May 2018 Design and Access Statement Land at Dodford Wharf Farm, Weedon Bec
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 1 Prepared for Rosconn Strategic Land by Brownhill Hayward Brown Ltd. Contents Document Title : Design and Access Statement
© Brownhill Hayward Brown 2018 Vision 3 The contents of this document may not be copied or reproduced in whole or part without prior written permission of Brownhill Hayward Brown Ltd. Introduction 4 Georgian House 24 Bird Street 1. Scope and Content of the DAS 4 Lichfield Staffordshire 2. Site Location and Description 5 WS13 6PT 3. Summary of the Application 6 01543 254357 [email protected] 4. Planning Application Description 7
Project Ref: 3324 Status: PLANNING Contextual Analysis 8 Date: May 2018 5. Site Context 8 Revision: / Prepared by: AC 6. Local Built and Landscape Character 10 Reviewed by: MW Approved by: MW 7. Planning Policy Context 13 8. Site Constraints and Opportunities 15 9. Design Evolution and Public Involvement 18
Design Parameters 19 10. Master Plan 19 11. Land Use and Amount Parameters 20 12. Scale Parameters 22 13. Green Infrastructure 23 14. Access and Movement 24
Scheme Proposals 25 15. Layout Principles 25 16. Indicative Site Layout 26
Conclusions & Summary 27
2 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 Vision
“A high quality scheme that complements and enhances the character of Weedon Bec village and its surrounds.
A scheme which provides high quality new homes, including greatly needed Ecological Enhancements & Habitat Creation Enhanced Pedestrian Links Public Open Space affordable housing; ecological enhancements with biodiversity benefits, multifunctional area of public open space and enhanced pedestrian links.’’
Site Context
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 3 Introduction
1. Scope and Content of the DAS
1.1 This Design and Access Statement (DAS) has been 1.4 The document also serves the following functions and prepared on behalf of Rosconn Strategic Land (RSL), and purpose: Introduction Outlining the content and function of this document, including a description of the site forms part of a comprehensive pack of information submitted and its location and the planning application • To provide a concise description of the key issues with an application for Outline Planning Permission on land description. at Dodford Wharf Farm, Weedon Bec, Northamptonshire. and the evaluation that informed the design decisions that have led to the current form of development; The pack of information includes the following: • To provide comprehensive information on the Contextual Providing a summary of the assessment and development in terms of composition, urban design, Analysis evaluation of existing constraints, opportunities, • Location Plan; access and circulation, open space, and landscape; context and character of the site that will inform • Illustrative Masterplan; • To set design standards which promote high quality the scheme design. • Topographical Survey; design and ensure a coordinated and coherent • Planning Statement; development. • Ecological Appraisal; Design Key design specifications underpinning the • Drainage Strategy; 1.5 This document has been structured as set out in Table 1.1 Parameters masterplan relating to use, amount and scale, • Flood Risk Assessment; in response to the requirement criteria for a DAS as set out as well as the approach to green space, • Transport Statement; by the DMPO (2015) in article 9(2) to reflect: access, land form and drainage. • Site Access & Visibility Splays; • Structural Investigation Survey; • The design principles and concepts that have been • Arboricultural Assessment; applied to the development; and Scheme Providing design principles relating to layout and appearance and illustrations of how such • Air Quality Assessment; • How issues relating to access to the development Proposals principles may come forward at reserved • Heritage Desk-based Assessment and Statement of have been dealt with. matters stage, including an illustrative layout Significance. plan. 1.2 The collective information provides an analysis of the site Table 1.1 Statement Structure and its context to support the outline proposal as set out in this DAS.
1.3 This DAS has been prepared to explain the design concepts and principles behind the proposals as well as dealing with issues of access as required by the Town and Country Planning (Development Procedure)(England) Order (DMPO) 2015, along with the guidance given in the Department of Communities and Local Government documents: National Planning Policy Framework (NPPF) and National Planning Policy Guidance (NPPG).
4 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 2. Site Location and Description
2.1 Site Location
Dodford Wharf Farm is located on land to the northern DAVENTRY edge of Weedon Bec, a large village in Northamptonshire.
Weedon Bec lies around 6.5km southeast of Daventry and approximately 12km west of Northampton. The village is directly serviced by the A5 and A45, and Junction 16 of the M1 motorway is around 4.5km to the east.
The village benefits from a good range of local services and facilities, including a primary school, village hall, places of worship, a doctor’s surgery, shops and a pharmacy. Local WEEDON BEC amenities are analysed in Section 5.1 of this document.
2.2 Site Description
The application site area is 2.48 hectares and forms part of Dodford Wharf Farm, accessed directly from High Street (A45).
The site is bounded by the Grand Union Canal to the east, the A45 to the south, the West Coast Mainline railway to the west and further agricultural land to the north. Site Location The Daventry Development Link Road is currently under construction to the north of the application site and, when completed, will connect the M1, A5 and A45 to allow through traffic to bypass Weedon and Flore.
The site is currently a working farm and comprises barns and garages, areas of hardstanding and paddocks of poor grassland which have been heavily grazed by sheep. The site is currently also being used by construction traffic associated with the new link road to access the site of the GOOGLE link road’s bridge construction to the north.
Topographical survey information shows the site to rise from east to west. Existing trees line the site boundary with EARTH the canal and the dividing field boundaries.
The buildings and yard of Dodford Wharf Farm in the south- eastern part of the application site lie within the Grand WEEDON BEC Union/Oxford Canal Conservation Area
The site was recently identified as an allocated housing site in the now withdrawn Weedon Bec Neighbourhood Development Plan. Site Context
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 5 KEY A2
Application Site Boundary
Land under same ownership
Grand Union Canal
A 5
Track
Mead House
3. Summary of the Application:
Site area: SL 2.48 hectares
Current land use: Farmland forming part of Dodford Wharf Farm El Sub Sta Construction traffic access to Daventry Development Link Road bridge Weedon Junction Roseacres construction site
Proposed land use: Dodford Wharf Residential Farm Associated areas of landscaping; 1 to 15 The Wharf Associated highways and drainage infrastructure.
Towing Path Proposed number of dwellings: Heart of Up to 47 dwellings, of which up to 19 units (40% of total number of England dwellings) will be affordable housing. (PH) R E V D E T A I L S D A T E C H E C K E D Weedon House
HIGH STREET (A45) 29a brownhill hayward brown
chartered architects
68
66a
66 62 0 1 5 4 3 2 5 4 3 5 7 - m a i l @ b h b a r c h i t e c t s . c o . u k Location Plan Land at Dodford Wharf Farm, Weedon Bec D R A W I N G N O. Ordnance Survey, (c) Crown Copyright 2018. All rights reserved. Licence number 100022432 Location Plan 3324 - 02 R E V D A T E Rosconn Strategic Land Feb '18 6 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 D R A W N C H E C K E D S C A L E 0 25m PLANNING MJM - 1:1250 @ A2 P A R T O F The copyright of this drawing and design is vested in the Architect and must not be copied or reproduced without written consent. All dimensions given are to be verified on site by the responsible contractor. bhb Do not scale dimensions from this drawing. architects 4. Planning Application Description
4.1 The application is made in outline form, with all matters reserved save access, for: 4.3 Development of the site will bring the following benefits:
Demolition of existing agricultural buildings; • The creation of up to 47 high quality, well-designed new homes of mixed size and tenure, in a highly sustainable location; Up to 47 residential dwellings (Class C3) with; • New homes which will contribute in part to addressing local demand; Upgraded vehicular access from High Street (A45), together with associated highway infrastructure and utilities (including gas, electricity, water, sewerage and • Provision of up to 40% (19) of the total number of homes as affordable housing; telecommunications), and landscaping enhancements; • Significant new landscaping in and around the development, including the Landscaping scheme to include: habitat creation including new hedgerow and provision of a multifunctional area of public open space creating an attractive tree planting, within landscaped areas; open space and play area; sustainable feature at the eastern edge of the scheme adjoining the canal; drainage systems and associated engineering works including ground modelling for drainage features. • Ecological enhancement of the site, along with increased biodiversity through the creation of a permanent attenuation pond, resulting in the creation of new 4.2 A co-ordinated and iterative approach to design, planning and technical input has enabled habitats; the development proposals to respond in both a positive and sustainable way to the site and its context. • Pedestrian routes;
• CIL and Section 106 contributions made as necessary towards education, community facilities and local infrastructure.
4.4 The proposed development of the site has been designed to accord with National and Local Planning Policies as fully addressed in the Planning Statement submitted in support of this application.
Existing site access and farmhouse Existing farm barn Farm paddocks
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 7 Contextual Analysis
5. Site Context KEY Application Site Place of Worship
A series of contextual and site-specific assessments have been undertaken. The findings from this analysis Local Shop School have been evaluated and inform the design response for the site to ensure that the proposals complement and Village Hall integrate with the adjacent uses and local facilities. Post Office Pharmacy Petrol Station
5.1 Facilities Analysis Doctor’s Surgery Allotments
Dental Surgery Playing Fields There are a number of existing facilities and amenities, mainly located in the historic village centre (around 700m away from the site) and within walking distance from the site. Public House
Key facilities and amenities, located between 100m and 1km of the site, include:
P ost Office; St. Peter’s & St Paul’s Church; Public houses; Pharmacy; Weedon Bec United Reform Take aways; Doctor’s Surgery; Church; Hairdressers; Dental Surgery; Weedon Bec Village Hall; Cafe; Local shops; Weedon Bec Primary School. Allotments;
In Summary, Weedon Bec has:
• A good range of local facilities and services, primarily located within the historic village centre and around the crossroads of the A5 and A45, within walking distance from the site; • Employment opportunities; • Public open space and leisure facilities for formal and informal recreation across the village and south of the application site.
St Peter’s & St Paul’s Church Maltsters Arms PH Heart of England PH & Hotel United Reform Church
Post Office Playing Fields Pharmacy Local Shop Facilities Analysis Plan
8 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 KEY
Application Site
Primary Vehicular Routes
Daventry Development Link Road (Under Construction)
West Coast Mainline railway line High Street (A45) Canal and towpath Canal towpath link to High Street Grand Union Canal
Bus Stops 5.2 Movement Analysis
Public Rights of Way Weedon Bec has a good network of movement routes including public transport services accessed from High Street, within walking distance of the site.
Public transport services from High Street include:
• D1, D2, D3 and 84 bus routes providing direct access to Rugby, DIRFT (Daventry International Rail Freight Terminal), Daventry and Northampton.
The surrounding highway network is suitable for safe walking and cycle journeys providing sustainable access to Weedon Bec’s village centre. The site has good access to the local footpath network, including along the Grand Union Canal, providing safe links to the village.
The site is bound to the south by Hight Street (A45) which travels in a east - west direction linking it with the A5 to the east and the M1 motorway beyond.
The A45 Daventry Development Link is currently under construction and when completed will allow through traffic to bypass the village.
In summary Weedon Bec has:
• Sufficient public transport facilities providing good access with its surrounds; • A highway network suitable for safe cycle journeys.
Movement Analysis Plan West Coast Mainline railway Bridge Street Public Right of Way access off New Street
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 9 6. Local Built and Landscape Character
6.1 Local Built Character
This section examines local character in terms of urban form, building form, external finishes and details, and landscaping to identify references for the new development.
The development site, like many edge-of-settlement proposals, has the responsibility of balancing both urban and rural characteristics.
As such, design references within this section of the DAS will be considered from the best and most appropriate examples of local character that can be found within the surrounding context
6.2 Urban Form
Historical mapping shows that Weedon Bec evolved from three separate settlements, Road Weedon, Lower Weedon and Upper Weedon, which have since merged into one village. The settlement patterns and urban sprawl of the three villages have been distorted by major roads, the canal, the military establishments (the former Royal Ordnance Depot) and the railway station (closed 1958). The historic core of the current settlement centres around the former settlement of Lower Weedon.
The historic village centre includes a number of attractive buildings. Properties are generally 2 storeys, but ridge heights vary, ranging from 1.5 - 2.5 storeys. Some three storey buildings exist around the A5/A45 crossroads near the application site.
Traditionally the principal roads within Weedon are characterised by a strong sense of enclosure, with properties forming a continuous frontage and built to the back of footpath or set back nominally. Secondary roads share many of the characteristics of primary roads, but are less enclosed, with properties less densely arranged, increasingly detached and set back behind small frontage gardens allowing planting to form a stronger part of the street scene.
Later residential estate infill which merges the original settlements are typically semi-detached and detached properties of low density, set back behind frontage gardens and private driveways.
6.3 Built Form
Residential dwellings in the historic areas of Weedon Bec are typically low-lying, consisting predominantly of two storey detached houses, cottages and terraces. In most cases these Historic centre of Weedon Bec dwellings are of a modest form and scale, with traditional detailing and a variety of eaves heights.
Typically the dwellings in the later expansion of the settlement are of a similar modest form and scale, with simple detailing and a mixture of detached, semi-detached and terraced housing.
10 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 6.4 External Finishes
The prevailing local material is red brick, with rendered, whitewashed and stone properties in the mix. Roofs are predominantly clay tile with corbelled eaves typical in the historic areas of the settlement.
Architectural details include porches, brick chimneys, window lintels and bay windows.
Modern houses within Weedon Bec are predominantly red brick and render. The roofs are of clay and concrete tiles. The modern additions to the village have little relationship to the local traditional architectural styles.
6.5 Building Details
There are a number of different styles present in Weedon Bec, each with their own characteristics. Many later additions to the village detract from its character, so analysis has been focused on the historic areas of the village.
• Roofs - roofs are typically pitched with eaves generally clipped. Brick properties generally have corbelled eaves. Properties almost exclusively have brick chimneys.
• Lintels - The brick properties exhibit a variety of lintel details, including flat stone lintels, painted decorative lintels and brick arches. Stone buildings have expressed timber lintels which have usually been painted. Lintels on rendered and whitewashed properties have largely been covered.
• Windows - Windows are typically casement, in scale and proportion with the size of the house. Sashes are evident although most have been replaced.
• Doors & Porches - Porches are typically quite simple and modest in design. Porches are generally gabled, with the occasional door surround detail. Close to the historic village core the use of porches diminishes, as properties are generally set hard up against the public footpath.
Note: The development proposals seek to create an attractive 21st century place for modern living. The illustrated examples opposite provide a series of design clues that will help inform contemporary design, to ensure that the development is well related to its setting.
Examples of typical architectural detailing around the historic areas of the village
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 11 6.6 Landscaping and Boundaries
Within the historic areas of the village there is typically limited landscaping in the public realm, other than small cottage gardens fronting onto the street. These are typically modest in planting beds or nominal frontages enclosed by low level brick and stone walls.
Further away from the village core, properties are set further back from the highway. Frontages are more commonly lawned, enclosed by brick walls and fences, with tree planting and hedgerows become a stronger feature.
At the edge of the village plots are set back still further from the highway, with soft verges increasingly evident and planting becoming an even stronger feature.
Typical landscape character
12 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 7 Planning Policy Context
This outline application has been prepared within a Achieving Sustainable Development Conserving and Enhancing the Natural Environment comprehensive policy and guidance framework provided at both national and local authority level and is discussed Paragraph 9 of the Framework states: Paragraph 109 states that:- in full within the Planning Statement submitted as part of “The planning system should contribute to and enhance this application. “Pursuing sustainable development involves seeking the natural and local environment by: positive improvements in the quality of the built, natural This section of the DAS does not attempt to repeat the and historic environment, as well as in people’s quality of • protecting and enhancing valued landscapes, comprehensive policy review contained within the Planning life, including (but not limited to): geological conservation interests and soils; Statement but identifies those policies specifically relevant • recognising the wider benefits of ecosystem services; to design. • making it easier for jobs to be created in cities, towns • minimising impacts on biodiversity and providing net and villages; gains in biodiversity where possible, contributing to the 7.1 National Planning Policy Framework (the Framwork) • moving from a net loss of biodiversity to achieving net Government’s commitment to halt the overall decline gains for nature; in biodiversity, including by establishing coherent The provisions of the Framework which are most relevant to • replacing poor design with better design; ecological networks that are more resilient to current the design proposals are set out below. The headings used • improving the conditions in which people live, work, and future pressures; are taken from the relevant sections of the Framework which travel and take leisure; and • preventing both new and existing development from is a material consideration for proposed development. • widening the choice of high quality homes.” contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and Requiring Good Design • remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where Paragraph 58 requires development to: appropriate.”
• improve the overall quality of the area; • establish a strong sense of place; Conserving and Enhancing the Historic Environment • create an appropriate mix of uses (including incorporation of green and other public space as Paragraph 131 states that:- part of developments) and support local facilities and “in determining planning applications, local planning transport networks; authorities should take account of: • respond to local character and history; • create safe and accessible environments; and • the desirability of sustaining and enhancing the • be visually attractive. significance of heritage assets and putting them to viable uses consistent with their conservation; • the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and • the desirability of new development making a positive contribution to local character and distinctiveness.”
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 13 7.2 Local Planning Policy
Daventry District Local Plan (DDLP) West Northamptonshire Joint Core Strategy 2011-2029 Emerging Settlement and Countryside Local Plan
Adopted in 1997, the Local Plan covered the period to 2006 Adopted in 2014, the Joint Core Strategy (JCS) provides a The following policies from the emerging Local Plan are and is therefore expired in respect of housing policies. A planning policy framework for the period to 2029. The following relevant with regard to scheme design: number of policies were saved as of 2007. Of those saved policies are relevant in terms of design: policies, the following are relevant in terms of design: Policy HO7 - this requires new housing to provide a mix Policy RC2 - this requires new development to make provision of dwelling type and size to cater for current and forecast Policy EN2 - this supports development within conservation for community facilities and public open space in accordance needs and identifies appropriate mixes for both Market and areas provided that it preserves or enhances the character of with relevant standards; Affordable housing. Housing Standards are also specified to the area; ensure dwellings are capable of meeting peoples’ changing Policy H1 - this requires a mix of house types, sizes and circumstances; Policy EN42 - this requires new development to promote high tenures to be provided to cater for differing needs within new quality design that is appropriate to its context; housing developments, including older people and vulnerable Policy ENV1 - proposals are required to maintain the groups. Housing developments will also need to make efficient distinctive character and quality of the District’s landscapes, Policy RC1 - this requires new housing development to use of land having regard to local circumstances; as defined in the 2017 Landscape Character Assessment; provide at least 10% of the development area for informal public open space, divided equally between children’s play Policy H2 - on sites of 5 or more dwellings, 40% affordable Policy ENV8 - this policy seeks to conserve and enhance the areas and amenity open space. housing is to be provided on sites in rural areas; historic environment;
Policy H4 - requires new housing to be designed to achieve Policy ENV11 - this seeks to ensure that new development Lifetime Homes standard; achieves high quality design that reflects and integrates with the surrounding areas and create a strong sense of place; Policy BN5 - new development is required to sustain or enhance the landscape and heritage features which contribute to the Policy CF2 - this requires new residential development to character of the area, including conservation areas. They are provide open space in accordance with specified standards also required to demonstrate appreciation and understanding and where on-site open space is not appropriate provide of the impact of development on surrounding heritage assets contributions towards the enhancement of nearby off-site and their setting in order to minimise harm and where the loss open spaces. of historic features or archaeological remains is unavoidable and justified, provision should be made for recoding and the production of a suitable archive and report. 7.3 Design Guidance
In addition to the Framework, JCS and Local Plans, the following relevant guidance has been considered in the development of the scheme:
Housing SPD (2017) Northamptonshire Parking Standards SPD (2016) Energy and Development SPD (2007)
14 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 8 Site Constraints and Opportunities
As part of the comprehensive review of the site, a series of existing site characteristics and resulting development constraints have been identified. These have been illustrated in Figure 7.1 and summarised below. A more detailed analysis of each matter can be found in the pack of technical reports submitted in support of this application.
8.1 Topography
The highest point of the site is located at its northwest corner. From its highest point of 99m AOD, the site falls approximately 9m towards the lowest point of 90m AOD at its eastern boundary.
The wider landscape is gently undulating, and a local ridgeline of higher land to the south of the application site encloses the site, providing a visual constraint.
8.2 Flooding
A Flood Risk Assessment has been prepared in accordance with the requirements of the NPPF. Flood mapping information supplied by the Environment Agency indicates that the site is located in Flood Zone 1, and is therefore not at risk of flooding in storm events up to 1 in 1000 years. In accordance with the NPPF this site is located in Flood Zone 1 and is therefore able to accept all land uses.
8.3 Drainage
The topography of the application site falls generally from the western boundary to the eastern boundary. Surface water run-off arising from the development will be routed and collected, through a gravity driven drainage network, towards the proposed surface water attenuation pond, which is to be strategically placed within the public open space located along the eastern boundary.
The attenuation pond is a sustainable drainage system (SuDS) which will provide an attractive environment with green features and biodiversity enhancements fronting the canal conservation area. Fig. 7.1 Constraints & Opportunities Plan To respond to the change in levels across the site, a new pumping station will be situated to the north of the site to allow connection to the existing sewer located within High Street.
The new foul water pumping station will have vehicular access for maintenance and inspection. In addition, a minimum easement of 15m from the pumping station boundary to the nearest residential dwelling will be required.
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 15 8.4 Ecology 8.6 Landscape and Visual Amenity
An Ecological Appraisal has been carried out in support of the proposals. The baseline The site comprises a farm yard and buildings, together with intensively farmed paddocks, to investigations undertaken as part of the ecological appraisal included a desk study and an the settlement edge of Weedon Bec. The site does not lie within, or in close proximity, to any extended Phase I survey. nationally designated landscape such as National Parks or Areas of Outstanding Natural Beauty (AONB). These studies confirmed that there are no statutory sites within a 2km radius of the application site, although there are a number of non-statutory sites. Two of these are immediately outside In response to the site’s topography, the proposed ridge heights are kept low with bungalows the area surveyed. The other non-statutory sites are all further away and separated from located at the highest area of the site. the application site by intervening land use including main roads, the canal, the railway and residential and industrial areas. The visual amenity of the Conservation Area will be enhanced and help to create a ‘soft’ green urban/rural interface. The appraisal concluded that none of the designated sites or species identified would be affected by the proposed development. Corridors of planting will be established around the northern and western perimeter of the site. These will provide a biodiversity benefit through new habitat creation and net gains in tree cover, The site comprises farm buildings, yards and paddocks of poor grassland which have been whilst providing a natural buffer to the railway to the west and a ‘soft edge’ to the open fields to heavily grazed by sheep and was concluded to be of low wildlife interest. The site exhibits the north. negligible ecological interest which present no constraints to proposed development.
Owing to the negligible ecological value, there is significant scope for habitat creation and site 8.7 Public Rights of Way biodiversity enhancement through the creation of new aquatic habitats with the SuDS provision, and new tree/shrub planting across the development. There are no Public Rights of Way which cross the site. A towpath adjoins the canal on the opposite side to the application site. The proposals include footpath routes around the site for the benefit of residents. 8.5 Arboriculture
An Arboricultural Assessment has been carried out in support of the proposals. The report and 8.8 Highways associated drawings show that the application site is largely clear of trees and hedgerows, with established planting identified to the site boundaries, in particular along the eastern boundary The application site is well located to provide vehicular access onto High Street. The site is with the canal. close to several bus stops located on High Street, providing access to nearby towns including Northampton and Daventry. The surrounding highway network is suitable for safe cycling and Implementation of the proposals would necessitate the removal of some trees located between walking journeys. the farm yard and the paddocks. This loss will be mitigated by significant new tree planting across the development which will additionally benefit visual amenity enhancement.
16 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 8.9 Heritage
A Heritage Desk-based Assessment (DBA) and a Statement of Significance have been carried The proposed development therefore seeks to build a similar building in terms of siting, proportions out to evaluate the site against any possible heritage value and the impact a development and materials, to ensure that key elements contributing to the character and appearance in the would have on any heritage assets and their setting. conservation area are preserved. The proposed removal of other unsightly modern agricultural buildings adjacent to the canal are recognised as providing a further opportunity to enhance The assessments identify the heritage sensitivities of the existing buildings and yard in the the appearance and character of the conservation area. south-eastern part of the site as they lie within the Grand Union/Oxford Canal Conservation Area. There are no listed buildings within the site or its immediate vicinity. The farmland forming the remainder of the application site provides context in respect of the historic agricultural setting to the canal and is considered to make a small contribution to The reports conclude that the conservation area is considered to be sensitive to the development the character and appearance of the conservation area. The DBA considers that residential proposals. Consideration has also been given to the proposed Weedon Bec Conservation Area development would result in a small degree of harm to the conservation area but subject to and this is not considered to be sensitive to the development proposals. the scale, massing, and fabric of the proposals being sympathetic, development should not be visually intrusive enough as to detract from those elements that reflect the history of the canal The reports confirm that the brick-built historic barn fronting the canal contributes to the character and its use. The DBA also recognises that there may be opportunities to enhance the character and appearance of this section of the conservation area. Whilst the barn is considered to be and appearance on the conservation area by improving the canal frontage, including through a non-designated heritage asset of limited significance, the structural condition of the barn creation of a more active waterfront within the site. is such that any proposals to retain and convert it into an appropriate alternative use would require substantial rebuilding which would be tantamount to demolition and reconstruction. The reports conclude that the building’s demolition would result in a small degree of harm to the conservation area.
Existing farm barn
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 17 9 Design Evolution and Public Involvement
The proposed development has been informed by extensive community involvement, discussed in detail within the Planning Statement submitted in support of this application.
The application site was recently identified as a proposed housing allocation within The Weedon Bec Neighbourhood Development Plan (NDP), which commenced preparation in 2014 but has since been withdrawn.
This work on the NDP means that there has been extensive publicity and community consultation regarding the site’s potential development. The first public consultation took place in 2014 followed by a community consultation event later that same year. The NDP was withdrawn by Weedon Bec Parish Council in February 2017.
RSL subsequently worked with the Parish Council to bring forward an initial concept masterplan which was presented at a Public Consultation Event by RSL in March 2018. The emerging proposals have been commended by the Parish Council and encouraged by the District Ward Councillors.
A pre-application enquiry was submitted to Daventry District Council in March 2018. Unfortunately at the time of writing no response has been received.
Initial Concept Plan
18 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 Design Parameters
10. Master Plan
This section of the DAS provides a comprehensive description of the masterplan for the site, and provides information on use, amount, scale, layout, appearance, landscape, drainage, access and circulation.
Figure 10.1 illustrates a simplified site masterplan, indicating the approximate location of buildings, existing and proposed landscape.
The design methodology achieves the following key attributes:
• The creation of up to 47 high quality, well-designed new homes of mixed size and tenure, in a highly sustainable location;
• New homes which will contribute to local demand;
• Provision of up to 40% (19) of the total number of homes as affordable housing;
• Significant new landscaping in and around the development, including the provision of a multifunctional area of public open space creating an attractive feature along to canal frontage;
• Ecological enhancement of the site, along with increased biodiversity through the creation of a permanent attenuation pond, resulting in the creation of new habitats.
Fig. 10.1 Design Parameters Plan
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 19 11. Land Use and Amount Parameters
The scale and arrangement of the development has been guided by the evaluated opportunities and constraints. The following provides further detail relating to residential density, height and dwelling mix.
11.1 Residential Density, Mix and Tenure
Residential use will be the sole land use within the site. The total residential area amounts to 1.86ha, excluding the areas required for green infrastructure, public open space and SuDS. This developable area provides a site density of 25 dwellings per hectare, based on 47 units.
The proposals can deliver up to 47 dwellings in an indicative mix of house types and sizes as follows:
Total %
1 Bed 6 13% 2 Bed 14 30% 3 Bed 15 32% 4 Bed 10 21% 5 Bed 2 4% Total 47 100% Table 11.1: Amount & mix of proposed dwellings
This indicative mix has been generated in response to a number of factors including local demand, existing house stock analysis and identified affordable housing need.
11.2 Affordable Housing
The development will provide 40% of the development as affordable housing. This results in up to 19 dwellings, proposed in the following indicative mix:
Total
1 Bed flat 4 2 Bed Bungalow 6 2 Bed House 6 3 Bed House 3
Total 19 Mix of dwelling types, sizes and density around the village Table 11.2: Amount & mix of proposed affordable housing
20 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 11.3 Open Space Areas 11.4 Amenity Open Space
The master plan provides a total of 0.62ha of green infrastructure which Space for informal recreation, such as dog walking and other forms of quiet includes a range of uses including public amenity space, habitat creation, recreation will be provided. This space will be designed to provide the experience SuDS attenuation pond feature and a range of informal walking and cycling of nature within a safe and accessible environment. New trees and hedgerow routes within the perimeter green corridors. The green infrastructure accounts planting will be provided along the boundaries, with public open space along for approximately 25% of the total site area. the eastern boundary harmonising with the canal to give an active frontage to the conservation area. The landscape and ecological enhancements will make this an attractive and interesting place to use.
Artist’s impression of proposed frontage to the canal
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 21 12. Scale Parameters
12.1 Building Heights
The site is proposed to consist of dwellings in a mix of 1 to 2 storeys in response to local context and vernacular, and informed by the topography of the site.
The site falls gradually from its highest point in the northwest towards the south and east. In response to this, the masterplan sites 1 storey properties in the northeast of the site, with taller dwellings further down the site.
A range of eaves and ridge heights will reflect the character of the historic areas of Weedon Bec and help to create dynamic street scenes within the development.
12.2 Building Form
While it is envisioned that the proposals will consist of a varied mix of housetypes and designs, typically these will seek to respect the characteristics of traditional homes and building types found in the local area.
In terms of built form, while not exclusively, this can generally be seen to be simple building forms of relatively shallow gable depths. Larger dwellings tend to be configured in L/T plan forms to retain this characteristic. Mix of dwelling heights and built form around the village
22 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 13. Green Infrastructure
Design and mitigation measures are integral elements that have been adopted as part of the iterative masterplanning process. This has responded to the site’s landscape character and setting.
The principles of the green infrastructure include the following:
• To establish a multifunctional infrastructure that provides long term biodiversity and recreation benefit;
• Establish corridors of planting around the northern and western perimeter of the site. These will provide a biodiversity benefit through new habitat creation and net gains in tree cover, whilst providing a natural buffer to the railway line to the west and a ‘soft edge’ to the open fields to the north;
• The creation of a new area of public open space creating an attractive and active frontage to the canal conservation area;
• All green spaces will be functional, safe and attractive to use;
• The ‘greening’ of the residential environment, with the use of street trees and soft garden frontages to include native hedgerows, planting and garden trees;
• Surfaces, landscape materials and street furniture will be practical, robust and simple in their design;
• The future maintenance and long term management of the green infrastructure framework will either be adopted by the Local Authority or by a private management company.
Fig. 13.1 Green Infrastructure Plan
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 23 93.07 94.10 91.88 92.68 92.76 92.14 90.52 92.92 91.09 90.67 92.48 90.27 90.12 Ridg 92.95 94.35 92.97 90.73 91.18 94.11 91.90 91.28 96.65 92.74 93.07 concrete 92.23 90.70 N 92.83 94.14 92.87 90.79
94.0 91.28 Barn 93.94 94.19 92.69 92.19 90.19 91.58 Eave 90.70 92.70 92.94 92.76 Bays 92.61 93.05 post 94.6791.10 90.24 94.04 91.88 Ridg 92.81 92.81 91.00 90.13 91.37 93.00 96.53 93.94 Eave 92.66 92.89 91.89 GU 93.43 Eave 94.69 Mrk 92.71 Eave 94.15 95.68 95.16 91.53 94.02 93.58 93.31 post 90.93 94.20 Mrk 93.63 94.21 92.54 90.04 92.94 92.66 93.85 Store 94.08 93.36 90.10 91.05 93.93 94.01 14. Access and Movement 90.12 Ridg 91.79 93.49 Eave 90.07 90.18 Eave IC Grass 96.51 95.12 Grass 91.64 94.12 IC94.10 95.17 94.12 94.0
IC 92.93 92.15 92.0 92.20 91.28 94.12 89.92 93.79 Eave 93.26 90.79 14.1 Highways 95.28 90.16
92.12 92.48 93.72 92.43 90.0
94.15 92.56 90.09 93.86 office 91.53
90.0
92.51
Access to the site is proposed via a new ‘T’ junction (see Figure 14.1) providing a 92.81 90.01 93.50 Store 93.98 93.03
92.67 92.90 93.85 Ridg 1
visibility splay of 2.4m x 55m. 93.47 2 94.32 Eave 90.73 90.37 93.29 96.94 95.61 5.5 91.86
90.11 TP 94.02 92.77 94.55 89.75 92.84 92.91 90.0 90.10 The proposed vehicular access will upgrade the existing point of access for Dodford94.09 93.95
94.03 91.50 94.53 94.0
Wharf Farm, currently also used by construction traffic accessing the Link Road 90.11 93.65
90.11 94.24 94.06 Ridg bridge site to the north of the application site. Grass 93.17 Eave 93.24 93.07 95.93 97.31 90.05 93.10 90.21 94.20 90.65 94.69
94.25 93.18 90.16 94.20 93.91 93.39
The new access will respect the established planting along the canal and the existing 93.35 94.37 93.40
towpath 93.73 90.24 farm buildings to be retained. 94.79 93.44 93.34 93.47
94.48 94.10 92.0
Tank 90.01 90.85
94.18 90.11 Eave DPC 94.78 99.5694.85 90.15 94.77 Ridg 93.74
93.89
93.93 95.19 DPC 94.94 3.75 90.21 House 102.12 90.08
14.2 Accessibility CO 94.0 DPC 94.87 93.97 GU 95.13 94.87 Eave 94.01 95.18 99.58IC 94.64 IC 94.63 bol 94.70 94.27 92.24 90.09 As previously noted there is a good level of pedestrian facilities in Weedon Bec and 90.19 94.95 post 94.61 94.80 90.92
94.50 in the vicinity of the application site, including the public footpath along the canal. 95.41 94.57 90.19
90.07 90.12
94.96 95.20 90.13 90.47 bol The general widths and arrangement of the local highway network in and around 95.61 94.83
Grass 94.80 90.24 90.72 -- - Weedon Bec provides safe travel for journeys by bicycle and by foot, with a wide 90.07
West Coast Mainline Railway 95.94 2
Grand Union Canal range of amenities accessible from the application site. 95.39 90.34 2 95.06 90.14 95.65 5.5 94.98
95.03 post 96.0 Stmp bol 96.55 95.86 96.69 96.31 Accessibility to existing public transport is considered sufficient for the proposed 90.14 90.23 90.90 95.18
95.48 90.13 development, with bus stops located on High Street (A45) within close proximity of 95.78 91.06 95.30
97.53 96.73 95.44 92.0 w.l. the site and providing access to nearby towns including Northampton and Daventry. BS 95.69 89.86 SV 93.38 95.89 IC 97.08 95.36 98.11 97.66
95.40 TP 92.0 IC pavement 97.88 95.67
98.61 98.12 R6 90.10 96.74 94.0 SP 97.61 97.33 92.03 98.30 95.33 pavement 98.92 98.32 96.90 SP path 98.0 96.00 94.11 97.77 95.68 towpath 98.37 96.38 LP
98.06 R6 98.37 97.68 98.59 GU 97.39 97.10 90.32 96.75 96.28 96.01 WM 95.67 95.49 95.12 94.65 GU pavement 93.86 98.43 94.82 93.37 bol 98.29 94.08 bol IC 2.4m x 55mHigh Street 98.46 94.51 Visibility Splay 93.83 93.18 98.42 98.32 92.96 93.88
canal under 97.34 97.05 93.09 96.59 93.50 LP 97.81 96.17 95.82 92.69 98.12 GU 95.52 High Street 93.07 pavement 98.36 95.13 98.67 94.81 92.63
94.0 bol 94.46 94.17 93.92 GU 2.4m x 55m 93.56 Visibility Splay
92.87 Figure 14.1 Site access and visibility splays 92.63
24 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 Scheme Proposals
15. Layout Principles
To achieve a high quality development that is successfully integrated with, and complementary to, the character of the area and its wider context, the following principles are explained in this section.
15.1 Key Spaces
The position of the proposed public open space offers the potential to create a high quality area of green space to the frontage along the canal. This new space will be defined by key frontages creating a strong built form of a character and style that reflects that of the village.
15.2 Key Frontages
Dwellings will generally face the streets or public open space in order to provide strong continuous frontage and define/frame key locations.
15.3 Key Buildings
Key buildings are proposed across the site and should be designed so that they are distinct from the surrounding buildings by either their scale, architectural style, detailing or materials. These are generally located at the ends of key views.
15.4 Security
Buildings will face the public realm with front doors and/or windows to habitable rooms to give natural surveillance to streets.
Artist’s impression of proposed scheme in its setting
Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 | 25 Illustrative Masterplan
26 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018 Summary and Conclusions
The scheme proposes a high quality development of up to 47 dwellings with associated public open space, parking and access.
Weedon Bec is a sustainable and desirable location to live, benefiting from a wide range of local amenities and transport links.
The scheme proposals will bring forward housing to meet local needs, including 40% affordable housing.
The proposal is of a scale that is proportionate to the size of the settlement, and will not have any adverse affects in terms of highway safety, amenity of neighbours, flood risk, ecology or any other environmental requirements.
The proposals will create a high quality development which respects and complements the existing character of the surrounding area and village context. georgian house 24 bird street lichfield staffordshire ws13 6pt
01543 254357
www.bhbarchitects.co.uk
28 | Land at Dodford Wharf Farm, Weedon Bec | Design and Access Statement | May 2018