WILTON HILL (FORMER ERSKINE BARRACKS), WILTON RESERVED MATTERS FOR ACCESS ROAD AND PUBLIC OPEN SPACE WITHIN THE COMMUNITY CIVIC CORE
PLANNING STATEMENT
FEBRUARY 2015
WILTON HILL (FORMER ERSKINE BARRACKS), WILTON RESERVED MATTERS FOR ACCESS ROAD AND PUBLIC OPEN SPACE WITHIN THE COMMUNITY CIVIC CORE
PLANNING STATEMENT
FEBRUARY 2015
Issue / revision Prepared by Sarah Pullen
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This document is issued for Date 6th February 2015
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Wilton Hill (former Erskine Barracks), Wilton Reserved Matters for Access Road and Public Open Space within the Community Civic Core
Planning Statement
Contents
1 Introduction 1
2 The proposal and compliance with the hybrid planning permission 2
3 Compliance with local planning policy 4
4 Conclusion 6
Appendix 1 Site location plan
Appendix 2 Proposed site layout plan
Appendix 3 Illustrative aerial sketch view of community civic core
Terence O’Rourke Ltd February 2015
1 Introduction
The Wilton Hill site (formerly Erskine Barracks) is located at the corner of Wilton Road (A36 trunk road) and The Avenue, Wilton. It is divided into two parts by a railway line and covers a total area of 13.5 hectares (ha).
Wiltshire Council granted permission on 24 October 2014 for a hybrid planning application (ref: 13/04870/OUT) for the redevelopment of the site subject to a number of conditions that control the way in which the development may be implemented. The hybrid planning permission (HPP) comprises full planning permission (FPP) for the demolition of existing buildings and development of 292 residential dwellings and outline planning permission (OPP) on part of the site to ensure the wider delivery of a mixed use community comprising residential, employment and commercial facilities including an enterprise hub, service veterans accommodation, a care home and retirement accommodation.
Drawing RM-LP01 (included within appendix 1) illustrates the parts of the site to which the full planning permission relates, which are being developed by Redrow Homes, and those areas that were subject to OPP. While the principle of the development and details of access to these parts of the site has been approved through the hybrid consent, further details (reserved matters) need to be submitted for approval by the Council in relation to layout, landscaping, appearance and scale, in accordance with condition 3 of the hybrid consent. These details will also include access arrangements within those parts of the site.
The area of land south of the railway line for which OPP has been granted is to be brought forward for the development of retirement accommodation. The land north of the railway line includes an area to be referred to as the ‘community civic core’, which is being progressed by Our Enterprise and Wilton Community Land Trust (WCLT) and a parcel of land for general employment development.
Terence O’Rourke Ltd 1 February 2015 2 The proposal and compliance with the hybrid planning permission
This reserved matters submission relates to part of the community civic core, as shown on drawing RM-LP01 (site location plan), and is concerned specifically with the detailed proposals for the main access road, footpath and cycleway through, and the area of public open space within this part of the site which will serve it and the wider development (refer to drawing RM-SL04 - site layout plan, within appendix 2). Separate reserved matters submissions will be made in due course with respect to the proposals for the buildings and external spaces within the land parcels that the access road will serve, which, in accordance with the terms of the planning permission will include an enterprise hub, service veterans accommodation, a care home and employment development. This submission includes the junctions that will serve the veterans accommodation and enterprise hub within the community civic core. It will not prejudice the future proposals for these areas, the designs for which are being progressed in parallel by Our Enterprise and the social legacy company Our Wilton, and are shown indicatively on the site layout plan.
It is important to bring this submission forward in order to enable the access road and POS to be implemented at the earliest opportunity.
Conditions attached to the HPP relevant to this reserved matters submission include numbers 3 (reserved matters), 4 (accordance with illustrative site layout) and 27 (approved details).
Condition 3 (reserved matters)
The details submitted for approval are concerned with the accessibility within the site for vehicles, cycles and pedestrians, and with the provision of public open space (POS) within the area identified, in accordance with condition 3 of the HPP. The drawings submitted for approval, which address reserved matters related to access (within the site), appearance, landscaping and layout are as follows:
Table 1 – details submitted for approval Drawing no. / document title Drawing title Scale RM-LP01 Site location plan 1:1250 @ A1 RM-SL04 Site layout plan 1:500 @ A1 RM-BML01 Boundary materials layout 1:250 @ A1 B/OEWilton.1/03 Swept Path Analysis 1:500 @ A3 B/OEWilton.1/04 Visibility Splays 1:500 @ A3 Arboricultural Impact Appraisal and Method Statement
Details of scale are not relevant to this submission as no buildings are proposed within the area to which it relates.
In accordance with pre-application discussions, it is envisaged that an approval with respect to this reserved matters submission would be conditioned with respect to the provision of more detailed information of the hard and soft landscape proposals (eg planting plans, details of play equipment etc). Further details will also be submitted for approval as appropriate to ensure compliance with other conditions attached to the HPP, including condition 11 (earthworks details), 12 (lighting), 13 (foul drainage), 14 (surface water drainage), 15 (contamination), 24 (construction method statement), 25 (waste audit), 26 (archaeology) and 28 (ground floor slab levels).
Condition 4 (accordance with illustrative site layout)
Terence O’Rourke Ltd 2 February 2015 The site is accessed from The Avenue, in accordance with the HPP.
As shown on drawing RM-SL04 (site layout plan) the proposed access road through the community civic core leads from The Avenue at the west of the site, along the northern edge of the area (following the alignment of that already approved as part of the HPP), down through the centre of the area, to serve the employment land on the eastern edge of the site.
The proposed access road is in line with that shown in the illustrative site layout included within the design and access statement submitted in relation to the hybrid application. The proposed access road respects the relationship between the individual uses of the site (e.g. the enterprise hub, service veterans accommodation and care home – to be the subject of separate future reserved matters submissions), the approved residential development to the north and foot / cycle connectivity through the site.
An illustrative sketch aerial view of the community civic core is included within appendix 3.
The location of the POS is as per that shown on the original illustrative site layout plan. The area of POS covers 0.17 ha, in accordance with the terms of the section 106 agreement attached to the HPP.
Condition 27 (approved details)
The proposals are in accordance with the approved details listed within condition 27 of the HPP.
An updated Arboricultural Impact Appraisal and Method Statement, which for this part of the site was based on the original illustrative site layout plan, has been prepared and submitted in support of the proposals. Further details are included below.
Terence O’Rourke Ltd 3 February 2015 3 Compliance with local planning policy
Wiltshire Council has inherited the local plans produced by the former district councils in Wiltshire. The policies contained within these documents remain in place until they are replaced by policies in the new Development Plan Documents (DPDs), particularly the Wiltshire Core Strategy, which was adopted on 20 January 2015 and replaced the South Wiltshire Core Strategy.
As referred to above the principle of the development has been approved through the HPP, which addressed the development template for the site (previously known as the UK Land Forces Head Quarters) within the WCS. The more detailed development management policies are however relevant to the consideration of this reserved matters submission and are addressed below.
At the time of writing, the development plan for the site comprises the:
• Adopted Wiltshire Core Strategy January 2015 (WCS) • Saved policies of the Salisbury District Local Plan 2003 (SDLP).
Access
The access and movement strategy for the wider development has been devised to exploit the sustainable location of the site by promoting walking, cycling and the use of public transport. The proposed layout of the access road, POS and foot / cycle way will provide a safe and direct connection between the new residential areas of the wider development, nearby settlements and the existing transport network, in accordance with core policy 61 (Transport and New Development) of the WCS.
Cycle access, which takes the form of a 3 metre wide combined foot / cycle way through from the north of the site enhances the local green infrastructure network, consistent with the requirements of core policy 52 (Green Infrastructure) of the WCS. This provides a legible link between the residential parts of the site, the community civic core and the employment area, forming a seamless connection between the various parts of the development, and between the development and other parts of Wilton, in accordance with core policy 57 (Ensuring High Quality Design and Place Shaping) of the WCS.
The alignment of the access road has been designed with input from highway engineers Mayer Brown, the comments of which have been incorporated to ensure that the proposal includes suitable vehicular access provision (in terms of tracking) through this part of the site, in particular with respect to serving the employment land.
Specific consideration has also been given to achieving the required visibility splays, which, as referred to below has resulted in the need to limit the height of new planting within a small area on the north eastern edge of the POS (as indicated on the submitted plans).
The proposals are in accordance with core policy 57 of the WCS, which seeks to ensure that the public realm, including new roads are designed to create places of character which are legible, safe and accessible.
Terence O’Rourke Ltd 4 February 2015 Open Space
Paragraph 6.88 of the recently adopted WCS states that development will need to make provision for accessible open spaces in accordance with the Wiltshire Open Space Standards.
This reserved matters submission includes the POS provision associated with the ‘outline’ part of the Wilton Hill site, in accordance with the requirements of the section 106 legal agreement attached to the HPP.
As illustrated on the site layout plan, the area will include a mini park with attractive areas of planting and lawn and play area with a rural character. It is intended that existing retained trees will be underplanted with native ground flora to enhance the biodiversity of the space and add seasonal interest.
Trees and landscape planting
Existing landscape features will be maintained and enhanced, complying with the requirements of core policy 57 of the WCS. The proposal safeguards the natural features of the area, retaining trees in accordance with the previously approved details.
Construction exclusion zones will be set up around existing trees along the boundary using protective fencing to minimise the effect on the root zone in accordance with the submitted Arboricultural Impact Appraisal and Method Statement (AIA). Protective measures will also be implemented with respect to the implementation of any works within the root zones of retained trees, in accordance with the AIA.
Proposals for new planting will be limited to a maximum of 900mm in height within the small area on the north eastern corner of the POS that requires forward visibility to be achieved along the proposed access road, as shown on the submitted site layout plan.
The proposed landscape strategy is in keeping with the development as a whole and with the wider Wilton area and incorporates locally distinctive characteristics, features and species. Existing trees are to be safeguarded wherever possible and the provision of POS will enhance the natural environment, enabling residents and visitors to live, work, relax and recreate in accordance with core policy 51 (Landscape) of the WCS.
Drainage
Detailed proposals for surface water drainage in relation to the wider site, including provision of a soakaway under the POS have been submitted to the Council for approval by Redrow, pursuant to the discharge of condition 14 of the HPP. The location of the soakaway is identified on the proposed site layout plan and has been taken into consideration within the submitted AIA.
Details of the surface water drainage proposals for the access road subject of this submission will also be submitted and approved separately in due course, in accordance with condition 14 of the HPP and to ensure compliance with core policy 67 of the WCS (Flood Risk).
Terence O’Rourke Ltd 5 February 2015
4 Conclusion
This design-led proposal reflects the desire to create a functional, pedestrian friendly area that enhances the natural features of the site.
As has been demonstrated throughout this statement, the proposed access road and public open space details comply with the hybrid planning permission and with Council planning policies. In particular, the proposals are in accordance with the aims and objectives of the recently adopted WCS.
The proposal will contribute to creating an attractive environment that fully integrates with the wider development and local area.
Terence O’Rourke Ltd 6 February 2015 Appendix 1 – site location plan
Terence O’Rourke Ltd February 2015 A1 NOTES
Permission is granted to scale from this drawing for the purpose of Local Authority Planning Approval only. In all other circumstances DO NOT scale from this drawing. Please contact this office for any additional information required. Contractors, Sub Contractors and Suppliers are to check all relevant dimensions and levels of the site and building before commencing any shop drawings or building work. Any discrepancies should be recorded to the Architect. Where applicable this drawing is to be read in conjunction with the Consultants' drawings. 7KLVGUDZLQJLVWKHFRS\ULJKWRI7HWORZ.LQJ/WG$OOULJKWVUHVHUYHG 2UGQDQFH6XUYH\'DWD&URZQ&RS\ULJKW$OOULJKWVUHVHUYHG Licence No. 100007359
REV DESCRIPTION DATE AUTHOR CHK'D
86.3m
102 100
MARCHMENT CLOSE Erskine Barracks 98 92
Tanks
El Sub Sta
86
68
60 78
Park & Ride 58
69.8m Terminal
THORNTON CRESCENT
48
KINGSWAY
11 to 14 to 11
1 to 6 to 1 7 to 10 to 7
Diocesan Education Centre
6
62.8m
Track 10
61.6m
Allotment Gardens
32
THE AVENUE
MP 86
22 13 SL 12
FAIR VIEW ROAD
SL
1 2
Council Depot
CH
Wylwyn
MP 132
47
37
29
scale 1:1250 35
Leonards Lane
33 0 25m 50m 75m
27
23 Key Reserved matters application
17 9 boundary
FF
7 Burden's Ball
Lay-by Hybrid planing permission 3 Playground boundary (ref: 13/04870/OUT)
1
23
21
THE AVENUE Areas to be subject to separate 24 reserved matters submissionsDef
32 MP .75
LB 27 16 Detailed layout approved as 28 part of Hybrid planning 14 permission
9 5 6 55.2m 32 13
FUGGLESTONE 7
8 10
Erskine 9 5 Barracks 10
11 Playground Playground 12
14
15 1
Playground
Merrion Cottages Lay-by El Sub Sta
4
Und 2
3
St Peter's Church 2
1 MP 132.25 16
SALISBURY ROAD 17
1 18
ED Bdy The Bothy 19 1 2 PROJECT
MAPLE CRECSENT
61.0m Wilton Hill Community Civic Core
SALISBURY ROAD Wilton, Wiltshire Fugglestone St Peter For: Our Enterprise
DRAWING Reserved Matters - Access Road & Public Open Space Location Plan
SCALE DATE AUTHOR CHK'D 1:1250 @ A1 Sept 2014 MB/AS
JOB NO. DRAWING NO. REV OURE140617 RM-LP01 Appendix 2 – Proposed site layout plan
Terence O’Rourke Ltd February 2015 LET 242 120 253 258 253 242 242 A1 127 259 127 KEN4 HEN NOTES KEN4 WAR 242 127 260 WIN+ 127 MAL WIN+ LED3 261 253 124 LED Permission is granted to scale from this drawing for the purpose of 123 119 MAL Local Authority Planning Approval only. In all other circumstances DO Indicative Retaining Wall 119 LET 122 119 254 NOT scale from this drawing. Please contact this office for any 111 254 111 121 OXF+ 255 LET 119 255 LET 241 additional information required. 111 256 241 256 241 OXF+ 257 278 257 LET Contractors, Sub Contractors and Suppliers are to check all relevant 111 241 V MAR 278 258 118 258 dimensions and levels of the site and building before commencing any 3m Cycle Path 259 118 278 259 118 shop drawings or building work. Any discrepancies should be recorded 112 112 113 260 112 113 WIN+ 277 260 118 277 261 240 to the Architect. 276 261 114 114 V SHA 276 115 240 CYCLE ROUTE 278 275 Where applicable this drawing is to be read in conjunction with the 113 275 240 115 274 SHA 274 240 Consultants' drawings. 112 116 116 114 KEN4 117 7KLVGUDZLQJLVWKHFRS\ULJKWRI7HWORZ.LQJ/WG$OOULJKWVUHVHUYHG 113 115 279 273 KEN4 280 117 279 281 LET SHA 2UGQDQFH6XUYH\'DWD&URZQ&RS\ULJKW$OOULJKWVUHVHUYHG
114 116 LET KEN4 Licence No. 100007359 KEN4 117 115 KEN4 LET 272 273 Detailed282 Layout ApprovedLET REV DESCRIPTION DATE AUTHOR CHK'D 116 273 117 WAR 283 KEN4 277 FLATS E in relation to Planning 271 272 A Key Added 01/10/14 RR 284 276 Page size reduced to A1 and scale changed to 1:500 Permission 13/04870/OUT275 272 285 Additional Landscaping Information added. Indicative Retaining Wall 274 KEN4 CYCLE ROUTE 288 270 271 Forward visibility and HGV passing zones shown. 287 PUBLIC OPEN SPACE 286 and subsequent 271 B Key updated with materials 09/10/14 RR 289 KEN4 270 added to Road, Cycle/Footpath and HGV Passing Zone. amendments290 269 PLOTS 270 Pedestrian Link to North Residential site taken into future 280 - 288 289 291 Reserved Matters submission(s) to suit Veterans Housing LET 292 V Zone layout and mix update. 290 269 291 V Red Line updated to suit altered access to Veterans Housing 289 268 KEN4 269 V Zone.
49 KEN4 290 268 LET 291 292 KEN4 267 268 267 KEN4 266 262 266 262 265 V 292 265 264 264 263 263 V
24 SUDS (TBC) LET
V LET
25 MAL V LED 41 LED3 V 267 visibility splay MAL 40 266 01 V 265 264 * V Indicative Retaining Wall 263 Area to be 262 16 subject to
33
34
06 separate reserved matters 1.5000 submission(s)
09 07 *
15
Area to be subject to 10 separate reserved matters submission(s)
SL
Reserved Matters Site Boundary
Hybrid Planning Permission Site Boundary - Planning Permission 13/04870/OUT Detailed Layout Approved in relation to Planning Permission 13/04870/OUT and subsequent amendments Area to be subject to separate reserved matters submission(s)submission(s), layout shown for illustrative purposes only.
Road - Tarmac SL Footpath / Cycle path - Tarmac
Grassed Areas
Area to be subject to separate Formal Play Area reserved matters submission(s) Forward Visibility - Car - Vegetation Height - 900mm Max.
Trees - Existing
Trees - Proposed
Low Level Planting
MP 132 Indicative location of soakaway - details to be submitted for approval separately pursuant to condition 14 of Hybrid Planning Permission * Block paving rumble strip
Wylwyn
Location of Temporary 1. 1. Sales Cabin
V Bottom of the bank 2. 1 Line of trees battered down from exisitng retaining 2. to be cut back 2 3.
3m Cycle Path
V Leonards Lane 3 6 7 8 MEWS 4-C 9 PROJECT 3. 10 11 4. Wilton Hill Community Civic Core 4 Line of trees 4. to be cut back 12 V 13 14 Wilton, Wiltshire 15 Cycles
5. 5. 5. V MEWS 3-A 15. V.
Bins 15. For: Our Enterprise 16. 32-40 5 11. 14. 16. CAV 16
47 MEWS 3-B 14. DRAWING 6. 6. 7. 7. 8. 8. 9. 9. 10. 10. 17. 11. 32. 32. 13. 17. 17 33. 33. FLATS D Reserved Matters 13. 34. 34. 18. Playground 12. 18 MEWS 3-C 35. 35. MP .75 (Access Road and POS) 18. V V V 12. V 36. 36. 23 V V 19. V V 19 37. 37. V Site Layout Plan 19. 39. 39. 40. 40. 38. 38.
V 24 20. SCALE DATE AUTHOR CHK'D
21
20. 20 24 25 26 27 31. 1:500 @ A1 10.12.2014 LV/AS 31 28 V 21. 31. V
21. scale 1:500 JOB NO. DRAWING NO. REV 21 30. 30 30. 27 0 10m 20m 30m
22. V OURE140617 RM-SL04 3m Cycle Path Cycle 3m
22. MEWS 4-C 22 29.
29 MEWS 4-A
THE AVENUE Appendix 3 – Illustrative aerial sketch view of community civic core
Terence O’Rourke Ltd February 2015