PSLP159

LAND NORTH OF BIRCHWOOD LANE SOMERCOTES DESIGN AND ACCESS STATEMENT PREPARED BY PEGASUSSUS DESIGN “THE GOVERNMENT ATTACHES GREAT IMPORTANCE TO THE DESIGN OF Pegasus Design THE BUILT ENVIRONMENT. GOOD DESIGN IS A KEY ASPECT OF SUSTAINABLE

Pegasus Design DEVELOPMENT, IS INDIVISIBLE FROM GOOD PLANNING, AND SHOULD 4 The Courtyard, Church Street Lockington DE74 2SL CONTRIBUTE POSITIVELY TO MAKING PLACES BETTER FOR PEOPLE.” www.pegasuspg.co.uk I T 0150 670 806

Prepared by Pegasus Design Pegasus Design is part of Pegasus Group Ltd Prepared on behalf of Cl Developments UK. (PARA. 56, NPPF 2012). January 2017 Project code EMS.2400_200 Contact: Urban Design - Andrew Ford-Marsten / P.Smith

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, Licence number 100042093. CONTENTS

INTRODUCTION ASSESSMENT EVALUATION DESIGN PROPOSALS SUMMARY 1 2 3 4 5 Page 05 Page 11 Page 21 Page 29 Page 41

NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A3 DOUBLE SIDED

1 INTRODUCTION

1

01 INTRODUCTION

1.1 PURPOSE OF THE STATEMENT 1.1.1 This Design and Access Statement (DAS) has 1.1.4 The Town and Country Planning (Development (3) A design and access statement shall: been prepared by Pegasus Design on behalf Management Procedure) () Order 2015 (a) explain the design principles and concepts of Clowes Developments UK to accompany also states the following requirements: that have been applied to the development; the outline planning application for residential “(2) An application for planning permission to (b) demonstrate the steps taken to appraise and employment development on land north of which this article applies shall be accompanied the context of the development and how the Birchwood Lane, Somercotes. by a statement (“a design and access design of the development takes that context 1.1.2 This statement has been prepared in statement”) about: into account; accordance with Article 9 of the Town (a) the design principles and concepts that (c) explain the policy adopted as to access, and and Country Planning (Development have been applied to the development; and how policies relating to access in relevant local Management Procedure) (England) Order (b) how issues relating to access to the development documents have been taken into 2015, which requires certain applications to be development have been dealt with. account; accompanied by a DAS. (d) state what, if any, consultation has been 1.1.3 The National Planning Practice Guidance undertaken on issues relating to access to the (NPPG) states that a Design and Access development and what account has been taken Statement is a “concise report that provides a of the outcome of any such consultation; and framework for applications to explain how the proposed development is a suitable response (e) explain how any specific issues which might to the site and its setting and demonstrate that affect access to the development have been it can be adequately accessed by prospective addressed.” users”.

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 7 01 INTRODUCTION

1.2 DOCUMENT STRUCTURE 1.3 CONSULTANTS 1.4 SUMMARY OF THE 1.2.1 The DAS is divided into six sections as follows: 1.3.1 The document has been prepared by Pegasus PLANNING APPLICATION Section 1 - Introduction Design, masterplanners and urban designers, 1.4.1 The outline planning application is for a with contributions from the following comprehensive residential development for up - outlines the purpose of the document; consultants who have helped prepare the to 210 dwellings and associated uses, along Section 2 - Assessment - considers the site application and its accompanying documents: with 0.8ha of land for B1/B2/B8 employment and its surroundings in terms of the physical, Simon Foote Architects use. This includes: social and planning context as part of Article Illustrative Masterplan 1.4.2 New housing of a mix to be defined at detailed 9(3)(b) and 9(3)(c) DMPO 2015; FPCR design stage, including up to 30% affordable Section 3 - Involvement Ecological Assessment housing; RJ Tree Services - outlines the stakeholder participation and 1.4.3 One new access point along Birchwood Lane; Arboricultural Assessment consultation undertaken as well as its key Jackson Purdue Leaver 1.4.4 A green infrastructure network including xx findings as part of the Article 9(3)(d) DMPO Flood Risk Assessment areas of open space, retained hedgerow and 2015; M-EC surface water management features. Section 4 - Evaluation Transport Assessment 1.4.5 0.8ha of Employment land accessed from - identifies the site’s constraints and ADC Infrastucture Cotes Park Industrial Estate Travel Plan opportunities and presents the design 1.4.6 Consideration has been given to the use and principles that have been derived from a FHP Overview of Industrial Market amount of development, access, layout, scale combination of Government Policy, site landscaping and appearance. The drawings assessment, public consultation and design contained within this DAS form a series evolution as referred to within Article 9(3)(e) of plans for each particular matter that is DMPO 2015; required at this stage of planning. Section 5 - Design Proposals - presentation of the design proposals including uses and 1.5 PLANNING HISTORY amount proposed, access arrangements, 1.5.1 Planning permission was granted in February layout of the development, scale of buildings, 2010 for the development of the site for landscaping treatments and appearance, as employment uses consisting of 13,000 sqm required within Article 9(3)(a) & (4)(c) DMPO of B1(c) light industrial uses and 13,000 2015. sqm B8 commercial distribution uses (ref Section 6 - Summary AVA/2009/0318). Access to this development - sets out a summary of the proposed was to be via an extension to Birchwood development. Way. A renewal of this consent for a three year period was granted in February 2014 (ref AVA/2013/0021). 01 INTRODUCTION

1.6 PROPOSED DEVELOPMENT Site area 11.55 hectares gross Current land use Unused Field Compartments, Pasture Land, Hard Standing. Access Existing: Birchwood Lane, Birchwood Way. Proposed: New Roundabout along Birchwood Lane. New Junction on Birchwood Way. Proposed uses Residential: 6.36ha Open space: 0.84ha Woodland: 1.43ha Buffer Planting: 1.36ha Structural Landscaping: 0.34ha Employment Land: 0.8ha SUDS: 0.42ha Proposed number of dwellings Up to 210 dwellings including up to 30% affordable houses. Average net density* 33 dwellings per hectare. * Net area excludes constrained land and areas to be used for structural landscape. Net area corresponds to the land that is available for development.

2 ASSESSMENT

2

02 ASSESSMENT

2.1 THE SITE N 2.1.1 The site is located to the north of Birchwood Lane, on the eastern side of Somercotes in the jurisdiction of District Council, Derbyshire. Somercotes lies approximately 2.5km to the South of and 12km west of Mansfield. 2.1.2 The site measures 11.55ha and consists of five open fields. Access into the site can be gained via vehicular access points from both Birchwood Way and Birchwood Lane, with pedestrian access via the existing (PROW AV36 16/1) and via the track between the existing properties on Birchwood Lane.

KEY DESTINATIONS DISTANCE

ALFRETON 2.5km

MANSFIELD 12km

NOTTINGHAM 20km

ABOVE SITE LOCATION PLAN

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 13 02 ASSESSMENT

2.2 CONTEXT Existing land uses 2.2.1 The site comprises of roughly five fields and an area of hard standing for lorry parking The existing use is therefore a mixture of unused field compartments, pasture land and hard standing pastoral plateaux and has little existing vegetation bar the field boundary hedgerows and occasional hedgerow trees along the eastern boundary. Boundaries & Edges 2.2.2 The rear gardens of the existing properties along Birchwood Lane form the site’s southern boundary. The northern boundary is formed by dense hedgerow planting and trees, as are the eastern and western boundaries respectively. Surrounding land uses 2.2.3 The northern boundary of the site is bordered by the large Cotes Park Industrial Estate, and to the east by Sims Metal Management Scrap Yard. Beyond the western boundary lies a series of allotments, and the existing residential area to the south.

ABOVE PHOTOS OF THE SITE AND SURROUNDING CONTEXT

14 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 02 ASSESSMENT

2.3 CHARACTER ASSESSMENT Urban form and layout 2.3.7 Principal boundaries of properties in the village centre are generally defined by low brick walls, 2.3.1 The settlement pattern in Somercotes is like although in many instances properties are set that of many local mining villages, showing directly to the back of the footpath. clear signs of development in line with the industrial revolution of the late 18th and early 2.3.8 The palette of red and brown brick with grey 19th centuries. roof tiles is reasonably well used across the former mining areas of north Derbyshire and 2.3.2 Somercotes is an urban village and has a . strong urban feel due to the industrial history of the area. 2.3.9 The mid 20th century expansion of the village is predominantly brown brick, although buff 2.3.3 The housing stock that forms the main body of brickwork has also been introduced in some the village is predominately Victorian terraced places. and semi-detached, along with large areas of post war development, which creates strong, 2.3.10 There are also some isolated areas of formal building lines. bungalows to the west of the village centre. Architectural Style 2.3.11 Hedges and low planting are more commonly used away from the village centre as a 2.3.4 The local style is mainly Victorian red brick boundary treatment. properties that are typical of local towns and villages, along with 1950’s housing in brown brick, with grey concrete pantiles, due mainly to the expansion of the village in the mid and late 20th century. 2.3.5 The village centre however include some distinctive features including first floor bay windows, feature brickwork courses and regular use of a dentil eaves detail. Chimneys are also widepread in this area and add further interest. 2.3.6 There is a significant use of red and brown brick. Blue engineering bricks are also used as feature courses, especially along boundary walls. Roof coverings here are almost exclusively grey slate or modern grey plain profile tiles, with the occasional red tile.

ABOVE PHOTOS OF THE SITE AND SURROUNDING CONTEXT

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 15 02 ASSESSMENT

KEY

INDUSTRIAL

RESIDENTIAL

PARKS AND FARMLAND

WOODLAND

LEFT LANDSCAPE SETTING

16 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 02 ASSESSMENT

2.5 LANDSCAPE 2.4 ECOLOGY Landscape setting Flood Risk 2.4.1 An Extended Phase 1 Habitat Survey was 2.5.1 The site comprises an expansive area of 2.5.7 The site lies within in the low risk Flood Zone undertaken by FPCR in September 2016. pasture that is divide by neglected hedgerows 1 and therefore the risk of flooding from rivers 2.4.2 No internationally or nationally designated and areas of scrub woodland. The site is on is less than 1 in 1000 years. Reviewing the sites were present within 5km and 2km of the the edge of the village, although the adjacent Environment Agency’s online flood mapping site respectively. industrial complex and adjacent housing the site can be seen to be out of the area 2.4.3 All hedgerows and mature trees should be creates a strong urban character along the at risk of flooding. As such the site is not protected, retained and enhanced within the northern boundary. considered to be at risk of flooding from fluvial sources. proposals where possible. Landscape Character Archaeology 2.4.4 The majority of mature trees on site had 2.5.2 The site lies within Regional Joint Character varying levels of potential to support, and Area 38, Nottinghamshire, Derbyshire & 2.5.8 There are no designated heritage assets (World be utilised by, roosting bats. All trees are Yorkshire Coalfield, and local Landscape Heritage Sites, Scheduled Monuments, Listed currently being retained as part of the Character: Coalfields Estatelands. Buildings, Registered Battlefields, Registered proposals and are not to be lit / affected in any Historic Parks or Conservation Areas) within way. 2.5.3 Both of these character areas outline the site. the heavily disturbed landscape due to 2.4.5 No evidence of protected species were industrialisation and coal mining in the area. recorded during the survey. Terrestrial habitats As such the landscape of the local area is within the site boundary provided potential dominated by development. for foraging and commuting , bats and Existing vegetation birds and limited potential for amphibians, including great crested newt, and reptiles. 2.5.4 The majority of mature trees on the site stand in asmall area of woodland that lies on the 2.4.6 No ponds were present within the site north-western edge of the site. The rest of the boundary and consequently the site offered no existing vegetation lies along the broken lines potential to support breeding amphibians. of dilapidated hedgerows. Topography and terrain 2.5.5 The site has a reasonable fall from the north- west to the south-east, with a fall of circa 20m over 600m. Local Landscape and Heritage Designations 2.5.6 The site and immediate context are not subject to any national, regional or local landscape designations.

LAND NORTH OF BIRCHWOOD LANE, SOMERCOTE | DESIGN AND ACCESS STATEMENT 17

3 EVALUATION

3 03 EVALUATION

KEY

Access Into The Site

Existing Building Line

Direction of Gradient

Sensitive Boundary

Public Right of Way (AV36 16/1)

Existing Dwellings

LEFT CONSTRAINTS AND OPPORTUNITIES

20 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 03 EVALUATION

3.1 CONSTRAINTS AND OPPORTUNITIES Constraints Opportunities Introduction • Access, location and form with consideration of the • Sloping site provides opportunities for sustainable layout of the village and the existing industrial estate drainage solutions. 3.1.1 The assessment of the site and its to the north. • Visual seclusion, allowing potential for the creation surroundings has identified a number of • Adjacent residential use along the southern of a strong identity. constraints and opportunities which will be boundary. • Provision of recreational opportunities for new and used to inform the development proposals. • The need to maintain the existing Public Right Of existing residents through the creation of a new area Way. of children’s play. • Existing woodland planting and hedgerows across • Provision of new homes to meet the identified need, the site. including an element of affordable housing. • Adjoining noise generating activities to the north • Retention of land for employment use. east.

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 21 03 EVALUATION

LEFT SERVICES AND FACILITIES

22 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 03 EVALUATION

3.2 SERVICES AND FACILITIES 3.2.1 Somercotes benefits from a number of local facilities concentrated around Somercotes Hill, including the Co-Operative, Post Office, Stop ‘n’ Shop, and Infant school.There are three places of worship, Saint Thomas Church, Birchwood Methodist Church and the Salvation Army Church. 3.2.2 The Somerlea Primary School and Somercotes Infant School are located to the west of the site, within short walking distance. 1 2 3.2.3 Somercotes also benefits from a Library, Public Houses and a range of Helthcare facilities. 3.2.4 Somercotes also benefits form having a large industrial employment area to the north of the site. 3.3 MOVEMENT STRUCTURE 3.3.1 The site is accessed from Birchwood Lane to the south of the site. The A38 is accessed via the Birchwood Lane/Hill Fields roundabout and westbound via Clover Nook Road and 3 4 Bramble Way. The A38 provides access to the M1 motorway to the east and Derby to the southwest. To the west of the site, Birchwood Lane runs towards the centre of Somercotes. 3.3.2 The proposed employment land would be accessed from the cotes park Industrial Estate. 3.3.3 Bus stops on Birchwood Lane are served by Yourbus service 152 between Alfreton, and Somercotes. 3.3.4 Bus stops on Nottingham Road and High Street are served by the H1 (Derby to Alfreton 1. SOMERCOTES POST OFFICE 2. VETINARY SURGERY via Heanor), 9.1/9.3, (Derby to Mansfield, 3. PARISH CHURCH OF SAINT THOMAS via Ripley) and Rainbow One (Nottinghamto 5 4. B&M HOME STORE Eastwood and Alfreton). 5. ALDI

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 23 03 EVALUATION

3.4 PLANNING POLICIES National Planning Policy Framework (NPPF) of housing should not be considered up-to- • Safe and accessible environments with date. In these circumstances paragraph 14 of clear and legible pedestrian routes and 3.4.1 The NPPF was published on the 27th the NPPF requires applications to be granted high quality public spaces. March 2012 and replaces previous national unless the adverse impacts would significantly planning guidance set out in Planning Policy 3.4.7 Paragraph 118 deals with issues relating to and demonstrably outweigh the benefits Guidance and Planning Policy Statements. biodiversity. In determining applications local or specific policies in the NPPF indicate The overarching policy objective of the NPPF planning authorities are advised to apply the development should be restricted. is the presumption in favour of sustainable following principles: development. This is the ‘golden thread’ that 3.4.4 The requirement to ensure good design in • If significant harm resulting from a should run through both plan-making and new development is set out in section 7 of development cannot be avoided, adequately decision-taking. Paragraph 14 states that, the NPPF. Planning decisions should aim to mitigated, or, as a last resort, compensated for decision taking, this means approving ensure that developments; for, then the planning permission should development proposals that accord with the • Function well and add to the overall be refused; development plan without delay. Where the character of the area; • Opportunities to incorporate biodiversity development plan is absent or silent or where • Establish a strong sense of place; in and around developments should be policies are out-of-date, planning permission • Optimise the potential of the site to encouraged; should be granted unless any adverse impacts accommodate development, create and • Planning permission should be refused would significantly and demonstrably outweigh sustain an appropriate mix of uses and for development resulting in the loss or the benefits. support local facilities and transport deterioration of irreplaceable habitats. 3.4.2 Section 6 of the NPPF deals with housing networks; National Planning Practice Guidance (NPPG) issues and sets out the key objectives for local • Respond to local character and history and 3.4.8 On 6th March 2014, Nick Boles announced planning authorities to boost significantly the reflect the identity of local surroundings the launch of the new National Planning supply of housing. Local planning authorities and materials; Policy Guidance (NPPG) which reinforces and are required to meet the full, objectively • Create safe and accessible environments; provides additional guidance on the policy assessed needs for market and affordable • Are visually attractive as a result of good requirements of the NPPF. housing in the relevant housing market area. architecture and appropriate landscaping. Paragraph 47 requires authorities to identify a 3.4.5 Paragraph 61 advises that planning decisions 3.4.9 The weight to be given to this guidance has supply of specific deliverable sites to provide should address the connections between now increased given it’s now formal status. five years worth of housing, with an additional people and places and the integration of new buffer of 5% to ensure choice and completion development into the natural, built and historic in the market for land. This buffer increases environment. to 20% where there has been a record of persistent under delivery of housing. 3.4.6 The NPPF also promotes healthy communities (section 8), advising that planning decisions 3.4.3 Paragraph 49 confirms that housing should aim to achieve places which promote: applications should be considered in the context of the presumption in favour of • Opportunities for meetings between sustainable development and that where a members of the community through local planning authority cannot demonstrate a mixed-use developments, strong five-year supply, relevant policies for the supply neighbourhood centres and active street frontages;

24 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 03 EVALUATION

Adopted Amber Valley Local Plan (2006) 3.4.10 Policy ER3 allocates the site for new buisness 3.4.14 Policy H10 states that the Borough Council will 3.4.17 Policy LC3 states that planning permission and industrial development. seek to negotiate the provision of at least 50 for development which would result in the 3.4.11 Policy H1 of the adopted local plan identifies affordable housing units per annum up to 2011, loss of playing fields, parks and informal open housing sites to be developed during the plan as an element of new housing development space will only be granted if either a) it can period. The preamble to Policy H1 makes on suitable sites of 1 hectare or more (or be demonstrated that there is no demand for it clear that the plan adopts a sequential 25 dwellings or greater). The proportion of their continued use either currently or in the approach to residential development stating affordable housing provision on individual foreseeable future, or that they will be replaced that development within the main urban areas sites will be expected to be within the range of by alternative facilities, at least as accessible should be considered first and most preferable, 20-30%. Policy LC1 states that the Borough to current and potential new users, and at particularly on brownfield or previously Council will seek to secure, through Section least equivalent in terms of size, usefulness, developed sites. Policy H1 is significantly out 106 Agreements, the provision of or financial attractiveness and quality, or b) the proposals of date given that it is based on the housing contributions towards outdoor playing space would not harm their individual character and requirements for a now expired plan period in all new housing developments. Policy LC2 function. and should be given little weight in decision- states that the Borough Council will seek to 3.4.18 Policy EN7 states that in considering taking, particularly in light of the fact that the secure through Section 106 Agreements, the development proposals, the Borough Council council cannot currently demonstrate a 5 year provision of or financial contributions towards will require that the design of development is supply of housing land. children’s play areas in all new housing appropriate to the landscape character type developments. 3.4.12 Policy LS1 states that proposals for within which it is proposed. development should be located taking account 3.4.15 Policy H12 sets out criteria against which 3.4.19 Policy EN8 states that planning permission of a number of sustainability criteria, including applications for residential development will be will not be granted for development that proximity of sites to existing patterns of assessed. The policy requires proposals to be would damage or destroy significant trees, development; the need to re-use previously in scale and character with their surroundings; woodlands, hedgerows, dry stone walls or developed land over Greenfield sites, except have regard to distinctive landscape feature; other landscape features, unless exceptional where circumstances such as location provide adequate amenity space for each circumstances can be demonstrated to justify or accessibility preclude their use; and dwelling; do not unduly affect the amenities the proposals. minimising the need to travel between home, or privacy of neighbouring properties (loss work and other activities. of light, overshadowing or overlooking) and 3.4.20 Policy EN13 states that development will not provide a suitable access to the highway be permitted which would have an impact upon 3.4.13 Policy LS3 requires development proposals network. protected species, unless any impacts can be to reflect the principles of good design, by mitigated. a) conserving or enhancing the quality and 3.4.16 Policy TP1 states that proposals should ensure Emerging Amber Valley Local Plan local distinctiveness of the natural and built that satisfactory access can be obtained to environment; b) respecting the character of the transport network and that any additional 3.4.21 Following the withdrawal of the Part 1 Local the locality in terms of the scale and nature traffic movements likely to be generated Plan in December 2015, the Council is in the of development, its layout, density, height, by the development can be satisfactorily early stages of preparing a new Local Plan. To massing, architectural style, materials accommodated on the transport network. date the Council has issued a call for sites and and landscaping and c) taking account of undertaken some initial background studies. the relationship between the development proposals and neighbouring buildings, and the spaces between and around those buildings.

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 25

DESIGN 4 PROPOSALS

4 05 DESIGN PROPOSALS

LEFT ILLUSTRATIVE MASTERPLAN

28 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 04 DESIGN PROPOSALS

4.1 THE DESIGN PROPOSAL 4.1.1 This DAS explains the principles and concepts 4.1.2 The design and access statement explains that have been applied to particular aspects of and justifies the particular aspects of the the proposal, namely; use and amount, layout, proposal. For example, the use and amount scale, landscaping and appearance. of development is proposed for each use, how this will be distributed across the site, how the • Use and amount of development - how much proposal relates to the site’s surroundings, and development is proposed. For residential what consideration is being given to ensure development, this means the number of that accessibility for users to and between proposed units for residential use and for all parts of the development is maximised. other development, this means the proposed floor space for each proposed use. 4.1.3 It also explains and justifies the proposed layout in terms of the relationship between • Access and Movement – this covers buildings and public and private spaces accessibility to and within the site for within and around the site, and how these vehicles, cycles and pedestrians in terms of relationships will help to create safe, vibrant the positioning and treatment of access and and successful places. circulation routes and how these fit into the surrounding access network. 4.1.4 The scale of buildings proposed, including why particular heights have been settled upon, and • Layout – the way in which buildings, routes how these relate to the site’s surroundings is and open spaces are provided within justified. the development and their relationship to buildings and spaces outside the 4.1.5 The proposed landscaping scheme, explaining development. the purpose of landscaping private and public spaces and its relationship to the surrounding • Scale – the height, width and length of area, is assessed. each building proposed in relation to its surroundings. 4.1.6 The appearance of the place or buildings proposed, including how this will relate • Landscaping – this is the treatment of to the appearance and character of the private and public space to enhance or development’s surroundings is considered. protect the site’s amenity through hard and soft measures, for example, through planting of trees or hedges or screening by fences or walls. • Appearance – the aspects of a building or place which determine the visual impression it makes, excluding the external built form of the development.

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 29 04 DESIGN PROPOSALS

KEY

RESIDENTIAL 6.36ha

BUFFER PLANTING 1.36ha

WOODLAND 1.43ha

PUBLIC OPEN SPACE 0.84ha

STRUCTURAL LANDSCAPING 0.34ha

EMPLOYMENT 0.8ha

SUDS 0.42ha

LEFT USE AND AMOUNT

30 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 04 DESIGN PROPOSALS

4.2 USE AND AMOUNT OF DEVELOPMENT Open Space Sustainable Urban Drainage Residential 4.2.6 Approximately 0.84ha of open space is provided 4.2.8 A surface water attenuation area ( 0.42ha ) 4.2.1 The illustrative layout shows a scheme of up to as part of the proposals. This equates to xx% of is incorporated into the south eastern 210 dwellings. the gross development area. area of open space in accordance with the recommendations of the drainage strategy. 4.2.2 The development proposals will deliver a mix 4.2.7 The main body of green space is located in the of housing in line with national and local policy. southern part of the site adjacent to properties 4.2.9 Further detail is provided in the Drainage on Birchwood Lane. Buffer landscaping along Strategy which forms part of this application. 4.2.3 The development seeks to achieve an average the site’s northern and eastern boundaries net density of approximately 33 dwellings per will serve the development from adjacent hectare (dph). employment uses. 4.2.4 Whilst predominantly open market housing is proposed, the proposals also provide up to 30% affordable housing. Employment 4.2.5 The scheme includes the provision of 0.8ha of land for B1/B2/B8 Employment uses to be accessed from Birchwood Way.

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 31 04 DESIGN PROPOSALS

KEY

MAIN STREETS

STREETS

LANES

PRIVATE DRIVES

PROW (AV36 16/1)

PEDESTRIAN ACCESS

32 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 04 DESIGN PROPOSALS

4.3 ACCESS AND MOVEMENT Access Street Typologies Parking 4.3.1 Access is to be determined as part of this 4.3.7 A well connected movement network, 4.3.10 Car parking spaces will be provided in line application is to be taken from Birchwood accessible by all users, is shown on the with the likely car parking demand, to avoid Lane. illustrative layout which would help to ensure excessive on-street parking both within that all areas of the development are easy to the development and on the local highway 4.3.2 It is proposed that the new site access will navigate, safe and secure. network. be formed by a new roundabout at the south eastern corner of the site along Birchwood 4.3.8 The illustrative layout recognises the need 4.3.11 It is anticipated that parking will be primarily Lane. to combine the function of the street as provided on-plot but that the strategy adopted a movement corridor alongside its place at detailed design stage may also include 4.3.3 The employment land would be served via function. the provision of spaces located in front of Birchwood Way. 4.3.9 Streets are defined by the building layout, so properties (frontage parking). 4.3.4 A pedestrian access is also proposed via the that buildings rather than roads dominate, as Public Transport existing PROW (AV36 16/1) which runs across is the case elsewhere in the village. the site. The illustrative masterplan shows 4.3.12 New residents will be able to make use of the how the existing footpath will be retained and existing bus service which runs through the a new pedestrian link to Birchwood Lane is centre of Somercotes and is accessible via proposed.. Birchwood Lane. Movement 4.3.5 Cyclists will be encouraged to cycle on the carriageways throughout the site and it is not considered necessary to provide designated cycle lanes. 4.3.6 Access to and circulation around the site for the emergency services has been considered during the preparation of the proposals. Much of this is dictated by the building regulations and the subsequent detailed design work will ultimately demonstrate compliance.

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 33 04 DESIGN PROPOSALS

KEY

UP TO 3 STOREYS

UP TO 2 STOREYS

SINGLE STOREY

EMPLOYMENT - 2 STOREYS

APARTMENTS - 3 STOREYS

LEFT LANDSCAPE SETTING

34 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 04 DESIGN PROPOSALS

4.4 SCALE 4.4.1 Scale is reserved at this stage and as such Density Continuity and enclosure the application is required to establish a 4.4.9 The proposed density across the site will be xx 4.5.6 The site benefits from the mature hedgerows 3-dimensional building envelope within which dwellings per hectare. This is a density that is and trees along its boundaries which provide buildings will be constructed. sensitive to the local context. a great degree of enclosure. Houses are also 4.4.2 Scale is an important element in the creation Building Types arranged to present a broken form to the of the character and appearance of new southern boundary, and a uniform row along development. 4.4.10 A range of house types, sizes and tenures are the eastern boundary. proposed within the development. This will Building Heights And Massing provide further housing to meet local needs 4.5.7 Varied frontage depths are shown on the 4.4.3 A range of residential properties will be and will assist in creating a diverse and mixed illustrative layout, providing differences in the proposed for the site ranging from coach community. enclosure of streets. houses and semi-detached houses to detached 4.5.8 Houses are also arranged as to positively front properties. 4.5 LAYOUT onto open space and pedestrian footpaths. 4.4.4 When compared with the consented industrial Safety and security development which involved large industrial 4.5.1 Whilst Layout is reserved at this stage, a clear units & extensive cut and fill, the residential concept has been developed that can ultimately 4.5.9 Natural surveillance is provided on the scheme would result in much more limited inform the location of streets, spaces, and illustrative layout by overlooking houses to visual impacts. The proposed residential buildings. streets, areas of open space and the PROW. development also relates well to the existing 4.5.2 The layout for the site has been influenced by 4.5.10 Traditional back-to-back gardens are formed residential areas to the south of the site. the characteristics of the site, the local context by the perimeter blocks of the illustrative 4.4.5 The proposed dwellings should reflect the and a series of good design principles. layout. These areas are well-contained and general height and scale of buildings in the Urban Form enclosed, creating a greater distinction surrounding context. between the public and private realm. 4.5.3 A key frontage lies along the southern edge 4.4.6 The proposed employment units would be up to of the site, overlooking the public open space. 4.5.11 Pedestrian safety within the development will 2 storeys in height. This frontage will provide a continuous building be achieved by securing low vehicle speeds Keynote Buildings line creating a formal feel to the street. through the detailed design of the streets. 4.4.7 Keynote buildings have been carefully sited to 4.5.4 Within the site, houses are shown on the act as focal points within the proposal to aid illustrative layout arranged in a regimented legibility and help create an attractive street fashion as a response to the general grain of scene. the surrounding urban area. Views And Vistas 4.5.5 For the employment area, two units are shown 4.4.8 The proposal residential includes the accessed from a new junction with Birchwood development of key vistas through the site Way. to the south, which has in turn informed the position of the streets which run through the site

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 35 04 DESIGN PROPOSALS

KEY

WOODLAND

TREE PLANTING

RETAINED HEDGEROW

OPEN SPACE

LEFT LANDSCAPE SETTING

36 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 04 DESIGN PROPOSALS

4.6 APPEARANCE 4.7 LANDSCAPING 4.6.1 As Appearance is reserved at this stage, no Architectural style and materials 4.7.1 As part of the development the existing specific information on the issue is required 4.6.4 At this stage, it is anticipated that new housing hedgerows will largely be retained. to be provided. This DAS does however explain will adopt a traditional theme. This should 4.7.2 New hedgerow under-planting will be provided the principles behind the intended appearance be informed by the character assessment of to the site boundaries to mask views into the and how these will inform the final design of the village presented earlier in the DAS and site from the south. the development. include; 4.7.3 As part of a landscaping scheme to be 4.6.2 The proposed new housing should be designed • Gable ended roof forms, with the potential determined at reserved matters stage, new to relate well to the traditional architecture of for some street facing gables to enhance the native planting would be incorporated into the the village that contribute to its character. street scene; development. Boundary Treatments • Red pantile or red roof tiles as the 4.6.3 A number of regularly occurring boundary predominant roof covering; treatments feature within the village, including • Chimneys; low planting, low brick walls, hedges and timber picket fences. These features should be • Red brick as the predominant building confirmed in the detailed proposals. material; • Blue brick feature courses; • Door surrounds and door canopies. 4.6.5 The style of the employment units will be dependant on the particular employment use proposed at the detailed stage.

LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 37

5 SUMMARY

5 05 SUMMARY

5.1 SUMMARY BUILDING FOR LIFE 12 Integrating into the neighbourhood 5.1.1 In assessing the residential element of the proposals in accordance with BfL12, section 1 Connections A new point of vehicular access is proposed via a new traffic island long Birchwood Way. The existing PROW (AV36 16/1) which crosses the 5 of this DAS provides specific reference in site is to be retained, providing pedestrian links to the village centre. A new pedestrian access is also to be created from Birchwood Way. relation to the 12 Building for Life questions. 2 Facilities and services The site is well sited to access the services and facilities in the Somercotes, including schools and shops. 5.1.2 BfL12 comprises of 12 questions, with four questions in each chapter: 3 Public transport The site is close to three bus stops along Birchwood Way, which provide connections to Derby and Nottingham. From both these destinations • Integrating into the neighbourhood onward travel is available via Coach and Train. 4 Meeting local housing The development will deliver a mix of housing in line with national and local policy. There is the potential to provide a range of houses, the • Creating a place requirements mix of which is to be determined at detailed design stage. The scheme includes a mixture of open market housing with 30% affordable • Street and home housing. 5.1.3 Based on a simple ‘traffic light’ system (red, Creating a place amber and green) new developments should 5 Character The local character analysis presented in this DAS has identified some well used materials which could inform a locally inspired palette. Principal frontages should also be defined by a treatment relevant to the local area. aim to: 6 Working with the site The illustrative layout establishes a buffer zone between Industrial park to the north and the proposals, creating a hard landscaped edge. The • Secure as many ‘greens’ as possible, and its context illustrative layout of the site makes efficient use of the land available. • Minimise the number of ‘ambers’ and; 7 Creating well defined The green spaces and area of children’s play are to be addressed, enclosed and overlooked by adjacent housing. A hierarchy of streets is streets and spaces proposed which, through differing degrees of enclosure, should play a significant role in the creation of character. Locations are identified • Avoid ‘reds’. across the illustrative layout where corner turning buildings should be considered and the perimeter block formation shown ensures that all front doors face on to the street. This has the potential to become Green at the detailed design stage 5.1.4 A summary of the key design issues and themes is provided in the table opposite and 8 Easy to find your way The illustrative layout offers a high degree of legibility, with key areas of open space and retained PROW. The hierarchy of streets is logical around and is punctuated by the use of key buildings in visible locations. This has the potential to become Green at the detailed design stage shows that at the current outline stage, the proposals secure xx out of the possible 12 Street & Home ‘greens’ with the potential to improve this 9 Streets for all The street network proposed defines a series of feature junctions that could naturally reduce vehicle speeds due to the required changes in score through detailed design. direction (horizontal deflection). Detailed design work could also seek to vary the carriageway width in areas to create pinch-points and also the introduction of sections of raised carriageway/shared surfacing areas. The existing public right of way will receive good levels of natural 5.1.5 The score demonstrates that the scheme will surveillance from adjacent housing. This has the potential to become Green at the detailed design stage has the potential to: 10 Car parking It is proposed that car parking should be provided mainly on-plot, with the potential for some instances of frontage parking in higher density areas. Detailed design work should ensure that parked cars do not have a dominating impact upon the streetscene. Spaces should be located • Fit comfortably into its surroundings and be in close proximity to peoples homes and be well overlooked. This has the potential to become Green at the detailed design stage a good neighbour; 11 Public and private A children’s play area forms part of the open space on the site. This is located so that it is within easy walking distance of all dwellings via a • Create a sense of place and character where spaces well connected movement network. Significant areas of informal open space are also proposed along the eastern part of the site to provide people will enjoy living; wildlife mitigation. The creation of perimeter blocks helps to create strong frontages to the public realm whilst also placing defensible private space to the rear of properties. This has the potential to become Green at the detailed design stage • Be well designed, attractive and safe. 12 External storage and Cycle storage could be achieved by the use of space either within garages or in secure measures at the rear of individual properties. All amenity space properties should have safe and convenient access to the street to leave bins out for collection. This arrangement will ensure that people are able to access the garden without having to walk through their home. This has the potential to become Green at the detailed design stage

40 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT 05 SUMMARY

5.2 SUMMARY OF PROPOSALS 5.2.1 This DAS is submitted in support of an outline planning application for residential & employment development on the land north of Birchwood Lane, Somercotes. 5.2.2 The proposed development includes the creation of a new residential development and open space, set within an established landscape setting. An area of land is also retained for employment uses. 5.2.3 In arriving at the design solution for the site, we have shown how the physical context has influenced the design in conceptual terms and informed the final proposals. 5.2.4 This DAS confirms the applicant’s commitment to the delivery of a high quality development that is sensitive to the local context. 5.2.5 The proposals aim to make the most efficient use of land that is appropriate to the nature and setting of the site. The scheme successfully promotes better access to local facilities and public transport, with clear access into the site and good pedestrian and cycle linkages to surrounding uses. 5.2.6 The layout and urban form of the scheme is such that it supports crime prevention and community safety, with development clearly overlooking public spaces and streets.

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42 LAND NORTH OF BIRCHWOOD LANE , SOMERCOTE | DESIGN AND ACCESS STATEMENT