BRIDGWATER GATEWAY

Design Principles March 2011 CONTENTS

Section 1.0 Introduction 1.1 Purpose of the Document 1.2 Site Location and Description 1.3 Consultation

Section 2.0 Site Assessment 2.1 Context 2.2 The Site 2.3 Existing land uses 2.4 Landform 2.5 Tree Cover

Section 3.0 Planning Policy 3.1 Introduction 3.2 National Policy Statement (NPS) 3.3 Core Strategy 3.4 Major Infrastructure Projects 3.5 District Wide Policies 3.6 Place Making Policies

Section 4.0 Evaluation, Design Objectives and Design Principles 4.1 Constraints and Opportunities 4.2 Design Objectives and Site Specific Design Principles

Section 5.0 Conclusion 5.1 Expected Outcomes 5.2 Planning Application Requirements

02 1.0 Introduction

1.1 Purpose of the Document

1.1.1 These Design Principles have been prepared by Sedgemoor District Council (SDC) to explore the potential of land south of to accommodate future development aligned to current and emerging planning policy, including:

• Sedgemoor Sustainable Community Strategy;

• Sedgemoor Corporate Strategy;

• Emerging Sedgemoor Core Strategy;

• Sedgemoor Regeneration Service Plan;

• Sedgemoor Economic Masterplan; and

• Bridgwater Vision

1.1.2 This document is also intended to establish the design principles and concepts as part of an over-arching framework that can be used to guide and assess future proposals for the site.

1.1.3 The Design Principles have been prepared in consultation with Bridgwater Gateway Ltd to identify the potential constraints to development to scope development options.

1.1.4 After consideration by the Council, the Design Principles will undergo a short consultation period before being finalised under delegated powers, and adopted by SDC as a local material planning consideration.

1.2 Site Location and Description

1.2.1 The site is located to the south of Bridgwater adjacent to the recent residential developments of Stockmoor and Wilstock and in close proximity to the recently developed Regional Rural Business Centre.

1.2.2 The A38 runs along the east boundary of the site providing a sustainable location on this major transport corridor between Bridgwater and as well as linking to the M5 Junction 24 providing an important and convenient link to the national motorway network.

1.2.3 The site comprises 37.8ha of agricultural land.

1.3 Consultation

Partner consultation has taken place at various levels of policy formulation including the Bridgwater Vision, Economic Masterplan and Core Strategy.

Local consultation has also taken place through the Core Strategy as well as by the promoters of the site with the Town Council and local residents of .

03 2.0 Site Assessment

This section provides a summary of the assessment of the site and its surroundings and identifies the issues relevant to the development of the Design Principles.

2.1 Context

2.1.1 Bridgwater is a highly constrained town; currently contained to the east by the M5 that creates a significant physical barrier to development as well as threatened by flood risk with significant areas of low lying land. Plans are in place to invest in a surge barrier in the future, funded through am agreed tariff system by developer contributions and the Environment Agency.

2.1.2 In delivery terms, site identification for economic growth is limited and this site is one of the few areas in Bridgwater which is not at serious risk of flooding.

2.1.3 Bridgwater is visually mixed and has a varied built character and the area around the site reflects this, ranging from the large industrial buildings of the Regional Rural Business Centre (RRBC), the Wiseman Dairy site to the east and to the residential developments of Stockmoor to the north.

2.1.4 The town is acknowledged as an area of major growth with SDC seeking to establish Bridgwater and the wider Sedgemoor, at the heart of a new South West Enterprise Coast (See Sedgemoor Economic Masterplan 2008-2026).

2.1.5 Located between the cities of and and in close proximity to the nationally significant infrastructure project at in West , there is a significant opportunity to boost the economic profile of the town. It is essential that a boom and bust scenario is avoided and that any economic growth has a sustained and positive improvement on the image and performance of the town.

2.2 The Site

2.2.1 The site lies in close proximity to Junction 24 of the M5 and the A38 which runs along the eastern boundary of the site and comprises of 37.8 ha of land to the south of Bridgwater which although currently undeveloped, has seen considerable changes to the surrounding areas over the last few years including the development of Stockmoor Village, the Regional Rural Business Centre and the Wiseman Dairy site, both to the East of the A38. There are no commercial facilities of any note located on the west side of the A38, specifically distribution uses.

2.2.2 As part of the Local Development Framework (LDF) process the site has been identified for potential development and in this regard represents a logical development opportunity and has great potential for unifying the existing elements scattered around the A38 and the south of Bridgwater through connecting communities and providing a focus for business and diversifying opportunities for local employment.

2.2.3 Situated so closely to the new residential areas of Stockmoor and Wilstock as well as North Petherton, the site offers a highly sustainable opportunity for job creation and local services, reducing the need to travel and any environmental impacts mitigated through structural landscaping, high quality design and innovation.

2.2.4 The site partly falls into Flood Zone 3a and it will be necessary for all built form to be located outside of this area and only water compatible uses such as open space and habitat diversity should be located within the flood zone unless it can be demonstrated that sequentially there are no alternative sites.

2.3 Existing land uses

2.3.1 The site is currently within agricultural use with hedgerows defining field boundaries; the existing topography of the site is such that the land generally falls from east to west, however there is a noticeable ridge running parallel to the

04 A38 which prevents views from east to west when viewed from the A38.

2.3.2 Whilst public highways are located to the east and north of the site there is currently no public access to the site.

2.4 Landform

2.4.1 The site is classified as Quantock Foothills and the land is characterised by its relationship with two landform typologies that adjoin it: the rising high ground of the to the south and the low lying, largely near flat expanse of Stock Moor on the to the north.

2.4.2 The site appears to sit just south of the Levels, on the gently rolling but rising land of the northern foothills of the Quantocks. This is an important element of character and the site has a locally slightly elevated and gently rolling character. The site sits above the flat landscape of the Stock Moor to the north and yet it sits low in the broad rising horizon made by the Quantock Hills to the south.

2.4.3 There is a pronounced slope along the north western boundary where the higher land drops to the low lying land of Stock Moor. Generally the site land rolls with a rise in level to the south and south east.

2.5 Tree Cover

2.5.1 There are very few trees within the site and where they do exist they are concentrated in a localised depression in the roll of the landform, or stand along the site’s eastern boundary with the A38. In the wider landscape trees are very common with lines and stands of trees along the numerous watercourses: the rivers, rhynes and ditches of the Levels landscape. The rather sporadic line of veteran oaks south of the site at Compass, approximately 1km to the south are a distinctive feature of the road.

The built environment

The site

05 3.0 Planning Policy

3.1 Introduction

3.1.1 The South West Regional Spatial Strategy previously identified Bridgwater as a Strategically Significant City and Town (SSTC) and promoted an employment led strategy to sustainable growth.

3.1.2 To support the delivery of growth Sedgemoor District Council and key partners have developed the Bridgwater Vision, a long term strategy for the regeneration of the town. Whilst the Vision does not allocated sites it does recognise the importance of Junction 24 of the M5 for employment. It suggests that any development in this area will need to reflect the areas highly visible position through the delivery of high profile, contemporary and highly sustainable buildings.

3.1.3 The Council’s Economic Masterplan also recognises the potential for employment uses in this area although this was published before the potential implications and land requirements associated with new nuclear build at Hinkley Point were fully understood.

3.1.4 EDF, the promoters of Hinkley C identified the potential of this area for key elements of their transport strategy that include a park and ride facility and a freight staging facility. The opportunity to link associated supply chain businesses directly to the proposed transport facilities presented a clear opportunity to promote sustainable employment opportunities.

3.1.5 The Council’s emerging Core Strategy therefore recognised the potential for employment use in this location and specifically identified the site as a preferred greenfield location for employment, specifically reserved to meet the employment requirements and supply chain businesses (including training) associated with Hinkley Point. Whilst the site is on the edge of the town, it is adjacent to a priority bus route and adjacent to existing and planned residential development, thus offering opportunities to promote sustainable travel patterns.

3.1.6 The Core strategy prioritises brownfield sites and existing commitments for employment uses. It also sets out a town centre sequential approach for the location of new offices consistent with the requirements of Planning Policy Statement 4. All proposals, including supply chain proposals, will still need to demonstrate that suitable preferred sites are unavailable or unsuitable to meet operation requirements, before this preferred greenfield site can be released.

3.1.7 The Core Strategy has been formally submitted to the Secretary of State and will be subjected to an independent Examination in Public in the summer of 2011.

3.1.8 The site is currently located outside of the settlement boundary for Bridgwater as defined by the adopted Local Plan. However, it is now identified as a ‘preferred greenfield’ location for employment development in the councils draft Core Strategy and linked to the requirements of EDF for off-site facilities to serve the development of the proposed nuclear power station at Hinkley Point in West Somerset. This follows earlier studies including the Sedgemoor Economic Strategy and Bridgwater Vision, both adopted as planning considerations, which established the employment led approach of the Council, focused on enabling appropriate private sector investment that contributed to wider objectives and Council priorities.

3.1.9 This site has the potential for exciting and design led employment development at Junction 24 to provide a southern gateway to the town that can help to transform the image of Bridgwater to a more modern and enterprising dynamic perspective.

3.1.10 The following section provides a summary of relevant emerging planning policy contained within the emerging Core Strategy.

• Sustainable Community Strategy for Sedgemoor 2009-2026

○ The overarching themes within the SCS promote; economic, social and environmental well being of the

06 district creating a better quality of life and a sustainable economy for Sedgemoor;

○ Bridgwater being the main focus of economic activity in the district has priority needs to include; economic development, raising skills and aspirations;

○ This employment led strategy links opportunities through better travel provision, better jobs with local labour agreements and re-training to help communities improve their economic well being;

○ Additionally improving the image of the area and raising economic productivity and profile will also assist the development of the workforce and the improvement of skills;

○ The SCS encourages inward investment with the goal of attracting knowledge intensive businesses which in turn encourages existing business re-investment.

• Sedgemoor Corporate Strategy 2009-2014

○ The strategy identifies four priorities; housing, efficiency, regeneration and the environment which are contained within the themes of; economic growth and regeneration, health and well being, a clean and sustainable environment.

○ Economic growth and regeneration aims to improve the perception of the district creating a new era of economic regeneration and job creation, up skilling the workforce and providing learning opportunities.

• Sedgemoor Economic Masterplan 2008-2026

○ The strategy identifies that the district is at a cross roads in respect of its development, with substantial successes already achieved some underlying structural weaknesses in the local economy will affect the future expansion and there is a need to strengthen traditional sectors and develop new employment opportunities.

○ The strategy contains 10 commitments to transform Sedgemoor over a 15 year period designed to secure new investment and employment and identifying that Bridgwater will be a leading enterprise and business hub for the south west leading on energy related business and as a centre for creative digital and media industries.

○ By being recognised as a regionally significant location for inward investment the district council is providing local community leadership to meet high level objectives to strengthen the local economy and re-structure employment, skills and the health and well being of local people.

3.2 National Policy Statement (NPS)

The Coalition Government has published a second draft NPS which identifies Hinkley Point in West Somerset as one of the first potential locations for a new generation of nuclear power stations in the UK. Whilst the NPS seeks to allocate the main site, any associated development has no formal ‘site allocation’ process and any proposals will be considered against the local policy framework. SDC has established a framework to challenge and integrate the nuclear new build associated development proposals in order to coordinate investment plans and to continue to strive to achieve more sustainable communities.

3.3 Sedgemoor Core Strategy

3.3.1 Policy S1 – Spatial Strategy for Sedgemoor

07 Policy S1 advises that Bridgwater will be the focus for the District’s housing and employment growth. As the principal town in the District it will accommodate the majority of new development within its urban area through the provision of a strategic urban extension, brownfield sites and at other well related Greenfield locations.

3.3.2 Policy S3 – Sustainable Development Principles

The proposals accord with sustainable development requirements as set out by Policy S3 in as much as they:

• Contribute to mitigating the causes of climate change and adapting to those impacts that are unavoidable;

• Promote greater self-containment of settlements by contributing to communities that are supported by adequate services, cultural, sporting and leisure activities, a diverse range of employment opportunities, physical and social infrastructure and transport options whilst taking into account flood risk;

• Are located to minimise the need to travel and to encourage any journeys that remain necessary to be possible by alternative modes of travel including maximising opportunities for walking, cycling and the use of public transport;

• Contribute towards a vibrant, diverse and responsive local economy that supports investment and regeneration of our towns and rural settlements;

• Contribute to raising the aspirations, skills and achievements of young people and adults through accessibility education, training, local employment and housing;

• Minimise the impact on natural resources, avoid pollution and incorporate the principles of sustainable construction to contribute to energy efficiency, renewable energy, waste reduction/recycling, the use of sustainably sourced materials, sustainable drainage, reduced water use, water quality and soil protection;

3.3.2 Policy S4 – Mitigating the Causes and Adapting to the Effects of Climate Change

The proposals should meet the requirements of development contributing to both the mitigation and adaptation to climate change and meeting targets to reduce carbon dioxide emissions.

08 3.4 Major Infrastructure Projects

3.4.1 Policy MIP 2 – Hinkley Point C: Associated Development and Compensation

The proposals accord with Policy MIP 2 as they:

• Are located where there is greater access to services and public transport and the greatest potential for sustainable legacy uses of sites to be established;

• The sitting and design of associated development should be informed by a consideration of legacy uses;

Paragraph 6.14 of the Core Strategy recognises that the proposals for a new nuclear power station at Hinkley Point will require additional employment land requirements to meet associated transport and employment requirements including park and ride facilities, freight transfer, supply chain business and training.

3.5 District Wide Policies

3.5.1 Policy D1 – Managing Flood Risk

Policy D1 sets out a number of criteria that must be met by development proposals in Flood Zones 2 and 3. However, it should be noted that the site is predominately located within Flood Zone 1.

3.5.2 Policy D2 – Promoting High Quality and Inclusive Design

Policy D2 advises that the Council is committed to achieving high quality, sustainable and inclusive design for all new developments throughout the district.

3.5.3 Policy D3 – Sustainable Construction and Reducing Carbon Emissions in New Developments

Policy D3 advises that the Council will encourage the use of sustainable construction techniques and it also advises that ‘non-domestic development will be expected to achieve a BREEAM rating of ‘Very Good’ and the zero carbon for non- domestic buildings (ZCNDB) targets as set out, (within the Core Strategy) unless it can be demonstrated that this is not viable’.

3.5.4 Policy D9 – Sustainable Transport and Movement

Policy D9 requires that proposals should support improvements identified in the Somerset Local Transport Plan and Infrastructure Delivery Study and produce Travel Management Schemes reducing congestion, encourage an improved, integrated transport network allowing for a wide choice of transport mode as a means of access to jobs, homes, services and facilities.

3.5.5 Policy D10 – Managing the Transport Impacts of Development

Development proposals should include assessments for; Transport, Air Quality, Noise and Vibration and Ecological Surveys and should also include Travel Plans.

3.5.6 Policy D11 – Economic Prosperity

Development at the site would accord with Policy D11 as it would:

• Accord with the Spatial Strategy;

09 • Assist in delivering a minimum of 9,160 new jobs between 2006-26;

• Encourage a diverse, robust, thriving and resilient (in terms of both climate change and economic resilience) economy;

• Enhance the image of Bridgwater as a business location;

• Provide appropriate work spaces to meet local demand;

• Provide local and higher quality job opportunities;

• Provide opportunities to improve the skills of the resident work force;

• Increase self-containment, reduce the need to travel and accessible by sustainable transport modes;

Other relevant District Wide Policies will also include; D14 – Natural Environment; D16 – Pollution Impacts of Development and Protecting Residential Amenity; D20 – Green Infrastructure and D21- Community and Cultural Facilities.

3.6 Place Making Policies

3.6.1 Policy P1 - Bridgwater

Policy P1 identifies the ‘Land to the south of Bridgwater, adjacent to the A38 application site’ and in relation to EDF proposals as:

’land to meet the associated transport and employment requirements and supply chain businesses (including training)’.

Notably the application site has been identified by EDF as the preferred location for a Park & Ride and Freight Consolidation Facility for use during the construction of Hinkley Point C.

There is an obvious link between the provision of employment development to meet the wider supply chain needs of the new nuclear proposals and the direct off-site requirements of EDF as part of the Hinkley Point development.

10 4.0 Evaluation, Design Objectives and Design Principles

4.1 Constraints and Opportunities The site has a role to play in consolidating the developments that have been undertaken to the south of Bridgwater, helping to provide coherence, as well as realising opportunities to enhance the economic growth and well being of the town. The development of the site could unify these sites within a dispersed building pattern and a structured landscaped setting. There is also the opportunity to successfully integrate some of the EDF associated development requirements within a master-planned solution, consistent with local policy objectives and ambitions for the long term development of the town.

In consideration of landscape and visual references the development proposals will need to be informed by the responsibility that the site has in respect of the following:

• Its location immediately outside the settlement boundary and the creation of a new edge;

• The approach to Bridgwater;

• The separation and approach to North Petherton;

• The relation with the lower land of Stock Moor;

• The relationship with the Quantock Hills;

• Consideration of an improved integration of the very large commercial buildings between the A38 and the M5 and;

• A successful integration of the development proposal with the patterns and scale of the land and a close relationship with the very important but subtle roll of the landform.

Following the assessment of the site and the policy framework as set out in previous sections, a number of constraints and opportunities associated with the proposed development on the site have been identified. These are outlined below:

4.1.1 Constraints

• Existing land use (agricultural land Grade 2), rights of way and ownership;

• Highways, access and other transport issues including the capacity of roundabout and other cumulative impacts and the poor cycle and pedestrian access;

• Minimising the impact of the development on the surrounding area visually and physically;

• Flood risk potential to part of the site;

• Noise from adjoining transport corridors;

• Ecology, minimising any adverse impact on the environment;

• EDF requirements for the site arising from the Hinkley Point project including park and ride facilities and freight consolidation areas;

• Existing site topography;

11 • Ensuring that the development is complementary to the wider regeneration of Bridgwater.

4.1.2 Opportunities

• Establishing a ‘gateway’ to the town in south Bridgwater;

• Design excellence to achieve landmark buildings and contextual structural landscaping to create an outstanding environment;

• Create a new development that will contribute to employment led regeneration of Bridgwater;

• To accommodate a flexible mix of employment uses that meet the objectives of the LDF draft Core Strategy, Economic Masterplan and Bridgwater Vision;

• Integration of EDF requirements for design led solutions that contribute to the delivery of Bridgwater Vision;

• Ensure a legacy benefit for Bridgwater of any related nuclear new build investment to ensure sustained economic growth and well being;

• Establish an Employment and Skills Charter to develop local labour, training and career opportunities, together with opportunities for business;

• Integrate training and education facilities;

• Work with the topography of the site and optimise the orientation of buildings to achieve energy and life cycle efficiencies;

• Showcase and deploy viable and sustainable technologies in construction and in use;

• Enhancement of landscape character through new structure planting using indigenous species consistent with the characteristics of the surroundings and as part of the overall green infrastructure strategy for the town, providing an extension to the existing country park in South Bridgwater;

• To create a development that is permeable and allows for movement across it;

• Improved public realm and pedestrian environment across the site;

• Provide additional recreational facilities for sport, leisure and health improvement, as part of a town wide sport and recreation strategy;

• A transport plan for the site and its operation to minimise movements and stimulate multi-modal and sustainable travel choices;

• Superfast broadband access;

• Access to local transport network across the area and beyond site boundaries, integration into the existing bus services and the creation of new cycle route to link South Bridgwater with North Petherton;

• Providing opportunities to link into sustainable transport measures on the A38 corridor including pedestrian and cycle improvements and bus priority measures, taking into account other highway improvements which also may help to facilitate these such as the Colley Lane link.

12 4.2 Design Objectives and Site Specific Design Principles

4.2.1 Inclusive design approach

This is an important and visible site for Bridgwater; the sensitive, master planned development of this site, integrated with its context must make a unique contribution to the economic growth of Bridgwater. Although an urban edge site, the approach to design is critical in defining how Bridgwater meets the Levels, how it is perceived as an arrival point from the motorway and how it can accommodate a range of different uses and meet business needs.

Development here will benefit new and existing residents and the economic growth of the town as a whole and can help consolidate Bridgwater as a sub-regional economic hub, complimentary to neighbouring Taunton.

The prominence of the site, which will be perceived as the southern gateway to Bridgwater, requires the highest quality approach in respect of masterplanning, landscape and .

In line with national and local Government guidance and policy, considerable importance has been placed on achieving a high standard of design across the site. The application of urban design objectives will ensure a high quality layout is achieved whilst the identification of the constraints and opportunities will ensure that the proposals are sensitively assimilated into the surrounding landscape and urban fabric. Success of the design of the development will be dependent upon achieving an appropriate relationship between development objectives, development form and a positive response to local conditions.

Consultation with all stakeholders including the local communities of South Bridgwater, North Petherton and Huntworth is also seen as an essential element to progress the development of the site and achieving the aspirations of all.

The design objectives follow and expand upon the principles developed by the Commission for Architecture and the Built Environment (CABE) and published in January 2006 within ‘Better Places to Work’, with the application of site specific objectives which underpin the development proposals.

13 4.2.2 Design Objectives for Ease of movement and legibility

‘Workplaces that are located to be accessible by a wide range of transport modes, including foot, cycle, public transport and car’

• Establish new links with established movement networks, carefully integrating pedestrian and vehicle movement and car parking to ensure friendly public spaces;

• Design individual plots that are easily distinguishable to define ownership;

• Create new spaces and routes that connect with existing and potential future development;

• Create well lit overlooked pedestrian/cyclist routes through the development that consider existing and likely desire lines;

• Create an urban structure where users can access the site and find their way around without difficulty allowing access for everyone as an integral part of inclusive design; Integrate features, such as existing landscaping and views;

• Pursue measures to reduce car use, such as provision for cycling, encouraging car-share and providing bus links and public transport interchanges articulated in a Green Travel Plan;

• Reinforce important destinations and;

• Established a hierarchy of routes.

Site Specific Design Principles for Ease of movement and legibility

• Create a framework for transport management, conditions, monitoring and enforcement;

• Establish a new access to the A38, Taunton Road incorporating a transitional route through the site with a secondary access onto the road serving Stockmoor and Wilstock villages;

• Incorporate a well lit and direct cycle route through the site to link North Petherton with South Bridgwater;

• Provide safe pedestrian routes through and around the site to encourage both commuting and leisure opportunities;

• Create a green corridor with potential formal and informal leisure uses to link with the country park;

• Create ‘green buffers’ to delineate the site and reinforce zones within the site;

• Enhance public transport facilities;

• Provide an appropriate southern gateway with a landmark statement to project a positive image of Bridgwater;

• Establish a requirement for a legacy plan for the future use of the park and ride and any freight holding facility;

• Ensure the connection of the buildings to the road links around the site creating a balance between development, public access and the environment;

• Ensure the legibility of functions within the buildings can be seen from the public realm;

14 • In conjunction with other developments transport improvements should be introduced so that the development does not adversely impact on congestion on the A38 corridor or at the M5 Junction 24; • Creating a sense of place through the built form and landscape setting that identifies Bridgwater and the wider Sedgemoor District.

4.2.3 Design Objectives for Character, quality and continuity

‘Workplaces that exhibit a strong positive relationship with surrounding areas, services and facilities’

• The design of the workplace should promote good architecture and urban design which in turn will have a positive impact on the local economy;

• Create a new environment that responds to the surrounding uses and strengthen links so that the development is seen as an integral part of the surrounding neighbourhood;

• Ensure continuity in built form and design to create enclosure, thereby developing a safe, overlooked public realm and a visual pleasing environment;

• Functional requirements such as parking ratios, highway requirements and building footprints are integrated into the creation of a successful place and are not allowed to predetermine design decisions;

• Use materials and the details of external spaces and buildings to create a coherent and attractive whole and;

• Consider how building frontage, building height and road section will relate to one another to define space.

Site Specific Design principles for Character, quality and continuity

• Buildings to be of a high quality using materials and details to create an attractive environment;

• Enhance the edge of the A38 frontage with high quality built form;

• Buildings to be kept below the height of existing commercial buildings to the east of the A38, with careful consideration of roof finishes particularly on the lower parts of the site;

• Create enclosed, overlooked spaces to provide security to users of the site;

• Consider lighting and security measures to ensure community safety within the context of the overall design objectives;

• External surfaces and landscape features to be of consistent design and form to ensure ‘a sense of place’;

• Provide an attractive setting for people working on the site, visitors and the local population who will be encouraged to utilise the site outside ‘working hours’ and;

• Create strong connections with the surrounding residential and employment areas;

• To the west of the site consider the boundary as a ‘frontage’ and make use of the views to and from the Quantock Hills.

15 4.2.4 Design Objectives for Diversity

‘Workplaces that contribute to the vitality and viability of their locality by providing a mix of complementary uses’

• Integrate a wide range of uses and support facilities that provide for a varied workplace, which benefits both the workplace’s users and the local area;

• Encourage uses which will provide interest and activity in the evenings to avoid the site becoming a potentially empty and threatening night time environment;

• Promote quality detailed design with durable materials that enliven the environment;

• Encourage spatial variation and building interest and;

• Ensure variety of detail and materials whilst maintaining a coherent overall sense of place.

Site Specific Design Principles for Diversity

• Allow for a wide range of uses and activities to populate the site and to provide amenities to encourage social contact between users and the local population;

• Design paths and cycle ways to be accessible to all;

• Create a variety of built forms across the site to add vitality to the development and;

• Use landscaping features and public art to create spatial interest.

4.2.5 Design Objectives for Adaptability

‘Workplaces that are able to accommodate changing requirements, including responding to changing market forces’

• Provide for a varied end users and consider the needs of different commercial markets accommodating changing technological, economic, social and environmental factors;

• Incorporate a phased development of the EDF park and ride facility and freight handling site with the scaling back of the EDF sites in the future to incorporate possible employment uses and a smaller park and ride facility;

• Provide appropriate flexibility in parking and servicing provision and;

• Encourage building design that will be flexible and adaptable so they can either be changed from single occupancy to multi occupancy, extended or change their use.

Site Specific Design Principles for Adaptability

• Provide the site with state of the art connectivity and services to encourage high quality employment opportunities;

• Ensure a variety of built space to accommodate a variety of uses and spatial requirements;

• Be prepared to react to changing economic circumstances and provide a development framework to accommodate same and;

• Provide buildings designed to be extendable and convertible. 16 17 4.2.6 Design Objectives for Sustainability

‘Workplaces that contribute to the achievement of sustainable development by minimising energy use through design, both during construction and in occupation’

• Maximise non-vehicle access to development and facilities;

• Ensure easy access by foot and cycle and allow for convenient links to public transport and the strategic cycle route;

• Building techniques should adhere to BREEAM’s (Building Research Establishment Environmental Assessment Method) energy efficiency standards;

• Ensure that development accords with Government guidance on ensuring the efficient use of land;

• Provide a positive contribution to the local economy;

• Minimise resource use in building construction and operation;

• Increase biodiversity and enhance landscape features;

• Create a healthy and attractive working environment and;

• Seek to achieve good passive solar gain by orientation and massing.

Site Specific Design Principles for Sustainability

• Encourage non-vehicular visits to the site by providing ample cycling provision, footways and public transport links;

• Take regard of the emerging ‘Green Infrastructure Strategy’ for Sedgemoor;

• Ensure proposals are informed by ecological impact assessments and include any necessary mitigation;

• Ensure buildings are designed to respect orientation and demonstrate responsible environmental principles;

• Use BREEAM assessments on all buildings across the site;

• Choose materials, wherever possible, to create healthy, comfortable buildings with the lowest possible impact on the environment including recycled and low embodied energy materials;

• Encourage the use of materials that can be re-used and recycled at the end of the life of the building;

• Utilise local materials wherever possible;

• Maximise natural lighting and minimise solar gain and;

• Create a demonstration facility or pilot initiative for example, in relation to alternative fuel technologies, electric charging points, and integrated photovoltaics and so on.

• Ensure that suitable and sustainable surface and grey water drainage solutions are in place and that water is recycled wherever possible.

18 4.2.7 Design Objectives for Management

‘Workplaces that are designed to accommodate systematic management and maintenance regimes so that quality and sustainability is maintained’

• Maintain landscaping areas to ensure the landscaped environment is always of a high quality and not allowed to fall into neglect;

• Promote Green Travel Plans and provide to end users along with other strategies that promote sustainable transport and;

• Promote the development in order to maintain building occupancy thereby retaining the site as an important employment destination for Bridgwater.

Site Specific Design Principles for Management

• Site marketing and communications plan;

• Design quality will be an integral part of the marketing strategy at all levels;

• Long term sustainability of the development will be reinforced by an effective management strategy which will encompass a variety of operational tasks, from building and grounds maintenance through traffic and parking management to the provision of shared meeting spaces and;

• Strong branding of the site will also be employed to create a sense of place.

19 4.2.8 Landscape design

Successful green spaces can help create more attractive towns and cities, increase land values and provide safer routes. From an environmental perspective they can also increase flood protection and sustainable drainage as well as providing better microclimates and enhance biodiversity. Green spaces should promote a distinct sense of place, address a range of environmental issues and also be able to accommodate a variety of uses. CABE outline the following qualities of successful open spaces:

Sustainability; Character and distinctiveness; Definition and enclosure; Connectivity and accessibility; Legibility; Adaptability and robustness; Inclusiveness and Biodiversity.

An attractive setting and frontage will be created with a series of new ponds and water features provided within the site, the design of the ponds will be detailed to provide an attractive frontage to new development, and an attractive outlook from adjoining employment buildings. These landscape features will be provided with appropriate management in order to maintain water quality.

High quality landscaping, including formal tree and shrub planting on the roads throughout the site will provide an attractive and appropriate setting for a new employment area for South Bridgwater. The design of planting and choice of species will need to respond to the scale of the buildings and reflect indigenous species.

New structural planting to the A38 will also be undertaken to help define the boundary and create a sense of place. A belt of trees with native hedges should be planted between the upper level area, and northern sloping area at the 20 to 25 meter contour.

Use excess soil from the site to create mounding and improve immediate visual impacts.

Integration of the new development with the surrounding area will be achieved both by responding to the existing context and character of the site, by tree planting, and by providing strategic landscaping to soften the appearance of the new development on surrounding areas. Planting at lower levels with trees to enhance screening of low level activity such as fencing and parking.

Indigenous trees and shrubs found within the locality and tolerant of current ground conditions will be selected to reflect local landscape character and to achieve successful establishment.

Views within the development will be softened by a strong avenue of trees along the adjoining roads, by tree and shrub planting alongside the ponds and by extensive tree planting within car parking areas.

The main access routes will be lined with trees, to provide an attractive approach and frontage to buildings. Ponds, which will also provide important natural drainage, will be designed positively as landscape features in order to contribute to the overall amenity of the development.

The ponds within the site will be planted with native species that provide habitat creation. The grass slopes to either side of the ponds will be at a 1 in 3 gradient and be maintained (the gradients of the slopes are subject to change during the detailed design stage). The green spaces and new pond network will create new wildlife habitats and enable natural drainage, whilst providing an attractive environment.

The ponds will incorporate a variety of landscape treatments, ranging from reed beds, species-rich grass banks, close mown margins, clumps of scrub and occasional trees. Access strips for maintenance may also incorporate informal seasonally dry footpaths.

The landscaped park will provide an attractive outlook for adjoining premises, and offer a valuable opportunity for informal

20 recreation and relaxation for occupants and their visitors.

Advance planting will be required across the site irrespective of phases; this will enhance lower levels of the site, aid drainage and enable maturity across the development phases of the project.

4.2.9 Attractive and Safe Working Environment

• The detailed design of paths will ensure access for the disabled, and compliance with the Disability Discrimination Act;

• Good natural surveillance from adjoining buildings and from access roads, together with adequate lighting for use before or after daylight hours, will play an important role in making open space areas, footpaths and cycleway safe to use;

• The provision of security by the use of multi-use occupancy, overlooking, lighting, and the avoidance of uncontrollable spaces. Lighting glare should be avoided and primarily downward pointing lights will be necessary and;

• Car parks to be planted.

4.2.10 Appearance and Materials

The use of form, detail and materials should create visual interest and scale appropriate to the external spaces that the buildings address while the design of the buildings will be integrated into the surroundings and create an imaginative response. Carefully consider the finished levels and use these to site the buildings within the landscape avoiding large changes in level.

The buildings within the development will feature elements of colour, contemporary materials and architectural treatment that create a focal point for people when visiting the site, colour and texture should however be recessive against the background and landscape. The elevations will feature a large amount of glazing to maximise outside awareness for the workers.

The use of a consistent palette of materials of high standard throughout the buildings with steel, concrete, brick, render, metal cladding and glass as main materials utilised within the development. The facades will have natural finishes of elements of colour providing focal points for the scheme.

The creation of environments which are welcoming to pedestrians and create interest at street level with a consistent design approach applied to the lighting, signage and street furniture across the site. High quality products will assist in re-enforcing the desired image for the buildings and landscape strategy across the site as a whole.

4.2.11 Design Quality and Process The proposals have been developed to respond to the exciting architectural opportunities that this site represents as well as elevating its status for the future. Design Quality is seen as a key opportunity to achieve this aim.

21 5.0 Conclusion

5.1 Expected Outcomes

• New employment;

• Comprehensive transport solutions;

• Provision of a park and ride facility;

• The creation of a permeable site with informal and formal leisure opportunities including the creation of a direct cycle path to link North Petherton with Bridgwater;

• High quality design;

• A mix of uses to create a sustainable and robust economic model;

• The creation of a sustainable drainage solution and new wildlife habitats across the site;

• The maximisation of energy efficiency and its integration with renewable energy resources;

• High levels of services and connectivity to ensure the site is at the forefront of opportunities for new businesses moving into the area and;

• Leisure, education, training and cultural opportunities.

• Contribution to the delivery of Bridgwater Vision ambitions;

• Infrastructure investment;

• Positive contribution to enhance Bridgwater’s Image;

• Economic growth and improvements to local socio-economic well being;

• Design excellence;

• Innovation;

• Leading edge sustainable technologies;

• Successful travel planning and transport management;

• Enhanced and accessible natural environment for local people and;

• Long term legacy benefits.

5.2 Planning Application Requirements

• A sequential approach should be taken to the masterplanning and applications for the site with all built form directed to Flood Zone 1.

22 • Applications for the site will need to include a plan with a red line identifying the application site, any known phases as well as details of the application itself.

• Therefore an Outline planning application, based on a comprehensive masterplan or parameters plan for the site will be required.

• A formal Environmental Impact Assessment (EIA) will be required to accompany any applications

• Precise detail of applications should include; o Total floor space. o Phasing strategy. o Building heights and storeys. o Densities and distances between buildings and boundaries. o Disposition of buildings in relation to landscape and visual impacts. o Extent of ground excavations and site modelling. o Trip generation figures for stages of development and in relation to external constraints on nearby junction capacities. o Noise, vibration and air quality limits during construction and operation. o Details of quantities for informal and formal open spaces. o Detailed and measured proposals for habitat enhancement. o Precise details of EIA’s should include. o Cultural heritage. o Ecology and biodiversity. o Landscape and visual. o Air quality and climate change. o Noise and vibration. o The water environment. o Geology and soils. o Socio economic.

• A full Transport Assessment will also be required together with Workplace Travel Plans and there should be an overarching travel plan for the site under which each individual application should produce their own travel plan.

• Supplementing the Parameters Plan applications will also be required to submit; o A design strategy in accordance with the Design Objectives and Principles. o A Sustainability Assessment including a Health Impact Assessment. o A lighting strategy. o A Construction Environmental Management Plan (CEMP). o A Site Waste Management Plan (SWMP).

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