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. Licence number 100007359.) (Ordnance data © Crown (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance 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 to undertaking an ever development site that does not provide the Park and Change will need to • Landscape Appraisal assessment of cumulative traffic impact with the Pinn Court Farm development. reconsider what, if anything, should be developed instead. Any development on a Ecology • site permitted for a Park and Change that does not take place would be subject to a While the ‘unmitigated’ impact on the Pinhoe double mini roundabouts appears • Utilities further planning application and therefore East Devon has appropriate control over to show that the junction will operate above its capacity it is considered that the • Noise any potential future use. combination of the mitigating factors identified should reduce peak time traffic Archaeology • flows to a manageable level. Further initiatives such as provision of a primary school Points of Access to the Development Flood Risk • at the Old Park Farm site, a vehicular link to Langaton Lane, travel plan initiatives The main access to the proposed development consists of a signalised junction • Air Quality (including increased bus provision) would further reduce the traffic impact of the on the B3181 opposite the approved location of the Old Park Farm development • Sustainability proposals. It is also unlikely that 450 dwellings would be built at both Old Park site access. Details of the proposed main access are to be determined by this Farm and Pinn Court Farm, however the worst case scenario has been modelled for • Arboricultural Outline application and therefore the submitted Transport Assessments shows the robustness. proposed access arrangement in full detail. • Geotechnical The following sections summarise the conclusions and recommendations from the The Park and Change Facility A secondary access is also proposed to link to an existing turning head at Parkers various reports and studies. The development proposes a Park and Change facility. A similar facility is proposed Cross Lane with the south boundary of the site. This access would only be permitted at the Old Park Farm site, however there are a number of advantages in providing for buses, emergency vehicles and pedestrians/cyclists. General traffic would be TRANSPORT ISSUES the development as part of the proposed Pinn Court Farm development. These prevented from using this access with controlled bollards or similar such proposals advantages are summarised in table 3.1 of the submitted Transport Assessment are that would be finalised as part of any future detailed application. Alternatively The effect of traffic arising from the development reproduced below: these details could be approved subject to a planning condition. The submitted Transport Assessment takes into account the effects of additional traffic on the highway network arising from the proposed development and other Properties 23, 25 and 27 Parkers Cross Lane are included within the application site developments in the area. The other developments assessed include Old Park Farm FACTOR PINN COURT FARM OLD PARK FARM boundary only as a contingency should an alternative secondary access route be (up to 450 dwellings) and Pinhoe Quarry (380 dwellings). Potential to route the required. Prior to pre-application meetings with DCC Highways the extent of the buses through the site to No priorty, mixed in with adopted highway was unknown. Should it transpire that land between the turning The community consultation undertaken by Millwoods and pre-application Bus Priority bypass the queue on the all traffic head and the site is not adopted highway, Millwood Homes will be able to provide discussions with East Devon and DCC Highways revealed a concern regarding the B3181 a link to Parkers Cross Lane on part or all of the land currently occupied by these effect of the proposed development and other committed development on the properties. capacity of the double mini roundabouts. Length added to Approximately 70 meters Approximately 260 meters existing bus route DCC Highways has since confirmed during pre-application discussions that land The Transport Assessment has assessed the traffic impact of the proposals on between the end of the turning head and the south boundary of the site is adopted a number of junctions in the locality, including the double mini roundabouts at Visibility of facility to Very visible Not visible highway. In this event the access shown in figure 3.3 of the Transport Assessment Pinhoe. Traffic surveys of the existing baseline situation show the amount of traffic passing motorists would be formed. that currently uses the highway network, existing journey times and queue lengths Pedestrian/cycle Cross the B3181 to access Quiet route through the during peak capacity periods (the am and pm peak hours) through the double mini linkage with Exeter the route through the Pinn For clarification, the demolition of 23, 25 and 27 Parkers Cross Lane is not proposed development site roundabouts. Science Park Court development as part of this application and the proposed route of the secondary access is as shown in figure 3.3 of the Transport Assessment. Analysis has indicated that although queuing does tail back for a short period during the am peak hour, this only occurs for a few minutes (understood to be Old Park Farm is The submitted masterplan also safeguards an internal link road for vehicles to the geographically associated with school traffic) and that there is steady stream of traffic, rather than Pinn Court Farm is south east corner of the site, currently shown to provide a potential pedestrian and disadvantaged by being a stationary queue. geographically advantaged cycle link, to Langaton Lane. This safeguarded route could potentially link the Pinn located on the opposite by being located on the Hill to Langaton Lane and provide an alternative route to the Exeter Science Park The maximum average time taken to travel the previous mile leading to the double side of the southbound Safety/ ease of side of the southbound that would address congestion concerns with the existing highway network. DCC mini roundabouts during the am peak hour was just over 4 minutes. By contrast the carriageway making it access carriageway making it Highways has however confirmed that Langaton Lane is not currently appropriate quickest journey time over the same distance was a little over 45 seconds. Average more difficult for drivers easier for drivers travelling in terms of its width and alignment to provide such a strategic connection. The traffic speeds during the am peak hour varied from 23 mph to 13 mph. travelling towards Exeter towards Exeter to change proposed development has the ability to facilitate this strategic link to the Science to access the Park and This assessed level of congestion is by no means considered severe. It is understood mode Park should it be feasible at a later date. The submitted Transport Assessment Change and then to cross that the Monkerton relief road may have played a part in reducing congestion describes the effect of providing this link in terms of reducing traffic volume of the the road to catch the bus levels, although public perception of congestion remains higher than actually existing highway network. present.
99 Site Constraints and Opportunities
TRANSPORT ISSUES CONTINUED The submitted Travel Plan describes a number of measures proposed to encourage FLOOD RISK AND DRAINAGE residents of the proposed development to use public transport. Bus vouchers Pedestrian and Cycle Links The whole site is located within Flood Zone 1 (the lowest flood risk category) and will be made available to new residents to encourage them to start using bus therefore there is only a very low risk from flooding. The submitted Flood Risk To increase the sustainability, permeability and connectivity of the development travel from the outset of occupation. A travel plan coordinator will monitor and Assessment FRA therefore concentrates on ensuring that surface water runoff from site with the surrounding area, a number of pedestrian and cycle links are proposed encourage the use public transport. at appropriate desire line locations as well as an extensive network of routes within the development does not cause flooding elsewhere. To achieve this surface water the site. Millwood plan to roll out Personalised Travel Planning (PTP) designed to deliver runoff from the development must not exceed existing greenfield surface water targeted information directly to travellers, to help them make sustainable travel runoff rates. It is not considered desirable to provide a pedestrian crossing to Old Park Farm choices. It seeks to overcome habitual use of the car, enabling more journeys to The proposed surface water drainage strategy incorporates a number of drainage at the main access to the site due to conflict with turning traffic. Instead two be made on foot, bike, bus, train or in shared cars. Studies undertaken by Sustrans ponds located near the east boundary of the site, shown in appendix D of the separate signalised crossings are provided either side of the main access. The have shown that PTP has delivered significant increases in use of all sustainable submitted FRA. Outflow from the ponds is controlled so that discharge rates to northern crossing links residents of Old Park Farm and Westclyst to the proposed travel modes leading to relative reductions in car trips of between 9-14%. park and change and local centre within the proposed development and visa versa ditches near the M5 are no greater than the current greenfield runoff rates. The occupants of the proposed development would be able to access services provided size and capacity of the ponds is equal to the predicted maximum volume of water LANDSCAPE AND VISUAL IMPACT at Old Park Farm. The southern crossing point links to a public footpath on the north likely to runoff the development site in a worst case scenario and further additional side of the B3181 that also passes through the Old Park Farm development. The The submitted Landscape and Visual Impact Assessment (LVIA) has objectively capacity is added to take account of climate change. The ponds would be fed by submitted masterplan shows a proposed care home in the vicinity of this crossing assessed the impact of the proposals. This assessment includes the visual impact a number Sustainable Urban Drainage (SUDS) methods such as swales, permeable point. A public route would be provided through a central courtyard within care of the development on neighbours to the site and the effect upon the landscape paving/tarmac and soakaways where feasible. home as shown in the submitted Design and Access Statement. setting of the site. This strategy accords with PPS25 and would prevent the development causing A signalised crossing is also proposed on the B3181 in the vicinity of the junction Any development of this nature will inevitably change the character of the site and flooding elsewhere as surface water discharge from the site will be no greater than with Park Lane as part of the Old Park Farm Proposals. This crossing is also in the therefore the LVIA records a significant landscape and visual impact in this respect. the current greenfield runoff rate of the existing site. vicinity of the existing vehicular access to the Pinn Court Farm House that will be This impact is however highly limited to the immediate site and a localised margin It is possible to design drainage ponds so that they are permanently wet, however retained for private use. The existing private access would not provide a vehicular bounding the site. this is unlikely as consultation with Exeter airport has revealed that within the link to the development site however it could be used by pedestrians and cyclists. The impacts upon the wider landscape character are limited, in part due to airport flight path open water bodies are discourage due to the potential attraction The proposed secondary access at the south boundary of the site will also be the slightly degraded nature of the current site and extent of adjacent, higher of water birds. utilised by pedestrians and cyclists that will provide convenient access to Pinhoe quality landscapes identified within the study area. In this respect, the proposed train station via Orchard Close and Causey Lane. The secondary access is also in development of the site is also representative of an ongoing process of AIR QUALITY/CONTAMINATION convenient proximity to the Exeter Science Park via Orchard Close and Langaton development and expansion which has been taking place in and around Pinhoe The submitted Air Quality Assessment uses details of the existing air quality of the Lane that passes under the M5, as shown on the submitted masterplan. for in excess of 100 years. This is also reflected in the planning of new development area published by DEFRA and a number of air quality measurements were taken within the adjacent areas including the proposed Science Park, Monkerton and Old Subject to approval by the Highways Agency, it may also be possible to provide a adjacent to the M5 and B3181 over a 3 month period. The surveys and known Park Farm developments which are potentially complementary to the proposed pedestrian and cycle link directly to Langaton Lane at the south east corner of the data assess levels of hydrocarbons (air borne pollutants) and particulates (dust). development at Pinn Court Farm. site, as shown on the submitted masterplan. This would provide a further linkage to The combination of surveys and known published data shows that despite the the Exeter Science Park. The impact upon potential receptors is likely to be highly localised with the proximity of the M5 and B3181 the air quality at existing receptors (houses) is inherent intervening topography and vegetation restricting extended or expansive good. The site is not located in a Air Quality Management Area (AQMA) which are Buses views into the site, especially from the public realm. From several locations within designated in area of known air quality degradation. The Pinhoe area is served by good quality, high frequency bus services covering 8 the study area, the backdrop of existing built form within Pinhoe will also render Given the currently good air quality in the locality, which is well within the routes. Pinhoe is served by Stagecoach bus routes 1, B, K and T. The most frequent the visible portions of the proposed development largely insignificant within the requirements of various Air Quality Regulations, it is important that the development services are the T and K routes that are run every half an hour. Bus capacity surveys wider landscape. commissioned by Millwood show that these services have spare capacity to does not degrade the current baseline situation. In order to demonstrate this, the accommodate an in crease in bus patronage. Within the proposed development, the opportunity exists to reinforce the local Air Quality Assessment has carried out a number of modelling assessments of built character and vernacular that is conspicuously lacking in much of the adjacent pollutants and dust arising from the development during the construction and It is envisaged that the existing Service 1 along the Pinn Hill/B3181 route would post war residential development. The retention and long term management of operational phases of the development. The modelling uses industry standard stop at the proposed park and change facility. It is envisaged that the local K and T historic field patterns within the new development will provide character, amenity techniques to assess the potential level of dust created during the construction services which currently use Parkers Cross Lane could be extended to run into and and wildlife benefit to the proposed development. Retention of these features will phase. Predicted traffic data is used from the submitted Transport Assessment to through the development. This would increase the range of destinations served by also promote legibility within the wider landscape allowing the historic, agricultural extrapolate the potential for pollutants arising from the operational phase of the the Park & Change facility. The K and T services could also extend into the Old Park land use to be reflected within the new development. development. Farm site that would not be achievable without connection through the proposed development.
10 Pinn Court Farm Exeter Site Constraints and Opportunities
The Air Quality Assessment describes a number of standard techniques that can ARBORICULTURE an unsightly traditional mound. The Design and Access Statement provides cross be used to mitigate against undue levels of dust during the construction phase. section drawings that illustrate how this levelling/bund will be integrated within A survey of all trees and hedges within the site has been undertaken to assess their Taking these mitigation measures into account, which can be enforced through the landscape and a wildlife habitat corridor created on the side facing the M5. quality and to provide a Tree Constraints Plan. Mature trees are largely limited to a construction management plan, in terms of the impact of dust the assessment locations within existing hedgerows that are to be retained. The internal roads The indicative masterplan shows that the majority of rear gardens will be at or concludes that the development would result in effects of minor significance at shown on the submitted masterplan make use of existing breaks in hedges where below 55dB level, as required by the LPA. The noise levels within the majority of the receptors, well within Regulation requirements. road widths are reduced to a single carriageway where appropriate to minimise the proposed properties can be designed to meet the “good” standards within the BS In terms of the impact of pollutants arising from traffic, the modelling shows that loss of hedges. The submitted Tree Constraints Plan provides root protection zones 8233. The proposed noise attenuation solution will also benefit existing properties small to imperceptible impact arises, again, well within regulation requirements. of the trees that must be adhered to in the final detailed design. As most of the adjacent to the south east corner of the site. For these reasons the proposal is found Overall the proposed development will lead to an imperceptible change in air trees are in hedges, which are to be kept as dark corridors for bats, development is to accord with the national planning policy PPS24: Planning & Noise. pollutant concentrations and a negligible effect on air quality at all surrounding already proposed to be set back from hedges and trees. receptors. The proposed development is therefore in accordance with PPS23 and ENERGY STATEMENT Local Plan Policy EN15. UTILITIES REPORT PREPARED BY URS SCOTT WILSON (DECEMBER 2011) This report sets out the energy efficiency, low carbon and renewable energy The report establishes the availability of utilities in the vicinity of the site which are technologies that could be used to reduce the carbon footprint of the proposed ECOLOGY IMPACT ASSESSMENT PREPARED BY AMBIOS ECOLOGY (DECEMBER able to supply the proposed development. Data received from service providers development. The proposal will incorporate low energy design principles with 2011) suggests that the cost and availability of service connections to the site for Potable buildings incorporating energy efficiency measures such as; low energy lighting, An initial habitat site survey was undertaken in April 2010 to determine the value of Water, Gas, Telecom and Cable Services was not disproportionately high and no low U-Value double glazing, high efficiency appliances, the land to wildlife and the potential for the presence of protected wildlife species. diversion of existing services was required. The report confirms that surface water The report suggests that the most suitable renewable energy technology which This assessment was followed up by a Phase 1 habitat survey of the site in 2010 and management would be undertaken by a sustainable drainage system. can be applied to this site are air source heat pumps to all dwellings and a gas fired 2011. The site comprises arable land, pasture land and mature hedgerows. Western Power Distribution (WPD) confirmed that the cost of providing electricity Combined heat and power plant for the care home.. For these reasons the proposal A dormouse survey was carried out in 2010 during the survey season. No evidence was not disproportionately high, but some diversion of existing services would is considered to accord with national planning policy PPS1 and PPS22: Renewable of dormice was found and it is deemed reasonably unlikely that dormice are be required. Providing foul drainage will be the highest cost due to the amount Energy and Local Plan Policy D2 (Sustainable Construction). present on site. An assessment of bat activity was also carried out during the of off site works required, on site attenuation, a pumping station and rising main. 2010 survey season. The survey found evidence of bats using the site for feeding There are no constraints to utilities other than standard necessary infrastructure ARCHAEOLOGICAL AND HERITAGE ASSETS and commuting, but not roosting. The site is likely to be of local value to a small / costs that must be bourne by the developer. The proposal accords with policy S7 moderate numbers of Pipistrelle species, as well as a small number of Myotis bats. (Infrastructure Related to New Development) of the Local Plan by demonstrating Within the development site are an existing group of farm buildings and the Grade None of the rare bat species (barbastelle and horsehoe species) were recorded that the infrastructure requirements which arise as a direct consequence of the 2 listed Pinn Court Farm house. The masterplan has evolved to offer a significant during the survey. A small number of slow worms were found on site but no proposed development can be met. buffer from any development in addition to the immediate area surrounding amphibian species were found. The mature hedgerows are considered to be of the listed building at Pinn Court Farm that is excluded from the application site boundary. During the construction phase the positioning of site compounds will value for nesting birds and foraging and commuting bats. No badger setts were NOISE ASSESSMENT PREPARED BY SCOTT WILSON LTD identified within the site. A small sett is located outside the eastern site boundary avoid the buffer area surrounding this heritage asset. The private, historic drive to which appears to have occasional use. A noise survey and noise model was carried out by Scott Wilson Ltd across the Pinn Court Farm would be retained for private access. A number of existing historic entire site. The results of the survey determined that the majority of the existing hedgerows and trees, between the heritage asset and the development, would In terms of the impact on local biodiversity the proposal there are no nearby site is categorised as NEC B (Noise Exposure Category as set out within PPS24), be retained and supplemented. Whilst the wider setting of the listed building will designated statutory or non statutory wildlife sites that would be affected by the apart from the eastern boundary of the site, closest to M5, which falls within NEC C inevitably change in character from agricultural land to housing, the immediate development. The proposal aims to retain as much hedgerow habitat as possible at night. setting of the heritage asset will be retained. These mitigation measures ensure a and the impact on the mature hedgerow will be “trivial”. The retention of hedges negligible adverse impact. is important for bats as they are used as flight corridors. These corridors should PPG24 confirms that noise should be taken into account when determining remain unlit dark corridors with light spill from neighbouring development planning applications for sites which are categorised as NEC B, and where A number of archaeological features have been identified through geo-physical controlled. No dormice, cirl bunting, otters or badgers will be affected by the appropriate conditions should be imposed to ensure appropriate level of surveys and exploratory trenching. Unlike Old Park Farm, no Roman features have proposed development. New hedgerow / scrub area planting, management of protection against noise. In accordance with PPS25 a bund will be built along the been found. Mitigation measure include avoiding development in the vicinity existing mature hedgerows and the provision of allotments will provide significant eastern boundary of the site at a height of between 4.5m - 6m in order to reduce of some features, however where this cannot be avoided any disturbed features benefits to wildlife. For theses reasons the proposal is considered to accord with noise pollution from the neighbouring M5 motorway. This approach negates the during the construction process will be recorded by a trained archaeologist. This PPS9: Biodiversity and Geological Conservation and Local Plan policy EN6. need for acoustic fences. The bund has been designed in such a way that land impact would only occur in the construction phase and when operational the sloping towards the M5 along the east boundary of the site is levelled off in order development would no longer disturb any archaeological features remaining at the to achieve the appropriate noise attenuation heights, rather than the creation of site.
1111 Site Constraints and Opportunities (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Constraints and Opportunities Plan
12 Pinn Court Farm Exeter architectural detailsfor thesevillageandtown settlements. The following photographic thepalette and ofmaterials analysissummarises todistinctive thearea. and built form, pattern of urban architectural detail and palette of materials that is The traditionalbuildingsandspaceswithinthesesettlementssuggesta historic of Broadclyst. andPoltimore,been considered includingthehamletsofRockbeare andthevillage understanding ofthelocaldistinctiveness. Varied ofsettlementshave typologies ofseveralsettlementshasbeenconsidered nearby character to gainan To inform thedevelopment ofthedesign proposals ananalysisofthearchitectural Local Distinctiveness 1. PINHOE • • • • • • • • I to therecent development atHummingbird Close(inred withnicelydonedetails). brick Rue Way (simplydetailedrender 1940’s groups with5.0mfront gardens (nogarages)up (red1930s semisinrender andrender Road Mayfield brick andbrick), La bungalows), De such asCauseyLane(finered brick /EdwardianVictorian detachedhouses thatface (Langaton lane, ) StationRoad These have withpostwardevelopments beeninterposed red withyellow statusbuildusingcrisp detailing brick housesofvarious brick century a biginfluenceonthelookofPinhoe andthere are anumberoffineexamples19th and of Station ChurchRoad. is the junction Hill of the railwayThe in the 1850’s arrival had withitsownsettlement initsown railway right stationandvillagecentre. The focal point links ithasbecomeperceived astheouter edgeofExeter, Pinhoe asa isstilldiscernible The villageofPinhoe islocated to thesouthwest ofthesite. Although through transport n summary:- proposal. buildingshaveSome detailing which couldbereflected inthenew enhancedbrick treatments, low stone boundary walls,Distinctive andhedges. brick themainhighway oflaneswithshared informalOff surfaces. network with slidingsash,metalcasementsetc. andreflecttheperiod Windows vary styles forMaterials roofs includeslate andplaintile. typical) off white ,cream (only somepalecolours)smallamountoftilehanging (thoughnot yellow detailing, palette brick A distinctive coloursincludingred ofmaterial render brick, Traditional buildingforms withpitched roofs, storey. Low predominantly density 2 storey settlement with some and examples a of halftwo Location Plan 1 2 SITE 3 4 13 13
(Ordnance Survey data © Crown Copyright. All rights reserved. Licence number 100007359.) 14 Local Distinctiveness
Pinn Court Farm 4. ROCKBEARE 3. BROADCLYST 2. POLTIMORE • • • • • • asfollows:- canbesummarised characteristics and Low ofthekey Some Brook. around thestream thatrunsthrough ofParsons thehamletandatintersection Lane islocated toThe theeastofsite. hamletofRockbeare areThe clustered olderproperties • • • • • • • • • summary:- In cohesive architectural andpalettehas atypically character ofmaterials. estate asanexampleofa Devon village,is distinctive where thetreatment ofthebuildings estate whichisnow owned by theNational oftheKillerton formerly part Trust. The village The ofthesite. villageofBroadclyst ofthevillagewas islocated Much to thenortheast • • • • • asfollows:- canbesummarised characteristics ofthekey Some Bampfylde familywhofor Poltimore fiveoccupiednearby centuries House. close to the M5. The hamlet lies within what would have originally been the estate of the The hamlet of Poltimore lies to the west of Broadclyst of Pinn Farm, and northwest Court chimney stackstochimney gables. Architectural detailsincludecasement windows withtileorslate cills. Substantialexposed with ablackpainted plinth.Slate, pantileandthatched roofs. Palette useofawhite distinctive incorporates ofmaterials rough castrender to buildings Traditional cottageforms, low eaves anddoublepitched roofs. wingsandoutshots. Rear Predominantly storey two scale. Narrow streets nopavements. andlanes, shared surface tight to road frontage. setbackfromstream. road Unstructuredform,andsomebuildings buildingswithvarying groupingInformal cottagebuildingsatthecentre ofhistoric ofthehamletnear simplebuildingformsVery withlittleofnoappliedarchitectural detailing. treatments, low stone boundary walls,gatesDistinctive andfencing. picket themainhighway oflaneswithshared informalOff surfaces. network stacks toSubstantial exposedchimney some buildinggableends. Slate andtilecills. Windows are simplecasementbutdeeplyrecessed often into thethickcobcottagewalls. includerubblestone walls,Materials limewashedcob, slate, plaintileandthatched roofs. well asalsoapinkrender. paletteA distinctive coloursincludingavibrantyellow ofmaterial ochre colourrender, as examples ofsimplecottageforms withlow intheroof. eaves androoms partly Traditional buildingforms withdoublepitched roofs, wingsandoutshots. Many medieval Low predominantly density 2storey settlement. useofgabletroofsDistinctive to many ofthe cottages.Victorian predominantly datingfrom the period.Victorian contrast to othersettlementsPoltimoreIn buildings, of brick has a significant proportion palette includes,Materials andlocalrubblestone walling, brick slates andthatched roofs. Low predominantly storey density two ofcottagecharacter. residential properties to road edge, othershave large front gardens. Variation to andinformality setbackofbuildingsfrom theroad. buildingsare Some tight cottages. and Victorian lane, hamletgrouping ofMedieval Informal comprising ofbuildingsalongashared surface
Exeter General Development Principles and Secure By Design
The development proposals reflect current government guidance on creating high SECURE BY DESIGN THE MASTERPLAN - CREATING A SECURE ENVIRONMENT quality development and improving the design quality of the urban environment Good quality design will incorporate many elements that will assist in designing The proposals respond to Secured by Design criteria, including the creation of and in particular draw upon guidance within the following documents: out crime. The reduction in opportunities for crime through the design of the Active frontages as follows: • Planning Policy Statement 3: Housing (2006) proposed development is a key element in creating a secure sense of place at Pinn • Houses are to be arranged to address the street or individual spaces and to give By Design (2000) CABE Court Farm. The masterplan framework is designed to create natural surveillance • positive enclosure to these areas so they are overlooked and create a sense of and sense of ownership of private areas for householders by the use of a clearly • Manual for Streets 2 (2010) ownership. defined perimeter block structure. The aim will be to ensure that every part of the Better Places to Live: A Companion Guide to PPG3 (2001) • scheme is easily identified as either being public or private space. • Both vehicular and pedestrian entrances must be ‘policed’ by gateway buildings, • Urban Task Force Report - Towards an Urban Renaissance (1999) which overlook these spaces. To ensure an integrated approach to security within the design process, discussions • Planning Policy Guidance Note 13: A Guide to Better Practice (2001) • Various pedestrian routes have been created within the design and this will give with the Police Liaison Officer will be undertaken at an early stage as part of the Planning for Sustainable Development: Towards Better Practice (1998) permeability to the site layout, which will encourage pedestrian movement • reserved matters application. around the site and natural ‘community surveillance’. • Sustainable Settlements: A Guide for Planners, Designers & Developers (1995) The development will be designed to address the key principles, highlighted • Flats are designed with both entrances onto the street and from rear courtyards to • Design & Access Statements; How to Write, Read and Use Them’ CABE within the guidance literature for ‘Secured by Design’ as follows: increase street activity. The above set out objectives to create sustainable and well designed efficient • Care must be taken to ensure continuity of frontages at corners with overlooking development, planned to respond positively to its context and promote • Integrated Approach windows to gable ends. environmentally friendly activity patterns. • Environmental Quality and Sense of Ownership • Provide safe routes for pedestrians and cyclists that are overlooked and well lit. To this end an opportunity exists to produce a unique development proposal. • Natural Surveillance • Private parking courtyards are to be limited in size to around 15-20 spaces, larger The scheme should respect its setting and strive for quality in design of the built Access and Footpaths • courts may be permitted but must be visually broken up and well overlooked. environment. Design of the public realm should be paramount; creating a sense of Open Space and Management • Lively internal uses visible from outside or spilling out onto the street. place that reinforces civic pride and promotes a community spirit. • Lighting • • The use of mixed use buildings to primary street frontages to create activity The principal points to consider in meeting these objectives are :- Well designed, attractive, clearly defined and well maintained environments are throughout the day. likely to be a source of pride for residents. This means that a sense of ownership Identity: Creating an environment that has its own sense of identity whilst retaining • The U shaped footprint and courtyard design of the Care Homes is deliberately • and responsibility is present which discourages crime to be committed. The Pinn positive characteristics of its local environment. designed to feel secure and enclosed for elderly residents. Court Farm development will provide an environment where all public areas are • Legibility: Making a place that people can understand and negotiate with ease. well managed and either conveyed to the Council or Parish Council or alternatively • Permeability: Creating sustainable connections within the development and to the placed in a Management Company. wider area. • Sustainable Transport: Encouraging walking and cycling and making public transport widely available to reduce social exclusion. • Energy Conservation: Settlement designed to reduce resource consumption and promote the use of environmentally friendly materials. • Landscape Enhancement: Safeguarding and enhancing the existing landscape framework and mitigating the impact upon existing wildlife. • Sustainable Drainage: Provision of SUDS designed to blend with the existing landscape features. These principles have influenced the way in which the proposals for Pinn Court Farm have been evolved.
Publications referred to for guidance
1515 Sustainability Concepts - Sustainable Connections & Local Amenities
Sustainable Connections Plan
The site is located in a sustainable location within walking distance to existing amenities and transport links.
A number of bus services serve the site linking it with the City Centre.
Rail connections are available from Pinhoe Station providing regular rail connections to Exeter City Centre and London Waterloo.
Local Amenities Plan
16 Pinn Court Farm Exeter Sustainability Concepts
INTRODUCTION 2) ECOLOGY 3) MOVEMENT- PEDESTRIAN & CYCLE LINKS TO THE EXETER SCIENCE PARK These pages describe the key parts of the proposal that are aimed at Ecological surveys have uncovered that the site contains agriculturally delivering a sustainable development, integrating the existing farm improved grassland, four species of bats and is adjacent to a rarely used The concept of permeability lies at the heart of the development buildings into a burgeoning community of new streets and spaces. This subsidiary badger sett. However, the studies have indicated that the proposals. A Transport Assessment, conducted by Scott Wilson, has will deliver diverse benefits for future residents including enhanced links site can be developed without any negative impacts on the biodiversity ascertained that the site is located in an area with excellent potential to local employment opportunities, on site amenities and sustainable currently found at the site. Furthermore, the proposed landscape for developing links to the Exeter Business Park and Science Park. In line connections to existing local facilities. strategy will adhere to Planning Policy Statement 9: Biodiversity and with Planning Policy Guidance 13: Transport, the Masterplan proposals Geological Conservation, which recommends that new developments have been shaped by a desire to make it safer and easier for people to 1) RETENTION OF THE EXISTING FARM enhance existing biodiversity and link with local areas of ecological access jobs, shopping, leisure facilities and employment opportunities Whilst existing farm buildings, located centrally within the site, are to value. An ecological buffer zone will be incorporated between the site’s by public transport, walking and cycling. The proposals encourage be retained and are outside of the application boundary, the proposals built aspect and the nearby M5. Landscaped areas will not only promote future residents to take-up sustainable transport choices rather than could impact the setting of the listed buildings and therefore advice sustainable drainage throughout the site, but also develop new wildlife the use of a private car. has been taken to protect against negative effectives of development . zones for birds and insects. The retention of mature trees and hedgerows The development will facilitate bus use by permitting a route throughout The complex of buildings is considered to be in the location of a former will also help to blend the development with pre-existing local areas of the site and the incorporation of appropriate stops and shelters. Cycle medieval manor house. The retention strategy accords well with national ecological importance. storage facilities will be provided to all residential and non-residential planning policy guidance contained within Planning Policy Statement buildings. The inclusion of combined cycle and pedestrian routes is 5: Planning for the Historic Environment. The farm buildings will help central to the design ethos underpinning the scheme. The Masterplan to provide a tangible link with the past and contribute to the sense of illustrates how the development will deliver connections between the community identity within the new development. The proposed broad nearby Exeter Science Park and proposed Park and Change site. landscaped setting will also maintain the farm buildings as a distinctive focal point, help to merge the old and new urban environment, and These routes are predominantly located along the new linear park, assist in the promotion of social and economic growth in the locality. shielding the development from the M5 motorway, and their use will assist in the promotion of a sense of health and well-being within the future community.
Existing hedgerow Pinn Court Farm
Existing track leading Pinn Court Farm Hedgerow adjacent to Pinn Hill
Local Amenities Plan
1717 Sustainability Concepts
4) ON SITE EMPLOYMENT 5) PARK AND CHANGE FACILITY 6) ON SITE FOOD GROWING The provision of up to 430 dwellings within the site will strengthen the The proposed Park and Change facility in the northern extremity of The strategic allocation of allotments and food growing areas local area. It will be easier for the East Devon locality to sustain itself the site will act as a sustainable transport hub for the area. Individuals throughout the eastern buffer zone endeavours to inspire the new via the expansion in population, creation of enhanced social, economic will drive, walk and cycle to the Park and Change service, and can then community to develop sustainable food systems that are equitable and and environmental conditions and opportunities, and through the take buses into Exeter. Alternatively they will be a very short walking ecologically sound. The key element in sustainable food production is development of the means to enable these elements to support one distance away from adjacent employment uses within the Pinn Court the locality of generation. By producing food within the Pinn Court Farm another. The introduction of up to 450 homes in the area is likely to Farm site and a proposed school in the Old Park Farm site. Furthermore, site itself, the new community will reduce the ‘food miles’ associated increase the local population by circa 1,000 individuals. Together with the network of cycle and pedestrian routes that will traverse the Pinn with many purchases of fruit and vegetables from major food retailers. the residences to be built at the adjacent Old Park Farm and nearby Court Farm site will facilitate onward journeys by cycle and foot to the The diversity of plants and animals will be protected, with otherwise Cranbrook site, this will increase the patronage of local services and Exeter Science Park within two and fifteen minutes respectively. exploited natural resources instead protected. Social benefits will facilities, enhancing their viability, as well as generating a wider and accrue from the consumptions of good quality food, safe and healthy more diverse pool of labour and skills that will support economic products and informal educational opportunities. growth in Devon. There is thus justification for the inclusion of a small area of buildings allocated for commercial purposes, to supplement the employment uses already offered within the Exeter Science Park and as a means of improving the viability of the Pinn Court Farm site itself. Job opportunities will also emerge via the development and operation of the Care Home and Extra Care facility.
Existing Bus Route 1
Indicative Care Home Indicative on site food growing area
Existing Bus Route K
Plan of Exeter Science Park
18 Pinn Court Farm Exeter Sustainability Concepts
7) GREEN PUBLIC OPEN SPACES AND EXTENSIVE PLAY AREAS 8) RENEWABLE ENERGY AND ENERGY EFFICIENCY SUSTAINABLE LIVING
A variety of green and open spaces will be provided throughout Although the orientation of the development presents opportunities for The new homes will be designed to be highly sustainable and energy the development. The landscaped areas will make an important the incorporation of solar thermal or photovoltaic panels, the reflective efficient. The designs will incorporate the following features: contribution to the overall sustainability credentials of the scheme, glare will present a risk to low-flying aircraft landing at the nearby with the retention of natural drainage and promotion of urban cooling Exeter International Airport. The development does, however, present • Use water efficient appliances, fittings and systems, such as dual flush WC’s and biodiversity benefits. The proposals are in line with Planning Policy viable opportunities for the incorporation of mini-CHP units, particularly and aerated taps. Guidance 17: Planning for Open Space, Sport and Recreation, which within the proposed care home, and air source heat pumps to serve all • Highly insulated buildings to meet and in some cases exceed the requires new development to incorporate open spaces that promote other buildings. The detailed energy strategy is described within the requirements of the current Building Regulations, thus minimising the accessibility by walking, cycling and public transport; are accessible Sustainability Statement submitted in support of this planning application. energy used for heating. for people with disabilities; avoid any loss of amenity to residents and It demonstrates that a 31% reduction in site-wide predicted energy • Energy efficient internal and external lighting throughout the scheme. biodiversity; and add to and enhance the range and quality of existing demand can be secured via the recommended renewable technologies. • Houses will be provided with space for individual composters to encourage facilities. All affordable dwellings will be designed and built from the outset to recycling of garden waste and vegetable matter. the Code for Sustainable Homes Level 3 standard; the energy standard • All dwellings will be provided with space for the internal recycling bins to contained within is equivalent to the Part L1A 2010 Building Regulations help promote the recycling of household waste. requirement. To meet this standard, a fabric intensive approach will be • Rainwater goods designed to allow for the installation of water butts. adopted across the site, with enhanced insulation levels, double glazing, • Where white goods are specified these will have at least an A rating for efficient heating systems and controls, as well as an air tight build. All non- energy use. residential buildings will meet the BREEAM ‘Good’ standard and adopt a • All houses and flats will be provided with cycle storage to encourage similarly fabric intensive approach. reduced reliance upon the car for private journeys and sustainable links to Pinhoe Railway Station. • Houses will be provided with the space for rotary dryers in rear gardens to promote the natural drying of clothes. Key • The selection of materials for the construction of the buildings will be 1. Washing line in garden informed by environmental considerations, favouring elements with 2. Windows sized to maximise light penetration the lowest lifecycle impact as determined by the BRE’s Green Guide 3. Organic waste compost bin Specification. Preference will be given to the specification of sustainably 4. High level of insulation sourced materials for all of the main building and finishing elements e.g. PEFC or FSC sourced timber. Care will also be taken to ensure the scheme provides opportunities to Indicative on site food growing area 4 enhance the biodiversity and ecological potential of the site, with the retention and reinforcement of hedgerow habitats and installation of bird/ bat boxes a priority. This will help to provide a strong landscape framework 3 for the scheme.
1 The drainage proposals for this scheme will be in accordance with Environment Agency and SUDS Management Drain requirements. Surface water runoff will be dealt with using sustainable means such as source control via soakaways. Soakaway test have already been carried out across the site, establishing their viability in several locations. As such, the surface water drainage strategy for the site is likely to be a combination of infiltration drainage and attenuation tanks.
2
Indicative on site food growing area Generic Section Through A House
1919 Design Concept
MIXED USES Dwellings set well back front the road frontage of the B3181 to match in with the Generally, higher density development is located to the south and west areas of character of neighbouring properties. the development. A loose pattern of development is provided to the countryside A variety of mixed uses have been incorporated within the masterplan framework edge to the north and east, which gives visual permeability by visually breaking up and these are concentrated around the main square, on entering the site from DENSITY & CHARACTER AREAS the built form and reducing the height of buildings. The character in these areas the B3181. Where possible, mixed uses have been positioned to have frontages to will include the use of detached dwellings and large front and rear gardens. Main Road to ensure they are prominent to passing trade, which will assist in their The masterplan framework indicates a permeable development with a series of key commercially viability. spaces that will aid legibility.
The proposed mixed uses include;,small scale retail, office spaces and Community The framework provides opportunity to create a series of different character areas, Hall which both have a strong identity and which are locally distinctive. The character areas are in part defined by the density of development, continuity and scale of A 60 bed care home is also provided to the west of the main square and this will built form and architectural and landscape detailing. help encourage a mixed age range of occupants within the development and ensure that the development remains active and vibrant during the day.
Overall, the above proposed mixed uses will create significant employment opportunities within the development, in total it is estimated up to 150 full and part time positions. The provision of employment on site may for some residents offer an opportunity for sustainable living and working, reducing the need to travel. In addition, the provision of local facilities such as food retail and a within the development are likely to reduce the need to travel off site to use similar facilities.
URBAN DESIGN STRATEGY
As it is outside the application boundary, the existing Pinn Court Farm complex, its listed farmhouse and associated outbuildings will be retained to the south of the site within a generous landscaped setting appropriate for the character of the listed building. D The development has been structured to create a generous landscape buffer C adjacent to the M5, this will provide a noise buffer and allow strengthening of the landscape on this boundary. E
A hierarchy of roads is provided within the masterplan including; an internal primary loop road from the main square. Secondary roads, mews lanes and private B F drives then feed off from the primary road. Dwellings fronting the countryside G edge, to the north and east, will generally be serviced from private drives. A The development is planned around a series of perimeter block structures to provide a positive built frontage to the block.
A variety of perimeter block sizes are provided, which vary between character areas. Generally, denser urban character areas will have larger perimeter blocks KEY which allow parking within mews areas set back behind the block frontage and A Linear Park & Green Margin lower density areas will have smaller shallower perimeter blocks as parking will be B Retained farm predominantly between plots. Model Village (Makes some C references to farm building) Where development is provided to front the landscape and wildlife corridors, it will D ‘Priory’ Care Homes generally be limited to pedestrian access to the frontage, so that vehicular access E Village Green is to the rear. This approach will allow positive overlooking to these spaces, while F Square & Mixed Uses limiting light pollution to these landscaped corridors which could be created by Park & Change adoptable roads. Particularly, where there are bat flight corridors low lighting levels G
are considered desirable. Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Concept Plan
20 Pinn Court Farm Exeter Masterplan
The masterplan framework has evolved from a detailed understanding of the site constraints and opportunities and best practice design guidance to incorporate the following points which have helped structure and form the masterplan:
ECOLOGY
Wildlife corridors have been created throughout the site by the protection and retention of existing species rich hedgerows. Where these corridors have been formed development is arranged to front and overlook these linear spaces.
The creation of a linear open space, parallel to the M5 motorway, to act both as a wildlife corridor and as a buffer zone to traffic noise.
A development which is sensitive to its setting adjacent to the countryside edge, by careful use of a strong landscape framework, limiting building scale, massing and density adjacent to the countryside edge.
LANDSCAPE AND PUBLIC OPEN SPACE
The retained hedgerow corridors allow the opportunity to reinforce these landscape features and to create a strong landscape framework. The framework will extend into the development and assist in visually breaking up the built mass and form and soften views of the development.
The provision of public open space within the masterplan framework has been provided in accordance with the NPFA ‘Six Acre Standard’ to provide 6 acres of space per 1000 persons. The open space strategy has provided a variety of types of open space ranging from; children’s play areas to informal open space.
Children’s play areas have been identified within the masterplan framework to allow ease of access and use for all children of different ages. Generally, Local Areas of Play (LAP) are provided within 100m of all dwellings and a LEAP within 400m. The larger play areas have been located within the linear landscape buffer to the east of the development.
A managed allotment will be located to the east of the development to allow residents to grow food in a sustainable manner.
Existing trees assessed to be of quality, have been retained within the masterplan and incorporated into open space to form a positive feature.
Reinforcement of hedgerows to the east and southern boundaries is proposed to improve wildlife corridors and screening for neighbouring properties.
The eastern boundary adjacent to the M5 is proposed to have improved landscape planting and screening. The masterplan allows for provision of a 3m high earth bund with a 2m high acoustic fence to be provided along this boundary, to provide improved height to the planting and offer an opportunity to buffer any traffic noise. (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Masterplan
2121 Masterplan Framework
4
5
3
1
Sustainability Concepts 6 1 Retention of the existing farm 7 2 Ecology 3 Movement - Pedestrian & Cycle Links to East Devon Habitat Trail the Exeter Science Park 6 2 4 On Site Employment 5 Park and Change Facility 6 On Site Food Growing
7 Green Public Open Spaces and Extensive Play Areas (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Masterplan
22 Pinn Court Farm Exeter Landscape Design Strategy
1) OVERALL RATIONALE • Retention of existing pattern of hedgerows/field trees, (of historic, cultural, amenity, ecology value) within the public realm where possible to allow for a consistent management approach to these assets. • Compartmentalisation of development plots using existing hedgerow boundaries. • Dendritic pattern of linkages to demonstrate a perceivable change in character as the development is penetrated further. • A perceivable hierarchy of public spaces as the development is penetrated. • Use of traditional external materials/detailing at key locations to reinforce local vernacular. • Simple and intuitive linkages both by car, cycle and foot through the development. • A visually direct cycle linkage between the park and change facility, through the south of the site and on towards the new Science Park development.
2) DEVELOPMENT GATEWAY
• Reinforcement of sense of arrival into development through sensitive external treatment. • Use of country estate styling with gateposts and estate tree planting to reinforce entrance. • Selected use of locally relevant materials and vernacular to external detailing.
KEY
Concept Landscape Masterplan (Courtesy of Scott Wilson)
2323 Landscape Design Strategy
3) MAIN SQUARE • At gateway/entrance location to development (sense of arrival visible from adjacent road junction with B3181 Pinn Hill) • Pedestrian/vehicular junction and thoroughfare into development. • Open aspect of mixed use community/retail development and Assisted Care buildings onto square to encourage use as a meeting place/local landmark within development. • Area of public open space relating to the adjacent community building(s). • POS of incidental character with simple, but high quality landscape treatment to include tree planting, selective use of paved surfaces and creative lighting solutions. Primary Link Section • Opportunity for public artwork/sculpture. • Opportunity for creative lighting of key features/facades . • Use of locally appropriate materials/vernacular/detailing within external open spaces. • Use of passive surveillance within space to promote sense of security/safety within development.
Primary Link Plan Primary Link Plan Secondary Link Plan
4) SECONDARY SQUARE(S) • Visual envelope defined largely by a mixture of built form and existing hedgerow boundaries • At secondary gateway location(s) on pedestrian/vehicular junctions and A consistent line of trees formed from both single sided avenues of new tree thoroughfares within the development. • planting within the public realm/private frontages and existing stock of field trees Open aspect/frontage of key residential buildings to encourage passive • within the retained hedgerows bounding sections of primary linkages. surveillance within square. • Lighting treatment to sections of carriageway bounding existing hedgerows to Incidental area(s) of open space integrated into public realm as an integral part of • account for likely bat activity, (e.g. for foraging/flight routes etc.) the thoroughfare/junction. • Selected use of locally appropriate tree planting, materials/vernacular/detailing 6) SECONDARY LINKS within external open spaces. • Of perceivably less formal character with more variability within scale/widths of • Use as a local nodal point within the development to assist with spatial orientation. public realm. • Visual envelope formed largely by built form with occasional tree planting. 5) PRIMARY LINKS Main Square Plan • Tree planting more incidental comprising of single plantings, small stands or short • Of semi-formal character with a structured appearance and consistently larger rows in contrast to adjacent built forms. scale/width than adjacent subordinate linkages. • Simpler external detailing and surfacing materials. • Selected use of locally appropriate and higher quality external detailing and surfacing materials.
24 Pinn Court Farm Exeter Landscape Design Strategy
7) TERTIARY LINKS
• Of consciously informal character with small scale linkages and selected use of shared surface treatments to provide access to remoter reaches within the development. • Simple external materials and detailing. • Visual envelope typically formed by a combination of built form and existing hedgerow boundaries and field trees. • Low level, way-finding lighting to be encouraged within these areas and to have regard for likely bat activity, (e.g. for foraging/flight routes etc.)
8) ASSISTED LIVING/CARE HOME
• Located in a visually prominent and accessible position within the development and fronting the B3181 Pinn Hill. • Open aspect onto Main and Secondary Squares as key buildings reinforcing visual envelope. • Potential for retention or reinforcement of existing hedgeline to Pinn Hill Road frontage. • Pedestrian permeability provided between built form allowing access between development core and B3181 Pinn Hill with links continuing beyond. Encouragement of passive surveillance of pedestrian linkages from adjacent Assisted Living/Care Home development. • Potential for retention or reinforcement of existing hedgeline to Pinn Hill Road frontage. • Pinn Hill frontage treatment further reinforced with new tree planting which will also provide a contrast to built form.
Secondary Link Plan
Illustrative Sketch of Boundary with Existing Residential Development
9) BOUNDARY WITH EXISTING RESIDENTIAL DEVELOPMENT 10) FOOTPATH/CYCLEWAY LINKS
• Where possible, planning of new development will incorporate complementary • The new development will provide dedicated routes for both pedestrians and land uses adjacent to existing rear garden spaces and residential development. cyclists and be otherwise permeable to non-vehicular traffic. Some links will be • Existing boundary ditch courses, trees and hedgerow vegetation will be retained stand alone, whilst others will form natural extensions to tertiary vehicular links. as screening features and habitat corridor value. • New links will be provided through the Assisted Living/Care Home development • Use of traditional, earth-filled Devon Hedgebanks as new rear garden boundary and connect to proposed links within the Old Park Farm development opposite. treatments to dwellings. This will be further supplemented by the use of additional • New links will be provided from the development out to the south and north to sections of close boarded fencing and climber planting to achieve a secure visual Mosshayne Lane screen, but of traditional appearance. • The existing lane serving Pinn Court Farm will be retained with pedestrian/cycle • Where new areas of Public Open Space bound existing rear garden spaces, new access permitted out up to the B3181 Pinn Hill. tree planting will be provided to filter views into the development. • A dedicated cycle route will be provided between the new Park and Change Facility through the development to the south. This will utilise a combination of vehicular highway and dedicated cycleway links. Where possible, lighting will be of low level, way-finding type with minimal light Illustrative Sketch of the Assisted Care Home Frontage • spillage.
2525 Landscape Design Strategy
11) EXISTING TREES/HEDGEROWS 12) HEDGEROW ACCESS POINTS/BREAK-THROUGH(S) • Screen planting will be provided on the north-eastern boundary with existing housing. • Where possible, the existing network of field trees and boundary hedgerows will • In order to allow essential access to development plots within the site short The opportunity exists to provide tree planting within the car park area in the be retained within areas of public open space or pedestrian/highway infrastructure sections of existing hedgerow will be breached to form vehicular and pedestrian • interest of visual amenity and shade etc. links. This will allow an informed and sensitive management regime to be adopted access points. that would not be possible within a fragmented private ownership. • These access points will, wherever possible be planned to fall outside the Root 14) HABITAT CORRIDOR • Existing hedgerow boundaries are of screening, habitat, historic and cultural value Protection Area and canopy spreads of any trees to be retained. A South West Water pipe easement runs along the base of the M5 Motorway to the development and surrounding area. • Hedgerow access points provide the opportunity for a localised narrowing of the • embankment and eastern edge of the site. • New pedestrian/vehicular infrastructure and associated drainage/services will carriageway to act as passive traffic calming, reinforce the compartmentalised where possible be planned to fall outside the Root Protection Areas of trees to be form of the site layout and minimise the length of hedgerow loss, (with potential • This margin is proposed as a habitat corridor and will supplement a similar habitat retained. benefits for screening and habitat corridor functionality). link identified in the Exeter Green Infrastructure Strategy running approximately 200m to the south of the site. • The lighting strategy will have regard to the likely use of existing hedge lines for • The design and development of hedgerow access points will have due regard to Bat commuting/foraging. the potential use as bat foraging and commuting routes with respect of length of • The link will include primarily native, herbaceous plant material with public access hedgerow loss and lighting design. discouraged to prevent unnecessary habitat disturbance or anti-social behaviour. • The opportunity for the use of no-dig construction techniques could be explored • Essential access will be provided for maintenance purposes and potentially to minimise potential construction impacts upon the rootzones of adjacent voluntary groups for study purposes. sections of hedgerow and field trees. Acoustic Mitigation Zone/POS • Acoustic mitigation for the development will be provided by a combination of 13) PARK & CHANGE FACILITY earth bunding and timber acoustic fencing along the eastern edge of the site and • The park and change facility will be located in a prominent and otherwise location adjacent to the habitat corridor. bounding the B3181 Pinn Hill/Main Road. • On the western, (site side) of the bund slopes will be contoured to allow for a • Whilst some inherent intervisibility into the facility from the adjacent road is variety of land uses and pedestrian/cycle links. desirable, this will be filtered by the provision of new tree planting to the road • Land uses to western slopes of the acoustic bund could include; food growing frontage. areas, orchard areas, kick about areas, play provision and skate park. • There will be limited vehicular access into the facility from the B3181 Pinn Hill • Planting design will include structural planting areas to define different activity which will be subordinate in appearance and external detailing to the adjacent zones and provide variety and interest along linkages. There may also be an main entrance into the development. opportunity to use locally important fruit trees in any new orchard areas.
Acoustic Bund and POS Section (Not to Scale)
Hedgerow Break Through Plan and Section
26 Pinn Court Farm Exeter Movement Framework - Vehicular
SAFE ACCESS
A safe access is proposed to the north of the site onto the B3181, to be located to the north of the properties on the western side of the road, in order not to complicate or compromise access to these properties.
A secondary access linking to Parkers Cross Lane is under investigation. The use of this access could be restricted to pedestrians, cyclists and public transport at peak times. Consideration could be given to allowing this access to provide a route between the B3181 and the employment developments to the east of the M5.
EMERGENCY ACCESS
The southern access will be accessible to emergency vehicles at all times. This will allow for two points of access, so that one is available should the other be impassable.
INTERNAL HIGHWAY LAYOUT
The internal highway layout has been designed to automatically promote speeds of 20mph and less, without uncomfortable traffic calming features or reliance on an oversupply of obtrusive traffic signs. The internal road arrangement and design has been designed to respond to the design criteria set out within best practice guide ‘Manual for Streets’.
BUS AND PEDESTRIAN FACILITIES
To promote bus use, the layout has been designed to allow a bus to penetrate the site and allow all residents a short walk to a bus stop. Buses will be permitted through the restricted southern access. All inbound stops will be provided with shelters and raised bus boarders. (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Vehicular Movement Framework Plan
Junction Plan (Courtesy of Scott Wilson)
2727 Movement Framework - Pedestrian and Cycle
PEDESTRIAN PERMEABILITY
A safe crossing of the B3181 will be provided in the vicinity of the northern access to provide access to the northbound bus stop.
A good linkage and interchange will be required with other bus routes servicing the city.
A ‘bus gate’ is proposed at the junction of Main Road with Parkers Cross Lane to provide buses with a guaranteed journey time through to the Church Hill Junction.
CYCLE FACILITIES
Cycling will be encouraged by providing secure parking facilities at the residential dwellings and at the neighbourhood shop. The internal layout of the site provides the opportunity to provide short cuts for cyclists, where appropriate, and cyclists would be able to use the restricted southern access.
PEDESTRIAN FACILITIES
The form of the internal development is designed to conform to the latest design philosophy, which creates a pedestrian first environment, and puts this foremost in the minds of residents as they leave their front doors. It clearly has to be an environment in which pedestrians feel safe and one that offers direct routes.
Provision will be made within the site to cater for the lack of footway along the south eastern side of the B3181 by a new footway parallel with the existing boundary hedge.
Pedestrian use of the existing access to Pinn Court Farm via Pinn Court Lane has been provided to allow improved connections with the local facilities within Pinn Hill.
Pedestrian/cycle will be provided to the south of the site in order to provide a short route to the recreational facilities to the east of the M5 and to the eventual Science Park development.
Pedestrian links have been provided to the existing footpath to the north of the site which provides links across the M5 to West Clyst Farm, Mosshayne and the River Clyst. (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Pedestrian and Cycle Movement Framework Plan
28 Pinn Court Farm Exeter Parking
RESIDENTIAL PARKING In terms of car parking the document states that in order to accommodate the NON-RESIDENTIAL PARKING variation in car ownership between dwellings developers should provide parking The East Devon Local Plan sets out maximum car and minimum cycle parking spaces according to a number of tables, up to the maximum average of 1.5 spaces Standards for non-residential parking within the East Devon Local Plan are standards as shown in the table below per dwelling set by local plan policy (T10). reproduced in the table below
MAXIMUM CAR MINIMUM CYCLE The tables set out the number of unallocated spaces per dwelling required in MAXIMUM CAR MINIMUM CYCLE LAND USE - DWELLINGS LAND USE - DWELLINGS PARKING PARKING relation to the number of allocated spaces provided. There are tables for privately PARKING PARKING owned houses and flats and also for affordable houses and flats. 1 space per 4 0.15 space per A1 Food retail 1 space per 14 m² 1 space per 60 m² C2 Nursing homes The document states that developers must provide a table setting out the parking bedrooms employee provision for the different dwelling types proposed. A1/A2 Non food retail 1 space per 20 m² 1 space per 120 m² C3 Bedsits/1 Bedroom 1 space Not specified The ‘concept’ of the development, as expounded in the Travel Plan, will be that 3 spaces per 0.15 space per D1 Health centres / surgeries C3 2 or more bedrooms 2 spaces Not specified at peak times journeys will be primarily by sustainable means. Acknowledging consulting room employee that longer off peak journeys will be to a multitude of destinations not catered C3 Sheltered for by public transport, and that visitors to the residents are likely to arrive from a D2 Sports facilities 1 space per 2 players 1 space per 10 players 1 space Not specified accommodation multitude of locations, the car is likely to be the primary facilitator for these trips. The encouragement of car sharing and concept of a car club to cater for residential Non-Residential Parking Standards East Devon Residential Parking Standards off peak journeys should enable car ownership per property to be reduced and hence enable a reasonable car parking provision to be sufficient. Exeter City Council has prepared a Supplementary Planning Document (SPD) providing detailed guidance in support of policy DG1 in the Exeter Local Plan First Review and the replacement policy in the emerging Local Development Framework Core Strategy. The SPD is designed to provide information to all those involved in the development process about the standard of design that Exeter City Council requires for new residential development proposals. It is based on the premise that good quality residential design is beneficial to developers, residents and the community as a whole.
On Plot Garage Parking Rear Access Parking Frontage Parking Drive Through Parking
2929 Use
KEY KEY Residential Public Open Space Retail/Community Hall Existing trees & hedgerows Care Home Proposed trees (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Land Use Plan Open Space Plan
Up to 48% of the overall site will be Public Open Space. LAND USE USES GEA FT2 GEA M2 PARCEL CLASS A Retained Farm and fields Dwelling houses up to 450 units (average area of 1071 ft2) 482,000 45,000 1 to 23 C3 B Linear Park and Habitat Trail Small Retail (up to 3 small units) 2600 240 M1 A1 C Landscape belt around existing farm Care Home with 60 rooms 31,215 2900 R2 C2 Village Green Dementia Home with 60 rooms 31,215 2900 R1 C2 D Up to 20 independent living units average 1200 ft² 24,000 2230 R3 C2 Community Hall 2400 220 M1 D1
30 Pinn Court Farm Exeter Density and Scale
KEY KEY Low Density 1 Storey Medium Density 2 Storey Mixed Use 2 Storey with dormer windows Care Home 3 Storey (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Density Plan Storey Heights Plan
The proposals offer varied densities throughout the landscape structure which will help soften the roof lines An important consideration is the sites existing topography DWELLING HOUSES development to reflect the different character areas of the of the buildings, visually breaking up the form facing its visibility from the west. The south west corner at the top Minimum (m) Maximum (m) * scheme and the sensitivity of different parts of the site. The the linear park. Development in low density areas will be of Pinn Hill is topographically the highest point of the site Width 4 12 proposals follow the historic precedent of the surrounding predominantly 2 storey in height and units will tend to and as such the storey heights will be kept at a maximum Depth 6 12 settlements such as Broadclyst where the greatest intensity be larger family homes, 4 or some 5 bedroom dwellings. of 2 storeys. Height 5 11.5 of development has historically always occurred along the The morphology of the extra care cottages for the In some cases such as the Care Homes and the Mixed Uses RESIDENTIAL FLATS primary route. Mixed and employment uses are grouped retirement village will be low density character which offer the maximum high points indicated are small areas – a roof Minimum (m) Maximum (m) * around the Village Green. opportunities for a strong landscape setting to be created. pinnacle or a key corner to the Community Building and Width 6 50 Medium Density Mixed Use and Care Homes are indented to create a varied and interesting roofscape. Depth 6 35 The majority of the proposal will be medium density (circa These will be medium density areas though configured Height 5.5 13 40 -50 dph). The mix will comprise predominantly housing, in a different way to the main areas of housing to reflect CARE HOME with few flats The density will allow continuous frontages the uses. The L shaped form of the mixed use building will Minimum (m) Maximum (m) * to be created to key public open spaces and to create create a focal point on the Village Green by maintaining Width 12 60 enclosure to the main route and streets, lanes and small continuous frontage and a concentrating the massing for Depth 8 50 shared surface squares. Medium density development a focal point for the community building. This building will Height 4 14 will be predominantly 2 storey, with occasional 2.5 storey have a traditional configuration with flats over shops and GARAGES buildings. the community facility. The U shaped care homes will have Minimum (m) Maximum (m) * the main massing grouped around open courtyards with *Where heights are given the height is taken from the finished level at the principle entrance threshold Lower Density to the dwelling / flat. Due to the sloping nature of the site and the potential underbuild necessary to Width 2.7 7 an open frontage to Pinn Hill. The care cottages and flats accommodate the changes of level, some elevations may exceed (or reduce) these dimensions to the The areas of lower density development (circa 30-37 dph) will have a low density. rear and sides of properties as the levels drop (or rise) around the dwelling. Depth 5.5 7.5 are proposed as lower density housing and will allow Dimensions provided for each building (in accordance with the GDPO 1995 (as amended 2006)), which may be sub-divided into smaller units. Height 4 6 opportunities for significant tree planting and a strong
3131 Appearance
INTRODUCTION
The proposal is to create a new residential settlement that has a strong identity and which also reflects the architectural character of the area. The proposal is to use the good precedents of architectural character seen in Pinhoe along with the nearby villages of Poltimore, and Broadclyst. These will guide the appearance of the new streets, spaces and buildings; the aim being to avoid the development becoming an apparently seamless sub-urban expansion of Exeter and recognisable a part of the A character of villages and settlements to the north east of Pinhoe.
Character areas within the proposal will reinforce this distinctive identity, creating legibility for the resident and visitor. Formed within existing landscape features they show an appreciation of the topography and the retained structural landscaping of hedgerows, farm and trees. This approach will maintain the existing bio-diversity and wildlife habitats and everyone should know where they are and should be able to locate their destination without the aid of signage.
KEY Entrance and Green A Linear Park and Habitat Trail Parkland Edge Retained Farm and Model Village Village Street (Ordnance Survey All rights Copyright. reserved. Licence number 100007359.) (Ordnance data © Crown Character Areas Plan
Section A-A
32 Pinn Court Farm Exeter Appearance - Entrance and Green
The majority of buildings will be two storey. The only three storey building will be the bay end on the corner of the green and square to form a focal point on the approach into the site. This is introduced for urban design reasons as this taller bay end also delineates the Community Building.
Priory Terrace Community Hall And Retail
KEY PLAN
The new main approach into the proposal is from Pinn Hill. The entrance into the site is designed to be rural and open in character deliberately without the connotations The Almshouses of an ‘urban’ development or an ‘Urban Gateway’. The main feature will be the Green, a landscaped and planted space enclosed by mixed use buildings and the retained hedgerow.
The mixed uses around the Green will include a Care Home, small shops, Community North Court Hall and flats; all ensuring an active frontage to a space that will be planted with large trees, grass and bulbs and provided with a path and seats the aim is to emulate Existing the informal grass greens seen in local villages. The retained hedge will maintain Hedgerow existing habitats and screen The Green from the Park and Change which will have its own separate vehicular access from Pinn Hill.. The small square adjacent to the Park & Change green will provide an external paved spill out area for the Community Centre; a shared surface space that incorporate parking spaces for visitors, shoppers and users of the Community Centre.
The proposal is to retain existing planting and provide new planting to visually soften the appearance of the new vehicular access whilst maintaining the required sight lines. Pedestrian access across Pinn Hill to Old Park Farm will be made possible with two new pedestrian crossings for the new footways and cycle way.. This ensures that the two sites are connected and that pedestrian / cycle links to the Exeter Science Park from Old Park Farm are facilitated. The footpath and cycle link directly into the Old Park Farm development will be provided with a ‘Toucan’ Illustrative View Of The Site Entrance crossing (pedestrians & cyclists) giving a continuous link to the footway / cycle way network provided within the new Pinn Court masterplan..
The inner street ‘Priory Crescent’ reflects the design of a traditional ‘broad street’ with a central landscaped verge and on street parking. The houses that face onto the crescent could be a unified design and contemporary appearance. The end of the street will be narrowed and closed with the Almshouses, a focal point building of distinctive design closing the south vista of this inner street. The informal village green at Broadclyst Priory Crescent
3333 Appearance - Entrance and Green
PRIORY COURT
The Care Home, Dementia Home and Care Cottages take the collective form of a traditional Priory or Convent, with U shaped buildings arranged around central Retain existing courtyards. Located along the western boundary it is only the ends of the ‘U’ shape hedgerow wings that face Pinn Hill. This gives these large footprint buildings the same appearance and scale as a short terrace of houses separated by gaps., and ensures the scale will be in keeping with the existing domestic streetscape onto Pinn Hill. Fogs overlook car park The buildings will also be set at a lower ground level than the road further reducing their apparent height with the gaps between the bay ends screened with hedges or fences to make the courtyards secure.
Existing Properties along Pinn Hill
Configuring the buildings as ‘U’ shapes means the massing and scale along Pinn Hill is broken down with gaps in between each end
Retain existing hedgerow and tree Facades set back to suit detailed noise study Existing hedgerow
New road junction
Plan of the Entrance and Village Green
Elevation along Pinn Hill
34 Pinn Court Farm Exeter Appearance - Entrance and Green
KEY POINTS:
• Up to 240m² food store with 12 parking spaces ( 1 space / 20m²). • Up to 220m² Community facility with up to 20 parking spaces. C • Care Home with 60 rooms and Dementia Home with 60 rooms, 40 parking spaces C B (one space per 3 rooms) for staff and visitors plus on street parking. B • Up to 20 independent living units each with 1 car parking space. • Bus stops along Pinn Hill to remain as they are on the main road. • Provision of two a pedestrian crossing points and one cycle crossing point. • Park and Change facility with potential for up to 185 parking spaces. • Park and Change split between peak and off peak use to encourage car/bike interchange for the Science Park. Park and change will include a secure covered bike store.
Illustrative view of the Care Home • Shared surface village street and square with street trees and street furniture. • Predominately two storey buildings some with dormer windows. The only three KEY PLAN storey ‘focal points’ will be on the corner of the green and square to form a focal point to the approach into the site. There could also be some small areas of higher roof on the Care and Nursing Homes to provide a varied and interesting roofscape. The ends of the wings are also set back by up to 15.0m from the road to comply Mainly through coloured render with Key note buildings that frame the green with the constraint of the noise exclusion zone. The wide grass verge up to the • to have some stonework or soft red brick with enhanced detail on the principal building edge will be planted with meadow grass and new native species trees and facades. the existing hedgerow that is well established along Pinn Hill will be retained where possible. There is also an opportunity for a direct pedestrian link to the toucan Access and Inclusivity Features: crossing on Pinn Hill into North Court giving residents easy pedestrian access to the • The site slope will be graded to ensure the layout will be suitable for the elderly and facilities and residences on Old Park Farm. disabled, with a ramp from Pinn Hill to the Park and Change and Part M compliance footways and paths. The Care Home buildings will be mainly two storeys some with dormer windows. The north court of Priory Court will have access via a gated pedestrian route to the There could also be some limited areas of raised roof on the Care and Nursing • proposed a crossing across Pinn Hill to the facilities and houses at Old Park Farm. Homes to provide a varied and interesting roofscape. • Surface parking will give level access to main entrances suitable for wheel chairs Illustrative view of the Independent Living Units and the ambulant disabled.
Section B-B Section C-C
3535 Appearance - Linear Park and Habitat Trail
Section D-D
D D
E E F F KEY PLAN
Section E-E A broad margin 120m in width (400feet) along the east boundary facing the M5 motorway will be a no build zone, necessitated by the joint constraints of the water main easement and a traffic noise buffer. This space will be the Linear Park an extensive grassed area that will include existing retained hedgerows new structural planting to define different activity zones providing variety and interest and swales that will take the form of shallow depressions in the ground. Making the surface of this grassed area very sculptured and suited to natural play means the activities within the linear park could include a skate park, grass recreation areas, a play and bike trail, kick about areas, play provision, food growing areas and orchard areas. The western slopes of the acoustic bund could include a BMX bike trail and fitness trail – the sloping land in itself offering a natural opportunity for pathways and grass terraces.
Section F-F
Indicative images of allotments, skate park and play equipment Illustrative depiction of a play trail
36 Pinn Court Farm Exeter Appearance - Linear Park and Habitat Trail
The easement margin within the application boundary has respected the easement width and if this is added to the width of the existing green verge between the Armco motorway barrier and site boundary the total width will be up to 30m. The proposal is to designate this as a habitat corridor that will supplement a similar habitat link identified in the Exeter Green Infrastructure Strategy that runs approximately 200m to the south of the site.
The link will include primarily native, herbaceous plant material with public access discouraged to prevent unnecessary habitat disturbance or anti-social behaviour by the fence on top of the sound bund and defensive planting. Essential access will be provided for maintenance purposes and potentially voluntary groups for study purposes.
The food areas as well as providing allotment style produce could also be planted with locally important fruit trees to create new orchard areas.
KEY POINTS:
• Vegetation should be retained and managed to create a natural environment, managing vegetation less frequently say 2 or 3 times in the year. THE SITE • Identify and use existing features rather than clearing everything away to start with a blank site. • Use natural materials and water. • Structures such as swings should, where possible be made of timber. • Use bark, sand and pea gravel safety surfaces. • Use pealed logs (preferably a durable timber like oak), tree stumps and boulders as informal play structures or to provide interesting seating. • Use landform to create interesting topography or a sense of enclosure. • Use existing grassland areas for physical games and informal sport (chase games, hide and seek, ball games, throwing/catching games). • Creation of a fitness trail with exercise stations to encourage varied physical activity.
THE HABITAT CORRIDOR
Habitat links are linear features such as river corridors or hedgerow networks, or a series of unconnected habitat patches in close proximity to each other that have the potential to link the habitat reservoirs.
Investment will focus upon:
• Protection, enhancement and creation of links; • Retaining and managing stream courses, hedgerows networks and open spaces within growth areas to create a continuous ‘green network’ for wildlife movement that links to surrounding habitat reservoirs; • Appropriate management to encourage biodiversity and wildlife movement; • New tree, hedgerow and scrub planting to strengthen existing links and fill gaps where there are breaks in habitat corridors; • Identifying new habitat links, incorporating biodiversity gains arising directly or indirectly out of new development. Cranbrook Area Framework Plan extracted from the Exeter Green Infrastructure Study Phase 2
3737 Appearance - Retained Farm and Model Village
Play Area (LAP)
Skate Park
KEY PLAN
The proposals exclude the existing listed farmhouse however great care has been taken to preserve its immediate setting.
The farm and its buildings are all contained within a rectangular boundary area defined by existing hedgerows and trees. The design concept is to leave a clear margin of open space to the north and south sides, design the houses which face towards the farm to have the appearance of a ‘model village’.
This would entail providing a consistent design for these houses so that they have a unified appearance and detailing, such as wall colour, windows, public realm Pinn Court Farm materials and matching front doors and windows. They could also have a detail or reference associated with the existing farmhouse such as the trefoil pattern seen on the old barn window.
Allotments
Illustrative Aerial View Showing the Retained Farm and Surrounding Development
Old Barn Window Pinn Court Farm - Views of existing Farmhouse and Barns that will be retained
38 Pinn Court Farm Exeter Appearance - Retained Farm and Model Village
This unifying use of materials and colours is most obviously seen at Broadclyst in details such as the render colour and black window cills.
Some brick could be used but only for secondary wings, garages and FOGS as this will be consistent with the use of brick on the retained Pinn Court Farm – which uses brick for barns and outbuildings.
The houses in the ‘Model Village’ should have a unified appearance using a limited palette of materials and colours
KEY POINTS:
• Retaining the existing farm buildings and setting with a clear green margin between the proposal and the boundaries of the existing farm. • Opportunity for central location of Bus Stop and shelter for internal bus route. • Location of a new LAP and play trail on the western corner along line of retained hedgerow. • Retain all trees and hedges that have a TPO. • Unified use of materials to reflect the architectural character of a ‘model village’ • Dwellings predominantly two storey and two storey with dormer windows. • Key note buildings at the ends of the main frontage facing east towards the retained farm. • Continuous frontage set back behind a wide grassed verge with tree planting to give a landscaped village character facing the farm and separating the road from the footway. • Private space for the houses that front the farm would be with minimum 1.0m set Front Elevation Of Houses Facing The Retained Farm back enclosed with low stone walls. • Timber knee rail or post and chain railings along the grass verge to deter parking on grass. • External walls to be pale colours or off-white render with black painted cills. • Parking mainly on plot with garages and surface spaces with drive through’s to maintain active frontage. Parking courts can be used where continuous frontage is required or vehicular access is to be restricted (ie facing retained hedgerows). • Some false chimneys will be positioned at key locations to make a visual connection to traditional roofscapes and some houses may have wood burning stoves.
A restricted palette of render colour hues will give this area a distinctive character at the heart of the proposal
3939 Appearance - Parkland Edge
G G
H
H
KEY PLAN
Topographically this is the lowest part of the site to be built on. Wholly residential the perimeter block structure will be orientated to provide an active frontage to the linear park, the narrower streets or lanes, the green corridors and retained hedges.
The main frontages facing east, south east and north east and will be set back between 120m to 140m from the raised sound bund, creating an agreeable setting for lower density detached houses with an open aspect outwards onto the landscaped Linear Park. The proposal is for park side villas set behind a landscaped margin with a 1.0m to 2.0m private planted set back with some enclosed by low stone walls, estate style railings or timber picket style fences. Units will be separated by gaps and will have a traditional appearance with and contemporary details such as larger openings to take advantage of the outward aspect. Parking will be on plot with garages accessed from private drives or from the rear.
Illustrative View Of The Parkland Edge
Section G-G Section H-H
40 Pinn Court Farm Exeter Appearance - Parkland Edge
The inner streets will have an unbroken frontage of units with terraced groups more appropriate to an inner village street. Some courtyard parking with rear access or via drive throughs will maintain the streetscape. The inner streets could be brick and painted brick to be a deliberate contrast from the villas that face towards the park.
KEY POINTS:
• Two and two and a half storey dwellings. • Buildings facing Linear Park to be traditional form with contemporary detailing. • External walls to key note facades in prominent visual locations along the Linear Park to contain a percentage of boarding or coursed rubble stone. • External walls in to be pale colours or off white render with some brick • Buildings could include rear ‘add ons’ or wings. • Villas facing the Linear Park to use a proportion of timber or coloured Eternit Illustrative Street Scene boarding. • Buildings on inner street could be brick. • Flat roofed bays finished in dark grey colour to match slates. • Some chimneys will be positioned at key locations facing the park to enhance the roofscape and some houses may have wood burning stoves. • Some rear courtyard access to car parking where buildings front onto retained hedgerows.
Illustrative Street Scene
The houses that face onto the Linear Park would have a traditional form and scale and could incorporate contemporary detailing
4141 Appearance - Village Street
KEY POINTS:
J • Two, two storey with dormers and one and a half storey buildings. External walls to be mainly pale colour render or painted brick with cast stone J • K cills. K • Some cills, reveals and plinths painted. • Key note buildings of brick or render with unified / enhanced detail at the corners of the streets and inland lane, and around the small squares. • Continuous frontage with private areas at the front from 0.5m up to 1.5m enclosed with low stone walls to render buildings or brick walls to brick Front elevation of flats that have the appearance of a row of cottages buildings. • Some car parking to flats and terraced groups contained in rear courtyards to maintain continuous frontage. • Some on street parking. • Buildings of traditional form. KEY PLAN • Roofs of reconstituted slate or concrete plain tile. • Some slate hanging to gable ends and first floor of FOG’s. • Divided casements to give vertical proportion to window openings. Sliding sash This is the Village Street – the main area of residences linked by streets and lanes and window proportion to key note buildings. punctuated by small informal squares and greens. This will be a mixed density area, with perimeter blocks crossing the sloping ground giving a slightly varied roofline, • Some false chimneys will be positioned at key locations to make a visual with stepped eaves and front boundary walls. Mixed frontages consist of terraced connection to traditional roofscapes. groups with drive throughs and FOG’s augmented by two storey key buildings on corners and at road junctions. There will be a number of flats that will also be two storey and will take the form of rows of cottages (see elevation)
Whilst in the main the external wall finish will be through colour render some of the streets and lanes could be in brick and painted brick. Done with consideration street by street this would give a varied and interesting streetscape and will prevent the scheme being too homogeneous but avoid unnecessary variation of each house type. The unified use of materials and details in the small squares will also help to improve legibility.
The main vehicular route will run through this area from north to south with a Illustrative View Of a Typical Parcel possible bus exit at Parkers Cross Lane.
Examples of continuous frontage
Section J-J Section K-K
42 Pinn Court Farm Exeter Conclusion
The objective will be to create a place that compliments and enhances the existing settlement of Pinhoe; that will be a varied hierarchy of streets and spaces that are safe, easy to use and will be immediately recognised by residents and visitors as being part of this area. The masterplan should ensure maximum possible sustainable and efficient development of the land and be planned to minimize imposed burdens on local eco-systems and promote environmentally friendly activity. Design of the public realm will be paramount; creating a sense of place that reinforces civic pride and promotes a community spirit.
It will provide the following benefits:
1. Comprehensive approach to matters of design and topography.
2. Comprehensive approach to landscaping.
3. Up to 30% affordable housing across the site.
4. Education contribution (via Section 106 agreement).
5. Highways/transportation contribution (via Section 106 agreement).
6. Guaranteed delivery of community floor space (phased via Section 106 agreement).
7. Up to 48% of the overall site will be designated as public open space.
8. Provision of Community Building (possibly to be managed by the Parish Council).
9. The proposal will use neutral elements, key focal point buildings and terraced groups as identified in the local context studies.
Examples of continuous frontage
4343