Land at Stanley Street, 01 BACKGROUND

Introduction

Gladman Developments Ltd have successfully invested in communities throughout the UK over the past 30 years, developing high quality and sustainable residential, commercial and industrial schemes. These consultation boards illustrate our emerging outline proposals for a new residential development located on Land at Stanley Street, Somercotes (the Site), as shown on the plan below.

STANLEY STREET

A38 SOMERCOTES HILL

SITE

GREENHILL LANE SOMERCOTES SELSTON SWANWICK

RAILWAY LINE

EAST MIDLANDS / NORTHERN Recently Approved Site Boundary Site Location Plan Planning Application JACKSDALE

The Site The Need for Housing

The Site lies on the eastern edge of Somercotes, immediately to the east of Stanley Street To support the Government’s objective of significantly boosting the supply of homes, and to the north of Somercotes Hill (B600), and is within the administrative area of Amber it is important that a sufficient amount and variety of land can come forward where Valley Borough Council. Somercotes is located 3.4 miles (5.48km) to the south west of it is needed. The Council has a demonstrable need for more housing and additional Junction 28 of the M1 and 10.5 miles (13.35 km) to the south west of the centre of . deliverable sites are required by National Policy. Somercotes also benefits from its proximity to Nottingham (15.4 miles / 24.8km) and Derby (15.3 miles / 24.6km). The Application

A Sustainable Location Gladman Developments Ltd intend to submit an outline application for up to 180 dwellings on land to the east of Stanley Street, Somercotes to Borough The Site is located in a sustainable location, within a 15 minutes walking distance of the Council in early 2019. This application will establish the principles of development centre of the settlement where the majority of its services and facilities are located. These and determine the access arrangements. New housing will be set within robust services and facilities include an infant and nursery school, primary school, library, village green infrastructure to deliver the following: hall, medical centre, pharmacy, vets, convenience store, post office, public house and a number of takeaway establishments. • Up to 180 new homes of varying sizes, types and tenures (including a proportion of affordable housing). Somercotes also benefits from significant employment opportunities located within Cotes Park Industrial Estate, which sits on the northern edge of the settlement. • A new vehicular access point off Stanley Street. • Retention of the vast majority of trees and hedgerows within the Site and along Somercotes is well-served by a number of bus services, which together provide connections its boundaries. to a number of settlements in the local area, including , Derby, Mansfield and • New publicly accessible, attractively landscaped open spaces within the Nottingham. The closest bus stop to the Site is located on Stanley Street adjacent to the Site, including the provision of new recreational routes and the retention of the Site’s north western boundary. This bus stop is served by the 152 service, which provides an existing public footpath within a generous open space corridor. hourly service to Alfreton. The Rainbow One bus service, which provides an hourly service • The potential enhancement of the existing recreation ground located adjacent to Nottingham, also passes close to the Site on Somercotes Hill, with the nearest bus stops to the Site through the provision of a new children’s play area (Local Equipped located to either side of the road some 330 metres from the centre of Site. The nearest Area for Play (LEAP)). railway station is located within Alfreton 2.3 miles (3.7 km) to the north of the Site. The 9.1 bus service, which is served by bus stops located within the centre of Somercotes, provides • Sustainable Drainage Systems (SuDS) located at the lowest parts of the Site to a half hourly connection to the railway station. help manage the flow of surface water during periods of heavy and persistent rainfall. Land at Stanley Street, Somercotes 02 HISTORIC CONTEXT

Historic Development

In the early part of the 18th Century Somercotes was a small, rural hamlet. However, by this time the local area was beginning to experience the first signs of industrialisation with coal mining starting to become more intensive. However, it was not until the late 18th Century and the early 19th Century that the rise of extensive coal and ironstone mining, together with an ironworks and associated industries, resulted in significant change in the local area.

The 1884 map shows how Somercotes was located centrally to Colliery, Swanwick Colliery and the Iron Works at Alfreton. As a consequence of Somercotes’ juxtaposition to Birchwood Colliery and the iron works, linear development can be seen leading from the centre of the settlement running eastwards along Birchwood Lane to Birchwood Colliery and south eastwards along Somercotes Hill to the iron works.

The 1921 map illustrates how the area continued to grow with the establishment of the terraced streets both within Somercotes and just to the south at Riddings, which were built to house the workers employed at the local collieries and the iron works. The map also shows how the new housing was supported by a range of new facilities, which included a theatre, recreation grounds, a public house, places of worship and a number of allotments, including those which can be seen on the southern field on the Site.

The 1955 map reveals how both Somercotes and the surrounding area continued to grow, particularly to the south of Nottingham Road and Somercotes Hill, which included a new school and the area of semi-detached housing in the Windmill Rise area. The 1955 map also shows how Lower Birchwood Colliery had closed by this time. The works at Alfreton and Swanick Colliery were both closed in 1968.

Today, the former collieries form the basis of various employment uses, which benefit from convenient access to the M1 to the east. The modern day map shows how Somercotes and the local area has continued to grow so that Somercotes, Leabrooks, Riddings, Swanwick and Alfreton form a single urban area centred upon the large employment area of Cotes Park Industrial Area.

SITE SITE

1884 1921

© Crown Copyright and Landmark Information Group Limited 2018 all rights reserved. This map may not be reproduced without permission. 520006874 © Crown Copyright and Landmark Information Group LiOmSit eCdo 2u0n1ty8 Saelrl ireisg:h DtsE rResBeYrvSeHdI.R TEh i1s: m10a,p5 6m0a 1y8 n8o4t be reproduced without permission. 520006874 OS County Series: 1:10,560 1921

SITE SITE

1955 Modern Day

© Crown Copyright and Landmark Information Group Limited 2018 all rights reserved. This map may not be reproduced without permission. 520006874 OS Plan 1:10,560 1955 Land at Stanley Street, Somercotes 03 THE SITE

The Site occupies three pastoral fields, the two largest of which are roughly A public footpath passes through the Site, running parallel with the aforementioned rectangular in shape and comprise the western part of the Site, whilst the smaller hedgerow which divides the easternmost field from the two western fields. The field is triangular in shape and occupies the eastern part of the Site. public footpath provides a link from Somercotes Hill to the wider countryside to the north east, including to a number of further public rights of way. The three fields are separated by two existing hedgerows. A hedgerow running along a broadly north west-south east axis separates the two larger fields, which meets a north east- south west aligned hedgerow within the interior of the Site separating the two western fields from the smaller easternmost field.

The Site’s countryside edges are defined by well-treed hedgerows which provide 3 a defined edge with the countryside beyond. To the west, the Site is bound by a 2 number of houses on Stanley Street and Scott Drive, whilst to the south there are further dwellings located off Somercotes Hill, the majority of which are separated 4 from the Site by deep rear gardens. Immediately to the north is a proposed new

development for 200 dwellings which was granted outline planning consent in July 1 2018.

The north western corner of the Site is indented by an existing recreation ground, which is accessed via the adjacent housing area to the west. The recreation ground accommodates an existing Multi Use Games Area (MUGA).

Map showing Site boundary and photo locations.

Internal hedgerow within Properties within Selston Existing vegetation and route of Properties along Norman Road the Site brook along the southern boundary

1

View from the south western corner of the Site looking towards properties along Norman Road and within Selston.

Internal hedgerow which borders Properties located along Existing vegetation and route of Saint James Church Existing vegetation along the the recreation ground Norman Road brook along the southern boundary Riddings boundary with Stanley Street

2

Vew from north western corner looking south across the Site towards properties along Norman Road.

Existing vegetation along the High point of Properties along Norman Road Area of brambles over Recreation Ground north eastern boundary apprx. 120m AOD disused mineshaft adjacent to the Site

3

View from northernmost corner of the Site which borders the recreation area looking south east across the Site. Land at Stanley Street, Somercotes 04 EXISTING LOCAL CHARACTER

Landscape and Visual Environment

On a national level, Natural places Somercotes within National Character Profile 38, , Derbyshire and Yorkshire Coalfield. The topography of Somercotes typically reflects the low-lying landscape of rolling ridges, underlain by Pennine Coal Measures character of this Area. The Site itself sits at approximately 120m Above Ordnance Datum (AOD) and gradually falls to a low point of approximately 100m AOD, where two small brook corridors can be found, adjacent to the northern and southern boundaries. From our assessment of the Site and its surroundings, we would note that the Site is fairly typical of the surrounding character.

The Site is fairly well contained by the well-treed hedgerows which afford to provide a defined edge with the countryside beyond. Due to this well contained character, near and middle views into the Site are limited. Glimpsed views into the Site from Stanley Street to the west and along Norman Road to the east are only achieved when trees are not in leaf during the winter months. The surrounding topography and intervening vegetation also add to this contained setting. The Site is visible from the Public Right of Way (PRoW) which crosses it, in a roughly south west - north east direction.

Long distance views from the north and east are evident, however, due to the intervening trees and hedgerows and the surrounding topography the Site is seen in relation to the existing urban extent of Somercotes. It is also important to note that the Site will be seen in relation to the proposed new development for 200 dwellings which was granted outline planning consent in July 2018, to the north of this proposal.

The Site is not covered by any designations for landscape character or quality. Within the wider surrounding area, the Site lies approximately 230m north east of a nearby Listed Milestone. The majority of the important landscape features are contained on the Site boundaries. A hedgerow which runs along a broadly north west-south east axis, meets another on a north east - south west aligned hedgerow within the interior of the Site. The development proposals show how these can be retained within the proposals.

Existing vegetation and brook Exisitng hedgerow and tree Open space within the Northern Site Boundary along the Site Boundary along the route of the PRoW Recreation Ground

4

View looking west across the Site towards the PRoW, from the north easternmost corner of the Site adjacent to the brook.

Local Building Styles

The Site relates strongly with the existing settlement edge immediately to the west along Stanley Street, where the dwellings are set out in a geometric pattern of short terraces. The dwellings, which are 2 storeys in height, are constructed in a red/orange brick with shallow pitched roofs covered in grey concrete tiles. A little further afield on Somercotes Hill, a general mix of older terraced properties and interwar semi-detached dwellings can be found which creates a more eclectic character comprising a mix of red brick shades, white and cream render, together with slate and plain tiles. A number of interesting building details can be seen, including decorative brick window headers and dental brick coursing to the eaves.

Nottingham Road Langley Avenue Somercotes Hill Thurston Avenue Birchwood Lane Land at Stanley Street, Somercotes 05 SITE ANALYSIS

Local Facilities

Somercotes is well-served by a range of services and facilities, the majority of which are within a 15 minutes walking distance of the Site. These include an infant and nursery school, primary school, library, village hall, medical centre, pharmacy, vets, convenience store, post office, public house and a number of takeaway establishments. Somercotes also benefits from significant employment opportunities located within Cotes Park Industrial Estate, which sits on the northern edge of the settlement. There are also a number of smaller employment areas located within the local area, including at Riddings and Alfreton. The local area, including Somercotes, benefits from a good number of bus services, which provide connections to a number of nearby settlements, including Alfreton, Derby, Mansfield and Nottingham. Alfreton Railway Station is located 2.3 miles (3.7km) to the north of the Site and provides regular services to a number of destinations, including Nottingham and Sheffield.

B600 north to Birchwood lane to Alfreton Broadmeadows

Cotes Park Industrial Estate

LOWER BIRCHWOOD

5 minute walk 5 minute walk - SOMERCOTES HILL (10 mins total) - 800m 400m

LEABROOKS SOMERCOTES

Stanley Road

B600 South to Pye Bridge

RIDDINGS Facilities Plan

Site Boundary Public Footpaths Medical facilities Public open space Additional facilities in and around the Village Centre include: Car mechanics, Cotes Park industrial furniture stores, fast food Village Centre Bus Stops Education facilities estate restaurants, public library, art gallery, supermarkets, village hall, bakery, pharmacies Vehicular Routes Sports Facilities Community Facilities Retail/commercial facilities

Public Houses, Railway Line Religious facilities Cemetery Restaurants and Bars

The Parish Church of Saint Thomas Convenience store located along Nottingham Rd Somercotes Park Centre (Leisure Centre) Land at Stanley Street, Somercotes 06 SITE ANALYSIS

Key Considerations

We have undertaken a thorough assessment of the Site and its surroundings in order to identify the features which should be protected, retained and enhanced as part of the development proposals. These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the Development Framework Plan.

The Site’s existing boundary hedgerows are proposed to be retained within green corridors, which will allow for them to be strengthened with new tree and hedgerow planting. Equally, the retention of a 15m wide green corridor alongside the route of the existing public footpath will ensure it runs through an attractively landscaped area of public open space.

The Site is also crossed by a number of underground utilities, the route of which must be retained within areas of open space. The location and alignment of these open spaces will help to structure the development’s new areas of green infrastructure.

The opportunity has been identified to enhance the adjacent recreation ground with a new children’s play area to supplement the existing MUGA and to provide new pedestrian connections between the Site and the recreation ground.

Potential to provide an off site Locally Equipped Area of Play (LEAP) within an area of council Potential pedestrian link to provide a owned land to the north of the Site. This area of 1. Nether Farm, Land Off Birchwood Lane and direct link to the existing open space Opportunity for dwellings to overlook land could be connected to the Site by pedestrian Somercotes Alfreton Derbyshire to the north and further settlement of the public open space, creating footway links and recreational routes make it Somercotes. Residential development of up to 200 dwellings natural surveillance and an attractive easily accessible to new and existing residents of with associated community open space and edge to the development. Somercotes. The LEAP would be of high quality access from Birchwood Lane. The proposal specification and design to help address the need represents a Departure to the Development for such formal play, as highlighted in the Amber Plan. Valley Local Plan. Decision: Approved 13.07.18 Opportunity for development along the north western boundary edge Opportunity to strengthen the Site’s boundary vegetation with new tree to be set back behind deeper rear 1 gardens, to respect the setting of and hedgerow planting. This new the existing properties along Stanley B planting will help to soften the edge Street. New tree thicket and hedgerow of the development, filtering views strengthening will help to filter views of from the surrounding countryside, as the development from these properties. well as providing a suitable buffer to the brook/stream along the northern, eastern and southern boundaries. Potential to design a new area of public open space, to create an attractive entrance feature to the development and Stanley Street.

Potential new vehicular, cycle B600 SOMERCOTES HILL north west to and pedestrian access point to be A38/ALFRETON taken from Stanley Street (Subject B Potential location for a Sustainable Drainage to final Access Strategy) System (SuDS) feature at the low point of the Site, outside of surface water flood zones, to B help manage the flow of surface water during periods of heavy and persistent rainfall. These features could form an integral part of the Site’s B green infrastructure framework and provide habitat creation and an ecological asset.

Opportunity to retain the vast majority of important wildlife connections within green corridors through the development, which will enhance the Site and surrounding area’s habitat and biodiversity, strengthening the existing 2. Land To The South Of B600 Lower Somercotes ditched and boundary vegetation within the Site. These Somercotes Alfreton Derbyshire green corridors will form an integral part of the Site’s Outline planning application for residential green corridors will form an integral part of the Site’s green development of 99 dwellings with associated infrastructure network and public open space, as well as landscaping and recreational open space setting an organic framework for the residential area. (Contrary to the provisions of the Amber Valley B Borough Local Plan 2006) Decisions: Expected 31.12.18

Opportunities and Constraints Plan B600 SOMERCOTES HILL south east to SELSTON/M1 2

Site Boundary: 6.80ha Opportunities Potential area of residential Extent of surface water flooding Context Potential location for SuDS feature development: Aprox. 4.80ha (Up to 180 (Source: Flood Mapping - Gov.uk) dwellings @ 41dph) Potential off site Locally Equipped Sensitive edge backing onto existing Existing vehicular circulation Area of Play (LEAP) Potential vehicular access points properties Potential for new pedestrian/cycle B Existing bus stops Potential views into the Site (To be Potential spine road through the links) confirmed by Landscape Architect) Playing Fields, Parks & Informal Open development Potential building frontages Combined Gravity Sewer + 10m Easement Space: Policy LC3 (Source: Amber Valley Green corridors strengthened to (6m either side of pipe) - No provision to divert Borough Local Plan Interactive Policy Map) provide an open space framework, Constraints Surrounding Planning Applications serving the new development as Foul Gravity Sewer + 10m Easement (5m 1. AVA/2017/0645 (Decision: Approved - 13.07.18) well as important ecological/wildfire Existing contours either side of pipe) - Potential for lift and shift/diversion. 2. AVA/2018/0668 (Decision: Expected - 31.12.18) corridors Approximate location of disused LP Gas Mains Existing waterbodies and water courses Opportunity to strengthen existing mineshafts (Source: CON29M Non-residential vegetation along the Site boundaries Mining Report 2018 - The Coal Authority) Mains Water Mains Listed Building - Milestone and provide a suitable buffer to enhance the brook/stream corridors Existing Public Rights of Way (PRoW)

Opportunity for a new open space Existing vegetation frontage to the development Land at Stanley Street, Somercotes 07 FRAMEWORK PLAN

Potential to provide an off-site Locally Equipped Area of Play (LEAP) within an area of council owned land to the north of the Site. This area of land could be connected to the Site by pedestrian footway links and recreational routes to make it easily accessibly to new and existing residents of Somercoted. The LEAP would be of high quality specification and design Open space in these areas allow for to help address the need for such formal play, as highlighted in the Amber required offsets to the disused mineshaft. Valley Local Plan. (Subject further surveys and guidance.)

Proposed dwellings to overlook the public open space, creating natural surveillance and an attractive edge to the development.

MUGA Proposed development along the north western boundary Proposed strengthening of the Site’s boundary LEAP edge to be set back being deeper rear gardens, to respect vegetation with new tree and hedgerow the setting of the existing properties along Stanley Street. planting will help to soften the edge of the New tree thicket and hedgerow strengthening will help to development, filtering views from the surrounding filter views of the development from these properties. countryside, as well as providing a suitable buffer to the brook/stream along the northern, eastern and southern boundaries Proposed new area of public open space, to create an attractive entrance feature to the development and Stanley Street.

Proposed new vehicular cycle and pedestrian access point to be Proposed location for a Sustainable Drainage System (SuDS) taken from Stanley Street. feature at the low point of the Site, outside of surface water floodzones, to help manage the flow of surface water during periods of heavy and persistent rainfall. These features could form an integral part of the Site’s green infrastructure framework and pride habitat creation and an ecological asset.

B600 SOMERCOTES HILL north west to A38 / ALFERTON Proposals will retain the vast majority of important wildlife connections within green corridors through the development, which will enhance the Site and surrounding area’s habitat and biodiversity, strengthening the existing ditched and boundary vegetation within the Site. These green corridors will form an integral part of the Site’s green infrastructure network and public open space, as well as setting an organic framework for the residential area.

Proposed recreational routes which circulate through the open space will connect into the existing Public Right of Way (PRoW).

B600 SOMERCOTES HILL south east to Development Framework Plan SELSTON/M1

Site Boundary: Approx. 6.80ha Access and Movement Green Infrastructure Surrounding Context Existing vegetation Existing vehicular circulation Developable Area Proposed vehicular access point Proposed public open space with new Residential development area: Approx. Proposed spine road through the B Existing bus stops thicket and tree planting 4.80ha (Up to 180 units @ 37dph) development Surrounding Planning Application Proposed wildflower planting Higher density housing Proposed secondary streets AVA/2017/0645 (Decision: Approved - 13.07.18) Proposed street tree planting Lower density housing Proposed private drives Listed Building - Milestone Potential offsite play facility Proposed shared/focal space -Locally Equipped Area for Play Existing waterbodies and courses -Existing Multi Use Games Area (MUGA) Proposed recreational routes Potential location for Sustainable Existing Public Rights of Way (PROW) Drainage Systems (SuDS) features at the Potential for new pedestrian/cycle links low points of the site

The assessment of the Site and its setting has helped to inform the preparation of the Development Framework Plan. A number of design principles have influenced the development proposals for the Site. These principles are:

• The new homes will consist of a mix of detached, semi-detached and terraced • The existing trees and hedgerows on the boundaries of the Site will be retained homes, designed to reflect the local vernacular. and enhanced to help filter views of the new development and to retain their functions as wildlife corridors and habitats. • The new development will be served by a single vehicular access point from Stanley Street. • A SuDS feature will be provided as part of the development’s green infrastructure. This feature will store water during periods of heavy or persistent rainfall in order • The development will include new areas of public open space which will to control run-off from the Site to green field run-off rates. The SuDS feature will be accommodate the existing public footpath, new recreational routes and designed to create an attractive new landscape feature, which complements new landscaping. The new landscaping will reinforce the existing trees and the ecological objectives of the development’s wider areas of public open hedgerows. The open spaces will also allow for space for informal recreational space. activities such as picnicking and children’s play, together with opportunities for wildlife enhancements.

• The potential to provide a high-quality new children’s play area to enhance the adjacent recreation ground has been identified as a part of the development proposals. Land at Stanley Street, Somercotes 08 HAVE YOUR SAY

Your views

Your comments and suggestions will be taken into account when formulating the final planning application submission. All comments and feedback received will be provided to the Local Planning Authority as part of the planning application.

Once a planning application has been submitted, you will also be able to make further representations to Amber Valley Borough Council, who will take these into account before making their decision on the planning application.

You can keep up-to-date on progress using our dedicated website which provides further information and includes an online feedback form for making comments. Thank you for taking time to view our proposals.

How do I comment?

You can respond via the website:

www.your-views.co.uk/somercotes/

You can respond by email:

[email protected]

(Using ‘Stanley Street, Somercotes’ as the subject line)

Or by post:

Your Views - Stanley Street. Somercotes Gladman Developments Ltd. Gladman House Alexandria Way Congleton CW12 1LB

Gladman consider all correspondence received and our response to the issues raised will be set out in a Statement of Community Involvement (SCI). As part of a planning application, Gladman submit to the Local Planning Authority a complete copy of all correspondence received (including any details such as your name, address and email address where you have provided them). This ensures all your comments are available to the Council during the consideration of an application and shows who we have consulted. As the SCI forms part of the formal application documents, the Council may publish it online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information will be forwarded to the Planning Inspectorate. If further consultation is carried out as part of the planning process, Gladman may use your details to make you aware of this and to ask for your views, but will not use this information for any other purpose.