Land Off Welham Lane Great Bowden Design & Access Statement

LAND OFF WELHAM LANE GREAT BOWDEN DESIGN & ACCESS STATEMENT

PREPARED BY PEGASUS GROUP | PEGASUS DESIGN ON BEHALF OF RICHBOROUGH ESTATES LTD BIR.4732_7A | NOVEMBER 2015 “GOOD DESIGN IS A KEY ASPECT OF SUSTAINABLE DEVELOPMENT, IS INDIVISIBLE FROM GOOD PLANNING AND SHOULD CONTRIBUTE POSITIVELY TO MAKING BETTER PLACES FOR PEOPLE’’ PARAGRAPH 56, NPPF 20 12. CONTENTS

PAGE 05 1 PAGE 11 2 PAGE 17 3 PAGE 65 4

INTRODUCTION PLANNING POLICY SITE & CONTEXTUAL INVOLVEMENT CONTEXT ASSESSMENT

PAGE 71 5 PAGE 81 6 PAGE 119 7

DESIGN EVOLUTION DESIGN PROPOSALS SUMMARY AND DESIGN CODE FRAMEWORK

NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A3 DOUBLE SIDED

Pegasus Design

Pegasus Design 5 The Priory Old London Road Canwell Sutton Coldfield B75 5SH www.pegasuspg.co.uk I T 0121 308 9570 I F 0121 323 2215

Prepared by Pegasus Design Pegasus Design is part of Pegasus Group Ltd Prepared on behalf of Richborough Estates Ltd. November 2015 Project code BIR.4732_7A Contact: Urban Design - Charlotte Lewis

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, Licence number 100042093. 4 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT INTRODUCTION PURPOSE OF THE DOCUMENT THIS STATEMENT HAS BEEN PREPARED BY PEGASUS DESIGN ON BEHALF OF RICHBOROUGH 1 ESTATES LTD L

N G THE

SITE N

D O A W E L H A M R

T M A I N S T R E E

6 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 01 INTRODUCTION

PURPOSE OF THE DOCUMENT Planning Statement & Statement of (c) Explain the Policy adopted as to access, Community Involvement and how policies relating to access in 1.1 This statement has been prepared by Fisher German relevant local development documents have Pegasus Design (part of Pegasus Group) been taken into account; on behalf of Richborough Estates Ltd, 1.3 This statement has been prepared in G M Pope, CP Egerton-Warburton and accordance with Article 9 of the Town (d) State what, if any, consultation has been G Worthington to accompany an outline and Country Planning (Development undertaken on issues relating to access planning application for a residential Management Procedure) (England) to the development and what account has development at land off Welham Lane, Order 2010, as amended June 2015, been taken of the outcome of any such Great Bowden, Leicestershire. All matters which requires certain applications to consultation; and be accompanied by a Design and Access are reserved, save for access. (e) Explain how any specific issues which Statement. The purpose of this statement might affect access to the development 1.2 This statement should be read in is to explain: conjunction with the following supporting have been addressed. “How the proposed development is a drawings and documents which accompany 1.5 This document has been prepared in

L suitable response to the site and its

the application: A accordance with: N G THE setting and demonstrate that it can be

T Topographical Survey O adequately accessed by prospective • BFL12. Building for Life. The Design

SITE N BWB Consulting Ltd

Council 2012; and users”

Heritage Desk Based Assessment A

• Design and Access Statements and how D Cotswold Archaeology Para. 30, Panning Policy Guidance, March 2014. to write, read and use them. Commission Desk Study Site Report for Architecture and the Built Environment ASL 1.4 The Town and Country Planning (CABE) 2006. Agricultural Land Classification (Development Management Procedure) D ADAS UK Ltd (England) Order 2010 (as amended 2013) O A W E L H A M R Arboricultural Survey also states the following requirements: Midland Forestry Ltd “(2) An application for planning permission Landscape and Visual Impact Assessment to which this article applies shall be

& Landscape strategy accompanied by a statement (“a design and

A Tyler Grange LLP

access statement”) about:

Extended Phase 1 Ecology Survey, Bat

(a) The design principles and concepts that

O Emergence & Hedgerow & Great Crested

T have been applied to the development; and

U Newt Surveys

S Just Ecology Ltd (b) How issues relating to access to the Transport Statement development have been dealt with.

T PTB Transport Ltd M A I N S T R E E (3) A design and access statement shall: Flood Risk Assessment & Foul Water and (a) Explain the design principles and Utilities Assessment BWB Consulting Ltd concepts that have been applied to the development; Sustainability & Economic Statements Turley (b) Demonstrate the steps taken to appraise the context of the development and how Proposed Indicative Masterplan, Proposed Building Distances Plan and Site Location the design of the development takes that Plan context into account; Pegasus Design

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 7 DOCUMENT FORMAT SITE AND CONTEXT OVERVIEW 1.13 The site has a shallow gradient which rises from a low of 72.7 metres AOD (above 1.6 Following this Introduction, the document 1.9 The application site (hereafter referred ordnance datum) to the north to a high of sets out a planning policy context, together to as ‘the site’) is located on the northern 78.2 metres AOD to the south. In an east- with an assessment of the site and its edge of Great Bowden, a predominantly west direction, the site falls very slightly context. A summary of consultation and residential village situated approximately from 76.7 metres to 75.0 metres AOD. engagement then follows. An overview of 6 kilometres to the south of Market the proposal is provided in Section 6, which Harborough. The site falls within the 1.14 Access to the eastern area of the site can sets out key principles of the proposal jurisdiction of Harborough District Council be gained from Welham Lane which leads and a high level design code framework in and Leicestershire County Council. southwards into Great Bowden via the A6 the context of the criteria of Building for to the north. Access can also be gained via 1.10 Great Bowden has a distinctive and Life 12. A summary then concludes the Langton Road which borders the western characterful two part settlement pattern document. site boundary. Both streets conjoin with which straddles a railway line. The village Welham Road before heading further 1.7 This Design and Access Statement is comprises a diverse range of buildings of southwards into the village centre. structured as follows: varying ages, types and architectural styles set amongst a network of landscaped 1.15 No Public Rights of Way exist within the Section 1 Introduction greens and open spaces. The majority of site. The site leads to an adjacent public Section 2 Planning Policy context the village is designated a Conservation footpath to the west which can be accessed via Langton Road. As part of a wider Section 3 Site and contextual assessment Area and has retained a distinct non-urban character and physical separation from network, this route provides links to Market Section 4 Involvement Market Harborough. Harborough to the south and Foxton to the Section 5 Design Evolution west. 1.11 Local amenities and services are located Section 6 Design proposals and design code within the central part of the village which 1.16 Welham Road meets with Welham Lane framework is situated approximately 350 metres to the to the north, Nether Green to the east Section 7 Summary south of the site, on Dingley Road and Main and Langton Road to the west and is an Street. Great Bowden Academy is located established residential street comprising a RICHBOROUGH ESTATES off Gunnsbrook Close in the southern area Grade II listed building, detached 2 storey of the village and is situated approximately houses and bungalows. 1.8 Richborough Estates Ltd specialises in 780 metres from the site. The Robert Smyth 1.17 Great Bowden Conservation Area borders identifying brownfield and greenfield Academy is the closest secondary school the northern edge of the village and clips development opportunities for residential and is situated in Market Harborough, 2 the south eastern edge of the site in front of and commercial use. Richborough Estates kilometres to the south of the village. the juncture of Welham Road and Welham operates across the UK with a proven Lane. track record for successfully delivering 1.12 The site is sustainably located on the high quality and responsive developments. northern urban edge of Great Bowden The company works very closely with with countryside extending beyond to the the landowner, local communities, local north and west of the site. Centered upon planning officers and Parish Councils to National Grid reference SP 745892, the site create the most mutually beneficial plans. is 22.05 acres/ 8.93 hectares in size and comprises two fields of improved grassland Further information can be found at: with small woodland copses and a number www.richboroughestates.co.uk of species-poor hedgerows and trees. The site is presently used for sheep and cattle grazing.

8 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT DESCRIPTION OF DEVELOPMENT DESIGN VISION: 1.23 The overall vision is based upon the following design principles: 1.18 This Design and Access Statement is 1.19 The over-arching vision for land off submitted to accompany the following Welham Lane, Great Bowden, is to create • To provide the right ingredients for a description of development: an attractive, high quality and sustainable balanced new community based on a sustainable movement framework which ‘Outline planning permission for neighbourhood that responds positively to its urban and landscape surroundings. extends beyond the site boundaries into the residential development (Class C3) village; with associated access, landscaping, 1.20 The indicative masterplan seeks to enhance open space, country park and drainage access and movement to and within the site • To produce a new living environment of infrastructure at land off Welham Lane, through the provision of a comprehensive the highest standard, with a clear and Great Bowden, Leicestershire. network of pedestrian routes which recognisable identity which reflects the will strengthen linkages to the village vernacular and character of the village, All matters are reserved, save for centre and Langton Road, opening up the contextual views and residential amenity, access’. recreational benefits of the site to new and creating a strong ‘sense of place’; existing residents. • To create a movement network which opens 1.21 The indicative masterplan is structured up public access to the site, strengthens around an extensive and meaningful green links to the village centre and nearby bus infrastructure network which will provide stops and wherever possible, promotes safe, attractive and convenient pedestrian sustainable modes of travel; access to new public open space, a Country • Design inspiration which draws upon Great Park and children’s play provided as part of Bowden’s mosaic of urban and landscape the development. spaces, building types and the diverse 1.22 The vision includes the provision of range of architectural styles; development Character Areas, which draw • To engender a character of development upon the vernacular of the village and which respects the setting of the its townscape. The green infrastructure Conservation Area and is strongly network will seek to draw together and influenced by the presence of new and complement proposed Character Areas, existing landscape; which have been influenced by a detailed • To create a character of development which understanding of the urban and landscape is landscape led, providing a range of public characteristics of the village. open spaces which enhance the edge of

village site location; and

• To create a development that will enhance the attraction of Great Bowden as a place to live, incorporating valued aspects of local character, ecology, landscape, visual amenity and biodiversity.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 9

PLANNING POLICY CONTEXT PROVIDES BACKGROUND INFORMATION 2 IN RESPECT OF PLANNING POLICY LEGEND

Site boundary

Woodland

Important open land

Allotments

Education

Leisure & recreation

km 1.5

m 1k

0m 50

LEGEND Site boundary

Woodland

LEGEND Public green space

Site boundary Allotments

Woodland Education km 1.5 Important open land Leisure & recreation 0 1 Allotments kilometres m 1k 12 LAND OFF EducationWELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT LAND USE | 1:25,000 Leisure & recreation

0m 50 km 1.5

m 1k

0m 50 02 PLANNING POLICY CONTEXT

2.1 Section 38(6) of the Planning and LOCAL DEVELOPMENT FRAMEWORK POLICY CS3: DELIVERING HOUSING Compulsory Purchase Act 2004 requires CORE STRATEGY 2006-2028 CHOICE AND AFFORDABILITY that: 2.6 Great Bowden is located within the POLICY CS1: SPATIAL STRATEGY FOR “Where in making any determination HARBOROUGH Harborough Rural North & Central Sub- under the planning Acts, regard is Market Area. This Policy sets out new to be had to the Development Plan, 2.4 This Policy aims to maintain the District’s residential development should deliver a the determination shall be made unique rural character whilst ensuring minimum of 40% affordable housing. The in accordance with the plan unless that the needs of the community are met Policy also states that affordable housing material consideration indicates through sustainable growth and suitable should be delivered on-site in most cases, otherwise”. access to services. Targets for new however an alternative site or a commuted development include; sum towards affordable housing may be 2.2 In this instance, the current Local • Provide for the varied housing needs of the allowed in exceptional circumstances. Development Plan consists the Local community; Development Framework Core Strategy POLICY CS5: PROVIDING 2006-2028 (adopted November 2011) and • Develop the Green Infrastructure asset of SUSTAINABLE TRANSPORT the District as a resource for biodiversity Saved Policies of the Harborough District 2.7 This Policy states that future development conservation and enhancement; and Local Plan (adopted 2001). No Saved in Harborough District should seek to Policies are of relevance to the application. • Support development which protects maximise the use and efficiency of existing 2.3 Relating to design, the following are of conserves and enhances the District’s transport facilities to achieve the best relevance: built heritage whilst ensuring that new overall effect for transport for the District development is safe, well designed, adapts as it looks to a lower carbon future. Future to climate change and helps to reduce the development will be located in areas which District’s carbon emissions. are well served by local services to reduce the need to travel and settlements in the POLICY CS2: DELIVERING NEW District should have safe pedestrian and HOUSING cycling facilities. 2.5 This Policy sets out that all housing developments should be of the highest design standard and has a layout which makes efficient use of land, is compatible with the built form and character of the area in which it is situated. This Policy also states that developments comprising 10 or more dwellings should comprise a mix of housing types which should be informed by the most up to date Strategic Housing Market Assessment (SHMA) or other local evidence. Proposals for sites of 0.3 hectares or above shall be required to achieve a minimum density of 30 dwellings per hectare however in circumstances where individual characteristics dictate and are justified, a lower density may be appropriate.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 13 POLICY CS8: PROTECTING • Appropriate shading and planting vernacular will be particularly supported. In areas with particularly high heritage AND ENHANCING GREEN • Green roofs INFRASTRUCTURE value (such as Conservation Areas), new • Sustainable Urban Drainage Systems 2.8 This Policy states seeks to secure a high development should be sympathetic to quality, accessible and multi-functional • Rain harvesting and storage those characteristics that make these green infrastructure network across both places special. • Grey water recycling urban and rural areas of Harborough 2.15 All development should respect the context District which contributes to healthy POLICY CS10: ADDRESSING FLOOD in which it is taking place and respond to lifestyles and a rich, diverse natural RISK the unique characteristics of the individual environment. Opportunities to maximise site and the wider local environment 2.11 This Policy states that new development the potential value of existing and new beyond the site’s boundaries to ensure will be directed towards areas at the green space will be encouraged through that it is integrated as far as possible into lowest risk of flooding within the District the promotion of recreation, public the existing built form of the District. New and priority will be given to land within access, biodiversity, geo-diversity and development should be directed away Flood Zone 1. All new development will be water management; the protection and from undeveloped areas of land which are expected to ensure that it does not increase enhancement of heritage assets and important to the form and character of a the level of flooding experienced in other local landscape (including protection of settlement or locality. areas of the District. and proposals which increase tree and 2.16 Development should be well planned to: woodland cover); and the mitigation of 2.12 Surface water run-off in all developments climate change. should be managed to minimise the net • Incorporate safe and inclusive design, increase in the amount of surface water suitable for all to access; POLICY CS9: ADDRESSING CLIMATE discharged into the local public sewer CHANGE • Make the most of local built and natural system. The use of Sustainable Drainage assets; 2.9 This Policy states that the Council will Systems (SuDS) will be expected and • Be of a scale, density and design that support development which adapts to the design and layout of schemes which would not cause damage to the qualities, climate change and helps reduce the enhance natural forms of on-site drainage character and amenity of the areas in which District’s carbon emissions. Measures to will be encouraged. they are situated; achieve this include: POLICY CS11: PROMOTING DESIGN • New development directed to sustainable AND BUILT HERITAGE • Ensure that the amenities of existing locations; and future neighbouring occupiers are 2.13 This Policy sets out that in recognition of safeguarded; • Use of sustainable materials and the importance of good design and the • Reflect the landscape or streetscape construction methods are used and built heritage of the District, the highest in which it is situated and include an encouraged; and standards of design in new development appropriate landscaping scheme where will be sought to create attractive places for • New development incorporate site layout needed; and design principles which reduce energy people to live, work and visit. demands and increase energy efficiency. 2.14 Development should be inspired by, respect • Enable adaptation, allowing for mixed uses and enhance local character, building with the potential to change use where 2.10 Additional innovations which have a positive materials and distinctiveness of the area appropriate; impact upon climate change adaptation will in which it would be situated. Proposals be supported and encouraged on where • Enable adaptation, ensuring suitability for which are rich in architectural detail, feasible, these could include; today’s users and capability for alteration to individual, yet sympathetic to the local suit users in a future changing climate;

14 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT • Where appropriate, encourage travel by a POLICY CS17: COUNTRYSIDE, RURAL SUPPLEMENTARY PLANNING variety of modes of transport; and CENTRES AND RURAL VILLAGES GUIDANCE • Minimise waste and encourage re-use and 2.18 This Policy identifies Great Bowden as a 2.21 Relevant to design, the evolution of the recycling wherever possible. Selected Rural Village (SRV) and therefore indicative masterplan has consulted the an appropriate and sustainable location following: 2.17 Heritage assets within the District, and for a modest amount of new housing their setting, will be protected, conserved development. All cases of development will NATIONAL GUIDANCE and enhanced, ensuring that residents be of a lesser scale which reflects the size and visitors can appreciate and enjoy them • BFL12. Design Council/CABE. (2012); and character of the village. through: • Manual for Streets (DoT/DCLG,2007); 2.19 The Policy further states that rural • Ensuring development in existing • Manual for Streets 2. (DoT/DCLG,2010); development will be located and designed Conservation Areas is consistent with in a way that is sensitive to its landscape the special character as described in the • Urban Design Compendium 1&2. (English setting, retaining, conserving and, where Statement or Appraisal for that Area; Partnerships and the Housing Corporation, possible, enhancing the distinctive qualities 2000); and • Safeguarding Scheduled Monuments of the landscape character in which it is • New Homes 2014. ACPO Secured By and non-scheduled nationally important situated. Developments in SRV’s should Design. (2014) archaeological remains, and other areas of contribute to the safeguarding of views and archaeological potential or importance and landmarks, avoiding the loss of features LOCAL GUIDANCE areas of historic landscape; and and habitats of landscape, historic, wildlife • Leicester and Leicestershire Strategic • Identifying heritage assets of local or geological importance, whether of Housing Market Assessment (SHMA). importance. National or local significance. Leicester and Leicestershire Local 2.20 The weight to be attributed to these policies Planning Authorities Report. (2014); is set out in the supporting Planning Statement by Fisher German. • The 6C’s (Highways) Design Guide; • Provision for Open Space, Sport & Recreation. (2009); • Great Bowden Village Design Statement (2000); • Harborough District Council Conservation Area Statement – Great Bowden (2001); • Adopted Supplementary Planning Guidance Notes 3, 9-11, 13 & 16) (2003); • Harborough District Landscape Character Assessment (2007); and • Market Harborough Landscape Character Assessment and Capacity Study (2009).

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 15

SITE ASSESSMENT

THIS SECTION PROVIDES AN ASSESSMENT OF THE SITE AND ITS SURROUNDINGS. IT SUMMARISES KEY CONSIDERATIONS AND 3 OPPORTUNITIES LEGEND

Site boundary

Market Harborough centre

Educational Facilities 1 Great Bowden Pre-School 2 Great Bowden Academy 3 Ridgeway Primary Academy 4 Robert Smith Academy km 1.5 5 Meadowdale Primary School

Supermarkets/Convenience Stores 6 Tesco Express 7 Bowden Stores m 1k Healthcare 8 Beech House Rest Home 9 Peaker Park Care Village

0m Leisure and Recreation 50 10 Fit Zone Gymnasium 11 Swimgym 12 Snap Fitness 13 Cricket Ground 14 Allotments off Leicester Lane 15 Allotments off Douglass Drive 14 16 Children’s Play Area

19 1 17 Children’s Play Area 21 24 26 18 Children’s Play Area 2 22 7

16 13 Place of Worship 27 19 Great Bowden: St. Peter & St. Paul & Church Hall 3 20 Christian Life Church 4 20 17 Public Houses 15 21 The Red Lion 18 6 2523 22 Shoulder of Mutton 9 23 Roebuck 8 10 11 5 12 Community Services 24 Welton’s Post Office & Tea Room 25 Tesco Petrol Station 26 Great Bowden Village Hall 27 Community Pavillion

* Facilities listed are within a 1.5km radius of the application site

0 1 kilometres

18 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT LOCAL AMENITIES | 1:25,000 03 SITE & CONTEXTUAL ASSESSMENT

LEGEND LOCAL AMENITIES AND SURROUNDING CONTEXT Site boundary 3.1 Situated in the Harborough District, Market Harborough centre Great Bowden lies in the Welland Valley immediately north of Market Educational Facilities Harborough and south of the A6. The 1 Great Bowden Pre-School village is predominantly residential with 2 Great Bowden Academy a population of 1,017 (Census 2011). 3 Ridgeway Primary Academy 3.2 Two shops, two public houses, a post 4 Robert Smith Academy km 1.5 5 Meadowdale Primary School office and a village hall are located in the centre of the village. Situated along Main Supermarkets/Convenience Stores Road and Dingley Road, these facilities 6 Tesco Express cater for everyday needs and are within a 7 Bowden Stores short walk south of the site. The village km 1 centre comprises the historic core of Healthcare Great Bowden where The Parish Church 8 Beech House Rest Home 9 Peaker Park Care Village of St. Peter and St. Paul is also located.

0m Leisure and Recreation 50 10 Fit Zone Gymnasium 11 Swimgym 12 Snap Fitness 13 Cricket Ground 14 Allotments off Leicester Lane 15 Allotments off Douglass Drive 14 16 Children’s Play Area

19 1 17 Children’s Play Area 21 24 26 18 Children’s Play Area 2 22 7

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 19 * Facilities listed are within a 1.5km radius of the application site 20 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 3.3 Great Bowden Academy is located off Gunnsbrook Close in the southern area of the village and is situated approximately 780 metres from the site. The Robert Smyth Academy is the closest secondary school and is situated in Market Harborough, approximately 2 kilometres to the south. 3.4 Wider afield, the town centre of Market Harborough offers a greater range of retail and employment opportunities and is within easy access via the local bus service which runs through the village. 3.5 Further details can be found in the supporting Transport Statement by PTB Transport Planning and the Sustainability Statement by Turley.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 21 km 1.5

km 1.5

km 1.5 m 1k km 1.5 m 1k

m 1k 0m 50 m 1k 0m km 50 1.5

0m 50 0m 50 m 1k km 1.5

0m 50 m 1k LEGEND LEGEND Site boundary

Site boundary Public Right of Way 0m LEGEND 50 Public Right of Way Site boundary LEGEND Bridleway

Bridleway Public Right of Way Site boundary Recreational route

Recreational route Bridleway Public Right of Way A road

A road Recreational route LEGEND Bridleway B road Recreational route B road A road Site boundary Minor road

Minor road B road Public Right of Way A road Railway

Railway LEGENDMinor road Bridleway B road Cycle route* Recreational route Minor road Cycle route* SiteRailway boundary Bus stop

Bus stop PublicCycle route* Right of Way A road Railway * Note: Cycle route shown is National Routes 6 and 64 - information obtained from www.sustrans.org.uk

* Note: Cycle route shown is National Routes 6 and 64 - information obtained from www.sustrans.org.uk BridlewayBus stop B road Cycle route*

0 1 * Note: Cycle routeRecreational shown is National route Routes 6 and 64 - information obtainedMinor fromroad www.sustrans.org.uk Bus stop kilometres

A road Railway * Note: Cycle route shown is National Routes 6 and 64 - information obtained from www.sustrans.org.uk 22 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT ACCESS & MOVEMENT | 1:25,000 B road Cycle route*

Minor road Bus stop

Railway * Note: Cycle route shown is National Routes 6 and 64 - information obtained from www.sustrans.org.uk

Cycle route*

Bus stop

* Note: Cycle route shown is National Routes 6 and 64 - information obtained from www.sustrans.org.uk MOVEMENT AND ACCESS 3.6 Welham Lane is one of two routes which leads into the village from the north, via the A6 and is subject to a national speed limit. At its entry into the village, Welham Lane joins Welham Road which is a residential street and subject to a 30mph speed limit. It forms a priority junction with Nether Green to the south east, Sutton Road to the south and Langton Road to the west. 3.7 Sutton Road is also an established residential street which leads southwards into the village centre. 3.8 Two gated accesses provide access into the eastern and southern areas of the site via Welham Lane. A further gate is situated off Langton Road to the south west.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 23 24 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT SUSTAINABLE MODES OF BY BUS BY RAIL TRAVEL 3.15 Two local bus services pass through the 3.19 Market Harborough railway station is BY CYCLE village providing good options for travel situated approximately 2.1 kilometres to employment locations. These services to the south of the site. This facility 3.9 The site benefits from very good linkages also offer opportunities for travel for offers services between Nottingham to the existing local and national cycle shopping, leisure and education purposes. and London St. Pancreas, stopping at network and is a realistic travel option 3.16 The number 44 local bus service runs locations such as Luton Airport, Bedford, for residents. on a regular basis during the week and Wellingborough, Kettering, Leicester and 3.10 National Cycle Network (NCN) Route at weekends and provides linkages to Loughborough. The station also provides 64 can be accessed from Welham Kibworth, Market Harborough and Foxton. a regular and frequent service between Lane, which runs along the eastern The service can be accessed via bus Market Harborough and Leicester. boundary of the site. To the south, this stops located on Langton Road, which are 3.20 The station is outside a realistic walking route provides a connection to Market situated approximately 475 metres from distance however it is within a realistic Harborough and Market Harborough centre of the site. eight minute cycling distance. Local bus Railway Station. To the north, it provides 3.17 Local bus service number 33 can be service 44 also provides direct access to a connection to Melton Mowbray and accessed from bus stops situated in the the station from the village. Newark-on-Trent. village centre, approximately 600 metres 3.21 There are therefore realistic opportunities 3.11 NCN Route 6 is located to the west of the from the centre of the site. This service for residents to travel to the station by site and can be accessed via Leicester also provides links to Market Harborough. sustainable means to then continue their Lane. This route connects Great Bowden 3.18 Wider afield, Market Harborough offers onward journey by rail for both commuting to Northampton, Market Harborough, further bus link connections to Kettering, and off peak trips. Leicester, Derby and Nottingham and a Leicester, Northampton and Lutterworth. 3.22 For further information, please refer to range of destinations further afield. supporting information by PTB Transport 3.12 A local cycle route runs through the Planning Ltd. village via Leicester Lane and Main Street and connects Routes 64 to Route 6. BY FOOT 3.13 No footway provision is provided along the eastern edge of the site along Welham Lane. A footway aligns the southern edge of Welham Road which links to the village centre via Sutton Road. This route also joins Langton Road to the west, where bus stops are located. 3.14 A Public Footpath is located to the west of the site, off Langton Road and provides links to Market Harborough and the nearby village of Foxton.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 25 Landmark Historical Map Landmark Historical Map Landmark Historical Map County: LEICESTERSHIRE County: LEICESTERSHIRE Mapping: Epoch 5 Published Date(s): 1886 Published Date(s): 1926 Published Date(s): 1961-1973 Originally plotted at: 1:2,500 Originally plotted at: 1:2,500 Originally plotted at: 1:2,500 1886 1926 1961 - 1973

Landmark Historical Map Mapping: Epoch 5 Published Date(s): 1985 Originally plotted at: 1:10,000 1985 2015

26 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT HISTORICAL BACKGROUND 3.28 1960-1970 saw the addition of new residential development which expanded 3.23 Historical map regression indicates the village envelope southwards along that in the late 19th century, the site Station Road. This development brought comprised four agricultural fields which about change to the southernmost green sat within countryside on the northern within the village centre and the addition edge of the village. At that time, the of two new dwellings (The Limes and The village comprised two urban parts which Moorfield) on Welham Road. were located to the east and west of a railway line. 3.29 By 1985 Welham Road was fully aligned by a row of housing which infilled gaps 3.24 Several routes led into the village between the listed building, The Limes comprising Welham Lane, Langton Road and The Moorfield. This resulted in the and Sutton Road to the north, Dingley southern edge of the site bordering Road to the east, Station Road to the the northern built form edge of the south and Main Street to the west. Urban village. Mapping also indicates that at form aligned most of these routes, this time the site’s central hedgerow condensing at their juncture which had been removed. This period saw the formed the village centre. addition of some infill development in 3.25 At that time, the village centre comprised the central area of the village, together the Church of St. Peter and St. Paul, a with the formation of larger scale village hall, a public house and a school. residential development which formed These facilities were set amongst a Berry Close and Madeleine Close. This series of greens, through which the main growth expanded the village envelope routes into the village passed. further southwards and was supported 3.26 By contrast the outer edges of the by the formation of a new school on settlement comprised a number of farm Gunnsbrook Close. holdings and large hunting lodges such 3.30 Up to the present day, the village as Nether Green lodge, Green Lodge, has seen the further infilling and Bishops House and Springfield Lodge redevelopment of central areas of the which formed part of more dispersed eastern village part- notably Langton and fragmented pattern, set amidst a Road and Sutton Road - in addition to a treed landscape. number of new residential developments 3.27 The subsequent period up to 1926 situated on outer edges of the village. brought about little change save for This includes The Countryman Mews to the addition of some new buildings and the south and the most recent courtyard courtyards in the northern part of the development off Nether Green to the village, most likely associated with the north east. expansion of a number of farm holdings 3.31 Today the village of Great Bowden is and lodges. characterised by a mosaic of building ages, heights, types and sizes which are dispersed amongst a network of greens, attractive open spaces and landscaped streets.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 27 CHARACTER STUDY WELHAM ROAD/ NETHER GREEN/ SUTTON ROAD/ MAIN STREET/ DINGLEY ROAD 28 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT CHARACTER AREA ONE WELHAM ROAD CHARACTER AREA TWO NETHER GREEN

CHARACTER AREA THREE SUTTON ROAD

CHARACTER AREA FOUR DINGLEY ROAD

CHARACTER AREA FIVE MAIN STREET

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 29 CHARACTER AREA LOCATOR | NOT TO SCALE CHARACTER STUDY WELHAM ROAD

RELATIONSHIP TO CONTEXT

Approximate age Late 18th century. Predominantly late 20th century

Linkages to wider area Comprises the northern built form edge of Great Bowden. Leads to bus stops on Langton Road

Function in relation to wider area Provides residential accommodation

ARCHITECTURE

Predominant building typologies Detached houses - some bungalows

Materials comprise: • Timber and uPVC windows; • Predominantly orange facing brickwork. Some red/orange; Materials, colour and texture • Slate roof tiles; and • Render; • Plain and profiled concrete roof tiles – including vertical tile hanging

Elements comprise: • Casement windows generally with horizontal proportions- some have vertical Comprises groups of buildings which have similar architectural proportions; styles and some unique buildings; • Painted timber sash windows; • Single and double height bay windows; Use of some repetition; Building elements and • Occasional oriel and port hole (feature) window; fenestration Simple palette of materials and architectural detailing. Newer • Range of door styles; houses have an aesthetic that is of contrast and is more distinctive to the historic village vernacular; • Few door and window apertures defined by features or materials; those which are, are by matching brickwork headers and cills; • Few canopied entrances – most recessed or oversailing; • Dormer windows and roof lights; and • Chimneys

Buildings are arranged in linear, staggered patterns; Some setbacks and variation in the building line; Rhythm and pattern Some rhythm is achieved at western end of Welham Road due to degree of repetition, some equalised spacings between buildings and similar size building footprints; and Rhythm diluted in places due to diversity of building types and gaps between them

All buildings have traditional duo pitched roofs with gables- some are hipped; Roofscape and chimneys Some dormer windows; and Most dwellings have chimneys

On-plot parking situated to the side or front of the dwelling; Parking typologies Integral garaging is a dominant feature on some parts of the streetscene; and Most side garages are set back from the residential frontage/ building line.

BUILDINGS AND SPACES

Linear building patterns; Layout and form Gaps between buildings-some views into the site from the street; Comprises outward facing buildings, with buildings set well back from the street

Outward facing frontages onto Welham Road; and Block Structure Rear gardens overlook application site – northern edge is open

1 – 3 storeys but generally 2 storeys; Building height Massing to the western section of Welham Road comprises similar building heights; and Massing to eastern section of Welham Road is more articulated and varied

Enclosure achieved in the western end of Welham Road due to presence of buildings located on both sides of the street. Distances between buildings dilute this in places; Degree of enclosure Tall hedgerows and landscape contribute to degree of enclosure. Degree of enclosure lessens on east end of Welham Road due to single sided aspect of street, grassed verge and presence of orchard/green; and Tree lined street provides degree of enclosure although this lessens during winter months.

Urban grain and density Building patterns engender a coarse urban grain. The planning density* of this area is estimated to be 8 dwellings per hectare

* Net calculations include access roads within the site, private garden spaces, SUDS, car parking areas, incidental open space and landscaping and children’s play areas. Excludes open space serving the wider area and significant landscape buffer strips.

30 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT WELHAM ROAD

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 31 CHARACTER STUDY NETHER GREEN

RELATIONSHIP TO CONTEXT

Approximate age Late 18th century -21st century

Linkages to wider area Comprises the north eastern built form edge of Great Bowden

Function in relation to wider area Provides residential accommodation

ARCHITECTURE

Predominantly detached houses; Barns; and Predominant building typologies Lodges; Linked buildings

Materials comprise: • Reconstituted stone; • Red/orange facing brickwork; • Render; Materials, colour and texture • Blue base/ detailing brickwork; • Timber and uPVC windows; • Ironstone; • Plain slate roof tiles; and Clay pantiles

Comprises a diverse range of buildings including a number of large residences or villas in • Conservatories; open, landscape gardens. Recent built form additions are lower scale, ancillary buildings (dwellings) which are generally more sympathetic in architectural style. • Brick arches and cills; Comprises a diverse palette of materials and architectural detailing. Elements comprise: • Stone heads and cills; • Dentil courses and Quoins Building elements and • Painted timber and uPVC sash windows – vertical proportions; • Plain and castellated parapets; fenestration • Painted timber and uPVC casement windows -vertical proportions; • Single and double height bay windows – some as features; • Timber frames; • Tax windows; • Corbelled eaves; • Oriel / feature windows; • Timber canopies; and • Range of entrance and side door styles (including double and single gates); • Chimneys

Comprises large residences within open, landscape gardens; Includes some linear patterns (which are mostly later additions to older buildings); Rhythm and pattern New development comprises building patterns which form ancillary courts and lanes; and No rhythm achieved due to diverse range of building patterns, large gaps and building types

Most buildings have traditional duo pitched roofs with gables- some are hipped; Roofscape and chimneys Roof lights, weathervanes, dovecots, and chimneys

Parking typologies Generally on-plot parking set to the front, side or rear. Some courtyard parking (which dominates the streetscene)

BUILDINGS AND SPACES

Predominantly linear building patterns with some very large gaps between buildings; Some buildings address ends of streets and views across the public realm; Buildings are spaced widely and irregularly around greens and landscape spaces; Layout and form Views into the site from Nether Green; Recent additions take form as courts, emulating historical building patterns (former agricultural buildings); and Landscape contributes significantly to the character of the area

Historical built form is loose in pattern and does not achieve a block structure, Block Structure Recent development achieves some block structure through tighter building patterns

1 – 3 storeys but generally 2 storeys. Building heights are varied and streetscenes are articulated. Landscape dominates however some (larger) buildings are Building height prominent

All buildings are well set back from the street and landscape is a strong element of the streetscene. Degree of enclosure In conjunction with the setback, landscape downplays the scale of some development, although this lessens in winter months. Continuity in some building lines is achieved via link walls which creates some enclosure and definition

Building patterns engender a generally coarse urban grain, although some (new) pockets are medium-coarse. The planning density* of this area is estimated to Urban grain and density be 14 dwellings per hectare.

32 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT NETHER GREEN

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 33 CHARACTER STUDY SUTTON ROAD

RELATIONSHIP TO CONTEXT

Approximate age Late 18th century -21st century

Linkages to wider area Leads to village centre and application site

Function in relation to wider area Provides residential accommodation

ARCHITECTURE

Detached houses; Converted and new build barns; Cottages; Predominant building typologies Apartments (refurbished houses); and Semi-detached houses and cottages; Linked buildings Terraces;

• Reconstituted stone; Materials comprise: • Render; • Red/orange facing brickwork; • Timber and uPVC windows; Materials, colour and texture • Painted brickwork; • Timber detailing/ boarding; • Blue base brickwork; • Plain slate/ brown roof tiles; and • Ironstone; • Thatch

Comprises a diverse palette of materials and architectural detailing. Elements comprise: • Stone heads and cills – some castellated; • Stained, painted timber and uPVC Sash windows – vertical proportions; • Tile creasing; • Painted timber and uPVC casement windows -vertical proportions; • Dentil courses; • Bay windows; • Plain and castellated parapets; Building elements and • Tax windows; • Timber frames; fenestration • Oriel windows; • Timber gable boarding; • Range of entrance and side door styles (including double and single gates); • Corbelled eaves; • Fanlights and glazed side lights; • Flat and pitched roof timber canopies; • Brick arches and cills; • Recessed entrances – some arched; and • Chimneys

Comprises an eclectic mix of large and small buildings. Large residences set well back from the streetscape; Small cottages located adjacent to large houses; Rhythm and pattern Buildings are arranged in a linear pattern which aligns Sutton Road. The diverse range of building types dilutes the degree of rhythm slightly, as do some larger gaps between them. Such rhythm as there is, is lost towards the northern section of the street where buildings are larger and spaces are more open; and Each building is each unique in size, height and design and the use of repetition is minimal.

The diverse range of buildings and the gradual incline of the street engenders an articulated roofscape; All buildings have duo-pitched roofs; Some building have hips and gables and others have more simple, continuous eaves and ridge lines; Roofscape and chimneys Includes a diverse range of eaves types; some of which are generously oversailing which create deep shadow lines on facades; Some buildings have dormer windows which achieves increased articulation in the roofscape; and Chimneys regularly punctuate the roofscape and many are unique in design

Linked buildings have parking generally set to the rear or on-street; Parking typologies Larger buildings have on-plot frontage or side parking; and Streetscape has on-street car parking which dominates the southern end.

BUILDINGS AND SPACES

Comprises a linear pattern of a range of building types and sizes which align the street; Small houses are located next to large residences; Includes a number of sympathetic and characterful additions; Street leads northwards to no.s 17 & 19 Welham Road which is a backdrop to the end of street view; Buildings are generally linked and set closer to the street at the southern end of the street, which achieves a greater extent of enclosure around the adjacent Layout and form green. Buildings to the south overlook a landscaped green; Buildings to the north are detached, set further back from the street and have more open settings; All buildings are unique, as are building footprint sizes and most buildings are outward facing; Brickwork boundary walls address gaps in the building line and visually link buildings together; and With the exception of the adjacent green and orchard, soft landscape plays less of a role along the overall streetscene.

The linear building line and minimal use of setbacks achieves definition - building patterns are generally back to back. Block structure is achieved to the west of Block Structure the street, but less so to the east

34 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 1 – 3 storeys but generally 2 storeys; A number of linked buildings have separating parapet walls which creates continuous tiered massing; Building height Roof pitches vary greatly; and Building heights vary due to the range of building types and sizes; the overall streetscene is SUTTON ROAD articulated

All buildings are set back from the street, but placed closer than streets to the north; Buildings mostly align both sides of the street; Degree of enclosure Some very large gaps to the east which dilutes enclosure; Brickwork or stone (screen) walls align Sutton Road and link together building lines, achieving definition and enclosure

Building patterns along the western side of the street engender a medium - fine urban grain. Urban grain and density Those to the east are coarser. The planning density* of this area is estimated to be 10 dwellings per hectare.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 35 CHARACTER STUDY MAIN STREET

RELATIONSHIP TO CONTEXT

Approximate age Late 18th century -21st century

Linkages to wider area Aligns main route into the village and forms part of centre

Function in relation to wider area Primary function to provide residential accommodation and community facilities

ARCHITECTURE

Terraced cottages; Predominant building typologies Linked buildings; and Some detached dwellings

Materials comprise: • Red/orange facing brickwork; • Render; Materials, colour and texture • Blue base brickwork; • Timber and uPVC windows; and • Painted stone; • Plain slate roof tiles

Comprises a simple/ limited palette of materials and architectural detailing. • Cottage style entrance doors – varying designs; • Brick arches; Building elements and The elevational design of the main terrace varies little. Elements comprise: • Brick voussoirs; fenestration • Painted timber and uPVC Sash windows – vertical proportions; • Painted stone cills; • Painted timber and uPVC casement windows -vertical proportions; • Flat and oversailing timber entrance canopies; and • Bay windows; • Chimneys

Comprises terraced cottages and link dwellings arranged around a landscaped green; Buildings are set close to the public realm; Buildings heights, types and sizes are repetitious/ or similar; Rhythm and pattern Building patterns are continuous and splayed to define the extents of the green; Building patterns are distinctive to village pattern and achieve legibility; Gaps between buildings are few and where provided, are narrow; and Use of repetition and some symmetry achieves a good degree of rhythm

All buildings have duo-pitched roofs; Eaves and ridge lines are continuous and unarticulated; Roofscape and chimneys Eaves types and roof materials vary little; and Chimneys punctuate the roofscape

Car parking is on-street or set to the rear; and Parking typologies Parking dominates some areas of the green

BUILDINGS AND SPACES

Comprises linear terraces arranged around a central triangular shaped green; Terraces are similar in size and proportion and few gaps exist between buildings; Layout and form Buildings are outward facing; Terraces provide distinctiveness and enclosure around green; and Landscape contributes significant to the character of this part of the village.

Block Structure Buildings are arranged in back-to back patterns. A block structure is achieved.

2 storeys; Roof pitches vary less; Building height Repetitious building types and sizes engender continuous, uncomplicated roofscapes; and Chimneys regularly punctuate the roofscape

The linear terraced building line achieves a good degree of enclosure around the green; and Degree of enclosure The degree of built form enclosure is reinforced by presence of mature trees

Urban grain and density Building patterns engender a fine urban grain. The planning density* of this area is estimated to be 35 dwellings per hectare

36 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT MAIN STREET

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 37 CHARACTER STUDY DINGLEY ROAD

RELATIONSHIP TO CONTEXT

Approximate age Late 18th century -21st century

Linkages to wider area Forms part of the village centre and aligns main route into the village

Function in relation to wider area Primary function to provide residential accommodation

ARCHITECTURE

Predominant building typologies Terraced cottages

Materials comprise: • Ironstone; • Red/orange facing brickwork; • Render; Materials, colour and texture • Painted stone; • Timber and UPVC windows; and • Stone; • Plain slate roof tiles

Comprises a simple/ limited palette of materials and architectural detailing. • Cottage style entrance doors – varying designs; The elevational design and use of materials of each cottage varies. Elements comprise: • Arched lintels; Building elements and • Painted timber and uPVC Sash windows – vertical proportions; • Chamfered stone heads and cills – some painted; fenestration • Painted timber and uPVC casement windows -vertical proportions; • Flat entrance canopies; and • Bay windows – ground and first floor; • Chimneys

Comprises a continuous terrace comprising a range of cottages; Building line aligns main route into the village; Rhythm and pattern Buildings are set close to the public realm; Building heights and sizes are similar but not repetitious – each building is unique; and A degree of rhythm is achieved

All buildings have duo-pitched roofs; Eaves and ridge lines are continuous and relatively unarticulated; Roofscape and chimneys Some separating parapet walls and changes in roof pitch; Eaves types and roof materials vary little; and Chimneys punctuate the roofscape and vary little in design

Car parking is on-street or set to the rear; and Parking typologies On-street parking dominates the frontage

BUILDINGS AND SPACES

Comprises a linear terrace of cottages with few gaps; Size and shape of each cottage is generally uniform but each building is unique; Layout and form Buildings are outward facing; and Landscape plays less of a role in the character of this part of the village.

Block Structure No block structure is achieved due to the exposed edge to the north

2 storeys; Roof pitches are similar; Building height Some building proportions are taller than others; and Eaves and ridge lines are continuous and articulated which reinforces the linear building line

Degree of enclosure Set close to the public realm, the continuous linear building line achieves a good degree of enclosure

Urban grain and density Building patterns engender a fine urban grain. The planning density* of this area is estimated to be 12 dwellings per hectare.

38 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT DINGLEY ROAD

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 39 LANDSCAPE CHARACTERISTICS

GREENS TREE LINED STREETS

40 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT TREE LINED STREETS BOUNDARIES AND EDGES

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 41 AGRICULTURAL LAND ARCHAEOLOGY CLASSIFICATION 3.34 The site has long formed part of the 3.32 Agricultural land is a finite resource. In outlying agricultural hinterland of recognition of this, the National Planning settlement at Great Bowden and aerial Policy Framework states; photographic and Lidar imagery has ‘Local planning authorities should take revealed the presence of the earthwork into account the economic and other remains of ridge and furrow across the benefits of the best and most versatile western and north western areas of agricultural land. Where significant the site. This represents the movement development of agricultural land is of plough soil in medieval and post- demonstrated to be necessary, local medieval cultivation practice. However, it planning authorities should seek to appears to be more degraded than those use areas of poorer quality land in found elsewhere in the Parish. preference to that of a higher quality.’ 3.35 The potential for buried archaeological remains is likely to comprise evidence of Paragraph 112, NPPF 2012. former historic field boundaries, ponds, 3.33 The site is presently used as pastureland unstratified ceramic and metal artefacts and has a gentle slope. Soils are heavy of medieval, post-medieval and modern textured and show signs of impeded date. This material is considered to be of drainage. Fieldwork undertaken finds limited heritage significance. the entirety of the site comprises 3.36 For further information, please refer Agricultural Land Classification to the supporting Heritage Desk Based Subgrade 3b. Assessment Report by Cotswold Archaeology.

42 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT GREAT BOWDEN CONSERVATION 3.39 Great Bowden Conservation Area AREA comprises some 54 Listed Buildings including the Grade I Listed Church of 3.37 Most of Great Bowden is a designated St. Peter and St. Paul. These buildings Conservation Area and the village has provide an insight into the development retained a distinct non-urban character of the village during the 17th-19th and physical separation from Market centuries. The Grade II listed ‘32 and 33 Harborough. The Conservation Area The Green’ was built in the 17th century boundary encloses the plan of the earlier and is distinctive for its ironstone fabric village which has a distinctive two part and thatched roof. Of broadly the same settlement pattern. age is the Grade II* Listed ‘The Old 3.38 The village comprises a network of greens Rectory’ which is located on Sutton Road, and open spaces which are crossed by to the rear of the Church of St. Peter and roads. The village has a diverse range of St. Paul. ‘The Old Forge’ on Station Road buildings of different ages, architectural is a timber framed building and is also of styles and a broad palette of materials. 17th century origins. Grand houses are juxtaposed alongside 3.40 No.s 17 & 19 Welham Road is a red small cottages and some new properties brick 3 storey Grade II Listed Building have been sympathetically placed of the late 18th/ early 19th century and alongside older ones. Many older buildings is situated adjacent to the southern are set back from the roads and behind the boundary of the site. This building fronts greens or former edges of the greens. Welham Road and sits directly opposite the junction with Sutton Road.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 43 LEGEND

Site boundary

District Boundary LEGEND

Site boundary Limits to Development

District Boundary Woodland

Limits to Development Important open land

Woodland Local wildlife site

Important open land Conservation Area km Local wildlife site 1.5 SSSI

Sites Ecologically Important Conservation Area at County Level km 1.5 Sites Ecologically Important SSSI m at District Level 1k Sites Ecologically Important Separation Area at County Level Sites Ecologically Important m Scheduled Monument at District Level 1k 0m 50 Listed Building Separation Area

Scheduled Monument 0m 50 Listed Building LEGEND

Site boundary

District Boundary

Limits to Development

LEGEND Woodland

Site boundary Important open land

District Boundary Local wildlife site

Limits to Development Conservation Area km 1.5 LEGEND Woodland SSSI Sites Ecologically Important Site boundary Important open land at County Level Sites Ecologically Important District Boundary m Local wildlife site at District Level 1k

Limits to Development Conservation Area Separation Area km 1.5 LEGEND Woodland SSSI Scheduled Monument 0m 50 Site boundary Important open land Sites Ecologically Important Listed Building at County Level District Boundary Sites Ecologically Important Local wildlife site m at District Level 1k Limits to Development * Information obtained from Harborough District Council Core Strategy 2006 and www.magic.gov.ukConservation Area Separation Area km 1.5 Woodland SSSI Scheduled Monument 0 1 kilometres 00m * InformationImportant obtained open from land Harborough DistrictSites Council Ecologically Core Strategy Important 2006 and www.magic.gov.uk 5 at County Level Listed Building 44 LAND OFF WELHAM LANE, GREAT BOWDENSites | DESIGN Ecologically AND Important ACCESS STATEMENT Local wildlife site m PLANNING DESIGNATIONS | 1:25,000 at District Level 1k

Conservation Area Separation Area km 1.5 SSSI Scheduled Monument 0m Sites Ecologically Important 50 at County Level Listed Building Sites Ecologically Important m at District Level 1k

Separation Area

Scheduled Monument 0m 50 Listed Building

* Information obtained from Harborough District Council Core Strategy 2006 and www.magic.gov.uk

* Information obtained from Harborough District Council Core Strategy 2006 and www.magic.gov.uk NATIONAL AND LOCAL 3.48 The Grade II Listed Building on Welham STATUTORY AND NON-STATUTORY DESIGNATIONS Road (no.s 17 & 19) borders the southern NATURE CONSERVATION edge of the site. It is probable that DESIGNATIONS STATUTORY PLANNING DESIGNATIONS this building was purposefully built to 3.51 Great Bowden Borrowpit Site of Special terminate northerly views from Sutton 3.41 No Public Rights of Way cross the site. Scientific Interest (SSSI) is situated Road and the grander architectural approximately 0.4 kilometres to the style of the front elevation to that of the NON-STATUTORY PLANNING north of the site and is designated for DESIGNATIONS rear would support this. Since views its fen plant community. The application out across agricultural land (including 3.42 The site itself is not covered by any site lies within the Impact Risk Zone the site) to the north of this building specific landscape designation that (IRZ) associated for this site. Traffic, are considered to make little or no would preclude its use for development. pollution and runoff associated with the contribution to the asset’s heritage 3.43 No known recorded Tree Preservation development may therefore lead to a significance, no harm to the significance Orders exist within the site. potential adverse effect, although this is of this Listed Building has been normally considered for development of identified. STATUTORY AND NON-STATUTORY 100 units or more. HERITAGE DESIGNATIONS 3.49 The site contains a single non- 3.52 The Grand Union Canal, a Local Wildlife designated heritage asset in the form 3.44 There are no designated World Heritage site is situated approximately 0.9 of the degraded earthwork remains of sites, Registered Battlefields or Parks kilometres to the west of the site. Nine former ridge and furrow cultivation, and Gardens within the immediate or potential wildlife sites and two Parish which is located in the western and wider vicinity of the site. sites also lie within 1 kilometre of the north western areas of the site. These 3.45 The closest Scheduled Monument is site. No impacts are considered likely remains are more degraded than other located approximately 4 kilometres to on the majority of these sites given their earthwork examples found elsewhere in the south west of the site on the far side intervening distance from the proposed the Parish and are therefore considered of Market Harborough. The Grand Union development. to be of lower heritage significance. An Canal Conservation Area is located earthwork survey could however assess 3.53 Two Biodiversity Action Plan (BAP) approximately 0.9 kilometres from the and record their significance. priority habitats are located within 1 site. These assets are suitably distanced kilometre of the site. These are lowland 3.50 For further information, please refer from the site to warrant no further fens (a habitat which comprises the to the supporting Heritage Desk Based assessment. Great Bowden Borrowpit SSSI) and Assessment Report by Cotswold 3.46 Great Bowden Conservation Area deciduous woodland – the closest being Archaeology. borders the northern edge of the village located approximately 15 metres from and clips the south eastern edge of the the boundary. Dust associated with site in front of the juncture of Welham the construction of the development Road and Welham Lane. may temporarily impact upon this area however this can be mitigated 3.47 The Conservation Area comprises 54 accordingly. Listed Buildings, most of which are screened from the site by intervening built form, landscape, landform and/ or vegetation. For these buildings, key associative relationships are considered to be with other historic buildings within the Conservation Area itself, rather than to outlying land or features beyond it.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 45 TOPOGRAPHY AND LANDFORM 3.54 The site has a shallow gradient which rises from a low of 72.7 metres AOD (above ordnance datum) to the north to a high of 78.2 metres AOD to the south. In an east-west direction, the site falls very slightly from 76.7 metres to 75.0 metres AOD.

46 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT ARBORICULTURAL • 1 tree, 2 groups and 1 hedge unsuitable for retention; 3.55 The site is arable pastureland enclosed by hedgerows and residential • 7 trees and 6 tree groups of high quality; development to the south. The tree • 16 trees, 2 tree groups and 7 hedges of population is almost exclusively within moderate quality; and the hedgerows and around the perimeter • 2 trees, 1 tree group and 1 hedge of low of the site. The exception to this is a quality. small group comprising of a pair of fine 3.57 Trees with a retention span of less oaks with an understorey of lesser ash than ten years for reasons connected and damsons located to the south west with their physiological or structured of the central part of the site. condition are not a consideration in 3.56 An arboricultural survey to BS5837:2012 the planning process. These trees was undertaken in October 2015 by are graded as category U (or as trees Midland Forestry Ltd to assess the unsuitable for retention) and can be condition of the trees and hedgerows on generally considered for removal site. A total of 26 individual trees, 11 tree to facilitate development although groups and 9 hedges were identified as consideration may need to be given to follows: the mitigation of loss in a new landscape scheme. 3.58 Individual tree species noted include Common lime, Pedunculate oak, Horse chestnut, Ash, Sycamore and Damson. 3.59 Individual tree species noted in tree groups include Corsican pine, Field maple, Hazel, Scots pine, Pedunculate oak, Ash, Horse chestnut, Common lime, Norway maple and Crack willow. 3.60 Individual species noted in hedges include Blackthorn, Hawthorn, Privet, Elder, Dogrose, Ash, and Damson.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 47 48 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT ECOLOGY SCATTERED BROAD LEAVED TREES blackthorn, elder, holly, rose and bramble. Tree species include lime, ash, 3.61 A Phase 1 habitat survey was undertaken 3.66 Semi-mature and mature trees are sycamore and horse chestnut. in April and May 2015. located in the largest field, together with two dead trees. Species include lime, 3.72 A defunct hedgerow surrounds the 3.62 Bat emergence surveys were undertaken pedunculate oak, blackthorn, ash and cluster of four trees situated in front of in August & September 2015 and horse chestnut. the southern site boundary. a hedgerow survey in August 2015. 3.73 None of the hedgerows are classified Great crested newt surveys were also STANDING AND RUNNING WATER undertaken in May 2015. as important ecologically under the 3.67 A pond is present adjacent to the hedgerows Regulations Acts 1997. No 3.63 The site comprises two fields of northern boundary of the site. The species-rich hedgerows are located on improved grassland with two woodland pond is heavily shaded within a small the site and comprise less than 5 woody copses bordered by species-poor woodland copse; its water quality poor. A species. hedgerows, and trees. Two ponds are further pond exists outside the northern 3.74 As UK and/ or local BAP priority habitats, located along the northern site boundary, site boundary with similar conditions. one located within the application site the hedgerows, mature trees and ponds 3.68 A wet ditch with shallow water aligns itself. The following on-site habitats were are the most ecologically important the northern boundary of the site with identified; habitats on the site. dominant willowherb species and IMPROVED GRASSLAND other species such as water parsnip, broad leaved dock, ground ivy and rush 3.64 This forms the primary habitat of the species. A short section of the ditch site and comprises two fields of short contains shallow running water with improved grassland which is presently plant species such as common nettle, grazed by cattle. Species present include herb-Robert and willowherb species. perennial ryegrass, meadow foxtail, annual meadow-grass, cocksfoot, DRY DITCH rough meadow-grass, white clover, 3.69 Dry ditches are present along western spear thistle, creeping buttercup and boundary of the site. Plant species chickweed. along banks include willowherb species, SEMI-NATURAL MIXED WOODLAND common nettle, broad leaved dock hedge woundwort, cleavers and soft rush. 3.65 Five small woodland copses are situated along the northern and western HEDGEROW boundaries of the site. The copses 3.70 Species-poor hedgerows align the comprise semi-mature and mature northern and south western boundaries trees, with some coppiced trees. Species of the site. The hedgerows are heavily include elder, lime, willow species, managed and dominated by hawthorn hawthorn, blackthorn, holly, pedunculate with rose and bramble also present. oak, maple species, Scot’s pine, horse chestnut, hazel, privet and silver birch. 3.71 Species-poor hedgerows with trees bound the eastern, south western and western boundaries of the site. Hedgerow species include hawthorn,

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 49 50 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT PROTECTED AND NOTABLE BADGER REPTILES SPECIES 3.79 Whilst the flat topography of the site 3.85 The site comprises entirely of short BIRDS offers limited potential for sett building, grazed, improved grassland which offers no badger activity has been observed. limited potential for reptiles due to its 3.75 Bird species recorded during the survey lack of structural diversity. included barn swallow, blackbird, blue tit OTHER MAMMALS and carrion crow. The site is considered INVERTEBRATES 3.80 No other mammals or field signs of to offer low foraging and nesting mammals were recorded during the 3.86 Due to the lack of floral diversity within potential for birds. The hedgerows survey. the improved grassland and the lack and scattered on-site trees offer some of varied structure, the site offers low potential nesting and foraging habitat 3.81 The shallowness of on-site wet ditches potential for terrestrial invertebrate for local bird populations, however limits the potential for the presence species. the majority of hedgerows are heavily water vole. On site and nearby ponds managed. are also unsuitable given the absence of 3.87 No protected or notable invertebrates banks and the lack of dense vegetation. were observed within the on-site BATS Existing waterbodies are also considered waterbodies during the survey. The poor 3.76 Two trees have been identified as having to be unsuitable for otter. water quality of waterbodies and limited medium potential for roosting bats 3.82 Hedgerows and grassland offer some vegetation offers low potential for a (having features such as crevices, holes foraging potential for hedgehogs. The diverse range of invertebrates. and hollows) and eight trees with low grassland also offers limited potential 3.88 For further information, please refer to potential. for brown hare. the supporting Ecological Appraisal, Bat 3.77 No bats were observed to emerge from Emergence Survey, Great Crested Newt AMPHIBIANS trees which are proposed to be removed. Survey and Hedgerow Survey by Just Bat commuting and foraging activity 3.83 Five ponds located within 500 metres of Ecology Limited. was observed along the hedgerow in the site were assessed as having either the south western corner of the site average, good or excellent suitability for with frequent common and soprano great crested newts. The pond located pipistrelle registrations. One registration within the site, adjacent to the northern of a Myotis species and a noctule were boundary was found to be of below also recorded within this area. No bat average suitability for great crested activity was recorded in the vicinity of the newts. dead tree in the central area of the site. 3.84 The on-site hedgerows and small 3.78 The improved grassland offers limited woodland copses provide a limited foraging opportunity for bat species and amount of habitat suitable for use by hedgerows and trees offer some foraging amphibians for transit, foraging and potential. Hedgerows may act as linear refuge. The improved grassland also commuting features being connected to provides some potential for foraging hedgerows within the wider landscape, amphibians. small areas of woodland, a disused

railway, lowland fen and the grand union

canal.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 51

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52 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT VIEWPOINT LOCATIONS | NOT TO SCALE 1 2 3

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LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 53 12 13 14

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54 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT LANDSCAPE 3.92 Of contrast, landscape to the south is more built up, with the settlement edge LANDSCAPE CHARACTER OF THE SITE of Great Bowden providing some visual 3.89 The site comprises two fields of enclosure, and Market Harborough pastoral farmland, surrounded by native occupying gently higher ground to the hedgerows and scattered hedgerow south-west. The scale of the landscape trees, on the northern edge of the is smaller due to the landscape being village. The site is bordered by Langton defined by built form and the open Road to the west, Welham Lane to spaces associated with the settlements. the east and residential properties on 3.93 Great Bowden is characterised by the Welham Road to the south. distribution of informal open space, 3.90 The adjacent landscape to the north greens and well treed open space. The is relatively open and agricultural. cluster of buildings, juxtaposition of However, the landscape character of outbuildings and the irregular layout of the area within which the site can be the intervening green spaces is also a viewed is influenced by the presence of defining feature of the village. vehicular infrastructure and a number of farmsteads containing large sheds and outbuildings. 3.91 Landscape in the wider vicinity is rural in character to the north, beyond the A6, with large open fields defined by hedgerows and scattered hedgerow trees. The landscape is predominantly flat, giving it an open feel, with gentle undulations and hills in places, and a gentle ridgeline further to the north, on which a small woodland is located. A disused railway line runs through agricultural landscape to the north of the site, and is vegetated along much of its route.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 55 56 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT NATIONAL CHARACTER AREAS 3.98 The Assessment considers the *** On-site feature considered to be representative and landscape capacity of the Welland Valley typical of the wider ‘Welland Valley North’ Landscape 3.94 Natural England’s National Character to be medium, stating that the landscape Character Area, but not considered to be notable or a Areas (NCA’s) identify broad, strategic particularly rare or important example; around Great Bowden has the capacity character areas for the whole of England. to accommodate some residential The site lies within the ‘Leicestershire ** A feature within the setting or visual context of the site, development, however to a lesser extent considered to be representative of the wider ‘Welland Valley Vales’ Character Area, identified as than around Market Harborough. North’ Landscape Character Area, but not located on-site; Character Area 94. and

LOCAL CHARACTER * Features or elements of ‘Welland Valley North’ that are not DISTRICT CHARACTER discernible or represented on-site. 3.99 At a more local level, the Market 3.95 The Harborough District Landscape Harborough Landscape Character Character Assessment (September 3.101 The site contains features representative Assessment and Landscape Capacity 2007) identifies and describes the of the ‘Welland Valley North’ Landscape Study (April 2009) identifies and key features and characteristics of Character Area (LCA); however, it does describes the key features and the landscape within the Harborough not contain any particularly notable, rare characteristics of the landscape of area. The Character Assessment or unique features. This is important the rural area in the vicinity of Market divides Harborough into five Landscape to understand when considering the Harborough. The Study area is divided Character Types within which the site is potential impacts of the proposed into 11 Landscape Character Areas, identified as ‘Welland Valley’. development in the context. within which the site is identified as ‘LCA 3.96 Key characteristics of the Welland Valley 3: Welland Valley North’. are described as: 3.100 Criteria which relate to the extent to • Gently meandering river in wide and shallow which characteristics are represented on valley; site are as follows: • Little tree cover; • Broad, flat valley of River Welland; ** • Pasture on the floodplains; • Pasture and flood meadows along banks of • Arable farming on the valley sides; and river; ** • Market Harborough, operating as a • Field units vary in size; *** traditional market town, is the dominant • Isolated farm buildings the only urban influence. development within the area; * 3.97 The Assessment provides an indication • Few roads or footpaths through area; ** of the capacity of each Landscape • Intact ridge and furrow systems visible in Character Area to accommodate many locations;** and development in landscape terms. The Assessment defines Landscape capacity • Visually influenced by commercial as: “the degree to which a particular development on the northern edge of landscape character type of area is Market Harborough. * able to accommodate change without unacceptable adverse effects on its character”.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 57 VIEWS TO THE WEST TO THE SOUTH TO THE NORTH 3.104 Within the immediate vicinity, the visual 3.106 The site is immediately visible from envelope extends to Langton Road the back gardens of the existing 3.102 The site is immediately visible from (Photoviewpoints 4 & 5) and to the properties along Welham Road arable fields which are enclosed by elevated railway line. Views further to although a number of these properties the A6, Langton Road and the disused the west are restricted by the intervening have largely restricted views due to railway. Further afield, views of the site raised railway line and associated garden vegetation. The most direct and are screened by the raised topography vegetation. unobscured views belong to No. 21 of the A6 and the associated tree Welham Road (Photoviewpoint 1) whose lines on both sides of the road, as 3.105 The site is reasonably visually contained lack of garden vegetation and large well as intervening field boundary and with the existing settlement context open windows provide direct views of the roadside hedgerow vegetation. The containing most views to the south site. There is some site visibility from site is imperceptible within the wider and southeast, the vegetated route the village green area to the south-east panoramic views from the gentle of Langton Road to the west and the of the site and from the receptors on ridgeline north of Thorpe Langton. filtering effects of the disused railway embankment. Numerous tiers of the opposite side of Nether Green (see TO THE EAST hedgerow vegetation and the flatter Photoviewpoints 2 & 3). Views further 3.103 The site is visible in the foreground from topography of the land limit views from to the south are screened by built form the residential properties along Welham the A6 corridor to the north and east. within the village. Lane (Photoviewpoint 6). The views from Where distant rising land is visible from these properties are heavily filtered by the site, views back towards the site are the existing hedgerow and hedgerow very limited with the site imperceptible tree boundaries along the eastern site against the settlement backdrop. boundary. Views further to the east of the site are screened by the dense vegetation along field boundaries as well as on both sides of the A6.

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VIEWPOINT LOCATIONS

58 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 2

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 59 DRAINAGE AND FLOOD RISK FLOOD RISK FROM RESERVOIRS AND NOISE LARGE WATERBODIES FLUVIAL FLOOD RISK 3.118 There are no known noise constraints on 3.112 Environment Agency mapping shows 3.107 Environment Agency flood mapping that could preclude development on the the site to be located approximately 1 identifies the site as being entirely within site. Surrounding land uses comprise kilometre from the nearest Reservoir Flood zone 1 (Low probability). This existing residential development to the failure outline. The site is therefore not means that the site has a less than 1 in south and countryside to the north and at risk from this source. 1000-year annual probability of river/ west. A residential development would tidal flooding. FLOOD RISK FROM SEWERS be compatible with these adjoining land uses. 3.108 There are no main rivers which affect the 3.113 Anglican Water have confirmed there are site. The nearest main river is the River no surface or foul sewers located on the UTILITIES Welland, which is situated approximately site and the nearest sewer connections 500 metres to the south east of the site. are situated in Welham Road. 3.119 The site surrounds appear to be well served by the main utility services. Initial 3.109 An unnamed ordinary watercourse flows 3.114 Harborough District Council’s SFRA enquiries have been undertaken with alongside the northern boundary of confirms no incidents of historical relevant statutory undertakers which the site and is a tributary of the River flooding in the vicinity of the site. Sewer suggests the site can be served by the Welland. Due to the potential flood risk flood risk is therefore considered to be existing utilities infrastructure. to the site and adjacent to Langton low. Road, a hydraulic assessment has been 3.120 Anglian Water has confirmed that undertaken to ascertain the flood extent, PLUVIAL FLOOD RISK the existing foul sewer located along Welham Road to the south of the site, which is situated in the northern and 3.115 Environmental Agency mapping shows has sufficient capacity to accommodate north-western areas of the site. the potential risk of flooding from the proposed development. A review of surface water, which could occur when GROUNDWATER FLOOD RISK the site topography shows that the site rainwater fails to drain away through falls in a northerly direction, from the 3.110 British Geological Survey mapping normal drainage systems or to soak south. As such, it is anticipated that shows the site to be underlain by a into the ground. Mapping indicates that a pumped solution will be required to Blue Lias Formation and Charmouth there are areas of the site which could establish a connection to the existing Formation bedrock. The Environment be at risk of overland flood flows and network, at the required rate of Agency designates this as a Secondary pluvial flooding and provides the extent discharge. Undifferentiated Aquifer. of these results. These results align with 3.111 According to the Harborough District the hydraulic modelling which has been 3.121 11kV overhead electricity cables and Council’s Strategic Flood Risk undertaken. apparatus are situated in the south eastern area of the site and will require Assessment (SFRA) there are no records 3.116 In accordance with the National Planning diversion to facilitate development. of historical flooding from groundwater Policy Framework and its associated Consultation has been sought with in the vicinity of the site. Groundwater technical guidance, the development is Western Power Distribution which has is therefore not considered to pose a sequentially acceptable and no exception confirmed this would be feasible. significant risk. test is therefore required. From a flood perspective, the site is considered to be 3.122 Detailed information can be found in the appropriate for residential development. supporting Utilities Assessment by BWB Consulting Ltd. 3.117 For further information, please refer to supporting utilities report by BWB Consulting Ltd.

60 LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT SUMMARY OF ANALYSIS Building. A development proposal should 3.132 The site is relatively unconstrained fully consider the residential amenity of with regard to nature conservation 3.123 The findings of the survey, appraisal and these buildings and the character of the and ecology. Such nature conservation technical work completed to date have Conservation Area. and ecological value as there is will established that the site is a suitable be protected if hedgerows, trees and 3.128 Aspects of the setting of the adjacent location for a residential development woodland copses are retained and Grade II listed building which contribute which could be brought forward without suitable mitigation measures are to the significance comprise its location giving rise to significant environmental implemented. A proposed program in the historic part of the village, some effects. of habitat enhancement and creation associative relationships with other 3.124 The site is located within a short walk will result in a positive impact and historic buildings in Nether Green and of bus stop connections situated on net gain for nature conservation and views to and from the property from Langton Road and the village centre ecological value at the local level, when Sutton Road. where local shops, a post office and implemented through an appropriate community facilities are located. 3.129 The village comprises a characterful management regime. mosaic of building types, heights, 3.125 There are no constraints associated sizes and designs which are dispersed with providing access to the site by amongst greens and open spaces. private vehicle and the site can be readily Landscape plays an important accessed from the local adopted highway component in some parts of the village, network. The site has a sustainable notably the northern area which location and a new development could comprises lines of Horse Chestnut and offer new pedestrian footways onto Lime trees. Welham Road to strengthen links to the village centre. 3.130 The site is reasonably visually contained with the existing settlement context 3.126 The site is situated adjacent to Welham containing most views to the south Road and Nether Green which comprise and southeast, the vegetated route the existing urban edge of Great Bowden. of Langton Road to the west and the The site offers opportunities for a filtering effects of the disused railway development to sensitively assimilate embankment. Numerous tiers of with urban and landscape environments, hedgerow vegetation and the flatter logically extending the village topography of the land limit views from northwards and safeguarding extensive the A6 corridor to the north and east. greenspace. Where distant rising land is visible from 3.127 The site borders Great Bowden the site, views back towards the site are Conservation Area which crosses its very limited with the site imperceptible southern edge. Views of the views of the against the settlement backdrop. site can be seen between trees from 3.131 The site contains features representative the Conservation Area and the rear of of the ‘Welland Valley North’ Landscape dwellings situated on Welham Road, Character Area (LCA); however, it does including no.s 17 & 19, a Grade II Listed not contain any particularly notable, rare or unique features.

LAND OFF WELHAM LANE, GREAT BOWDEN | DESIGN AND ACCESS STATEMENT 61