DESIGN and ACCESS STATEMENT Beverley Parklands, Phase 2
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DESIGN AND ACCESS STATEMENT for Residential Development at Beverley Parklands, Phase 2 Beverley East Yorkshire Client: Risby Homes Ltd 1 Contents Page Section 1 Introduction 3 Section 2 Site Access and Constraints 6 Section 3 Site Layout and Use 9 Section 4 Massing and House Design 15 Section 5 Drainage Design 21 Sangwin Architects 20 Flemingate Beverley East Yorkshire HU17 0NR www.sangwinarchitects.co.uk T. 01482 887729 Prepared on behalf of Risby Homes Ltd 18 February 2021 COPYRIGHT: The contents of this document must not be copied or reproduced in whole or in part without written consent of Sangwin Architects 2 1.0 Introduction 1.1 The proposed site is located on the eastern edge of the East Yorkshire town of Beverley and is surrounded on three sides by residential properties. The Planning Application site area is approximately 2.40 hectares and is flat in gradient. The site has a rectangular linear plan form and has direct vehicular and pedestrian access points from various adopted roads on Beverley Parklands. Location Plan of proposed site 1.2 Beverley Parklands leads directly on to Hull Road, which is one of the main arterial roads leading out of Beverley providing good access to Hull and East Yorkshire. 1.3 The site is currently unoccupied and is privately owned. 1.4 The land is not located in a Conservation Area, but is located within the current development limits. 1.5 The land is not located in a Flood Zone. 1.6 The application site is in the new East Riding Local Plan (2019–2027) Allocations Document, adopted July 2016, and is described as: Policy BEV-K - Land South of Beverley (East of Railway) (37.34ha) This site is allocated for mixed use including housing, employment and open space development. Proposals will be required to: a. Provide a substantial landscaped buffer to the southern boundary adjacent to the southern relief road; b. Protect and enhance long distance views of the Minster from the southern approaches to the town; c. Incorporate comprehensive Sustainable Drainage Systems; and d. Prepare a Masterplan to guide the development of the whole site that must be submitted to and approved in writing by the planning authority. 3 Section 6.25 of the Allocations Document describes potential land use as: “Whilst residential development will be the predominant use on the site, there will also be an element of employment development” This highlights the ERYC’s desire to see new homes built on the land. The Allocations Document also refers to the need for a Masterplan as part of any future planning application submission, a point which will be discussed in the Planning Statement which accompanies this application. 1.7 In June 2020, the East Riding of Yorkshire Council placed a Tree Preservation Order (Woodmansey No. 9) on a portion of the trees located on the southern boundary of the site. The preservation of the trees creates a wonderful barrier to the adjacent commercial buildings located on Hull Road and, therefore, provides an attractive setting for new homes. Plan showing trees protected by the Tree Preservation Order 1.8 The land has been left vacant for many years due the East Riding of Yorkshire Council’s decision to relocate the south-eastern boundary in a different location to the one initially chosen. The original route of the south-eastern bypass was through the application site and, as part of the proposals, ERYC constructed a bund and planted a large number of trees to form a screen from the road. The impact of the relocation of the south-eastern bypass has resulted in the land being left vacant and overgrown for many years. The land is private land and members of the public have no rights to gain access for recreational purposes. 4 1.9 The land, prior to purchase and alteration by ERYC, was farmland. All the houses on Beverley Parklands were originally built on green open farmland, as the map from 1966 clearly indicates. It was not until the middle of the 1980’s (less than 40 years ago) that the green farmland was converted to new homes for Beverley. Map from 1966 5 2.0 Site Access and Constraints 2.1 As a result of the decision by the East Riding of Yorkshire Council to relocate the south-eastern bypass, the site has been left vacant and overgrown for many years. The ERYC, as part of the noise remediation from the future bypass, planted trees on the farmland which, over time, have become unkempt and allowed new trees to self- seed. As a result of the lack of maintenance by the landowner the trees and plants in certain areas occupy large areas of land and, as mentioned, the largest area of trees has correctly been protected by a new TPO. The retention of trees gives the site a great sense of permanence and will create a wonderful setting for new homes. 2.2 The site is bordered by houses to the north, which form the residential area known as Beverley Parklands, and has pedestrian links to existing streets such as Rosemary Way, The Whins, The Meadows, The Glen and The Dell. To the east of the site is the new commercial element including Lidl, a new petrol station and a new coffee shop. Rice Close forms the northern boundary and was constructed by the applicant, Risby Homes, as phase 1 of the Beverley Parklands development. 2.3 The site is linear in nature and stretches approximately over 550 metres in an east- west direction, but only a maximum of 80 metres from north to south. The site also includes a slither of land between Phase 1 and the recently constructed care home. 2.4 The majority of existing structures surrounding the site are two-storey in height, however the new care home is a three-storey structure but sits well within its plot and does not create any issues relating to overlooking. The majority of the commercial buildings to the south-east are screened by the trees covered by the TPO, with only Lidl being exposed to view from the application site. 2.5 There is an existing open watercourse on the southern and western boundaries with a flow running from the rear of the houses on Rosemary Way in an easterly direction towards the rear of Lidl. The watercourse is on average only approximately 800 mm deep. 2.6 As stated previously, a portion of the more important trees have been recently protected by a new Tree Preservation Order. The remainder of the trees have been identified in the Tree Report by Mr M Feather, which accompanies this application. 2.7 Access to the site will be through Phase 1 (constructed by Risby Homes), the principle of which has been established as part of a Pre-Application Enquiry submitted on 16th August 2018 (reference DC/18/02711/STPREP) by Risby Homes. The Highway response to, and acceptance of, the submitted drawing (reference 3071/09), extract shown below, is highlighted in an email dated 18th October 2018 from Mr A Forsey. 6 Extract of Drawing 3071/09 taken from the Pre-Application Enquiry to ERYC in October 2018 2.8 The road layout within the site has changed slightly and access through an adjacent road, The Glen, has been indicated on the application drawings. This access was not available at the time of the Pre-Application Enquiry; however, the Highways Officer did ask if access to The Glen could be incorporated and therefore the revised scheme should be considered equally as acceptable as the previous version. In addition, the site plan submitted for the Pre-Application Enquiry indicated a total number of 42 houses accessed via the new road. However, as a result of the TPO, the number of units has reduced substantially to 26 houses off this access, so should still be acceptable. 2.9 There will need to be some amendments made to the current road design for Figham Gate to allow access to Phase 2. Risby Homes has confirmed that the alterations for the access can be made on adopted highway or land under their control. Extract of proposed site plan showing the existing road design (as built) in yellow 2.10 All information relevant to access and highways will be covered in the Transport Statement by Local Transport Projects, which accompanies this application. 7 2.11 The site is devoid of any major services which would cause the design to be affected. 2.12 In January 2021, Wold Ecology carried out an Extended Phase 1 Habitat Survey and did not identify any issues of concern. Please refer to survey document for the ecology of the site submitted as part of the application. 2.13 The application site lies just outside the flood zone and is, therefore, suitable for new homes. A Flood Risk Assessment has been prepared, due to the presence of the open watercourse on the southern boundary, and accompanies the application submission. Taken from EA flood maps 2.14 A provision of Public Open Space will be provided on site and will be described later in this document. 2.15 The provision of on-site Affordable Homes is discussed in the Viability Appraisal and Planning Statement prepared by Geoffrey Prince Associates Ltd, both of which accompany this application. 8 3.0 Site Layout and Use 3.1 The site area is 2.40 hectares and the application is to construct a total of 43 new homes. The density of the site is 17.5 houses per hectare based on a gross site area (industry standard 30 houses per hectare).