Derby HMA Strategic Site Options Study (2010)

Site Assessments (within Amber Valley)

Reference Site

AV1 Chesterfield Road, Alfreton

AV2 Outseats Farm, Alfreton

AV3 Birchwood Lane, Somercotes

AV4 Lily Street Farm, Alfreton

AV5 Derby Road, Swanwick

AV6 Hermitage Farm, Riddings

AV7 Nottingham Road, Ripley

AV8 Alfreton Road, Codnor

AV9 Codnor Common and Peasehill, Ripley

AV10 Land off Heage Road and Upper Marehay, Ripley

AV11 Land at Far Laund, Belper

AV12 Land off Mill Lane/Kilbourne Road, Belper

AV13 Land at Cinderhill, Denby

AV14 Land at Newlands, Heanor

AV15 Land at Hardy Barn, Heanor

AV16 Land at Markeaton Stones, Derby

AV17 Land at Radbourne Lane, Derby

Site Reference Number AV1

Site Name Land at Chesterfield Road, Alfreton

Site Address Chesterfield Road, Alfreton

Site Area 17.35ha

Estimated Site Capacity (Dwellings) 520

Potential New Population to be Created 1,219

1. Introduction & Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the northern-western edge of Alfreton, 15.4 miles to the north of Derby City Centre and approximately 10 miles to the south-east of Mansfield. Alfreton is one of the four market towns in Amber Valley and is well served by public transport and regular bus services operate between the Site, the Bus Station and wider area. The town centre lies 0.6 miles to the south of the Site. The town centre comprises of large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgery and public houses. Alfreton is also served by several primary schools and one secondary school (Alfreton Grange Arts College).

The A38 lies to the south of the Site approximately 1.4 miles away. The A38 provides access to the M1 at Junction 28 approximately 3.8 miles to the east of the Site. Chesterfield lies approximately 10 miles to the north and is accessed via the A61 Chesterfield Road which lies to the west of the Site. The closest railway station is Alfreton Station which is situated 1.1 miles to the east of the Site and is primarily serviced by local trains to Nottingham and Sheffield.

The Site currently comprises land used for agriculture, with field boundaries segmented by pockets of trees and hedgerows. The area to the north of the Site comprises open fields. The northern boundary of the Site borders the administrative area of North East Derbyshire District Council and Shirland Lodge Farmhouse lies to the north of the site. This is a grade II listed building with associated outbuildings. The northern and western boundaries of the Site are bordered by open fields pocketed with woodlands and trees along their boundaries. The eastern boundary of the Site is bordered by a water treatment facility, allotments and an established employment area. The southern boundary of the Site is bordered by residential development comprising two storey semi detached dwellings.

OS Plan

2. Environmental Constraints

Environmental Designation There are no environmental designations on the Site.

Flood Risk The majority of the Site lies within Flood Zone 1, which represents a low risk from flooding. However the northern edge of the Site is within Flood Zone 3a and this area of the Site should remain free from built development. However, subject to appropriate design and layout, it is likely that this constraint could be overcome. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to climate change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Alfreton Treatment Works which is currently operating under consented levels. The Treatment Works have capacity to accommodate additional development to 2015 (122 dwellings) should it be required. Further work would need to be undertaken in the medium term to increase the capacity of the Treatment Works to accommodate new growth to 2028. The development of the Site would take all of the spare capacity to 2015 and require additional capacity within that period and beyond to 2028. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 agricultural land, which is land of poor quality.

3. Green Infrastructure

Green Belt The Site does not lie within a Green Belt.

Green Wedge The Site does not lie within a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form Residential development to the south of the Site comprises 2 storey semi detached dwellings. The existing plots are relatively large. There is little townscape character directly abutting the Site. The development to the east comprises industrial development and a waste water treatment facility. There is an opportunity to draw historic character from the town centre and combine natural assets to enhance the townscape and character of the area. Surrounding Densities The residential development to the south of the Site averages approximately 25 dwellings per hectare. The development of the Site for the number of dwellings envisaged would be slightly higher than this density at an average of 30 dwellings per hectare. It is considered that this would still be in keeping with existing densities. Relationship with Urban Area The Site is well related to the existing urban area and urban development forms the southern and eastern boundaries of the Site. Historic Designations There are no historic designations on the Site. However, Shirland Lodge Farmhouse lies to the north of the site. This is a grade II listed building with associated outbuildings. The farmhouse lies at a lower level than the site and the impact of development on its setting would need to be considered. Any potential harm to its setting would need to be taken account of in the design of any scheme.

Derbyshire Historic Landscape Nottinghamshire, Derbyshire and Yorkshire coalfield. Characterisation & Landscape (Character Area 38) – Wooded Hills and Valleys, Estate Character Assessment Farmlands, Coalfield Village Farmlands, Coalfield Estatelands, Plateau Estate Farmlands, River Meadows. The Site is not identified as either a Primary or Secondary Target Area. However, the Site is identified as an area for enhancement.

5. Infrastructure (Infrastructure requirements are based on Atkins' bespoke facilities calculator and are for indicative purposes only. They do not take account of existing facilities near the site, the local authorities' policies or the potential requirements of other strategic sites)

Health If the Site was to be developed for 520 new dwellings, this would generate the need for 1 new GP. It is likely that this could be provided through an improvement or extension to an existing local surgery funded through developer contributions. Education If the Site was to be developed for 520 dwellings, this would result in the need for 104 new primary school places, 109 new secondary school places and 31 new post-16 places.

The primary school provision could potentially be met through existing surplus capacity at existing primary schools or the extension of existing primary schools. The nearest secondary school is Alfreton Grange Arts College. The school has spare capacity at present and could accommodate the additional pupil numbers which the development would create.

Local Services The Site is located within close proximity to the existing urban area and a range of facilities within Alfreton Town Centre. The scale of the Site is unlikely to require the provision of on Site local services and facilities, although the provision of an on- site convenience store may be appropriate. It is considered that the development of the Site may assist in strengthening the vitality and securing the viability of the town centre. Open Space The development of 520 new dwellings would generate a need for a total of 5.0ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 1.2ha • Children’s Play – 0.3ha • Outdoor Sports – 1.8ha • Amenity Greenspace – 0.7ha • Allotments – 0.2ha • Natural & Semi-Natural – 0.8ha

6. Transport

Local Network Issues The Site can potentially accommodate 520 homes, which might generate 300 trips in the morning peak period.

To reduce the impact of this site on the already congested Alfreton town centre, development of this site should include an access to the B6025, possibly by an extension of Rodgers Lane through the allotment to the B6025 (Park Lane), and crossing the Alfreton Brook. Because Alfreton Brook is the Borough boundary, an extension of Rodger’s Lane to the B6025 would require co-ordination with North East Derbyshire District Council

A new junction of an extended Rogers Lane with the B6025 would service the proposed development as well as provide a ‘relief valve’ for congestion at the junction of High Street at the A61 and the section of the A61 between the High Street and the B6025.

It is not likely that vehicular access between the Site and the A61 would be permitted because of the operating speed on the A61 and the presence of passing lanes in the area of the site. However, pedestrian access should be provided between the Site and the A61 to ensure minimal walking distance to bus stops along the A61. It is anticipated that the main access to/from this Site would be provided off Rogers Lane. The driveway to the nearby Severn Trent facility would need to be realigned. Additionally, the southern connection of Rodgers Lane would necessitate the loss of a portion of an existing allotment, which could possibly be accommodated within the Site and enlarged in anticipation of additional demand created by the new housing.

If Rodgers Lane is extended, some public transport may be shifted to that road with a consequent improvement in bus accessibility to the Site. Good pedestrian and bicycling connectivity should be created/ maintained to the town centre, the train station and the nearby employment centres. A convenience shop or small grocery shop should be considered within this development, along Rodgers Lane, perhaps near a bus shelter. Strategic Transport Issues If the background traffic behaviour is a guideline for the travel behaviour of future residents of this Site, many residents will be attracted to jobs within or surrounding Alfreton. Therefore, although these residents will not directly impact the operation of the A38, it is expected that many of them will need to cross the A38 to access employment opportunities south of Alfreton. Accessibility This Site should be accessed by an extension of Rodgers Lane to the B6025. Alfreton already enjoys good accessibility to employment and services and with an extension to Rodgers Lane, this level of accessibility will be extended to the Site. Ability of Transport Network to This Site would need to invest in the extension of Rogers Accommodate Site Lane, including the necessary land dedication, appropriate crossing of Alfreton Brook and possibly new signalised junction with the B6025. These works are directly attributable to the development of the Site.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Alfreton and the surrounding area. The Site would provide good links to specialist employment further afield in Derby and Ripley via the A38. The Site also has good access to the M1. Further opportunities for employment exist in close proximity to this Site in terms of retail jobs within Alfreton and the surrounding Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the sites is shown at Appendix 4.

8. Regeneration & Housing Needs

Index of Multiple Deprivation The Site lies within an area which scores between 30 and 45 on the Indices of Multiple Deprivation (IMD) which represents the median score across the HMA. The IMD score is considered to be Medium for the purpose of this study and would have medium scores on the 7 Domain Indices. The social and economic benefits of developing the Site are therefore also considered to be medium.

9. Availability

Site Ownership The site is in private ownership.

Land There is interest in developing the site together with the site to Ownership/Developers/Promoters the east on the other side of the Sewage Works. The Site is Attitude to Development considered to be potentially suitable but the proximity of the sewage works to the east is a key concern at this stage.

10. Suitability

SHLAA Context The Site abuts a traditional medium-density housing to the south with open aspects to the west and north and the sewage works to the east. Connectivity with Existing Essential services are accessible within 20 and 50 minutes Residential Commercial Land from the Site but it is likely that a range of infrastructure Uses: improvements will have to take place to integrate it with the housing to the south. The SHLAA mentions potential cross boundary working between Amber Valley and Bolsover in terms of access to the north, although in actual fact the land to the north is within the administrative area of North East Derbyshire District Council

11. Achievable & Deliverable

End Value Range Low Medium High 130 – 135 (psf)

Market Commentary: Alfreton's close links with J28 of the M1 motorway make it a key employment area for Amber Valley and the neighbouring districts of Mansfield and Bolsover. The relatively buoyant and diverse employment market point towards a need for a diverse mix of residential accommodation in the area. It is expected that the housing market to be historically fairly parochial in nature but that new build housing schemes within the locality are attracting enquiries across the sub-region from towns such as Mansfield, Chesterfield, Eastwood and Heanor where key value drivers are similar to Alfreton. It is anticipated that there would be appetite for the major house builders for a development Site in this location. Scheme Type & Appropriate Mix We suggest that a traditional residential estate would be appropriate in this instance with preference towards smaller houses to attract first and second-time buyers who work along the M1 corridor looking for good value housing. Viability Consideration Access is the key barrier to viability. Third party ‘ransom’ positions are likely to impinge viability. Notwithstanding this, the Site's size and uniform shape ensure that it is likely to be at least marginally viable.

12. Overall Summary Commentary/Recommendations

The Site is largely unconstrained by environmental, landscape and heritage designations or factors. The eastern boundary of the Site lies within the ‘Outer’ zone of a Health and Safety Consultation Zone attached to H3274, but his is not considered to pose a significant constraint to development. There is no known contamination on the Site although the eastern boundary of the Site lies within the outer zone of a health and safety consultation zone. In addition, the Site is situated next to a sewage treatment works and an appropriate cordon would be required. This would not prevent the Site from being developed but it would require a proportion of the land directly abutting the Sewage Treatment Works to be kept free of development.

Shirland Lodge Farmhouse lies to the north of the site. This is a grade II listed building with associated outbuildings. The farmhouse lies at a lower level than the site and the impact of development on its setting would need to be considered. Any potential harm to its setting would need to be taken account of in the design of any scheme.

The Site comprises Grade 4 Agricultural Land which is land recognised as poor quality. The majority of the Site is located within Flood Zone 1 which represents a low risk from flooding. The northern edge of the Site comprises a portion of land that comprises Flood Zone 3a where development is restricted to water compatible uses. This would not preclude the development of this Site, however the layout and type of development would be restricted in this location.

The capacity of the existing highway network could accommodate the additional trips generated by the Site, however a new access would be required onto the B6025, this could be achieved via an extension to Rodgers Lane. Pedestrian and cyclist access would also need to be improved to provide adequate access between the Site and the town centre.

There is a significant amount of above average and average existing employment land within a five mile radius of the Site. The Site has good links to employment opportunities in the Alfreton area and more strategic employment Sites in Derby. In addition, there is a significant amount of average quality planned employment land within a five mile radius of the Site, demonstrating that there is future capacity for economic investment.

An additional GP would be required to support a development of this size, and this could be provided as an extension to an existing surgery. The primary school pupils generated by the development could be accommodated through the existing surplus capacity at the existing primary schools within the vicinity of the Site. The secondary school pupils generated by the development could also be accommodated within the existing surplus capacity of Alfreton Grange Arts College.

A development of this size would provide approximately 156 affordable homes.

Development in this location is considered to be viable. However, access could pose a significant constraint to viability especially when overcoming third party land ownership issues within the administrative area of North East Derbyshire District Council. The sewage treatment works also poses a constraint to development in terms of land take.

Site Reference Number AV2

Site Name Land at Outseats Farm

Site Address Mansfield Road, Alfreton

Site Area 20.16ha

Estimated Site Capacity (Dwellings) 600

Potential New Population to be Created 1,407

1. Introduction & Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the east of the Alfreton urban area, 15.8 miles to the north of Derby City Centre and 10 miles to the south-west of Mansfield. Alfreton is one of the four market towns in Amber Valley and is well served by public transport and regular bus services operate between the Site, the bus station and wider area. The town centre lies 0.8 miles to the west of the Site. The town centre comprises of large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgery and public houses. Alfreton is also served by several primary schools and one secondary school (Alfreton Grange Arts College).

The A38 lies immediately to the south of the Site, although access to this trunk road would have to be gained via other roads in Alfreton. The A38 provides access to the M1 at Junction 28 approximately 3.1 miles to the east of the Site. Chesterfield lies approximately 15.5 miles to the north and is accessed via the A61 Chesterfield Road which lies 1.0 miles to the west of the Site. The closest railway station is Alfreton Station which is situated on the northern boundary of the Site. The Station is primarily serviced by local trains to Nottingham and Sheffield.

The Site comprises a number of agricultural fields that are inter-dispersed with trees and hedgerows, a public footpath bisects the southern half of the Site in a north west to south east direction The area to the north of the Site comprises the railway station and a mixture of residential and employment development. The eastern boundary is bordered by dense woodland and the railway line. Beyond this lies land within the administrative area of Bolsover District Council which consists of open fields and the Grade II* Listed Carnfield Hall which are within the Carnfield Hall Conservation Area. The western boundary of the Site is bordered by residential development comprising of 2 storey dwellings. The southern boundary of the Site is bordered by the A38, beyond which lies employment land.

OS Plan

2. Environmental Constraints

Environmental Designations There is a Local Wildlife Site adjacent to the eastern boundary of the Site. This is unlikely to prevent development of the Site subject to sensitive design and layout of any new development. Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to climate change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Alfreton Treatment Works which is currently operating under consented levels. The Treatment Works have capacity to accommodate additional development to 2015 (122 dwellings) should it be required. Further work would need to be undertaken in the medium term to increase the capacity of the Treatment Works to accommodate new growth to 2028. The development of the Site would take all of the existing capacity at the Treatment Works to 2015 and would require additional capacity within this period and beyond to 2028. New development should include SUDs. Contamination There is no known contamination on the Site. Agricultural Land The Site comprises Grade 4 Agricultural Land which is of poor quality.

3. Green Infrastructure

Green Belt The Site does not lie within the Green Belt.

Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form Residential development to the north and west of the Site varies in age and character. Dwellings to the west comprise 1940/50’s semi detached dwellings with small front gardens and large rear gardens particularly in the centre of the block. Dwellings bordering the south-western boundary of the Site were constructed at a later date and comprise a range of house types and styles laid out in cul-de-sacs. The A38 borders the southern boundary with industrial development beyond. There is an opportunity to add townscape features into a new development creating attractive, legible streets. Surrounding Densities The surrounding densities average approximately 30 dwellings per hectare. The development of the Site for the number of dwellings envisaged would result in a density of 25 dwellings per hectare this would be in keeping with this density and would allow the development to be designed to leave an area undeveloped which lies in the consultation zone for hazardous substances and leave free from built development areas that may have the potential to detract from the setting of Carnfield Hall and/or the Carnfield Hall Conservation Area. Relationship with Urban Area The Site is well related to the urban area and urban development forms the northern, western and southern boundaries. Historic Designations There are no historic designations on the Site itself. However, the Grade II* listed Carnfield Hall and Conservation Area lie immediately to the east of the Site, beyond the railway line. Given the close proximity of the Site to the Conservation Area, any development of the Site will need to be designed so as to not detract from the setting of the Listed Building and Conservation Area. Derbyshire Historic Landscape Nottinghamshire, Derbyshire and Yorkshire coalfield. Characterisation & Landscape (Character Area 38) – Wooded Hills and Valleys, Estate Character Assessment Farmlands, Coalfield Village Farmlands, Coalfield Estatelands, Plateau Estate Farmlands, River Meadows. The Site is not identified as either a Primary or Secondary Target Area. However, the Site is identified as an area for enhancement.

Health If the Site was to be developed for 600 new dwellings, this would generate the need for 1 new GP. It is likely that this could be provided through an improvement or extension to an existing local surgery funded through developer contributions.

Education If the Site was to be developed for 600 dwellings, this would result in the need for 120 new primary school places, 126 new secondary school places and 36 new post-16 places.

The primary school provision could potentially be met through existing surplus capacity at existing primary schools or the extension of existing primary schools. The nearest secondary school is Alfreton Grange Arts College. The school has some spare capacity and could accommodate the additional pupil numbers which the development would create. Local Services The Site is located within close proximity to the existing urban area and a range of facilities within Alfreton town centre. The scale of the Site is unlikely to require the provision of on -site local services and facilities, although the provision of an on- site convenience store may be appropriate. It is considered that the development of the Site may assist in strengthening the vitality and securing the viability of the town centre. Open Space The development of 600 new dwellings would generate a need for a total of 5.7ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 1.4ha • Children’s Play – 0.3ha • Outdoor Sports – 2.1ha • Amenity Greenspace – 0.8ha • Allotments – 0.2ha • Natural & Semi-Natural – 0.9ha

6. Transport

Local Transport Issues The Site can potentially accommodate 600 homes, which might generate approximately 360 trips in the morning peak period.

A number of opportunities exist for access to and from the Site from the existing residential area to the west of the Site. The short frontage on Mansfield Road also offers an opportunity for a primary access to this Site, opposite Salcombe Road, making that junction four-legged. This access point already has some pre-existing problems that must be addressed prior to adding more traffic, namely a visibility issue for westbound traffic on Mansfield Road. For safety reasons, this access may need to be signalised with an advance warning flasher. Without a safe Mansfield Road access, the site may not be developable.

In addition to a main access on Mansfield Road, it appears as though some opportunities exist to create one or two secondary accesses to the Site from the existing residential local road network. However, care will need to be taken to ensure that the road network through the Site does not encourage non-residential traffic travelling between the industrial park west of the station and the A38 or Cotes Park, south of the A38 to shortcut through the Site. Vehicular and pedestrian access should be provided from the Site to Leys Junior School, on Flowery Leys Lane.

Bus service is good on Mansfield Road with twice hourly bus service between Derby and Mansfield, with connections to Alfreton Rail Station. In addition, also on Mansfield Road, is an infrequent bus service between Alfreton and Fulwood Industrial Estate (in Nottinghamshire), an infrequent bus service to Matlock and an hourly bus service to Nottingham, through Pinxton. Strategic Transport Issues An access directly to the A38 is not possible. There are also some minor problems on the B600 (Nottingham Road), south of the A38, and the nearby A38 slip roads. The additional traffic generated by development of this site may necessitate capacity upgrades at this junction.

Significant congestion and delay currently exists at the junction of High Street and the A61- the traffic generated at this development may increase congestion.

Accessibility Although Alfreton generally enjoys good accessibility, this Site is on the edge of the urban development.

The Site has good access to the railway station and public transport on Mansfield Road. However, pedestrian links need to be improved to the existing networks to reduce the walking time to existing services. In terms of accessibility, the Site can be described as satisfactory. Ability of Transport Network to Some investment may be required to upgrade the network to Accommodate Site support the additional traffic but that investment is expected to be relatively modest.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Alfreton and the surrounding area. The Site would provide good links to specialist employment further afield for example in Derby and Ripley via the A38. The Site also has good access to the M1. Further opportunities for employment exist in close proximity to this Site in terms of retail jobs within Alfreton and the surrounding Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

8. Regeneration & Housing Needs

Index of Multiple Deprivation The Site lies within an area which scores between 15 and 30 on the Indices of Multiple Deprivation (IMD). The IMD score is considered to be a Medium – Low score for the purpose of this study and would have medium - low scores on the 7 Domain Indices. The social and economic benefits of developing the Site would sustain the medium - low levels of deprivation in this area.

9. Availability

Site Ownership The Site is in multiple-ownership, although almost all of the site is in single ownership. Land Owners/ The Site has a history of residential development promotion Developers/Promoters Attitude to and a there is high developer interest. Development

10. Suitability

SHLAA Context: Apart from multiple-ownership, no other constraints to the development are noted. The Site benefits from close proximity to local transport networks and services in Alfreton and surrounding industrial employment. Connectivity with existing The primary access is suggested to be taken from the B6019 Residential Commercial Land Mansfield Road to the north with further potential service Uses: points from the estate roads running off Flowery Leas Lane to the south-west. Subject to existing highway improvements, no serious access issues are envisaged. Connectivity into the estate roads to the south-east will help integrate any new housing into the exiting community.

Despite the Site’s relative proximity to the A38, connectivity to the south is relatively convoluted and will need to be addressed as part of a comprehensive scheme.

11. Achievable & Deliverable

End Value Range Low Medium High

130 – 135 (psf)

Market Commentary: Alfreton's close links with J28 of the M1 motorway make it a key employment area for Amber Valley and the neighbouring districts of Mansfield and Bolsover. The relatively buoyant and diverse employment market point towards a need for a diverse mix of residential accommodation in the area. It is expected that the housing market is fairly parochial in nature but that new build housing schemes within the locality are attracting enquiries across the sub-region from towns such as Mansfield, Chesterfield, Eastwood and Heanor where key value drivers are similar to Alfreton. There is appetite for the major house builders for development in this location. Scheme Type & Appropriate Mix A traditional residential estate would be appropriate in this instance with preference towards smaller houses to attract first and second-time buyers who work along the M1 corridor looking for good value housing. Viability Consideration This Site is considered to be viable. 12. Overall Summary Commentary/Recommendations

The Site itself is largely unconstrained by environmental, landscape or historical factors or designations. A small section in the northern part of a Site lies within the ‘Outer’ zone of a Health and Safety Consultation Zone of H3274. This could pose a constraint to development within this part of the Site. Land along the eastern boundary of the Site is designated as a Site of Importance for Nature Conservation and the Grade II* Listed Carnfield Hall and Conservation Area lies to the east of the Site. Any new development upon the Site should seek to preserve the setting of the Listed Building, the Conservation Area and protect the Site of Importance for Nature Conservation.

In addition to the above, the Site lies within Flood Zone 1, which represents a low risk from flooding. The Site is not considered to be the subject of contamination but a small portion of the Site lies within the ‘Outer’ Consultation Zone of a Hazardous Installation. However, it is not believed that this would pose a constraint to development. The Site comprises Grade 4 Agricultural Land which is of low quality.

The Site is relatively accessible to the surrounding services and facilities although the layout of the Site should incorporate pedestrian and vehicular access to Leys Primary School on Flowery Lane. A dedicated access will also be required from Mansfield Road to serve the Site. Congestion on the A61 and the junction between the A38 and B600 may also increase as a result of the development..

An additional 1 GP would be required to serve the population generated by the Site; this could be provided as an extension to an existing surgery. The primary school population generated by the development of the Site could be accommodated within existing schools with surplus capacity or through extensions to existing schools. The closest Secondary School to the Site is Alfreton Grange Arts College; the school does have capacity to accommodate the pupils generated by this development.

The Site has access to a range of good quality, above average and average existing and planned employment land within the vicinity of the Site. The Site has good access to other existing employment sites at Derby, Ripley, Kirkby-in-Ashfield and Sutton-in-Ashfield..

The development would generate 180 affordable dwellings.

Although the whole of the Site is in multiple-ownership, the viability of site would be unlikely to be affected, as only a small section of the site adjacent to the A38 is in separate ownership. This Site is considered viable on the presumption that a practical highways solution can be achieved.

Site Reference Number AV3

Site Name Land at Birchwood Lane

Site Address Birchwood Lane, Somercotes

Site Area 22.7ha

Estimated Site Capacity (Dwellings) 680

Potential New Population to be Created 1,595

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, to the north-east of the local centre of Somercotes, 15.8 miles to the north of Derby City Centre and 1.5 miles south east of Alfreton town centre. Alfreton is one of the four market towns in Amber Valley and comprises of large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgery and public houses.

Somercotes is well served by public transport and regular bus services operate between the Site and wider area, including Alfreton and Ripley. It comprises a range of facilities including small food stores, a post office, takeaways, restaurants, a library, doctor’s surgery and public houses and it is served by a number of primary schools. The nearest secondary schools are Alfreton Grange Arts College at Alfreton and Swanwick Hall School at Swanwick. Both are within 2.5 miles of the Site.

The A38 lies approximately 0.5 miles to the north of the Site. The A38 provides access to the M1 at Junction 28 approximately 3.2 miles to the east of the Site. Chesterfield lies approximately 15.5 miles to the north and is accessed via the A61 Chesterfield Road which lies 1.5 miles to the west of the Site. The closest railway station is Alfreton Station which is situated approximately 2 miles to the north of the Site. The Station is primarily serviced by local trains to Nottingham and Sheffield.

The majority of the Site comprises arable agricultural land which is divided into fields by established hedgerows and pockets of trees. An area within the south western part of the Site is occupied by an equestrian centre and associated paddocks. A public footpath bisects the northern part of the Site in an east to west direction. The Site is segmented into two by ribbons of residential development either side of Birchwood Lane. The area to the north of the Site comprises the Cotes Park industrial estate. The eastern boundary is bordered by a number of small holdings beyond which lies the railway line. The western boundary of the Site is bordered by allotment gardens and residential development beyond. The southern boundary of the Site is bordered by open fields which are inter-dispersed with hedgerows and pockets of trees.

The northern half of the Site, to the north of Birchwood Lane, is allocated for business and industrial development (Policy ER3) in the Adopted Amber Valley Local Plan 2006. This employment site now has planning permission for employment uses..

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. The baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to climate change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Alfreton Treatment Works which is currently operating under consented levels. The Treatment Works have capacity to accommodate additional development to 2015 (122 dwellings) should it be required. Further work would need to be undertaken in the medium term to increase the capacity of the Treatment Works to accommodate new growth to 2028. New development would require all of the capacity of the Treatment Works to 2015 and additional capacity within this period and beyond to 2028. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 Agricultural land which is classified as poor quality.

3. Green Infrastructure

Green Belt The Site does not lie within the Green Belt.

Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations. Development in this location could provide both formal and informal greenspace and improve access to open spaces.

4. Townscape & Integration

Existing Urban Form Residential development borders the eastern boundary of the Site. The development dates from the 1960/70s.Dwellings are laid out in a cul-de-sac fashion however there is no clear distinction between the front and backs of dwellings. Parking is on the street or in garage courts and dwellings are terraced in nature. Land to the north of the Site comprises of large industrial buildings. There is an opportunity to improve the character of the area through implementing good quality urban design principles. Surrounding Densities The average density of development surrounding the Site is in the range of 25-30 dwellings per hectare. The development of the Site for the number of dwellings envisaged would be at an average of 30 dwellings per hectare. This is considered to be in keeping with the character and appearance of the surrounding area.

Relationship with Urban Area The Site is well related to the urban area of Somercotes. Residential development forms the western boundary of the Site. Industrial development forms the northern boundary of the Site. Historic Designations There are no historic designations on the Site.

Health If the Site was to be developed for 680 new dwellings, this would generate the need for 1 new GP. It is likely that this could be provided through an improvement or extension to an existing local surgery funded through developer contributions.

Education If the Site was to be developed for 680 dwellings, this would result in the creation of a need for 136 new primary school places and 143 new secondary school places.

The primary school provision could potentially be met through existing surplus capacity at existing primary schools or the extension of existing primary schools. The nearest secondary schools are Alfreton Grange Arts College and Swanwick Hall School. Swanwick Hall School is currently at capacity and does not have much scope for expansion. It could not therefore accommodate the additional pupils arising from the development of the Site. The Grange Arts College currently has spare capacity for approximately 305 pupils and could therefore easily accommodate the additional pupil numbers which the development would create.

Local Services The Site is located within reasonably close proximity to the existing urban area and a range of facilities within Somercotes local centre. The scale of the Site is unlikely to require the provision of on Site local services and facilities. It is considered that the development of the Site may assist in strengthening the vitality and securing the viability of the Somercotes local centre. Open Space The development of 680 new dwellings would generate a need for a total of 3.8ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 1.5 ha • Children’s Play – 0.4 ha • Outdoor Sports – 2.4 ha • Amenity Greenspace – 0.9 ha • Allotments – 0.2 ha • Natural & Semi-Natural – 1.0 ha

6. Transport

Local Network Issues The Site could potentially accommodate 680 homes, which might generate 400 trips in the morning peak period.

Access to both halves of the Site appears to be possible in only one location: at the very eastern edge of the Site, 50 metres from the primary access to two manufacturing businesses, north of Birchwood Lane. This location is somewhat complicated due to the presence of the access to the industrial area and an ‘S’ type horizontal curve immediately east of the Site. An access road to the north portion of the Site could be consolidated with the industrial access for approximately 80 metres before separating. Similarly, some reconfiguration of the local road network south of Birchwood Lane would need to take place.

Loading the development traffic generated either side of Birchwood Lane, onto a single access is problematic primarily from an emergency response and a capacity point of view.

A secondary access opportunity exists for the southern half of the development to use Cockshutt Lane, an existing track road linking several properties and running between Birchwood Lane and Lower Somercotes. However, accessing this road would entail a third party property purchase and significant upgrading of the track. (Currently, this road is unopened approximately 80 metres south of Birchwood Lane).

Other access opportunities could be created with third party property purchases.

Providing good pedestrian access to the existing residential development and road network will be a challenge, in part because of the identified boundaries of the strategic Site.

The junction of the B600 and Birchwood Lane would be significantly impacted by the development of this Site, even if some of the traffic was able to avoid this junction by using Cockshutt Lane. This junction has limited capacity to handle any additional traffic and does not appear to have any opportunities for capacity enhancement. Strategic Transport Issues The B6016, a single carriageway that connects the B600 to the east side of the A38 already experiences a medium level of delay in the morning. The B600, Lower Somercotes Road, experiences a low level of congestion. Green Hill Lane and the junction with South Street experiences medium high to high levels of delay in the morning peak period: traffic generated by the proposed Site is expected to worsen these conditions. Accessibility This Site is on the fringes of the urban development and it will not enjoy good access to services other than by using a car. Ability of Transport Network to The boundaries of the potential Site and the surrounding Accommodate Site development do not offer an opportunity for a link road or improvement of the existing network. Access to the site is made problematic by the geometry of the existing road network. Additionally, the surrounding road network, which already has weak points, will experience problems, particularly if the majority of trips generated by the site is made by car.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities. The Site is located adjacent to the Cotes Park Estate industrial estate and well positioned in respect of employment opportunities within Somercotes, Alfreton and the surrounding area. The Site would provide good links to specialist employment further afield for example in Derby and Ripley via the A38. The Site also has good access to the M1. Further opportunities for employment exist in close proximity to this Site in terms of retail jobs within Alfreton, Somercotes and the surrounding Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4. Planned Employment Capacity exists within the local area for new development to be brought forward. However, the development of the northern part of this Site for residential development would result in the loss of an area of identified average quality employment land in this location. This may reduce the potential number of jobs which could be created in this area. It may therefore be more appropriate to develop the Site for mixed use purposes with employment development in the northern half and residential development in the southern half. The development of the Site itself, if developed for mixed use purposes, would bring about temporary jobs within the local area. If the Site was to be developed for mixed use purposes additional employment would be provided on Site within close proximity to the new residential properties. The Site therefore has the opportunity to be developed for a sustainable mixed use development.

The development of the site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the expansion of local GP surgeries, schools and facilities.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The Site is in private ownership. Land Owners/ There is underlying developer interest with this site given its Developers/Promoters Attitude to promotion under the SHLAA process. Development

10. Suitability

SHLAA Context: The Site has topographical constraints as well as access constraints. Connectivity with Existing The Site is within close proximity of Somercotes, but does not Residential Commercial Land directly adjoin the main built up settlement. The Site has road Uses: links to a diverse local employment base.

11. Achievable & Deliverable

End Value Range Low Medium High £130 - £135 (psf) Market Commentary: The Site’s constraints in terms of topography and access may be a barrier towards attracting interest from the regional and national house builders. Notwithstanding this, the Site’s attractive semi-rural location will be seen as a selling point, however, sales values remain relatively low in this area of Amber Valley. Scheme Type & Appropriate Mix The Site is of a sufficient size to offer a mix of two, three and four bedroom properties and the semi-rural location lends itself to a scheme of slightly lower density. Viability Consideration Access constraints will be a major consideration when looking into the viability of the site. In addition, the relatively steep gradient of the site and the need to undertake ground remodelling and crate development platforms will provide further viability issues.

12. Overall Summary Commentary/Recommendations

The Site is unconstrained by environmental, heritage and landscape designations and factors. The Site lies within Flood Zone 1, which represents a low risk of flooding. There is no known contamination on the site. The Site comprises Grade 4 Agricultural Land, which is land of poor quality. There are no open space or green infrastructure designations on the Site and its development could enhance the access to open space.

The Site is reasonably well related to the urban area of Somercotes and lies approximately 0.8 miles from Somercotes local centre. Alfreton town centre lies 1.5 miles to the north west of the Site and comprises of large retail stores, post offices, takeaways, restaurants, various high street stores, library, doctor’s surgery and public houses. Accessibility by the existing pedestrian and cycle network is poor and would need to be enhanced to serve the development. A new vehicular access would be required to serve the Site. It is anticipated that the B600 and Birchwood Lane would be significantly impacted by the development. In terms of the strategic highway network, it is anticipated that the development would have significant impacts upon the A38 and the B600.

There is a significant amount of good quality and above average employment land within a 5 mile radius of the Site. The Site lies adjacent to Cotes Park Industrial Estate and further afield employment sites in Derby and Ripley are accessible..

One GP would be required to serve the population generated by the Site, this could be provided as part of an extension to an existing Surgery. The Primary School pupils generated by the development could be provided through spare capacity at existing schools or through extensions to the existing schools. The Secondary School pupils generated by the development could be accommodated in the spare capacity identified at Alfreton Grange Arts College, although capacity at this School is limited. There is underlying developer interest in the Site. The Site's constraints in terms of access and topography may also make the Site unattractive to regional and national house builders.

Site Reference Number AV4

Site Name Land at Lily Street Farm

Site Address Derby Road, Alfreton

Site Area (ha) 47.71ha

Estimated Site Capacity (Dwellings) 1,430

Potential New Population to be Created 3,353

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, south-west of the urban area of Alfreton, approximately 15 miles to the north of Derby City Centre and 10 miles to the south-west of Mansfield. Alfreton is one of the four market towns in Amber Valley and is well served by public transport and regular bus services operate between the Site, the bus station and wider area. Alfreton town centre lies approximately 0.8 miles to the north-east of the Site. Swanwick provides some local services but the majority of services are provided in Alfreton which comprise of large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgery and public houses. Swanwick is served by several primary schools and one secondary school (Swanwick Hall School).

The A38 borders the northern and western boundary of the Site. The A38 provides access to the M1 at Junction 28 approximately 4.5 miles to the east of the Site. Chesterfield lies approximately 16.7 miles to the north and is accessed via the A61 Chesterfield Road which lies immediately to the north of the Site. The closest railway station is Alfreton Station which is situated approximately 2 miles to the north-east of the Site. The Station is primarily serviced by local trains to Nottingham and Sheffield.

Within the northern part of the Site there exists a farmhouse with associated outbuildings. The remainder of the Site comprises agricultural land used for both arable farming and pasture. The west and northern boundaries are bordered by the A38. To the east lies a service area and an area allocated in the Local Plan as an Open Break. The southern boundary is bordered by open fields beyond which lies Swanwick.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Flood Risk The Site lies within Flood Zone 1, which represents a low risk of flooding. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand.

Waste Water: The Site would be served by Alfreton Treatment Works which is currently operating under consented levels. The Treatment Works have capacity to accommodate additional development to 2015 (122 dwellings) should it be required. Further work would need to be undertaken in the medium term to increase the capacity of the Treatment Works to accommodate new growth to 2028. The development of this Site would require all of the remaining capacity at the Treatment Works to 2015, additional capacity would also be required within this period and beyond to 2028. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 agricultural land which is of poor quality.

3. Green Infrastructure

Green Belt The Site does not lie within the Green Belt.

Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations. The development of this Site could create both formal and informal green spaces and enhance the access and opportunities to open space.

4. Townscape & Integration

Existing Urban Form Piecemeal industrial development lies to the east of the Site. This is large scale and of significant mass. Land to the south of this industrial area has been left open and provides an open break between Alfreton and Swanwick, which is protected by an existing policy in the Local Plan. The area to the south of the open area comprises of residential development.. Dwellings are two storeys and detached situated in the centre of small plots. The dwellings to the south are older and semi detached in nature. An opportunity exists to create new attractive development maximising the townscape features and natural environment through good urban design principles.

Surrounding Densities Surrounding densities are approximately 30 dwellings per hectare. The development of the Site for the number of dwellings envisaged would result in an average density of 30 dwellings per hectare it is considered that this would be in keeping with the existing densities. Relationship with Urban Area The A38 forms the northern and western boundaries of the Site and the site is poorly related to existing services in Alfreton and Swanwick. Urban development exists on the opposite side of the B6179 to the east, but this only provides services focussing on the needs of motorists using the A38. Historic Designations There are no historic designations on the Site.

Derbyshire Historic Landscape Nottinghamshire, Derbyshire and Yorkshire coalfield. Characterisation & Landscape (Character area 38) – Wooded Hills and Valleys, Estate Character Assessment Farmlands, Coalfield Village Farmlands, Coalfield Estatelands, Plateau Estate Farmlands, River Meadows. The Site is not identified as either a Primary or Secondary Target Area. However, the Site is identified as an area for enhancement.

Health If the Site was to be developed for 1,430 new dwellings, this would generate the need for 2 new GPs. It is likely that this could be provided through an improvement or extension to an existing local surgery funded through developer contributions. Education If the Site was to be developed for 1,430 dwellings, this would result in the need for 286 new primary school places, 300 new secondary school places and 86 new post-16 places.

A new primary school could be provided as part of the development. The nearest secondary schools are Swanwick Hall School, Swanwick, Alfreton Grange Arts College, Alfreton and Mill Hill School, Ripley. The latter is approximately 4.5 miles to the south-east of the Site. Swanwick Hall School is currently at capacity and does not have much scope for expansion. It could not therefore accommodate the additional pupils arising from the development of the Site. The Grange Arts College and Mill Hill School currently have spare capacity. . These schools could therefore accommodate the additional pupil numbers which the development would create.

Local Services The site is poorly related to existing services in Alfreton and Swanwick. The scale of the Site is likely to require the provision of on Site local services and facilities. It is unlikely that such facilities would affect the vitality and viability of existing facilities and services in Swanwick and may assist in regenerating and sustaining such services.

Open Space The development of 1,430 new dwellings would generate a need for a total of 13.6ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 3.2ha • Children’s Play – 0.8ha • Outdoor Sports – 5.0ha • Amenity Greenspace – 2.0ha • Allotments – 0.4ha • Natural & Semi-Natural – 2.2ha

6. Transport

Local Network Issues Although B6179 appears to currently cope with traffic adequately, the development of this Site would place the road under considerable pressure. The predicted peak period of traffic of approximately 860 trips in the morning peak period would be the equivalent of half the capacity of the B6179 which would have a significant impact on this road.

The Site can be accessed by a fourth arm at the existing B6179 and Old Swanwick Colliery Road roundabout . Another point of access to the Site could be provided by an extension of the Sleetmoor junction, this extension may require signalisation and would result in increased delays on Derby Road. Strategic Transport Issues The proposed development would place significant pressure on the nearby A38, as well as B6179 and A38 junction; additionally it could also affect the M1 and A38 junction. However, the A38 is relatively easy to reach and therefore, may attract future residents who see ease of access to the M1 as an important feature, thus making this a somewhat car- dominant development. Accessibility The potential Site access would be via an existing roundabout, on the B6179. Another potential access could be provided by the extension of the Sleetmoor junction.

This Site is on the fringes of the urban development and does not enjoy good access to services other than by car. The junctions in these areas already experience medium to high levels of delay on the roads crossing the B6179 in the morning peak period. Ability of Transport Network to The size and location of this development would necessitate Accommodate Site significant investment in adjacent and surrounding infrastructure to accommodate the proposed development.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Alfreton and the surrounding area. The Site would provide good links to specialist employment further afield for example in Derby and Ripley via the A38. The Site also has good access to the M1. Further opportunities for employment exist in close proximity to this Site in terms of retail jobs within Alfreton and the surrounding Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Planned Employment Capacity exists within the local area for significant new development to be brought forward. The development of the Site itself would bring about temporary jobs within the local area and permanent jobs on Site through the creation of a new primary school, and local facilities. Additional employment opportunities may be created through the expansion of local GP surgeries, secondary schools and town centre facilities.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The Site is in single ownership.

Land Owners/ The Site was submitted as part of both the call for employment Developers/Promoters Attitude to Sites and for housing sites. The owner has a long history of Development site promotion and development delivery within Derbyshire and the east midlands and have an interest in developing the Site for either residential or employment uses, or a combination of both.

10. Suitability

SHLAA Context: There are no significant physical constraints on the Site.

Connectivity with Existing The Site has good links to the A38 and J28 of the M1 to the Residential Commercial Land north and the city of Derby to the south. There is a well Uses: established transport route from Alfreton to Swanwick via the B6179 (Derby Road) which forms the eastern boundary of the site. The A38 forms a barrier towards further development in the countryside in this location.

11. Achievable & Deliverable

End Value Range Low Medium High

£135 - £140 (psf)

Market Commentary: Swanwick is a popular location. The Site’s proximity to excellent transport links and a diverse range of employment would suggest that this would be an area where people would wish to capitalise on relatively affordable end values whilst still being able to commute to the local cities. Scheme Type & Appropriate Mix It is suggested that a traditional residential estate would be appropriate in this instance with preference towards smaller houses to attract first and second-time buyers who work along the M1 corridor looking for good value housing. Viability Consideration Accessibility is the main issue in providing a viable development for this site as any new residential scheme will need to provide significant investment in new road infrastructure to deal with the present capacity constraints in the existing highway network in particular the B6179/ A38 junction.

Despite the Site’s constraints, it is envisaged that its size, shape, location and favourable access suggest that the Site will be viable for either residential or employment uses, or a combination of both..

12. Overall Summary Commentary/Recommendations

The Site is unconstrained by environmental, landscape and heritage designations and factors. There is no known contamination on the Site and the Site lies within Flood Zone 1, which represents a low risk from flooding. The Site also comprises Grade 4 Agricultural Land, which is land of poor quality. There are no green infrastructure or open space designations on the Site.

The Site is not well related to Alfreton or Swanwick and it is considered that most trips would be made by car. Having due regard to this, it is believed that the development of the Site would have significant impacts on both the local and strategic road network in particular on Derby Road, the B6179/A38 Junction and potentially the M1 Junction. A new access would be required either from Sleetmoor Lane or Old Swanwick Colliery Road. In order to overcome the capacity constraints on the highway network in this location, significant investment in infrastructure would be required.

There is a significant amount of good quality and average existing and planned employment land within a 5 mile radius of the Site. The Site has good access to employment areas at Alfreton, Derby and Ripley.

The development of the Site would provide 429 Affordable Dwellings.

The development of the Site would require the provision of 2 new GPs, these could be provided as an extension to an existing surgery. The development of the Site would require the provision of a new primary school which could be provided as part of the development. The closest Secondary School to the Site is Swanwick Hall School. The school is currently at capacity and has no room for expansion. Some of the pupils could be accommodated in the Grange Arts College, with additional pupils being accommodated in Mill Hill School. Both of these Secondary Schools have capacity to accommodate a limited number of additional pupils.

The Site is in single ownership, and the owners have the ability to develop the Site for a mix of residential and employment uses.

Site Reference Number AV5

Site Name Land at Derby Road

Site Address Swanwick

Site Area 32.97ha

Estimated Site Capacity (Dwellings) 660

Potential New Population to be Created 1,548

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the southern edge of the built up area of Swanwick , approximately 15.7 miles to the north of Derby City Centre. Swanwick is regularly served by public transport; a regular bus service operates between the Site and surrounding area including Alfreton and Ripley. Alfreton and Ripley are two of the four market towns in Amber Valley and Alfreton lies approximately 2.3 miles to the north and Ripley lies 2.2 miles to the south. Alfreton is served by large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgery and public houses. Ripley is served by similar services and facilities. Swanwick itself provides some limited local services. There are several primary schools and two Secondary Schools (Swanwick Hall School, Swanwick and Mill Hill School, Ripley).

The A38 lies immediately to the west of the Site. The A38 provides access to the M1 at Junction 28 approximately 4.4 miles to the north-east of the Site. The closest railway station is Alfreton Station which is situated approximately 3.0 miles to the north of the Site. The Station is primarily serviced by local trains to Nottingham and Sheffield.

The majority of the Site comprises agricultural land used for arable farming. The far south eastern corner of the Site comprises a sports ground including a tennis court with associated buildings. The area to the north of the Site comprises residential development comprising of two storey dwellings.. The western boundary is bordered by open fields and the A38 beyond. To the east, the Site is bordered by residential development which is in a ribbon format along Swanwick Hill. The southern boundary of the Site is bordered by a waste water treatment plant beyond which lies the Butterley Reservoir and open fields..

OS Plan

2. Environmental Constraints

Environmental Designations A small area within the south eastern part of the Site contains playing fields, parks and informal open space. Directly to the south of the Site lies a Local Wildlife Site. The open space, playing fields and parks would need to be retained in any new development. The Local Wildlife should not represent a constraint to any development, subject to careful design and layout. Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding.

Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to climate change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Swanwick Treatment Works which is not assessed within the Study. Alfreton Treatment Works is currently operating under consented levels. The Treatment Works has capacity to accommodate additional development to 2015 (122 dwellings). Further work to the Treatment Works would be required to accommodate additional development beyond 2015. The development would require all of the existing capacity of the Treatment Works to 2015 and would require additional capacity within this period and beyond to 2016. New development should include SUDs. Contamination There is no known contamination on the Site, although coal mining has previously taken place in this area and some incidents of subsidence have occurred. Agricultural Land The Site comprises Grade 4 agricultural land which is classified as poor quality.

3. Green Infrastructure

Green Belt The Site lies within the Green Belt and the development of the Site would extend development into the open countryside.to the south and west. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The has not been given any green infrastructure designations. Development in this location could therefore seek to improve and enhance the access to both formal and informal open space.

4. Townscape & Integration

Existing Urban Form Residential development comprising two storey semi detached dwellings is located to the north of the Site. The dwellings are situated towards the front of the plot and have large rear gardens. The Site is bordered by highways on both the western and eastern boundaries, with the Butterley Reservoir to the south. Surrounding Densities The surrounding development has an average density of 20 to 25 dwellings per hectare. The development of the Site for the number of dwellings envisaged would be in keeping with this density at 20 dwellings per hectare. However, it is suggested that this density be increased to make the most efficient use of land. Relationship with Urban Area The Site is reasonably related to Swanwick, but the neighbouring towns of Alfreton and Ripley are not accessible by means other than the car. Historic Designations There are no historic designations on the Site.

Health If the Site was to be developed for 660 new dwellings, this would generate the need for 1 new GP. It is likely that this could be provided through an improvement or extension to an existing local surgery funded through developer contributions. Education If the Site was to be developed for 660 dwellings, this would result in the need for 132 new primary school places, 139 new secondary school places and 40 new post-16 places.

The primary school provision could potentially be met through existing surplus capacity at existing primary schools or the extension of existing primary schools. The nearest secondary schools are Swanwick Hall School, Swanwick and Mill Hill School, Ripley. Swanwick Hall School is currently at capacity and does not have much scope for expansion. It could not therefore accommodate the additional pupils arising from the development of the Site. Mill Hill School currently has spare capacity and could therefore accommodate the additional pupil numbers which the development would create.

Local Services The Site is located within close proximity to the existing urban area and a range of local facilities within Swanwick and wider facilities within Alfreton and Ripley town centres. The scale of the Site is unlikely to require the provision of onsite local services and facilities, although a convenience store may be appropriate. It is considered that the development of the Site may support and add vitality and viability to the existing services within Swanwick. Open Space The development of 660 new dwellings would generate a need for a total of 6.3ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 1.5ha • Children’s Play – 0.4ha • Outdoor Sports – 2.3ha • Amenity Greenspace – 0.9ha • Allotments – 0.2ha • Natural & Semi-Natural – 1.0ha

6. Transport

Local Network Issues If developed the Site might generate approximately 400 trips in the morning peak period.

The Site could be accessed directly from the B6179 Derby Road, opposite Hickton Road. Alternatively, access could be gained from Pentrich Road via Minister Way. There is an additional opportunity for direct access from Derby Road 200m north of Hickton Road. Due to its width, this access might function as a secondary vehicular access, an emergency access or a cycling/pedestrian only access. Pedestrian accesses to two local schools, on the opposite side of Derby Road, need to be considered.

The junction of the B6179 and Pentrich Road has capacity limitations because of a lack of filter lanes. North and south of this junction, the B6179 is a former dual carriageway facility that currently operates with one lane per direction.

Strategic Transport Issues Derby Road (B6179) is a dual carriageway facility that is a single carriageway on either side of the Pentrich Road junction. Pentrich Road is a single carriageway road. Both roads currently operate with minimal delays during the morning peak period. Derby Road, north of Pentrich Road, does experience some minor delays during the morning peak period. The location and access points for this proposed development should disperse the generated car trips across the strategic road network, without significant impact. Accessibility The Site could be accessed from Derby Road or Pentrich Road via Minister Way.

This Site is within reasonable walking time of most essential services but consideration needs to be given to ensuring that pedestrians/cyclists can safely cross Derby Road. Given its size, the Site is not expected to incorporate significant new services within the Site. Ability of Transport Network to This development would have some impact on the Accommodate Site surrounding road network, but it would appear that the network has the capacity to accommodate the generated traffic.. However, several roads beyond the immediate area (Swanwick Road, Greenhill Lane and Leabrooks Road), already experience low to medium delays and any additional traffic would be expected to add to those delays.

7. Economy

Planned Employment Capacity exists within the local area for new development to be brought forward. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the expansion of local GP surgeries, schools and other facilities.

8. Regeneration & Housing Needs

Index of Multiple Deprivation Half of the Site lies within an area which scores between 15 and 30 on the Indices of Multiple Deprivation (IMD).The other half of the Site lies within an area that scored between 2.5 and 15 on the IMD. The IMD score is considered to be a Medium/Low to Low score for the purpose of this study and would have medium/low to low scores on the 7 Domain Indices. The social and economic benefits of developing the Site would sustain the medium to low levels of deprivation in this area.

9. Availability

Site Ownership The Site ownership is known. Land Owners/ The Site has been submitted to be considered as part of the Developers/Promoters Attitude to first five year development period. Developer interest is Development therefore high.

10. Suitability

SHLAA Context: The Site is wholly located within the Green Belt and any future development should involve the retention of the sports ground located on the Site. There is also a sewage works which lies directly to the south of the Site. Connectivity with Existing Existing residential development lies to the north and a linear Residential Commercial Land strip of residential development which lies to the east of the Uses: Site. A site of this size will need a secondary access onto Swanwick Hill to create a looped road in the development. A possible third access to the north onto South Street would integrate the development and provide access to Swanwick Primary School, but would require third party land acquisition. Access to the main roads and the major employment bases within the area would be through the built up areas of Swanwick and Leabrooks. There may be a potential access off Minster Way to the north, but further investigation will have to be carried out with regard to ownership in this particular location.

11. Achievable & Deliverable

End Value Range Low Medium High £135 - £140 (psf) Market Commentary: There is high demand from the major house builders for this Site with the proximity to the sewage works and potential access constraints being the only barriers to development foreseen at this stage. It is envisaged that in terms of end users Swanwick is a popular settlement in this part of Amber Valley and it is envisaged that there will be a draw from commuters looking for comparatively low cost housing compared to the rest of the Borough.. Scheme Type & It is considered that a volume house builder mix of one-third two bed, one- Appropriate Mix third three bed and one-third four bed high volume estate type housing to be appropriate in this location. Viability Consideration It is envisaged that a proportion of the Site will have to be retained as sports pitches and that a considerable buffer will need to be provided surrounding the sewage works to the south. This coupled with the potential to have to buy-in a second or third access will affect the Site’s overall viability.

12. Overall Summary Commentary/Recommendations

The Site is not constrained by any landscape designations. However, the Site lies wholly within the Green Belt which is afforded protection by National Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. It would result in unrestricted development in the open countryside.

The south east section of the Site also includes an area of playing fields, a park and informal open space, which would need to either be retained or replaced in any new development. Land directly abutting the southern boundary of the Site comprises of a Sewage Works.

There are no environmental, landscape or historical designations or factors affecting the development of the Site. The Site lies within Flood Zone 1, which represents a low risk from flooding. There is no known contamination on the Site. It comprises of Grade 4 Agricultural Land, which is of poor quality. The Sewage Treatment works directly abutting the Site to the south would require an appropriate cordon between the Works and any new development.

The Site is relatively well connected to the urban area and Swanwick is well served by public transport. Pedestrian and cyclist facilities would need to be improved and there is also an opportunity to provide pedestrian and cycle links to the Butterley Reservoir which lies in close proximity to the site. It is considered that the local and strategic highway network has the capacity to accommodate the additional traffic that would be generated by the development.

The Site has access to good quality, above average existing and planned employment land in the Alfreton area. The Site is also well placed to access other employment opportunities in Derby via the A38 and Ripley via the B6179. However, this development would significantly impact on the B6179 and the junction of the B6179 and Pentrich Road has capacity limitations because of a lack of filter lanes. North and south of this junction, the B6179 is a former dual carriageway facility that currently operates with one lane per direction.

The development of the Site would create the need for one additional GP, this could be provided as part of an extension to an existing surgery. The Primary School pupils generated by the development could be accommodated in existing schools that currently have surplus capacity. The closest secondary school to the Site is Swanwick Hall School, the school is currently at capacity and cannot accommodate the children generated by the development. Mill Hill School currently has capacity to accommodate the children generated by the development however it would limit the capacity of the school to take on additional children from other developments in the future.

The development of this Site would generate the need for 198 Affordable Dwellings.

It is considered that this Site would be attractive to major, volume house builders. A proportion of the Site would have to be retained as sports pitches and that a considerable buffer will need to be provided surrounding the sewage works to the south. This coupled with the potential to have to buy-in a second or third access would affect the Site’s overall viability but ultimately, a Site of this size and nature is likely to be viable for residential development.

Site Reference Number AV6

Site Name Land at Hermitage Farm

Site Address Slack Lane, Riddings

Site Area (ha) 66.04ha

Estimated Site Capacity (Dwellings) 2,000

Potential New Population to be Created 4,690

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, to the west of the settlement of Riddings. Riddings is located approximately 17.4 miles to the north of Derby City Centre and approximately 11 miles to the south-west of Mansfield. Riddings is well served by public transport and regular bus services operate between the site and the market towns of Alfreton and Ripley. Alfreton lies approximately 2.6 miles to the north of the Site and provides a wider range of services including large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgery and public houses. Riddings itself has a limited number of services such as a post office and convenience store. Ripley offers a wide range of facilities similar to those offered by Alfreton and is located approximately 4 miles to the south-west of the Site. Riddings has one primary school (Riddings Infant and Junior School). The nearest secondary School is Swanwick Hall School, approximately 1.6 miles to the west of the Site..

The A38 lies approximately 2.3 miles to the south- west of the Site. The A38 provides access to the M1 at Junction 28 approximately 4.4 miles to the north-east of the Site. The closest railway station is Alfreton Station which is situated approximately 2.3 miles to the north of the Site. The Station is primarily serviced by local trains to Nottingham and Sheffield.

The majority of the Site currently comprises open fields which are used for agriculture. A disused railway line bisects the south western part of the Site in a north easterly direction. Allotment gardens are located within the north eastern corner of the Site and there appears to be a watercourse running along the northern boundary of the Site. To the south of the site is an existing railway line and mature woodland belt. To the east, the Site is contained by residential development which expands along Newlands Road forming a ribbon of development. The area to the north comprises a mixture of uses. Large industrial buildings border the Site on the north-eastern boundary. Open fields border the north- western boundary, interspersed with areas of residential development.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site. The Site lies to the north of a Local Wildlife Site but this is unlikely to unduly affect the development of the Site. Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding.

Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to climate change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Alfreton Treatment Works which is currently operating under consented levels. The Treatment Works have capacity to accommodate additional development to 2015 (122 dwellings) should it be required. Further work would need to be undertaken in the medium term to increase the capacity of the Treatment Works to accommodate new growth to 2028. New development should include Suds. The development would require all of the additional capacity at the Treatment Works to 2015. Additional capacity would also be required within this period and beyond to 2028. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 agricultural land, which is poor quality.

3. Green Infrastructure

Green Belt The Site lies within the Green Belt. The development of the Site would result in an intrusion into the open countryside and would have an urbanising effect on the immediate locality. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form The surrounding area comprises a range of uses. Land to the east comprises residential development which is segmented by large open spaces. Employment development lies to the north of the Site. The Site is relatively green and wooded and there are opportunities to enhance the local vernacular through new development. Surrounding Densities The surrounding density averages approximately 25 dwellings per hectare. The development of the Site for the number of dwellings envisaged would result in a development of 30 dwellings per hectare which is considered to be in keeping with the existing density. Relationship with Urban Area The north-eastern part of the Site is well related to the urban area of Riddings and this is the most preferable location for any development. Historic Designations There are no historic designations on the Site.

Health If the Site was to be developed for 2,000 new dwellings, this would generate the need for 3 new GPs. It is likely that this could be provided through an improvement or extension to an existing local surgery funded through developer contributions. Education If the Site was to be developed for 2,000 dwellings, this would result in the need for 400 new primary school places, 420 new secondary school places and 120 new post-16 places.

A new primary school could be provided as part of the development. The nearest secondary schools are Swanwick Hall School, Swanwick and Mill Hill School, Ripley. Swanwick Hall School is currently at capacity and does not have scope for expansion. It could not therefore accommodate the additional pupils arising from the development of the Site. Mill Hill School at Ripley has some spare capacity. This school could therefore accommodate approximately 50% of the additional pupil numbers which the development would create but could not accommodate all of the growth, as Mill Hill School does not have significant capacity to expand.

Local Services The Site is located within close proximity to the existing urban area, some local facilities within Riddings and wider facilities within Ripley and Alfreton Town Centres. The scale of the Site is likely to require the provision of on Site local services and facilities. It is unlikely that such facilities would affect the vitality and viability of existing facilities and services in Riddings and may assist in regenerating and sustaining such services. Open Space The development of 2,000 new dwellings would generate a need for a total of 19.1ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 4.5ha • Children’s Play – 1.2ha • Outdoor Sports – 7.0ha • Amenity Greenspace – 2.8ha • Allotments – 0.6ha • Natural & Semi-Natural – 3.0ha

6. Transport

Local Network Issues The site could potentially accommodate 2,000 homes, which might generate as much as 1,155 trips in the morning peak period.

Greenhill Lane/ Newlands Road runs along the east side of the Site, although access opportunities only exist within 250 metres of frontage along Newlands Road, immediately north of the railway line. Farm land surrounds the remainder of the Site.

Newlands Road is a good quality, single carriageway facility that provides access from the A610 and Codnor in the south to Somercotes in the north and forming a junction with the High Street (B6016). In the morning peak period, it experiences a low to medium level of congestion, with higher congestion to the north. At the junction with Newlands Road, South Street/High Street experiences a high level of congestion.

Given the number of homes that could be built as part of this development, the Site should have two and possibly three good quality access points. The most obvious access point is Slack Lane, an existing road through the Site connecting to Greenhill Lane, with a slight offset to Newlands Drive. The only existing road frontage for this site is Newlands Drive and any other accesses would need to come from that road.

Bus services in the area exist just north of the site. Additional bus service would be required to service this development.

Newlands Road is congested north of the unsignalised junction with South Street- although providing some relief at this junction by signalisation and filter lanes will help, the additional development traffic will push Newlands Road beyond its lane capacity. Immediately north and south of Newlands Road are other areas with congestion problems such as Greenhill Lane and the A610. Given the size of this development, the impact of the generated traffic will be widespread.

Greenhill Lane and the junction of Greenhill Lane and Church Street currently experience medium high levels of delay. Further to the north, toward the A38, Nottingham Road experiences medium levels of delay

If the Site is to be developed it will need to better connect to existing surrounding services. Pedestrian links to the primary schools on the east side of Greenhill Lane will need to be established. Strategic Transport Issues The Site is expected to generate trips that are attracted north to Alfreton or south to Heanor. The A610 will be impacted by those residents travelling to Heanor from the Site, via Newlands Road. Currently, the junction of Newlands Road and the A610 operates with a high level of delay. Although the A38 is only 2.5 miles away, it is not expected to attract a significant number of trips. However, the A38 will be indirectly affected by any trips generated by the development wishing to access Alfreton by crossing the A38 using the B600 (Nottingham Road) corridor. The corridors that will be heavily impacted by this development are Greenhill Lane and Nottingham Road to Alfreton and Newlands Drive and the A6007 and A610 towards Codnor and Heanor.. Accessibility The Site relies on Newlands Road for its access. A potential primary access is via Slack Lane and Newlands Road.

Although some services exist along Newlands Road, due to its size the Site would require additional local services and some services may be incorporated into the development.

The Site is not near a railway station, other than the heritage railway, which forms the southern boundary of the site. Similarly, public transport service will need to increase to service the Site.

Ability of Transport Network to The surrounding transport network is at or near capacity with Accommodate Site no apparent easy or inexpensive fixes. The Site is landlocked except for Newlands Road, which is very congested primarily because of the operation of the junction of that road and South Street. The generated trips from this development alone would virtually use all of the capacity on Newlands Road, before considering any background traffic. Some expansion of the public transport network may be possible but, as already noted, this Site is expected to be a car- dominated development. Given the limited opportunities to disperse traffic from this development, some consideration should be given to significantly reducing the number of new homes that would be delivered by this Site or alternatively looking at providing additional network elements to the west, with additional development. However, this would involve further encroachment into the countryside and the Green Belt.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Alfreton, Ripley and the surrounding area. The Site also has good links to specialist employment further afield in Derby via the A38. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the sites is shown at Appendix 4. Planned Employment Capacity exists within the local area for new development to be brought forward. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the provision of an on Site primary school and local facilities and through the expansion of local GP surgeries, secondary schools and other services.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The Site is in multiple-ownership. Derbyshire County Council owns a portion of the Site. Land Owners/ Interest in the development of this site is high. The proposed Developers/Promoters Attitude to development of this site has been stated as being capable of Development starting within the next five years.

10. Suitability

SHLAA Context: The Site lies within the Green Belt and part of the Site is within the Health and Safety Executive’s Consultation Zone for Hazardous Substances. Part of the Site is used for allotments. Connectivity with Existing The Site sits adjacent to an area of industrial use to the north Residential Commercial Land with a linear strip of residential development to the east. The Uses: Site has direct access to Newlands Road to the southeast and Slack Lane, which currently runs through the northern part of the Site. The industrial development immediately north of the Site forms a barrier to the central, predominantly residential, centre of Riddings. Apart from immediate employment opportunities directly adjacent to the Site, connection to the surrounding towns is via country roads or through the built up areas of Leabrooks and Swanwick.

11. Achievable & Deliverable

End Value Range Low Medium High £130 - £135 (psf) Market Commentary: This location is considered secondary/tertiary. Any site of this size will undoubtedly attract developer interest, assuming a residential consent or residential allocation but we consider there to be better locations for new residential development within the Borough..

Scheme Type & Appropriate Mix In terms of scheme type and appropriate mix, traditional estate type housing with a weighting towards smaller, more affordable units is considered to be the most appropriate in this instance. A mix use scheme would help integrate the Site with the existing employment Site to the north. Viability Consideration The Site of this size will be affected by highways, essential services and educational capacity issues due to the scale of the proposed development.

However, the Site is generally considered to be viable. It is believed that a Site of this size would attract interest from a large number of developers.

12. Overall Summary Commentary/Recommendations

The Site is not constrained by any landscape designations. However, the Site lies wholly within the Green Belt which is afforded protection by National Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. Development of this site would have significant impacts upon the open countryside. Land to the south of the Site comprises a Local Wildlife Site and development in this location would need to protect the LWS.

The western part of the Site lies within a ‘Middle’ and ‘Outer’ zone of a Health and Safety Consultation Zone. The northern part of the Site also lies within an ‘Inner’ zone. This could pose a constraint to development within the north and north-western part of the Site.

There are no other landscape, environmental or historic designations or factors on the Site. The Site lies in Flood Zone 1, which represents a low risk from flooding. There is no known contamination on the Site. However, a proportion of the Site lies within the Middle and Outer ring of a Health and Safety Consultation Zone, but this should not act as a significant constraint to the development of the Site as a whole.

Pedestrian and cycle access would need to be improved in order to link the development to local services and it is anticipated that new services would need to be provided on Site to serve any development. Due to the number of dwellings proposed and the capacity of the existing highway network it is believed that the development would have significant implications on both the local and strategic highway network. One solution would be to reduce the number of dwellings on the Site.

The Site has good access to a range of average and above average planned and existing employment opportunities within a 5 mile radius. These include opportunities in Derby and Ripley.

The development of the Site would generate the need for three new GPs; these could be provided as part of an existing surgery. The development would also generate the need for a new primary school which could be provided on site. The closest secondary school to the site is the Swanwick Hall School; this school is currently at capacity and cannot accommodate the additional pupils. Mill Hill School has limited capacity and would be able to accommodate some but not all of the pupils generated by the development.

The development of the Site would provide 600 Affordable Dwellings.

The Site is in multiple ownership, part of which is owned by Derbyshire County Council. It is believed that a Site of this size would attract interest from a large number of developers. The timing of delivery of a Site of this size will be affected by highways, essential services and educational capacity issues. However, the Site is generally considered to be viable due to its size..

Site Reference Number AV7

Site Name Land at Nottingham Road

Site Address Nottingham Road, Ripley

Site Area 31.28ha

Estimated Site Capacity (Dwellings) 550 (part of a mixed use development)

Potential New Population to be Created 1,290

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, immediately adjacent to the north east of Ripley urban area. It is one of the four main market towns in Amber Valley and comprises a wide range of facilities including large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgeries and public houses. It lies 13.3 miles to the north of Derby City Centre and 15 miles to the south-west of Mansfield and is well served by public transport and regular bus services operate between the town centre and wider area. The town centre lies 0.8 miles to the west of the Site. There are a number of Primary Schools in Ripley and one Secondary School (Mill Hill School).

The A38 lies to the west of the Site approximately 1.5 miles away. The A610 Nottingham Road borders the southern-western boundary of the Site. Alfreton lies 3.7 miles to the north and Belper lies 4.1 miles to the west. The closest railway station is Ambergate station which is 4.1 miles west, Alfreton station is also situated 5.3 miles to the north of the Site.

A public footpath bisects the Site in an east to west direction. The western part of the Site contains a playing field and car park. A disused railway line forms the eastern boundary of the Site. The south and south west boundary of the Site is bordered by Nottingham Road (A610), beyond which lies residential development. The northern boundary of the Site is bordered by open fields which are dispersed with pockets of trees and hedgerows along their boundaries. The south-eastern and north- western boundaries of the Site are bordered by employment and commercial development (Codnor Gate Industrial Estate and a supermarket and Police Divisional Headquarters respectively)

Land to the north of the Site ‘Home Farm’ is allocated for residential development within the 2006 Adopted Amber Valley Local Plan. The Site is located adjacent to a proposed improvement to the A610 safeguarded under Policy TP13 in the Adopted Amber Valley Local Plan 2006. This new link road between Ripley and Langley Mill, including a Codnor bypass is a long standing commitment.. The owner of the Site has indicated their commitment to assisting in the implementation of this new infrastructure.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Ripley, Heanor or Marehay Treatment Works. Heanor and Ripley are currently operating under consented level and the Treatment Works have capacity to accommodate additional development to 2015 (404 and 273 dwellings respectively) and Heanor can accommodate additional dwellings between 2015 and 2028. Capacity at Marehay and Ripley (2026) was not disclosed in the study. A proportion of the development could be accommodated to 2015 by the existing capacity. A second proportion of the development could be accommodated between 2015 and 2028. However additional work would be required to accommodate the entire development. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 Agricultural Land which is classified as Poor quality.

3. Green Infrastructure

Green Belt The Site lies partially within the Green Belt. The development of the Site would result in an intrusion into the open countryside and would have an urbanising effect on the immediate locality. The development of the Site would extend the urban area of Ripley to the east, but would not result in the settlement coalescence of Ripley and Riddings. The development of the Site would not extend beyond the established built framework of the town to the south. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form The area to the south-west of the Site comprises residential development which is of 1950s style. The dwellings are large and vary in architectural style. To the east and north-west lies industrial development. These large buildings do little to contribute to the townscape quality of the area. There is an opportunity to enhance the townscape quality in this location through new residential development drawing from the qualities of the existing residential development.

Surrounding Densities The surrounding densities are approximately 20–25 dwellings per hectare. The development of the Site for the number of dwellings envisaged would result in a lower density of only 16 dph. However, this is due to the intention of the site promoter that a significant proportion of this site will involve the provision of non residential uses as part of a mixed use development. Relationship with Urban Area The Site is well related to Ripley and is bordered by existing development on the southern, western and eastern boundaries of the Site. Historic Designations There are no historic designations on the Site. There is a Listed Building near to the north west boundary of the Site (Butterley Hall) and a Listed Building near to the south-eastern boundary (Codnor Gate Farm House). However, part of an industrial estate lies between the Site and Codnor Gate Farmhouse and Butterley Hall is surrounded by other modern buildings so any effect on the setting of these buildings would be very negligible. Derbyshire Historic Landscape Nottinghamshire, Derbyshire and Yorkshire coalfield. Characterisation & Landscape (Character area 38) – Wooded Hills and Valleys, Estate Character Assessment Farmlands, Coalfield Village Farmlands, Coalfield Estatelands, Plateau Estate Farmlands, River Meadows. The Site is not identified as either a Primary or Secondary Target Area. However, the Site is identified as an area for enhancement.

Health If the Site was to be developed for 550 new dwellings, this would generate the need for 1 new GP. It is likely that this could be provided through an improvement or extension to an existing local surgery funded through developer contributions. Education If the Site was to be developed for 550 dwellings, this would result in the need for 110 new primary school places, 116 new secondary school places and 33 new post-16 places.

A new primary school could be provided as part of the development or the additional requirement could be met through spare capacity at other schools within the area. The likely number of dwellings proposed at the Site is close to the 1,000 dwelling trigger for a new primary school and therefore feasibility work would need to be undertaken to assess whether a new primary school is required, although this is considered likely. The nearest secondary school is Mill Hill School, Ripley which has some capacity. This school could therefore accommodate the additional pupil numbers which the development would create, but this would leave limited additional spare capacity to accommodate any other new development in Ripley and it does not have significant capacity to expand. Local Services The Site is located within close proximity to the existing urban area and a wide range of facilities within Ripley town centre. The scale of the Site is likely to require the provision of on Site local services and facilities. It is unlikely that such facilities would affect the vitality and viability of existing facilities and services in Ripley. Open Space The development of 550 new dwellings would generate a need for a total of 5.2 ha of new open space provision. This would be broken down as follows:

• Parks – 1.2ha • Children’s Play – 0.3ha • Outdoor Sports – 1.9ha • Amenity Greenspace – 0.8ha • Allotments – 0.2ha • Natural & Semi-Natural – 0.8ha

6. Transport

Local Network Issues The site could potentially accommodate 550 homes, which might generate approximately 330 trips in the morning peak period.

Access to the proposed site would not only need to consider the future provision of a new A610 link road between Ripley and Langley Mill but also the existing road network on the opposite side of the A610.

According to current conceptual design, this link road would tie into the A610 at the Coach Road roundabout and run through the site in a northwest southeast alignment.. If the portion of the Codnor-Ripley link road through the site was built at the same time as the development, then site access would be taken from that new road, ultimately connecting to the existing network at the Coach Road roundabout and one other location, probably Steam Mill Lane. An existing pedestrian footpath meets the A610, near Brickyard Lane and this pedestrian link should continue through the site.

Other pedestrian footways currently exist across the Site which should also be accommodated. Development of the proposed strategic Site will require the construction of footways along the Site frontage of Nottingham Road (A610). Strategic Transport Issues Nottingham Road (A610) already experiences significant congestion, if access runs directly onto Nottingham Road there would be further congestion.

Accessibility The Site is well located, in terms of bus services. It is possible that the proposed development may bring additional public transport services to the area The Site is not located within walking or cycling distance of the rail station in Langley Mill. Ability of Transport Network to Nottingham Road is expected to be significantly affected by the accommodate Site development of this Site. There may be some opportunity for capacity enhancements at individual junctions. However, until the new A610 link road between Ripley and Langley Mill is in place, the operation of the existing transport network will be significantly impacted by this development.

The existing pedestrian and cycling network is robust enough to accommodate the proposed new development.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Ripley and the surrounding area. The Site would provide good links to specialist employment further afield for example in Derby via the A38. The Site also has good access to the M1. Further opportunities for employment exist in close proximity to this Site in terms of retail jobs within Ripley, Alfreton, Derby and the surrounding Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Planned Employment Capacity exists within the local area for new development to be brought forwards. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the provision of an on Site primary school and local facilities and through the expansion of local GP surgeries, secondary schools and other services.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The Site ownership is known.

Land Owners/ There is developer interest and the Site is currently being Developers/Promoters Attitude to promoted by the landowner for a mixed use development. Development

10. Suitability

SHLAA Context: The Site is partly within the Green Belt and some of the Site is made up of playing fields and other informal open space. Part of the Site is allocated for employment in the Adopted Local Plan. Connectivity with Existing The Site has access to the adopted public highway along its Residential Commercial Land western border. The Site is separated from the main built-up Uses: area of Ripley by the A610 but has good road links to the sub- regional road network, local employment opportunities and is adjacent to a major supermarket.

11. Achievable & Deliverable

End Value Range Low Medium High £140 - £145 (psf) Market Commentary: Ripley enjoys an enviable position next to the A38, offering quick links to Derby to the south and to J28 of the M1 motorway to the north. Being further south than the towns of Alfreton and Swanwick, values tend to increase as demand increases. Coupled with this, Ripley has both a day time and night time draw, resulting in a wider market capture. It is anticipated that there will be local, regional and national interest for development opportunities in this location. Scheme Type & Appropriate Mix A mix of a third each of two, three and four bed houses is considered to be appropriate in this location, given the scale of the development proposed. Viability Consideration The viability is constrained due to part of the site being located within the Green Belt and the associated restrictive policies. In addition two listed buildings are located respectively on the north west and south east boundaries of the site. However, the development of this site would be unlikely to have any detrimental effects on the setting of these buildings. This partially Green Belt site with unencumbered access onto the adopted highway is likely to be viable, especially when considering the slight increase in end values when compared to neighbouring towns.

12. Summary Commentary

The Site is generally unconstrained by environmental, landscape and historical designations or factors. A proportion of the Site does lie within the Green Belt, which is afforded protection by National Planning Policy Guidance Note 2. The purpose for including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. It is considered that the development of the site may result in an intrusion into the open countryside in this location and have an urbanising effect on the locality. However, the extent of the site if developed could be limited by an existing disused railway line and the potential route of a new A610 link road between Ripley and Langley Mill and it would not lead to the coalescence of any settlements. It could also contribute to the implementation of the link road scheme, which is long standing commitment in the Local Plan to reduce traffic congestion in this area.

There are two listed buildings that are located relatively close to the Site. Butterley Hall is located to the north west and Codnor Gate Farm House is located to the south east. Any new development in this location should have regard to the setting of these listed buildings. However, given that existing development lies between these buildings and the Site, it is unlikely that any development on this Site will detract from their settings..

The Site lies within Flood Zone 1 which represents a low risk from flooding; there is no known contamination on the Site. The Site also comprises Grade 4 Agricultural Land, which is land of a low quality.

The Site is readily accessible to the local services and facilities and there exists adequate pedestrian and cycle facilities that could be extended to encompass the Site, and some facilities will be provided on site as part of a mixed use development. Development in this location is likely to have a significant effect upon the Strategic Highway Network in particular Nottingham Road (A610) and individual junctions along this route. However, this could be mitigated through the provision of a new A610 link road between Ripley and Langley Mill.

The Site has access to a range of good quality, above average and average existing and planned employment land at Ripley, Alfreton and Derby. The availability of future employment land suggests that there is capacity for new economic development within the area.

The development of the Site would result in the need for 1 new GP; this could be provided as an extension to an existing surgery. A new primary school could be provided as part of the development, although feasibility of this facility would need to be investigated further. Failing that, the pupils generated by the development of this Site could be accommodated in existing primary schools with surplus capacity. The secondary age pupils generated by the development could be accommodated in Mill Hill Secondary School although there would be limited capacity following the intake of these additional pupils.

The development of the Site would provide 165 Affordable Dwellings.

There is known developer interest in this Site as a mixed use development and it is considered to be viable.

Site Reference Number AV8

Site Name Land at Alfreton Road

Site Address Alfreton Road, Codnor

Site Area 29.65ha

Estimated Site Capacity (Dwellings) 550 (part of a mixed use development)

Potential New Population to be Created 1,290

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the eastern edge of Codnor. Codnor lies approximately 14.4 miles to the north of Derby City Centre. Codnor is well served by public transport and regular bus services operate between the Site and the wider area. Codnor itself only has a small supermarket and other small shops.,

However, Ripley, which lies approximately 1.5 miles to the west is one of the four main market towns within Amber Valley and provides a wide range of facilities including large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgeries and public houses. Codnor has one Primary School (Codnor Church of England Primary School). The nearest Secondary Schools are Mill Hill School in Ripley, Aldercar Community Language College in Aldercar and Heanor Gate School. Heanor. The latter two are approximately 3 miles to the south-east and south of the Site respectively.

Heanor is also one of the four market towns within Amber Valley and lies approximately 2 miles to the south with a similar wide range of facilities. Heanor and Ripley also have local hospitals. Heanor is served by a number of primary schools and two secondary schools (Heanor Gate Science College and Aldercar Community Language College).

The closest railway stations are at Alfreton which is situated 4.6 miles to the north of the Site and at Langley Mill which is situated approximately 3 miles to the south-east of the Site. The stations are primarily serviced by local trains to Nottingham and Sheffield.

The Site is divided into two by Goose Lane which runs in an east to west direction through the centre of the Site. The northern part of the Site is bisected east to west by a pipeline. The western corner of the Site comprises a Miner’s Welfare and associated Sports Ground and Daykin’s Row. The remainder of the Site is in agricultural use. The southern boundary of the Site is bordered by the A610 Nottingham Road, beyond which lie open fields. The western boundary of the Site is bordered by residential development which comprises 2 storey detached and semi detached dwellings. The northern and eastern boundaries of the Site are also bounded by open fields leading out into the open countryside.

Employment development as part of the Site could be sensitively developed as part of a mixed use scheme providing employment opportunities in a sustainable location, close to a wide workforce.

The Site is located adjacent to a safeguarded route under saved Policy TP13 of the Adopted Amber Valley Local Plan 2006 which will provide a new A610 link road between Ripley and Langley Mill, including a Codnor by-pass.. This is a long standing commitment and the owner of the Site has indicated their commitment to assisting in the implementation of this infrastructure..

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Flood Risk The Site lies with Flood Zone 1, which represents a low risk of flooding. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand.

Waste Water: The Site would be served by Ripley, Heanor or Marehay Treatment Works which are currently operating under consented levels. Heanor has capacity to accommodate additional development to 2015 (404 dwellings) and beyond should it be required. Capacity at Marehay is not disclosed. There is sufficient capacity to accommodate the majority of the development to 2015, additional capacity maybe required to 2015 if the whole Site is to be built within this period. New development should include SUDS. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 Agricultural Land, which is classified as Poor quality.

3. Green Infrastructure

Green Belt The Site lies wholly within the Green Belt. The development of the Site would result in an intrusion into the open countryside to the east of Codnor. The development of the Site would not result in any settlement coalescence but would almost double the size of Codnor in terms of land take. The existing A610 would however contain development to the south, and if implemented a new A610 link road would contain development to the east. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form Residential development lies to the west of the Site. The dwellings comprise a mix of house types and styles ranging from 19th Century terraced dwellings to 1950 semi detached houses. There is no distinct townscape character. A new development with varied urban form which follows urban design principles could enhance the townscape in this location. Surrounding Densities The surrounding densities are approximately 20–25 dwellings per hectare. The development of the Site for the number of dwellings envisaged would result in a lower density of only 19 dph. However, this is due to the intention of the site promoter that a significant proportion of this site will involve the provision of non residential uses as part of a mixed use development. Relationship with Urban Area The Site is located adjacent to the existing urban area of Codnor, although it is physically separated by the A610 Nottingham Road and Alfreton Road. Historic Designations There are no heritage designations on the Site. There are two listed buildings adjacent to the western boundary of the Site. However, these will not prevent the development of the Site but careful consideration would need to be given to the design and layout of any development to ensure that the setting of these buildings are not detrimentally affected.. Derbyshire Historic Landscape Nottinghamshire, Derbyshire and Yorkshire coalfield. (Character Characterisation & Landscape area 38) – Wooded Hills and Valleys, Estate Farmlands, Character Assessment Coalfield Village Farmlands, Coalfield Estate lands, Plateau Estate Farmlands, River Meadows. The Site lies within an area identified as a Secondary Target Area which should be conserved and enhanced. The Site does not lie within a Historical Landscape Opportunity Area. Any development should have due regard to the landscape character of the Secondary Target Area.

Education If the Site was to be developed for 550 dwellings, this would result in the creation of a need for 110 new primary school places, 116 new secondary school places and 33 new post-16 places.

The primary school provision could potentially be met through existing surplus capacity at existing primary schools or the extension of existing primary schools. The nearest secondary schools are Mill Hill School, Ripley, Aldercar School, Langley Mill and Heanor Gate School, Heanor. Mill Hill School could accommodate the additional pupil numbers which the development would create. Heanor Gate School currently has some limited capacity and also has the potential to expand. It may therefore be possible to extend this school to accommodate additional growth funded by developer contributions. Aldercar School is almost at capacity but also has the potential to be expanded through developer contributions. Local Services The Site is located within close proximity to the existing urban area, with access to some local facilities within Codnor and wider facilities within Ripley and Heanor town centres. The scale of the Site is unlikely to require the provision of on site local services and facilities, although limited services such as a convenience store etc. may be appropriate. It is unlikely that such a facility would affect the vitality and viability of existing facilities and services in Codnor and may assist in regenerating and sustaining such services. Open Space The development of 550 new dwellings would generate a need for a total of 5.2ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 1.2ha • Children’s Play – 0.3ha • Outdoor Sports – 1.9ha • Amenity Greenspace – 0.8ha • Allotments – 0.2ha • Natural & Semi-Natural – 0.8ha

6. Transport

Local Network Issues The site could potentially accommodate 550 homes, which might generate approximately 330 trips in the morning peak period.

Access to the Site from the A610 could be provided via Goose Lane which runs through the middle of the Site, and currently provides access to the Golf Club. There are additional opportunities for Site access along Alfreton Road.

The ownership of Goose Road will need to be defined in order to determine whether its use can be shared. If it is possible to use this road for site access, the A610 junction will need to be improved. Goose Lane will also direct the layout of the Site. The portion of the A610 along the south boundary of this site operates at a medium level of delay during the morning peak period. Additionally, Heanor Road (A6007) south of the A610 to Cross Hill also currently operates at a medium level of travel delay. The congestion on each of these roads is probably partly the result of a high level of congestion at the junctions of the A610/Heanor Road and Heanor Road/Loscoe-Denby Lane. This congestion also impacts the reliability of public transport service in the area although no public transport exists on the portion of the A610 south of the site.

If this Site is to be developed there will be a need to improve the junction of the A610 and A6007. However,, if the implementation of the proposed new A610 link road between Ripley and Langley Mill can be secured, it would significantly alleviate the congestion at this junction and add additional road capacity between Ripley and Langley Mill.

Strategic Transport Issues Nottingham Road already experiences significant congestion and for this reason, direct access from Nottingham Road to this site should not be permitted. The proposed new A610 link road between Ripley and Langley Mill is expected to alleviate much of the background congestion in the area. The developer would be expected to fund and/or construct a portion of this link road, if the link road is determined to be integral to the functioning of this area.

Accessibility The Site could be provided along the A610, via Goose Lane which runs through the middle of the Site, there are also opportunities for access along Alfreton road.

The Site is located close to the village centre of Codnor where local services can be accessed, as long as good pedestrian facilities are provided. If additional housing in the area warrants it, it may be appropriate to have additional public transport service on the portion of the A610, south of the site. The Site is not located within walking distance of the closest rail station at Langley Mill.

Ability of Transport Network to The successful development of this site will depend on upgrades Accommodate Site to the A610 or the implementation of the proposed new A610 link road, including a Codnor by-pass between Ripley and Langley Mill.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Ripley and the surrounding area. The Site would provide good links to specialist employment further afield for example in Derby via the A38. Further opportunities for employment exist close to this Site at the other Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Planned Employment If the Site was to be developed for mixed use purposes additional employment would be provided on-site in close proximity to the new residential properties. The Site therefore has the opportunity to be developed as a mixed use development.

Capacity exists within the local area for new development to be brought forwards. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the provision of on site facilities and through the expansion of local GP surgeries, secondary schools and other services.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The site is in multiple-ownership. Land Owners/ There is developer interest and the site is currently being Developers/Promoters Attitude to promoted by the landowners as a mixed use development. Development

10. Suitability

SHLAA Context: The Site is wholly within the Green Belt and subject to open countryside policies. The Site was considered as a Housing Potential Site in the previous Local Plan. Connectivity with Existing Access can be taken directly off Alfreton Road and essential Residential Commercial Land Uses: services are accessible within 20/30 minutes from the Site. The Site would form an extension to the linear development that forms the east side of Alfreton Road in this location.

11. Achievable & Deliverable

End Value Range Low Medium High £135 - £145 per sq. ft. Market Commentary: There do not appear to be any severe constraints to the Site and access appears to be adequate, although there appears to be no secondary means of access. The likely need to be part of a wider redevelopment site to include part of a new A610 link road between Ripley and Langley Mill, is likely to provide some uncertainty and a coordinated planning and transport approach will be needed. Scheme Type & Appropriate Mix The Site’s location within the countryside means that it lends itself to redevelopment for a medium density of smaller two, three and four bedroom houses, to provide a mix in offering for the population of Codnor. Viability Consideration The likely requirement to partly fund the proposed new A610 link road between Ripley and Langley Mill in this location may make the viability of the scheme marginal due to the relatively low end value range for the properties.

12. Overall Summary Commentary/Recommendations

The Site is not constrained by any landscape designations and factors. The Site lies wholly within the Green Belt which is afforded protection by National Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on Brownfield Land. However, the extent of the site if developed could be limited by the potential route of a new A610 link road between Ripley and Langley Mill and it would not lead to the coalescence of any settlements. It could also contribute to the implementation of the link road scheme, which is long standing commitment in the Local Plan to reduce traffic congestion in this area.

The Site falls within a Secondary Target Area in terms of its historic landscape quality. Secondary Target Areas should be conserved and enhanced; enhancement of the landscape in this location could be achieved through the appropriate development subject to the realignment of the Green Belt. There are also two listed buildings situated to the west of the Site, the setting of which will need to be preserved as part of any development.

The Site is unconstrained by environmental and ecological factors and designations. The Site lies within Flood Zone 1 which represents a low risk from flooding. There is no known contamination on the Site and the land comprises Grade 4 Agricultural Land, which is land of a low quality.

The limited services and facilities in Codnor are easily accessible from the Site and existing pedestrian and cyclist links could be extended. In addition, it is anticipated that some facilities will be provided on site as part of a mixed use development. A new access would be required to serve the Site, this could be derived from either Goose Lane or Alfreton Road. With regard to the capacity of the network, the Nottingham Road already experiences congestion and the development of the Site is likely to have significant impacts upon this road. Development in this location would therefore be dependent upon and assist with the delivery of the proposed new A610 link road between Ripley and Langley Mill.

One new GP would be required in order to serve the population generated by the Site, this could be provided as an extension to an existing surgery. The Primary School aged population generated by the development could be accommodated within the existing surplus capacity. The Secondary School pupils generated by the development could be accommodated in Mill Hill Secondary School, in addition to Aldercar School and Heanor Gate School although capacity at the latter two is somewhat limited.

The development of the Site would provide 165 affordable dwellings.

The Site has access to a range of good quality, above average and average employment opportunities within a five mile radius. These include opportunities at Ripley, Alfreton and Derby. There is also a number of good quality, above average and average planned employment sites within a five mile radius of the Site suggesting that there are economic investment opportunities within the area.

Transport and planning policy will need to be co-ordinated as any development on the Site will be required to assist in implementing the proposed new A610 link road between Ripley and Langley Mill. This may make the Site only marginally viable.

Site Reference Number AV9

Site Name Land at Codnor Common and Peasehill

Site Address Peasehill/Waingroves Road, Codnor

Site Area 36.13ha

Estimated Site Capacity (Dwellings) 1,600

Potential New Population to be Created 3,752

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, and is located between the settlements of Ripley to the west and Codnor in the east. The Site lies approximately 14 miles to the north of Derby City Centre and approximately 13 miles to the south-west of Mansfield.

Both Ripley and Codnor are well served by public transport and regular bus services operate between the two centres and wider area. Codnor itself has limited services, however Ripley is one of the four main Market Towns within Amber Valley and as such comprises a wide range of facilities including large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgeries and public houses. There are a number of Primary Schools in Ripley and Codnor. The nearest Secondary Schools are Mill Hill School in Ripley, Aldercar Community Language College in Aldercar and Heanor Gate School. Heanor. The latter two are approximately 3 miles to the south-east and south of the Site respectively.

The A38 lies to the west of the Site approximately 1.5 miles away. The A610 Nottingham Road is situated 0.4 miles to the east of the Site. Alfreton lies 6.5 miles to the north and Belper lies 5.8 miles to the west. The closest railway stations are Ambergate station which lies 4.9 miles to the east, Alfreton Station which is situated 6 miles to the north of the Site and Langley Mill Station which is situated approximately 3 miles to the south-east of the Site.

The Site is divided into two halves; the north eastern section lies to the north east of Waingroves Road and the southern section lies to the south west of Waingroves Road.

The north eastern section is surrounded by residential development, and it provides an open break between Codnor and Ripley. The southern section of the Site is bordered to the south and west by industrial development comprising minerals extraction. The eastern and northern boundaries are bordered by residential development. This part of the site provides an open break between Ripley and Waingroves. Both Sites comprise land that is in agricultural use.

The north eastern section of the Site is located in close proximity to a new A610 link road between Ripley and Langley Mill, including a Codnor by-pass proposed under Policy TP13 in the Adopted Amber Valley Local Plan 2006. This is a long standing commitment.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding. Water Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Ripley, Heanor or Marehay Treatment Works. Heanor and Ripley are currently operating under consented levels and the Treatment Works have capacity to accommodate additional development to 2015 (404 and 273 dwellings respectively) and Heanor can accommodate additional dwellings between 2015 and 2028. Capacity at Marehay and Ripley (2028) was not disclosed in the study. Approximately one third of the development could be accommodated to 2015 by the existing capacity. The remainder of the development could be accommodated between 2015 and 2028, without additional work being required. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 Agricultural Land, which is of Poor quality.

3. Green Infrastructure

Green Belt The Site does not lie within the Green Belt. However, historically development in the northern part of this site has been resisted to prevent the coalescence of the settlements of Ripley and Codnor in particular. Green Wedge The Site does not form part of a Green Wedge

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form The Site comprises of two sections of land and is contained by piecemeal development on all four sides. The settlement of Waingroves dissects the two sections. The residential development is approximately 60 years old and follows the alignment of the highway network. A large industrial site lies to the south of the southern section and the area is used for the extraction of minerals. Given the piecemeal development there is opportunity to enhance the townscape of the area through new residential development. Surrounding Densities The surrounding densities are approximately 25 and 30 dwellings per hectare. Development in the manner proposed would be slightly higher than this at approximately 40 dwellings per hectare. It is not considered that this would be detrimental to the character of the area and would represent an efficient use of land. Relationship with Urban Area The northern section of the site currently provides an important open break between the settlements of Ripley and Codnor in particular. The development of the whole of this Site would close this gap resulting in the settlement coalescence of these urban areas. Historic Designations The Site is not covered by any historic designations. Coppice Farm, a grade II listed building lies adjacent to the northern boundary of the southern portion of the Site. This will not prevent the development of the Site but careful consideration would need to be given to the design and layout of any development to ensure that the setting of this building is safeguarded.. Derbyshire Historic Landscape Nottinghamshire, Derbyshire and Yorkshire coalfield. Characterisation & Landscape (Character area 38) – Wooded Hills and Valleys, Estate Character Assessment Farmlands, Coalfield Village Farmlands, Coalfield Estatelands, Plateau Estate Farmlands, River Meadows. The Site lies within an area identified as a Secondary Target Area which should be conserved and enhanced. The Site does not lie within a Historical Landscape Opportunity Area. Any development should have due regard to the landscape character of the Secondary Target Area and seek to enhance the landscape character in this location.

Health If the Site was to be developed for 1,600 new dwellings, this would generate the need for 3 new GPs. It is likely that this could be provided through extensions to existing surgeries funded through developer contributions. Education If the Site was to be developed for 1,600 dwellings, this would result in the creation of a need for 320 new primary school places, 336 new secondary school places and 96 new post-16 places.

A new primary school could be provided as part of the development The nearest secondary schools are Mill Hill School, Ripley, Aldercar School, Langley Mill and Heanor Gate School, Heanor. Mill Hill School at Ripley could accommodate approximately 65% of the additional pupil numbers that development of the site would create. Accommodating the additional students would exhaust all of the existing capacity at the school. Heanor Gate School currently has some limited capacity and also has the potential to expand. It may therefore be possible to extend this school to accommodate additional growth funded by developer contributions. Aldercar School is almost at capacity but also has the potential to be expanded through developer contributions.

Local Services The Site is located within close proximity to the existing urban area, some local facilities within Codnor and wider facilities within Ripley and Heanor town centres. The scale of the Site is likely to require the provision of on Site local services and facilities. It is unlikely that such a facility would affect the vitality and viability of existing facilities and services in Codnor and Ripley; and may assist in regenerating and sustaining such services. Open Space The development of 1,600 new dwellings would generate a need for a total of 15.3ha of new open space provision. According to the facilities calculator, this could be broken down as follows: • Parks – 3.6ha • Children’s Play – 0.9ha • Outdoor Sports – 5.6ha • Amenity Greenspace – 2.2ha • Allotments – 0.5ha • Natural & Semi-Natural – 2.4ha

6. Transport

Local Network Issues The development of this Site might result in 960 trips generated in the morning peak period.

Three potential access points exist for the southern half of the development Site: • The existing access to the farm buildings located within the 50 metres between Whiteley Road and Honeyfield Road on Peasehill Road; • A 40 metre space on the road at 52 Waingroves Road; and, • The extension of Jessop Street, which continues to Waingroves Road, although the extension would necessitate the purchase of a portion of a residential rear garden.

Four possible access points exist for the northern half of the development Site: • An extension of Mill Lane, which appears to have been already established as a neighbourhood link or collector road; • An extension of Eastfield Road connecting the northern Site to the A610, which would likely require the purchase of private property currently being used for outside storage; • Private driveway currently servicing a residence on Waingroves Road could be purchased for public use, whilst still providing access to the rear parking area at that address; and, • A disused access on Steam Mill Lane appears not to be used by either this address or the adjacent address and could possibly be reconstructed to serve the Site.

The development may significantly impact the Peasehill Road and Waingroves Road junction. Also the junction of Crosshill and Waingroves Road will need to be upgraded if the Site is to be developed.

Strategic Transport Issues The A610 is at or nearing capacity and any additional traffic will impact its operation. Additionally, the junction of Steam Mill Lane and the A610 junction will be put under further pressure. The proposed Ripley-Codnor link road may alleviate some of these background problems and mitigate the impact of development on the Site.

Although bus service exists in the area, it is not frequent. Bus services on the A610 and on Steam Mill Lane will need to be enhanced in order to address the anticipated demand for public transport service Accessibility The potential direct access to the Site is outlined above.

The Ripley Greenway will be helpful in providing pedestrian and cycling access to other parts of the town from the southern part of the Site.

Ability of Transport Network to This Site has significant local and strategic highway network accommodate Site problems; while neither the north of south Site have direct access to the A610, the development will have significant impact on its operation. The proposed new A610 link road between Ripley and Langley Mill may mitigate the impact of the traffic generated at this Site as well as alleviate background traffic.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Ripley, Heanor, Alfreton and the surrounding area. The Site would provide good links to specialist employment further afield for example in Derby and Ripley via the A38. Further opportunities for employment exist within Alfreton and the other Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the sites is shown at Appendix 4.

Planned Employment Capacity exists within the local area for new development to be brought forward. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the provision of an on Site primary school and local facilities and through the expansion of local GP surgeries, secondary schools and other services.

8. Regeneration & Housing Needs

Index of Multiple Deprivation The Site is split between an area which scores between 15 and 30 on the Indices of Multiple Deprivation (IMD) and an area which scores 2.5 to 15 on the IMD. The IMD score is considered to be a Medium/Low to Low score for the purpose of this study and would have medium/low to low score on the 7 Domain Indices. The social and economic benefits of developing the Site would sustain the medium - low levels of deprivation in this area.

9. Availability

Site Ownership The Site ownership is known. Land Owners/ No ownership or other constraints to development were Developers/Promoters Attitude to highlighted in the SHLAA submission. A high density Development development has been proposed by the owner which is in- keeping with the surrounding area. The developer interest is high.

10. Suitability

SHLAA Context: The Site is gently sloping and there are a number of footpaths that cross the Site. There was an initial desire to include this land within the Green Belt at the last Local Plan Review, but this idea was not supported by the Inspector, although the desirability of maintaining an open break in this area was noted. Connectivity with Existing The Site is surrounded along the majority of its boundaries by Residential Commercial Land high density residential development. The Site abuts the Uses: adopted highway in two or possibly three places, but significant highway improvements would have to be undertaken in order to incorporate development of this scale in this location. In which case, it appears that third party land may be required in order to facilitate access to the Site.

11. Achievable & Deliverable

End Value Range Low Medium High £140 - £145 (psf) Market Commentary: Ripley enjoys a good position next to the A38, offering quick links to Derby to the south and to J28 of the M1 motorway to the north. Being further south than the towns of Alfreton and Swanwick, housing values tend to increase in response to the increase in demand. Additionally, Ripley has both a day time and night time draw, resulting in a wider market capture. It is anticipated there will be local, regional and national interest for development opportunities in this location. Scheme Type & Appropriate Mix In reflection of the surrounding community, a relatively high density development would be appropriate for this site. Development comprising of one, two and possibly three bedroom properties over four bedroom properties is considered to be an appropriate mix for this location.

Viability Consideration Potential access constraints and the need to regrade the site due to topographical issues are considered to be the only viability issues that need to be considered at this stage.

12. Overall Summary Commentary/Recommendations

The Site is largely unconstrained by environmental, historical and landscape designations and factors. However, the northern section of the site currently provides an important open break between the urban areas of Codnor and Ripley in particular and the development of the whole of this Site would close this gap resulting in the coalescence of these two settlements.

The Site lies within a Secondary Target Area which represents a Local Landscape Designation, the Historic Landscape Assessment states that Secondary Target Areas should be conserved and enhanced. Preserving these areas would not preclude the Site from development. However, development could be restricted in certain areas. A listed building lies on the northern boundary of the Site, but this would not preclude the Site from development providing that due regard is given to the setting of the building.

The Site lies within Flood Zone 1, which represents a low risk from flooding. There is no known contamination on the Site and the Site comprises Grade 4 Agricultural Land, which is land of a low quality.

Pedestrian and cyclist access to the wider urban area is available via the Ripley Greenway which is in close proximity to the southern part of the Site. There are a number of opportunities for vehicular access points both on the northern and southern boundaries of the Site. It is anticipated that a development of this size would have significant impacts upon the local and strategic highway network, in particular on Peasehill Road, Waingroves Road and the A610.

There is a substantial amount of good quality, above average employment land within a 5 mile radius of the Site which includes land at Ripley, Heanor and Alfreton.

Three new GPs would be required in order to serve the population generated by the new residential development; these could be provided as part of an extension to an existing surgery. A new primary school would be required in order to serve the primary aged pupils generated by the development, this could be provided as part of the development. Secondary Schools that would serve the development include Mill Hill School, Aldercar School, Langley Mill School and Heanor Gate, Both Mill Hill and Aldercar School’s have limited capacity, however, Aldercar School does have the capacity to expand. Heanor Gate School also has limited capacity but has the capacity to expand.

The Site is in multiple ownership and has been promoted through the SHLAA process.

The development of the Site would provide 567 Affordable Dwellings.

The potential access constraints and the topographic issues are considered to be the only viability issues that need to be considered at this stage.

Site Reference Number AV10

Site Name Land between Heage Road and Marehay, Ripley

Site Address Upper Marehay, Ripley

Site Area 96.49ha

Estimated Site Capacity (Dwellings) 3,000

Potential New Population to be Created 7,035

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the south-western boundary of the urban area of Ripley. Ripley lies approximately 13.3 miles to the north of Derby City Centre and approximately 15 miles to the south-west of Mansfield. Ripley is well served by public transport and regular bus services operate between the town centre and wider area. Ripley is one of the four main Market Towns within Amber Valley, with the town centre located approximately 1.2 miles to the north- east of the Site. Ripley comprises a range of local facilities including large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgeries and public houses. Ripley has several primary schools and one secondary school (Mill Hill School).

The A38 lies to the west of the Site, access to the A38 is gained at two junctions, one approximately 2.0 miles to the north of the Site and one approximately 6.4 miles to the south. The A610 Nottingham Road is situated approximately 2 miles to the north-east of the Site. Alfreton lies 6.0 miles to the north and Belper lies 4.9 miles to the west. The closest railway stations are Alfreton Station which is situated 4.6 miles to the north of the Site and Ambergate station which is 4.1 miles west of the Site. Alfreton Station is primarily serviced by local trains to Nottingham and Sheffield.

The majority of the Site comprises of agricultural land with three small farms contained within the Site boundary. There is substantial mature woodland located within the southern part of the Site. Various tracks and public footpaths cross the Site especially within the northern part. The Site is irregular in shape, the eastern boundary of the Site borders residential development on the edge of Ripley. The northern boundary is bordered by employment/industrial development. The western boundary is bordered by open fields beyond which lies the A38.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Waste Water: The Site would be served by Ripley, Heanor or Marehay Treatment Works. Heanor and Ripley are currently operating under consented level and the Treatment Works have capacity to accommodate additional development to 2015 (404 and 273 dwellings respectively) and Heanor can accommodate additional dwellings between 2015 and 2028. Capacity at Marehay and Ripley (2028) was not disclosed in the study. A proportion of the development could be accommodated to 2015 by the existing capacity. A second proportion of the development could be accommodated between 2015 and 2028. However additional work would be required to accommodate the entire development. New development should include Suds. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 Agricultural Land, which is classified as Poor quality.

3. Green Infrastructure

Green Belt The Site lies wholly within the Green Belt. The development of the Site would represent an intrusion to the open countryside to the west of Ripley and would have a significant urbanising effect on this area. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form Residential development in relatively large perimeter blocks adjoining the Site on the northern and eastern boundaries. The majority of the dwellings are semi detached in nature. There is also an element of industrial development situated to the north of the Site. New development would present opportunities to strengthen the townscape in this area.. Surrounding Densities The surrounding densities are approximately 25 - 30 dwellings per hectare. The development of the Site in the manner proposed would result in an average density of 32 dwellings per hectare which is considered to be in keeping with the existing density. Relationship with Urban Area The Site would involve an extension to Ripley adjoining existing development to the north and east of the Site. Historic Designations There are no historical designations on the Site.

Derbyshire Historic Landscape Nottinghamshire, Derbyshire and Yorkshire coalfield. Characterisation & Landscape (Character area 38) – Wooded Hills and Valleys, Estate Character Assessment Farmlands, Coalfield Village Farmlands, Coalfield Estatelands, Plateau Estate Farmlands, River Meadows. The Site lies within an area identified as a Secondary Target Area which should be conserved and enhanced. The Site does not lie within a Historical Landscape Opportunity Area. Any development should have due regard to the landscape character and seek to enhance the landscape character in this location.

Health If the Site was to be developed for 3,000 new dwellings, this would generate the need for 5 new GPs. It is likely that this could be provided as an on-site surgery funded through developer contributions. Education If the Site was to be developed for 3,000 dwellings, this would result in the creation of a need for 600 new primary school places, 630 new secondary school places and 180 new post- 16 places.

A new primary school could be provided as part of the development along with the accommodation of additional primary school pupils within existing local primary schools.

The nearest secondary schools are Mill Hill School, Ripley, Aldercar Community Language College, Langley Mill, Heanor Gate School, Heanor and Belper School, Belper. Mill Hill School could accommodate approximately 35% the additional pupil numbers which the development would create. This would exhaust all of the existing capacity at the school. Heanor Gate School currently has some limited capacity and also has the potential to expand. It may therefore be possible to extend this school to accommodate additional growth funded by developer contributions. Both Aldercar and Belper Schools are almost at or at capacity but also have the potential to be expanded through developer contributions.

Local Services The Site is located within close proximity to the existing urban area and a wide range of facilities within Ripley. The scale of the Site is likely to require the provision of on Site local services and facilities such as a local centre. It is unlikely that such a facility would affect the vitality and viability of existing facilities and services in Ripley and may assist in regenerating and sustaining such services. Open Space The development of 3,000 new dwellings would generate a need for a total of 28.6ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 6.8ha • Children’s Play – 1.7ha • Outdoor Sports – 10.5ha • Amenity Greenspace – 4.1ha • Allotments – 0.9ha • Natural & Semi-Natural – 4.6ha

6. Transport

Local Network Issues If this strategic Site is developed it might generate 1,800 trips in the morning peak hour.

Since a small portion of the site bounds it, Street Lane (Ryknield Road) is the most obvious location for a primary access to this Site. However, any access to Street Lane should be as far as possible from the junction of Street Lane and Heage Road, to avoid interfering with its operation. In addition to Street Lane, several other opportunities exist to gain access to the Site: Ford Close, off Highfield Way, a short frontage along Pear Tree Way, near Kirk Close, two accesses to existing farms near Brook Lane, which meets the B6179, and 400 metres of Upper Marehay Road. It should be noted that this latter access opportunity may be problematic because of the existing width of both Upper Marehay Road and Warmwells Lane.

Any new traffic generated by the development will impact the junction of Hartshay Hill and Cromford Road, a junction that already experiences safety and capacity problems- it is expected that development of the Site would necessitate improvement at this junction. Additionally, capacity enhancements at the junction of the junction of Peasehill Road and Derby Road may need to be implemented. Strategic Transport Issues This strategic Site is expected to result in increased travel to Ripley town centre as well as to Belper. Access from the east through the town centre roads or at Marehay would add to the existing medium to medium-high level of congestion already in this area.

Access to the A38, via Hartshay Hill is approximately 1 mile away. While this is not in the Sites immediate surroundings due to the number of proposed homes for this development, the A38 may be affected. Accessibility Direct access to the Site could potentially come from Street Lane (Ryknield Road), other potential points of access include Ford Close, off Highfield Way, a short frontage along Pear Tree Way, near Kirk Close, two accesses to existing farms near Brook Lane.

The Site does not have access to a railway station and the public transport service is relatively infrequent. Bus services in the area, particularly on Heage Road, may need to improve to service the additional residential demand generated by this site.

Ability of Transport Network to The development of this Site will add more traffic to areas of Accommodate Site Ripley that are already experiencing congestion, although it is possible to mitigate some of these problems. Given their proximity to existing services in the town centre and if public transport is improved, residents in the northern portion may rely less on their cars compared to the southern portion of the Site. As mentioned, public transport in the area will need to be enhanced to reduce the impact of the Site on the area.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Ripley, Alfreton and the surrounding area. The Site would provide good links to specialist employment further afield for example in Derby via the A38. Further opportunities for employment exist within the other Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Planned Employment Capacity exists within the local area for new development to be brought forwards. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the provision of an on site primary school, GP surgery and local facilities and through the expansion of local secondary schools and other services.

8. Regeneration & Housing Needs

Index of Multiple Deprivation The Site lies within an area which scores between 2.5 and 15 on the Indices of Multiple Deprivation (IMD). The IMD score is considered to be a Low score for the purpose of this study and would have a low score on the 7 Domain Indices. The social and economic benefits of developing the Site would sustain the low levels of deprivation in this area. The Site neighbours an area which scores 45 – 60 on the IMD, this represents a Medium/High level of deprivation. Development adjacent to this area could have significant social and economic benefits.

9. Availability

Site Ownership The Site ownership is known. Land Owners/ There is developer interest. Developers/Promoters Attitude to Development

10. Suitability

SHLAA Context: The Site sits wholly within the Green Belt and is sloping in nature. Connectivity with Existing The Site sits adjacent to the built up area of Ripley and is Residential Commercial Land therefore considered to have long term potential. There are Uses: however, significant highway infrastructure constraints, making it difficult to integrate into the existing settlement.

11. Achievable & Deliverable

End Value Range Low Medium High £150 - £160 (psf) Market Commentary: Ripley is close to the A38, offering quick links to Derby to the south and to J28 of the M1 motorway to the north. Being further south than the towns of Alfreton and Swanwick, values tend to increase as demand increases. Coupled with this, Ripley has both a day time and night time draw, resulting in a wider market capture. It is anticipated that there will be local, regional and national interest for development opportunities in this location. Scheme Type & Appropriate Mix The Site’s location lends itself to a traditional family-led housing development with a predominance of three bedroom houses. Viability Consideration The lack of frontage is a likely constraint from a private house builder’s point of view, but the Site lends itself to integration with the land immediately to the north. The Site’s sloping nature is the only other visible constraint known at this time, and the Site is considered to be generally viable, with deliverability being determined by general house builder demand.

12. Overall Summary Commentary/Recommendations

The Site is largely unconstrained by environmental, landscape and heritage factors or designations. The Site lies wholly within the Green Belt which is afforded protection by National Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, to safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. Development of this Site would result in unrestricted development in the open countryside and narrow the gap between Ripley and Heage with no clear defensible boundary to restrict further intrusion into the Green Belt in the future.

There is no known contamination on the Site, and development comprises Grade 4 Agricultural land which is land of low quality. The site lies within Flood Zone 1, which represents a low risk of flooding. The northern and eastern boundaries of the Site are well related to the urban area and the existing pedestrian and cycle links could be extended from the residential neighbourhood into the Site. Vehicle access could be derived from Ryknield Road, which is an obvious location for the primary access into the Site. A development of this size would generate 1,800 trips on the highway network, this amount of trips would have significant implications on both the local and strategic highway network, in particular the Hartshay Hill/Cromford Road Junction and routes into Ripley and Belper.

There is a substantial amount of good quality, above average existing and planned employment sites within a five mile radius of the Site. This includes opportunities in Ripley, Alfreton and Derby.

A total of five new GP’s would be required in order to serve the new population, these could be provided in a new surgery on site. A new primary school would also be required to serve the development on site. The secondary school pupils generated by the development could be accommodated in Mill Hill School, Aldercar Community School, Heanor Gate School or Belper School. The development of the Site would absorb the remaining capacity of Mill Hill School, the remaining three schools do have some limited capacity but all of them could be extended to accommodate the additional pupil numbers.

The development of the Site would provide 900 affordable dwellings.

The Site has been previously considered as a potential housing Site in the Council’s Local Plan and there is developer interest. The lack of frontage is considered as a constraint in terms of the private house builder, but the Site lends itself to integration with the land immediately to the north. The Site’s sloping nature is the only other visible constraint identified at this stage. The Site is considered to be generally viable, with deliverability being determined by general house builder demand.

Site Reference Number AV11

Site Name Land at Far Laund

Site Address Whitemoor, Belper

Site Area 30.65ha

Estimated Site Capacity (Dwellings) 1,080

Potential New Population to be Created 2,533

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the north eastern boundary of Belper. Belper is a medium sized market town situated approximately 9 miles to the north of Derby City Centre. The Site itself lies approximately 1.4 miles to the north of Belper Town Centre. Belper is one of the four main market towns within Amber Valley which is well served by a range of services and facilities including large retail stores, a post office, restaurants, a library, doctor’s surgeries and a range of high street shops and public houses. Belper has a number of primary schools and one secondary school (Belper School) serving the existing community.

The A38 lies approximately 1.7 miles to the east of the Site, but it can only be accessed via the A6 to the south through the town centre and the A6/A610 to the north. The A6 Matlock Road lies approximately 1.8 miles to the west of the Site. Belper Railway Station lies approximately 1.5 miles to the south-west of the Site and serves a range of local destinations including Nottingham and Derby. Belper and its residential areas are well served by buses which connect the town with the local area and the wider area including Derby and Ripley. The residential development adjacent to the Site is well served by public transport and a dedicated bus service operates every 10 - 15 minutes between the residential estate and Belper town centre.

Those parts of Belper of most historic interest are inscribed as part of the Derwent Valley Mills World Heritage Site (WHS). The town contains a large number of listed buildings and is also part of the Belper and Milford Conservation Area. The areas either side of the Derwent Valley adjacent to the WHS are defined as a WHS Buffer Zone. The town as a whole displays significant historic character, recognised through the high level of protection which is afforded by the various designations.

The Site comprises agricultural fields characterised by hedgerow field boundaries and pockets of tree planting both within the fields and along field boundaries. A small area of land within the southern section of the Site lies within the WHS Buffer Zone. An area of the Site is also designated as playing fields parks and informal open space. The area to the north, east and west of the Site comprises open fields and is rural in character. To the south of the Site lies residential development which is arranged in a cul-de-sac layout.. A Health Centre also borders the southern boundary of the Site.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site. A Local Wildlife Site lies adjacent to the southern Site boundary and a Potential Wildlife Site lies to the north of the Site. Neither of these designations should unduly impact upon the ability to develop the Site subject to careful design and layout of any development scheme.

Flood Risk The majority of the Site lies within Flood Zone 1, which represents a low risk from flooding. An area within the centre of the Site lies within Flood Zone 3a, which represents a high risk from flooding. This designation should not prevent the development of the Site subject to careful, design, layout and drainage measures. However, the Sequential Test set out in PPS25 does require that development should only take place on land which lies within Flood Zone 3a if there are no other suitable Sites available which are at a lower risk of flooding. It may therefore be appropriate to ensure that if the Site is developed, this area of the Site remains free from built development. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Belper Treatment Works which is currently operating under consented levels. The Treatment Works have capacity to accommodate additional development to 2015 (275 dwellings) and beyond should it be required. The Treatment Works could therefore accommodate the growth arising from the development of the Site over the period to 2028. This Site would however take all current spare capacity at the Site over the period to 2028. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 3 agricultural land which is land of good/moderate quality.

3. Green Infrastructure

Green Belt The Site lies predominately within the Green Belt. The small part of the Site to the south which is not located within the Green Belt now has planning permission for residential development. The development of the Site would have a significant urbanising effect on the locality and would result in the two settlements of Belper and Heage being brought closer together, detrimental to the character and open nature of the locality. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form Residential development borders the Site on the southern boundary. The estate is relatively new 1980/90s and comprises primarily of two storey detached and semi- detached dwellings situated in cul-de-sacs. The development bordering the Site is therefore distinctly different from the main town of Belper itself which is rich in character. The townscape quality could be enhanced in this location drawing from the rich character and architectural style of old Belper. Surrounding Densities The surrounding density ranges between 25 and 30 dwellings per hectare. The development of the Site in the manner proposed would be in keeping with the surrounding area at 30-35 dwellings per hectare. Relationship with Urban Area The Site has a good relationship with the existing urban area of Belper. Historic Designations A small part of the southern section of the Site is located within the WHS Buffer Zone. However, most of this section of the Site now has planning permission for housing. There are two listed buildings with curtilage listed outbuildings adjacent to Site (former Laund Farm and Lodge Farm) Derbyshire Historic Landscape The Site lies within Area 50 Derbyshire Peak Fringe and Characterisation & Landscape Lower Derwent. The Site lies within a Secondary Target Area Character Assessment which should be conserved and enhanced. The Site does not lie within a Historical Landscape Opportunity Area. Any development should have due regard to the landscape character of the Secondary Target Area and seek to enhance the landscape character in this location.

Health If the Site was to be developed for 1,080 new dwellings, this would generate the need for 2 new GPs. It is likely that this could be provided as extensions to existing surgeries in the locality, funded through developer contributions. Education If the Site was to be developed for 1,080 dwellings, this would result in the creation of a need for 216 new primary school places, 227 new secondary school places and 65 new post-16 places.

A new primary school may need to be provided as part of the development along with the accommodation of additional primary school places needing to be found within existing local primary schools.

The nearest secondary schools are Belper School, Belper, Mill Hill School, Ripley and John Flamsteed School, Denby. Belper School is currently at capacity but has experienced falling roll numbers over recent years and this trend is expected to continue. The school also has capacity to expand which could be funded through developer contributions. Mill Hill School at Ripley has some spare capacity. This school should therefore be able to accommodate the additional pupil numbers which the development would create. However, this would exhaust all of the existing capacity at the school and would leave no spare capacity for additional pupil numbers arsing as a result of any new development in the Ripley area and this school does not have the capacity to be extended. John Flamsteed School does not currently have spare capacity or the potential for expansion.

Local Services The Site is located within reasonable proximity to the existing urban area and a wide range of facilities within Belper. The scale of the Site is likely to require the provision of on site local services and facilities such as a small local centre. It is unlikely that such a facility would affect the vitality and viability of existing facilities and services in Belper and may assist in regenerating and sustaining such services.

Open Space A development of 1,080 new dwellings would generate a need for a total of 10.3ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 2.4ha • Children’s Play – 0.6ha • Outdoor Sports – 3.8ha • Amenity Greenspace – 1.5ha • Allotments – 0.3ha • Natural & Semi-Natural – 1.6ha

6. Transport

Local Network Issues The Site can potentially accommodate 1,080 homes, which might generate 650 vehicles during the morning peak period.

The site has a capacity of 1,080 homes. Given the established travel patterns in Belper, it can be expected that trips generated by this site in the morning would be destined for the employment areas to the west and south of Belper or to Derby. Some future residents of the area may be attracted to employment in Ripley and Alfreton. Many of the transport problems in Belper lie along the A6 corridor within the town centre and along roads intersecting the A6. Chesterfield Road running from the town centre also experiences problems. If developed the Site will have significant impact on the surrounding road network. Routes to the Town Centre and the A6 will become congested due to the proposed development.

The junction of Openwoodgate/Kilbourne Road and Sandbed Lane/Over Lane will be affected by traffic from the proposed development of the Site. This junction already has problems and the pedestrian facilities at the junction are poor. Strategic Transport Issues Although the A38 runs immediately to the east of Belper, but there is no direct access from Belper. Therefore, residents and employees in Belper have to rely on the A6 to connect them to the broader regional road network. The A6 through Belper has capacity limitations and experiences medium high to high congestion levels, particularly through the town centre. Adding capacity to the A6 would be very difficult.. The development will have an impact on the A609, as well as the A6 due to any new residents travelling south to Derby for employment.

Trips generated by the Site would result in congestion at some of the junctions on Nottingham Road and Chesterfield Road increasing.

Accessibility Although some services are reasonably close to the Site, many services are not within the lower threshold public transport travel time. The Site would need to provide local services to improve accessibility. Unless public transport is significantly enhanced, it is anticipated that the use of the car would be considerable.. Ability of Transport Network to Accommodate Site Some discussion regarding the ability of A6 through Belper to tolerate any additional traffic has already taken place. Without relief such as the provision of a new access to the A38, it is not likely that the transport network can adequately support a significant number of new homes in the Belper area. Closer to the development, the A609 will be impacted by the strategic site traffic.

The general problem of the transport network capacity in Belper would be exacerbated by development of this site, with the car being the dominant transport mode.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Belper and Derby. Further opportunities for employment exist in Ripley and Alfreton.. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Planned Employment Capacity exists within the local area for new development to be brought forwards. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the provision of an on Site primary school and local facilities and through the expansion of local secondary schools, GP surgeries and other services.

8. Regeneration & Housing Needs

Index of Multiple Deprivation The Site scores between 2.5 and 15 on the Indices of Multiple Deprivation (IMD). The IMD score is considered to be a Low score for the purpose of this study and would have a low score on the 7 Domain Indices. The social and economic benefits of developing the Site would sustain the low levels of deprivation in this area.

9. Availability

Site Ownership The majority of the Site, is being promoted by a single developer. Land Owners/ The owners are comprehensively promoting the Site for short, Developers/Promoters Attitude to medium and long term development. Two planning applications Development were submitted in April 2009 for 62 and 28 dwellings respectively on that part of the Site that is not within the Green Belt. Subsequently both were refused but then allowed on appeal.

10. Suitability

SHLAA Context: Almost all of the Site is within the Green Belt. A small part of the Site is within Flood Zone 3a. No other constraints to development have been highlighted by the owners.

Connectivity with Existing The Site would potentially form an extension to the relatively Residential Commercial Land Uses: modern part of this historic mill town. Belper is a sustainable location with good transport links. Careful consideration will have to be given to how development in this location can be integrated to the existing housing stock to the south-west. Development on the scale that is proposed is likely to need two means of access and consideration has be given to whether access onto the adjoining estate is firstly appropriate from a highway safety point of view and secondly, achievable without any ransom position onto the adopted roads that run through the existing estate.

11. Achievable & Deliverable

End Value Range Low Medium High

£165 - £175 psf Market Commentary: Developer demand would be high for a site in this location, adjoining the town. This has been confirmed by the owners interest in developing the land. Scheme Type & Appropriate Mix A density in line with surrounding neighbourhoods would be appropriate in this location with a mix of two, three and four bedroom houses with perhaps some larger four and possibly five bedroom detached houses on the outer areas that have open countryside aspects. Viability Consideration It is considered that minimal abnormal infrastructure would be required for the proposed development, although mitigation measures to relieve congestion on the existing highway network may be required. A high end value means that the Site is likely to be viable and therefore deliverable.

12. Overall Summary Commentary/Recommendations

The Site is somewhat constrained by historic, environmental and landscape factors and designations. There is a Local Wildlife Site adjacent to the Southern Boundary of the Site; any development on this Site would require an appropriate distance being kept between the LWS and the residential development. There is also a potential Local Wildlife Site identified to the north of the Site, again an appropriate distance being kept between the LWS and the residential development would be required.

The majority of the Site lies within the Green Belt. The Green Belt is afforded protection by National Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. Development of this Site would result in unrestricted development in the open countryside and narrow the gap between Belper and Heage with no clear defensible boundary to restrict further intrusion into the Green Belt in the future. A small portion of the southern part of the Site lies outside the Green Belt, which now has planning permission for housing. There are two listed buildings with curtilage listed outbuildings adjacent to Site comprising of Laund Farm and Lodge Farm, and any new development would need to be sympathetic to the setting of these listed buildings and their outbuildings. The Site is defined as a Secondary Target Area in terms of Historic Landscape Quality, Secondary Target Areas are identified as areas for enhancement and conservation and new development in this location could serve to enhance the landscape.

There is no known contamination on the Site. The majority of the Site lies within Flood Zone 1, which represents a low risk from flooding. A small proportion of the central part of the Site lies within Flood Zone 3a, which represents a high risk from flooding and only water compatible uses would be permitted within this zone. Whilst this is a physical constraint to development, it would not preclude development on the Site. The Site also comprises of Grade 3 Agricultural Land, which is land of good to moderate quality.

The Site has good connections with the urban area of Belper and existing pedestrian and cycle links could be extended into the Site. However, it is anticipated that development in this location would have significant impacts on both the local and strategic road network.

A development of this size would generate the need for 2 GPs. These could be provided as part of an extension to an existing surgery. A new primary school would also be required to serve the development. The closest secondary schools are Belper School, Mill Hill School and John Flamsteed School at Denby. Both Belper School and Mill Hill School have limited capacity but are also able to expand to accommodate the additional children generated by the development. John Flamsteed School is currently at capacity and does not have the capacity to expand.

The Site is well located for access to employment and within a five mile radius of the Site there is a substantial amount of good quality/above average employment land including opportunities at Belper, Derby, Ripley and Alfreton.

A development of this size would provide approximately 324 affordable dwellings.

Given the high end values predicted, if there are minimal abnormal infrastructure costs the Site is likely to be viable and therefore deliverable..

Site Reference Number AV12

Site Name Land off Mill Lane and Kilbourne Road Site Address Land off Mill Lane/Kilbourne Road , Belper

Site Area 22.31ha

Estimated Site Capacity (Dwellings) 820

Potential New Population to be Created 1,923

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the south east boundary of the Belper urban area. Belper is a medium sized market town situated approximately 9 miles to the north of Derby City Centre. The Site itself lies approximately 1.5 miles to the east of Belper town centre. Belper is one of the four market towns within Amber Valley which provides a range of services and facilities including large retail stores, a post office, restaurants, a library, doctor’s surgeries and a range of high street shops and public houses. Belper has a number of primary schools and one secondary school (Belper School) serving the existing community.

The A38 lies approximately 0.8 miles to the east of the Site, but it can only be accessed via the A609/B179 to the south and the A610 to the north. The A6 Matlock Road lies approximately 1.5 miles to the west of the Site. Belper Railway Station lies within approximately 1.9 miles to the west of the Site and serves a range of local destinations including Nottingham and Derby. Belper and its residential areas are well served by buses which connect the town with the local area and the wider area including Derby and Ripley.

Those parts of Belper of most historic interest are inscribed as part of the Derwent Valley Mills World Heritage Site (WHS). The town contains a large number of listed buildings and is also part of the Belper and Milford Conservation Area. Surrounding the WHS is a defined Buffer Zone which includes the whole of this site. The town as a whole displays significant historic character, recognised through the high level of protection which is afforded by the various designations.

The Site consists of small open fields and is split into two parts, one off Kilbourne Road to the east and the other off Mill Lane to the west. It includes a number of well used public footpaths.

The western part of the Site comprises of agricultural fields which are intersected by a number of well used public footpaths. The northern boundary is bordered by agricultural fields and a recreation ground beyond which lies residential development. The eastern and southern boundaries are bordered by open fields. Development immediately to the north west of Kirks Lane includes older properties some of which are within the WHS, including two listed buildings on Parkside. To the south of Kirks Lane the properties adjoining the site are of a later date.

The eastern part of the Site includes Pottery Farm, a grade II listed building within the northern tip of this part of the site. The north eastern and south eastern boundaries are bordered by residential development, with the remainder of the site being bordered by open fields and an underground reservoir. An established works lies to the north west of the site.

Both parts of the Site form part of the WHS Buffer Zone.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding. Water (Water Cycle Strategy) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Belper Treatment Works which is currently operating under consented levels. The Treatment Works has capacity to accommodate additional development to 2015 (275 dwellings) and beyond should it be required. The Belper Treatment Works would therefore be capable of accommodating the development over the period to 2028 whilst leaving some spare capacity for other developments. A proportion of the development could be accommodated to 2015 with the remainder being undertaken during 2015 to 2028 without the requirement for additional works to the Treatment Works. If all of the development were to come forward prior to 2015 additional work would be required. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 3 Agricultural Land which is land of Good/Moderate quality.

3. Green Infrastructure

Green Belt The Site does not lie within the Green Belt.

Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form The Site is in two halves. The existing residential development to the north of the eastern part of the site has limited character and townscape quality. The dwellings are detached and situated at the front of large elongated plots. The townscape quality of development to the north and west of the western part of the Site is greater, some of which lies within the WHS and contains listed buildings and other heritage features. The sensitivity of this part of the Site is very high, given its close proximity to the WHS and the need to protect its setting. Surrounding Densities The surrounding densities range between 20-25 dwellings per hectare. Development to the west of the Site, closer to the town centre varies in density but is higher than that in the suburbs to the north and east. Development in the manner proposed by the site promoter (35 dwellings per hectare) would be in keeping with the character of the surrounding development whilst making the best use of land. However, the setting of the World Heritage Site is a significant constraint which may mean that not all of the site would be suitable for development, particularly the western part. Relationship with Urban Area The Site is in two parts. The western part is reasonably well located to the existing urban area. The eastern part of the Site is less related to the urban area and town centre, but is surrounded by existing residential and commercial development to the north and east. Historic Designations All of the Site lies within the World Heritage Site Buffer Zone. The north-western boundary of the western part of the Site adjoins the WHS and the Belper Conservation Area. Pottery Farm, a grade II listed building lies in the eastern part of the Site at its northern point. Because of its location, the presence of this listed building should not unduly impact upon any development, subject to careful design and layout to ensure that any development does not detract from its setting.

Development within the WHS Buffer Zone must preserve or enhance the setting of the WHS including views into and out of the Site. The development of the whole of the site has the potential to have a significant adverse impact on the setting of the WHS. Derbyshire Historic Landscape The Site lies within Area 50 Derbyshire Peak Fringe and Characterisation & Landscape Lower Derwent. The Site lies within a Secondary Target Area Character Assessment which should be conserved and enhanced. The Site does not lie within a Historical Landscape Opportunity Area. Any development should have due regard to the landscape character of the Secondary Target Area.

Health If the Site was to be developed for 820 new dwellings, this would generate the need for 1 new GP. It is likely that this could be provided as an extension to an existing surgery in the locality funded through developer contributions. Education If the Site was to be developed for 820 dwellings, this would result in the creation of a need for 164 new primary school places, 172 new secondary school places and 49 new post-16 places.

It is likely that the new primary school place provision could be met through existing capacity at local schools or that a new school could be provided on Site, funded by developer contributions.

The nearest secondary schools are Belper School, Belper, Mill Hill School, Ripley and John Flamsteed School, Denby. Belper School is currently at capacity but has experienced falling roll numbers over recent years and this trend is expected to continue. The school also has capacity to expand which could be funded through developer contributions. Mill Hill School at Ripley has some spare capacity.. This school could therefore accommodate the additional pupil numbers which the development would create. However, this would exhaust over 80% of the remaining capacity at the school and would leave limited spare capacity for additional pupil numbers arsing as a result of any development in the Ripley area. Mill Hill School does not have the capacity to be extended. John Flamsteed School doesn’t currently have any spare capacity or the potential for expansion.

Local Services The Site is located within close proximity to the existing urban area and a wide range of facilities within Belper. The scale of the Site is unlikely to require the provision of on site local services and facilities such as a small local centre but a local convenience store or similar may be appropriate. It is unlikely that such a facility would affect the vitality and viability of existing facilities and services in Belper and the development of the Site may assist in regenerating and sustaining such services.

Open Space The development of 820 new dwellings would generate a need for a total of 7.8ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 1.8ha • Children’s Play – 0.5ha • Outdoor Sports – 2.9ha • Amenity Greenspace – 1.1ha • Allotments – 0.2ha • Natural & Semi-Natural – 1.2ha

6. Transport

Local Network Issues The total traffic generated by the site in total might generate approximately 500 trips in the morning peak period.

If developed, the western part of the Site is expected to generate additional car traffic onto Parkside and Nottingham Road/ High Street, as well as adding to the already congested town centre. Both Pinchom Hill Road and Kirks Lane, the main access for this site, are in poor condition and will require reconstruction as a result of any development. Additionally, neither of these roads have been adopted so access will need to be negotiated with the owner(s). The eastern site will add more traffic to Sandbed Lane and Openwoodgate. Both parts of the Site will add more traffic to the already congested town centre to access services and employment in the town centre and the A6.

The relatively close proximity of the western part of the Site to Belper town centre may encourage new residents to use pedestrian links to the town centre, bus station and train station, compared to the eastern part of the Site.

Strategic Transport Issues Due to the significant employment opportunities in Derby, the A6 will experience additional traffic. The portion of the A6 through Belper town centre and the roads connecting to the A6 already experience medium to medium-high levels of congestion.

The development will have an impact on the A609, as well as the A6 due to potential residents travelling south to Derby for employment.

Trips generated by the Site would result in congestion at some of the junctions on Nottingham road and Chesterfield Road increasing.

Accessibility The eastern Site (Kilbourne Road) could potentially be accessed by the existing farm on the Site and have secondary access from Sandbed Lane. The western Site (Kirk’s Lane) could be accessed via Kirk’s Lane with a potential secondary access from Pinchom's Hill Lane. However, Kirk’s Lane is narrow and needs upgrading.

The western part of the Site has better access to Belper town centre than the eastern part of the Site. However, both parts of the Site might benefit from a road connection between the two, which would provide a secondary access for each part of the Site.

Ability of Transport Network to The capacity limitations of the A6 and its junctions with other Accommodate Site roads will mean that any new development will exacerbate problems with congestion.

Additionally, the western part of the Site has significant access problems and any development will have a significant impact on the A609 Kilbourne Road.

Trips generated by the Site would also result in congestion at some of the junctions on Nottingham road and Chesterfield Road increasing further..

7. Economy

Existing Employment The site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Belper and Derby. Further opportunities for employment exist at Ripley and Alfreton. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the sites is shown at Appendix 4.

Planned Employment Capacity exists within the local area for new employment development to be brought forward. The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the expansion of local, GP surgeries and other services.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The ownership of the Site is known. Land Owners/ There is developer interest in the Site. Developers/Promoters Attitude to Development

10. Suitability

SHLAA Context: No other constraints to development of this Site other than those in respect of the highway network capacity,, topography, access and the setting of heritage assets are known at this time. Connectivity with Existing The western part of the Site relates well to residential Residential Commercial Land Uses: development to the west, but is bounded by open countryside on all other sides. Notwithstanding this, it is a short walk or drive to the centre of Belper via Mill Lane and Parkside.

The eastern part of the Site relates less well to Belper town centre, although it is bounded by development to the north east and partly by ribbon development to the south.

11. Achievable & Deliverable

End Value Range Low Medium High

£165 - £175 psf

Market Commentary: Developer demand is high for development in this location adjoining the town. Belper continues to be attractive to end users due to its location and facilities. Scheme Type & Appropriate Mix A density in line with surrounding neighbourhoods feels appropriate in this location with a mix of two, three and four bedroom houses with perhaps some larger four and possibly five bedroom detached houses on the outer areas that benefit of open countryside aspects. Viability Consideration Subject to suitable access and potential localised highways improvements, this Site is considered to be viable largely due to its greenfield nature and high end user value range.

12. Overall Summary Commentary/Recommendations

The Site is very constrained by environmental and landscape designations and features. The Site lies entirely within the World Heritage Site Buffer Zone, with the western part of the Site adjoining the World Heritage Site and Belper Conservation Area. It is essential that any development preserves or enhances the setting of these heritage assets. There is also Pottery Farm, a grade II listed building within the most northern point of the eastern part of the Site, although the setting of this building can be easily protected due to its location.

The Site also lies within a Secondary Target Area. These areas are earmarked for conservation and enhancement.

The Site lies within Flood Zone 1, which represents a low risk from flooding. There is no known contamination on the Site and the Site comprises Grade 3 Agricultural Land, which is land of good to moderate quality.

The Site is reasonably well connected to the urban area by existing well used footpaths which should be preserved and enhanced. The development of the Site would have significant implications on the local and strategic highway network.

There is a significant amount of good quality and above average existing and planned employment land within a five mile radius of the Site, with opportunities in Belper, Derby, Alfreton and Ripley.

A development of this size would generate the need for 1 new GP, which could be provided as an extension to an existing surgery. The primary school children generated by the development could be accommodated within the existing capacity. The secondary school children could be accommodated in either Mill Hill School at Ripley or Belper School, both of which have some capacity.

Development of the whole of this Site would generate 246 Affordable Dwellings.

Given the high end values anticipated in this location, and subject to suitable access and potential localised highways improvements the Site is considered to be viable largely due to its greenfield nature.

Site Reference Number AV13

Site Name Land at Cinderhill, Denby

Site Address Derby Road/Station Road, Denby

Site Area 131 ha

Estimated Site Capacity (Dwellings) 1,300 (part of a mixed use development)

Potential New Population to be Created 3,049

1. Introduction & Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the northern extent of the Denby village. which is located approximately 3 miles to the east of Belper town centre , 2.5 miles to the south west of Ripley and approximately 9 miles to the north of Derby City Centre. Denby has a limited number of services. Belper and Ripley are two of the four market towns in Amber Valley which are well served by a range of services and facilities and the town centre's comprising of large retail stores, post offices, restaurants, libraries, doctor’s surgeries and a range of high street shops and public houses. Denby has public transport links with Derby, Ripley and Belper. Denby has one primary school (Denby Church of England Primary School) and one secondary school (John Flamsteed Community School).

The A38 forms a distinct boundary to the west of the Site and is accessible to the south via the B6179 and to the north via the A610. If no new direct access is created on to the A38, to reach the A610 junction with the A38 north of the Site, future residents would need to travel on the B6179 for a distance of approximately 3.4 miles. To reach the A38 south of the Site, future residents would need to travel approximately 1.9 miles on the B6179. Approximately three miles from the Site on the opposite side of the A38, Belper is accessed by the A609 (Kilbourne Road) south of the Site. Belper offers employment opportunities and services, including Belper Railway Station, which serves a range of local destinations including Nottingham and Derby. The A609 is a good quality, single-carriageway facility.

The Site comprises a mix of Brownfield and Greenfield land, some of which has been previously used for open cast coal and clay extraction. Some of the Site has been restored/naturally regenerated to agricultural land. The southern boundary of the Site is bordered by residential development comprising mainly of two storey semi detached dwellings ( Denby Bottles and Rawson Green). The western boundary is bordered by the A38 beyond which lie open fields. Land to the north of the Site boundary is consists of open fields. Street Lane forms the eastern boundary of the Site.

Part of the Site is allocated for mixed use development in the Adopted Amber Valley Local Plan 2006, and a Development Brief for most of the site now being promoted was produced by the Borough Council in February 2007 to guide future development.

A planning application which sought the development of this part of the Site for mixed use purposes including employment, 300 residential properties, retail, hotel and community uses was approved in 2008 but has since been quashed. The application does however still remain live.

OS Plan

2. Environmental Constraints

Environmental Designations A Local Wildlife Site lies within the southern part of the Site. This would need to be taken into consideration in developing a detailed scheme for the Site but would not alone unduly restrict the development of the Site. Flood Risk The majority of the Site lies with Flood Zone 1, which represents a low risk of flooding. An area within the southern part of the Site lies within Flood Zone 3a which represents a high risk of flooding. Flood Zone 3a poses a significant constraint to development. The Sequential Test set out in PPS25 requires that development should only take place on land which lies within Flood Zone 3a if there are no other suitable Sites available which are at a lower risk of flooding. It may therefore be appropriate to ensure that if the Site is developed, this area of the Site remains free from built development. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Kilburn Treatment Works which is currently operating under consented levels. The Treatment Works has capacity to accommodate additional development to 2015 (275 dwellings). However additional work would be required to accommodate additional development beyond 2015. The current capacity over the period to 2028 would not be enough to accommodate all of the development which the Site could provide. New development should include SUDs. Contamination The Site is known to have some contamination as a result of the previous site uses over a long period. The contamination derives from the Site’s location within the coal and clay resources of the east Derbyshire coalfield. The Site has been subject to extraction for coal, initially from shafts/adits and subsequently through opencast mining methods. It has also been affected by underground mining from the former Denby Colliery. Clay extraction was carried out within large areas of the Site. A brick/tile works and an iron works occupied parts of the Site and waste disposal has been carried out within the voids left from clay extraction by tipping of acid tar waste/ash and foundry sand. Coal screening was also carried out at the former Denby Disposal Point.

Most of the surface dereliction arising from previous industrial uses has now been removed through open-casting. This has returned the land to Grade 4 (Poor) Agricultural Land. However, some 7% of the total Site area remains affected by contamination. This is within the Tar Pits area (2%) and the former Denby Disposal Point (5%). Whilst this is a recognised constraint, the contamination on the Site would not prevent the development of the Site subject to the development of an appropriate Remediation Strategy. The contamination issues may affect the Sites viability. Agricultural Land The Site comprises Grade 4 Agricultural Land, which is land of Poor quality.

3. Green Infrastructure

Green Belt The part of the site which is not currently allocated for mixed use development in the Local Plan 2006 is within the Green Belt.

Green Wedge None of the Site lies within a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form There is little existing development in this location with the neighbouring villages of Denby Bottles and Rawson Green which developed along the linear routes of the B6179 Derby Road and A609 Belper Road. New development of this scale in this location would have a significant impact on the local village character which has developed over time. Surrounding Densities The surrounding densities are relatively low, ranging from between 20 to 25 dwellings per hectare. Development in the form of mixed use development on the Site will result in a lower density than this overall. The former uses of the Site, the need to protect the setting of a Grade II* listed Park Hall and the existence of the former tar pits on the Site will also impact on the developable area of the Site. Relationship with Urban Area The Site is poorly related to existing urban areas with the nearest significant service centres being Belper town centre located approximately 3 miles to the west of the Site and Ripley town centre located approximately 2.5 miles to the north east of the Site. The Site only borders existing small settlements to the south and services in these locations are limited. The development of the Site would have a significant urbanising effect on the locality. The development of the Site would need to retain sufficient open land between the Site and Belper to the west to ensure that no settlement coalescence of Belper with development at Denby and Street Lane occurs. The development of the Site would also need to retain sufficient open space between the Site and Ripley to the north-east to ensure that no settlement coalescence of Ripley with development at Denby or Street Lane occurs. Sufficient open land would also need to be retained to prevent the coalescence of development on Denby and Street Lane.

The development of the Site would effectively provide a large extension to the settlements of Denby Bottles and Rawson Green which are currently connected as a result of historic linear development and infilling.

Based on the above, it is not considered that the development of the Site would result in settlement coalescence but it would have a significant urbanising effect upon the rural area in this location and would significantly impact upon the existing character and appearance of Denby Bottles and Rawson Green, which are small settlements surrounded by open countryside on all sides. Historic Designations A Grade II* Listed Building (Park Hall) is located within the centre of the Site and it is essential that the setting of this listed building is preserved. Derbyshire Historic Landscape The Site lies within Area 50 Derbyshire Peak Fringe and Characterisation & Landscape Lower Derwent. The Site lies partly within a Secondary Character Assessments Target Area which should be enhanced or conserved. The Site does not lie within a Historical Landscape Opportunity Area. Any development should have due regard to the landscape character of the Secondary Target Area and seek to enhance the landscape character in this location.

Health If the Site was to be developed for 1,300 new dwellings, this would generate the need for 2 new GPs. It is likely that this could be provided as extensions to existing surgeries in the locality funded through developer contributions. Education If the Site was to be developed for 1,300 dwellings, this would result in the creation of a need for 260 new primary school places, 273 new secondary school places and 78 new post-16 places.

It is likely that the new primary school place provision could be met through the provision of a new school on Site, funded by developer contributions.

The nearest secondary schools are John Flamsteed Community School, Denby and Belper School. John Flamsteed Community School does not currently have any spare capacity or the potential for expansion. Belper School is currently at capacity but has experienced falling roll numbers over recent years and this trend is expected to continue. The school also has capacity to expand which could be funded through developer contributions. It is unlikely however that Belper School could accommodate development from this Site if other new large Sites are developed in the Belper area. Local Services The Site is located within close proximity limited local services with a wider range of services provided 3 miles to the west at Belper and 2.5 miles to the north east at Ripley. This scale of development would require the provision of significant on site local services and facilities in a local centre. However, it is unlikely that such a facility would affect the vitality and viability of existing facilities and services within the locality. Open Space The development of 1,300 new dwellings would generate a need for a total of 12.4ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 2.9ha • Children’s Play –0.8ha • Outdoor Sports – 4.6ha • Amenity Greenspace – 1.8ha • Allotments – 0.4ha • Natural & Semi-Natural – 2.0ha

6. Transport

Local Network Issues If the Site was to be developed for 1,300 dwellings, this might generate up to 780 new residential trips in the morning peak period.

Development of this Site would substantially change the travel patterns in this area and access issues to new and existing services must be considered if the Site is to be developed. Derby Road and Station/Street Lane will be most impacted by this development.

Access to the site could occur at several points along the B6179 (Derby Road) and Station/Street Lane. Brickyard Lane could be used as a secondary link road to Rawson Green and to provide access into Belper.

A new direct access to the A38, if viable and achievable would attract householders wishing to use the A38, possibly making this site car-dominant. Given its size, this site should include services that would serve both the future and existing residents of this area. Although some jobs will be provided within this site, it is anticipated that future residents of this site would be attracted to workplaces in Belper and Derby.

Bus services exist on both Derby Road and Rawson Green, the roads adjacent to the site. The Red Arrow operates one bus per hour per direction between Chesterfield and Nottingham and Trent Barton operates the ‘Nine’ service between Derby, Ripley and Alfreton and Mansfield with 3 buses per hour per direction, also on Derby Road. An hourly bus service operates on Rawson Green between Derby and Belper.

Strategic Transport Without a direct connection to the A38 in place, the A609 (Belper Road/Kilbourne Road) between Denby and Belper will be significantly affected by development of this site, as will the B6179 between the Site and the A38. A direct connection to the A38 may also improve the transport network in Belper by reducing the importance of the A6 as a north-south facility. However, it is important to recognise the need for a good quality connection between the B6179 and this new direct connection. A new direct connection to the A38 would reduce the traffic using the B6179 and A610 junctions of the A38.

Given the size of the Site and the potential travel patterns, it may be necessary to create new bus routes to serve the Site. Accessibility Access to the Site would need to occur at several points along the B6179 (Derby Road) or Station/Street Lane.

It is crucial that a development of this size brings services to the area. Services should include additional public transport and easy access to Belper Rail station. Ability of Transport Network to Even with smarter choices and a mode share in favour of Accommodate Site public transport and cycling/pedestrianism, a development of this size would have a significant impact on surrounding road network. As a car-dominant type development, the adjacent road network, particularly the B6179 (Derby Road) and the A38, with a direct connection, would be heavily impacted. The B6179 in this area already experiences medium to medium-high levels of congestion and the additional traffic may require some capacity enhancements.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Belper, Ripley and Derby. Further opportunities for employment exist at Alfreton and Heanor. The Site has good access to more specialist employment provision given its access to the A38. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Planned Employment Capacity exists within the local area for new development to be brought forward. The development of the Site itself would bring about temporary jobs within the local area. If the Site was to be developed for mixed use purposes additional employment would be provided on Site in close proximity to the new residential properties. The Site therefore has the opportunity to be developed for a sustainable mixed use development. Additional employment opportunities may be created through the provision of an on Site primary school and local facilities and through the expansion of local secondary schools and other services.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The Site is within multiple-ownership. Land Owners/ Part of the Site has an allocation within the Local Plan for Developers/Promoters Attitude to mixed use development. Having spent significant time and Development resources to bring forward the development, it is anticipated that the main stakeholders are keen to bring forward development on this Site..

10. Suitability

SHLAA Context: With a history of previous uses on parts of the Site and pockets of contamination, the local planning authority wishes to support bringing the Site back into meaningful use. In terms of physical constraints, the Site is partly covered by Flood Zone 3a. In terms of other constraints, issues with highways and sewage capacity have been factored, but are not seen as insurmountable. There are significant issues with the economic viability of the overall Site, given the multiple ownerships, its mixed use nature, contamination issues and the capacity of the existing highway network. Connectivity with Existing The Site is proposed to be mixed use in nature and therefore Residential Commercial Land Uses: careful consideration as to how housing and employment will integrated needs to be considered. Due to the scale of the proposed development in relation to the existing settlements, careful consideration will have to be given to how it integrates with the existing community.

11. Achievable & Deliverable

End Value Range Low Medium High £155 - £165 (psf)

Market Commentary: The Site benefits from close proximity to the A38 and if a new junction with the A38 is delivered, it should be designed in such a way that the benefits extend beyond the Site, improving access for the wider area as a whole. The location is a short commuting distance to Derby to the south, and still allows quick access to J28 of the M1 to the north of Alfreton. Surrounded by attractive countryside and local villages, the Site’s location has created significant developer interest and consequently interest from end users.

Scheme Type & Appropriate Mix The scale of the Site in contrast to a relatively small local populous in nearby settlements means that there is an opportunity to create a potential new community or village centre, allowing the inclusion of a greater variety of street scenes. A mixture of high, medium and low density housing, depending on location within the Site, would follow good urban design principles and is considered to be appropriate in this instance. Consequently, a range of housing options would be key to giving this development a sense of place. Viability Consideration The contaminated nature of parts of this Site pose a threat to its viability, given the nature of the contamination. The recession has had a profound effect on demand for employment land in north Derbyshire and it is anticipated that it will be a number of years before speculative commercial development returns. The inherent link between the employment-led part of the Site with the housing-led part puts the delivery of housing in doubt. When factoring in the multiple ownership constraints it is considered that it will be a number of years before this Site is brought forward by the market.

12. Overall Summary Commentary/Recommendations

The Site is somewhat constrained by environmental, landscape and heritage designations and factors. The southern part of the Site lies within a Local Wildlife Site, and a buffer between the LWS and any new development would be required. In addition, a Grade II* listed building (Park Hall) is located within the centre of the Site, and it is essential that the setting of this Listed Building is preserved.. The Site also lies within a Secondary Target Area and as such the historic landscape should be conserved and enhanced in this location.

The majority of the Site lies within Flood Zone 1, which represents a low risk from flooding, however the southern part of the Site lies within Flood Zone 3a, which represents a high risk from flooding and development in this location would be restricted to water compatible uses. Whilst this is a constraint to development, it would not preclude most of the Site from being developed. Due to the nature of the previous uses the Site is known to be contaminated which derives from the extraction of coal and clay from the Derbyshire Coalfields. Most of the surface dereliction arising from previous industrial uses has now been removed through open-casting. This has returned the land to Grade 4 (Poor) Agricultural Land. However, some 7% of the total Site area remains affected by contamination. This is within the Tar Pits area (2%) and the former Denby Disposal Point (5%).

The Site has a poor relationship with existing urban areas and it is considered that development in this location would be reliant upon the car unless employment uses and a large local centre is provided on site. Development in this location would also have an urbanising effect upon the locality. The development would also have substantial implications upon the local and strategic highway network in particular routes through the village, particularly the already congested B6179. The site and the area could benefit from a direct access to the A38, but the viability and deliverability of this is questionable.

If the site were to be developed to accommodate 1,300 new homes, two new GPs would be required in order to serve the development. This could be provided as an extension to an existing surgery. The primary school places required to serve the development could be met through the development of a new primary school on site and the capacity that exists in nearby schools. The secondary school pupils could be accommodated in Belper School. It currently has some spare capacity and could be expanded to accommodate the additional pupils.

The Site has access to a substantial amount of good quality, above average existing and planned employment land, including opportunities at Belper, Ripley, Derby and Alfreton.

The development of the Site would result in the provision of 390 Affordable Dwellings.

Part of the site lies within the Green Belt, which is afforded protection by National Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. Careful consideration will therefore need to be given to removing this part of the site from the Green Belt to assess if it is required to deliver essential infrastructure for this development and the wider community which cannot be met by other means.

The Site is in multiple ownership and part of the Site is the subject of a planning application for mixed use development. The contaminated nature of parts of this Site poses a threat to its viability, given the nature of the contamination. The recession has had a profound effect on demand for employment land in north Derbyshire and it is anticipated that it will be a number of years before speculative commercial development returns. The inherent link between the employment-led part of the Site with the housing-led part puts the delivery of housing in doubt. When factoring in the multiple ownership constraints, it is considered that it may be a number of years before this Site is brought forward by the market.

Site Reference Number AV14

Site Name Land at Newlands

Site Address Cromford Road, Heanor

Site Area 94.0ha

Estimated Site Capacity (Dwellings) 4,000

Potential new Population to be Created 9,380

1. Introduction & Strategic Context

The Site lies within the Amber Valley administrative area, on the northern edge of the Heanor urban area. Heanor is located approximately 9.7 miles to the north east of Derby City Centre. Heanor is one of Amber Valley's four market towns and is well served by public transport providing regular bus links between the existing urban area adjacent to the Site, the town centre and the wider area. The town centre lies 0.7 miles to the south of the Site. The town centre comprises of large retail stores, a post office, restaurants, various high street stores, a library, doctor’s surgeries and public houses. Heanor also has a local hospital. Heanor is served by a number of primary schools and two secondary schools (Heanor Gate Science College and Aldercar Community Language College).

The A38 lies to the north east of the Site approximately 4.7 miles away. The A610, which forms the north boundary of the Site, provides access to the M1 at Junction 26 approximately 6.9 miles to the south east of the Site. The closest railway station is Langley Mill Station, which is situated 1.4 miles to the east of the Site and is primarily serviced by local trains to Nottingham and Sheffield.

The Site comprises open fields and a network of public footpaths. There is a large horseshoe shaped area of woodland in the centre of the Site. The northern, north-eastern and north-western boundaries of the Site comprise open fields. The southern, south western and eastern boundaries of the Site are bordered by residential development which is pocketed with areas of employment to the west.

The Site is located south of part of a proposed route for a new A610 link road between Ripley and Langley Mill, including a Codnor by-pass being protected under saved Policy TP13 of the Adopted Amber Valley Local Plan 2006. This is a long standing commitment which would relieve a particularly congested section of the existing A610 in Codnor. The owners of the Site have indicated their commitment to assisting in the implementation of this scheme.

OS Plan

2. Environmental Constraints

Environmental Designations A Local Wildlife Site and an area identified as a potential Local Wildlife Site are located within the southern part of the Site. Subject to careful design, these designations should not prevent the development of the Site and could be enhanced as a feature through the development of the Site. Flood Risk The Site lies within Flood Zone 1 which represents a low risk of flooding. Part of the Site (an area running through the southern third of the Site from north-west to south-east) lies within Flood Zone 3a which represents a high risk from flooding. Flood Zone 3a poses a significant constraint to development. The Sequential Test set out in PPS25 requires that development should only take place on land which lies within Flood Zone 3a if there are no other suitable Sites available which are at a lower risk of flooding. It may therefore be appropriate to ensure that if the Site is developed, this area of the Site remains free from built development. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Heanor Treatment Works which is currently operating under consented levels. The Treatment Works has capacity to accommodate additional development to 2015 (404 dwellings) and beyond to 2028 should it be required. The Treatment Works would not have capacity to accommodate the proposed 4,000 new dwellings and could only accommodate approximately 35% of the development which may arise through the development of the Site. Significant additional infrastructure would therefore be required at the Treatment Works which would most likely need to be met through developer finance. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 Agricultural Land which is classified as Poor quality.

3. Green Infrastructure

Green Belt The majority of the Site lies within the Green Belt. The development of the Site in the manner proposed would also involve a significant intrusion into the countryside in this location and would reduce the Green Belt and open area between Heanor and Ripley. The settlements of Heanor and Langley Mill already adjoin each other; the development of the Site would consolidate these two areas further to the north of Heanor and West of Langley Mill. Loscoe also forms a ribbon development extension to Heanor and the development of the Site would also consolidate the joining of the two areas to the north of Heanor and the east of Loscoe. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form The residential development to the south of the Site mainly comprises two storey, semi detached dwellings situated in the centre of plots. New development would provide an opportunity to enhance the townscape features and architectural quality of the built form. Surrounding Densities The surrounding densities are approximately 25 and 30 dwellings per hectare. Development in the manner envisaged would be slightly higher at approximately 40 dwellings per hectare. It is however considered that development at this density could be developed without detriment to the character of the area and whilst also making an efficient use of land. Relationship with Urban Area The southern and central parts of the Site are well related to the existing urban area. Development of the Site would have a significant urbanising effect on the locality and would reduce the open landscape to the west of Heanor. Historic Designations There are no historic designations on the Site.

Derbyshire Historic Landscape The Site lies within Area 38 Nottinghamshire, Derbyshire and Characterisation & Landscape Yorkshire Coalfields. The Site lies within an area identified as Character Assessment a Secondary Target Area which should be conserved and enhanced. The Site does not lie within a Historical Landscape Opportunity Area. Any development should have due regard to the landscape character of the Secondary Target Area and seek to enhance the landscape character in this location.

Health If the Site was to be developed for 4,000 new dwellings, this would generate the need for 6 new GPs. It is likely that this could be provided as a new surgery on Site funded through developer contributions. Education If the Site was to be developed for 4,000 dwellings, this would result in the creation of a need for 800 new primary school places, 840 new secondary school places and 240 new post- 16 places.

It is likely that two or three new primary schools would need to be provided as part of the development along with the accommodation of additional primary school places within existing local primary schools.

The nearest secondary schools are Heanor Gate Science College and Aldercar Community Language College. These two schools currently have some limited capacity, but they are both capable of being extended through developer contributions. Such expansion would need to be extremely large scale and therefore may be physically prohibitive and/or cost prohibitive. Local Services The Site is located within close proximity to the existing urban area and a wide range of facilities within Heanor. The scale of the Site is likely to require the provision of on Site local services and facilities such as a local centre, doctor’s surgery or medical centre etc. It is unlikely that such facilities would affect the vitality and viability of existing facilities and services in Heanor and it is considered that the development of the Site may assist in regenerating and sustaining Heanor Town Centre. Open Space The development of 4,000 new dwellings would generate a need for a total of 38.1ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 9.0ha • Children’s Play – 2.3ha • Outdoor Sports – 5.5ha • Amenity Greenspace – 1.2ha • Allotments – 1.2ha • Natural & Semi-Natural – 6.1ha

6. Transport

The proposed size of the development is significant and if Local Network Issues developed for 4,000 new homes, up to 2,400 new trips might be generated in the morning peak period.

This level of new trips would necessitate an entire review of the transportation system serving Heanor and the surrounding area. An important consideration in the site development may be the provision of a good quality route through the site that connects the A6007 and A610, thereby reducing the pressure at the already congested Church Road, Mansfield Road and Dunstead Road area of the town centre. In addition, physically integrating the proposed Site with the existing built environment will be critical..

The following site access opportunities exist to the site: • Taylor Lane from the A6007 • an extension of Bailey Brook Drive/Taylor Lane, terminating on Lower Dunstead Road immediately north of the Station Road junction • from the A610 at a location with good stopping sight distance • four existing local roads could provide future secondary access to the site

Longbridge Lane provides access to an industrial area from the A6007 and appears to have been set up for extension into the site.

Midland Road/Fall Road although the junction of Midland Road and A6007 has limited capacity due to visibility problems.

Orchard Rise extending from Johnson Drive and Marshall Street and Greenacre Avenue.

These access locations and areas would be impacted by the additional traffic generated by the Site with the impacts spread along the existing transport network. Routes beyond the A6007 toward Heanor and Langley Mill, and particularly its junctions with the A608 are substandard and would need upgrading. Additionally the existing public transport service to the area would need to be enhanced to handle the projected demand generated by the Site.

Strategic Transport issues The number of trips added to the system if this Site is developed will have an influence across the eastern part of Amber Valley. The full transportation network in the area will need to be adjusted to absorb the impact of this development, considerations should include:

• Providing more frequent rail services to Langley Mill station;

• Adjusting the public transport service provision to add more buses at a greater frequency to the system;

• The development will significantly impact both A6007 and the A610 The proposed route for a new A610 link road between Ripley and Langley Mill, including a Codnor by-pass being promoted under saved Policy TP13 of the Adopted Amber Valley Local Plan 2006 may provide some relief for the additional traffic.

• Further modelling may indicate other specific locations that require a transport intervention, for example, the roundabout at the north end of Chalons Way in Ilkeston may need to be upgraded.

Accessibility A site this size can be expected to exceed the capacity of any existing services already available in the community. None of the reviewed essential and non-essential services within Heanor are within the lower threshold walking distance of the Site. However, integrating the site with the existing transport network will ensure that the Site maximises its accessibility to existing services and employment opportunities. The site is so significant that it is anticipated that some additional new services and employment will need to be located within the Site, and will therefore need to be accessible for future users both within and outside the Site. Public transport will need to be enhanced and, given the size of the Site, public transport will need to penetrate the Site.

Ability of Transport Network to It is anticipated that the transport network will need to be accommodate Site significantly upgraded to accommodate development on this Site and, given the size of the Site, the impacts will be significant. However, if an alternative road between the A6007 and the A610 can be constructed, some of the existing roads within Heanor may be relieved. The public transport including potentially the rail services in the area may need to be significantly upgraded to accommodate the additional demand.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Heanor, Ilkeston and the surrounding area. The Site would also provide good links to specialist employment further afield in Derby via the A38 and Ripley and Nottingham via the A610. Further opportunities for employment exist in Belper and Alfreton. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Planned Employment Given the scale of the Site, it is likely that this Site could benefit from being developed for mixed use purposes and not just residential development alone. Such a development would enable new housing and employment to be developed in close proximity, creating a sustainable development and providing enough critical mass to significantly assist in the regeneration of Heanor. If the Site was to be developed for mixed use purposes, additional employment could be provided on Site in close proximity to the new residential properties. The Site therefore has the opportunity to be developed for a sustainable mixed use development. The existing available employment land also demonstrates that capacity exists within the local area for new development to be brought forward. However, there is limited above average and good quality employment land within the area and the development of high quality employment development on the Site may be able to go some way towards addressing this imbalance.

The development of the Site itself would bring about temporary jobs within the local area. Additional employment opportunities may be created through the provision of on Site primary school, GP surgery and local facilities and through the expansion of local secondary schools and other services.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The Site is in multiple-ownership. Amber Valley Borough Council own part of the Site. Land Owners/ The Site owners are actively promoting the Site. Developers/Promoters Attitude to Development

10. Suitability

SHLAA Context: Approximately two-thirds of the Site is located within the Green Belt and there are flood risk issues on the southern and eastern section of the Site.

Connectivity with Existing The northern and western parts of the Site are not well related Residential Commercial Land Uses: with the existing built up area of Heanor. The south eastern part of the Site could, however, form infill development for Heanor in this location. The surrounding land uses to the north, south and east of this part of the Site are predominantly residential in nature, with Heanor being a town offering all necessary services and employment opportunities. Heanor therefore, offers good commuter links. However, further significant development would have to be carefully considered in the context of the immediate road network.

11. Achievable & Deliverable

End Value Range Low Medium High

£125 – £135 (psf) Market Commentary: Heanor and neighbouring Langley Mill have seen a number of small-to-medium housing sites developed over the past five years. In terms of new build housing, Heanor has a catchment that includes other towns within Amber Valley. It also has a relationship with Eastwood, Giltbrook and Kimberley across the border in Nottinghamshire. The apparent affordability in new build housing will also attract first time buyers, especially those with jobs situated along the M1 employment corridor between J25 and J29. Scheme Type & Appropriate Mix Heanor has an abundance of second-hand housing stock in the form of semi-detached and terraced housing, the majority of which have three bedrooms. For this reason any schemes in Heanor should include delivering smaller starter homes with an emphasis on value for money. There is also an opportunity to offer a different mix for those already residing in Heanor by building three and four bedroom detached houses on the higher value parts of the Site, i.e. those with a countryside view. Viability Consideration For the whole Site to come forward, the coordination of a number of land ownerships will be required. There also appears to be significant transport and infrastructure requirements to satisfy. Both of these issues are not insurmountable but a potential new route for the A610 may have a significant impact on viability and also the timing of delivery.

12. Overall Summary Commentary/Recommendations

The Site is somewhat constrained by environmental and landscape designations or factors. A Local Wildlife Site (LWS) is located within the southern part of the Site and an additional area of land within the southern part of the Site has been identified as a potential LWS. However, this designation does not preclude the Site from development and the LWS could be incorporated, retained and enhanced as part of any development.

Most of the northern part of the Site lies within the Green Belt and is afforded protection by National Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. The development of this Site would involve a significant intrusion into the countryside. Careful consideration will therefore need to be given to removing this part of the site from the Green Belt to assess if it is required to deliver essential infrastructure for this development and the wider community which cannot be met by other means.

There are no historical designations within or adjacent to the Site, however the Site does lie within a Landscape identified as a Secondary Target Area, which should be conserved and enhanced.

The Site largely falls within Flood Zone 1, which represents a low risk of flooding. Part of the Site lies within Flood Zone 3a (an area bisecting the southern third of the Site from north-west to south-east), which represents a high risk from flooding; uses in this area are restricted to water compatible uses. Whilst Flood Zone 3a acts as a significant constraint to residential development it would not preclude the development of the whole site. Appropriate mitigation measures could be implemented to minimise flood risk and permit development in this location.

The southern part of the Site borders the urban area and pedestrian and cycle links could be extended through the LWS to the Site. There are a numerous opportunities for vehicle and pedestrian access along the Site boundaries. However, a development of this size is likely to have a significant impact upon both the local and strategic highway network. Improvements to the A6007/ A608 junction would need upgrading as would other junctions surrounding the Site. A new link road between the A6007 and A610 would negate the need for significant infrastructure upgrades surrounding the Site. The development would also have a significant impact upon public transport operations surrounding the Site and would require numerous improvements to rail services and bus service provision.

Within a five mile radius of the Site there is access to a range of good quality, above average existing and planned employment opportunities. The Site is well positioned to access opportunities in Heanor and Ilkeston and opportunities further afield in Derby, Nottingham and Ripley.

The development of this size would require the provision of 6 new GPs; these could be provided through the provision of an on-site surgery funded through developer contributions. Two to three new primary schools would also be required to serve the population generated by the development. These could be provided on site with the existing schools also accommodating any surplus children. The closest secondary schools to the Site are Heanor Gate School and Aldercar Community Language School, both of which have limited capacity to accommodate any additional pupils but they could be expanded through developer contributions.

A development of this size would provide 1,200 Affordable Homes.

The Site is in multiple ownership, part of which is owned by Amber Valley Borough Council. The Site is unlikely to come forward on its own and therefore will require coordination of a number of land ownerships. Significant transport and infrastructure requirements would be required to accommodate the number of dwellings proposed. Both of these issues are not insurmountable but the potential requirement to contribute to a new route for the A610, north of the Site, may have a significant impact on the viability of the Site especially given the low end values. As a minimum, the Site must include a good quality road link between the A6007 and the A610.

Site Reference Number AV15

Site Name Land at Hardy Barn

Site Address Ilkeston Road/Hardy Barn, Heanor

Site Area 27.02ha

Estimated Site Capacity (Dwellings) 795

Potential New Population to be Created 1,864

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, on the south east edge of the Heanor urban area. Heanor lies approximately 9.0 miles to the north of Derby City Centre and approximately 3 miles to the north of the town of Ilkeston. Heanor is one of the four market towns in Amber Valley and is well served by public transport providing regular bus links between the existing urban area adjacent to the site, the town centre and the wider area. The town centre lies approximately 0.7 miles to the north- west of the Site. The town centre comprises of large retail stores, a post office, restaurants, various high street stores, library, doctor’s surgeries and public houses. Heanor also has a local hospital. Heanor is served by a number of primary schools and two secondary schools (Heanor Gate Science College and Aldercar Community Language College).

The A38 lies to the north west of the Site approximately 5.7 miles away. The A610, which lies approximately 1.7 miles to the north and east of the Site, provides access to the M1 at Junction 26 approximately 5.9 miles to the south-east of the Site. The closest railway station is Langley Mill which is situated 1.1 miles to the north east of the Site and is primarily serviced by local trains to Nottingham and Sheffield.

The Site comprises fields bordered by hedgerow and tree boundaries and interspersed with pockets of woodland planting. The northern boundary of the Site is primarily bordered by residential development. The eastern and southern boundaries of the Site are bordered by open fields which are also pocketed with trees and hedgerows along their boundaries. The western boundary of the Site is bordered by linear residential development along the A6007 Ilkeston Road.

OS Plan

2. Environmental Constraints

Environmental Designations There are no environmental designations on the Site.

Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding. Water Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Heanor Treatment Works which is currently operating under consented levels. The Treatment Works has capacity to accommodate additional development to 2015 (404 dwellings) and beyond to 2028 should it be required. There exists enough existing capacity at the Treatment Works to accommodate the growth which would arise from the Site over the period to 2028, with capacity for 50% of the new growth which could arise from the development of this Site over the period to 2015. New development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 4 Agricultural Land, which is of poor quality.

3. Green Infrastructure

Green Belt The whole of the site is located within the Green Belt. The development of the Site would intrude into the countryside, extending development to the south-east. Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations There are no local landscape designations on the Site.

Green Infrastructure Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form Residential development borders the northern Site and western Site boundaries. Dwellings generally vary between 2- storey semi-detached and detached properties, with all dwellings generally being situated to the front of the plot with large rear gardens. There is an opportunity to enhance the townscape quality of the area through high quality architecture and layout. Surrounding Densities The surrounding densities range from 20 and 25 dwellings per hectare. The development of the Site in the manner proposed would be slightly higher at 30 dwellings per hectare. This density would not have a detrimental impact upon the character of the locality and would represent a more efficient use of land than the current densities. Relationship with Urban Area The Site is well related to the urban area. Whilst the development of the Site would extend the urban area in this location, the impacts on the open area would be limited due to the location of the existing built development and its relationship with the Site.

Historic Designations There are no historic designations on the Site. Derbyshire Historic Landscape The Site lies within Area 38 Nottinghamshire, Derbyshire and Characterisation & Landscape Yorkshire Coalfields. The Site lies within an area identified as Character Assessment a Secondary Target Area which should be conserved and enhanced. The Site does not lie within a Historical Landscape Opportunity Area.

Health If the Site was to be developed for 795 new dwellings, this would generate the need for 1 new GP. It is likely that this could be provided as an extension to an existing surgery funded through developer contributions. Education If the Site was to be developed for 795 dwellings, 159 new primary school places, 167 new secondary school places and 48 new post-16 places would need to be created.

It is likely that the new primary school places could be accommodated through existing capacity at existing local primary schools.

The nearest secondary schools are Heanor Gate Science College and Aldercar Community Language College. These two schools currently have some capacity and they are both capable of being extended through developer contributions if required.

Local Services The Site is located within close proximity to the existing urban area and a wide range of facilities within Heanor. The scale of the Site is unlikely to require the provision of on site local services and facilities, however a small scale convenience store or similar may be appropriate. Such a facility would not have an adverse affect on the vitality and viability of existing facilities and services in Heanor and it is considered that the development of the Site may assist in regenerating and sustaining Heanor Town Centre.

Open Space The development of 795 new dwellings would generate a need for a total of 7.6ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks – 1.8ha • Children’s Play – 0.5ha • Outdoor Sports – 2.8ha • Amenity Greenspace – 1.1ha • Allotments – 0.2ha • Natural & Semi-Natural – 1.2ha

6. Transport

Local Network Issues It is anticipated that this number of homes might generate nearly 500 trips in the morning peak period.

There are two significant transport issues related to this Site which are access and the existing congestion present in Heanor town centre. A Site of this size will require at least two accesses.

Hardy Barn (A6007) and Breach Road adjacent to the Site currently operate with some delay. The junction of the A6007 (Ilkeston Road) and Breach Road operates with a medium high level of delay. Development of the Site will have a direct impact on the operation of this junction. In the morning peak period, roads in Heanor town centre, experience medium to medium high levels of delay with high levels of delay at some junctions. Burnt House Road, Lockton Road, Ilkeston Road and Dunstead Road experience high levels of delay, as does the junction of Lower Dunstead and Mansfield Road/Station Road. Any additional traffic generated will impact on these roads. Strategic Transport Issues The Site will impact on the already congested road network in Heanor town centre as well as the A610 and A6007. Because of its location within Heanor, future residents of the Site will need to travel through the town centre to access services and employment opportunities within Heanor and north of Heanor.

The site is located near the eastern boundary of the Derby Housing Market Area (DHMA) and, as such, it’s influence is expected to extend beyond the HMA boundary, particularly toward Ilkeston. Ilkeston town centre experiences some congestion. In particular, Millership Way and Station Road, two important east west connectors, experience high levels of delay in the morning peak period. Ilkeston is an important employment draw in this area and traffic generated by the site is expected to exacerbate these problems. Accessibility The Site is within walking distance of most services but, given the size of the site, some additional services could be provided on-site. It will be difficult to encourage pedestrian trips without improved pedestrian links between the existing development and the proposed development. Ability of Transport Network to The already congested routes in both Heanor and Ilkeston Accommodate town centres will be further affected by this development. There is no opportunity to provide any alternative routes to Heanor to relieve the pressure on existing roads.

7. Economy

Existing Employment The Site offers good access to a range of employment opportunities and the Site is well positioned in respect of employment opportunities within Heanor, Ilkeston and the surrounding area. The Site would provide good links to specialist employment further afield in Derby via the A38 and Nottingham via the A610. Further opportunities for employment exist in the other Amber Valley towns. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

8. Regeneration & Housing Needs

Index of Multiple Deprivation The Site lies within an area which scores between 15 and 30 on the Indices of Multiple Deprivation (IMD). The IMD score is considered to be a Medium – Low score for the purpose of this study and would have medium - low scores on the 7 Domain Indices. A small proportion of the Site lies within an area that scores 2.5 – 15 on the IMD and therefore scored low on the Domain Indices. The social and economic benefits of developing the Site would sustain the medium - low levels of deprivation in this area.

9. Availability

Site Ownership The Site is in multiple ownership. Land Owners/ A Site of this size, in this location, would have high developer Developers/Promoters Attitude to interest notwithstanding any fragmented ownership constraints. Development

10. Suitability

SHLAA Context: Most of the Site is within the Green Belt. No other constraints to development are known at this time. Connectivity with Existing It is considered that essential services are accessible within Residential Commercial Land Uses: 20–30 minutes of the Site. The Site has adequate connectivity to the adopted highway network in three places; to the north off Laceyfields Road, the west off Breach Road and the south, off Hardy Barn. As each of the access routes are under separate ownerships, careful consideration will need to be given to this issue if the site was to be developed in a comprehensive manner. The site has relatively good access to the town centre.

11. Achievable & Deliverable

End Value Range Low Medium High

£120 - £130 psf

Market Commentary: Heanor and neighbouring Langley Mill have seen a number of small-to-medium housing sites developed over the past five years. In terms of new build housing, Heanor has a catchment to include the other towns within Amber Valley, but also has a relationship with Eastwood, Giltbrook and Kimberley in Nottinghamshire. The apparent affordability of new build housing will also attract first time buyers, especially those with jobs situated along the M1 employment corridor between J25 and J29. Scheme Type & Appropriate Mix Heanor has a large number of second-hand housing stock in the form of semi-detached and terraced housing, the majority of which have three bedrooms. For this reason, any schemes in Heanor should include delivering smaller starter homes with an emphasis on value for money. There is also an opportunity to offer a different mix for those already residing in Heanor by building three and four bedroom detached houses on the higher parts of the Site, i.e. those with a countryside view.

Viability Consideration For the whole site to come forward, the coordination of a number of land owners will be required. As with any major urban extension to Heanor, capacity issues both in terms of highways and education will need to be addressed before the viability of any Site can be fully assessed. Despite the relatively low end values and any potential infrastructure upgrade requirements, we consider the size of the Site will mean that the Site in its entirety will have sufficient developer demand to be viable and therefore deliverable over the medium to long term.

12. Overall Summary Commentary/Recommendations

The Site is largely unconstrained by environmental, landscape and historical factors and designations. However, the Site lies wholly within the Green Belt and is afforded protection by virtue of Planning Policy Guidance Note 2. The purpose of including land within the Green Belt is to prevent unrestricted sprawl, settlement coalescence, safeguard the countryside, to conserve the special character and setting of historic towns and assist in urban regeneration by encouraging development on brownfield land. Development in this location would have an urbanising effect upon the locality, it would extend the urban boundary to the south east and involve an intrusion into the countryside.

The Site comprises Grade 4 Agricultural Land, which is land of low quality. There is no known contamination on the Site and it falls within Flood Zone 1, which represents a low risk from flooding.

The Site has a good relationship with the urban area and pedestrian and cyclist links could be extended from the urban area into the Site to serve the development. It is considered that two accesses would be required to serve a development of this size. The local road network would require a number of improvements in order to accommodate the additional trips generated by this development. The A610 and A6007 would also be affected by the increase in traffic.

There is a significant amount of existing employment land within a five mile radius of the Site. In addition, there is also a substantial amount of planned good quality, above average and average employment land within a five mile radius of the Site. The Site is well positioned to take advantage of employment opportunities in Heanor and Ilkeston, and opportunities further afield in Derby, Ripley and Nottingham.

One new GP would be required to serve the development, this could be provided as an expansion to an existing surgery. It is anticipated that the primary school aged children could be accommodated within the surplus capacity of the existing primary schools. The closest secondary schools to the Site are Heanor Gate and Aldercar Community Language School. These schools do not have sufficient capacity to accommodate all of the children generated by the development and would need to be expanded through developer contributions. A development of this size would contribute approximately 239 Affordable Homes to the housing stock. The Site is in multiple ownership and therefore the comprehensive development of the site would require coordination between the landowners. Despite the relatively low end values and any potential infrastructure upgrade requirements, it is considered that a site of this size would have sufficient developer demand to be viable and therefore deliverable over the medium-to-long term.

Site Reference Number AV16

Site Name Land at Markeaton Stones

Site Address Markeaton Lane, Markeaton, Derby

Site Area 132.46ha

Estimated Site Capacity (Dwellings) 2,000 (as part of a mixed use development)

Potential New Population to be Created 4,690

1. Introduction and Strategic Context

The Site lies within the Amber Valley administrative area, adjacent to the Allestree and Mackworth residential areas within Derby City and the villages of Mackworth within Amber Valley and Markeaton within Derby City. Derby City Centre is approximately 2.8 miles away to the south east. The existing residential estates are well served by public transport and dedicated bus services operate every 10 minutes between the residential areas and Derby City Centre. The nearest local centres are approximately 1 mile to the north-east at Park Farm, Allestree in Derby and 1 mile to the south-west at Prince Charles Avenue, Mackworth in Derby. Both local centres provide a number of services, shops and community facilities including post offices (Park Farm and Mackworth), and a doctor’s surgery and library (Park Farm). There are a number of primary schools within Allestree and Mackworth. The nearest secondary school within the Amber Valley administrative area is Ecclesbourne School at Duffield. There are two further secondary schools within the Derby City administrative area, Woodlands Community School, Allestree and St Benedict’s Roman Catholic School, Darley Abbey.

The A38 is approximately 1.1 miles to the south-east providing direct access to the A50 and the M1 to the north. The A52 forms the southern boundary of the Site and provides access to Ashbourne in the west and the City Centre to the east. Derby Railway Station is located within Derby City Centre and serves a range of local, regional and national destinations.

The Site comprises agricultural fields that are inter-dispersed with trees. The field boundaries are defined by mature hedgerows and trees. The Site also comprises two areas of woodland, Markeaton Stones Farm and its associated cottages. Two public footpaths run through the Site, one in the northern part of the Site and one in the southern part of the site. The footpaths run in an east-west direction. To the south of the site lies the residential area of Mackworth.. The eastern boundary of the Site is bordered by Markeaton Village and Markeaton Park. Markeaton village is designated as a Conservation Area. The north-eastern boundary of the Site is bordered by the Markeaton Brook and the residential estate of Allestree beyond. Allestree is dominated by two storey semi detached and detached residential development. Land to the west of the Site is characterised by open fields, which are inter-dispersed with hedgerows and pockets of woodland. The south-western boundary of the Site is bordered by Mackworth Village which is also designated as a Conservation Area. The Grade I listed Kedleston Hall and its associated designated Historic Park and Garden, lies immediately to the north- west of the Site. The southern-most extent of the Historic Park and Garden lies approximately 500m from the site boundary.

OS Plan

2. Environmental Constraints

Environmental Designations A Local Wildlife Site is located within the eastern part of the Site. The extent of this designation is quite small. A Local Wildlife Site and Site of Interest for Nature Conservation (SINC) lie adjacent to the southern boundary of the Site and cover the extent of Markeaton Park. Sensitive development on Site could be undertaken without having adverse impacts upon these designations.

Flood Risk The majority of the Site lies within Flood Zone 1 which represents a low risk of flooding. Part of the Site lies within Flood Zone 3a, which represents a high risk of flooding. Flood Zone 3a poses a significant constraint to development. The Sequential Test set out in PPS25 requires that development should only take place on land which lies within Flood Zone 3a if there are no other suitable Sites available which are at a lower risk of flooding. It may therefore be appropriate to ensure that if the Site is developed, this area of the Site remains free from built development. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage and reduction in non household demand. Waste Water: The Site would be served by Derby Treatment Works which is currently operating under capacity. The Treatment Works has capacity to accommodate additional development (4,999 dwellings) to 2015 and would operate under consented levels. Any new development should include SUDs. Contamination There is no known contamination on the Site.

Agricultural Land The Site comprises Grade 3 Agricultural Land, which is classified as good/moderate quality.

3. Green Infrastructure

Green Belt The Site does not lie within the Green Belt.

Green Wedge The Site does not lie within a Green Wedge, but if the Site is developed it has the potential to close off an existing Green Wedge designated by Derby City Council. National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations The Site lies wholly within the setting of Kedleston Hall Historic Park and Garden as defined in the Adopted Local Plan 2006. Derbyshire County Council has identified this area as an Area of High Environmental Value (also of importance with respect to strategic Green Infrastructure). Green Infrastructure (GI) Strategy The Site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form The adjacent Markeaton Village, immediately to the east of the Site and Mackworth Village immediately to the west of the Site are both designated as Conservation Areas and contain a number of listed buildings. However, the residential estates of Allestree and Mackworth provide modern, larger scale development whose urban form is of no special character. Surrounding Densities The surrounding densities range between 25–30 dwellings per hectare. A mixed use development in the manner proposed would inevitably result in a low density of residential development.. However, higher density development on this Site would be even more likely to have a detrimental impact on the setting of Mackworth and Markeaton Villages and Kedleston Hall Historic Park and Garden. Relationship with Urban Area Despite the Site’s proximity to services, it has a relatively poor relationship with the urban area with Markeaton Park lying between the site and Derby city. Development in this area has been resisted in the past in order to preserve the setting of Kedleston Hall Historic Park and Garden and the Mackworth and Markeaton villages. The current extent of both Allestree and Mackworth, with Markeaton Park located in between, define a clear edge to the western edge of Derby, with a significant buffer of open farmland between the urban area and Kedleston Hall Historic Park and Garden. Historic Designations The Grade I listed Kedleston Hall lies approximately 1 mile to north-west of the Site. The south-eastern most extent of the Historic Park and Garden associated with the Hall lies within 500m of the north-western Site boundary. Mackworth Village and Markeaton Village which lie immediately adjacent to the eastern and western boundaries of the Site respectively are both designated as conservation areas and contain a number of listed buildings. Development of the Site is likely to have a significant impact on the setting of all of these designated heritage assets. Derbyshire Historic Landscape The Site lies within Area 68 Needwood and South Derbyshire Characterisation & Landscape Claylands. The Site is partly identified as a Secondary Target Character Assessment Area which should be conserved and enhanced. The Majority of the Site is identified as a Primary Target Area which should be conserved and where development should therefore be restricted. The Site lies within a Historic Closed Landscape Opportunity Area.

Health If the Site was to be developed for 2,000 new dwellings, this would generate the need for 3 new GPs. It is likely that this could be provided as extensions to existing surgeries in the locality funded through developer contributions. Education If the Site was to be developed for 2,000 dwellings, this would result in the creation of a need for 400 new primary school places, 420 new secondary school places and 120 new post- 16 places.

One or two new primary schools could be provided as part of the development along with the accommodation of additional primary school place arising within existing local primary schools.

The nearest secondary school in Amber Valley is Ecclesbourne School at Duffield. Ecclesbourne School is currently at capacity and does not have any capacity to expand. The school could not therefore accommodate any additional pupils arising as a result of this development. There are two schools within Derby City which lie within close proximity to the Site, Allestree Woodlands School at Allestree and St Benedict's Catholic School at Darley Abbey. Allestree Woodlands School is currently at capacity and St Benedict's Catholic School currently has some capacity. Both schools are capable of being expanded through developer contributions. DCC Schools Place Planning and Education Department has confirmed that the capacity or potential for expansion could be used in part to accommodate some of the growth arising from the development of the Site. Clearly, these two schools could not take all of the 420 new places. Therefore, there would be a significant overall shortage of provision to meet the secondary school places which would arise as a result of the development of this Site. This is a very significant constraint associated with any residential development on this site. Community Facilities The Site is located within close proximity to the existing urban area and a wide range of facilities within Allestree, Mackworth and Derby City Centre. The scale of the Site however means that from parts of the Site, access to these facilities would not be achievable on foot. The Site is therefore likely to require the provision of on Site local services and facilities such as a local centre.

Open Space The development of 2,000 new dwellings would generate a need for a total of 19.1ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks –4.5ha • Children’s Play – 1.2ha • Outdoor Sports – 7.0ha • Amenity Greenspace – 2.8ha • Allotments – 1.6ha • Natural & Semi-Natural – 3.0ha

6. Transport

Local Network Issues If the Site were to be fully developed, it might generate up to 1,200 trips in the morning peak period.

Given the boundaries of this site, any trips generated will need to access either Ashbourne Road or Kedleston Road. The signalisation of the junction of Ashbourne Road (A52) and Radbourne Lane was required by the Highway Authority as part of the planning permission for 600 new homes at Radbourne Lane, Mackworth.

The site has a relatively short frontage along Ashbourne Road (A52) but, as the main access point for the site, this road will be significantly impacted by development of this site. Ashbourne Road is a single carriageway facility that has an approximate capacity of between 1,000 and 1,100 vehicles per hour per lane. Congestion at the nearby A38 junction with Ashbourne Road impacts local movement in the area. The existing residential area to the north offers few opportunities for additional access and any new access must cross Markeaton Brook. Markeaton Lane is a narrow, historic road that connects Ashbourne Road with Kedleston Road, offering an inadequate alternative to the A38 junction with Ashbourne Road. Markeaton Lane currently has a medium level of congestion in the morning peak period. Kedleston Road, at the signalised junction of the A38 northbound slip road, experiences medium-high to high levels of congestion.

The site is on the north western edge of Derby and to the west of the site, the local road network is virtually non-existent except for the narrow Church Lane/Lower Road/Jarveys Lane access that runs through Mackworth Village.

The development of this Site is expected to significantly impact Kedleston Road and Ashbourne Road as well as the operation of the roundabout junction of Ashbourne Road and the A38. In turn, any congestion on Ashbourne Road may have an impact on the operation of the A38 as during peak times and vehicles exiting the A38 onto Ashbourne Road may end up queuing back onto the A38.

Without dedicated bus lanes, the bus service in the area is also impacted by the congestion during peak periods. A nearby public transport service runs on Ashbourne Road and although a service between Mackworth and Derby City Centre is frequent, it does not travel on Ashbourne Road, beyond Prince Charles Avenue. Kedleston Road is well served by public transport.

Two footways and a bridleway run through the site.

Strategic Transport Issues The proximity of the A38 to this Site may attract residents who see quick access to the A38 as a significant amenity increasing demand at the roundabout junction to both access the A38 or to continue toward the city centre. The A38 junction currently experiences a medium-high to high level of congestion during the morning peak period with congestion spillback onto the A38. As already mentioned, Kedleston Road will also be impacted by this development as a secondary access road and an alternative route to avoid congestion at the A38/Ashbourne Road junction. By contrast, the A38 junction with Kedleston Road is not full movement, although the signal at the A38 slip road does add some delay to Kedleston Road traffic. Accessibility It is expected that the primary access to the Site will be from Ashbourne Road or Markeaton Lane. Direct access to Kedleston Road could only be achieved if other land which is not in the control of the landowner was involved. Church Road could be realigned to intersect Ashbourne Road opposite Radbourne Lane. Given the number of new residents, the junction would need to have signals put in place. This would reduce the capacity of Ashbourne Road.

This Site is not accessible to a significant number of services but, given the size of the site, it is anticipated that there may be some potential for services to be provided on-site. Public transport will not be within walking distance for many future residents so it will be critical to ensure that the internal road network allows for good site penetration; public transport service would benefit from a good quality connection within the site between Ashbourne Road and Kedleston Road.

Ability of Transport Network to If developed this Site has the potential to generate up to 1,200 Accommodate Site trips in the morning peak period. The Site is expected to impact the A38 and the A52 Ashbourne Road junction, which is already congested. A good north south connection between Kedleston Road and Ashbourne Road could help to disperse the traffic between the two principal roads. If access to the Site is provided to Markeaton Lane, this will have an impact on Kedleston Road which already experiences medium to medium high levels of delay on the approach to the A38. The Highways Agency have advised that they would not support development which increases the existing situation at the A38 Markeaton junction without major improvements.

7. Economy

Existing Employment The Site offers good access to a wide range of employment opportunities and the Site is well positioned in respect of employment opportunities within Derby City Centre. The Site is also within close proximity to major local employers such as Toyota given its close proximity to the A50 and Rolls Royce within Derby. The Site also has good links with the recently constructed employment development on the A50 west. The Site would provide good links to specialist employment further afield for example in Nottingham and Birmingham via the nearby A50. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the Sites is shown at Appendix 4.

Further opportunities for employment exist in close proximity to this Site in terms of jobs within Derby City Centre.

Planned Employment Significant capacity exists within the local area for new development to be brought forward. The development of the Site itself would bring about temporary jobs within the local area. New jobs would be likely to be created on Site through the provision of a local centre and a primary school and additional employment opportunities may be created through the expansion of local secondary schools. Access to the city centre from this Site for employment is considered to be good.

8. Regeneration & Housing Needs

9. Availability

Site Ownership The Site is in single ownership and it is understood that the Site is under option to a developer. Land Owners/ Developer interest is high. The site promoters have suggested Developers/Promoters Attitude to that the development could start in the first five years. Development

10. Suitability

SHLAA Context: The Site has good access and is in close proximity to a range of services. The Site is adjacent to one of the Green Wedges designated by Derby City Council. If the Site is developed, it has the potential to close off this Wedge. The Markeaton Brook runs through the middle of the Site and part of the Site lies within Flood Zone 3a. Connectivity with Existing Access to the Site will be via Ashbourne Road/Markeaton Lane Residential Commercial Land Uses: and the Kedleston Road/Markeaton Lane junctions. At both junctions it will be necessary to undertake a program of improvements. The Site is within close proximity of the suburb of Mackworth to the south, but is separated by the A52 Ashbourne road. The Site is adjacent to the suburb of Allestree, but there is a significant segregation in the form of the Markeaton Brook. Significant consideration therefore must be given to how the Site will best connect to the existing settlements and communities.

11. Achievable & Deliverable

End Value Range Low Medium High

£165 - £170 (psf)

Market Commentary: The north-west side of Derby is a popular location offering quick links to Derby city centre, yet being on the edge of the countryside. End values are consistently high and there are a number of well established suburbs with popular schools and good services. Scheme Type & Appropriate Mix There will be a preference for larger, three, four and five bedroom properties in this location with a higher than average number of detached properties. An appropriate mix on a site of this size will be a broad range of property size and types, but with a weighting towards the high value larger properties.

Viability Consideration A Site in this location is likely to yield excellent land values with the key viability constraints being the need for significant highway improvements and the need to provide schools and community facilities, as the existing facilities in the locality are under significant strain.

12. Overall Summary Commentary/Recommendations

A small area of the Site contains a Local Wildlife Site and land to the south of the Site is designated as a Local Wildlife Site and a Site of Interest for Nature Conservation. These designations would not however unduly prevent the development of the Site. There are no other ecological designations on the Site.

The Site lies within the setting of the Grade I listed Kedleston Hall Park and Garden as defined in the Adopted Amber Valley Local Plan 2006. The south-eastern most extent of the Historic Park and Garden lies within 500m of the north-western boundary of the Site. Mackworth Village and Markeaton Village which lie immediately adjacent to the eastern and western boundaries of the Site respectively are both designated as Conservation Areas and contain a number of listed buildings. It is therefore considered that the development of the Site would have a significant impact on the important historic character of the surrounding area, detrimental to Kedleston Hall, its Park and Gardens and Mackworth and Markeaton villages.

The majority of the Site falls within Flood Zone 1 which represents a low flood risk. Part of the Site falls within Flood Zone 3a. This represents a high risk of flooding and should not be developed. There is no known contamination on the Site. The Site contains agricultural land which is of moderate to good quality. The Site is not located within either the Green Belt or a Green Wedge. However, it is located adjacent to a Green Wedge defined by Derby City Council and if the Site is developed, it has the potential to close off this Wedge.

The Site has a relatively poor relationship with the urban area. This is due in part to its relationship with Markeaton Park and the extent of the Site in this relatively undeveloped and open area. The openness of the area has been retained over time to reflect the important historic character of Kedleston Hall and the townscape character of the Mackworth and Markeaton villages. The current extent of both Allestree and Mackworth, with Markeaton Park located in between, clearly define a clear edge to the western edge of Derby, ensuring a significant buffer of good quality, open farmland between the urban area and Kedleston Hall Historic Park and Garden. The development of the Site would effectively coalesce the historic villages of Markeaton and Mackworth and the residential areas of Allestree and Mackworth. This would have a severe and detrimental impact upon the landscape quality and historic character of the area.

Development of this site will significantly impact the adjacent transport network. It would be highly dependent on access from the A52 Ashbourne Road which currently has queuing and capacity issues at its junction with the A38 Markeaton island. The development of this site is likely to worsen this situation significantly. Even with transport interventions that add capacity to the transport system, the Site may need to provide a good quality link road within the site between Ashbourne Road and Kedleston Road. This link would improve the dispersal of future trips across the transport network. However, the creation of an access to Kedleston Road (which also has queuing and capacity issues) would have to involve the use of Markeaton Lane, unless other land which is not in the control of the landowner was involved.

The development of the Site would require the provision on 3 new GP’s. It is likely that these could be provided as extensions to existing surgeries within the locality. New on site services, such as a local centre would also be required as part of the development. The development of the Site for 2,000 dwellings would result in the provision of approximately 600 affordable dwellings.

A new primary school would need to be provided on Site to meet the needs of the new population. The nearest secondary school in Amber Valley is Ecclesbourne School at Duffield. This school is currently at capacity and does not have the potential to expand. There are no other schools within Amber Valley which are close enough to the Site to serve it. The nearest secondary schools in Derby City are Woodlands Community School at Allestree and St Benedict's Roman Catholic School at Darley Abbey. Woodlands School is at capacity and St Benedict's School has some limited capacity. Both of these schools could be extended through developer contributions and take a proportion of the new school place demand that would arise, but not all. There would therefore be a significant secondary school place provision shortage that could not be met in the local area.

The Site is within a single ownership and developer interest is high. Indications are that development could start on Site within 5 years if the Site was to be allocated. The Site is within a popular location which means that end land values will be high. There would be a preference for higher end, larger (3, 4 and 5 bed) detached properties on the Site. This would mean that the Site could command good land values. Financial constraints are likely to relate to the costs associated with new highway and school infrastructure, but the high land values should not significantly affect overall viability.

Site Reference Number AV17

Site Name Land at Radbourne Lane

Site Address Mackworth, Derby

Site Area 182ha

Estimated Site Capacity (Dwellings) 4,860

Potential New Population Created 11,397

1. Introduction and Strategic Context

The Site lies within Amber Valley administrative area, adjacent to the Mackworth residential estate within Derby City. Derby City Centre is approximately 3 miles to the east of the site. The existing residential estate is well served by public transport and a dedicated bus service operates every 10 minutes between Mackworth and Derby City Centre. The nearest local centre is the Prince Charles Avenue which provides a range of services including a supermarket, post office, community centre, pharmacy, retail shops, take-aways and hairdressers. Mackworth is also served by a number of primary schools. The closest secondary school within the Amber Valley administrative area is Ecclesbourne School at Duffield. There are three further secondary schools within the Derby City administrative area, Woodlands Community School, Allestree, St Benedict's Roman Catholic School, Darley Abbey and Murray Park Community School, Mickleover.

The A38 Derby Road is approximately 1.4 miles to the east providing direct access to the A50 and the M1 to the north. The A52 forms the northern boundary of the Site and provides access to Ashbourne in the west and the City Centre to the east. Derby Railway Station serves a range of local, regional and national destinations.

The Site comprises agricultural fields interspersed with hedgerows and trees along the boundaries. There are two small wooded areas within the Site, one located within the northern part and a second in the southern part. The eastern boundary of the Site adjoins the residential area of Mackworth. The area is dominated by two-storey, detached and semi-detached residential dwellings situated in cul-de- sacs. A water tower and covered reservoir also lies to the east of the site. Immediately to the north of the site lies Mackworth Village, on the other side of the A52. The village is designated as a Conservation Area and contains a number of listed buildings. A small area of industrial development also abuts the northern site boundary. Land to the north-west, west and south of the Site is characterised by open fields, which are inter-dispersed with hedgerows and pockets of woodland. The B520 lies immediately to the south of the site. The Grade I Listed Kedleston and Radbourne Halls and their associated Historic Parks and Gardens lie to the north and south-west of site respectively.

Part of the Site (south-eastern) corner is allocated for residential development (H1d) in the Adopted Amber Valley Local Plan 2006, which now has outline planning permission for 600 dwellings.

OS Plan

2. Environmental Constraints

Environmental Designations There is a Local Wildlife Site to the west of the Site; subject to careful design, this should not constrain the development of the site. Flood Risk The Site lies within Flood Zone 1, which represents a low risk from flooding. Water (Water Cycle Study) Supply: The Site would be served by Severn Trent Water. Their baseline forecast in their draft Water Resource Management Plan indicated a deficit in supply over the 25 years from 2010 to 2035. Climate Change also causes Severn Trent some uncertainty and industry standard scenarios have been generated to take into account water supply with regard to Climate Change. Issues relating to supply can be mitigated through production and resource development, improving water distribution, improving water efficiency, increase household metering, address leakage, reduction in non household demand. Waste Water: The Site would be served by Derby Treatment Works which is currently operating under capacity. The Treatment Works has capacity to accommodate additional development (4,999 dwellings) to 2015 and would operate under consented levels. New development should include SUDs. Contamination There is no known contamination on the site.

Agricultural Land The Site comprises Grade 3 Agricultural Land, which is of Moderate/Good quality.

3. Green Infrastructure

Green Belt The Site does not lie within the Green Belt.

Green Wedge The Site does not form part of a Green Wedge.

National Landscape Designations There are no national landscape designations on the Site.

Local Landscape Designations Most of the site lies within the setting of the Grade I listed Kedleston Hall Historic Park and Garden as defined in the Adopted Local Plan 2006. The Grade I Listed Radbourne Hall lies to the west of Mickleover. Derbyshire County Council has identified this area as an Area of High Environmental Value (also of importance with respect to strategic Green Infrastructure). Green Infrastructure Strategy The site has not been given any green infrastructure designations.

4. Townscape & Integration

Existing Urban Form The eastern boundary of the Site is bordered by residential development in Mackworth which is of little townscape quality. The Mackworth Village Conservation Area immediately to the north of the site contains a number of listed buildings and is rich in architectural and historic character. Land to the west and south is open and interspersed with single dwellings and small groups of dwellings. Surrounding Densities The surrounding densities range from 25 and 30 dwellings per hectare. The development of the site in the manner proposed would result in an overall density of 25-30 dwellings per hectare which would be in keeping with the existing densities. Relationship with Urban Area The eastern part of the site is well related to the urban area of Mackworth. Mackworth and Radbourne Lane do, however form the western most edge of the Derby urban area in this location and therefore the development of the site would result in a significant extension into the countryside.

Historic Designations Most of the site is located within the setting of the Grade I listed Kedleston Hall Historic Park and Garden as defined in the Adopted Local Plan 2006. Mackworth Village which lies immediately to the north of the site is designated as a Conservation Area and contains a number of listed buildings. The Grade 1 Radbourne Hall and its associated Park and Garden lie approximately 1.2 miles to the south-west of the site. The development of this Site is likely to have detrimental impacts on the setting of these heritage assets. Derbyshire Historic Landscape The Site lies within Area 68 Needwood and South Derbyshire Characterisation & Landscape Claylands. The Site is covered by a Secondary Target Area. Character Assessment The Site lies within a Historic Closed Landscape Opportunity Area.

Health If the site was to be developed for 4,860 new dwellings, this would generate the need for 8 new GPs. It is likely that this would need to be provided through a new doctor’s surgery on the site and as extensions to existing surgeries in the locality funded through developer contributions. Education If the site was to be developed for 4,860 dwellings, this would result in the creation of a need for 972 new primary school places, 1,021 new secondary school places and 292 new post-16 places.

New primary schools could be provided on site as part of the development along with the accommodation of additional primary school place provision within existing local primary schools.

There are three schools within Derby City which lie within close proximity to the site, Allestree Woodlands School at Allestree, Murray Park Community School at Mackworth and St Benedict's Catholic School at Darley Abbey. Allestree Woodlands School is currently at capacity and St Benedict's is also at capacity. Murray Park Community School currently has some spare capacity. All 3 schools are also capable of being expanded through developer contributions.

DCC Schools Place Planning and Education Department has confirmed that the capacity or potential for expansion could be used in part to accommodate some of the growth arising from the development of the site.

Clearly, these three schools could not take anywhere near all of the 1,021 new places either through existing capacity or expansion. Even if the two schools with capacity were able to free up 50% of their current spare capacity, this would only be enough to accommodate approximately 10% of the new requirement. Therefore, there would be a significant overall shortage of provision to meet the secondary school places which would arise as a result of the development of this site.

Local Services The southern extent of the site is located within close proximity to the existing urban area and a wide range of facilities within Mackworth and Derby City Centre. The remainder of the site is however distanced from such services. The scale of the site is likely to require the provision of on site local services and facilities such as a local centre, doctors’ surgery and primary school(s). Open Space The development of 4,860 new dwellings would generate a need for a total of 46.3ha of new open space provision. According to the facilities calculator, this could be broken down as follows:

• Parks –10.9ha; • Children’s Play – 2.8ha; • Outdoor Sports –17.0ha; • Amenity Greenspace – 6.7ha; • Allotments – 1.4ha; and • Natural & Semi-Natural – 7.4ha.

6. Transport

Local Network Issues The proposed number of houses on the site might generate approximately 2,800 trips in the morning peak period. Given that the lane capacity of a road like Brackensdale Road is between 750 and 850 cars per hour and that of Ashbourne Road is approximately 1,100 vehicles per hour per lane, traffic to and from the new development would overwhelm the two most convenient routes to Derby and the city centre.

The Site is bounded by Ashbourne Road (A52) along its north side and by Radbourne Lane and Brun Lane along its east and west sites. Radbourne Common runs along the south side of the Site. A relatively small portion of the Site has received outline planning permission for 600 homes off Radbourne Lane in the south east part of the Site. A bus service for this development will be provided along with the signalisation of the junction of Ashbourne Road(A52) and Radbourne Lane. When the grade separation of the junction of the A38 and A52 Ashbourne Road and the consequent improvement in junction capacity takes place, some existing trips through Mackworth Estate would be reassigned to Ashbourne Road. However, many would continue through the Estate. The design of the road layout of the Mackworth Estate did not envisage any future development beyond Radbourne Lane.

Without a good quality alternative to Ashbourne Road (A52) and in the absence of grade separation at the A38 junction with Ashbourne Road (A52), this site is expected to have a significant detrimental impact on the local transport network. Strategic Transport Issues The grade separation of the nearby A38 junction with Ashbourne Road (A52) has already been mentioned. Congestion at this roundabout junction impacts the operation of both the A38 and Ashbourne Road; during the morning peak period, congestion at this junction is high. In addition to increasing the congestion on both the A38 and the A52, the additional trips generated by this site is expected to impact the network of single track roads located west of the site. Preliminary modelling suggests that existing traffic will attempt to avoid congested areas of Ashbourne Road by using these roads.

The Mickleover Mackworth Express bus has been proposed as a transport initiative to relieve congestion on Ashbourne Road (A52), the A38 and Uttoxeter Road (A516). This includes an eastern terminus approximately 400 metres south of the southern edge of this site. However, given the size of this site, it may be feasible to realign the busway directly into the site. The Express Busway is not an approved project so achieving this realignment could be complicated if the timing of that project and the development of the site is not coordinated or if the Express Busway is not included in the Local Transport Plan.

Accessibility Many essential and non-essential services are already inaccessible to this Site. Given its size, this Site would need to provide on site services to meet the demands of the residents. Although the accessibility of the site is currently poor, it would improve significantly with additional services incorporated into it. However, considering the lack of connectivity with the adjacent developments, the only viable location for most services is near Ashbourne Road. This location would ensure that services were easily available to future residents of the Site and adjacent built up areas. Unfortunately, this location may make these services less accessible to the southern portion of the site.

Ability of Transport Network to If all of this site were to be developed, the number of houses Accommodate Site would overwhelm the existing transport network. Even with some services in place to accommodate the new residents, it can be presumed that the desire to travel to Derby, particularly for employment, would be very strong. In addition, given its proximity to the A38, the desire of future residents to access the A38 would likely be strong. The existing transport network does not have the capacity to handle the projected volume of traffic.

7. Economy

Existing Employment The site offers good access to a wide range of employment opportunities and the site is well positioned in respect of employment opportunities within Derby City Centre. The site is also within close proximity to major local employers such as Toyota given its close proximity to the A50 and Rolls Royce within Derby. The site also has good links with the recently constructed employment development on the A50 west. The site would provide good links to specialist employment further afield for example in Nottingham and Birmingham via the nearby A50. The location of nearby existing employment provision is shown on Drawing BLSUE 2 and detailed information on the sites is shown at Appendix 4.

Further opportunities for employment exist in close proximity to this site in terms of jobs within Derby City Centre.

Planned Employment Significant capacity exists within the local area for new development to be brought forwards. The development of the site itself would bring about temporary jobs within the local area. New jobs would be likely to be created on site through the provision of a local centre, primary school and GP surgery and additional employment opportunities may be created through the expansion of local secondary schools.

8. Regeneration & Housing Needs

9. Availability

Site Ownership All of the land is owned by a single landowner. It is understood that the land is currently subject to an option agreement. Land Owners/ Part of the site (some 21.74 ha) has an allocation in the Developers/Promoters Attitude to Adopted Local Plan 2006 for a residential development of 600 Development dwellings.. Outline planning permission for this part of the Site has now been granted.

10. Suitability

SHLAA Context: The part of the site that is allocated in the Local Plan for residential development is considered suitable, available and achievable for future development and part of the remaining site outside the defined setting of Kedleston Hall Historic Park and Garden may be the most appropriate area for future development, if required. Connectivity with Existing The site immediately adjoins the built up and well established Residential Commercial Land suburb of Mackworth. The site’s proximity to the A52 offers Uses: good road links both to Derby city centre, the A38 with access to Birmingham to the south and J28 of the M1 motorway to the north.

11. Achievable & Deliverable

End Value Range Low Medium High £165 - £170 psf Market Commentary: The west side of Derby is a popular location offering quick links to Derby city centre, yet being on the edge of the countryside. End values are consistently high and there are a number of well established suburbs with popular schools and good services. Scheme Type & Appropriate Mix There will be a preference for larger, three, four and five bedroom properties in this location with a higher than average number of detached properties. An appropriate mix on a site of this size will be a broad range of property size and types, but with a weighting towards the high value larger properties.

Viability Consideration Outline planning permission for 600 dwellings has been granted on a relatively small part of the Site. The viability of this part of the site will be demonstrated when development commences. The provision of secondary school places and improvements to the road network in the vicinity of the Site are significant viability constraints to any further development on the remainder of the site. The high end values are likely to be a key driver in terms of demand for development in this location and should provide the momentum needed for delivery.

12. Overall Summary Commentary/Recommendations

The Site itself is largely unconstrained by environmental and landscape designations or factors, but there significant constraints associated with the setting of a number of heritage assets. There is no known contamination on the Site. The Site comprises Grade 2 Agricultural Land and is located within Flood Zone 1 which represents a low risk from flooding. The Site is not located within the Green Belt or a Green Wedge, although development in the most southern part of the site may have the potential to affect one of the Green Wedge's designated by Derby City Council.

There are no historical designations on the Site itself, although a major part of the site is within the setting of the Grade 1 listed Kedleston Hall Historic Park and Garden as defined in the Adopted Local Plan 2006. Mackworth Village also lies immediately to the north of the site which is designated as a Conservation Area and contains a number of listed buildings. The Grade 1 Radbourne Hall and its associated Park and Garden also lie approximately 1.2 miles to the south-west of the site.. The development of this Site is likely to have detrimental impacts on the setting of these heritage assets.

The eastern part of the site is well related to the urban area of Mackworth. Mackworth and Radbourne Lane do, however form the eastern most edge of the Derby urban area in this location. Development of the entire site (i.e. that beyond the existing housing allocation) would represent a significant intrusion into the landscape in this locality. This would have a severe urbanising effect on the open countryside, detrimental to the historic and landscape character to the west of Mackworth and the setting of the Mackworth Village Conservation Area, Kedleston Hall Historic Park and Garden and Radbourne Hall.

Current accessibility to the Site is considered to be poor and the Site is not well connected to surrounding development. Access to the Site could be taken from Radbourne Lane, Brun Lane and the A52 Ashbourne Road. The Site would be highly dependent on access from Ashbourne Road. Ashbourne Road currently has queuing and capacity issues at its junction with the A38 Markeaton island. The development of this site is likely to worsen this situation significantly. It is likely that traffic from the Site would also travel through the Mackworth Estate. The road network in Mackworth Estate was not designed to accommodate traffic to and from this Site. Without additional capacity on Ashbourne Road (A52) and grade separation at the A38 junction with Ashbourne Road, existing traffic may begin to avoid the congested areas by using the single track roads to the west of the Site. Overall, the development of the Site would therefore have significant detrimental impacts on the local road network and the local transport network would be overwhelmed by the levels of traffic that the development of the whole of this Site would create.

There is a significant amount of above average and average existing employment land within a five mile radius of the Site. The Site has good links to employment opportunities in Derby. In addition, there is a significant amount of average quality planned employment land within a five mile radius of the Site, demonstrating that there is future capacity for economic investment.

The development of the Site would require the provision on 8 new GP’s. It is likely that a new surgery would be required on Site as well as extensions to existing surgeries within the locality. New on site services, such as a local centre would also be required as part of the development.

The development of the Site for 4,850 dwellings would result in the provision of approximately 1,458 affordable dwellings.

At least one new primary school would need to be provided on Site to meet the needs of the new population. The nearest secondary school in Amber Valley is Ecclesbourne School at Duffield. This school is currently at capacity and does not have the potential to expand. There are no other schools within Amber Valley which are close enough to the Site to serve it. The nearest secondary schools in Derby City are Woodlands Community School at Allestree, St Benedict's Roman Catholic School at Darley Abbey and Murray Park Community School at Mickleover. Woodlands School is at capacity and St Benedict's School has some limited capacity. All of these schools could be extended through developer contributions and take a proportion of the new school place requirement arising from the development of this Site, but not all. There would therefore be a significant secondary school place provision shortage that could not be met in the local area.

The Site is within a single ownership and developer interest is considered to be high. The Site is within a popular location which means that end land values will be high. There would be a preference for higher end, larger (3, 4 and 5 bed) detached properties on the Site. This would mean that the site could command good land values. Financial constraints are likely to relate to the costs associated with new highway and school infrastructure, but the high land values should not significantly affect overall viability.