the supply of housing. As 9 further permissions is considerably diminished, if 1km north of the village is Hampton Park West Business Park, which Information obtained from Wikipedia, accessed online on 31st May 2016 at such, I do not consider that it can be regarded as https://en.wikipedia.org/wiki/Melksham has the corporate headquarters of companies including G-Plan, not rendered irrelevant. An excess of permissions 10 Information obtained from Wikipedia, accessed online on 25th May 2016 at up-to-date, which necessarily reduces the weight Avon Rubber and a large Wiltshire Police operations centre10. afforded to the constraints that it imposes and, in a situation where supply may already meet the https://en.wikipedia.org/wiki/Trowbridge thus, to the appeal scheme’s conflict with them.” estimated level of need does not represent harm, having regard to the objectives of NPPF.”
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Section 10: Conclusion
Planning, Design and Access Statement - June 2016 | 79 Richborough Estates | Land north of Pound Lane, Semington
10. Conclusion The proposed development for 75 dwellings on land to the North of Pound Lane in Semington has evolved following a thorough assessment of the site, the appraisal of relevant environmental and technical issues, stakeholder engagement and taking into account local planning and government policy.
The key findings are:
The development is located in a sustainable location: The proposal presents a high quality design: The proposal delivers a range of benefits: zzThe site is located in a sustainable location to the west of the zzThe design has been tested through discussions with the zzThe proposal provides much needed market and affordable village of Semington and adjacent to the existing settlement Council and Community consultation. The feedback received housing to boost the supply in Wiltshire and address local boundary. Historically, the village has extended in a westerly has influenced the layout and design as now submitted; housing need direction and the development of this site would serve as a zzThe design approach draws upon elements of neighbouring zzAlongside the provision of housing, the applicant is providing natural progression of the village; development and architectural styles in Semington. The on-site open space and there will be financial contributions zzSemington has a range of services and facilities within proposals comprise a well-designed development that made towards infrastructure walking and cycling distance of the site. The towns of complements the character of the surrounding area. Due zzThe proposal will result in the substantial payment of the New Trowbridge and Melksham are also located in close proximity regard has been given to safeguarding the amenities of Homes Bonus, which equates to approximately £660,000 to the village of Semington offering a further range of facilities adjoining residential properties; over six years and employment opportunities; zzThe focal point of the scheme is the creation of a Canalside zzIt now remains for the Local Planning Authority to consider zzThe site’s sustainable location, coupled with nearby bus park, a new recreational facility for all members of the the submitted application and supporting information and services and design aspects help to facilitate modes of community to enjoy. grant outline planning permission transport other than the private car. The proposed development adheres to The development responds positively to physical Government guidance: and environmental considerations: zzWiltshire Council has a lack of a five year housing supply and For further information on planning related matters, zzFlood risk at the site as the site is low, and the site can be the housing policies are rendered out-of-date. A presumption please contact: adequately drained; in favour of sustainable development should therefore prevail; zzA mitigation and enhancement plan has been developed to zzThe proposal epitomises economic, social and environmental safeguard ecological considerations to ensure habitats and dimensions of sustainable development; Cliff Lane species are protected; zzThe Wiltshire Core Strategy contains out-dated settlement Savills Planning zzThe landscape assessment demonstrates that with the boundaries that have not been reviewed in a timely manner Wessex House, Priors Walk site being located adjacent to the existing settlement, the and the delays in the production of policy documents have Wimborne, Dorset proposal would not have substantial long term negative impeded an accurate assessment of housing needs in the BH21 1PB effects on the townscape character or the wider setting of this County; large village; zzOf the three Housing Market Areas (HMAs) in Wiltshire, the zzExisting hedgerows would be maintained and enhanced with North West Wiltshire HMA, for which Semington falls) has the [email protected] additional planting. lowest deliverable supply of housing. 01202 856 901
80 | Planning, Design and Access Statement - June 2016 Richborough Estates | Land north of Pound Lane, Semington
Planning, Design and Access Statement - June 2016 | 81 If you have any queries which you believe Savills can assist with, please contact:
Cliff Lane Sarah Bevan [email protected] [email protected] 01202 856 800 01202 856 947
Savills - Planning Dept. Priors Walk Wimborne, Dorset BH21 1PB