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Rugeley Power Station Development Brief - Consultation Document

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Rugeley Power Station Development Brief - Consultation Document Rugeley Power Station Development Brief - Consultation Document Draft Supplementary Planning Document Cannock Chase District Council & Lichfield District Council July 2017 Rugeley Power Station Development Brief - Supplementary Planning Document Contents 1 Introduction 3 2 Site Analysis 6 3 Policy Context 26 4 Development Principles 32 5 Delivery & Implementation 38 Appendices A LDC Planning Policy 39 B CCDC Planning Policy 43 July 2017 Rugeley Power Station Development Brief - Supplementary Planning Document 3 1 Introduction 1.5 The overall aim for the site is to create a well-designed mixed use development Background which incorporates market housing, affordable housing, self-build housing, 1.1 The Rugeley Power Stations were a employment provision, education provision series of two coal fired power stations and open space and recreational facilities. located to the east of Rugeley adjacent to It is envisaged that the new development the River Trent traversing the boundary will become a popular residential between Cannock Chase District and neighbourhood and place of work, creating Lichfield District. Rugeley Power Station A a network of pedestrian and cycle routes Introduction and open spaces which connect the site with was decommissioned during 1994 and 1 demolished in 1996 with residential the surrounding area and respond to the development still ongoing to replace the local context. facility. Purpose and Scope 1.2 This Development Brief relates to Rugeley Power Station B. Rugeley Power 1.6 A Supplementary Planning Document Station B was commissioned to work (SPD) is a planning policy document that alongside Rugeley Power Station A in 1970. supports a policy in an adopted Local Plan. It was announced in February 2016 that due SPDs fall into two categories: the first is to a deterioration in market conditions the policy supporting a District-wide objective, Station would cease operating and it closed the second is policy for a specific site or in June 2016. The Station and its supporting area, such as this SPD. infrastructure is currently being decommissioned with demolition to follow. 1.7 This SPD aims to assist with the It is anticipated demolition will commence delivery of Lichfield District Council’s Local in 2018 and take up to two years. Plan Strategy Core Policy 1, particularly delivery of 10,030 dwellings over the plan 1.3 This Development Brief sets out the period to 2029 and with Cannock Chase joint aspirations of Lichfield District Council Council’s Local Plan Part 1, particularly Core (LDC) and Cannock Chase District Council policies 1 (Strategy) and 3 (Design). (CCDC) for the redevelopment of the Rugeley Power Station site. 1.8 This SPD is written in the form of a Development Brief to provide guidance to 1.4 The development of the former landowners, developers and the local Rugeley Power Station site supports the community about expectations with regards redevelopment of a significant brownfield to layout, form and quality of development site and creates a logical extension to the on the site. As such, this document will form East of Rugeley Strategic Development Area a material consideration, which will be taken (SDA) as allocated for development within into consideration by LDC and CCDC when Lichfield District Council’s Local Plan determining any future planning application Strategy. The site will provide physical and for the site to facilitate a high quality, social integration of new development with sustainable development appropriate to its the adjacent residential development locality. (Former Rugeley Power Station A) and the existing settlement of Rugeley. July 2017 4 Rugeley Power Station Development Brief - Supplementary Planning Document 1 Development Brief Boundary below shows the development brief Introduction boundary as well as the boundary for 1.9 This Development Brief relates directly Cannock Chase District Council and to Rugeley Power B Station. Figure 1.1 Lichfield District Council. Figure 1.1 Red Line Boundary Chapter 5: Delivery and Structure of the Document Implementation - provides guidance on how the development will be 1.10 The SPD is structured as follows: delivered and implemented. Chapter 2: Site Analysis - provides background context to the site and summaries the key constraints and opportunities; Chapter 3: Policy Context - sets out the relevant planning policies and obligations that developers will need to accord with; Chapter 4: Development Principles - outlines the key design principles for the site; and July 2017 Rugeley Power Station Development Brief - Supplementary Planning Document 5 Any amendments to relevant policies Process of Preparation in the adopted Local Plan; and Any national policy changes. 1.11 Lichfield District Council and Cannock Chase District Council have Status of the document worked in partnership with a number of key stakeholders in the preparation of this SPD 1.16 In its final form and once adopted by to ensure that any future redevelopment both Council's, the SPD will be a material responds to the surrounding area and consideration in the determination of produces a high quality, mixed use, relevant planning applications. Introduction sustainable development. 1 1.12 LDC and CCDC acknowledge that effective consultation at the early stages of a development proposal improves the scheme and creates value, by allowing communities and stakeholders have a say in the proposals. 1.13 The SPD has been informed by consultation with key stakeholders through the medium of a planning working group established as a sub group to the task force. The task force initially comprised of Officers from Lichfield District Council, Cannock Chase District Council, Staffordshire County Council, Staffordshire & Stroke on Trent LEP, Greater Birmingham & Solihull LEP as well as representatives from the HCA, Department for Works & Pensions and National Careers Services. The task force have met on four occasions since being established with the most recent meeting held on 28 February 2017. 1.14 This draft SPD represents a consultation document that will be consulted on for a period of six weeks where residents and interested parties will have the opportunity to provide any feedback on the proposals. 1.15 The final version of the document will be amended prior to adoption to respond to the following: Comments received on this draft document during consultation; July 2017 6 Rugeley Power Station Development Brief - Supplementary Planning Document 2 2 Site Analysis 2.5 The site of the former A Station Site adjoins the southern/ eastern boundary of Site Location the site and has been largely redeveloped for residential development known locally 2.1 The site comprises of 139 hectares of as ‘The Pippins.’ Analysis land and is roughly rectangular in shape. It forms part of the former Rugeley Power 2.6 The A51 forms the remainder of the Station sites and the boundary is outlined southern/ western boundary of the site, in red in Figure 2.1. beyond which lies the Towers Business Park comprising of mixed office and employments 2.2 Rugeley Power Station lies uses. approximately 1km to the east of Rugeley Town Centre and approximately 1.6km to 2.7 To the south of the site beyond the the west of the centre of Armitage. The wider A513 lies the Hawkesyard Estate which site context is shown in Figure 2.2. includes conference facilities and St Thomas Priory Golf Couse. These facilities are 2.3 The north westerly section of site lies located within the Green Belt. within Cannock Chase District and contains the majority of physical infrastructure and 2.8 The Trent and Mersey Canal and its the south easterly section of the site is associated Conservation Area designation, situated within Lichfield District. closely follows the A513 and is located to the south of ‘The Pippins’ development. 2.4 The Site is bounded to the north by the River Trent, open countryside and the 2.9 The site is well located in terms of its West Coast Mainline which connects proximity to local services and facilities. Rugeley with key destinations including Given the recent redevelopment and London to the south east and Stafford and regeneration in the area, the location is more beyond to the north west. accessible in terms of linkages to rail stations and improved road links and Rugeley Town Centre. Rugeley Town Centre is the primary shopping area and it is envisaged that this will be the main shopping area for the residents of the site. July 2017 Rugeley Power Station Development Brief - Supplementary Planning Document 7 Analysis Site 2 Figure 2.1 Site in Local Context July 2017 8 Rugeley Power Station Development Brief - Supplementary Planning Document 2 Site Analysis © Crown Copyright. Database Rights 2017. Lichfield District Council. Licence No: 100017765 Figure 2.2 Site in Wider Context some of the buildings will be retained, Site Description namely the 400 kV sub station and 132 kV sub station. 2.10 Rugeley Power Station is a significant physical landmark within South 2.12 The soft landscaping areas centre Staffordshire comprising of both physical around facilities associated with the former infrastructure and soft landscaping areas. Sports and Social Club as well as the ash lagoons and existing borrow pit located 2.11 The total gross external floorspace towards to east of the site. of the existing buildings and structures on site is 239, 800 sqm. These provided for the operation of the power station and include a 75 metre high boiler house, 183 metre high chimney, four 114 metre high cooling towers, a private rail siding, coal storage area, milling plant, electrical switchyard, Flue Gas Desulphurisation equipment and associated plant and machinery. It is considered that the majority of the physical infrastructure will be demolished, however July 2017 Rugeley Power Station Development Brief - Supplementary Planning Document 9 2.14 The main access to the site is achieved from a roundabout on the A51 at the north western corner. 2.15 In terms of topography the site is generally flat.
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