DUPORTH VILLAGE DEVELOPMENT BRIEF February 2006
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DUPORTH VILLAGE DEVELOPMENT BRIEF February 2006 Preface This Development Brief has been prepared in an innovative way in advance of the submission of planning applications and with the close and onging involvement of the local residents by a private development team in consultation with the Borough Council. It will provide a basis for the future development of the area whichever developers might become involved in development here in the future. It points the way forward to a better way of managing complex developments which is seen as an exemplar for other developers. As well as an improved process; the expected outcomes take account of the need for community infrastructure and will provide for contributions to meeting these needs in ways which are a first for the Borough. I look forward to this adopted Development Brief providing the basis for a model development of high quality. Cllr Annette Egerton DBE Portfolio Holder for Planning and Regeneration Restormel Borough Council duporth holidaY village , ST AUSTELL Foreword Development Briefs provide a stepping stone between the provisions of planning policy and the form and detail of a planning application. They can perform a number of functions, such as promoting a site for development, interpreting Team Development Plan policies, or addressing a particular site constraint or opportunity. Most importantly however, Development Briefs are Turner Holden intended to enhance the efficiency of Planning Consultants the planning process and improve the quality of development. This Development Brief has been prepared by Turner Holden Town PRP Architects Planning Consultants, PRP Architects Architects and Peter Brett Associates Highway Masterplanning and Infrastructure Consultants, on Landscape Architects behalf of StrongVox Ltd, in consultation with Restormel Borough Council. Consultation on the Development Brief has been completed and the document has been revised to take Peter Brett Associates account of the consultation responses. Highway Consultants Infrastructure Consensus Public Consultation duporth holidaY village , ST AUSTELL Contents 1.0 Introduction 1.1 Brief and Scope 1.2 Objectives Part One: Site Assessment Part Two: Development Proposals 2.0 Context 5.0 Design Principles 2.1 Site Location 2.2 Site surroundings 6.0 Development Concept 2.3 Character Assessment 6.1 Land use mix 2.4 Site History 6.2 Access and Movement 2.5 Planning Policy Framework 6.3 Landscaping/Open Space 2.6 Design guidance 6.4 Dwelling Types 2.7 Public Consultation 6.5 Storey Heights 6.6 Character Area 1 3.0 Site Appraisal 6.7 Character Area 1a 3.1 Land Use 6.8 Character Area 1b 3.2 Natural Environment 6.9 Character Area 2 3.3 Built Environment 6.10 Affordable Housing 3.4 Movement 6.11 The Beach 3.5 Infrastructure 6.12 Masterplan 4.0 Analysis 7.0 Implementation 4.1 Constraints 7.1 Outline Planning Application 4.2 Assets/Opportunities 7.2 Full Planning Application 7.3 Legal Agreements Appendices A Planning Policy B Planning Obligations C Transport Assessment – Executive Summary duporth holidaY village , ST AUSTELL 1.0 Introduction 1.1 Brief and scope 1.2 Objectives The purpose of this Development Brief (the Brief) is to provide a framework for the This Brief has five main objectives. It is intended to: future development of the Duporth Holiday Village site. The Brief provides guidelines Describe the physical and economic characteristics of the site and its' for the submission of planning applications in respect of the site. surroundings; Clarify the relevant policy context that will influence the development of the This Brief has been prepared by Turner Holden Town Planning Consultants, PRP site; Architects and Peter Brett Associates, Transport and Infrastructure Consultants, in consultation with Restormel Borough Council. It refers to a number of Make clear the general mix of land uses considered appropriate; technical reports, the conclusions of which have been taken into account in the Promote a high standard of design; redevelopment proposals. Provide a clear guide for the determination of planning applications. The Brief has been the subject of a consultation exercise which consisted of a seven week consultation period running from 11 April to 27 May 2005. The purpose In meeting these objectives, Restormel Borough Council believe it is important to of this exercise was to introduce the Brief to the people and organisations that ensure that the Development Brief: will be most affected by the proposed development at the site and to consider Takes on board the views of the wide range of individuals, land owners, changes to the proposals resulting from this process. The technical reports that neighbours and agencies that will be affected by, and involved in, the have been prepared ensure that sustainability issues relating to the proposed redevelopment of the site; development have been comprehensively addressed in line with the thrust of the Promotes a scheme that recognises the particular opportunities, constraints adopted Local Plan. As work on the Brief commenced prior to 21 July 2004, a and challenges presented by the site; and formal Sustainability Appraisal is not required. Ensures that the proposals are genuinely deliverable. The Brief has been amended following consideration by a series of Restormel Borough Council committees. Restormel Borough Council resolved to adopt the The Brief does not seek to be overly prescriptive in terms of the detailed design of Brief as a Supplementary Planning Document on 1st February 2006. the redevelopment of the site. Good design will not be secured by dictating the detailing of new buildings, nor pre-determining the materials to be used. In this respect, the layouts shown within this Brief are to be treated as illustrative. Clearly however, the location, scale, density and massing proposed and illustrated within the Brief respond to the identified constraints, assets and opportunities and it is not anticipated that a planning application proposing significant variation in the illustrated layout would accord with the Brief. The Brief sets out the design principles that Restormel Borough Council believe will provide a sound basis for the detailed design of proposals that will, in due course, be included in planning applications. Any applicant that submits a proposal that appropriately responds to this guidance can expect his/her application to be approved. Equally, proposals that fail to recognise the content of the Brief are unlikely to be approved. duporth holidaY village , ST AUSTELL 01 Part One: Site Assessment 2.0 Context 2.1 Site Location Key N Duporth Holiday Village is within the development envelope of St Austell and only 2km from the town centre. 1 Community 7 College/ Schools 1 4 2 Bus/ Train Station 1 1 6 3 Town Centre 2 5 7 3 7 4 Superstore 2 7 1 1 1 7 5 Hospital Leisure Centre 4 6 1 7 7 Post Office 2000m Development Envelope 1000m 500m 5 duporth holidaY village , ST AUSTELL 02 2.2 Site Surroundings Charlestown N KEY Charlestown provides references for local DUPORTH HOLIDAY VILLAGE SITE BOUNDARY distinctiveness, including examples of the spatial relationships and typical vernacular styles, which the proposed development at Duporth Holiday Village will draw on, whilst placing emphasis on contemporary reinterpretation rather than ad th Ro Dupor reproduction. Charlestown main street Charlestown to the east is a Conservation Area and is an exceptionally well preserved example of a late 18th and 19th century port. The pattern of development adopts the form of linear terraces and, sited between terraces, are occasional individual houses; these follow the street in a oad simple vernacular cottage style, with balanced rthpean R facades addressing the harbour basin or roads. It Po is unusual to have vehicular access to a dwelling. Domestic properties have red brick chimney stacks over each gable end, natural slate roofs and terracotta ridge tiles of constant pitch and Po rthpean Bea walls constructed out of local killas, granite, brick ch R oad and cob; and occasionally, a detached dwelling is finished in dressed local stone. Painted small pane vertical sliding sash windows sit symmetrically about the centrally located low entrance door in a Georgian style and proportion. Around property boundaries are local dry stone walling and solid walling, with local granite kerbs to roads. 2.3 Character Assessment Existing Buildings Charlestown Design Principles: Duporth Holiday Village includes a range of holiday accommodation from chalet to caravan, with Buildings acknowledge the context, avoid facilities including: reception, shop, restaurant, bars, hall and swimming pool, which vary in scale from pattern book designs and refer to the local one to three storeys. This accommodation is largely dated and in poor condition, with the exception settlement patterns of the 18th and 19th century Home Farm and Lodge and the two 20th century holiday village huts Respect the local context of the particular site which are worthy of retention. Refer to local building forms and proportions Immediate Context Use good quality materials appropriate to context In contrast to the surrounding context to the south, east and west is of domestic, one to two storey, Properties rely on on-street parking; curtilage low-density buildings, set back from the road with large front gardens, driveways and garages. The parking will not be encouraged. built form generally follows the topography and the area has a sinuous, informal morphology. Although this character describes significant areas of St Austell's housing stock, it is not typically Designs should include subtle variations to avoid monotonous repetition of one house type. vernacular in style. duporth holidaY village , ST AUSTELL 03 2.4 Site History The site was formerly a farm within the Duporth estate owned by Charles Rashleigh. N The Manor House and part of the Duporth Estate was bought by Arthur and Lydia Potter and George and Doris Rankin, trading as Seaside Holiday Camps Ltd, in 1933.