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Delamere DAS.Indd Land off Station Road, Delamere Proposals for New Residential Development Design and Access Statement February 2014 Prepared For Copyright and Non-Disclosure Notice Steve Melligan The contents and layout of this report are subject to copyright Strategic Land Manager owned by AMEC (©AMEC Environment & Infrastructure The Crown Estate UK Limited 2014) save to the extent that copyright has been legally 16 New Burlington Place assigned by us to another party or is used by AMEC under licence. London W1S 2HX To the extent that we own the copyright in this report, it may not be copied or used without our prior written agreement for any purpose other than the purpose indicated in this report. Prepared By AMEC E & I UK Ltd. The methodology (if any) contained in this report is provided to Gables House you in confi dence and must not be disclosed or copied to third Kenilworth Road parties without the prior written agreement of AMEC. Leamington Spa Disclosure of that information may constitute an actionable breach Warwickshire CV32 6JX of confi dence or may otherwise prejudice our commercial interests. Any third party who obtains access to this report by any means will, in any event, be subject to the Third Party Disclaimer set out below. Main Contributors Michael O’Connell Third-Party Disclaimer Any disclosure of this report to a third party is subject to this Issued By disclaimer. The report was prepared by AMEC at the instruction of, and for use by, our client named on the front of the report. It does not in any way constitute advice to any third party who is ........................................................................................................... ..................................................... able to access it by any means. AMEC excludes to the fullest extent Michael O’Connell lawfully permitted all liability whatsoever for any loss or damage howsoever arising from reliance on the contents of this report. We do not however exclude our liability (if any) for personal injury Approved by or death resulting from our negligence, for fraud or any other matter in relation to which we cannot legally exclude liability. ...................................................................................................................................................... Neil Hall Doc Reg No. 21695-rr099 Contents Evaluation and Introduction The Landowner Site and Context Appraisal 1 2 and their Vision 3 4 Design Response Purpose and Scope The Landowner 6 Location 10 Biodiversity 23 Evaluation - of this Statement 2 Development Constraints Development Vision 7 Site Description 10 Historic Environment 25 and Opportunities 36 Development Proposals 3 Design Response 39 The Application Process 4 Surrounding Area 11 Flood Risk and Drainage 26 Design Response Structure of this Topography 13 Land Quality 27 Statement 4 - Site Access 40 Geology / Ground Condition Utilities 28 13 Noise 28 Transport and Site Access 14 Local Design Context: Accessibility to Facilities 18 Character and Building and Services Vernacular 29 Landscape and Visual Context 19 Planning Policy 31 5 Evolution of the Design and 7 A Sustainable Phasing and Summary and Design Process 6 Access Proposals Neighbourhood 8 Implementation 9 Conclusions Consultation with and Building for Life the Local Planning Masterplan Overview 54 Phasing Approach 74 Summary and Authority and Conclusions 76 Key Stakeholders 44 Land Uses and Amount 56 A Sustainable Implementation 74 Neighbourhood 72 Parish Councils 44 Development Form and Structure 60 Building for Life 72 Community Consultation 46 Development Scale 62 Key Issues Raised and Design Response 47 Appearance and Character 63 Landscape and Open Space Strategy 65 Access and Movement 68 1 Introduction 2INTRODUCTION The structure and content of this DAS also accords with Introduction ‘Guidance on Information Requirements and Validation’ published by the Department for Communities and Local Government (March 2010) and guidance from the Commission on Architecture and the Built Environment Purpose and Scope of Statement (CABE) ‘Design and Access Statements: How to write, read and use them’ (reprinted 2007). This Design and Access Statement This Statement should be read in conjunction with other (DAS), which has been prepared documents which have been prepared and submitted by AMEC on behalf of The Crown to Cheshire West and Chester in support of the outline Estate, is submitted in support of planning application, including the Planning Statement (including Draft Heads of Terms), Statement of Community the outline planning application for Involvement and the following technical evidence: up to 180 dwellings and associated • Planning Application drawings; development (‘the Application’) on • Transport Assessment; land off Station Road, Delamere (the Application Site). • Travel Plan; • Landscape and Visual Assessment; The Statement explains what has infl uenced development This Statement has been prepared in accordance with the • Flood Risk Assessment; proposals for the Application Site and how the proposals requirements of: have evolved. Using chosen design principles and selected • Ecological Appraisal and Bat Survey; design parameters (governing the amount of development, • Article 4 of The Town and Country (Development Utilities Statement; its layout, scale, landscaping and appearance) the Management Procedure) (England) (Amendment) • Statement illustrates how the scheme might look once Order 2013; • Land Quality Assessment; constructed and how issues relating to access have been • Initial (Stage 1) Remedial Options Appraisal; addressed within the fi nal scheme design. • Article 4C of The Town and Country Planning (General Development Procedure) Order 1995 (as amended); • Heritage Statement; According to the National Planning Policy Framework and (DCLG, 2012): • Sustainability Statement; • Articles 62 (5) and 327A of The Town and Country • Employment Land Study “Good design is a key aspect of sustainable development, Planning Act 1990. is indivisible from good planning, and should contribute • Leisure and Tourism Market Assessment positively to making places better for people.” • Tree Survey; and The purpose of the Statement is therefore to explain the • Topographical Survey. design process behind the submitted scheme and to inform the subsequent Reserved Matters (‘detailed’) planning applications for the Site. I NTRODUCTION 3 Development Proposals Based upon the Ordnance Survey Map with the permission of the Controller Land reserved Residential Enhanced of Her Majesty’s Stationery Offi ce. Outline planning permission is sought for residential © Crown Copyright. AMEC UK Ltd. development. With the exception of vehicular access, all for potential new Main Street Tree Belt AL 100001776 access to Delamere other matters (e.g. details of appearance, landscaping, Golf Club Application site boundary layout and scale) are reserved and will be submitted at a later date as part of Reserved Matters applications, which will be evaluated against the design principles and Retirement Accommodation parameters set out in this Statement. The development proposals comprise: • Demolition of all existing vacant and redundant buildings on site; • Site remediation works and ground remodelling; Proposed • Construction of up to 180 residential dwellings and new access Allotments associated car parking; • Construction of a vehicular access off Station Road (B5152); Lanes and Shared Surfaces • Provision of areas of formal and informal green spaces open space including children’s play areas and allotments; Flood compensation • Retention of the wooded areas on the Site’s Enhanced areas peripheries, with new tree planting and structural Tree Belt landscaping; Former • Construction of new footpaths and their connection to hardstanding area adjoining networks; and replaced with new public open space / SUDs area • Provision of new and/or improved services, utilities and drainage infrastructure works (including sustainable surface water attenuation and control) and other Illustrative Masterplan 4INTRODUCTION ancillary works. comment on development proposals for the Site. Structure of this Statement The Application Process The DAS is structured as follows: The design proposals for the Site have evolved into Section 6 - Design and Access Proposals the current proposals as a result of technical work and This section sets out the design proposals for the Section 1 - Introduction discussions with the local planning authority and statutory development in the form of an Illustrative Masterplan that This section outlines the Statement’s purpose, scope and consultees, plus dialogue with and feedback from Parish is underpinned by ‘parameter plans’ (covering use, mix structure. Councils, and the local community. and amount of development, character areas, scale and massing, landscape design, materials, appearance and The proposals set out in this outline planning application Section 2 -Vision access). are illustrative but aim to provide a structure for the key This section sets out the overarching vision for the future components of the scheme. development of the Site. Section 7 - A Sustainable Neighbourhood Following grant of outline consent, the chosen developers This section provides an overview of the key sustainability of the Site will submit ‘reserved matters’ applications for Section 3 - Site and Context Appraisal considerations that underpin the proposed Illustrative approval to the Local Planning Authority. These applications This section provides a description
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