PLANNING BRIEF HOLDCROFT FIELDS,

1. INTRODUCTION

1.1 The City Council has prepared this brief to guide potential bidders in drawing up proposals for the site at Holdcroft Fields, Holdcroft Road, Abbey Hulton. This document sets out the Council’s intentions for the future use of the site, and also the requirements and expectations for development. The advice is given without prejudice to any decision made in the formal determination of a planning application.

1.2 The site has been identified for development under the Extra Care PFI. The 2.7 hectare site can provide approximately 175 extra care units, comprising a mix of 1 and 2 bedroom self-contained apartments for older people.

1.3 As well as housing, the development will offer a range of communal facilities which are considered vital to the development of social support networks within extra care housing schemes. Facilities will be open to older residents within the wider community to enable them to take part in activities and access services. Proposals should therefore provide a high level of communal spaces to complement the residential accommodation, conforming to guidance on housing for older people issued by the Homes and Communities Agency (HCA).

2. THE SITE AND ITS SURROUNDINGS

2.1 The site is located on the eastern periphery of the City within the Abbey Hulton and Townsend ward. The site is centrally located within the Abbey Hulton estate which comprises of mainly social rented dwellings. There are various services and amenity provisions near to the site.

2.2 The site comprises of an area of green open space which is 2.7ha in size. The site currently has three football pitches (senior, junior and mini) recorded within the Playing Pitch Strategy for the City Council.

2.3 To the immediate north of the site is an area of land consisting of hardstanding and a building forming a working men’s club.

2.4 To the southwest of the site is Blackfriars F.E. College.

3. PLANNING POLICY CONTEXT

Adopted Development Plan Policies 3.1 Relevant planning policies will need to be taken into account during the preparation of development proposals and in the determination of any planning applications. Other

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‘material consideration’ may also influence proposals. A list of relevant planning policies and material considerations is provided at Appendix 2.

4. DEVELOPMENT CONSIDERATIONS

Access, Parking and Highway Considerations 4.1 Holdcroft Fields is currently a nil-generator of traffic movements; therefore the proposed 175 unit Extra Care development will constitute a significant increase in vehicle numbers to the area. This may also have an additional impact as the proposed access, off Castle Grove, is currently a quiet cul-de-sac. Considering this, certain information would be required when submitting a planning application such as - a Traffic Impact Assessment, forecast of car ownership, staffing level, servicing requirements and Travel Plan proposals. These details need to be thorough as they will heavily influence the Highway Departments overall recommendations. It is advised that consultation with local residents takes place in the initial stages.

4.2 Within the development site, parking levels of approximately 1 space per 2 bedrooms is recommended, based on experience of similar Extra Care developments elsewhere in the city. Parking areas should be suitably surfaced in a permeable material, and should be clearly marked out and well-lit. The extra care parking requirements are to be met entirely within the site.

4.3 Servicing arrangements will need to be justified within the Transport Assessment and the design of development will need to include ambulance parking and drop-off point.

4.4 A Travel Plan should also be prepared to support the planning application, and this should relate to the whole site including both residents and staff. Consideration should be given to establishing a car share scheme/club for the new development.

4.5 Development on this site should meet current standards relating to sustainable drainage, as set out in PPS25.

Playing Pitches 4.6 The site contains a number of playing pitches which have been used within the last 5 years; therefore the site can legally be defined as a ‘playing pitch/field’ under the definition in the GDPO (General Permitted Development Order as amended 1996).

4.7 Sport (the brand name for the English Sports Council, the non-departmental public body under the Department for Culture, Media and Sport)) is the ‘guardian’ of playing pitches, and under the remit of GDPO they are a Statutory Consultee on planning applications. It is Sport England’s policy to object to any planning application, which will result in the loss of a playing field, unless it meets one of five exceptions as defined in Planning Policy Statement – A Sporting Future for the Playing Fields of England (see www.sportengland.org/planning_for_sport_playingfields).

4.8 PPG17 and Exception 4 within ‘A Sporting Future for the Playing Fields of England’ states that Sport England will not object to a planning application affecting a playing field provided that the playing field which would be lost as a result of the proposed development would be replaced by a playing field of an equivalent or better quality and of equivalent or greater quantity, in a suitable location and subject to equivalent or better management arrangements, prior to the commencement of development.

4.9 Detailed negotiations have been undertaken with Sport England in relation to the development of the site. The development option for replacement provision has been developed based on the findings of the emerging ‘City of Stoke-on-Trent Sport and Physical Activity Strategy’ which will see the three pitches being located in the locality, subject to 2

Sport England’s approval. The replacement pitches will be developed by the Council, and be ready for use before the existing playing fields are taken out of use.

Archaeology 4.10 The proposed site is within a kilometre of the site of , a medieval Cistercian and now a (ref. 1021284). The abbey was involved in the exploitation of the Trent Valley through farming, the creation of fish ponds, milling and other small-scale industrial activities. Although there is no direct evidence for medieval activity in the proposed development site, it is recommended that an archaeological watching brief should accompany any future groundworks (landscaping, level reduction, foundation/service trenching, etc.) within the area, to identify and record any below-ground archaeological remains.

Footpaths 4.11 There is one footpath which runs along the northern edge of the site from Newhouse Road to Holdcroft Road. It is envisaged that this will remain along its current line however any diversions would need to go through the statutory process.

4.12 The process to divert a footpath can be undertaken in two ways:  Under section 257 of the Town and Country Planning Act 1990. This is a diversion to permit development and will require a valid planning consent.  Under s119 of the Highways Act 1980 - this is a diversion in the interest of the landowner. The procedure is the same but it is more likely to attract objections unless a much better alternative route is provided.

4.14 Both diversion methods require the provision of an alternative route on the land in the same ownership as the applicant or a written consent from any third party land owner. If the path requires closing permanently the procedure is the same as above but does not provide an alternative route.

Public Open Space 4.15 The development should contain an element of amenity space for use by residents of the proposed PFI development.

Ecology 4.16 The Council has taken steps to ensure that Japanese Knotweed has been controlled and removed in accordance with Environment Agency Guidelines.

4.17 Parts of the site along the drains are more diverse botanically and any development should seek to retain as much of these areas intact into the development as possible. This could be through the provision of SUDS for the site, where the existing drains could prove useful.

4.18 Breeding birds are highly likely to use the perimeter vegetation in which to breed, especially where there is abundant bramble. Accordingly, any site clearance should only be conducted outside of the bird breeding season. The existing hedge along the school boundary should be retained within any development.

4.19 Opportunities for biodiversity should be incorporated into the site including use of native species in planting schemes, species-rich grassland areas, bird boxes on buildings, ponds and even the provision of some green roofs. The latter two would assist in meeting reduced run-off rates that will be required as part of the development as the site is greenfield.

Design Guidance 4.20 Development should take account of advice contained in the Urban Design Guidance Supplementary Planning Document (SPD) 2010. This document will be a ‘material consideration’ in the determination of any planning applications. 3

4.21 Development will be expected to meet BREEAM ‘Excellent’ Standard as a minimum. Details of other technical standards which are required to be met are set out in PFI Output Specification.

4.22 The Design and Access Statement which will support the planning application should demonstrate how the development will reduce the opportunity for crime, with specific reference to perimeter treatment, access control to buildings, and vehicle security.

Ground conditions 4.23 An initial Ground Conditions Desk Top study has been prepared and is available from the local authority. The Authority will work with the PFI Bidders collectively to facilitate warranted joint bidders surveys. These are expected to include such geotechnical surveys on the site as may be necessary to enable a detailed remediation strategy and substructure solution to be developed.

Services 4.24 It is anticipated that all necessary services will be available in Consett Road.

Flood Risk 4.25 The site is located within Flood Zone 1, i.e. the site has a less than 1 in 1000 annual probability of flooding. Although the site has a low risk of flooding, PPS25 requires development proposals on sites of greater than 1 hectare to be accompanied by a Flood Risk Assessment. A Strategic Flood Risk Assessment for the North conurbation is available from the local authority for use in preparing a site specific Flood Risk Assessment.

4.26 Development on this site should meet current standards relating to sustainable drainage, as set out in PPS25.

5. PLANNING APPLICATION REQUIREMENTS

5.1 The following sets out the planning application requirements.

Standard minimum requirements (based on national validation criteria):

 Planning application form

 Planning application fee

 Ownership certificate and agricultural holdings certificate

 Site location plan

 Block plan (site layout plan)

 Elevations

 Floor plans

 Cross-sections

 Design and Access Statement

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Local planning authority requirements (site-specific):

 Statement of Community Involvement The Council’s Statement of Community Involvement sets out the local authority’s minimum standards for public involvement and should be used as the basis for community consultation.

 Archaeological Programme of Recording produced in response to a specification issued by the city’s Planning Archaeologist.

 Transport Assessment, including Travel Plan

 Detailed Landscaping Scheme, including proposals for boundary treatments and hard and soft detailed proposals and schedules

 Ground Conditions Survey An initial desk-top survey is available from the local authority, but the developer will be required to undertake detailed investigations and prepare any necessary remediation strategy.

 Coal Mining Risk Assessment

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APPENDIX 1 - SITE PLANS AND AERIAL PHOTOGRAPH

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APPENDIX 2 - RELEVANT PLANNING POLICIES AND MATERIAL CONSIDERATIONS

Stoke-on-Trent Local Development Framework:

Newcastle-under-Lyme and Stoke-on-Trent Core Spatial Strategy SP1 Spatial Principles of Targeted Regeneration SP3 Movement and Access ASP3 Outer Urban Area Spatial Strategy CSP1 Design Quality CSP3 Sustainability and Climate Change CSP4 Natural Assets CSP5 Open Space/Sport/Recreation

Other LDF documents which may be relevant to this site include:  Statement of Community Involvement (SCI) - adopted November 2007  Supplementary Planning Document (SPD): Affordable Housing - adopted May 2008  Supplementary Planning Document (SPD): Inclusive Design ‘Access for All’ - adopted May 2008  Supplementary Planning Document (SPD): Urban Design - adopted 2010

The above LDF documents are available online at: www.stoke.gov.uk/ldf

Saved Staffordshire and Stoke-on-Trent Structure Plan Policies: D1 Sustainable Forms of Development D2 Design & Environmental Quality of Development D3 Urban Regeneration D8 Providing Infrastructure Services, Facilities and/or Mitigating Measures Associated with Development T1A Sustainable Location T4 Walking T5 Cycling T7 Public Transport Provision T11 Management of Traffic T18A Transport and Development NC14 Sites of Archaeological Importance

Saved Stoke-on-Trent City Plan 2001 Policies: GP7 New Housing: Open Space

National Planning Policy The advice contained in the following guidance notes should also be considered in the preparation of development proposals.  PPS1 Delivering Sustainable Development  PPS3 Housing  PPS5 Planning for the Historic Environment  PPG13 Transport  PPG17 Open Space, Sport and Recreation  PPS22 Renewable Energy  PPS23 Development and Pollution  PPG25 Development and Flood Risk

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Other Material Considerations The Local Housing Needs Index (October 2010) identifies a shortage of accommodation suitable for older people across the city. There is evidence of particular need for more specialist accommodation for older people, with Extra Care schemes and retirement villages being very popular. The Extra Care PFI project will meet a city-wide housing need for older people and support the provision of a balanced housing market in Abbey Green.

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STATEMENT OF CONSULTATION

This Planning Brief has been subject to an initial stage of informal consultation in August 2009 which has focused on key stakeholders, statutory consultees and community representatives.

Who was consulted?

Ward Councillors

Statutory Consultees:  Natural England  English Heritage ( Region)  Environment Agency  Severn Trent Water Limited  Council for British Archaeology  Health and Safety Executive  National Grid  Open Spaces Society  Sport England West Midlands  Twentieth Century Society  The Victorian Society  Potteries Heritage Society   Staffordshire wildlife Trust  Urban Vision North Staffordshire  The Coal Authority  Central Networks  British Gas (West Midlands)

Community Consultees:  Abbey Hulton Suburban Steering Group  Abbey Hulton Area Implementation Team

The following ‘Schedule of Comments’ provides a summary of the comments received, together with the Local Planning Authority response and subsequent amendments to the Planning Brief.

The Planning Brief was updated in September 2011 and amendments made to reflect changes in planning policy.

A comprehensive period of public consultation will take place once a bidder has been selected and detailed proposals are emerging. Consultation will be required to meet the minimum requirements set out in the Council’s Statement of Community Involvement (SCI).

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Consultation Responses - Schedule of Comments The preparation of this Planning Brief has required input and consultation with key stakeholders including statutory consultees, i.e. organisations that would normally be consulted at the planning application stage, as well as community representatives. The following provides a summary of consultation comments and responses.

Consultation Responses: Statutory Consultees

Consultee Comment Response Amendment English Heritage No comments. Noted. n/a 18th August 2009

Natural England Appropriate environment surveys to be Ecological Appraisal completed. n/a 14th August 2009 undertaken, including phase 1 survey.

Natural England Proposed location for loss of open space Noted. The replacement provision n/a 14th August 2009 (mitigation) should be surveyed to ensure will be the subject of a planning mitigation does not cause adverse application and therefore potential environment effects. environmental impacts will be a consideration in the determination of the application. Environment Agency Add PPS23 Development and Pollution Noted. PPS23 added to list at paragraph 13th August 2009 Control to list of relevant planning policies 4.9. (Para. 4.9).

Environment Agency Add requirement for Desk Top Study Desk Top Survey completed. n/a 13th August 2009 (Para. 5.20).

Environment Agency Contamination unlikely to be a concern at Noted. n/a 13th August 2009 this site.

Staffordshire Police Design and Access Statement to The PFI Output Specification Add following paragraph at 5.18:- 5th August 2009 demonstrate how opportunity for crime will prepared as part of the be reduced, with reference to perimeter ‘information for bidders’ sets out ‘The Design and Access treatment, access control and vehicle the nature and level of services to Statement which will support security. be performed by the Contractor, the planning application should 11

and lists mandatory demonstrate how the standards/requirements to be development will reduce the met, including ‘Secured by opportunity for crime, with Design’. The Output Specification specific reference to perimeter also describes specific treatment, access control to safety/security features to form buildings, and vehicle security.’ part of the design.

National Grid No comments. Noted n/a 29th July 2009

E-on No comments. Noted n/a 18th August 2009

Sport England It is good to see the results of our Noted. n/a August 2009 discussions incorporated into the draft planning brief.

Sport England I suggest the list of policies referred to Agreed. Add following RSS policy to list at August 2009 under the WMRSS includes QE4A paragraph 4.1:- (maintaining and enhancing sports, playing field and recreation grounds). ‘Policy QE4: Greenery, Urban Greenspace and Public Spaces’.

Sport England The section on the CS needs updating and Agreed. Delete existing paragraph 4.6 and August 2009 any relevant policy affecting sports/playing replacement with:- fields referred to (if adopted in time). Planning Policy Context for all 3 briefs to be updated to reflect ‘4.6 The Core Strategy was adopted status of the Core Spatial submitted to the Government in Strategy. December 2008 for independent examination by the Planning Inspectorate. A public hearing was held in April 2009 to test the ‘soundness’ of

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the plan.

The Inspector concluded that the Core Strategy is sound, subject to a number of changes for consistency and clarity purposes. The full nature of the changes can be found in the annex of the Inspector’s Report (which can be accessed at www.stoke.gov.uk/ldf). The City Council will formally adopt the Core Spatial Strategy in October 2009’.

Sport England Par 5.4 should also refer to PPG17, par Agreed. Add PPG17 reference at start of August 2009 15(iii) to provide the link to national policy. paragraph 5.4:-

‘5.4 PPG17 and Exception 4 within ‘A Sporting Future for the Playing Fields of England’ ’

Sport England Par 5.5 is ok but I wonder if rather than Agreed. Last sentence of paragraph 5.5 August 2009 ‘before the proposed commencement of amended accordingly:- the PFI contract’ if ‘before the playing field is taken out of use’ might ensure the ‘The replacement pitches will be playing fields are managed and maintained developed and ready for use for use and accessible to users until the before the playing fields is replacements are provided. taken out of use’.

Sport England There should be a Para which refers to the Agreed. Paragraph 5.5 amended to read:- August 2009 loss and compensatory provision being in supported by the City’s Sports Strategy ‘A number of options are being (now published for consultation). developed based on the findings of the emerging ‘City

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of Stoke-on-Trent Sport and Physical Activity Strategy’ which will see the three replacement pitches being located in the locality, subject to Sport England’s approval.’ The Coal Authority The Coal Authority’s records show that Noted. An initial Ground Paragraph 5.19 amended to there are three mine entries located within Conditions Desk Top Study is include reference to the need for the boundary of this site, and a further two available from the local authority. the local authority to work with the adjacent to the eastern site boundary. PFI Bidders collectively to There are shallow underground workings facilitate warranted joint bidders present across the site resulting from past surveys. These are expected to mining activity. As a consequence there include such geotechnical may be instability, gas, drainage and surveys on the site as may be safety issues. necessary to enable a detailed remediation strategy and substructure solution to be developed.

The Coal Authority Despite this past coal mining activity, the The potential for coal recovery, Paragraph 5.19 amended to 14th August 2009 site is still likely to contain coal resources except when disturbed by digging include reference to the need for that are capable of extraction by surface footings, is limited. The site is the local authority to work with the mining techniques. The Coal Authority is too small and constrained to PFI Bidders collectively to keen to ensure that any developer reasonably allow mining. facilitate warranted joint bidders investigates ground conditions and gives surveys. These are expected to consideration to the extraction of any An initial Ground Conditions Desk include such geotechnical remnant shallow coal resource prior to Top Study is available from the surveys on the site as may be development taking place, in order that this local authority. necessary to enable a detailed national resource is not unduly sterilised remediation strategy and and also as a potential solution to any land substructure solution to be instability issues discovered within the site. developed.

The Coal Authority We would therefore recommend that Agreed. PPG14 added to list at paragraph

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14th August 2009 reference is included in paragraph 4.9 of 4.9. the Planning Brief to PPG14: Development on Unstable Land. The Coal Authority The Coal Authority is pleased to note the The potential for coal recovery, No further change. 14th August 2009 requirement in paragraph 6.1 for a ground except when disturbed by digging conditions study to be prepared in support footings, is limited. The site is too of any planning application. small and constrained to However, we consider that explanatory reasonably allow mining therefore paragraph 5.18 would be more effective no change is considered also containing a brief summary of issues necessary. Paragraph 5.18 (now in relation to ground conditions, rather than 5.19) already amended to reflect simply reiterating the statement in the need for the local authority to paragraph 6.1. In respect of coal and work with the PFI Bidders mining issues paragraph 5.18 could state: collectively to facilitate warranted “The site is located in an area of coal joint bidders surveys. These are resources which are capable of extraction expected to include such by surface mining operations, and it is geotechnical surveys on the site suspected that there are past shallow mine as may be necessary to enable a workings within the site. The Council will detailed remediation strategy and make available a desk study of ground substructure solution to be conditions, but will expect the developer to developed. undertake detailed investigations and prepare a strategy for remediation, including consideration of extraction of any remnant shallow coal resources, to address potential land instability problems.”

Consultation Responses: Community Consultees

Consultee Comment Response Amendment Abbey Hulton Suburban Queries were raised around the amount of Information folders were N/a Steering Group units, the timetable for development, and presented detailing the planned 22nd June 2009 the associated communal facilities. extra care schemes. 15

Abbey Hulton AIT Concerns were raised around the choice of Further investigation into the N/a 21st July 2009 the site for development of the Extra Care availability of the adjacent site at PFI scheme, particularly with reference to Blackfriars School was conducted the loss of open space on Holdcroft Fields. by members of the Housing PFI Questions were raised about the use of the Team through Staffordshire Blackfriars School site and Bucknall County Council. Confirmation was Hospital site, given their close proximity. received that there were no plans Specifically, the group stated that the for the Blackfriars School to Blackfriars School site was due to be change use. vacated in the near future, presenting a more viable development opportunity for Additionally, identification of the extra care. sites in Abbey Hulton to be developed through the Extra Care PFI was carried out in terms of availability, capacity,

The Bucknall Hospital site was assessed and although potentially would have provided a sufficient level of units to make a potential scheme viable, the requirements to utilise the site would involve a negotiation with the PCT, who were at this time considering the site to be included in their LIFT programme.

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