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Pinn Court Farm EXETER Design and Access Statement

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Pinn Court Farm EXETER Design and Access Statement Pinn Court Farm EXETER Design and Access Statement PL081006 March 2012 Contents Introduction Introduction ................................................................................................................................. 2 PURPOSE OF THE DOCUMENT Site Context ................................................................................................................................. 3-5 This Masterplan Framework document is submitted in support of the case for Site Analysis .............................................................................................................................. 6-8 promotion of land at Pinn Court Farm, Exeter, for and on behalf of Millwood Homes Site Constraints and Opportunities ............................................................................ 9-12 (Devon) Ltd. Pinn Court Farm was previously identified in the Area of Search 4B Local Distinctiveness .........................................................................................................13-14 for 4000 dwellings identified on the Key Diagram and in Policy HMA4 of the Draft Regional Spatial Strategy (RSS). The site is currently proposed to be allocated as General Development Principles and Secure By Design ........................................15 part of the West End/Pinhoe allocation in LDF Core Strategy Preferred Approach Sustainability Concepts - Sustainable Connections & Local Amenities ...........16 Report. The emerging East Devon New Local Plan refers to the East Devon part of Sustainability Concepts ....................................................................................................17-19 the Exeter PUA as the ‘West End’. The New Local Plan proposes approximately 50% of Masterplan .................................................................................................................................... 20 the Districts new housing in the West End. Draft Strategy 11 of the New Local Plan Design Concept ......................................................................................................................... 21 proposes to allocate 800 houses within Pinhoe, specifically at Pinn Court Farm and Old Park Farm. The proposed development at Pinn Court Farm, within the PUA, is Masterplan Framework ........................................................................................................... 22 clearly therefore in accordance with the spatial vision for the District. Landscape Design Strategy ............................................................................................23-26 Movement Framework ................................................................................................... 27-28 The masterplan framework sets out the various site constraints and opportunities and shows how development is capable of being realised. As a result, it is considered Parking ............................................................................................................................................ 29 this site is capable of being delivered as a freestanding urban extension to Exeter Use ................................................................................................................................................... 30 with an overall capacity of up to 430 dwellings. Density Plan and Storey Heights ........................................................................................ 31 The land is well contained by existing features including the current built up area, Appearance .................................................................................................................................. 32 local roads, and the eastern boundary is marked by the M5 motorway. It would Appearance - Entrance and Green ............................................................................. 33-35 amount to a logical rounding off of the urban area on its north-eastern outskirts. It Appearance - Linear Park and Habitat Area ........................................................... 36-37 can be developed in isolation from any other development area. Appearance - Retained Farm and Model Village ................................................. 38-39 Appearance - Parkland Edge ......................................................................................... 40-41 Appearance - Village Street .................................................................................................. 42 Conclusion .................................................................................................................................... 43 2 Pinn Court Farm Exeter Site Context The site is situated to the east of the Main Rd/ Pinn Hill (B3181) and west of the M5 motorway approximately 1.5km north of junction 29 and on the north eastern edge of the City of Exeter. The Pinhoe railway station lies approximately 0.6km to the south west of the site with Exeter airport 2km to the south east. The villages of Broadclyst and Dog Village lie around 1.5km to the northeast, with the suburbs of Pinhoe and Whipton respectively immediately to the south west including areas of existing housing. THE SITE (Ordnance Survey All rights Copyright. reserved. (Ordnance Licence number 100007359.) data © Crown (Ordnance Survey All rights Copyright. reserved. (Ordnance Licence number 100007359.) data © Crown Site Location Plan - 1:50,000 Aerial View of the Site 33 Site Context To the south west of the site, Main Road leads into Pinhoe where there are various local facilities including; a bank, supermarket, post office, pharmacy, estate agents, takeaway restaurants and public house. All these facilities are within reasonable walking distance for an active person. The site which forms part of Pinn Court Farm is currently accessed from a track that leads from Main Road to the existing complex of farm buildings including; a listed farmhouse. The existing farm is thought to be in the location of a former medieval manor house, and the farm building complex whilst outside the application boundary is to be retained within a landscaped setting as part of any future development. The site is currently divided into several fields, some of which have boundaries defined with strong lines of species rich hedgerows. These hedgerows potentially offer good habitat areas for wildlife and provide a strong landscape framework. Generally the land rises to its highest point in the south west corner, and falls away to a low point on the boundary adjacent to the M5 to the east. The highest area is at around 40m AOD and the lowest at 20m AOD. The following sections set out the various studies and reports which have been carried out to analyse the site and provide the basis for establishing the site constraints and opportunities. (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Site Location Plan - 1:5000 4 Pinn Court Farm Exeter Site Context This section photographically illustrates the site and the built form in the immediate proximity of the site boundary – an exercise covered more comprehensively by the LVIA that accompanies this application. The high point of Pinn Hill is at the south end of the site ( this can be clearly seen in the photos that are taken from the south end with the site to the right behind the existing houses). The majority of buildings in the proximity of the site are 20th century with the vast majority being a variety of development from pre WW2 bungalows and houses along Pinn Hill itself ( with the space around each plot reflecting the space standards of the time) , and later post war developments that reflect the higher density sub- urban developments from the 1960’, 70’s and 80’s. The scale is mainly one and a half to two storeys and materials are red brick, render and re-constituted stone. Roofs are a mix of tile and slate. Pinn Hill (Site to the left behind houses) Pinn Hill (Site to the right behind houses) There are some nice earlier examples of older (late 19th early 20th century) buildings at the north end of Pinn Hill including the gable ended stone and brick houses on the junction with Mosshayne Lane and the older arts and crafts style chalet bungalows in the same area. Pinn Hill (North end of site) Pinn Hill Pinn Hill Pinn Hill Pinn Hill/Mosshayne Lane Parkside Road Pinn Valley Road Pinn Valley Road Parkers Cross Lane Parkers Cross Lane / Orchard Close Parkers Cross Lane Station Road/ Langaton Lane 55 Site Analysis A C View Point A B D KEY PLAN View Point B View Point C View Point D 6 Pinn Court Farm Exeter Site Analysis E G F View Point E Location Key View Point F View Point G 77 Site Analysis (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Site Analysis Plan 8 Pinn Court Farm Exeter Site Constraints and Opportunities The site constraints and opportunities have been established from the detailed For robustness, the Transport Assessment has assessed the impact on the highway Only one Park and Change will be built, either on Old Park Farm or Pinn Court Farm. studies prepared by the consultant team and appointed specialists who include: network using the predicted level of traffic arising from up to 450 houses at Old The ultimate decision rests with the operator Stagecoach who along with DCC • Transport Park Farm and 380 houses at the Pinhoe Quarry. The level of traffic arising from Highways have confirmed that Pinn Court Farm is the preferred location. Which these developments was agreed with DCC Highways prior
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