NUNEATON ROAD MANCETTER DESIGN & ACCESS STATEMENT MAY 2017 CONTENTS
1.0 2.0 3.0 INTRODUCTION STRATEGIC SITE CONTEXT ANALYSIS
1.0 Introduction p4 2.0 Strategic Context p8 3.0 Site Analysis p20 1.1 The Site p4 2.1 Regional Location and Connections p8 3.1 Access & Movement p20 1.2 Gladman Developments Ltd p4 2.2 Strategic Landscape and Visual Context p10 3.2 Topography, Hydrology & Geoenvironment p22 1.3 Purpose of Document p6 2 2.3 Strategic Growth p16 3.3 Landscape & Visual p24 1.4 Document Structure p6 1.5 Consultation p7 2.4 Local Amenities p18 3.4 Arboriculture & Ecology p26 3.5 Built Environment & Noise p28 3.6 Heritage p30 3.7 Constraints & Opportunities p32
Version: 1.1 Version date: 22 May 2017 Comment Final Draft
This document may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright 2016. All rights reserved. Reference number 0100031673
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NUNEATON ROAD, MANCETTER 1.0 INTRODUCTION
4.0 5.0 6.0 DESIGN DESIGN CONCLUSION PROPOSAL ILLUSTRATIVE PROPOSAL
4.0 Design: Proposals p34 5.0 Design: Illustrative Proposals p36 6.0 Conclusion p48 4.1 Development Framework p35 5.1 Illustrative Masterplan p36 6.1 Key Parameters p48 5.2 Birds Eye View p37 6.2 Conclusion p48 5.3 Land Use Framework p38 3 5.4 Drainage Framework p40 5.5 Access & Movement Framework p42 5.6 Green Infrastructure Framework p44 5.7 Urban Structure Framework p46
NUNEATON ROAD, MANCETTER 1.0 INTRODUCTION
Gladman Developments Ltd are 1.1 THE SITE bringing forward for development The Site is located at the south eastern edge of Mancetter and comprises two arable fields. The Site is bounded to the north by a local road known as Quarry Lane and associated approximately 8.6 hectares of properties, to the east by Nuneaton Road and associated properties, to the south by a hedgerow and to the west by an embankment associated with the West Coast Main land on the south eastern edge of Line railway. At the centre of the Site is a small stream lined by a hedgerow and block of Mancetter, near Atherstone. This woodland. land is being promoted for a new residential scheme capable of 1.2 GLADMAN DEVELOPMENTS LTD
delivering up to 115 homes along Gladman Developments Ltd have successfully invested in communities throughout the UK over the past 30 years, developing high quality and sustainable residential, commercial with a large area of open space, and industrial schemes. Gladman Developments have assembled and project managed a 4 comprehensive and skilled multidisciplinary team to develop the proposals for Mancetter. helping North Warwickshire The process has been collaborative with each discipline working together to achieve a Borough Council in meeting its comprehensive response to the Site. 5-year land supply.
NUNEATON ROAD, MANCETTER 1.0 INTRODUCTION
River Coventry Canal ATHERSTONE
WITHERLEY
Coleshill Road
A5 / Watling Street MANCETTER
Manor Road West Coast Mainline
5
River
Quarry Lane
Coventry Canal Nuneaton Road
WOODFORD LANE
River
Coventry Canal NORTH FIGURE 01: SITE LOCATION
NUNEATON ROAD, MANCETTER 1.0 INTRODUCTION
1.3 THE PURPOSE OF THIS DOCUMENT 1.4 DOCUMENT STRUCTURE
This Design and Access Statement (DAS) has been prepared by LDA Design on behalf This DAS follows the requirements as set out in The Town and Country Planning of Gladman Developments Ltd in support of an outline planning application for a new (Development Management Procedure) (England) Order 2015 and the guidance outlined in residential development at Nuneaton Road, Mancetter. Planning Practice Guidance, Design (paragraphs 29 - 31), CABE (2007) “Design and Access Statements: How to write, read and use them” and Building For Life Partnership (2015) The aim of the DAS is to present a coherent explanation for the development of the Site, “Building For Life 12”. how the design was derived and how it sits within its context. A comprehensive analysis of the Site is provided and the relationship between the proposed development and its Accordingly, this DAS describes the context for the application and the way in which the surroundings is explored. The document sets out the Site’s specific design principles and scheme has evolved through an understanding of the setting, scale, massing, access and objectives and presents an illustrative masterplan that explains how development on the movement and through community engagement. Site could be accommodated within the existing constraints and proposed Development Framework. Section 1: Introduction Section 2: Strategic Context The content of this document has been informed by a number of studies undertaken Sets out the scope and aim of the Provides an analysis of the Site between 2014 and 2017 which examine the Site and its context with regard to landscape, document and provides information within its wider spatial context in 6 ecology, flood risk and transportation. It draws from the following related documents: on the methodology followed. terms of location, services, transport, settlement growth and landscape and outlines how these strategic elements Planning Statement; have helped formulate the design of Arboricultural Survey and Assessment; Section 3: Site Analysis the Site. Archaeological Desk-Based Assessment; Provides analysis of the built and Ecological Appraisal; natural environment of the Site and Flood Risk Assessment; its local context, including a brief summary of the key studies related to Ground Conditions Survey; Section 4: Design - Proposals this document. This section sums up Landscape and Visual Impact Assessment; Presents the Development Framework the main constraints and opportunities which responds to the Site, its context Noise and Vibration Assessment; of the Site and offers an interpretation and the constraints and opportunities Transport Assessment; and of the findings, translating them into a identified in Section 3. Travel Plan set of constraints and opportunities.
Section 5: Design - Section 6: Conclusion Illustrative Proposals Provides a brief summary of the Presents the Illustrative Masterplan key parameters and concludes by and explains the principles that defining the key assets of the proposed underpin the design regarding land development. use, drainage, access and movement, landscape and green infrastructure, ecology and urban structure.
NUNEATON ROAD, MANCETTER 1.0 INTRODUCTION
1.5 CONSULTATION
The strategy towards delivering the submitted design proposals has included a consultation process in order to ensure the preparation of a robust planning application that addresses feedback from Warwickshire County Council, North Warwickshire Borough Council, Mancetter Parish Council and the local community. In order to seek to reach the widest number of residents and businesses in the area, the Applicant undertook a twofold public engagement exercise. In the first instance, a leaflet drop and a newspaper advert (Atherstone and Tamworth Herald) and secondly, dedicated website pages.
Full details are set out in the Statement of Community Involvement submitted with the application. Details of the proposed development have been available on the Gladman website. The website provides background to the proposals and identifies the factors which will impact on the surrounding area. Members of the public have been encouraged to leave comments via email or letter.
7
PUBLIC CONSULTATION MATERIAL PUBLIC CONSULTATION: CONSULTATION LEAFLET
NUNEATON ROAD, MANCETTER 2.O STRATEGIC CONTEXT
Section 2.0 provides an analysis of the Site within its wider spatial context in terms of location, services, transport, settlement growth and landscape and outlines how these strategic elements have helped formulate the design of the Site.
8 2.1 REGIONAL LOCATION AND CONNECTIONS MANCETTER: ST PETER’S CHURCH MANCETTER: NUNEATON ROAD LOCAL BUS STOP
Mancetter, along with Atherstone forms one of the larger settlements within North Warwickshire Borough, located off the A5/Wattling Street between Nuneaton and Tamworth. The village has excellent transport links, within 10-15 minutes driving from the M42 and M69 motorways, within 30 minutes of Birmingham International Airport and within 45 minutes of Coventry and Birmingham City Centres. Regular bus services (No’s 48, 766, 767 and X48) runs along Nuneaton Road, five minutes walk from the Site approximately every 20 minutes. These routes run between the major urban centres of Coventry and Leicester, providing an important link for many towns, including Atherstone and Mancetter. The nearest railway station is in Atherstone with regular services between Crewe and London, with links to Nuneaton, Rugby and Milton Keynes.
The combination of excellent transport links to major urban centres and access to the open countryside within The National Forest has made Mancetter an attractive place to live. Key to the success of the proposed development will be ensuring the new members of the community have good connections to the village, its facilities and businesses, encouraging movement and activity towards the town centre whilst providing residents of Mancetter with greater access to surrounding countryside via the Site’s proposed open spaces. MANCETTER: WEST COAST MAIN LINE WITHERLEY: VIEW TO MANCETTER
NUNEATON ROAD, MANCETTER 2.0 STRATEGIC CONTEXT
9
LEGEND
APPLICATIONApplication boundary BOUNDARY
DISTANCE istance from siteFROM 1 m SITE (10 KM)
STRATEGICStrategic road networ ROAD NETWORK
RAILWAYRailway line LINE
RAILWAYRailway station STATION
FIGURE 0?:02: XXXREGIONAL CONTEXT
NUNEATON ROAD, MANCETTER 2.2 STRATEGIC LANDSCAPE & VISUAL CONTEXT
A Landscape and Visual Impact Assessment of the Site and surrounding area was under taken in March 2017 and forms the basis of the strategic landscape analysis.
2.2.1 TOPOGRAPHY
Figure 3 illustrates that the landform in the study area rises to a series of low hills 2-3km to the southwest of the Site and to the northeast falls slightly towards the River Anker beyond which the landscape remains relatively flat. The Site sits between the river and the Coventry Canal, both of which run broadly northwest/southeast across the study area. The terrain of the Site is sloping down from a high point of 89.5m AOD at the north of the Site and from 84.5m AOD at the southern corner down to 74.5m AOD at the small stream running through the centre of the Site. Beyond the Site, the terrain continues to fall eastwards towards the Anker River.
10
FIGURE 03: TOPOGRAPHY PLAN
LEGEND
SITE BOUNDARY
60M AOD 180M AOD
NUNEATON ROAD, MANCETTER 2.0 STRATEGIC CONTEXT
11
FIGURE 04: TERRAIN MODEL FIGURE 05: AERIAL OVERLAY OF TERRAIN MODEL
NUNEATON ROAD, MANCETTER 2.2.2 LANDSCAPE CHARACTER
The local landscape character assessments (North Warwickshire Landscape Character Assessment, 2010 and Hinkley and Bosworth BC Landscape Character Assessment, 2006) identifies three separate character areas in the vicinity of the Site: the Anker Valley, Baddesley to Hartshill Uplands and the Fen Lanes. The Site lies within the Anker Valley and Baddesley to Hartshill Uplands Character Areas. The boundary of these character areas follows the stream as it crosses the centre of the Site, with the Baddesley to Hartshill Uplands character area to the north and Anker Valley character area to the south. The Baddesley to Hartshill Uplands character area generally encompasses the rising topography to the west of the town, with the Anker Valley covers the lower ground to the east. The Fen Lanes character area covers the low lying land to the north of the A5 in Hinkely and Bosworth Borough.
12
FIGURE 06: LOCAL LANDSCAPE CHARACTER PLAN
LEGEND
SITE BOUNDARY BADDESLEY & HARTSHILL UPLANDS
ANKER VALLEY FEN LANES
NUNEATON ROAD, MANCETTER 2.0 STRATEGIC CONTEXT
1
PHOTOGRAPH 1 - NORTHERN FIELD WITHIN THE SITE (BADDESLEY AND HARTSHILL UPLANDS)
2
13
PHOTOGRAPH 2 - SOUTHERN FIELD WITHIN THE SITE (ANKER VALLEY)
3
PHOTOGRAPH 3 - LAND TO THE SOUTH OF THE SITE BETWEEN THE RAILWAY AND COVENTRY CANAL (ANKER VALLEY)
NUNEATON ROAD, MANCETTER 2.2.3 VISUAL
The extensive vegetation within the wider landscape significantly reduces the extent of visibility towards the Site from surrounding roads and settlements. Views of the Site are generally limited to within approximately 1.5km from the site. Long distance views overlooking Mancetter and Atherstone and the wider landscape are available from the rising landform to the south west, including on the Coventry Canal towpath. The Site, viewed from elevated positions, is generally seen in the context of existing development and mostly obscured with vegetation.
The rising landform at the southern corner is the most visible portion of the Site in these views. The Site is largely screened from views from the north by intervening field boundary vegetation and topography, though some views are available from public footpaths south of the A5. 3
14 2 1
FIGURE 07: VIEWPOINT LOCATION
LEGEND
SITE BOUNDARY 1 VIEWPOINT LOCATION
NUNEATON ROAD, MANCETTER 2.0 STRATEGIC CONTEXT
Approximate extent of site Northern field Southern field 1 Railway Line within site within site
VIEWPOINT 1 - PUBLIC FOOTPATH, SOUTH WEST OF THE SITE LOOKING NORTH EAST
Approximate extent of site Hedgerow on Site’s 2 Railway Line Nuneaton Road south eastern boundary
15
VIEWPOINT 2 - PUBLIC FOOTPATH, SOUTH EAST OF THE SITE LOOKING NORTH WEST
Approximate extent of site
3 Southern field Houses on Nuneaton Road Mancetter House within Site
VIEWPOINT 3 - PUBLIC FOOTPATH NORTH EAST OF THE SITE LOOKING SOUTH WEST
NUNEATON ROAD, MANCETTER 2.3 STRATEGIC GROWTH
2.3.1 THE NEED FOR HOUSING 2.3.2 GROWTH OF MANCETTER
Every Council is required by the Government to boost significantly the supply of housing Mancetter and Atherstone are two settlements which have in expanded during the post- and to make planning decisions in light of a presumption in favour of sustainable War era to form a single settled area. Settlement at Atherstone was larger and typically development. North Warwickshire Borough Council (NWBC) has a need for more housing linear, occurring along the A5, staying north of the railway line. Mancetter was a smaller and additional deliverable sites are required in order to meet this demand and maintain a nucleated settlement centred around the junction of Nuneaton Road and Quarry Lane. five-year housing supply, as required by National Policy. Over time the settlements expanded, closing the gap between the two. The modern extents of the settlement are now largely contained to the north by the River Anker flood plain, the rising landform to the south west (which includes various designated sites including Site’s of Special Scientific Interest (SSSI) and Registered Parks) and the railway line. Further expansion along the A5 to the east is constrained by a large Scheduled Ancient Monument (SAM) covering much of what is understood to be a Roman settlement. There are two small SAMs located at the centre of Mancetter, also Roman era, which restrict development immediately north of the Site.
16 The Site presents one of the only opportunities to provide growth close to the centre of Mancetter whilst keeping settlement east of the railway line to continue the existing pattern of settlement in the area. This opportunity is also identified in Mancetter’s Draft Neighbourhood Plan Informal Community Proposals SB CP1 ‘Possible Local Plan allocation SE of Mancetter Village’, where the Site (‘between Nuneaton Road and the railway line’) would be supported ‘should the emerging North Warwickshire Local Plan indicate an increased new dwelling requirement for Atherstone with Mancetter’.
NUNEATON ROAD, MANCETTER 2.0 STRATEGIC CONTEXT
17
FIGURE 08: STRATEGIC GROWTH PLAN LEGEND APPLICATION BOUNDARY FLOOD ZONE SCHEDULED MONUMENT APPROXIMATE EXTENT OF ROMAN FORT
NUNEATON ROAD, MANCETTER 2.4 LOCAL AMENITIES
2.4.1 ACCESSIBILITY 2.4.2 FACILITIES
Mancetter is conveniently located off the A5, which is ideally positioned halfway between The Site is located within approximately 1km distance of numerous community facilities, the M42 and M69, with Birmingham and Leicester respectively about 30 minutes away including a nursery/pre-school, a primary school, a special needs school, an adult day care by car. Atherstone train station, located approximately 2km north of the Site, provides centre, a church, a village hall, a scout group headquarters, a pub, a convenience store, a excellent direct links to London Euston and Crewe every hour. post office, a park with equipped play and sports pitches and a garden centre.
The Site is well related to the existing edge of Mancetter and is in close proximity to the local road and public transport network, as identified in Section 2.1. A regular bus service between the major urban centres of Leicester and Coventry runs along Nuneaton Road, within five minutes walk (circa. 500m) from the Site, every twenty minutes.
The Site is not currently publicly accessible. The Site has two existing field access points located at the eastern corner off Nuneton Road and to the north off Quarry Lane. There is a public footway on Nuneaton Road just north of the Site, providing access to the wider settlement by foot. The proposed development will be accessed via a new vehicular access 18 point off Nuneaton Road to the north east of the Site with potential new pedestrian links via the existing field access gates.
NUNEATON ROAD, MANCETTER 2.0 STRATEGIC CONTEXT
LEGEND
APPLICATION BOUNDARY
1KM DISTANNCE FROM SITE
BUS STOP
PUBLIC RIGHTS OF WAY
NURSERY / PRE-SCHOOL
PRIMARY SCHOOL
ACADEMY
SPECIAL NEEDS SCHOOL
APARTMENTS WITH CARE 19
TOWN HALL
SCOUT HALL
EQUIPPED PLAY AREA
RECREATION GROUND
POST OFFICE
GARDEN CENTRE
LOCAL SHOP / GROCERY
PUBLIC HOUSE
CHURCH
FIGURE 09: LOCAL AMENTIES
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS
Section 3.0 provides analysis that focuses on key aspects of the Site and its immediate context. Key opportunities and constraints that have influenced the shape and structure of the proposals are identified and used to inform a Development Framework for the Site.
3.1 ACCESS AND MOVEMENT Nuneaton Road (B4111), a B-Road with links to the A5 and Nuneaton is located along the Site’s north eastern boundary, providing an 20 opportunity for a new potential vehicular access to the Site.
Nuneaton Road provides access to nearby local facilities including schools, shops and a post office all within 1km of the Site. There are two bus stops along Nuneaton Road within a 5-minute walk (circa 500m) of the Site. These bus stops are served by the No.48 service between Leicester and Coventry and the No. 767 local service between Tamworth and Nuneaton.
There is potential to create new pedestrian footways and access points off Nuneaton Road and Quarry Lane via new and existing field gateways. This would provide new public access to the open space in the north of the Site as well as opportunity to access local facilities using sustainable modes of transport for new residents.
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS
LEGEND APPLICATION BOUNDARY
PROPOSED SITE ACCESS
POTENTIAL PEDESTRIAN ACCESS
KEY ROUTE
EXISTING PUBLIC RIGHT OF WAY
COVENTRY CANAL TOWPATH
BUS STOP
21
FIGURE 0?:10: SITEXXX ACCESS
NUNEATON ROAD, MANCETTER 3.2 TOPOGRAPHY & HYDROLOGY
3.2.1 TOPOGRAPHY The southern corner of the Site is at its most prominent in views from the surrounding areas local to the Site such as views from Mancetter, along with the adjoining settlement of Atherstone, is located the public footpaths south of the A5 and from the Coventry Canal between the low lying hills of the Baddesley to Hartshill Uplands and the towpath and the adjoining low lying hills to the south west. River Anker corridor. The rising landform to the south and the river floodplain have largely served to contain the settlement up to the present day. 3.2.2 HYDROLOGY
The Roman Fort of Mancetter was located on a localised hill at approximately 95m A small stream runs through the Site, originating from the low lying hills to AOD, immediately north of the Site and Quarry Lane. Mancetter generally sits the south west, near Quarry Farm, passing under the railway line, eastwards upon the low lying hills between 70 to 90m AOD. This is reflected in the landform (under Nuneaton Road) joining the River Anker just east of the B4111. within the Site, which lies at between 89.5 and 74m AOD. The Environment Agency flood map shows that the Site is located within The Site is formed by a shallow valley associated with a small stream which runs Flood Zone 1; which is considered to be at low risk of flooding from rivers. eastwards towards the River Anker just north of centre in the Site. Land rises from the stream up to 89.5m to the north up to Quarry Lane and up to 85m towards the A drainage basin would be required in the lowest part of the Site, 22 south to a localised ridgeline. next to where the stream meets Nuneaton Road, to detain surface runoff water associated with the proposed development.
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS
LEGEND
APPLICATION BOUNDARY
SITE CONTOURS AND SLOPE DIRECTION
EXISTING WATERCOURSE
POTENTIAL LOCATION FOR DRAINAGE BASIN
23
FIGURE 0?:11: SITEXXX TOPOGRAPHY & HYDROLOGY
NUNEATON ROAD, MANCETTER 3.3 LANDSCAPE & VISUAL
3.3.1 LANDSCAPE 3.3.2 VISUAL
The Site comprises two arable fields bounded by hedgerows on all sides Whilst the Site is bounded on all sides by either hedgerows or the railway except along the south west where the boundary is defined by a railway embankment, due to the variations in the topography on-site and locally, there embankment. The Site contains a number of landscape features including are views available from locations close by as well as from wider locations. a wooded watercourse, several mature field trees and hedgerow trees. Views into the Site from Mancetter are limited to locations on Nuneaton Road next to the Site and from Quarry lane as it crosses the railway line. The character of the northern field is influenced by the rear of the existing properties, the enclosing effects of the wooded stream and the steep railway There are views towards and into the Site from the nearby public footpath embankment, though views of the wider landscape become available from to the south east and the towpath along Coventry Canal where breaks in the the higher ground at the north edge of the Site near Quarry Lane. vegetation allow. From the wider landscape there are partial views of the rising landform on Site from the public rights of way to the south of the A5, from the The character of the southern field is comparatively more open, due to its bridleway north of Oldbury and the public footpath north of Hartshill Green. gradual rising topography, less containing features and limited influence from adjoining settlement. The steep railway embankments and frequent trains have The rising landform towards the southern corner of the Site is the most 24 a disrupting influence of the rural character that otherwise predominates. visually prominent portion of the Site in these views. Visual impacts resulting from the proposals can be limited by keeping built form off the The key landscape features identified above are mostly located at the existing field most prominent landform on Site and by incorporating belts of mitigation boundaries which can be largely retained as part of any proposed development. woodland planting along the southern and western edge of the Site.
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS
LEGEND
APPLICATION BOUNDARY
EXISTING HEDGEROW
EXISTING TREES
EXISTING TREES TO BE REMOVED
LOCALISED VIEWS INTO SITE
LONG DISTANCE VIEWS INTO SITE
VISUALLY PROMINENT LOCATION ON SITE
25
FIGURE 12:0?: LANDSCAPEXXX & VISUAL
NUNEATON ROAD, MANCETTER 3.4 ARBORICULTURE & ECOLOGY
3.4.1 ARBORICULTURE 3.4.2 ECOLOGY The majority of the Site comprises of cultivated arable land of low ecological There are numerous trees found on-site including a wooded belt that follows the watercourse through the Site. The majority of the wooded belt falls within value with between 2-4m wide field margins of poor semi-improved grassland. Category A (High Quality). It also contains several individual specimens also of Category A and B with up to four trees of lower quality (Categories C and U). Hedgerows and the watercourse through the site are the most important ecological features which are to be retained and enhanced with apprioriate buffers. There are two mature Category A Alders (Alnus glutinosa) as well as a standing dead tree at the centre of the Site within the southern Trees within the site should be retained, or where recommended field. Within the hedgerow on the Site’s southern boundary there are for removal, to be replaced with new tree planting. is a single Category B Ash tree (Fraxinus excelsior). Several Category C Ash and Alder trees line the hedgerow at Nuneaton Road. A great crested newt population is confirmed within the off site pond to the south-west corner of the site. Great crested newts to be translocated offsite prior to construction and site clearance through a license from Natural England.
26 Low lying area in the east of the site has marginal wetland species of vegetation, which could be enhanced through SuDS.
Scrub found along the watercourse to the west of the Site is deemed to provide important habitat potential and is to be given a 30m landscape buffer comprising native species.
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS
LEGEND
APPLICATION BOUNDARY
EXISTING SPECIES-POOR NATIVE HEDGEROW EXISTING WATERCOURSE ON SITE
CATEGORY A TREES
CATEGORY B TREES
CATEGORY C TREES
CATEGORY U TREES
ROOT PROTECTION AREAS
OFF-SITE GREAT CRESTED NEWT POND 27
KEY WILDLIFE CORRIDOR
WATER LOGGED GROUND
FIGURE 0?:13: ARBORICULTUREXXX & ECOLOGY
NUNEATON ROAD, MANCETTER 3.5 BUILT ENVIRONMENT & NOISE
3.5.1 BUILT ENVIRONMENT 3.5.2 NOISE & VIBRATION
The existing settlement edge abuts the northern boundary of the Site, Due to the number of frequent passenger trains that pass the Site on the adjoining comprising mainly a linear pattern of detached and semi detached two storey railway, it is therefore necessary to set back any potential residential building houses along Quarry Lane and Nuneaton Road. Design proposals should facades by at least 30m from the line. Dwellings are proposed to face the noise consider responding positively to the existing settlement extent and pattern source of passing trains so that private amenity space (i.e. rear gardens) are to aid integration, enabling the new residential areas to be seen as part of screened by the built form of the houses to bring noise levels down. wider settlement. In particular, the proposed development should respond positively to the village approaches by fronting towards Nuneaton Road. Nearest dwellings facing the railway line will require enhanced glazing for living rooms and bedrooms facing this noise source along with acoustic ventilation. Alternatively, living rooms and bedrooms could be located on the rear of the proposed buildings, away from the noise source. This matter will be dealt with at detailed design.
Dwellings proposed further into the site will be protected from noise from 28 buildings closer to the railway therefore enhanced glazing and acoustic ventilation may not be required. However, this will be a matter to address at detailed design on a plot by plot basis.
Dwellings along Nuneaton Road are recommended to face the noise source of passing vehicles to reduce noise levels in private amenity space to the rear. Alternatively, 2.1m high close boarded fencing should be proposed along rear garden boundaries adjacent to Nuneaton Road.
Vibration levels associated with passing trains on the site do not require any mitigation measures within the proposals.
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS
LEGEND
APPLICATION BOUNDARY
EXISTING RESIDENTIAL EDGE
SOUTH WESTERN SETTLEMENT EDGE DEFINED BY RAILWAY LINE 30M NOISE MITIGATION OFFSET
FARM BUILDINGS
DEVELOPMENT WITH PLANNING PERMISSION (SHOWN INDICATIVELY)
29
FIGURE 14:0?: BUILTXXX ENVIRONMENT
NUNEATON ROAD, MANCETTER 3.6 HERITAGE
3.6.1 HERITAGE
The site lies close to two Scheduled Monuments dating from the Roman Era. These include a Roman camp and the Mandussedum Roman Villa with its associated settlement. In addition to these, a non-designated heritage asset has also been recorded within the site. This comprises the remains of a Roman Fort in the north- western area of the site. These remains below-ground have been demonstrated to cover a wide area encroaching into the northern field within the Site.
The archaeological remains of the Roman Fort are considered to be a constraint to development in the northern area of the site. This part of the Site should be kept free of development.
30
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS
LEGEND
APPLICATION BOUNDARY
APPROXIMATE EXTENT OF ROMAN FORT
SCHEDULED MONUMENT
CONSERVATION AREA
31
FIGURE 15:0?: HERITAGEXXX
NUNEATON ROAD, MANCETTER 3.7 CONSTRAINTS & OPPORTUNITIES
The Constraints and Opportunities lead on from the analysis of the Site and inform the proposals as set out in the Development Framework :
KEY CONSIDERATIONS:
The northern field to be kept free of development to preserve Roman Fort Existing trees and hedgerows to be retained as part of the development. archaeology. Opportunity to be a Local Green Space within the Parish. Opportunity to create new drainage features including attenuation Provide visual mitigation to the south western and south basins with potential ecological value in the lowest part of the site. 32 eastern boundaries to reduce visual effects from the most prominent area of the Site on the surrounding landscape. Incorporate new areas of public open space and areas for play within the Site, with informal footpath links to Quarry Lane and Built form of proposed development to be set back to face West Nuneaton Road to the north and east of the Site respectively. Coast Main Line to mitigate noise effects from passing trains. Ensure positive integration of the proposed development Potential vehicular access off Nuneaton Road. with the existing settlement edge.
Existing watercourse and associated woodland on The existing standing dead trees to be removed. Site to be retained within the layout.
NUNEATON ROAD, MANCETTER 3.0 SITE ANALYSIS LEGEND
APPLICATION BOUNDARY (8.67HA)
POTENTIAL SITE ACCESS
EXISTING FIELD ACCESS
SITE CONTOURS (0.5M) AND SLOPE DIRECTION
NOISE MITIGATION OFFSET (NEAREST FACADE)
EXISTING TREES/VEGETATION AND ROOT PROTECTION AREAS
EXISTING TREES TO BE POTENTIALLY REMOVED
POTENTIAL LOCATION FOR DRAINAGE BASIN
LOCAL VIEWS INTO SITE
LONG DISTANCE VIEWS INTO SITE 33
VISUALLY SENSITIVE HIGH POINT
EXISTING PUBLIC RIGHTS OF WAY
APPROXIMATE EXTENT OF ROMAN FORT
SCHEDULED MONUMENT
CONSERVATION AREA
FIGURE 0?:16: CONSTRAINTSXXX & OPPORTUNITIES
NUNEATON ROAD, MANCETTER 4.0 DESIGN: PROPOSALS 4.0 DESIGN PROPOSAL
The Development Framework brings together the key parameters for which consent is sought, together with the key mitigation strategies necessary to manage the impact of the development and integrate it with its context. Key principles are as follows:
Proposed development located in the southern half of the Site to protect Informal footpaths proposed to connect public open space in centre of any archaeological remains of the Roman Fort in the north of the Site. Site to Quarry Lane in the north and Nuneaton Road to the east.
34 Proposed vehicular and pedestrian access off Nuneaton Road. New drainage features including an attenuation basin for surface water management and potential ecological enhancement. Public open space and a play area located in the centre of the development at the entrance to the Site associated with the retained Proposed housing to front railway line and be set back by at least 30m trees, creating an instant landmark and identity upon arrival. to mitigate for noise and vibration effects from passing trains.
New woodland and shrub planting proposed along south western and south eastern boundaries to reduce the visual effects of the proposed development on the surrounding landscape, as well as screening the railway line embankment for the amenity proposed residents.
Existing watercourse and associated woodland retained within a green corridor to the north of proposed development.
Housing to front over proposed public open space and Nuneaton Road to present a positive edge to the development.
NUNEATON ROAD, MANCETTER 4.0 DESIGN PROPOSAL
LEGEND OVERALL SITE AREA 8.67 HA APPLICATION BOUNDARY LAND USE ON SITE PERCENTAGE (8.67HA) PROVISION USE PROPOSED SITE ACCESS PROPOSED DEVELOPABLE AREA (3.33HA) Market and affordable PROPOSED PUBLIC OPEN SPACE housing parcels: (1.06HA - INCLUDES WATERCOURSE AND TREE/SHRUB AREA) 3.33 ha 38% INFORMAL OPEN SPACE (3.30HA) PROPOSED LANDSCAPE MITIGATION
Residential (0.75HA) PROPOSED LOCATION OF DRAINAGE POND (0.19HA) PROPOSED PLAY AREA Public Open Space 1.85 ha 22% (0.04HA) PROPOSED PRIMARY ROAD (INDICATIVE ALIGNMENT) PROPOSED SECONDARY ROAD (INDICATIVE ALIGNMENT) Other Open Space PROPOSED PEDESTRIAN LINK (Includes DrainageBasins 3.49 ha 40% PROPOSED INFORMAL FOOTPATH 35 and Informal Open Space) (INDICATIVE ALIGNMENT) RETAINED TREES AND SCRUB Green InfrastructureGreen
RETAINED HEDGEROWS
RETAINED WATERCOURSES Total 8.67 ha 100%
The extent of developable land for housing (up to 115 units) totals 3.33ha, giving an average density of approximately 36 dwellings per hectare. The proposed Public Open Space is 1.85ha which exceeds the requirement as set out by North Warwickshire Borough Council by approximately 0.77ha.
The proposals also include an area of 3.33ha which will be retained to preserve the historic remains and setting of the Roman Fort which could be brought forward as Informal Open Space.
FIGURE 17: DEVELOPMENT FRAMEWORK
NUNEATON ROAD, MANCETTER 5.0 DESIGN: ILLUSTRATIVE PROPOSALS
This section presents the illustrative proposals which include an Illustrative Masterplan underpinned by a series of frameworks or layers which combine to deliver the overall spatial vision for the Site. The frameworks demonstrate in greater detail how a masterplan for the Site could function.
5. 1 ILLUSTRATIVE MASTERPLAN 5. 2 BIRDS EYE
The Illustrative Masterplan identifies how the principles set out in the Development The Birds Eye view, shown on Figure 18, illustrates in 3 dimensions how the propsals 36 Framework could be applied in a layout that responds sensitively to the Site’s constraints, integrate and respond to the surrounding built and landscape environment. characteristics and opportunities to provide a sustainable and viable development.
Its purpose is to demonstrate how the development parameters identified can be accommodated alongside the proposed and existing open space and landscape features.
This plan is for illustration only; it is not sought for approval at this stage.
The Masterplan illustrates the following: Up to 115 dwellings of varying size and tenure;
A hierarchy of streets and “drives” differentiated by the use of varying widths and materials;
The relationship between the Site’s open spaces and residential areas;
The integration of the development with the neigbouring residential area; and
Landscape proposals that demonstrate how the development incorporates the existing trees and woodland areas while also providing a new green edge to the village.
NUNEATON ROAD, MANCETTER 5.0 DESIGN ILLUSTRATIVE PROPOSALS
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FIGURE 18: ILLUSTRATIVE MASTERPLAN FIGURE 19: VIEW LOOKING EAST ACROSS SITE
NUNEATON ROAD, MANCETTER 5.3 LAND USE FRAMEWORK
5.3.1 LAND USE
The Site’s principal land uses, as presented in the Illustrative Masterplan, are shown on Figure 20 opposite.
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NUNEATON ROAD, MANCETTER 5.0 DESIGN ILLUSTRATIVE PROPOSALS LEGEND
SITE BOUNDARY
GREEN INFRASTRUCTURE
DEVELOPABLE AREA (RESIDENTIAL)
DRAINAGE BASIN
39
FIGURE 20: LAND USE PLAN
NUNEATON ROAD, MANCETTER 5.4 DRAINAGE FRAMEWORK
5.4.1 SURFACE WATER DRAINAGE
A Flood Risk Assessment (FRA) was carried out for the Site and concluded that the proposals can be constructed without increasing the risk of flooding within the Site or the surrounding area.
The FRA identified a surface water management strategy based on infiltration techniques and outfall to the watercourse which runs south through the centre of the Site.
The indicative strategy, subject to further detailed investigations and drainage design, is illustrated on Figure 21 opposite and shows how Sustainable Urban Drainage Systems (SUDS) could be used to treat, detain and control the surface water discharge from the public open space and development area in order to mimic the pre-development greenfield runoff rates. The strategy would include the following:
A gravity based system within the proposed road network, draining 40 towards the attenuation basin at the lower part of the Site to capture surface water run off from the catchment area;
The drainage basin could provide additional amenity and biodiversity benefits to provide a richer landscape framework.
Further details of the strategy can be found in Flood Risk Assessment and Surface Water Drainage Strategy that accompanies the application.
NUNEATON ROAD, MANCETTER 5.0 DESIGN ILLUSTRATIVE PROPOSALS LEGEND
SITE BOUNDARY
EXISTING ON-SITE WATERCOURSE
CATCHMENT AREA
DRAINAGE BASIN
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FIGURE 21: DRAINAGE PLAN
NUNEATON ROAD, MANCETTER 5.5 ACCESS & MOVEMENT FRAMEWORK
5.5.1 VEHICULAR ACCESS STRATEGY 5.5.2 PEDESTRIAN STRATEGY
Vehicular access to the Site is provided off Nuneaton Road along the southern boundary of The internal layout of the Site will be designed to maximise connectivity and permeability the Site. for pedestrians and cyclists. By positioning the Site’s key public open spaces along the proposed routes of informal footpaths, the Site’s amenity spaces will be readily accessible There will be a clear hierarchy of streets within the Site. Whilst the detail of these streets for both new residents and the wider village community. is a reserved matter, the Illustrative Masterplan demonstrates how a suitable layout could be delivered. The development will be served by a primary internal access road, with The proposed primary street will incorporate a footway link to the existing pedestrian secondary and tertiary streets leading off it, with the aim of maximising views and access footway on Nuneaton Road, connecting the development to the bus stops along this street to the Site’s open spaces and neighbouring landscape. and ensuring safe pedestrian links to the village centre.
The primary and secondary streets will be designed to control vehicle speeds by avoiding Further detail is provided in the submitted Transport Assessment that accompanies the long straight sections of carriageway, with different materials being used at key junctions, application. crossings and thresholds, creating a pedestrian friendly environment. These streets include turning areas for refuse vehicles. Private drives will provide localised access to groups of buildings with primacy for pedestrians and cyclists. 5.5.3 PARKING 42 The Illustrative Masterplan indicates potential parking areas and has been laid out so that the majority of plots accommodate off-street parking. However, this is only for illustrative purposes and further details of the required parking standards are outlined in the Transport Assessment. This is a matter for determination at the reserved matters stage but policy requirements for parking standards will be complied with.
NUNEATON ROAD, MANCETTER 5.0 DESIGN ILLUSTRATIVE PROPOSALS LEGEND
SITE BOUNDARY
PRIMARY ACCESS
PRIMARY STREET
SECONDARY STREET
TERTIARY STREET
PRIVATE DRIVE 43
PROPOSED INFORMAL PATH
PROPOSED PEDESTRIAN LINK
FIGURE 22:0?: XXXACCESS & MOVEMENT PLAN
NUNEATON ROAD, MANCETTER 5.6 GREEN INFRASTRUCTURE FRAMEWORK
5.6.1 GREEN INFRASTRUCTURE 5.6.2 CLIMATE CHANGE & SUSTAINABILITY
The proposed Green Infrastructure (GI) strategy involves the creation of a large, publicly The proposed housing scheme will create the opportunity to address climate change and accessible area of open space to the north and centre of the proposed residential area. energy through a number of measures. These cover a range of scales, from scheme layout to The north of the site provides informal open space with the potential to be a Local Green landscape treatment and architectural detailing. Space for the village, whilst preserving the remains of the Roman fort. The key area of public open space for the development is located in the centre of the site associated with The illustrative masterplan and the orientation of houses provide, as far as possible, the the retained group of trees creating a connection between the development and the opportunity to maximise passive solar gain. Good levels of insulation, energy efficient watercourse in the centre of the site. This key open space will also include: heating systems and energy generating devices could add to the energy efficiency of the scheme and should be explored during the detailed design process. A natural play area, designed to carefully integrate with the landscape using tree planting, landform and natural materials such as logs and boulders The layout will also provide greater levels of pedestrian and cycle permeability through to create an attractive setting for play. It is located in a well supervised the Site. Whilst not directly mitigating the impacts of climate change, this will help to area of the development opposite housing that fronts the open space. spread the idea of cycling and walking, contributing to a reduction in local car journeys and positively addressing climate change.
44 An informal footpath network providing connections to Nuneatorn Road and Quarry Lane that link back to the village.
A drainage basin with the potential to increase biodiversity through wetland habitat.
In addition to this open space, tree and shrub planting is proposed along the southern and western edges of the site to soften the appearance of the proposed development from views in the wider landscape, as well as improved amenity for the new residents with regards to views towards the railway line and embankment.
The watercourse and associated woodland through the centre of the site is retained within a landscape buffer.
NUNEATON ROAD, MANCETTER 5.0 DESIGN ILLUSTRATIVE PROPOSALS LEGEND
SITE BOUNDARY
KEY PUBLIC OPEN SPACE
INFORMAL OPEN SPACE
KEY GREEN CORRIDORS
RETAINED WOODLAND, TREES AND HEDGEROWS
PROPOSED STRUCTURAL PLANTING
45 PROPOSED DRAINAGE BASIN
WATERCOURSE
PROPOSED NATURAL PLAY AREA
FIGURE 23:0?: XXXGREEN INFRASTRUCTURE PLAN
NUNEATON ROAD, MANCETTER 5.7 URBAN STRUCTURE FRAMEWORK
5.7.1 URBAN STRUCTURE 5.7.2 SECURED BY DESIGN
The overall structure of the proposed development has to a large extent been determined The indicative development layout provides a safe residential environment with: by considerations of access and movement, the provision of green infrastructure and the response to landscape context. However, within this framework the arrangement Clearly identifiable main routes through the development and clear access off of dwellings along the main public open spaces and the way the development has been Nuneaton Road; designed to integrate with the neighbouring residential area also have key roles to play in establishing an attractive and legible environment. Dwellings fronting footways; The plan opposite identifies the key structuring elements of the proposed development as presented in the Illustrative Masterplan, which are discussed further below: Clear distinction between adoptable streets and private driveways;
Framed gateway: The focal buildings and views into the key open space frame the Clear definition between public realm and private space. primary street as it enters the Site helping to define the entrance to the built up area and enhance its overall legibility. Low or open frontage boundaries to properties for clear surveillance of the street and open spaces; and 46 Key open spaces: The proposals contain two key open spaces; the larger open space to the north and the smaller local green at the centre of the development, A block structure that enables dwellings to front on to each other across streets and providing attractive, accessible landscape at the peripheries and core of the incidental open spaces, and for the rear of dwellings and their gardens to adjoin. development.
Focal buildings: These buildings are aligned along the primary street and frame the local green at the centre of the Site, terminating key vistas and enhancing legibility. These buildings will typically exhibit subtle variations in massing and use of materials.
Key building frontages: Buildings are orientated to ensure that key public open spaces benefit from good levels of natural surveillance and the more visually sensitive edges of the development are well defined. The local green at the centre of the Site and public footpath are enclosed by housing to provide a strong building line, framing the space and providing a well surveyed and safe environment.
Integration with the neighbouring development: A number of strategies have been used to help integrate the proposals with the neighbouring development including: reflecting the urban structure along the western boundary by addressing the interface between the two developments through positive frontage onto Nuneaton Road.
NUNEATON ROAD, MANCETTER 5.0 DESIGN ILLUSTRATIVE PROPOSALS LEGEND
SITE BOUNDARY
KEY PUBLIC OPEN SPACE
KEY BUILDINGS
KEY FRONTAGE
VIEW OVERLOOKING KEY PUBLIC OPEN SPACE
GATEWAY
VIEW CORRIDOR TO 47 LANDMARK TREES
FIGURE 0?:24: XXXURBAN STRUCTURE PLAN
NUNEATON ROAD, MANCETTER 6.0 CONCLUSION
6.1 KEY PARAMETERS 6.2 CONCLUSION
Information contained in the Design section of this document is largely for illustrative purposes. The following parameters, as shown on the Development Framework and against which the proposals should be secured, are as follows: The development of the Site will be in line with the development principles of the Planning Application Site Boundary: The Site area promoted by the applicant is approximately 8.67 ha; surrounding area, has been informed by a full consideration of the Site, its context Land Use: The Site’s Land Use, as presented in the Development Framework, as set out in Section 4.0. and characteristics and is based on the
Access: The primary vehicular access point to the Site will be from fundamental principles of sustainability. Nuneaton Road. The internal street layout of the Site is a reserved matter; 48 Building Heights and Appearance: The scale and appearance of the proposed buildings within the Site is a reserved matter. The internal layout of the buildings is also a reserved matter;
Landscape: The proposals include large areas of new open space and new areas of shrub and tree planting.
NUNEATON ROAD, MANCETTER 6.0 CONCLUSION
The proposed development is considered to offer a range of benefits for existing and new residents including: New public open space through the development and at the Close proximity to local amenities; settlement boundary, enhancing the recreational and biodiversity functions at the edge of Mancetter; and Good public transport, road, cycle and pedestrian connections to wider amenities; Conservation of Roman fort archaeological remains in north of site for future generations. Extents of development are in keeping with the exisiting pattern of development;
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FIGURE 0?: XXX
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