Design and Access Statement Former Westbury Hospital Site Development April 2016

Contents

Document Structure 6 5. DESIGN DEVELOPMENT AND STRATEGY 55 Project Team 7 5.1. Design Development 56 5.2. Layout Development 60 1. INTRODUCTION 9 1.1. Overview 10 6. DESIGN & ACCESS 63 1.2. Community Engagement 12 6.1. Use 64 1.3. Pre-application Advice 13 6.2. Amount of Development 66 6.3. Indicative Layout 68 2. ANALYSIS 15 6.4. Scale Parameters 70 2.1. The Site and its Location 16 6.5. Landscape 72 2.2. The Site in Westbury 18 6.6. Access 74 2.3. Connectivity 20 6.7 Sustainability 76 2.4. Facilities 22 6.8 Visuals 77 2.5. Driving Times 24 2.6. Walking Distances 26 APPENDIX 81 2.7. Green Spaces 28

3. CONSTRAINTS & OPPORTUNITIES 31 3.1. Constraints and Opportunities 32 3.2. Long Distance Views and Visual Impact 34 3.3. Topography 36 3.4. Trees and Landscape 38 3.5. Transport and Access 40 3.6. Current Built Form 42 3.7. Site Photos 44

4. CHARACTER AREAS 47 4.1. Westbury Town Centre 48 4.2. Neighbouring Streets 50 4.3. Surrounding Area 52

Foreword

This Design and Access Statement has been prepared by Keep Architecture Limited in conjunction with the consultant team listed on the following page. This document has been prepared to support the outline planning application submitted to Wiltshire Council in respect of the proposed redevelopment of the former Westbury Hospital Site. The outline application is for all matters reserved except access and therefore the proposed design and layout information provided in this document are for illustrative purposes only. Document Structure

The document is structured into six chapters:

1. Introduction The frst chapter introduces the scheme and reason for the development. It discusses the planning context, as well as consultations with the public. It further discusses and analyses pre- application advice received for the scheme.

2. Analysis The second chapter analyses the site’s location within Westbury, exploring the existing settlement boundary, access and connectivity to the site and facilities within Westbury.

3. Constraints and Opportunities This chapter investigates the site in more detail, presenting the constraints and analysing them in order to create opportunities for the scheme.

4. Character Areas

This chapter studies the characters of various areas in and around Westbury, specifcally Westbury Town Centre, the site’s neighbouring streets, and the surrounding landscape.

5. Design Development and Strategy Further to the analysis, this chapter presents the design strategy that has resulted from various iterations of the scheme, and shows some of the earlier design solutions.

6. Design and Access This chapter explains the design elements of the scheme, specifcally identifying the uses on the site, the amount of development, the indicative layout of buildings and open space on the site, the scale of buildings, and the landscape strategy within the site. This chapter also explains the access strategy.

6 Project Team

NHS Property Services Planning Sphere Keep Architecture Site Owner and Client Planning Consultants Architects and Masterplanners www.property.nhs.uk www.planningsphere.co.uk www.keeparchitecture.co.uk

Carter Jonas Kavanaghs Jubb Consulting Engineers Property Consultants Residential and Commercial Agents Transport Consultants www.carterjonas.co.uk www.kavanaghs.co.uk www.kavanaghs.co.uk

Engain Greenhalgh Landscape Architecture Ecologists Landscape Architects www.engain.com

1. Introduction 1. INTRODUCTION

1.1. Overview

Overview The proposals for the application site have been informed by a technical evidence base, contextual studies, and a process of pre- application engagement. The fnalised proposals seek outline planning permission, with full details of access, for up to 59 dwellings, on site public open space and associated access and landscaping works. Full details of ‘access’ are included in the application submission with ‘layout’, ‘scale’, ‘landscaping’ and ‘external appearance’ reserved for subsequent determination. The layout shown in this document is for illustrative purposes only.

Development Principles The design has been developed to produce a scheme that is appropriate for the site and meets with the requirements for residential developers. A layout that has a suitable mix of accommodation, good ‘fronts and backs’, aspect, access, service routes, public open space, private gardens, and parking has been provided. The illustrative layout indicates a preferred layout however this layout may change when the scheme is progressed at reserved matters stage.

Planning Context A full planning assessment of the application proposal is set out in the accompanying Planning Statement prepared by PlanningSphere. The Planning Context Plan illustrates the location of the Westbury settlement boundary and the area of the site allocated for housing under saved Policy H13A of the West Wiltshire District Plan 1st Alternation (2004). Wiltshire Council are currently reviewing all settlement boundaries pursuant to the emerging Site Allocation DPD which will be published for consultation in September 2015.

10 1. INTRODUCTION

5 2 74

C h u

r ch 2

2 1

5 1 1 6 2 8

Hillcroft 11

7 9

1 4 1

2 2

Key

Settlement Limit Boundary

8 Site Boundary

Site allocated for housing under saved Policy H13A of the WWDP 1 1st Alt (2004) = 0.73ha

2 Existing hospital site lying within the settlement boundary = 1.19ha

3 Residual area excluded from settlement boundary = 0.40ha Planning Context Plan

11 1. INTRODUCTION

1.2. Community Engagement

Public Consultations 11th February 2015 A drop-in community engagement event took place from 4:30 to

7:30pm on Wednesday 11th February 2015. The event was publicised Quality Quality Healthcare in advance via a leafet drop, a news release, notifcations sent to Healthcare TopographyEnvironments and access he site itself is elevated above the local access road with the main site set at m O Environments bove Ordnance atum. From the ospital oad access on the western edge of the site there is approximately a 10m rise in level to the eastern boundary. From the site the landscape town and local Wiltshire Council members and via NHS Property then rises to a ridgeline approximately m east at m O. he landscape then falls to a meet a historic feld boundary and trac at m O. he landscape then steps up further to the alisbury lain plateau at m O. he intermediate ridge at m is very Services’ website and Twitter feed. Articles mentioning the session Site context prominent in the3 wider landscape screen containing views from the east. The former hospital is situatedConstraints on the south east side of Westbury and is set in an established and opportunitiesThere is no public accessMasterplan across the site. However, there are several paths and bridleways proposal residential area.2 The site is accessed from the A350 along Hospital Road via a short section adjacent to the site from the residential streets and into the wider surrounding countryside. of one way street. The main vehicular and pedestrian access point is from the junction of These routesA and scheme the respective views for are 72 explored homes in the following section of this report. appeared in the Wiltshire Times and White Horse News newspapers. Hospital Road and The Butts. On thePlanning north and west boundaries context there are areas of established low level residential development. To the south lies the Leighton Recreational Centre which comprises a large sportsThe hall former with adjacent hospital sports site pitches extends and tennis to courts.2.3ha The and aspect is surrounded to the east opens by onto existing housing on three Design strategy agriculturalsides. Approximately felds. 52% of the site area accommodates the former hospital buildings and Visual appraisal associatedApproaching thehard site surfacedfrom the west, areas. along theThe local site roads bridges there is the little existingevidence of built the extent up area of Westbury and theof transitionthe hospital siteinto or thethe main countryside buildings. The to sitethe is south. very well contained with mature planting Because of the steep gradient of the topography between the site boundary and Salisbury even though it is elevated from the road. Plain, careful consideration must be made as to the visual impact of the site. The site is The siteThe is site not can covered be divided by intoany twoheritage character designations areas; the old with hospital the buildings, nearest ancillarylisted buildings some approximately 100m below the plateau of the Salisbury Plain. The long distance view of the 100m away,accommodation and the and boundary associated of hard the standing Westbury to the conservation west, and the ‘L’ area shaped more grassland than 400m from the site will mean that the relationship to the green edge will have to be addressed sensitively, as The event took place at The Laverton, Westbury and members of the to the north and east. Within the old hospital area there are several groups of mature trees site entrance. art of the site is classifed as rade b agricultural land. o the east of the well as its relationship to the built surroundings. site are threeand sections ites ofof maturepecial boundary cientifc planting. nterest Most of this is limited pton to the ow entrance own area ratton and owns boundaries. Similarly, in the more open grassland areas there is no vegetation of any real PEDESTRIAN and alisbury lain. n addition to this the alisbury lain is designated as a pecial rea of AND CYCLIST Quality note in this area expect for the boundary planting. ACCESS client and consultant team were present to discuss the proposals with onservation . Frontages and green spaces Healthcare VEHICLE ACCESS The two main green areas, one at the entrance to the site, and the The Council adopted the Wiltshire Core Strategy in January 2015, which provides a strategic RETAIN EXISTING Environments Bratton Downs (SSSI) PEDESTRIAN second to the south-west corner, will be retained. The dwellings will planning policy framework to 2026. The Core Strategy makes provision for further housing GREEN AND CYCLIST and employment growth in Westbury. The Council is now commencing work on a second ACCESS face away from the boundary into the site, with the back gardens

attendees. VEHICLE ACCESS facing the back gardens of the existing surrounding houses. tier plan nown as the ite llocations evelopment lan ocument. his plan will review GARDENS PROVIDE GREEN BUFFER Introduction settlement boundaries and provide more detailed development management polices to replace the ‘saved’ Local Plan policies. Massing and Scale FRONTS ensity of the dwellings will be ept low around the boundary to We have initiated a preapplication process with Wiltshire ouncil ocers to discuss the 1 the south-east of the site in order to minimise visual impact from possibility of progressing a planning application proposal for the whole site later this year, the surrounding countryside and Salisbury Plain. The density can A scheme for 72 homes as it is recognised that the vacant site is not fulflling any benefcial purpose at present and MAINTAIN ‘GREEN’ BOUNDARY LOWER DENSITY DENSER EXISTING AREAS be increased near the entrance of the site, and within the centre of MINIMISE is no longer needed for healthcare provision. Wiltshire Council has acknowledged that the TO BE GREEN USED FOR PUBLIC VISUAL IMPACT BUILT ON the site, around the former hospital building footprint. site could assist in providing additional open maret and afordable homes to meet the ore OPENPLAY SPACE AREA AND CHILDREN’S Approximately 100 people attended. Welcome Ordnance Surve FOOTPRINT y, (c) Crown Copyright 2014. O O OF Strategy housing requirement for the Westbury community area. Landscape AllStrategy rights reserved. Licence number 100022432 back gardens EXISTING Thank you for attending this drop-in information event. HOSPITAL Landscape Representatives of NHS Property Services and their team are here today to explain and discuss The existing green to the south-west of the site would be retained draft proposals for the vacant former Westbury Community Hospital site. The hospital ceased Ordnance Surve and used as public open space for the development and wider operation in 2012 after the opening of the new, purpose-built White Horse Health Centre in y, (c) Crown Copyright 2014. Westbury Leigh. Other public bodies have been ofered the building but have not expressed ‘green’ Massing Strategy All rights reserved. Licence number 100022432 community. A children’s play area will also be located in this green any interest in the property. The site has been declared surplus to NHS requirements by The existing site Draft illustrative masterplan area. green bufer will be maintained around the boundary of the healthcare commissioners. YOU ARE site. HERE Please note: This draft site layout has been prepared for A full overview of all pre-application engagement, including the The purpose of this consultation event is to seek the community’s views on the scope and Lanham’s Close content of the draft masterplan proposals. Following the event the proposals will be fnalised discussion purposes only as part of a pre-application pedestrians and submitted as a formal outline planning application to Wiltshire Council later this year. You process of community engagement. The next phase of the vehicles will then have a further opportunity to engage directly with the formal planning process. b visual impact consideration proect is to fnalise these draft proposals and we hope to Salisbury Plain (SSSI) The reason we are seeking outline planning permission is to maximise the return on the sale N feedback from the ‘drop-in’ consultation event, is set out in the of this surplus site for the public purse, and to set some parameters for the basic details of submit an outline planning application to Wiltshire Council the scheme. We are therefore keen to hear the thoughts of local people – please feel free to later this year. Firm plans for a site layout may difer from The Stables complete a feedback form after you have taken a look at the proposals. the ones shown here. hard Statement of Community Engagement that has been prepared by Leighton Recreational‘green’ Centre

Hospital Road 100m PlanningSphere. Wider context plan back gardens soft

Studland Park

Hospital Road back gardens White Horse Health Centre Uptown(SSSI) Cow The Butts A350

95m 3

a 3 3

e 3 4 Train Station 3 pedestrians Conservation Area

2 4 The Butts 3 2 3 2 4

2 2 3 2 N

3 2 2

2 4

2 2

2 3 4 2 3 e 2 2 2 2 3 2 2

Settlement Boundary 4

2 Special Landscape Area 2 4

3 2 2 3 2

2 2

3 3 2 3 2

3 3 1 3

site boundary e 2 2 a. principal vehicular access n 2 Former Westbury Community Hospital Site e b e 2 . secondary pedestrian and r Google Maps Image cyclist access Residential Allocation n o t d c h . pedestrian link to Leighton ig ecreation round e L

f d. proposed children’s play area e. detention basin area for ood storage 10m 20m c f. 30m amenity pond forming part of 40m the public open space 50m 1 one bedroom ats 2 = two bedroom house 3 = three bedroom house 4 = four bedroom house

Public Consultation Information Boards

12 1. DEVELOPMENT1. INTRODUCTION OVERVIEW

1.3. Pre-application Advice

A proposal for 72 dwellings with on-site open space was submitted Highways The proposals in this Design and Access Statement address the to Wiltshire Council. This proposal was also presented to the local comments that were raised during the public consultation event and community at the 11th February 2015 informal ‘drop-in’ event, from the pre application advice. • Road must have minimum width of 5.5m with a 2m pavement to and discussed with Wiltshire Council offcers at a meeting on 16th both sides (can be reduced to 0.5m margin around turning heads) February 2015. • Layout to accommodate a large refuse vehicle • Secondary/emergency access required Written Pre-application advice was received from the Council dated • 1 bedroom homes must have minimum 1 parking space 12th March 2015. This advice is summarised as follows: • 2 to 3 bedroom homes must have minimum 2 parking spaces • 4+ bedroom homes must have minimum 3 parking spaces Housing • 0.2 spaces of visitor’s parking must be provided per dwelling • Residents should be able to access key destinations within the • Affordable housing provision requirement is 30%, but less after town safely and conveniently on foot and by bicycle the application of Vacant Building Credit • A mix of 1, 2 & 3 bed affordable homes to be provided with some 4/4+ bed homes Fire & Rescue • Affordable housing to be split into 80% affordable rented and 20% shared ownership tenures • Majority of shared ownership homes to be approximately 65% 2 • Access to the site, for the purpose of fre fghting should be bed houses and 35% 3 bed houses adequate for the size and nature of the development • Affordable homes must at least meet the minimum sizes and Homes and Community Agency Design Quality Standards/ Scheme Development Standards • 10% of affordable homes should be Lifetime Homes Ecology • Affordable homes should be dispersed throughout the scheme in clusters of no more than 10 units • Boundary hedgerows should not form the curtilages of dwellings if they are of great ecological value Arboriculture

• Attenuation pond near to large Cedar tree on site should be Open Space moved • Public open space requirement (for 72 dwellings) is 2642m2 and Landscape should include a LEAP (Local Equipped Area for Play).

• A more generous landscape buffer should be provided between the housing and the Special Landscape Area site boundary • Some houses pressed against the edge of the site will be overshadowed by boundary planting • Any planting for landscape mitigation should be in public open space (rather than within the curtilage of private residences) so there is no risk of it being removed in the future.

2. Analysis 2. ANALYSIS

2.1. The Site and its Location

The Location of Westbury

Westbury is in the west of Wiltshire, near the border with Somerset. The town lies at the north-western edge of Salisbury Plain, and has a population of around 14,700. The two nearest towns are Warminster 1 (5 miles south) and Trowbridge (5 miles north).

The town has good rail links as it acts as an intersection point between the popular Wessex Main Line and Reading to Taunton line. Nearby cities include Bristol, Bath and Salisbury.

A full description of site location, and its accessibility, is set out in the accompanying Transport Statement prepared by Jubb.

1. Westbury White Horse 2. The Laverton 3 3. The Old Town Hall

16 2. ANALYSIS

GLOUCESTER GLOUCESTERSHIRE OXFORSHIRE Newport AVON Swindon Cardif Bristol BERKSHIRE Bath WILTSHIRE

Westbury

SOMERSET HAMPSHIRE Salisbury Taunton Wiltshire Yeovil

DORSET DEVON

CORNWALL Melksham

Bradford-On-Avon

Trowbridge

Westbury

Warminster

WEST WILTSHIRE

Location of Westbury

17 2. ANALYSIS

2.2. The Site in Westbury

Salisbury Plain

The south-west of the town is visible from the higher ground of Salisbury Plain, making the site a visually sensitive area. The plain is the largest remaining area of calcareous grassland in north-west 1 Europe, and is a rich wildlife habitat and therefore designated as a SSSI (Site of Special Scientifc Interest).

The Settlement Limit Boundary

The Settlement Limit Boundary around Westbury does not include the undeveloped areas of the site.

1. View of south east side of site 2. Neighbouring Leighton Green 3 3. View of The Butts

18 2. ANALYSIS

Key

Site Boundary

Settlement Limit Boundary

Site of Special Scientifc Interest1

Steep Slope

1 Information from

Westbury

0 5 3 A 3 1 2 Visible Site

Salisbury Plain

The Site in Westbury

19 2. ANALYSIS

2.3. Connectivity

Rail and Bus Links

The main train station servicing the town is Westbury Station, which provides good links to nearby cities. The main lines in service at the station are the Reading to Taunton Line, the Wessex Main Line 1 between Cardiff and Portsmouth, and the Heart of Wessex Line with services from Bristol to Weymouth.

There nearest bus stop is approximately 350m away from the site on Warminster Road.

Road Network

The A350 runs through Westbury starting north of Chippenham and ending in Poole, and passes just north of the Site.

1. Bus stop near site on A350 2. A350 by Hospital Road turning 3 3. Westbury Station

20 2. ANALYSIS

Key

Site Boundary

A Roads

B Roads Westbury Station 3 Railway

Train Stations

Bus Stops

B3097 B3098

A350

A3098 A350

Dilton Marsh Station

Connectivity

21 2. ANALYSIS

2.4. Facilities

Public and Community Facilities

Westbury currently has one secondary school, two primary schools, a junior school and an infant school. 1 There are four existing facilities for the elderly; The Westbury (Bupa) Residential and Nursing Home, Westbury Court Care Home, OSJCT’s Watersmead Residential Care Home, and Greengates Residential Elderly & EMI Care Home.

A new health centre was opened in 2012 on the south-west edge of the town to replace Westbury Hospital.

1. Westbury Court Care Home 2. Westbury Town Centre 3 3. White Horse Health Centre

22 2. ANALYSIS

Key

Site Boundary

Schools

Care Homes & Elderly Care

Shopping

Community Centres

Health Centres

1 2

Facilities

23 2. ANALYSIS

2.5. Driving Times

The town centre is within an approximately 4 minute drive of the site, and it is approximately an 8 minute drive to Westbury Station. The A350 acts as a main linking road from the site to its surroundings. 1

1. Station Road towards town centre 2. A350 towards Hospital Road 3 3. The Butts towards the application site

24 2. ANALYSIS

Key

Site Boundary

A350

Driving Distance1 Westbury Station 1 Information from

s es

s e t t u e

t n u i

n m i n 6

i m

u 2

in t e m s

3 4

Driving Times

25 2. ANALYSIS

2.6. Walking Distances

As this diagram shows, a large proportion of Westbury can be reached on foot from the site. As marked, there is a public footpath that leads through a residential area to the edge of the site, but none that pass directly through the site.

1 1. Footpath in Westbury

26 2. ANALYSIS

Key

Site Boundary

Public Footpaths

Walking Distance1

1 Information from

inute m s 6 s te 4 u in m m i n

0 u 1 t e 1 s minu 8 tes m 2 in utes

Walking Distances

27 2. ANALYSIS

2.7. Green Spaces

The diagram to the right shows the wide variety of green spaces within Westbury and surrounding areas. The site adjoins a large sports feld and is close to a number of small woodland areas.

1. Leighton Recreation Centre grounds 2. Prospect Square 3 3. All Saints Crescent

28 2. ANALYSIS

Key

Site Boundary

Play Areas

School Playing Fields

Parks & Gardens

Sports Fields

Public Open Space

Woodlands

Green Spaces

3. Constraints & Opportunities 3. CONSTRAINTS & OPPORTUNITIES

3.1. Constraints and Opportunities

There is good existing access to the site for both pedestrians and vehicles.

The hard and soft landscaping, as well as the existing building on the site could be utilised to dictate higher and lower density areas within the scheme.

The surrounding houses should be respected, with care taken to avoid overlooking between properties.

The existing hedgerows around the perimeter of the site should be retained, especially to the south-eastern boundary edge, where visual impact from the Salisbury Plain is a critical consideration.

1.Hard and soft landscaping 2 2. Existing eastern hedgerow

32 3. CONSTRAINTS & OPPORTUNITIES

visual impact consideration

‘green’

back gardens

100m

back gardens

hard

soft pedestrians vehicles

‘green’ 95m 2 back gardens

pedestrians Hospital Road

The Butts

Constraints and Opportunities

33 3. CONSTRAINTS & OPPORTUNITIES

3.2. Long Distance Views and Visual Impact

Approaching the site from the west, along the local roads there is little evidence of the extent of the hospital site or the main buildings. The site is very well contained with mature planting and is elevated from the road.

However, because of the steep gradient of the topography between the site boundary and Salisbury Plain, careful consideration must be made as to the visual impact of the site. The site is approximately 100m below the plateau of the Salisbury Plain. The long distance view of the site will mean that the relationship to the green edge will have to be addressed sensitively, as well as its relationship to the built surroundings.

bury Pla Salis in

200m

100m

Site boundary

34 3. CONSTRAINTS & OPPORTUNITIES

Modelled views of the site from Salisbury Plain Modelled views of the site from Salisbury Plain

35 3. CONSTRAINTS & OPPORTUNITIES

3.3. Topography

The main site is set at approximately 95m AOD. From the Hospital Road access on the western edge of the site there is approximately a 10m level change to the eastern boundary. From the site the landscape rises to a ridge-line approximately 200m east at 142m AOD.

The Landscape then falls to a meet a historic feld boundary and track at 132m AOD. The landscape then steps up further to the Salisbury Plain plateau at 200m AOD. The intermediate ridge at 142m is prominent in the wider landscape screen containing views from the east.

There is no public access across the site. However, there are several paths and bridleways adjacent to the site from the residential streets and into the wider surrounding countryside. The views from these routes should be considered.

Wider Topography

36 3. CONSTRAINTS & OPPORTUNITIES

Lanham’s Close Key

Site Boundary

103m The Stables

Studland Park 83m

The Butts

Hospital Road

Leighton Green

Topography

37 3. CONSTRAINTS & OPPORTUNITIES

3.4. Trees and Landscape

The majority of trees and all the hedges are situated along the boundaries of the site. A large cedar tree situated on the area of open space to the west of the main building has been categorized grade A because it is a mature specimen offering high visual amenity to the area and considered worthy of its protected status. The majority of the hedgerow is a native species hedge consisting mainly of Hawthorn. One section of hedgerow consists of densely planted Field Maple, Hawthorn and some English Elm. Another section contains mainly ornamental species such as Cotoneaster and Viburnum, with some individual trees growing within the hedge-line.

In total, nineteen trees and three hedges were surveyed. Of these, one tree was categorized A (trees of high quality with an estimated remaining life expectancy of at least 40 years), two trees and one hedge were categorized B (trees of moderate quality and value), one tree was categorized U (trees in such a condition that they cannot realistically be retained as living trees in the context of the current land use for longer than 10 years) and the remaining trees and hedges were categorized C (trees of low quality with an estimated remaining life expectancy of at least 10 years).

A full tree survey and tree constraints plan is set out in the accompanying Arboricultural Statement prepared by Silverback Arboricultural Consultancy. 1

1. Cedar tree on site 2 2. Boundary hedgerows

38 3. CONSTRAINTS & OPPORTUNITIES

Lanham’s Close Key

Site Boundary

Existing Hedgerow The Stables Existing Tree

Category A Tree

Root Protection Area Studland Park Existing Green Space

The Butts

Hospital Road

Leighton Green

Trees and Landscape

39 3. CONSTRAINTS & OPPORTUNITIES

3.5. Transport and Access

The application site is situated some 700 metres south of Westbury Westbury Railway Station is located 1.8 km north of the application Town Centre and benefts from being in close proximity to a wide site and can be reached within a 20 minutes’ walk or a short bus range of compatible and supportive ‘day to day’ services offering a ride via Bus No 265. The station has numerous facilities that include range of opportunities for people to travel to and from the site by a a manned ticket counter and automated ticket machines, a café, on variety of means of travel. platform benches, a car park and around 24 cycle parking racks. Operating as a major junction, the station provides an important The site is currently served off the Butts which forms part of a one intersection connecting mainline services to regional and sub- way system allowing only southbound traffc exiting from the A350 regional centres including Taunton, Salisbury, and Chippenham with Warminster Road. onwards connection to the rest of UK.

With the majority of local amenities accessible within 1.5km travel distance, the application site benefts from a highly permeable walking network that can be accessed directly off the A350 facilitating convenient and safe access to most “day to day” facilities and services.

The provision of existing cycleways in Westbury is a combination of on-road cycle lanes and traffc-free segregated tracks. An on-road cycle route can be accessed along the Butts which travels through the adjoining residential estate providing cycle links to Leighton Recreation Centre in the south and Westbury Town Centre to the north.

Westbury is reasonably served by bus services that connect the site with the local/regional centres such as Trowbridge, Warminster, Bath, and Frome. The nearest bus stops are located along Warminster Road some 130m north of the A350/Hospital Road Junction. Both bus stops are provided with fnger posts and timetable boards, with the eastbound stop also benefting from a shelter and seating facilities.

40 3. CONSTRAINTS & OPPORTUNITIES

Lanham’s Close Key

Site Boundary access to garages Cycle Path The Stables Footpath

One way system

Studland Park

The Butts

Hospital Road

s es cc p a edestria n

Leighton Green

Transport and Access

41 3. CONSTRAINTS & OPPORTUNITIES

3.6. Current Built Form

The existing former hospital building has a foor area of approximately 3057m2. The on site hard landscaping consists of the access road, car parking area and paths around the building. The remainder of the site is undeveloped.

The building is of little architectural interest and even though it is in reasonable condition has minimal commercial or operational value.

The form and massing of the existing building gives a good indication of the starting point for arriving at the appropriate scale of replacement buildings for the site.

1. Existing building 2 2. Existing building

42 3. CONSTRAINTS & OPPORTUNITIES

Lanham’s Close Key

Site Boundary

Existing Hard Landscaping The Stables Existing Built Form

Studland Park

The Butts

Hospital Road

2 1

Leighton Green

Current Built Form

43 3. CONSTRAINTS & OPPORTUNITIES

3.7. Site Photos

5 2

4 3

1. Existing building 2. Back of existing building 3. Undeveloped land 4. Existing vegetation 5. View from existing building 2 towards site entrance

GSPublisherEngine 0.1.100.100 Ground Floor 3. CONSTRAINTS & OPPORTUNITIES

3 4

4. Character Areas 4. CHARACTER AREAS

4.1. Westbury Town Centre

The historic heart of the town is Market Place, where a weekly market was held dating back to the 1250s. This square is formed by some of the oldest buildings in the town such as the All Saints Church built in the 14th century.

Westbury High Street was built in the 1960s and features a small retail area.

3 5 6 4 1 2

1. Westbury Town Centre retail area 2. Westbury Town Centre retail area 3. Market Place 4. All Saints’ Church 5. Maristow Street 6. Edward Street

48 4. CHARACTER AREAS

1 2 3

4 5 6

49 4. CHARACTER AREAS

4.2. Neighbouring Streets

There is a strong residential character to the neighbouring streets. Houses along The Butts are generally quite large and are either semi- detached or detached with large front gardens and drives in a variety of materials.

Some houses are two storey, especially nearer to the application site, however further along The Butts there are some bungalows. The adjacent cul de sac of Leighton Green is again made up of a combination of single storey and two storey homes, the majority of which are detached. These houses look out on to open green space.

5 4 3 1. House along The Butts 1 2 2. House along The Butts 3. House along The Butts 4. Housing along The Butts 6 5. Housing along The Butts 6. Housing on Leighton Green

50 4. CHARACTER AREAS

1 2 3

4 5 6

51 4. CHARACTER AREAS

4.3. Surrounding Area

The following photos were taken as part of a landscape appraisal of the area surrounding the site. For full details please see the accompanying Landscape Statement prepared by Greenhalgh Landscape Architecture.

1. View looking north-west from footpath between the Wesses Rideway and the Imber Range bridleways 2. View of public footpath leading to The Butts 3. View looking north-west from the public footpath 4. View looking north-west from the end of the track south of Leighton Recreation Centre

4 2

52 4. CHARACTER AREAS

5. Design Development and Strategy 5. DESIGN DEVELOPMENT AND STRATEGY

5.1. Design Development

Existing Characteristics

The two main green areas, one at the entrance to the site, and the second to the south-west corner, will be retained. The main vehicular access and pedestrian access routes will also be retained.

ACCESS TO GARAGES

VEHICLE ACCESS

EXISTING GREEN

GREEN BOUNDARY OPEN COUNTRYSIDE EXISTING GREEN

56 5. DESIGN DEVELOPMENT AND STRATEGY

Frontages

The dwellings will face away from the boundary into the site, with the back gardens facing the back gardens of the existing surrounding houses. There will also be frontages on to the public open space to create a secure environment through natural surveillance.

PEDESTRIAN AND CYCLIST ACCESS

GARDEN TO GARDEN

FRONTS GARDEN TO GARDEN

VEHICLE ACCESS

FRONTS

EXISTING BUILDING FOOTPRINT

OPEN COUNTRYSIDE EXISTING GREEN

57 5. DESIGN DEVELOPMENT AND STRATEGY

Density

Density of the dwellings will be kept low around the boundary to the south-east of the site in order to minimise visual impact from the surrounding countryside and Salisbury Plain. The density can be increased near the entrance of the site, and within the centre of the site.

LOWER DENSITY

DENSER MINIMISE VISUAL IMPACT AREAS TO BE BUILT ON FOOTPRINT OF EXISTING HOSPITAL

58 5. DESIGN DEVELOPMENT AND STRATEGY

Green Spaces

The existing green to the south-west of the site would be retained and used as public open space for the development and wider community. A children’s play area will also be located in this green area. A green buffer will be maintained around the boundary of the site.

ON-STREET PLANTING

GARDENS PROVIDE GREEN BUFFER

MAINTAIN ‘GREEN’ BOUNDARY OPEN COUNTRYSIDE PLAY AREA

59 5. DESIGN DEVELOPMENT AND STRATEGY

5.2. Layout Development

One of the main issues raised at the public consultation drop-in event was the density of the proposal being too high. The fgure and ground diagrams on this page clearly show the how the density has been lowered, with more detached and semi-detached properties being provided in the application scheme in order to respond more appropriately to the surrounding residential areas.

Some other aspects of the design that have changed as a result of the public consultation drop-in event as well as the pre-application advice given by the Council are as follows: • Placement of the attenuation ponds - one was too close to the large cedar tree on site

• A more generous landscape buffer provision to the south east boundary of the site

• Provision of at least 2642m2 public open space to include a LEAP

• Moving of housing too close to boundary planting to avoid overshadowing and prevent overlooking to surrounding properties.

• Minimum road width of 5.5m

The updated layout has been adopted to address and resolve these requirements.

60 5. DESIGN DEVELOPMENT AND STRATEGY

4 1-

Figure and Ground Development

Public Consultation Stage Application Scheme Now

February 2015 June 2015 April 2016

Lanham’s Close

The Stables

Studland Park

The Butts Hospital Road 3 4 3 4

3 4 3 4 2

2 3 a 2 3 e 2 4 2 2 4 2 2 2 3 2 2 3 2 2 3 4 2 2 3 2 4 2 2 3 3 2 e 3 2 3 2 2 2 3 2 2

2 3

3 2 3 2 3 2 3 2 3 2 1 3

2 2 e 2 2 d

f n

e r

n o t h c g i e L

Illustrative Masterplan Development

6. Design & Access 6. DESIGN & ACCESS

6.1. Use

The Proposed use The proposed use for the site is residential, with the provision of public open space to include a LEAP (Local Equipped Area for Play) in order to support the new housing provision.

The use of the site for housing is in keeping with the surrounding area which is mainly residential.

The provision of pedestrian and cycle links through the site, leading to the Leighton Recreation Centre playing felds will be of use to the new residents as well as the residents of the surrounding area.

1 1. Precedent image of housing

64 6. DESIGN & ACCESS

Key

Site Boundary

Contours (1m interval)

Residential up to two storeys (10.5m to ridge) above proposed ground level.*

Landscape (existing landscape features, ecological buffers, public open space).

Primary Access Road

Pedestrian Area

95m 94m Main Vehicular Access

96m Pedestrian/Cyclist Route

97m Attenuation Pond

Indicative LEAP - subject to detail design 98m

86m 87m Existing Trees to be maintained 88m 99m 89m 100m 90m Existing Trees to be removed 93m 91m 101m 92m Existing hedgerow

Proposed Trees

3m corridor for badgers

93m

94m

* proposed ground maximum 1m above existing level (levels indicative as an 96m assessment for cut and fll volumes has not 97m been carried out) to allow for cut and fll, 96m drainage, alignment to streets etc.

Parameters Plan

65 6. DESIGN & ACCESS

6.2. Amount of Development

The proposed scheme is for up to 59 dwellings. The site area is House Type Area (sqf) Area (sqm) Number 2.3ha meaning that the illustrative layout has a proposed density of 2 bed houses 800 74 17 26dph which strikes a reasonable balance between respecting the established character of this part of Westbury whilst also making 3 bed houses 950 88 12 effective use of the site. 3+ bed houses 1100 102 14 4 bed houses 1250 116 8 The scheme proposes a suitable mixture of 1,2,3 and 4 bedroom homes as recommended by the Council in the pre-application advice. 1 bed apartment 500 46 6 2 bed apartment 800 74 2 Total Units 59 Total Area 55000 5110

Affordable at 30% 18 Of which affordable homes (affordable rented): 1 bed apartment (2p) 538 50 4 2 bed houses (4p) 850 79 4 3 bed houses (5p) 1001 93 3 4 bed houses (6p) 1141 106 1 12

Of which affordable homes (shared ownership): 2 bed houses (4p) 850 79 4 3 bed houses (5p) 1001 93 2 6

Total Affordable Units 18

66 6. DESIGN & ACCESS

Key

Site boundary

4 Bedroom House

3 Bedroom House

3+ Bedroom House

2 Bedroom House

1 Bedroom Flats

2 Bedroom Flats

Lifetime Home

17 53 Afordable Homes 16

46 Affordable Rented 5 1 47 54

14 5 5 Shared Ownership 48

13 49

56 42

43 11

10 57

59 44 35

5 34 4 9

33 8 58 32

5 31 0 6 5 0 4 3 1- 7 29

27 4- 40 20 2

1 2 39

22 38 23

7 3

6 3

Amount Plan

67 6. DESIGN & ACCESS

6.3. Indicative Layout

The suggested layout follows the design principles on pages 56-67 of this document.

A variety of two storey housing is provided that meets with the local housing demand. The majority of the housing is in the form of semi- detached homes with private gardens and on plot parking.

The orientation of the proposed housing is infuenced by the existing suburban grid, however the development edges are softened by the subtle reorientation of the lower density areas to the south-eastern boundary.

68 6. DESIGN & ACCESS

Key

b Site Boundary

a Principal Vehicular Access

b Secondary Pedestrian and Cyclist Access

c Pedestrian Link to Leighton Recreation Ground

d Proposed Children’s Play Area

e Detention Basin Area for Flood Storage

2 Total No. of dwellings: 59 5

17 53 16

5 1 47 54

14 55 a e 48

13 49

56 42

43 11

10 e 57 59 44 35

5 34 4 9

33 8 58 32

5 31 0 6 5 0 4 3 1- 7 29

27 4- 40 20 2

1 2 39 e 22 38 23

7 3 e

6 e 3

e d

d d

Illustrative Masterplan

69 6. DESIGN & ACCESS

6.4. Scale Parameters

The majority of the housing will be semi-detached and detached, with a few rows of terracing. All of the housing will be 2 storeys. This will relate to the scale of the surrounding residential areas.

The Butts Site Boundary

Long Site Section AA

70 6. DESIGN & ACCESS

Key

Site Boundary

1 Storey

1 1 /2 Storey 2 Storey

17 53 16

5 1 47 54

14 55

13 49

56 42

43 11

10 57

59 44 35

5 34 4 9

33 8 58 32

5 31 0 6 5 0 4 3 1- 7 29

51 A

27 4- 40 20 2

1 2 39

22 38 23

7 3

6 3

Building Heights Plan

71 6. DESIGN & ACCESS

6.5. Landscape

Landscape Approach Key Objectives 1. Potential for larger building footprint The proposals should refect and reaffrm the approach of a clear and robust defnition between the urban and rural edge. The 2. Potential for smaller scale buildings in area and mass 5. redevelopment of the site will sit within the context of the urban 3. Retain mature tree and woodland group at the entrance 5. settlement. The edge to the open countryside terrace should be treated sensitively, with development set back from the boundary 4. Strengthen the feld boundary, creating a full dense hedge with 7. and removed from the higher areas, the feld boundary enhanced. groups of trees, mature trees allowed to develop refecting the 3. 7. 6. wider feld patterns 2. The density and scale of the proposed development should be graded 5. Boundaries to residential properties to be treated carefully with across the site, with the larger building footprint centred on the gardens set out to integrate old and new historic footprint of the old hospital and smaller scale development 4. in the other areas. The principal of retaining the mature boundary 6. Development to be set back from higher ground 5. 1. planting is a key component in ensuring the redevelopment can be successfully accommodated on site. 7. Landscape proposals to create a framework for new development, form connections and create routes of habitat creation and SUDS 8. drainage strategy 1 The Planting Proposals 8. Opportunity for new Public Open Space to link with adjacent The existing mature trees on the Hospital Road frontage and the sports provision. mature existing hedges that forms the boundary are to be retained. A number of existing trees will be removed. In accordance with the Existing trees Arboricultural survey, the majority of which are “category C” (“trees Existing hedgerow of low quality with an estimated remaining life expectancy of at least 10 years”). The trees that are to be removed are to be replaced Residential / Conservation edge, typical species Cedrus spp, Fagus sylvatica Atropurpurea, Pinus sylvestris with a signifcant number of new trees. The strategy behind the species selection is based on the transitional nature of the site from Medium size trees for boundary, typical species Sorbus spp, Betula adjacent residential / conservation area to rural edge. This edge will spp enhance the existing area with a mix of ornamental exotic evergreen Street trees, typical species Acer campestre ’Streetwise’, Pyrus and deciduous trees. The street within the development will consist calleryana ‘Chanticleer’ of typically urban species with a columnar form and tight canopy. Native species typical species, Quercus robur, Acer campestre, Tilia The trees to existing property boundaries are proposed as medium spp, Prunus spp. sized deciduous trees with light canopy to allow defused views and Hazel grove light shade. The rural edge will be predominantly deciduous native species with several native Scots Pine. Hazel groves and native multi- Multistemmed trees, typical species, Prunus avium, Tilia cordata stemmed trees have been proposed to the play area to encourage Native marginal plants natural play. Native wildfower plants Grass Boundary/ habitat planting Shrub planting 1. Landscape key objectives 2 Hedging 2. Planting strategy Ecological corridor N

72 6. DESIGN & ACCESS

Key

Existing Tree Retained

Proposed Tree

Hedge

Ecological Corridor

Native Marginal Planting

Native Wildfower Planting

Grass Areas

Boundary/ Habitat Planting

Ornamental Shrub Planting

Asphalt

Threshold Surface to Residential B. Units

Paved Shared Surface

A. Informal Pedestrian Connections B. Play Area Surface

A. Entrance

B. Attenuation Area

C. Play Area

B. C.

Landscape Plan

73 6. DESIGN & ACCESS

6.6. Access

Approaching the Site The development will ensure inclusive access to buildings for all residents and visitors. There is good accessibility to the site on foot, by cycle, by bus and car. Access to the site will be clearly defned and will be further enforced through the application of signage where necessary.

Access within the Site Individual parking bays and vehicular movement within the site will be defned through appropriate white lining. Disabled bays are to be included and these will be clearly identifed.

Pedestrian routes on the site are to be clearly defned. Changes in level within the site will be kept to a minimum, with dropped kerbs incorporated where necessary.

1. View down Hospital Road towards A350 2. View down The Butts 3. Site entrance from The Butts

1 2 3

74 6. DESIGN & ACCESS

Key

Site Boundary

Primary vehicular access

Primary access road

Minor Roads

Pedestrian/cyclist route

17 53 16

5 1 47 54

14 55

13 49

56 42

43 11

10 57

59 44 35

5 34 4 9

33 8 58 32

5 31 0 6 5 0 4 3 1- 7 29

27 4- 40 20 2

1 2 39

22 38 23

7 3

6 3

Road Hierarchy Diagram

75 6. DESIGN & ACCESS

6.7 Sustainability

Overall, the development site at the former Westbury Hospital Site can be considered to be contributing positively to the sustainability of its immediate surroundings as well as within the local and regional government areas.

Wiltshire Council is committed to achieving sustainable development. As a result the current planning policies for this area emphasise the importance of sustainable growth with particular emphasis on the encouragement of energy effciency and green energy and industry. It is important, therefore, that the proposed development site contributes to the Council’s sustainability aims as well as meeting regional and national objectives for sustainable development. This sustainability statement demonstrates that the proposals satisfy a number of key objectives, responding to local needs and requirements and conforming to current good practice.

The design team are aiming for an improvement of CO2 emissions through implementation of energy effciency measures within the building and the installation of LZC technologies (photovoltaic panels) for the space and water heating needs. Through these objectives, the design team are ensuring that they have maximised the opportunities to enhance the environmental performance of the design and ultimately that the best practice sustainability standards will be implemented in practical terms within the proposed development.

In summary, the sustainability statement has informed the design process by identifying opportunities and constraints for sustainable development, and the process has highlighted the proposals sustainability performance against national, regional and local planning policy.

The site itself is suitable for sustainable development given its location in relation to services, amenities, open space, transport links etc. For full details of the site’s accessibility please see Section 4.0 of the accompanying Transport Statement prepared by Jubb.

76 6. DESIGN & ACCESS

6.8 Visuals

Illustrative perspective showing houses overlooking public open space

77 6. DESIGN & ACCESS

6.8 Visuals

Illustrative perspective showing landscaped planting strips along public highway, front gardens and shared surfaces

78 6. DESIGN & ACCESS

6.8 Visuals

Illustrative perspective showing view along cycle link and play area with overlooking houses

Appendix Design Development APPENDIX

Indicative Layout June 2015

Key

Site Boundary

a Principal Vehicular Access

b Secondary Pedestrian and Cyclist Access

c Pedestrian Link to Leighton Recreation Ground

d Proposed Children’s Play Area

e Detention Basin Area for Flood Storage

f Amenity Pond Forming Part of the Public Open Space

Total No. of dwellings: 60

Illustrative Masterplan

82 APPENDIX

Indicative Layout April 2016

Key

Site Boundary 19

18 a Principal Vehicular Access 52

17 53 b Secondary Pedestrian and Cyclist 16

Access 46

5 1 47 54

14 c Pedestrian Link to Leighton 55

Recreation Ground a e 48

13 49

d Proposed Children’s Play Area 56 42

43 e Detention Basin Area for Flood 11 10 Storage e 57 59 44 35

5 34 4 9

33 8 58 32

5 31 Total No. of dwellings: 59 0 6 5 0 4 3 1- 7 29

27 4- 40 20 2

1 2 39 e 22 38 23

7 3 e

6 e 3

e d

d d

Illustrative Masterplan

83 APPENDIX

Wiltshire Council Planning Consultation Response

Offcer Name: Raquel Leonardo Date: 04.01.2016

Comment 1 Units 35-38 should face onto the POS but given the prominence of their rear boundaries (key focal point) these should be in the form of a good quality low wall screened by a meaningful landscape strip. The illustrative landscape proposals seems to include a planting strip (which should be increased) however the illustrative site plan shows parking on this location. Main access route

Hedges Parking shown Grass Areas at key focal point 38

Open Space Units facing onto Public

Illustrative Landscape Plan June 2015 Illustrative Masterplan June 2015

84 APPENDIX

Amendments Following Council Feedback

• Units 36-41 face onto public open space. Parking has been moved to driveways. The access road extends along the public open space to unit 36 .

• The main access route links to a pedestrian route leading to the recreation ground, with the public open space forming a focal point.

Main access route 39

36 Open Space Units facing onto Public

Green space as key focal point

Illustrative perspective showing pedestrian link to recreation ground Illustrative Masterplan April 2016

85 APPENDIX

Wiltshire Council Planning Consultation Response

Comment 2 The play area should be brought closer to the junction so that it’s better supervised. It’s encouraging to see a link to the adjacent recreational ground but this connection (to include a 106 sum to provide with a link to the centre’s entrance) should be looked at in detail in conjunction with Leighton Recreational Centre. The location of the amenity pond so close to the play area could pose a safety risk and my recommendation would be to fence it off.

Supervision needed for play area

Proximity to play area

Pond - potential safety risk?

Link to recreation ground

Illustrative Masterplan June 2015

86 APPENDIX

Amendments Following Council Feedback

• Play Area is 20m away from front elevations of housing.

• Trees are still in place, but are placed less densely surrounding the play area, to allow for supervision.

• The link to the recreation ground is narrower.

20m

Equipped Play Area

Link to 1 recreation ground

1. Illustrative perspective showing houses overlooking public open space Illustrative Masterplan April 2016

87 APPENDIX

Wiltshire Council Planning Consultation Response

Comment 3

The nature of the main street connecting the site entrance to the Improved pedestrian/cycle link to the north needs to be improved. Units 27, connection to 31, 43, 47 and 53 should be corner units, incorporating windows of pedestrian/ inhabitable rooms to side elevations, creating active frontages to cycle link the southern aspect of that street. In addition, a good quality low needed boundary wall should start at the rear corner of the house (rather than joining up at the front elevation) and it should be screened by boundary vegetation.

Vegetation

Illustrative Masterplan June 2015

88 APPENDIX

Amendments Following Council Feedback

• Units 42, 46, 52 and 19 have been moved to the edge of their boundaries. Their side elevations will have high quality windows, creating an active frontage to the main road. Active frontages from side elevations • Landscaped planting strips, and front gardens for the houses to improve pedestrian/ the north side of the street, improve the street elevation. cycle link

• A good quality boundary wall will join the back gardens of the units.

• Units 52 and 19 are larger units, with side elevations overlooking the pedestrian/cycle link.

1 19

Boundary Wall Boundary vegetation 42

Front Gardens improve street elevation

1. Illustrative perspective of main street and pedestrian/cycle link Illustrative Masterplan April 2016

89 APPENDIX

Wiltshire Council Planning Consultation Response

Comment 4 It’s diffcult to see how the proposed landscape planting strips located between the plots will be retained as these will be incorporated onto private gardens. It’s preferable to maximise opportunities to plant trees and shrubs in the public highway rather than relying on vegetation in private ownership to soften the look and feel of the proposed development. None of the proposed dwellings seems to have a front garden which could result in a very harsh look unless detailed appropriately (i.e. no kerbs, shared surface with conservation paving, planting.)

Lack of front gardens - hard landscape

Landscape planting strips through back gardens

Illustrative Masterplan June 2015

90 APPENDIX

Amendments Following Council Feedback

• Landscaped planting to the front of the dwellings, on the public highway. 1

• Front gardens exist along all semi-detached and detached housing, with hedge boundaries softening the street elevations.

• Shared surfaces exist at nodal points, detailed to soften the street landscape.

Areas of shared surface

Landscape planting strips on public highway, including front gardens

1. Illustrative perspective showing landscaped planting strips Illustrative Masterplan April 2016

91 APPENDIX

Wiltshire Council Planning Consultation Response

Comment 5 Plots 51, 52, 57, 58, 59 and 60 are quite weak in form as the dwelling’s position doesn’t seem to relate to the rest of the development. In addition, the screening vegetation seems to be placed within back gardens, which is not a suitable way to guarantee its retention. Since this area will be most visible from the Special Landscape Area it needs to be designed accordingly to respect those views. The proposals should respond to the site constraints and opportunities and respond to the local setting, views in and out etc. Development should face onto the countryside and form positive streetscapes screened by planting in the public realm. 57

Building’s position 58 unrelated to other 60 development

Landscape planting strips through back 51 gardens

Building’s position unrelated to other development 52

Illustrative Masterplan June 2015

92 APPENDIX

Amendments Following Council Feedback

• Units 56-59 have been placed on a grid in relation to the surrounding houses and boundaries.

• Unit 50 is placed in relation to the side elevation of unit 41.

• Unit 51 becomes a feature house at the end of the curved mews road.

• Existing planting screens these units from long distance views from the Special Landscape Area.

56 Houses placed on a grid

Elevations 41 relating to each other Feature house 51 at end of curve

Illustrative perspective showing houses set on curve Illustrative Masterplan April 2016

93 APPENDIX

Wiltshire Council Planning Consultation Response

Comment 6 All the proposed buildings are 2 storeys high. Given the presence of 1.5 and 1 storey dwellings in the vicinity I think that more could be done to help and integrate this development into its surroundings and minimise the impact from the SLA.

Key

Site Boundary

1 Storey

1 1 /2 Storey 2 Storey

Building Heights Plan June 2015

94 APPENDIX

Amendments Following Council Feedback

Key

Site Boundary

1 Storey 18

2 1 5 7 1 /2 Storey 1 53 16 2 Storey 46

5 1 47 54

14 55

13 49

56 42

43 11

10 57

59 44 35

5 34 4 9

33 8 58 32

5 31 0 6 5 0 4 3 1- 7 29

27 4- 40 20 2

1 2 39

22 38 23

7 3

6 3

Building Heights Plan April 2016