MONARCH GREEN
Land at Foxlydiate Lane, Webheath
Design and Access Statement March 2016
MONARCH GREEN
Land at Foxlydiate Lane, Webheath Barton Willmore / 101 Victoria Street Bristol BS1 6PU / tel: 0117 929 9677 email: [email protected] Desk Top Publishing and Graphic Design by Barton Willmore Graphic Design This artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF). J:\23000 - 23999\23400 - 23499\23451 - Webheath\A5 - Reports & Graphics\Graphics\InDesign\Document\23451 DAS 02 © The contents of this document must not be copied or reproduced in whole or in part without the written consent of The Barton Willmore Partnership. All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. License No. 100019279.
Date: 11.3.16 / Status: Final / Rev: b Author: CDB / Checked by: JDH
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Chapter 1: Chapter 2: Chapter 3: MONARCH GREEN OUTLINE PLANNING ASSESSING THE VISION APPLICATION THE CONTEXT: PROPOSALS STRATEGIC 1.1. The Vision for Monarch Green 10 2.1. Summary and Status 3.1. Planning Context 34 of the Proposals 22 1.2. The DAS - Structure 3.2. Access and Movement 36 and Process 12 2.2. Land Use 24 3.3. Local Facilities 40 1.3. The Site 14 2.3. Access and Movement 26 3.4. Landscape baseline 42 1.4. Proposal Overview 18 2.4. Scale 28 3.5. Visual baseline 50 2.5. Green Infrastructure: Planting Retention and Removal 30
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Chapter 4: Chapter 5: Chapter 6: ACCESSING THE ACCESSING THE EVALUATION CONTEXT: LOCAL CONTEXT: THE SITE 6.1. Summary of Community 4.1. Historic Context 54 5.1. Access 74 and Stakeholder Involvement 96
4.2. Local Character 58 5.2. Flooding and Drainage 76 6.2. Evaluation 98
4.3. Area 1: Oakenshaw 5.3. Landscape setting 78 6.3. Design Evolution 100 Road, Redditch 60 5.4. Landform 80 6.4. Design Principles 106 4.4. Area 2: Abbey Road, Redditch 62 5.5. Ecology 82 6.5. Design Concept 108 4.5. Area 3: Webheath, Redditch 64 5.6. Heritage 86 4.6. Area 4: Feckenham 66 5.7. Utilities and Noise 88 4.7. Area 5: Belbroughton 68 5.8. Summary of Constraints 4.8. Inspirational Qualities 70 and Opportunities 90
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Chapter 7: Chapter 8: Chapter 9: ILLUSTRATING THE ILLUSTRATING THE SUMMARY QUALITY OF DESIGN: QUALITY OF DESIGN: 9.1. Summary 166 SUPPORTING DEVELOPMENT STRATEGIES FORM
7.1. Sustainability and Energy 112 8.1. Approach to Character 148
7.2. Access and Movement 114 8.2. Holyoake Park 154
7.3. Street Hierarchy and 8.3. Cur Green 156 Car Parking 120 8.4. Monarch Green Village 158 7.4. The Landscape Masterplan 132 8.5. Spring Rise 162 7.5. The Play provision Strategy 136
7.6. Drainage 142
7.7. Phasing 144
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Chapter 1: MONARCH GREEN THE VISION MONARCH GREEN
1.1. THE VISION FOR MONARCH GREEN
The development at Monarch Green will signal a new chapter in the development of Redditch. It will be underpinned by the creation of a generous green infrastructure which retains existing green capital and incorporates a connected network of sustainable transport routes and spaces. A truly distinctive place will be formed through the retention of important site features and the aspiration to create an exciting new garden neighbourhood for the future.
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GENEROUS GREEN CONNECTED DISTINCTIVE A NEW GARDEN INFRASTRUCTURE NEIGHBOURHOOD
Regard existing green capital Providing the opportunity Re-define the quality of the The proposals will reflect the on site as an important asset to for transport choice; making northern suburban interface of aims and aspirations of RCBD structure the proposals. This sustainable travel attractive Redditch with the countryside. 1.1 policy. should be maintained within and convenient. generously proportioned green Create a development which Create a new walkable spaces to form the spine of the Form a connected network of is inherently distinctive due neighbourhood where key development. green and urban connections to the incorporation of major facilities are located on the within the site and to wider existing green infrastructure doorstep. Provision of multi-functional destinations. The proposals and mature planting. green areas that are arranged should respond to key desire Provide a new local centre to to provide a legible and lines to Monarchs Way and Celebrate the integration aid the creation of a thriving meaningful structure. Sustrans Route 5. of development with the and happy neighbourhood that landscape through the encourages social interaction Fully connected green spaces Promote connections to the retention and enhancement of and community pride. which link existing assets on wealth of facilities located in visual linkages and responding and off site with new amenity Redditch town centre. to the topography. Ensure a generosity of space spaces. within the development, Encourage and enhance social Ensure a generosity of space setting it apart from other new View the setting of Spring connections between the new within green space and the developments and aiding the Brook as a unique and and existing community. development as a whole; creation of a landmark new attractive asset. The creation setting the site apart from garden neighbourhood. of Spring Brook Walk will other new developments and form a major new countryside setting a landmark for creating edge, providing a linear space a garden neighbourhood for for recreation, wildlife habitat the future. creation and play.
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1.2. THE DAS - STRUCTURE AND PROCESS
This Design and Access AIMS AND OBJECTIVES Outline Planning Application OF THE DAS Statement (DAS) has »» Presentation of parameter plans and been prepared by Barton associated wording that are to be ‘fixed’ as 1.2.1. The DAS sets out and justifies the design part of the outline planning application. Willmore on behalf of the rationale for the proposals. It has been applicants. It has been prepared in accordance with guidance and Assessment written in conjunction policy contained in the following documents; with Bilfinger GVA, Phil »» Guidance on Information Requirements »» An analysis of the wider context. Jones Associates, Wardell and Validation (CLG, March 2012) »» Key design influences within Webheath, Armstrong and Barton »» Development Management Procedure Redditch and the wider area. Willmore Landscape. This Order (DPMO) (2015) »» Site assessment. »» Streamlining the Planning Application document supports a Hybrid Involvement and Evaluation Planning Application for Process: Consultation (CLG, 2013) mixed use development at »» Planning Practice Guidance (2014) »» A summary of stakeholder and community involvement. Monarch Green, Webheath 1.2.2. The document is part of a (also known as land at comprehensive package of information »» Evaluation based on assessment and involvement stages to inform a design Foxlydiate Lane). submitted with the application and provides a detailed framework of guidance and concept and strategies. specification to guide and control the elements of the development. It will explain Design the proposals in a concise and structured »» Illustrative strategy plans which help to way to ensure that those considering the further explain the proposals. application will understand the rationale that underpins it. 1.2.5. As per regulation 8(3) of the DMPO the DAS shall; DAS STRUCTURE (c) Explain the policy adopted as to access, and how policies relating to access in relevant 1.2.3. The CABE document ‘Design and Access Statements – how to write, read and local development documents have been use them’ (2006) refers to an ‘assessment- taken in to account. involvement-evaluation-design process’ (d) State what, if any, consultation has been which it states, closely mirrors a good design undertaken on issues relating to access to process and enables the final design proposals the development and what account has to be informed by a clear understanding of been taken of the outcomes of any such the site and the wider context. consultation; and
1.2.4. The DAS is structured in accordance (e) Explain how any specific issues which with this CABE guidance and sets out the might affect access to the development have following; been addressed.
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Red Line Boundary plan
PAGE 13 | 1. MONARCH GREEN - THE VISION MONARCH GREEN
1.3. THE SITE
The site is located within 1.3.1. Bromsgrove is located approximately 1.3.5. The Monarch’s Way footpath runs Worcestershire on the 6.5km to the north west of the site, whereas directly adjacent to and between the site as central Birmingham lies approximately 20km it passes along the south eastern boundary western edge of Redditch, to the north. and Cur Lane. Elsewhere, other public rights approximately 3km west of way can be found within the site near of the town centre. It sits 1.3.2. The ownership area (edged red) the southern boundary of Pumphouse Lane extends to approximately 136.03 hectares and the western boundary of Cur Lane. A across the administrative of agricultural land which falls under the Bridleway also crosses the site connecting boundaries of Redditch control of the applicants. between Cur Lane and Birchfield Lane. Borough Council and 1.3.3. The south eastern edge of the site is Bromsgrove District defined by the residential area of Webheath. VIEWS FROM SOUTH Council. Further north the boundary is formed the TO NORTH A448 dual carriageway. By contrast much of the southern and western boundary is more 1.3.6. The view from south to north shows the rural in character, defined by the hedgerow- site within its context of the residential area lined Cur Lane, Gypsy Lane and the Spring of Webheath to the east and the wider urban Brook. area of Redditch beyond. The well defined and established landscape structure found
1.3.4. Undulating rolling landform gives real in the southern part of the site is prominent variety across the site and creates a clear in this image, particularly along the Spring attribute as it rises 61m from its lowest point Brook which forms the western boundary. at the south western ‘tip’ near the Spring Brook to its highest point on the northern boundary near Holyoake’s Farm and the VIEWS FROM NORTH A448. A network of field boundaries creates TO SOUTH a visually contained landscape across much 1.3.7. The view from north to south shows of the site, although the higher ground to the how the fields located in the northern part north is more open with long range views to of the site are more expansive than those the west and south. The rising ground to the found towards the south. The A448 dual east, where the site adjoins the settlement carriageway is a dominant feature along the of Webheath, has a greater degree of visual north eastern boundary, whereas the lower containment that results from the smaller part of Gypsy Lane is also visible. Again, the fields, greater number of hedgerows and residential area of Webheath can be seen mature trees. adjoining the site on its eastern side.
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A448
Gypsy Lane
The Site
Cur Lane
Foxlydiate Lane
Webheath
Pumphouse Lane
Aerial Site plan
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A448
Spring Brook
View of the site from south to north (site boundary excluding highways works)
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Webheath
Cur Lane
The Site
Pumphouse Lane
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1.4. PROPOSAL OVERVIEW
The proposals for Monarch Green will deliver an attractive, connected and distinctive new garden neighbourhood where people aspire to live.
The Hybrid application will comprise: »» Landscaping / buffer areas »» Ecological mitigation measures 1) OUTLINE APPLICATION »» Means of enclosure / boundary treatments Outline application (all matters »» Sustainable drainage systems, reserved with the exception of including flood alleviation works vehicular points of access and principle routes within the site) for the »» Associated works including demolition of existing buildings and earthworks, remediation, utilities, the erection of: connections and ancillary structures, street lighting and tree »» Up to 2,800 dwellings (Class C3) removal »» Local centre including retail »» Creation of new access points floorspace up to 900 sq metres at Birchfield Road, Foxlydiate (Classes A1, A2, A3) health and Lane / Cur Lane junction, and community facilities of up to 900 sq Pumphouse Lane. metres (Class D1) »» A 3FE first school (Class D1) (up to 2) DETAILED APPLICATION 2.8Ha site area) including associated playing area and parking. Detailed application for the creation of a means of access off Birchfield Associated provision of: Road, Cur Lane, Foxlydiate Lane and Pumphouse Lane. The creation »» Roads, car parking, cycleways and of a primary access road, including footpaths associated cut and fill works and other »» Public open space including formal associated earthworks, landscaping, play area, informal incidental surface water drainage and play space, children’s’ play areas attenuation. including multi-use games areas (MUGA)
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Concept Masterplan
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Chapter 2: OUTLINE PLANNING APPLICATION PROPOSALS MONARCH GREEN
2.1. SUMMARY AND STATUS OF THE PROPOSALS
The parameter plans and DESIGN INFORMATION DESIGN MATERIAL TO BE associated wording in this SUBMITTED AS PART OF THIS SUBMITTED POST APPROVAL chapter are to be ‘fixed’ as OUTLINE APPLICATION OF THE OUTLINE PERMISSION IN ACCORDANCE WITH THE part of the outline planning 2.1.3. The following elements form part of this CONDITIONS permission and they provide application; a framework for future, 2.1.6. The following material will be prepared Parameter Plans subsequent to the submission and approval more detailed designs. This of the outline planning permission. It approach is illustrated on 2.1.4. The parameter plans are fixed and for will build on the approved parameters the masterplan cascade which planning permission is sought. They and subsequent principles included in the will provide information for; illustrative design chapters of the DAS to diagram, presented show how a high quality place can be created »» Land Use opposite. that delivers the key vision objectives and »» Access and Movement design principles. 2.1.1. In order to provide as much helpful »» Building Heights design information as possible at each »» Framework Plans. They will consist appropriate stage a phased, cascade of »» Green Infrastructure: Planting Retention of a 1:1000 illustrative plan showing plans is proposed. This allows for flexibility and Removal indicative locations for plots and buildings and adaptability so that the design of each and will be prepared for each phase of phase can respond to issues important at a Supporting Design Strategies development. These plans will cover particular time or in a particular location approximately 500 dwellings and will 2.1.5. The parameter plans will be supported on the site, but held within a consistent illustrate how the design principles in the by a set of design strategies that are parameter approach. Importantly, the DAS will be applied at a more detailed presented in chapters 7 – 9 of the DAS. cascade sets a framework to provide for level. These plans do not form part of the outline future design fixes at an appropriate time, as »» A design guide or appearance approval, they are illustrative and should referred to in this chapter. palette. This short document will set out be read in conjunction with the parameter information on the proposed appearance plans. The LPA may wish to request that 2.1.2. In addition to this detailed information of the area covered by the 1:1000 some of these plans become approved as for access, surface water drainage and Framework Plan. It will provide principles part of the outline permission, in agreement landscape (as per the description of for architecture, materials, landscaping with the applicants. They are: development) will be provided as part of the and parking and references the principles planning application. These proposals sit »» Density presented within the DAS. outside of the approval structure identified above. Full details of these proposals will be »» Street Hierarchy »» All of the above will be required (by provided within the application package and condition) to be submitted prior to »» Foot, Bus and Bike thus, all information contained in this DAS the submission of reserved matters must be cross referenced to these additional »» Legibility Framework applications. detailed plans. »» Play Strategy »» Residential Phasing
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MASTERPLAN CASCADE
1:2500 CONCEPT MASTERPLAN STATUS Illustrating the distribution of land uses, including local centre, first school, Informative access and green infrastructure across the site. plan for policy purposes only
STATUS PARAMETER PLANS STRATEGY PLANS STATUS Fixed for Parameter plans submitted Strategy drawings support and Illustrative Hybrid with the Hybrid Planning illustrate design principles set purposes only Planning Application will include: out in the latter chapters of the unless identified Application DAS. They could include: for approval »» Land Use by the LPA, in »» Access and Movement »» Density agreement with »» Building Heights »» Street Hierarchy the applicants. »» GI: Planting Retention and »» Foot, Bus and Bike Removal »» Legibility Framework »» Play Strategy »» Residential Phasing
OUTLINE APPROVAL
STATUS 1:1000 DETAILED DESIGN STATUS Conditioned FRAMEWORK PLAN PRINCIPLES FOR Conditioned as part of FOR EACH PHASE EACH PHASE as part of the planning This plan provides a broad This may be submitted in the planning application ‘fix’ for spaces, parking the form of an appearance application approval and typographies, building palette or design guide. approval and fixed through types and the location of fixed through discharge buildings. discharge
RESERVED MATTERS APPLICATIONS
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2.2. LAND USE
The Land Use Parameter RESIDENTIAL EDUCATION Plan presented here defines 2.2.1. The proposals provide 75.80ha for 2.2.5. The development will provide a three the extent of the proposed residential development (excluding land for form entry (3FE) first school which is located land uses. the local centre and education uses) and will on a 2.8ha site. deliver up to 2,800 dwellings in a range of types and tenures. PUBLIC OPEN SPACE
2.2.2. The development proposes a phased 2.2.6. 53.23ha of public open space will be approach; this is set out in section 7.7. provided to include informal and formal open space, drainage, existing and proposed LOCAL CENTRE structural planting, drainage and play. Sustainable Urban Drainage Systems 2.2.3. A mixed use local centre of 0.62ha will (SUDS) will be provided within areas of be provided. It will include retail, health, public open space. community and residential uses.
2.2.4. Maximum floorspace amounts for the mixed use centre are set out in the table below;
Use Maximum Floorspace (m2) Retail 900 (Uses A1, A2, A3) Health 650 (Uses D1) Community 250 (Uses D1)
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Land Use Parameter plan
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2.3. ACCESS AND MOVEMENT
The Access and Movement VEHICULAR ACCESS POINTS of properties may take direct access from Parameter Plan presented this road, however this will be designed as a 2.3.1. Vehicular access to the proposed boulevard with landscaped areas including here identifies locations for development will be taken from the following street trees, walk and cycle routes and some vehicular access points in points; on-street car parking. addition to strategic vehicle »» Birchfield Road 2.3.5. The Secondary vehicular routes through connections and existing the site will be accessed off the primary route footpath routes. »» Foxlydiate Lane and provide a route to the various residential parcels of the new development. They will »» Cur Lane take direct access to properties. Pavements will be provided on either side, with some »» Pumphouse Lane shared cycle routes and landscaping including street trees. 2.3.2. The primary access will be taken from Birchfield Road, where it meets A448 Bromsgrove Highway. The grade separated PEDESTRIAN AND CYCLE junction will be modified to accommodate a MOVEMENT new signal controlled junction.
2.3.6. Existing pedestrian and cycle access 2.3.3. The current alignment of Cur Lane points to the site will be retained, along with from the Pumphouse Lane roundabout will the route of the bridleway and the existing be closed and replaced by a new road that Public Right of Way (PRoW). will connect through the site to Birchfield
Road. Cur Lane north of the Severn Trent 2.3.7. Pedestrian and cycle access to the pumping stations, will be reconnected into development will be available from the new road via one of the estate roads. Pumphouse Lane, Cur Lane, Foxlydiate Lane and Birchfield Road. Pedestrians and cyclists will be provided with a network of PRIMARY AND SECONDARY permeable and direct route, that connect VEHICULAR MOVEMENT the site with neighbouring communities and ROUTES Redditch Town Centre. The National Cycle Network (Sustrans Route 5) passes through 2.3.4. The Primary vehicular route through the Webheath and there is an opportunity to site will be between Cur Lane and Birchfield create a high quality route through the Road. This will both provide access to the development, including some off road whole development, but also provide an segregated cycle paths. The strategy for alternative route for existing residents from pedestrian, cycle and bus movement is set Webheath to the A448. A small number out in section 7.2.
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Access and Movement Parameter plan
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2.4. SCALE
The range of building heights 2.4.1. The heights shown are maximum »» The central parkland frontage, respecting illustrated on the Parameter building heights that will be assessed as the setting of Lane House Farm. part of the Environmental Statement. It is »» Adjoining Foxlydiate Lane to respect the Plan presented opposite intended that variation will happen within amenity and privacy of existing dwellings these maximum building heights. have been established in that front on to the site boundary. response to a combination 2.4.2. Storey heights will vary between 2 and 2.4.4. Building heights of up to 2.5 and 3 of factors including site and 3 storeys, with the majority of development storeys will be used where it would be consisting of 2 and 2.5 storeys. Variations in local context assessment, beneficial to emphasise certain locations such building scale throughout the development topography, proposed as the local centre, the primary movement will aid legibility and the creation of a route, a key building or public open space, densities and best practice distinct identity for the proposals. urban design principles. aiding legibility and a sense of enclosure. 2.4.3. Areas of 2 storey development will be located in the following areas;
»» The most northern area and south / south-western edge of the site, responding to the topography and helping to provide a sensitive transition between open space and the proposed built form.
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Building Heights Parameter plan
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2.5. GREEN INFRASTRUCTURE: PLANTING RETENTION AND REMOVAL
The Green Infrastructure 2.5.1. The masterplan has retained a significant Parameter Plan, presented amount of existing tree and hedgerow planting located within the site and used opposite shows areas of this to shape areas of development. This existing tree and hedgerow existing planting will be retained, enhanced planting that will be retained and improved. New planting located within streets and areas of public open space will and areas that are proposed bring further benefit to the site. for removal. 2.5.2. Strategies for green infrastructure, play and drainage are set out in section 7.
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Green Infrastructure Parameter plan
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Chapter 3: ASSESSING THE CONTEXT: STRATEGIC MONARCH GREEN
3.1. PLANNING CONTEXT
REDDITCH AND BROMSGROVE FIGURE 2.1 RCBD1 (INCLUDING LOCAL PLAN MINOR CHANGES, FEB 2014)
3.1.1. Both Redditch Borough Council and RCBD1.1 Redditch Cross Boundary 3.1.9. I. The residential development will Bromsgrove District Council have prepared Development reflect the local requirements as detailed Local Plans which are currently undergoing in the most up-to-date Housing Market an Examination in Public. These plans 3.1.5. RCBD1.6 Two mixed use urban Assessment and comprise of up to 40% seek to meet the development and housing extensions are proposed (as shown affordable housing with a flexible mix of needs of the area up to 2030. Redditch on Map 10 RCBD1 page 44) across house types and tenures. Borough Council identified a housing need two sites adjacent to Redditch of approximately 6,400 dwellings within the and are appropriate to deliver 3.1.10. II. An overall Transport Assessment plan period to 2030, however the Council approximately 3400 dwellings and will be produced taking into account the can only demonstrate capacity for 3,000 comprehensive provision of associated cumulative and wide ranging effects of dwellings within Redditch Borough, leaving new infrastructure to meet some of development on transport infrastructure a shortfall of approximately 3,400 dwellings. Redditch’s housing requirements up to including new and improved access 2030. arrangements, which are in keeping with 3.1.2. In order to meet the housing needs of the structured road hierarchy. Redditch, the two Council’s have agreed that 3.1.6. RCBD1.7 Site 1 Foxlydiate will the Bromsgrove District Plan (BDP) should include approximately 2800 dwellings, 3.1.11. III. Significant improvements in allocate two sites under Policy RCBD1: a first school and a Local Centre, passenger transport will be required including associated community resulting in integrated and regular bus »» Foxlydiate – for a minimum of 2,800 infrastructure. services connecting both sites to key local dwellings (and supporting facilities) – facilities. In particular, services should Policy RCBD1.6 and 1.7); and 3.1.7. RCBD1.8 Site 2 Brockhill will be routed through both Site 1 Foxlydiate contain approximately 600 dwellings »» Brockhill – for a minimum of 600 and Site 2 Brockhill, with all dwellings to which will integrate with the Strategic dwellings (and supporting facilities) – be located within 250m of a bus stop. Site at Brockhill East, as shown in the Policy RCBD1.6 and 1.8). Redditch Local Plan No.4 and should 3.1.12. IV. Walking and cycling routes
3.1.3. Redditch Borough Council’s Local Plan integrate well into the existing urban should be well integrated with the Green No.4 and the Bromsgrove District Plan set fabric of Redditch. Infrastructure Network. Site 1 Foxlydiate out a vision for the Foxlydiate site in the should make full use of existing walking 3.1.8. RCBD1.9 In order to achieve emerging Policy RCBD1 Redditch Cross and cycling routes, such as Sustrans these sustainable new communities all Boundary Development, which states that Route No. 5 and Monarch’s Way and aspects of the delivery of the urban development will include a minimum of Site 2 Brockhill should create routes. extensions must be in accordance 2,800 dwellings, a first school and a local with the Policies contained within the 3.1.13. V. Both sites will have an overall centre, including associated community Bromsgrove Development Plan and any Strategy and Management Plan for infrastructure. other relevant Policies. In addition, it is a Green Infrastructure which maximises
3.1.4. The Policy wording is set out below; requirement that the following principles opportunities for biodiversity and are applied to both sites: recreation, whilst protecting existing biodiversity habitats and landscape
PAGE 34 | 3. ASSESSING THE CONTEXT: STRATEGIC MONARCH GREEN
geodiversity. Green Corridors should objectives of the Water Framework 3.1.19. Xi. In preparing development be created around Spring Brook in Directive, development should ideally proposals, provision should be made Site 1 Foxlydiate and the Red Ditch in contribute towards the improvement for any necessary infrastructure for the Site 2 Brockhill. Both sites should be of, but as a minimum not have a effective delivery of the site. sensitively designed to integrate with the deteriorative effect on, the water bodies surrounding existing environment and associated with the site. 3.1.20. Xii. Any proposals for development landscape. In particular, development on either site must not individually or should be respectful and sympathetic 3.1.16. VIII. An appropriate assessment cumulatively jeopardise the future use of to the topography of the sites, with no of the pollution risks to controlled any other part of the site (s) or impede development on prominent ridge lines waters on Site 1 Foxlydiate will be the delivery of the two sustainable and where appropriate retain tree lined produced taking account of any previous communities. boundaries. contaminative uses on the site including the historic landfill, and the risks 3.1.14. VI. Flood risk from the Spring associated with the proposed uses EXAMINATION IN PUBLIC Brook on Site 1 Foxlydiate and the Red Ditch on Site 2 Brockhill East should be 3.1.17. IX. Proposals for development will 3.1.21. The Examination of the Local Plan managed through measures that work need to ensure that sufficient capacity is continuing, and the outcome will not with natural processes to improve the of the sewerage systems for both be known until the Inspector releases his local water environment. Any necessary wastewater collection and treatment decision. Given the scale of the site and measures to mitigate flood risk are to be is provided through engagement inputs necessary in order to ensure phased implemented and flood modeling will with Severn Trent Water Ltd and the delivery of development in accordance with be required, which must be outlined in Environment Agency and delivered at the trajectory set out within the emerging a site specific Flood Risk Assessment. the appropriate stage. BORLP4, the Hybrid Planning Application Surface water runoff must be managed is being brought forward now to ensure that 3.1.18. X. All development must be of a to prevent flooding on, around and determination can take place at the earliest high quality design and locally distinctive downstream of both sites through the available time. to its surrounding rural and urban use of Sustainable Drainage Systems character; contribute to the areas’ (SuDS). identity and create a coherent sense
3.1.15. VII. SuDS proposals on Site 1 of place; and respect and enhance the must provide an appropriate level of setting of any heritage asset. There treatment to avoid pollution risks to should be a continuous network of controlled waters, and be designed to streets and spaces, including the achieve the greenfield rate of run-off, provision of public open spaces, creating maximise recharge to the underlying a permeable layout with well-defined aquifer and support water levels in the streets. Bow Brook. In accordance with the
PAGE 35 | 3. ASSESSING THE CONTEXT: STRATEGIC MONARCH GREEN
3.2. ACCESS AND MOVEMENT
LOCAL HIGHWAY NETWORK SUSTAINABLE TRAVEL
3.2.1. The site is very well located with access Walking onto the A448, which provides direct routes to Redditch, Bromsgrove, Birmingham 3.2.4. Foxlydiate Lane and Birchfield Road and the Strategic Highway Network. The have footways on one side of the road along A448 Bromsgrove Highway is a 60mph dual their entirety, except on the approach to carriageway road which borders the site to major junctions where there are typically the north. footways on both sides. These routes connect the local community and provide access to 3.2.2. Foxlydiate Lane, Church Road, local amenities and bus stops. Birchfield Road and Heathfield Road are local roads which serve to the site, which are 3.2.5. The site benefits from a number of subject to a 30mph speed limit and provide Public Rights of Ways (PRoW) and a Bridle access to neighbouring local rural properties path which are located within the site and the local communities in Webheath and boundary. This includes Monarch’s Way Batchley. These roads provide connectivity which is a walk of historical significance. to local amenities and neighbouring These PRoW’s provide excellent recreational communities. opportunities for future residents of the site.
3.2.3. Cur Lane and Pumphouse Lane to the 3.2.6. The Webheath estate is a permeable south provide access to rural properties and network of quiet streets, which provide a local farms and are subject to the national good environment for walking and cycling. speed limit. They provide good community links and routes to bus stops and local amenities.
The Monarchs Way adjoins the south eastern site boundary Cycling route located on Church Road The A448 adjoins the north eastern boundary of the site
PAGE 36 | 3. ASSESSING THE CONTEXT: STRATEGIC
MONARCH GREEN
Site
Developed Areas Strategic Transport and Movement plan Dual Carriageway A Roads
A Roads
Site B Roads
Developed Areas Other Key Roads
Dual Carriageway A Roads Railway Line
A Roads Railway Station
B Roads
Other Key Roads
Railway Line
Railway Station PAGE 37 | 3. ASSESSING THE CONTEXT: STRATEGIC MONARCH GREEN
Cycling
3.2.7. The site can be accessed directly from National Cycle Route 5, which provides direct connectivity into Redditch and Bromsgrove.
3.2.8. Redditch Railway Station, a GP Practice and a Secondary School can be reached within a 10 minute cycle journey from Webheath.
Bus
3.2.9. Local routes combine to provide 15 buses per hour providing access to Redditch Town Centre, Redditch (other areas), Bromsgrove, and Alexandra Hospital. Local stops are located on Birchfield Road and Church Road.
On-road national cycle route on Bromsgrove Road
Bus Number Destination Weekday Saturday Sunday 47/48 Redditch town centre 2 2 1 Alexandra Hospital 2 2 1 51 Redditch town centre 6 6 2 53 Redditch town centre: first arrival 1 1 - 143 Redditch town centre 1 1 - Bromsgrove and Aston Fields 1 1 - X3 Bromsgrove 1 1 3 hour interval Kidderminster 1 1 -
Summary of Bus Services
PAGE 38 | 3. ASSESSING THE CONTEXT: STRATEGIC Blackwell Alvechurch
4km
Rowney Green
Bromsgrove
2km MONARCH GREEN
Redditch
Site Stoke Heath
Site Woolmere Developed Areas Green Dual Carriageway A Roads Studley
A Roads
B Roads
Site Other Key Roads
Developed Areas Railway Line
Dual Carriageway A Roads Railway Station Astwood Feckenham A Roads Bus Route Bank B Roads Bus Stop
Site Other Key Roads Bus Station
Local Transport and Movement plan Developed Areas Railway Line Monarch’s Way Footpath
Dual Carriageway A Roads Railway Station Bridleway
Site A Roads Bus Route Footpath
Developed Areas B Roads Bus Stop Redditch Town Centre
Dual Carriageway A Roads Other Key Roads Bus Station Woodland
A Roads Railway Line Monarch’s Way Footpath Watercourse
B Roads Railway Station Bridleway
Other Key Roads Bus Route Footpath
Railway Line Bus Stop Redditch Town Centre
PAGE 39 | 3. ASSESSING THE CONTEXT: STRATEGIC Railway Station Bus Station Woodland
Bus Route Monarch’s Way Footpath Watercourse
Bus Stop Bridleway
Bus Station Footpath
Monarch’s Way Footpath Redditch Town Centre
Bridleway Woodland
Footpath Watercourse
Redditch Town Centre
Woodland
Watercourse MONARCH GREEN
3.3. LOCAL FACILITIES
EDUCATION LOCAL SHOPS
3.3.1. Two first schools serve the Webheath 3.3.4. Foxlydiate Lane is less than two miles estate, including Our Lady of Mount from Redditch Town Centre, which is a 35 Carmel Catholic School and Webheath First minute walk and an 11 minute cycle ride. School. These are a 15 minute walk from The Town Centre provides a comprehensive the eastern site boundary of the site through mix of convenience and food retail offers. quiet residential streets. More locally on Heathfield Road there is a Post Office and Convenience Store (a 3.3.2. Middle schools are found in Batchley 15 minute walk). Tardebigge Court, near and Headless Cross, which are 10 minutes by Hewell Grange, which is a 10 minute cycle bicycle. There are three High schools within ride away, includes a café and salon. a 15 minute cycle ride, including Trinity High School and Sixth Form College, Saint Augustine’s Catholic school and Woodfield EMPLOYMENT AREAS Academy. 3.3.5. The main employment areas for local residents are found in Redditch (Town HEALTHCARE Centre, Park Farm and Mappleborough Green) and Bromsgrove. These are accessed 3.3.3. Nearby GP services are provided on by bus routes X3 and 143, which provide bi- Bromsgrove Road, in Headless Cross and in hourly services on Weekdays and Saturdays, Redditch Town Centre. Dental services are and the local cycle network. provided nearby in Webheath. Alexandra Hospital is a 25 minute bus ride away on Route 47, and a 20 minute cycle ride for employees.
Webheath Local Centre Formal open space in Redditch town centre Webheath Village Hall
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Site
Developed Areas
Town Centre
Local Shop
Site Dentist
Developed Areas Nursery
Town Centre Post Office
Local Shop Primary School
Site Dentist Dual Carriageway A Roads
Developed Areas Nursery A Roads
Town Centre Post Office B Roads Local Facilities plan Local Shop Primary School Other Key Roads
Site Dentist Dual Carriageway A Roads Railway Line
Developed Areas Nursery A Roads Railway Station
Town Centre Post Office B Roads Woodland
Local Shop Primary School Other Key Roads Watercourse
Dentist Dual Carriageway A Roads Railway Line
Nursery A Roads Railway Station
Post Office B Roads Woodland
Primary School Other Key Roads Watercourse
Dual Carriageway A Roads Railway Line
A Roads Railway Station
B Roads WoodlandPAGE 41 | 3. ASSESSING THE CONTEXT: STRATEGIC
Other Key Roads Watercourse
Railway Line
Railway Station
Woodland
Watercourse MONARCH GREEN
3.4. LANDSCAPE BASELINE
LANDSCAPE CHARACTER OF 3.4.4. At a local level the Worcestershire LANDSCAPE CHARACTER OF THE SETTING Landscape Character Assessment (WCC. THE SITE 2011) describes the Local the setting to
3.4.1. The wider landscape setting is a the south as Landscape Type: Principal 3.4.6. The character of the site results from description of how the site relates to the host Timbered Farmlands. The Principal its use, its range in scale, the variation in landscape. The Worcestershire setting is an Timbered Farmlands LT is a rolling lowland its openness and its enclosure, and from its important contributor to the composition landscape with occasional steep sided hills distinctive and complex rolling and rising of the character of the site. Landscape and low escarpments. They have a small landform and from the character influencing character is defined as: ‘An expression scale, wooded, agricultural appearance presence of the copses and woodland that of pattern, resulting from particular characterised by filtered views through are a common feature. The level change combinations of natural and cultural factors densely scattered hedgerow trees. These across the site forms a complex pattern that make one place different from another, are complex, in places intimate, landscapes and the shape and orientation of the rising rather than better or worse.’(Countryside of irregularly shaped woodlands, winding ground to the settlement edge of Webheath Agency: LCA guidance). lanes and frequent wayside dwellings and to the east and to the A448 to the north are farmsteads. The landscape to the north is key baseline elements that give character to 3.4.2. The components of landscape character within the Wooded Estates LT. the site as well as constraining and guiding include the landform, land use, settlement development strategies. pattern and its history, transport routes as 3.4.5. The setting is characterised by the well as the nature of the vegetation and tree farmed and settled lower lying ground 3.4.7. These contributing attributes are further cover. These elements and components have around Cur Lane as well as by the rising, characterised by the site’s proximity to the relevance to the character of the Site as they locally high ground towards the northern urban edge the western side of Webheath combine to distinguish the wider setting for boundary with the A448 duel carriageway. that is visible from the site. This edge of the site at the edge of Redditch but within Small hamlets and farm complexes are set Webheath is on rising ground above the the landscape of the countryside. Both in a farmed landscape of occasionally large land at the edge of the Site and there are urban and rural influences exist and at the fields. The landform is rarely flat or level numerous locations where there are lines of settlement edge and have been recorded as over large areas, as it rolls and dips to water sight between housing in Webheath and the character influences within the study. courses or rises to form low shoulders of site. small hills. Copses and areas of woodland, 3.4.3. The Landscape character of the linked by strong and visually prominent setting has been recorded in national and hedgerows form a distinctive landscape and local landscape character Assessments. visual baseline framework with a pattern that Landscape character at the national level is is divided and frequently enclosed but also contained within the Natural England (NE) frequently open. There are occasional long character map and it places the site within views over the Vale of Evesham to a skyline two National Character Areas (NCA): ‘97: made by both the Malvern Hills and the Arden’ and NCA: ‘106: Severn and Avon Cotswold Hills. The presence of settlement Vales’. The boundary of the two NCAs in terms of buildings, visible in the runs for part of it length, within the site: in landscape, is a near constant feature but the broad terms the land to the north west of scale of the countryside is considerable and Hawthorn Pit is within NCA ‘97: Arden’ even the large roads that are also common which is the generally higher and more open elements in this large scale landscape have land and to the south of the Hawthorn Pit an effect that is diminished by the expanse of the land is within NCA: ‘106: Severn and the landscape. Avon Vales’.
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Landscape and Visual Constraints and Opportunities Plan
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Hawthorn Pit
Public Right of Way near Hunters Hill house looking south west over the site towards Cur Lane, Spring Brook and the distant Malvern Hills
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Cotswold Hills Cur Lane Public Right of Way
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A448 (in cutting) Hunters Hill house
On site looking south to Cur Lane and the edge of Webheath towards the Malvern Hills
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Webheath Pumphouse Lane Cotswold Hills
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A448 (in cutting) Tack Farm Hunters Hill house Hawthorn Pit
On site at Cur Lane near the Spring Brook looking north to Hawthorn Pit and Hunters Hill house
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Hawthorn Pit Spring Brook
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3.5. VISUAL BASELINE
VISUAL BASELINE
3.4.8. The PROW’s that cross the site have 3.4.9. The southern area has a number of 3.4.10. The lower lying lanes have hedges and been walked and evaluated and have been paths running from Pumphouse Lane. These hedgerow trees along significant proportions recorded. The northern area has only a also provide sequential viewpoints on a north of their route. Cur Lane is enclosed by tree few public paths and the Bridle path from and north westerly journey, that are wide canopies as it drops down the hillside from Hunters Hill House provides sequential ranging and expansive and that have a north Webheath and Gypsy Lane is similar in its viewpoints on a westerly journey that are westerly orientation off and over the site. tree cover at its northern end. The vegetation wide ranging and expansive and that have a contains potential viewlines; frequently westerly orientation off and over the site. limiting viewpoints over the site to just gateways
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Visual Baseline - views to and from the site
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Chapter 4: ACCESSING THE CONTEXT: LOCAL MONARCH GREEN
4.1. HISTORIC CONTEXT
An analysis of the historic 4.1.1. Following the dissolution of Bordesley 4.1.4. The towns transport network was environment can provide Abbey in the 16th century the town of overhauled throughout the process of New Redditch emerged, formerly part of the Town development and many of the historic important contextual cues ancient parish of Tardebigge. The early routes were replaced or upgraded by the for shaping the proposed settlement was made up of a small group of introduction of dual carriageways and other development. cottages located on the cross roads that can major A-roads. This included the A448 be found today at Church Green in the town dual carriageway that runs along the north centre. eastern boundary of the site linking Redditch with Bromsgrove. 4.1.2. The Parish of Redditch was founded in
the mid 19th century as the town continued 4.1.5. The site itself appears to have always to grow based on prosperous local industry existed as agricultural land and a number centred on the manufacturing of needles. of historic field boundaries remain today, The settlement expanded along the north particularly within the southern half of to south route linking Birmingham to the site. The residential neighbourhood of Evesham and the road west to Bromsgrove. Webheath is located adjacent to the site on By 1870, completion of the ‘Birmingham to its eastern boundary and was built towards Gloucester Loop’ introduced rail travel to the the end of the 20th century; its urban town which coincided with increasing levels form comprising low density sub-urban of industry that continued into the 20th development. A number of nearby farms can century. be located on maps dating back to pre 1874 and these include Holyoake’s Farm to the 4.1.3. Redditch was later designated as a north west, The Hill Farm to the north east New Town in 1964 which instigated a and Lanehouse Farm to the west. period of major development that saw the population grow from 30,000 to 80,000 (approximate) over 20 years. The majority of this residential development was experienced on the eastern side of the town beyond the River Arrow, but the town also spread west towards the site as the neighbourhoods of Batchley and Webheath were formed.
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A448
Redditch Town Centre The Site
Bromsgrove Road
Birchfield Road
Historic Settlement Growth plan
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CHANGING LANDSCAPE 1905 »» The fields of the site are recognisable but the northern area is 4.1.6. Landscape and settlement character is shaped over time and more divided by hedgerow field boundaries an appreciation of the stages and activities that have happened in farming practices, in settlement and transport as well as commerce »» The A448 Bromsgrove Highway does not exist and Hewell Lane is can all leave markers in the landscape that contribute to the ‘local the principle road distinctiveness’ (the phrase first invented by Common Ground »» Webheath is a modest rural settlement comprising Springhill, in 1983) of a place. For a new development to have a successful Boxnot and Pumphouse Farms and St Philip’s Church relationship, and achieve a positive interaction with its human context as well as its landscape setting a clear understanding of the history of »» Hennals Wood is considerably larger than today the place can provide invaluable parameters and prompts.
4.1.7. Change in the landscape has been recorded on Ordnance Survey maps for over 100 years and these maps give snap-shots of the site and its setting since 1905.
OS Explorer Map 220,204 Historic Map 1905
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1955 1978
»» With change since 1905, the fields of the site are still recognisable »» The fields of the site are recognisable: the northern area is now but the northern area is still more divided more open with larger fields created »» The A448 Bromsgrove Highway does not exist and Hewell Lane is »» The A448 Bromsgrove Highway is partially built as far as the the principal road Foxlydiate junction »» Webheath is still a modest rural settlement comprising Springhill, »» Late twentieth century development in Webheath has started and Boxnot and Pumphouse Farms and St Philip’s Church development to the north in Batchley has occurred »» Hennals Wood is still considerably larger than today »» Hennals Wood is still considerably larger than today
Historic Map 1955 Historic Map 1978
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4.2. LOCAL CHARACTER
The character and form of 4.2.1. In order to achieve a design response that 4.2.2. The following design elements have been the proposed development is distinctive and has a strong sense of place, assessed in order to help identify the key five character areas have been chosen for the characteristics of each study area: should be influenced by study, including examples within the borough the distinctiveness of its of Redditch and district of Bromsgrove. The »» Urban Form surroundings. Analysis character areas are listed below: »» Built /Plot Form of the existing built »» Oakenshaw Road, Redditch »» Car Parking environment provides »» Abbey Road, Redditch »» Open Space useful character references »» Webheath, Redditch »» Details and Materials which will help to guide the »» Feckenham: local village to the south of creation of a new garden 4.2.3. Together the study of these elements will the site help to inform the masterplan and illustrative neighbourhood for Redditch. »» Belbroughton: a rural village near material presented later in this document. Bromsgrove
Character Areas Location plans
Opposite: Development located on the southern edge of Webheath
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4.3. AREA 1: OAKENSHAW ROAD, REDDITCH
Oakenshaw Road is a 1950s BUILT / PLOT FORM OPEN SPACE suburb to the south east »» Largely semi-detached and terraced »» Open space generally consists of SLOAP, of Redditch town centre. properties set within mid to large size plots usually found at junctions It comprises a suburban with side access »» Grassed verges are common features character. »» Dwellings are set back within the plot of this character area; they help to to allow for a front garden and on plot further emphasise a green and suburban parking character URBAN FORM »» Dwellings are typically 2 storey. »» Tree planting within verges help to »» The area is primarily laid with gently enclose streets and form a valuable addition to the character of the area, curving streets which create linear shaped CAR PARKING blocks particularly avenue street tree planting found on Oakenshaw Road. »» Some blocks are larger, and incorporate »» Car parking mostly provided on-plot small cul-de-sacs. This can impede »» Mix of frontage and side access driveways, pedestrian/cycle movement and legibility with some integral garages DETAILS AND MATERIALS »» Generally medium density development »» Street widths allow for ad-hoc on-street »» Dwellings generally comprise brick »» Hierarchy of routes defined by street parking between driveways. facades and clay roof tiles width and the use of street trees. »» Common use of bay windowed property frontages »» Small brick walls and hedgerows are a consistent boundary feature of front gardens.
Significant areas of tree planting aid the creation of a green, General use of brown brick facades and simple and traditional Long, straight streets aid long distance views and help to establish suburban character building forms a sense of rhythm
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4.4. AREA 2: ABBEY ROAD, REDDITCH
Abbey Road is an example of »» The structure and form of development introduced as side extensions with a 1930’s semi-detached street blocks are clearly defined; all dwellings driveways expanded into front gardens. front on to the street, aiding natural »» Informal on street parking also occurs in central Redditch. It has surveillance and activity. between driveway accesses. a more formal character, defined by the common use BUILT/PLOT FORM OPEN SPACE of semi-detached properties »» Medium density development largely and uniform materials and »» Narrow grassed verge located on both side consisting of semi-detached properties set of the street which is broken by driveway architectural details. within large plots with side access. There access, with tree planting on both sides of are also some use of terraces the street within the verge. »» Dwellings along Abbey Road are 2 storey URBAN FORM »» Clipped hedges form boundary features with 3 storey terraces where Abbey Road in places »» Abbey Road is a largely straight street, meets Melen Street. Levels changes across aiding the creation of a more formal the street also create some variation character and allowing for long distance in building height; this is effective in DETAILS AND MATERIALS views to the west which are terminated creating interest along the streetscene and » Dwellings have mix of red brick and with large scale tree planting. To the west, emphasising focal buildings. » white render facades which provide an the street gently curves as it reaches Melen »» The use of a largely consistent building interesting contrast which contributes to Street, providing a series of glimpsed line emphasises a more formal character. the character of the street. views to 3 storey terraced properties. »» All properties have bay window frontages. »» Abbey Road runs along a contour CAR PARKING therefore, there is a slight level change »» Chimneys and ornamentation around across the street. Long front gardens (4-6 »» Parking is provided on plot within original windows create interest and rhythm. metres) are used as appropriate, to deal driveways located to the side of the »» Properties have hipped roofs with clay with this change in levels. dwellings. plain-tiles »» Later alternations have seen some garages
Terraced properties and increased storey heights reflect a more The use of projecting architectural details adds interest to Street tree planting and verges softens the appearance formal character the street scene of the built form
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4.5. AREA 3: WEBHEATH, REDDITCH
Webheath is an example »» Varied treatment of properties located OPEN SPACE of late 20th century sub- at the edges of the urban area, some overlook the surrounding countryside »» Pockets of grassed open space provided urban development which with plot access provided directly or but this generally isn’t well overlooked by is located on the edge of grouped by private drives. surrounding development, which could Redditch adjacent to the site cause security issues. BUILT / PLOT FORM »» Some of the original field boundaries are retained to provide established landscape URBAN FORM »» Largely detached properties. corridors crossing the site. However the quality of these features is often degraded »» Low density suburban development built »» Buildings typically sit within mid to large where they form private boundaries in the ‘root and branch’ style comprising size plots front gardens and narrow side cul-de-sacs served by local distributor access. »» Grassed verges and trees are used along roads. »» Predominantly 2 storey properties with primary movement routes, helping to soften the visual appearance of the built form. »» The layout is car orientated and offers some bungalows. poor connectivity and legibility for pedestrians and cyclists. CAR PARKING DETAILS AND MATERIALS »» Building orientation is confused where »» Dwellings generally comprise brick facades properties side or back on to the main »» Car parking is located on plot through with some use of white render. movement routes. the provision of frontage driveways »» Properties typically have shallow pitched »» No definitive structure to the urban form, »» Most properties have integral garages roofs which are finished with grey, red or although the original field boundaries »» Opportunity to park informally on street brown concrete pantiles. remain evident in some places. in gaps between driveways. »» Residential boundary features usually comprise low level brick walls and / or clipped hedge at the frontage of properties.
Facade materials largely comprise render and brick Parking is predominantly on-plot The use of cul-de-sacs can impede pedestrian movement and create low quality alleyways that are not overlooked by dwellings
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4.6. AREA 4: FECKENHAM
Feckenham is a traditional BUILT /PLOT FORM OPEN SPACE Worcestershire village which »» Generally large plots with a mix of »» Village green forms important element of is characterised by low detached properties and short terraced the local character density development and runs »» Areas for formal sports provision form an a variety of architectural »» Detached properties often sit within interface between development and the styles. square plots, whereas terraced property surrounding countryside plots are longer and more narrow »» Minimal street-trees and planting. »» Dwellings tend to front directly onto the However, trees within private gardens are URBAN FORM street without front gardens or boundary common features which contribute to the treatments green and rural character of the village. »» Low density development »» Properties are predominantly 2 storey. »» Development blocks are structured by primary movement routes DETAILS AND MATERIALS CAR PARKING »» Informal development structure aids the »» General use of red brick facades with creation of a rural character occasional use of white render »» Mix of parking provision including on »» Public space and landscape also shapes plot and on street »» Frequent use of clay plain-tiled roofs with the urban from. a variety of roof pitch »» Some examples of grouped parking in rear courtyards, usually serving terraced »» Dormer windows are common, with some properties. gabled facades.
A variety of architectural styles and materials create a distinct and The use of red brick is a predominant Dwellings overlook the street with small front gardens informal character character feature
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4.7. AREA 5: BELBROUGHTON
Belbroughton is an example BUILT /PLOT FORM OPEN SPACE of how development and »» Generally large plots and dwelling sizes »» Green and informal areas of public open public open space can space are a distinctive character element »» Mix of detached and semi detached positively respond to the of the village. properties, with some short terraced runs existing topography to create »» Open space tends to complement and »» Detached properties often sit within respond to the sloping topography of the an informal and village square plots, whereas terraced property village character. plots are longer and more narrow »» Informal tree planting, hedgerows and »» A number of plots side onto the road to vegetation are all common features of the work with the sloping topography, creating URBAN FORM streetscene. a distinct character »» Relatively low density development »» Properties are predominantly 2 or 2.5 DETAILS AND MATERIALS »» Early development built along main storey. streets with later additions to the rear »» Predominantly red brick facades with the creating large development blocks CAR PARKING occasional use of render. »» Organic, ad-hoc development structure »» Chimneys and ornamentation around »» Mainly on plot parking, with some windows create interest and rhythm »» A mix of dwellings fronting directly on to parking on street and a small number of the street or set back with front gardens parking courtyards. »» Relatively shallow roof pitches with to create an interesting and varied street frequent use of clay plain-tiles scene. »» Occasional use of dormer windows adding variety to the roofscape.
General use of red brick facades with focal buildings highlighted by Informal pockets of open space respond to the topography Terraced properties and increased storey heights are used along the the use of render High Street
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4.8. INSPIRATIONAL QUALITIES
An analysis of each character area has been undertaken to help inform the design decisions within the masterplan and later detailed proposals for Monarchs Green. A number of character generators have been formulated as a result of this analysis, which are set out below:
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URBAN AND BUILT PUBLIC OPEN SPACE STREETS AND CAR ARCHITECTURAL FORM AND PLANTING PARKING STYLE AND DETAILS
»» Development should »» Street trees and provision »» The development should »» The use of simple and generally consist of 2 to 2.5 of grass verges in the street, incorporate a well connected traditional building forms storey dwellings. Increased such as those found in and permeable network of will successfully emphasise storey heights could be Oakenshaw Road, Abbey streets and spaces that have the local vernacular of scale located along key routes and Road and Webheath is a clear hierarchy which aids and enclosure. in other prominent locations successful in creating an legibility and way-finding. »» A simple architectural style to provide variation and aid attractive green environment »» The alignment of streets should be developed which a legible townscape. which also helps to define contributes to defining is based on a local palette street hierarchy and aid »» Main streets and spaces the character of an area. of materials, such as red/ legibility. should be overlooked Longer and straighter streets brown brick, white render by continuous building »» Planting within front provide a level of formality and plain roof tiles, with a frontages where possible, gardens should be used to and allow for long distance restricted number of details. with buildings set back in soften the appearance of the views, whereas shorter, more »» Elements including single places to create interest built environment and can curved streets are less formal and double storey bay along the street scene and encourage locally distinctive and create glimpsed views. windows, dormer windows, provide a transition between street scenes. The scale of »» Car parking should pitches and hipped roofs, the private and public planting in front gardens generally be provided on chimneys and detailing domain. should be considered to plot, with additional spaces around windows and ensure that dwellings are not »» The development should positively designed into the doors add interest to the completely screened from incorporate a range of street scene, as appropriate. streetscene and aid a varied view along the street, which densities that are responsive Some types of development, townscape. would impact upon levels of to uses, street types, such as terraced dwellings, natural surveillance. »» Residential boundary topography and location could have rear parking treatments should comprise within the site. This will aid »» The development should however, this should be low brick walls and the creation of a varied and provide high quality infrequent and provided planting where appropriate. distinctive townscape. open spaces that allow only in small groups. Consideration should for relaxation, recreation »» The development should »» Private drives are successful be given to the scale of and play in accessible and ensure that plot sizes are in allowing dwellings to planting. safe locations. Retention appropriate to the size of attractively overlook green of existing established the dwelling, which can be space. landscape features dictated by location, density incorporated within open »» The total level of car and character. space helps to create an parking provided at the attractive environment. development should respond to the level of demand to »» Development layout and ensure that parking does not open space should respond take place in inappropriate positively to the topography locations that detract from and landform of the the character of the place. site, aiding a distinctive character.
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Chapter 5: ACCESSING THE CONTEXT: THE SITE MONARCH GREEN
5.1. ACCESS
A Transport Assessment PEDESTRIAN AND CYCLE Cycling has been prepared for the ROUTES 5.1.5. There is a comprehensive network of site, in accordance with quiet streets on the south side of Redditch, 5.1.1. A comprehensive assessment has been suitable for any cyclists. Confident cyclists The National Planning carried out of local routes for pedestrians Policy Framework (2012) are provided with on-road advisory routes and cyclists. on Bromsgrove Road and Birchfield Road, and Planning Practice which provide access to Headless Cross and Guidance (2014). It addresses Walking the Town Centre. Again, local roads are ideal for cycling as they are overlooked by public transport capacity, 5.1.2. It is found that walk routes in the area residential properties; they are quiet routes are good in that: local roads are overlooked walking and cycling and lit when dark; and, permeable with by residential properties; many routes are capacity and road network convenient alley ways. quiet with adequate footway widths and capacity. It also considers lit when dark; and, the residential areas 5.1.6. The National Cycle Network (Route the safety implications permeable with convenient alley ways 5 – Birmingham, Bromsgrove, Redditch, of the development, and proving direct routes. Stratford, etc) arrives in Redditch on Pumphouse Lane and serves Webheath develops transport strategies 5.1.3. During the busiest hours of the day on Church Road and Tynsall Avenue, Birchfield Road can be more difficult to to overcome issues of before continuing to the Town Centre on cross and there are no formal facilities in congestion and severance. Bromsgrove Road. The infrastructure is the vicinity. The A448 is a potential major mostly wayfinding and on-street advisory obstacle, but there are at least three walk cycle lanes in the urban area, which provides routes across it, including the Birchfield Road some protection for cyclists. bridge, a wide subway route to Batchley and via Bromsgrove Road.
5.1.4. There are many leisure routes along Public Rights of Way and nearby country lanes, but these are sometimes spoilt by people driving too quickly along them.
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BUS AND RAIL ROUTES 5.1.11. Birchfield Road, Bromsgrove Road and Church Lane are free flowing throughout
5.1.7. The area is well served by the local bus the day, with minor delays observed in the network, and there are opportunities to peak hours on Birchfield Road at A448 divert existing services into the site. However Bromsgrove Highway, Tynsall Avenue, and local residents have expressed concern about Bromsgrove Road. The A448 Bromsgrove the quality and reliability of the services, and Highway provide free movement to all therefore their sustained viability. This could areas of Redditch, and is likely to form the be mitigated with direct investment and primary route to access the development. revenues that come from this development 5.1.12. Congestion is mostly experienced in and that on the former Webheath ADR site. Bromsgrove at the A448 junction with the
5.1.8. The local plan policy calls for all A38, and on the A38 towards the M5 and M42. It is understood that this is subject to properties on the development to be located Foxlydiate Lane/Church Road/Cur Lane Junction within 250m of a bus route, which is a far a major scheme funding bid, being made higher standard than is achieved in many by Worcestershire County Council to the areas in Redditch. However it may be Department for Transport, that will alleviate possible to achieve this if the network around congestion and accommodate forecast traffic Webheath can be modified, and a more growth. suitable route can be found. 5.1.13. The Transport Assessment considers
5.1.9. Bus routes adequately serve Bromsgrove, the operation of the local road network in Redditch Town Centre, other areas of detail, and is informed by Worcestershire Redditch and Alexandra Hospital. This is County Councils Traffic Model (Bromsgrove a good level of service to places of work, and Redditch Highway Assignment Model). worship, healthcare, education, shopping The scope of this assessment includes all and leisure. These routes also connect with major routes within the two districts, and Redditch Railway Station, which provides provides the local authority with a wide range of information to assess the impact three trains an hour to Longbridge, Selly Cur Lane Oak, University and Birmingham New of the development. Using this information, Street. alongside surveys carried out on a school day in June 2015, the Transport Assessment considers the operation of local roads in VEHICULAR ROUTES Webheath in detail. The results of this analysis are considered in full in the TA and 5.1.10. The local road network in Webheath is summarised in Section 7.2. not congested. Heathfield Road presents a difficult obstacle for general traffic and public transport, owing to on-street parking issues, and traffic therefore diverts along Foxlydiate Lane and Blackstitch Lane. Parking around the schools in Webheath also creates localised issues for residents in that vicinity.
Redditch Rail Station
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5.2. FLOODING AND DRAINAGE
FLOOD RISK DRAINAGE
5.2.1. In accordance with the NPPF, a FRA and ditches within the site. These flow 5.2.3. An outline foul and surface water has been produced for this site. According paths will be accommodated within the drainage strategy has been produced to mapping produced by the Environment proposals to ensure flood risk is not increased for this site. The considerations of key Agency (EA), the site is largely within elsewhere. The site is partially located stakeholders, such as the EA, Severn Trent Flood Zone 1 (‘low’ risk of fluvial and within EA designated groundwater SPZ’s Water (STW), and North Worcestershire tidal flooding) with some areas in the 1, 2 and 3. The EA have confirmed that Water Management has been incorporated west adjacent to the Spring Brook located the development is acceptable, subject to a throughout. within Flood Zones 2 and 3 (‘medium’ number of criteria which are detailed within and ‘high’ risk respectively). The extent of the supporting Drainage Strategy and FRA. 5.2.4. STW have undertaken modeling to the floodplain has been confirmed using assess the potential impacts of development hydraulic modeling. All built development 5.2.2. The site is not considered to be at proposals to the northwest of Redditch will be located within Flood Zone 1, and is risk of flooding from any other source. on the existing STW sewerage network. therefore compliant with the NPPF in this The development is considered to be STW advised that upgrades to both the regard. Some surface water flow paths have appropriately located in this location, and network and receiving treatment works will been identified by EA mapping, associated will be appropriate in terms of flood risk for be required to accommodate the additional with minor topographical depressions the development lifetime. flows from the identified development sites. The drainage strategy will provide calculations to determine the proposed flows from the residential development to the foul sewer.
Flood Map for Planning (Rivers and Sea). Source: EA
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Location and Forms of Historic Flooding plan. Source: BDC and RBC
Risk of Flooding from surface water. Source: EA
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5.3. LANDSCAPE SETTING
The Landscape and Visual 5.3.1. These topographical features: landform »» The dual carriageway also has significant Assessment has recorded and the prominent patterns of native earthworks that add to the definition of planting will ensure the physical containment the edge of the site. how the site has clear along the site boundaries. The site has clear, »» The Spring Brook along the future successful limits that will prevent sprawl. physical elements that are countryside boundary of the southern particularly well defined at area also has associated tree and 5.3.2. The following points provide a summary hedgerow lines that further strengthen its its edges. of site assessment; line. »» The higher ground of the site is still »» Again it forms a strong ‘near natural’ lower than the ground beyond the site’s boundary line that can effectively give boundaries north of the A448 and south form and character to the edge of the into Webheath. new development with sympathetic »» The shape of the landform, are strong effectiveness. features that define clear and logical limits »» The south eastern edge of the site sits to the site and the future development. along the current boundary of the »» The containment along the boundaries settlement. is also made by existing planting in the »» Webheath is on land that rises higher hedgerows of Cur Lane and Gypsy Lane than the site along this boundary and containing numerous prominent trees. again containment is formed by existing »» The lanes form strong boundary lines that elements: the rising landform; the can effectively give form and character numerous mature trees; and the buildings to the edge of the new development with of Webheath at the edge of the town of sympathetic effectiveness. Redditch. »» The A448 along the site’s north eastern edge has landscape belts of structure planting.
View from Foxlydiate Lane towards the Hawthorn Pit
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View towards the northern site boundary
View towards the north eastern site boundary
View towards existing development in Webheath in the southern area of the site
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5.4. LANDFORM
Topography is the study and 5.4.1. Landform is a more specific to just the 156m AOD on the northern boundary near mapping of the features on natural physical features of the land and Holyoake’s Farm close to the A448. Within its surface. In the landscape there is a close these limits there is considerable variation the surface of land, including association between these terms. in slope and orientation of the landform. natural features such as There is a pronounced west to south westerly valleys, scarps and lakes 5.4.2. The desk based study and analysis of aspect to the slopes and roll in the landform the local setting landform is presented on of much of the site. The long run of the and water courses as well the Site Landform plan. This is a record of land from the edge of Webheath between and constructed features the on-site fieldwork: the topographic site Cur Lane and the A448 has this generally such as roads and lanes. specific survey, ground levels, hedges, westerly orientation. The most southern and services etc. eastern areas, where the site sits between the settlement edge and the Spring Brook, face a 5.4.3. At its broadest level landform influences more north easterly direction. the topography and forms a fundamental
element in the setting for the site. It is 5.4.5. Within these two broad areas defined heavily related to geology and soil as it loosely in terms of the orientation of the creates, through natural process or the landform there is a considerable variety in intervention of man, the form of the land of elevation. The character of the landform has the site and the setting. It is also, therefore, a rolling and undulating quality that with a major determinant in the significance of the pattern of enclosure produces variety the visual qualities of the site in terms of and distinctiveness to the ground. The prominence or concealment. The man made topography: the combination of landform interventions have included the construction and features on the land, create a clear and of the A448, Bromsgrove Highway and character defining attribute. at a small scale, the digging on the lanes:
Cur Lane, Gypsy Lane and others in the 5.4.6. Consideration of landform is an local setting. Agricultural enclosures and important matter within the evaluation the planted woods and copses have made process of this LVA. Landform alone a pattern of enclosure across the site that however cannot, and of course is not, the produces a pattern of enclosure with a range only consideration in the evaluation of the of scale: from the expansive scale of the high merits of a proposed change of use of the ground at the north eastern top of the site to land, but it does have significant role to play the smaller scale of the more enclosed fields in the consideration of the suitability, or not along the settlement edge. of the site, for development.
5.4.4. The landform is distinctive: rising by 5.4.7. The site has comparatively gentle approximately 61m from the low point gradients: typically between 1:8 and 1:31 and of approximately 95m AOD at the south these are appropriate for development use. western ‘tip’ near the Spring Brook, to
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Site Landform Plan
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5.5. ECOLOGY
There are two Sites of 5.5.1. A Preliminary Ecology Appraisal was considerably lower levels. It has therefore Special Scientific Interest, undertaken at the Site in March 2015 which been recommended that the Masterplan included an Extended Phase 1 Habitat design aims to secure habitat connectivity two Local Nature Reserves, Survey. The habitats that were recorded on across site by retaining as much of the 13 Local Wildlife Sites Site include arable fields, semi-improved and existing hedgerow and tree cover as and two areas of ancient improved grassland, broadleaved woodland, possible. species-rich and species-poor hedgerows, »» Bats – From the tree climb inspection woodland within 2km of the scrub, tall ruderals, buildings, hardstanding, surveys undertaken in 2015/16 no Site. The closest designation standing open water and wet watercourses. confirmed roosts were identified within is Bow, Shell, Swan and the Site. However 21 trees scheduled for 5.5.2. The results of the Preliminary Ecology removal were considered to be category 2; Seeley Brooks LWS which Appraisal informed the need for a variety low potential for supporting roosting bats is located directly adjacent of ecology surveys, including amphibians, and may require further surveys if they badger, bats, breeding birds, dormouse, to the south-western corner are to be removed. of the Site which has hedgerows and invertebrates. These have been undertaken and found: »» Bats – One building within the Site, been designated due to its Building B3 on the Habitat Plan, is open flowing water with »» Badger – There is confirmed presence considered to be of moderate potential of badger on Site. It has therefore been associated broadleaved, for supporting bats during the active recommended that the Masterplan design season as a transitional or occasional day mixed and yew woodlands aims to retain wildlife corridors wherever roost. It is not considered to be suitable and reedbeds supporting possible. for supporting hibernating bats or a species including otter and »» Great Crested Newt – GCN within maternity colony. Further surveys of the kingfisher. one pond within 500m of the Site were building have been recommended if the recorded during the update GCN surveys building is to be removed as part of the in 2015. Previous surveys in 2011 and Proposed Development. 2014 identified GCN within four other »» Birds – The results of the 2015 breeding ponds, one of which is located on Site. bird survey indicated that the Site is of It has therefore been recommended that local significance for birds. It has therefore the Masterplan design aims to retain all been recommended that the Masterplan standing open water wherever possible. design aims to retain hedgerows and »» Bats – Bat activity and automated mature trees wherever possible. surveys were undertaken during the »» Hedgerows – The 2015 hedgerows 2014 bat active season. Bat activity was survey established that 28 of the 54 concentrated along the hedgerows and hedgerows on Site are considered to woodland edges. Common pipistrelle qualify as ‘important’ under the wildlife were by far the most frequently recorded and landscape criteria of the Hedgerow species within all areas of the site. Regulations. All hedgerows provide Soprano pipistrelle, noctule and Myotis suitable foraging and breeding habitat for calls occurred in similar abundance but at
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Habitat plan
PAGE 83 | 5. ASSESSING THE CONTEXT: THE SITE small mammals, invertebrates, birds and »» Invertebrates – A feature based assessment »» Otter and Water Vole – The 2014 survey bats. It has therefore been recommended was undertaken in February 2016 and concluded that the habitats on Site were that the Masterplan design aims to retain a sampling survey will be undertaken in largely unsuitable for both otter and water hedgerows wherever possible. spring 2016. Five trees were assessed as vole. There are opportunities to enhance having moderate potential to support the watercourses on Site for otter which »» Dormouse – No signs of dormouse were saproxylic invertebrates. These five trees are present within the wider landscape. found during either the 2014 survey or the will be subject to a sampling survey in update nut search in 2015. spring 2016.
Trees with bat roost potential plan 5.5.3. Following the acquisition of baseline and Ireland: Terrestrial, Freshwater and data, a detailed ecological impact assessment Coastal (2nd Edition, 2016). The results of will be undertaken in accordance with the assessment will be used to inform the the Chartered Institute of Ecology and mitigation measures and enhancements that Environmental Management’s Guidelines will be incorporated in to the Masterplan for Ecological Impact Assessment in the UK design.
Trees with bat roost potential plan MONARCH GREEN
5.6. HERITAGE
The Environmental Through a consultation with Bromsgrove 5.6.2. The assessment has considered the Statement (ES) has assessed District Council (BDC) and in line with effects of the constructional and operational current guidance and industry best practice a phases of the Proposed Development on the the likely significant desk study of the baseline has been provided. following sensitive receptors: effects of the Proposed The desk study has utilised the following Development in terms of sources: »» HER entries; archaeology and cultural »» Previously unrecorded archaeology; »» Worcestershire Historic Environment »» Hewell Grange CA and RPG; heritage in the context of Record (HER); »» Hewell House; the Site and surrounding »» Worcestershire Record Office; area. In particular the likely »» Lanehouse Farmhouse; and »» GIS datasets (Historic England 2015); effects of the Proposed »» Norgrove Court. »» Scheduled Monuments; Development on any known »» Listed Buildings; 5.6.3. The assessment established that or potential heritage assets no designated heritage assets would be »» Registered Parks and Gardens; within the Site and the physically impacted upon by the Proposed surrounding area during »» Registered Battlefields; and Development. »» The National Heritage List for England construction and operation 5.6.4. A geophysical survey has not identified (Historic England website). have been assessed. any areas comprising significant large-scale archaeological remains. Therefore, it has 5.6.1. In addition, a geo-physical survey been concluded that no archaeological has been undertaken to identify any remains are present within the Site which archaeological remains and a confirming could preclude development and that further walkover survey of the Site has been work would not be necessary to determine undertaken. the planning application.
5.6.5. In addition, the effects of the Proposed Development on the setting of Norgrove Court, Lanehouse Farmhouse and Hewell Grange Registered Park and Garden and Conservation Area would not be significant.
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Designated Heritage Assets plan
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5.7. UTILITIES AND NOISE
UTILITIES 5.7.3. Each of the utilities have confirmed sensitive receptors and proposed connection to their networks is achievable sensitive receptors which become
5.7.1. A Utilities Statement has been produced. but will require more detailed investigation occupied before completion of the This has involved obtaining records to show to provide detailed technical and financial Proposed Development appraisals for connections and network the location of existing utilities and a Utilities »» The impact of noise from the operational alterations once the Proposed Development Plan has been prepared to illustrate where phase of the Proposed Development, is at the detailed design stage. the identified utilities are located within the including; red-line boundary and immediate vicinity 5.7.4. The investigation into utilities for the »» Road traffic noise from vehicles of the proposed development. The Utilities Proposed Development has determined that associated with the Proposed Statement highlights the following are it is deliverable with respect to the ability to Development on the existing and present: connect to the utilities networks. proposed road network on existing »» An Esso oil pipeline is located in the sensitive receptors; northern part of the Site. NOISE AND VIBRATION »» Noise from road traffic vehicles »» A National Grid local high pressure gas associated with the Proposed pipeline is present in the northern part of 5.7.5. The impact of noise and vibrations Development and existing traffic on the the Site. arising from the construction of operation existing and proposed road network on of the Proposed Development has been proposed sensitive receptors; and »» Western Power electric transmission lines assessed as part of the Environmental cross the Site, 11kV and 66kV overhead »» Any existing noise associated with Statement (ES). The assessment has lines. existing mixed use areas on proposed identified the existing sensitive receptors sensitive receptors and any noise »» Zayo fibre optic telecommunications (i.e. existing residential properties) and the from the proposed mixed use area cross the Site, mainly following the high proposed sensitive receptors (i.e. proposed on existing and proposed sensitive pressure gas pipeline route. residential properties) that would likely be receptors. effected by noise and vibrations during the »» A Severn Trent Water mains are present, constructional and operational phases of the crossing in eastern and southern part of 5.7.6. With the implementation of mitigation Proposed Development. The assessment has the Site as well as following perimeter measures (including restriction on working considered the effects of the following: along roads around the wider Site. hours, the implementation of temporary Surface water highway drains are present screening, and best working practice) the »» The impact of noise from the construction along Cur Lane, Foxlydiate Lane and effect of noise and vibration associated with phase of the Proposed Development, Birchfield Road, as well as the A448. enabling works and construction phases on including; Foul water drainage exists within the existing and proposed sensitive receptors will housing estates located to the east of »» The impact of noise from the not be significant. the development and running along construction of Site access roads 5.7.7. In addition, with the implementation of Foxlydiate Lane and Birchfield Road. on existing sensitive receptors, and proposed sensitive receptors mitigation measures (i.e. appropriate glazing 5.7.2. The Utilities Statement has which become occupied before and and ventilation) the effect of current and recommended that oil and local high after completion of the Proposed future traffic on the noise levels at existing pressure gas pipelines are left in situ and are Development. and proposed sensitive receptors will not be accommodated in the masterplan through significant. »» The impact of vibration from the applying easement distances. Diversions construction phase of the Proposed 5.7.8. The assessment also concluded that and reinforcements will be needed, however Development, including; mitigation measures may be required to these are not uncommon to this type of ensure that the noise form the proposed development. »» The impact of vibration from the construction of Site access roads and mixed use area does not exceed the development buildings on existing background noise level. These measures will be identified during the detailed design stage.
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Existing Utilities plan
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5.8. SUMMARY OF CONSTRAINTS AND OPPORTUNITIES
A comprehensive analysis of 5.8.1. The following points provide a ACCESS AND MOVEMENT the site has been undertaken summary of the site assessment and the opportunities it provides; »» Vehicular access will be taken from and the findings evaluated Birchfield Road, Foxlydiate Lane, Cur Lane to identify key opportunities LAND USE and Pumphouse Lane. and constraints relevant to »» The development should promote the use of the development of the site. »» Ensure the amenity and setting of sustainable transport, ensuring that journeys This will ensure that the existing properties that front or back on by foot, bus and bike are an attractive to the site is respected. option. development at Monarch »» The development should explore Green is responsive to »» The development should retain and enhance the opportunity to provide new connections to existing footpath and cycle important site features and retail, community and education linkages wherever possible, including existing can deliver the vision set facilities, benefiting the new and Public Rights of Way, the Bridleway and out at the beginning of the existing community and ensuring that Monarch’s Way. key facilities are accessible for new document. dwellings. DRAINAGE AND FLOODING »» Be inspired by positive elements of the existing built form (as identified »» The majority of the site lies within Flood in section 4) to help aid a distinct Zone 1 – low risk of fluvial flooding. There character and sense of place. is a small flood plain associated with the Spring Brook; development will not be located within this area.
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Constraints and Opportunities plan
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LANDSCAPE AND TOPOGRAPHY ECOLOGY UTILITIES
»» Use existing important landscape features »» Ecology assessments and protected »» Surveys have been undertaken to identify and views to form a strong and connected species surveys have been undertaken to existing utilities crossing the site. Routes green infrastructure that shapes the ascertain the current ecological value of will be incorporated into the masterplan development. the site. This data will be used to protect by making provision for appropriate offset and enhance habitats of ecological value distances or diversion. »» Understand and respond to the landform wherever possible, and to create a net gain and topography of the site. »» The location of residential development in biodiversity. and proposed densities will accord with »» Existing green infrastructure that includes »» The development will seek to maximise the HSE consultation zones associated copses, hedgerows and tree planting will opportunities to enhance biodiversity with the high pressure gas pipeline that be retained wherever possible and used to and ecology wherever possible. This will crosses the site. provide a strong landscape framework. be implemented through the creation of green corridors that are integrated with NOISE existing tree and hedgerow planting and the Spring Brook. »» An appropriate noise offset and/or mitigation will be provided where the site HERITAGE AND ARCHAEOLOGY boundary adjoins the A448.
»» A detailed study of the setting and visibility of Hewell Grange Conservation Area and Norgrove Court will inform the proposals. »» The setting of Lane House Farm (Grade II Listed) will be respected.
Existing dwellings adjoining the south eastern site boundary Existing tree and hedgerow planting in the southern area of the site Existing overhead powerlines cross through the site
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Pumphouse Lane
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Chapter 6: EVALUATION MONARCH GREEN
6.1. SUMMARY OF COMMUNITY AND STAKEHOLDER INVOLVEMENT
The applicants recognise 6.1.1. This is further reinforced by the »» Pre-application meetings with technical that community direction provided by the National Planning and statutory stakeholders Policy Framework (NPPF), published in »» Public Exhibition - 28 and 29 January involvement is at the March 2012, which specifically encourages 2016 the applicants consulted with the pre-application engagement with key forefront of the planning local community by hosting a Public stakeholders and the local community. agenda and is reflected in the Exhibition and website in respect their emerging proposals for residential principles underpinning the 6.1.2. The Hybrid Planning Application development. Planning and Compulsory proposals are the product of an extensive Purchase Act (2004) and period of preparation, which has included »» Public Exhibition - 26 February 2016 consultation with the local community, the applicants consulted with the local Localism Act (2011). Bromsgrove District Council (BDC) Redditch community by hosting a Public Exhibition Borough Council (RBC) and Worcestershire with feedback from the January events County Council (WCC) , along with key in respect of the emerging proposals for statutory stakeholders. residential development.
6.1.3. The consultation strategy included the 6.1.4. The full extent and outcomes from the following key events; programme of engagement is set out in the Statement of Consultation which supports »» Pre-application meetings with Bromsgrove the hybrid planning application. District Council and Redditch Borough Council:
WELCOME BACKGROUND TO SITE APPRAISAL – SITE APPRAISAL – VISION The developers are preparing an outline planning application THE PROPOSALS ENVIRONMENTAL TECHNICAL We have produced a draft vision that has been for a residential led development and need the community’s developed by site analysis and best practice design views in order to develop the proposals further principles. This vision will provide a series of New homes are needed in Redditch and Bromsgrove A number of technical and environmental studies have been A number of technical and environmental studies have objectives to help guide the evolution of the proposals. undertaken to identify important site features that will been undertaken to identify important site features that WHAT IS PROPOSED? inform the design proposals. Our findings with regard to will inform the design proposals. Our findings with PLANNING POLICY BACKGROUND EXAMINATION IN PUBLIC A high quality development of up to 2,800 environmental studies are set out below; regard to technical studies are set out below; GENEROUS GREEN homes, together with a new primary school, GYPSY LANE Redditch and Bromsgrove Local however it can only demonstrate The Examination of the Local Plan INFRASTRUCTURE 11 community facilities and open space. Plan capacity for 3,000 dwellings within is continuing and the outcome will A448 Redditch Borough, leaving a not be known until the Inspector • Retain existing trees and hedgerows within generous areas WHERE IS THE SITE? Both Redditch Borough Council shortfall of approximately 3,400 releases his decision. Given the scale LANDSCAPE ECOLOGY HERITAGE AND ACCESS AND MOVEMENT and Bromsgrove District Council dwellings. of the site and extent of technical ARCHAEOLOGY of green space. • Extensive tree cover characterises • Ecological assessments and The site is located on the western edge of have prepared Local Plans which work needed to support a future • Opportunities for vehicular access on 9 this area of Worcestershire and protected species surveys have • Detailed consideration of the • Provide multi-functional green Redditch, approximately 3km west of the THE SITE are currently undergoing an Redditch Borough Council’s Local planning application, we are seeking Birchfield Road, Foxlydiate Lane, Cur spaces and places. BIRCHFIELD Examination in Public. These Plan No.4 and the Bromsgrove therefore, existing copses, hedgerows provided an excellent level of setting and visibility of Hewell Lane and Pumphouse Lane. town centre. It sits within the administrative ROAD the views of the local community and tree planting are located on the understanding of the current Grange Conservation Area and 5 boundary of Bromsgrove District. plans seek to meet the development District Plan set out a vision for now, in order that these can be • Enhance the setting of Spring site. The proposals will retain this value of the site. This data will Norgrove Court. • Provide a sustainable transport strategy needs of the area up to 2030. It is the Foxlydiate site in the emerging taken into account as we develop Brook to provide new countryside existing planting wherever possible be used to protect and enhance to ensure accessible walking, cycling The site area (edged red) extends to well recognised that in order for Policy RCBD1 Redditch Cross the proposals for the site. FOXLYDIATE • The setting of Lane House Farm and bus routes create easy connections walks. approximately 134.5 hectares of land. LANE Redditch to meet its own housing Boundary Development. This and use it to shape the masterplan. habitats of ecological value 10 CUR LANE wherever possible and to create (Grade II listed) will be respected. within the site and to the wider area. need, expansion into neighbouring policy states the site will include 1 The landform and topography of the site • Understand and respond to the CONNECTED 12 WEBHEATH authorities such Bromsgrove may a minimum of 2,800 dwellings, a net gain in biodiversity. landform and topography of the creates aids the creation of a distinctive be required, which has required a first school and a local centre, EXISTING DEVELOPMENT DRAINAGE AND FLOODING site. • Create a new walkable 11 character as it rises 61m from its lowest point cross boundary working between including associated community • Drainage and flooding technical aspects neighbourhood where key at the south western ‘tip’ near the Spring the two authorities. infrastructure. The vision has • Ensure the amenity and setting 3 • Consider and respond to views both of the site have been assessed and facilities are located on the 5 Brook to its highest point on the northern been used to inform the guiding of existing properties that front or in to and out of the site. doorstep. boundary near Holyoake’s Farm and the Redditch Borough Council back on to the site is respected. consultation undertaken with North 7 8 principles of the draft masterplan, 6 A448. By contrast much of the southern and identified a housing need of Worcestershire Water Management 2 PUMPHOUSE alongside a detailed analysis of • Provide the opportunity for western boundary is more rural in character, LANE approximately 6,400 dwellings team. Their comments and the opportunities and constraints convenient and accessible 14 defined by the hedgerow-lined Cur lane, within the plan period to 2030, requirements have been incorporated afforded by the site. sustainable travel that considers Gypsy Lane and the Spring Brook. into the drainage strategy for the site. links to Webheath, Redditch Site location plan 2 © Crown Copyright and database rights 2015. Ordnance Survey 100023519. 1 A network of field boundaries creates a • This includes appropriate Sustainable Town Centre, Monarch’s Way visually contained landscape across much of Drainage Systems (SUDs) systems which and Sustrans cycle routes. 4 the site. The rising ground to the east, where will ensure that there will be no impact 9 • Encourage and enhance social the site adjoins the settlement of Webheath, of the current ground water quality. connections between the new and has a greater degree of visual containment 5 existing community. that results from the smaller fields, greater FOUL DRAINAGE number of hedgerows and mature trees. 13 • There are ongoing discussions with DISTINCTIVE Severn Trent Water to determine the most appropriate solution and • Create a high quality connection point for the site. Once these development that is responsive 2 are complete, the preferred option will to elements of existing built be incorporated into the future detailed development in Webheath, Wider Site Location plan Design principles plan engineering designs for the development. Redditch and surrounding areas.
• Use existing green capital located 1 Primary vehicular access 5 Residential development 10 Area for formal play UTILITIES point within the site to aid the creation 6 Local centre 11 Informal parkland • Surveys have been undertaken to of a distinctive place. 2 Secondary vehicular access identify existing utilities crossing the point 7 Primary school 12 Bridleway Technical site appraisal plan • Ensure a generous provision site. Routes will be incorporated into 3 Primary movement route 8 Green corridor 13 Public Right of Way Proposals for the development of the masterplan by making provision of green space within the 9 Public open space 14 Monarch’s Way for appropriate offset distances or development, setting the 4 Secondary movement route site apart from other new LAND OFF diversions. developments. FOXLYDIATE LANE NOISE
WEBHEATH • A noise offset will be provided where the Illustrative images Environmental site appraisal plan site boundary adjoins the A448.
Proposals for the development of Proposals for the development of Proposals for the development of Proposals for the development of Proposals for the development of
LAND OFF LAND OFF LAND OFF LAND OFF LAND OFF FOXLYDIATE LANE FOXLYDIATE LANE FOXLYDIATE LANE FOXLYDIATE LANE FOXLYDIATE LANE
WEBHEATH WEBHEATH WEBHEATH WEBHEATH WEBHEATH
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DRAFT MASTERPLAN SOCIAL AND ACCESS AND GREEN NEXT STEPS ECONOMIC IMPACT OF MOVEMENT STRATEGY INFRASTRUCTURE The draft illustrative masterplan shows how the site PROPOSED TIMESCALES YOUR VIEWS can be developed to create a high quality new scheme THE DEVELOPMENT Please take a few minutes to record your that responds to the existing context of the site. WALKING “A Green Infrastructure approach enables landscapes February 2016 Further public consultation comments and pass them to us. You can either: • Monarch’s Way and the to deliver social, economic and environmental benefits Bridlepath will be retained and 23rd/24th March 2016 • Complete one of the forms available here today A number of key social and economic benefits will be simultaneously, and then looks at how those benefits can be Local Plan Examination • Up to 2,800 new dwellings. enhanced. They will form a part generated as a result of the development. of the local leisure route network. multiplied by being connected to a wider network of spaces.”* Spring 2016 • Email you comments to us 16 • The provision of up to 40% Submission of planning application ([email protected]) affordable housing and Starter • Formal and informal pedestrian Summer 2016 Homes (up to 1,120 dwellings) crossings and dropped kerbs will A number of key landscape • Complete the form online Based on an average household (including 40% affordable ADDITIONAL LABOUR FORCE AND 1 Existing tree/hedgerow Local Plan Inspectors Report published will help meet the housing needs ECONOMIC OUTPUT ON COMPLETION (http://consultfoxlydiate.gva.co.uk) size with Redditch District of provision), would result in a New be provided along key routes principles which has informed planting 4 of local people. the Summer / Autumn 2016 or 15 by within the site. the masterplan are set out ed 2 2.3 persons, the Foxlydiate site, Homes Bonus of £21.7m to the at 52M Proposed tree/hedgerow er £1 en + Adoption of Local Plan (eco g l scheme provides below; VA n t) ta accommodationThe for would generate a population of local authority and £5.4m to G om u to planting e tiona ic tp l h di l p ou il • New local centre which could T ad op • Pedestrian access will be • Take a form with you and post it to us: ulation w Autumn 2016 approximately 6,440. Worcestershire County Council. economically+5,126 3 Proposed street tree planting include retail, health and active people created from Pumphouse Lane, • Provision of a well-connected Determination of planning application by 4 Consult Foxlydiate community facilities. Foxlydiate Lane, Cur Lane and accessible green Areas of informal parkland Bromsgrove and Redditch Borough Council. c/o Bilfinger GVA 11 AFFORDABLE HOUSING CONSTRUCTION JOBS and Birchfield Road to provide infrastructure network which 5 Spring Brook green corridor Winter 2016 • New three-form entry primary connections with Webheath and caters to a range of uses and PDR 640 9 6 Area for formal play Discharge of Planning Conditions school. The provision of up to 40% The House Builders Federation Batchley. ages. It will include significant 3 Brindleyplace 7 1 affordable housing and Starter (HBF) confirms that for every new areas for recreation, walking Allotments / Grow patches Spring 2017 Birmingham • Primary vehicular access points 8 12 Homes (up to 1,120 dwellings) will home built 1.5 direct construction 8 3 and cycling routes, existing 8 Area for attenuation / Site Preparation Works B1 2JB located at Birchfield Road, help meet the housing needs of jobs are generated. Therefore the CYCLING drainage tree and hedgerow planting, 6 Spring 2017 Foxlydiate Lane/Cur Lane local people. construction of 2,800 homes will Your comments will be considered by the 6 ecological habitats and junction. • The developers are consulting Further Reserved Matters Application 7 generate the equivalent of 4,200 developers and their consultant team as they ADDITIONAL NEW HOMES BONUS with Worcestershire County drainage. construction jobs over the lifespan 2 Autumn / Winter 2017 progress the proposals for the site and prepare • Additional secondary vehicular GROSS VALUE ADDED Council and Sustrans to 3 5 of construction. • Analysis of the character and First completed dwelling the planning application. (GVA) New Homes formulate a plan for a network of 4 access points located at 2 Bonus payment topography of the land has Foxlydiate Lane, Cur Lane and (over 6 year period) high quality cycle infrastructure 1 GVA is a measurement of the generated by informed the location and Pumphouse Lane. 14 17 COMMERCIAL within and around the site. contribution to the economy of scheme = EXPENDITURE +£27.1M design of the proposed open • Accessible and significant areas individual producers, industries and • It is currently proposed to run the spaces, to ensure they relate 2 1 of public space (approx. 50 sectors in the UK. The average per capita National Cycle Network route well to the existing landform. hectares/123 acres in total) that expenditure within Redditch on 5 through the site between Cur The proposed development The UK Competitiveness Index include parkland, walking and 10 convenience (food), comparison Lane and Foxlydiate Lane. Other will sit below the northern (UKCI) confirms that the GVA per NEW JOBS CREATED DURING CONSTRUCTION cycling routes, areas for play, (non-food) and leisure goods and routes are planned that connect high ground. head within Redditch-District totals existing tree and hedgerow services is as follows: with Pumphouse Lane and £23,670. The future residents Direct Plus Birchfield Road. • Provision of new local planting, ecological habitats and construction additional of the application proposal will • Convenience - £1,831 jobs = indirect amenities for the community 7 drainage. 16 4,200 jobs 13 therefore generate a GVA of per capita jobs 15 • Consideration is also being including parkland and play • A new and accessible area for £152m per annum (based on given to ways of enhancing the facilities. • Comparison - £2,950 Foot, bus and bike plan equipped play will be provided current values). cycle route between Webheath, 2 per capita • Retention of existing ADDITIONAL COMMERCIAL Batchley and Redditch Town to cater for a range of uses 11 Secondary access is proposed from 5 On the evidence that 79.6% EXPENDITURE HIGHWAYS hedgerows and trees wherever and ages. This area could also Centre. Foxlydiate Lane and Pumphouse of Redditch’s population were • Leisure – £2,647 possible to maintain the include a community and events Draft masterplan per capita Total leisure and retail The principle means of access will Lane. 6 economically active in 2015 (Nomis expenditure generated existing landscape framework. space, encouraging a sense of by scheme = BUS be via a new signalised junction Labour Market Profile 2015), we +£47.6M PER ANNUM The impact of the development community pride and social 1 Primary vehicular access 7 Existing tree/hedgerow 12 Bridleway Therefore on the basis of these on Birchfield Road where it meets 8 estimate that 5,126 future residents on roads around Redditch and * Quote from Green Infrastructure: An interaction. point planting figures we estimate that the • The developers are consulting the A448 Bromsgrove Highway. A integrated approach to land use. Landscape 13 Public Right of Way will be in employment. Bromsgrove will be assessed by provision of 2,800 houses (or with Worcestershire County link road will be provided through Institute Position Statement. Green infrastructure plan • New pedestrian, cycle and 2 Secondary vehicular access 8 Proposed tree/hedgerow Worcestershire County Council point planting 14 Monarch’s Way 6,440 persons) will generate Council and bus operators to the site between Birchfield Road bus links that provide easy NEW HOMES BONUS convenience goods expenditure provide enhanced bus services to and Cur Lane, where it meets using their strategic traffic model. 3 Residential development 9 Area for formal play 15 Proposed cycle route connections within the site and of £11.7m, comparison goods Webheath and to serve the site. a modified junction at the Cur This will be used by the developer’s to the Monarch’s Way, Sustrans 16 The New Homes Bonus Calculator highway consultant to evaluate the 4 Local centre 10 Allotments / Grow patches Proposed informal expenditure of £18.9m and Lane roundabout with Church Proposals for the development of pedestrian route provided by the Department • The bus will serve all areas of the Route 5, Webheath and expenditure of leisure goods and Road. There is consideration impact of the development in more Redditch. 5 Primary school 11 Area for attenuation / for Communities and Local development, entering the site at detail on the local and strategic road 17 Possible future development services of £17m. The majority being given to whether the Cur LAND OFF drainage Government confirms that the Birchfield Road and exiting on 6 Public open space within allocation area of which will be spent in the local Lane roundabout junction with network. provision of 2,800 new homes Cur Lane or Pumphouse Lane. economy. Church Road can be maintained The frequency of services will be The developers will work with FOXLYDIATE LANE as a roundabout or upgraded to a increased. Worcestershire County Council to signal controlled junction. identify infrastructure improvements. Illustrative northern parkland plan Illustrative central parkland plan Site and illustrative images WEBHEATH
Proposals for the development of Proposals for the development of Proposals for the development of Proposals for the development of Proposals for the development of
LAND OFF LAND OFF LAND OFF LAND OFF LAND OFF FOXLYDIATE LANE FOXLYDIATE LANE FOXLYDIATE LANE FOXLYDIATE LANE FOXLYDIATE LANE
WEBHEATH WEBHEATH WEBHEATH WEBHEATH WEBHEATH
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6.2. EVALUATION
Site, wider context ECONOMIC SOCIAL assessment and involvement 6.2.1. ‘Contributing to building a strong, 6.2.5. ‘Supporting strong, vibrant and healthy of the community and responsive and competitive economy’* communities’* stakeholders have provided valuable information to Assessment Assessment shape and evolve the design 6.2.2. Studies and assessment work have been 6.2.6. Studies and assessment work has been proposals. This section sets undertaken to identify economic benefits undertaken to identify key facilities that out an evaluation of the that the development will generate when it is could be provided on site to aid the creation proposals to show how they delivered. of a cohesive community. meet the economic, social Involvement Involvement and environmental roles set out in the NPPF. 6.2.3. Discussions have been undertaken 6.2.7. Discussions with the Local Authorities, with the LPA and the local community key stakeholders and the public have with regard to economic benefits that the identified the requirement for community development is likely to generate. This facilities to be located on the site. This includes the Section 106 contribution that includes affordable housing, open space will be made as a result of the development provision standards, walking and cycling coming forward which will help to enhance routes and a central play facility, as discussed existing facilities in the local area. in detail with leisure officers. Design led discussions have also been undertaken Concept and Principles with the LPA’s to ensure the provision of a scheme that will provide a safe, attractive and 6.2.4. A number of economic benefits will be enjoyable place to live, nurturing the creation generated as a result of the development. of a happy and healthy new community. They include:
»» Additional labour force and economic output on completion. »» A New Homes Bonus to the LPA and Worcestershire County Council. »» New jobs created during construction. »» Additional commercial expenditure which will be spent in the local economy.
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ENVIRONMENTAL
Concept and Principles 6.2.11. ‘Contributing to protecting and Concept and Principles enhancing our natural, built and historic 6.2.8. A key aspiration of the masterplan is environment’* 6.2.15. The masterplan is responsive to to create a high quality and distinctive new important site assets. It retains these assets place that brings benefit to both the new and Assessment wherever possible and aims to enhance existing community. The development has their setting. Existing green capital has been shaped by existing green infrastructure; 6.2.12. Environmental and technical surveys formed an important shaping element of this forms a network of green corridors have been undertaken for disciplines which the masterplan and will be integrated with that vary in formality and function. They include access and movement, landscape, new areas of open space that allow for link to significant areas of new open space, ecology, drainage, heritage and archaeology, views, ecological habitats, SUDS, tree and providing plentiful exercise and recreation utilities and noise. The findings of these hedgerow planting. Appropriate setbacks opportunities on the doorstep. surveys have informed the masterplan and will be given to existing dwellings that adjoin helped to ensure that is it is responsive to the site boundary, with consideration given 6.2.9. The provision of a co-located local important site assets. to how the amenity and privacy of these centre (including health, community and existing properties will be respected. retail uses) and first school aim to create Involvement a vibrant and active community hub 6.2.16. Detailed studies and discussions have which provides the opportunity for social 6.2.13. Discussions on each of these technical informed the extent of development with interaction. These facilities have been disciplines have been undertaken with regard to Lane House Farm and Hewell located in the most central place within the LPA Officers and key stakeholders as Grange. development and are accessible by foot, bus, appropriate. A summary of the findings of *Quotes taken from the NPPF (Department for bike and car. technical studies were presented at the public Communities and Local Government, 2012) exhibitions held in January and February 6.2.10. The development will include a mix of 2016 with explanation provided with regard house types and tenures; the provision of to how these technical studies had helped to up to 40% affordable housing and Starter shape the proposals. Homes will help meet the housing needs of local people. 6.2.14. The client team have had significant discussions with the LPA regarding heritage, with detailed studies, meetings and a number of site visits being undertaken to ascertain the extent of development in the central and northern parts of the site. These discussions have significantly changed some areas of the scheme; these changes are detailed further in section 6.3.
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6.3. DESIGN EVOLUTION
The following pages show how the masterplan has evolved and describe different options that were explored during the design process, in collaboration with Redditch and Bromsgrove Local Planning Authorities and additional key stakeholders.
NOVEMBER 2014
6.3.1. This concept plan was presented in the Promotional Delivery Document, produced in November 2014. The document was submitted to the LPA’s to present details of the emerging proposals and further support their decision to allocate the site for development. This plan was informed by technical surveys and the following design concepts;
»» Vehicular access points located on Birchfield Road, Foxlydiate Lane and Cur Lane. »» Potential emergency access point located on Pumphouse Lane. »» Establishment of primary and secondary movement routes and loops that aid permeability throughout the site. »» First school, community building and local centre co-located within close proximity of the Birchfield Road access point to ensure the creation of an active and engaging new community hub that is accessible to all. »» Areas for formal sport (pitches) located in the north and southern areas of the site. »» Provision of a significant quantity of open space that accommodates new and existing planting, pedestrian and cycle routes, areas for play and drainage. »» Provision of north – south green corridors that retain a route along the Spring Brook. Land Use Masterplan (LUMP) November 2014
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SEPTEMBER 2015
6.3.2. A revised masterplan was produced in September 2015 to reflect further technical surveys and input. The following updates were made to the plan;
»» Inclusion of the community building within the local centre. »» Re-alignment of northern movement loop to further aid accessibility. »» Provision of additional/enlarged areas for attenuation. »» Revised location of sports pitches to aid the creation of a central area for formal sport provision.
LUMP September 2015
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NOVEMBER 2015
6.3.3. The masterplan was revised to reflect discussions with the LPA planning, heritage and leisure Officers which focused on the following;
»» Quantum of sports pitches to be provided. »» The creation of an accessible and centrally located formal sports area that provided formal play to cater to a range of ages and requirements. »» Ensuring that the setting of Hewell Grange Conservation area and Lane House Farm is respected.
6.3.4. Therefore, a number of amendments were made to the masterplan;
»» All sports pitches are located within close proximity to each other (within 200m, less than a 5 minute walk). »» Revision to the location of the local centre and first school to accommodate the revised arrangement of sports pitches. This revised location is also more accessible to all areas of the site. »» Locating the first school on the western site edge (adjacent to Lane House Farm) aimed to ensure that no residential development was located in this area. »» Development pulled back within the northern area of the site to ensure that there are no views to proposed development from Hewell Grange Conservation Area, in particular, the Walled Garden. »» Development pulled back in the south western corner of the site to accommodate additional drainage areas and further enhance the setting of the Spring Brook. »» Additional vehicular access point located on Foxlydiate Lane. »» Further revisions to the alignment of the primary movement route in the northern area of the site to respond to the topography and the revised arrangement of sports pitches and attenuation areas. LUMP November 2015
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DECEMBER 2015
6.3.5. Further revisions were made to the masterplan as a result of continued discussions with the Officers in relation to leisure and heritage, in particular with regard to the setting of Lane House Farm.
»» Local centre and school re-located near to the Birchfield Road vehicular access point and provision of public open space in the central western part of the site to respect the setting of Lane House Farm. »» Reduction in the provision of sports pitches; 2 pitches were located this new area of POS. »» Development pulled back in the central western area in accordance with important views from Lane House Farm, as identified on site visits that were attended by planning and heritage Officers and the client team. »» Proposed downgrading and re-location of primary movement route where necessary to aid the creation of a parkland character.
LUMP December 2015
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DECEMBER/JANUARY 2016
6.3.6. A revised version of the masterplan was issued at the end of December 2015 to reflect an additional meeting with the LPA’s to further discuss heritage and leisure elements of the scheme. These discussions included;
»» Removal of sports pitches and provision of a central area to accommodate formal play. This could include LEAP’s, NEAP’s an areas for an informal kick about and wheeled play. It was agreed that an area for formal play would also be included in the south western corner of the masterplan to ensure that play facilities were easily accessible to residents in this area. »» Revised location of local centre and the first school to the west of the Hawthorn Pit, removing development from the western edge of the site that is adjacent to Lane House Farm. This location was seen as also being the most central location for access from all parts of the site. Co-locating these uses also enables key facilities to be access within a single trip. »» Changing rooms and adjoining development block removed, helping to retain views from Lane House Farm.
LUMP December / January 2015
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MARCH 2016
6.3.7. A final version of the masterplan was produced in March 2016. This is the masterplan presented in the DAS.
6.3.8. The final masterplan incorporates amendments of a minor nature, including revisions to the Birchfield Road and Foxlydiate/Cur Lane junctions and the addition of a local centre plaza.
6.3.9. Revisions were also made to the development parcel south of the Pumphouse Lane site entrance to allow the existing PRoW to be incorporate within the highway. This access point (formerly accommodating emergency vehicles only) could now also accommodate vehicles and a potential bus route.
6.3.10. Illustrative strategies relating to elements of the masterplan including access and movement, landscape, drainage and character are set out in sections 8 and 9 of the DAS.
Concept Masterplan March 2016
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6.4. DESIGN PRINCIPLES
Four key ideas underpin 6.4.1. These four ideas form a strong design 3. EXCEPTIONALLY the proposals for Monarch framework for the proposals. They are RESPONSIVE TO IMPORTANT explained below and illustrated on the plan SITE FEATURES Green. These ideas have presented opposite; been informed by the vision 6.4.5. A comprehensive analysis of the site and and an analysis of the site 1. SIGNIFICANT GREEN surrounding area has highlighted important and existing local character. INFRASTRUCTURE site features which are integral to shaping development and ensuring the creation This aims to ensure the of a distinctive and site specific character. 6.4.2. The provision of a significant and creation of an exciting, connected green infrastructure is a key These features have been embedded within vibrant development that is concept for the proposals. The development the heart of the proposals and thus, the masterplan will respond to existing green site specific. will be focused around an active and vibrant green spine comprising existing mature capital, views, topography, desire lines and planting and a range of uses to cater for key surrounding land uses. all. Spring Brook will form a unique and attractive backdrop for new riverside walks 4. CREATING A BEAUTIFUL and spaces to relax, play and enjoy. PLACE
2. A NEW, THRIVING LOCAL 6.4.6. Beauty is important and can take many CENTRE forms. Garden Cities conjure up a certain architectural style in the mind’s eye that is very English and very much of its time. 6.4.3. At the heart of the new Monarch Green development will be a thriving new local The vision for Monarch Green does not centre comprising key retail, education and dictate aesthetics; it believes that beauty community facilities. It will provide a central should be evolve from the relationship of focal space for the development and be easily the development with nature, the rhythm, accessed via all modes of transport by the proportion and scale of its buildings and new and existing community. spaces and its attention to detail.
6.4.4. The local centre will be designed to encourage and facilitate social interaction through the provision of new facilities and spaces which people enjoy visiting.
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Design Principles plan
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6.5. DESIGN CONCEPT
The concept masterplan GENEROUS GREEN DISTINCTIVE presented opposite INFRASTRUCTURE »» A truly unique place will be created further evolves the design »» The provision of a connected, attractive which draws on existing important site principles and shows how and high quality green infrastructure features and positive design elements of the proposals for Monarch is a key asset of the proposals. Over 50 Redditch and its surrounding settlements. hectares of open space will be provided Green could be realised. »» A distinctive character will be encouraged that includes recreational open space and through the retention of views within parkland, walking and cycling routes, the site and to the surrounding areas as areas for play, existing tree and hedgerow appropriate. Existing landscape features planting, ecological habitats and drainage. within the site will be celebrated, with »» A new area for formal equipped play will green capital retained and enhanced be provided centrally within the site. It will within new areas of open space. cater for a range of uses and ages. »» The proposals seek to promote »» The proposals place a strong emphasis community pride and social interaction on wildlife habitat creation within areas through the creation of a safe and of open space, in particular the Spring accessible network of spaces and places Brook corridor. Both blue and green which are enjoyable destinations to visit. infrastructure will be designed to enhance biodiversity and ecology wherever possible. A NEW GARDEN NEIGHBOURHOOD CONNECTED »» The development will provide new retail, education, health and community »» Primary vehicular access will be located at facilities that will form an exciting focal Birchfield Road. space for new and existing community. »» Additional secondary vehicular access These facilities will be easily accessible points will be located on Foxlydiate Lane, to new residents via foot, bus and bike Cur Lane and Pumphouse Lane. linkages. »» Existing pedestrian and cycle linkages »» The establishment of a strong landscape within the site will be retained wherever framework aims to ensure a generosity possible and integrated with a new of open space within the development, network of attractive and accessible routes. further enhanced by new strategic and Pedestrian, cycle and bus linkages will street tree planting. reflect desire lines to key facilities and »» A high quality place will be created, spaces within the site, Monarch’s Way, underpinned by garden city and best Public Rights of Way, Sustrans Route 5, practice urban design principles. Webheath and Redditch. The structure of development has »» The creation of a connected network of been inspired by the retention of streets that have a clear hierarchy aids green infrastructure, the provision of the creation of a legible and permeable a connected network of streets and development that is enjoyable to travel creation of a happy, safe place where around. people aspire to live.
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Design Concept plan
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Chapter 7: ILLUSTRATING THE QUALITY OF DESIGN: SUPPORTING STRATEGIES MONARCH GREEN
7.1. SUSTAINABILITY AND ENERGY
A Sustainability and Climate 7.1.3. The masterplan has incorporated Change assessment has been various environmental considerations in order to limit adverse effects on the existing produced and the Proposed environment, improving it where possible. Development responds The Proposed Development also includes positively to the three pillars mitigation of significant impacts on the environment. The Proposed Development of sustainable development; is located where it can be accessed by Economic, Social & public transport. In compliance with the Economic Roles. emerging District Plan policy, the design of the development includes sustainable construction measures to achieve BREEAM 7.1.1. The Proposed Development will provide ‘very good’ standard for non-residential employment during its construction, and building. However, in relation to residential once complete, will provide employment development, the Government has now opportunities. It will stimulate and support superseded the Code for Sustainable both the local and regional economies Housing with Building Regulations. As such, through demand for services and providing the design of the Proposed Development employees to employers. The proposal will has been developed with reference to the help to sustain the vitality and viability of Building Regulation to ensure that this Webheath area, by providing homes for aspect of the proposal is sustainable. The economically active residents. Accordingly, proposals are therefore considered to be the Site is considered to be consistent with environmentally sustainable and consistent the economic role as promoted within the with the environmental role promoted within NPPF. the NPPF.
7.1.2. The scheme would provide a wide 7.1.4. The Proposed Development has range of high quality homes to cater for a been assessed against national and local variety of local housing needs. Further to sustainability criteria. The report concludes this, the proposal also encompasses various that the Proposed Development constitutes supporting social infrastructure for the a sustainable development which will be health and wellbeing of both existing and resilient to future climate change through new residents. The location of the Site is appropriate design measures. shown to be in close proximity to existing key local services in Redditch. With these matters taken into consideration, the Site is considered to be consistent with the social role promoted within the NPPF.
Indicative image
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7.2. ACCESS AND MOVEMENT
The outcome of the PEDESTRIAN AND CYCLE BUS STRATEGY Transport Assessment is STRATEGY 7.2.7. Public transport will play an important a comprehensive set of part in encouraging sustainable travel Within the site strategies to improve public behaviour and it is therefore proposed to re- route existing bus service 47/48 through the transport connectivity, 7.2.1. A comprehensive set of walk and cycle walking and cycling routes, routes will be provided within the site. Each development site and improve its timetable. This would provide a service to Redditch bus the capacity and safety road will be furnished with wide footways, and on the primary roads they will be station, for the town centre and connection of the road network and separated from traffic by a wide landscaped with other bus services and the train station, access to the site. This verge. Cycle routes will be provided from and to Headless Cross and Alexandra Hospital. is complimented by a each development parcel to the local area play, the proposed school and local shops. travel behaviour change 7.2.8. The route would pass through all parts of the development, and there is the programme, promoted by 7.2.2. Public Rights of Way through the site opportunity to provide a better connection to the County Council, and will be made more accessible and, where necessary, diverted along safe and attractive properties on the Webheath ADR site. Walk contained within a Travel routes. routes to/from bus stops would be provided Plan document. to create safe, secure access to the re-routed On the local network service. Passenger shelters and real-time information displays would be provided at
7.2.3. Sustrans and Worcestershire County the more important bus stops. Almost all Council have agreed that the National Cycle houses will be within 250m of the potential Network can be diverted through the site, route. This may vary, and it depends upon along segregated routes, and connect the site the viability of the service and reliability of with Redditch Town Centre. the route elsewhere.
7.2.4. The County Council are being asked to 7.2.9. The route will provide public transport consider opportunities to reduce the speed of connectivity within Redditch, seven days traffic on Cur Lane to encourage the use of per week throughout core travel periods. It it by joggers, horse riders and cyclists. will be with a six minute walk of dwellings and serve the local centre. It will provide 7.2.5. Formal pedestrian and cycle crossings an excellent connection with the Cross City will be provided on Foxlydiate Lane and Line train service and thus to/from the Birchfield Road, to provide connections with whole Metropolitan area. Furthermore it be neighbouring communities. Routes within an improved service for existing Webheath Webheath will be see improvement with neighbourhood, with an extended service better wayfinding and surfacing. period, more frequent departures and the potential for local route modifications. 7.2.6. The route to the Town Centre will be enhanced with a segregated alternative to Bromsgrove Road through the underpass via Batchley.
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Foot Bus and Bike plan
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VEHICULAR ACCESS
7.2.10. The site will take its principal access 7.2.12. Cur Lane will closed between the 7.2.14. A limited number of properties will be from Birchfield Road at its junction with the Severn Trent Water borehole station and access from Foxlydiate Lane. This will form A448 Bromsgrove Highway. This will take Foxlydiate Lane. It will be reconnected to a minor route to the local network. The the form of a new signalised junction, and the Boulevard via a minor road within the access is located where visibility is optimal will have the capacity to accommodate the development. and can be achieved within standards with traffic forecast from the development and the necessary splays. Worcestershire County background growth. Alterations will also 7.2.13. A contained number of properties will Council have also been asked to consider a be made to Birchfield Road where it meets also be accessed from Pumphouse Lane. This traffic management scheme for Foxlydiate the A448 slip road, to ensure the safety of will form a minor route to the local network Lane to discourage rat-running and emerging vehicles. and may also be used as a bus connection encourage existing and future traffic to use between the site and the Webheath ADR. the Boulevard through the site. 7.2.11. The principal access will be extended Marginal road widening and remedial into the site to form a Boulevard from which maintenance works may be required on all parts of the development will gain access. Pumphouse Lane itself. This will then connect to the Foxlydiate Lane roundabout in place of Cur Lane, which will be closed at this section.
1
2 3
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1
3
2
Access Junction Design plan
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OFF SITE HIGHWAYS 7.2.17. The traffic model recognises that junctions 7.2.19. Capacity tests also indicated that the further afield in Redditch and Bromsgrove (on Birchfield Road priority junction with
7.2.15. The capacity of the junctions highlighted the A38 for instance) suffer from the cumulative the A448 slip road would operate with on the plan below have been considered in impact of this and other development schemes. significant queues and delays. Therefore detail based upon a traffic impact threshold These locations have been specified in the it is proposed to provide a ghost-island agreed with WCC. Infrastructure Development Plan (supporting right turn lane into Birchfield Road evidence formed in support of the Local Plan to allow right turning traffic to queue 7.2.16. The results of the BARHAM model and Examination) and the developer will work with without blocking ahead movements to the more detailed assessments have revealed that Worcestershire County Council to identify a A448. Furthermore the right turn from most local junctions within the vicinity of commensurate financial contribution towards Birchfield Road has been restricted, both the site continue to operate within capacity these works. to increase capacity and to overcome safety and it is concluded that in most cases no concerns raised by the community. This further analysis will be required. The impact 7.2.18. Junction capacity tests indicates that the will be enforced by a physical island on on the Birchfield Road junction with A448 Brockhill Drive roundabout junction with Birchfield Road. Alternative routes to the Bromsgrove Highway is significant, as it Hewell Lane experiences increased queuing A448 westbound will be available via the forms the principal access to the scheme, and and delay as a result of traffic generated by development site or by joining the A448 at the mitigation requirements are described the proposed development. To mitigate the Windmill Drive. below. impact it is proposed to enlarge the roundabout as indicated on the plan opposite (top right) to allow more vehicles to pass through it.
Junction plan
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Proposed junction design – Brockhill Drive roundabout junction with Hewell Lane
Proposed junction design – Birchfield Road
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7.3. STREET HIERARCHY AND CAR PARKING
A distinctive hierarchy of 7.3.2. The development will incorporate the Movement street types is proposed for following street types; 7.3.5. These principles explain the movement the development based on »» Boulevard and function of the street in terms of flows and the priority given to different modes the principles of Manual »» Local Centre Plaza for Streets. Each street will of travel. A key objective of the movement »» Avenue strategy is to prioritise pedestrian and cycle provide an attractive place »» Street movement wherever possible. to live alongside, or to pass »» Green Street through and enjoy. Access »» Community Street 7.3.6. This describes how users will access »» Private Drive 7.3.1. The categories of street will each have buildings from the street. Where possible, the a different character and role within the objective is to provide building frontages that 7.3.3. The principles function of streets is scheme, the function of each is set out on the are directly accessible on foot, with vehicle explained and set out below. Each of these street hierarchy plan, presented opposite. parking close to the main entrance of the principles will be used across the site to shape property. the design of the scheme.
Parking Place
7.3.7. This principle explains how parking for 7.3.4. This defines the character and role of both visitors and residents is conveniently the street and elements that will make it accommodated within the street scene and distinctive and/or characteristic. The sense easily accessible from dwellings. of place will be informed by a number of factors, including the buildings defining the Utilities space, the degree of enclosure, street trees, surface materials and function. 7.3.8. This explains the location of utilities within each street type.
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Street Hierarchy plan
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BOULEVARD
Place
7.3.9. The boulevard will be distinctive and attractive route through the site that links Birchfield Road with Cur Lane. Its design will reflect the importance of it functioning as the primary movement route for the development for all modes of transport. The route will incorporate verges and tree planting on both sides of the street. 2-3m 7m 6.1m 3m 2m 2-5m Movement
7.3.10. The boulevard will accommodate the highest flow of vehicles within the site. Its route through the development has been influenced by the topography and the establishment of connections to key facilities and the network of secondary and tertiary streets.
7.3.11. The design of the Boulevard will aim to prioritise pedestrian and cycle movement, with the provision of a 5 metre off road shared pedestrian and cycle route and vehicular speeds restricted to 20mph wherever possible.
Access
7.3.12. Direct access to dwellings will not be provided along the boulevard for vehicles.
Parking
7.3.13. On plot parking will be provided for dwellings that is accessed via the secondary and tertiary network. Visitor parking will be provided at intervals along the street, as per Council policy.
Utilities
7.3.14. Servicing will be accommodated beneath the highway and footway; it will be located to avoid conflict with tree planting.
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LOCAL CENTRE PLAZA
Place
7.3.15. The local centre plaza will provide a focal space and exciting new community hub for the development. It will be designed to function as a place for people to move through or stay and enjoy. Consideration will be given to the provision of tree planting and design of the public realm to ensure the creation of a high quality space that enables safe trips to be made to key facilities via all 5m 6m 3.5m 8m 3.5m 6m 3m modes of transport.
Movement
7.3.16. The local centre plaza will accommodate high flows of movement within the site and will be linked to the boulevard to the north and south. Low vehicular speeds will be encouraged in this area through the use of surface treatments, centrally located tree planting and deflections in movement.
Access
7.3.17. Direct access to dwellings will not be provided along the local centre plaza for vehicles.
Parking
7.3.18. Visitor parking will be provided within the plaza space. Additional parking will be located within the local centre to serve retail, health and community facilities.
Utilities
7.3.19. Servicing will be accommodated beneath the highway and footway; it will be located to avoid conflict with tree planting.
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AVENUES
Place
7.3.20. Avenues will have a formal and green character, incorporating tree planting and verges on one side of the street. There will be some variations in character along avenues depending on their location within the development.
Movement 3-8m 3.5m 4m 6.5m 2m 3-8m
7.3.21. Avenues aid the creation of movement ‘loops’ within the site, facilitating easy and direct movement around the site for vehicles, pedestrians and cyclists.
Access
7.3.22. Avenues will provide direct frontage access to dwellings.
Parking
7.3.23. On plot parking will be provided for dwellings. Visitor parking will be provided at intervals along the street, as per Council policy.
Utilities
7.3.24. Servicing will be accommodated beneath the highway and footway. It will be located to avoid conflict with tree planting.
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STREET AND GREEN STREET
Place
7.3.25. Streets will have a less formal character than the avenue and form part of the tertiary movement network. A variation of this street type; Green Streets, could be used in lower density areas of development that have a more rural and informal character.
Movement 3-8m 3.5m 6m 2m 3-8m 7.3.26. These routes will be designed to encourage low traffic speeds, with pedestrian footways provided either side of the highway. Both street types maintain a sufficient width to ensure safe passage for cycle movement.
Access
7.3.27. Direct frontage access to dwellings will be provided along the length of this typology.
Parking 3-8m 2m 2m 6m 2m 3-8m 7.3.28. Car parking will be provided on plot with visitor parking provided on street, as necessary.
Utilities
7.3.29. Servicing will be accommodated beneath the highway and footway.
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COMMUNITY STREET
Place
7.3.30. These shared surface streets are intended to be important community places within the development. They are designed as places for people to walk, cycle and interact with neighbours. Their design seeks to encourage very low vehicle speeds with ‘ownership’ of the spaces belonging to the pedestrian and the use of deflections where appropriate. 0.5-5m 6m 6m .0.5-3.5m
Movement
7.3.31. This street type will accommodate low traffic flows to allow for a safe interaction of transport modes, encouraged by the use of a shared surface treatment and a pedestrian/ cycle priority.
Access
7.3.32. Community streets will provide direct access to dwellings.
Parking
7.3.33. Parking for residents and visitors is accommodated within the design of the street; it will not act as an impediment to pedestrian and cycle movement. Parking will be integrated with tree planting to ensure the creation of an attractive street scene.
Utilities
7.3.34. Servicing will be located to avoid conflict with tree planting; drainage is to pipe and gully.
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PRIVATE DRIVE
Place
7.3.35. Private drives are informal, often located alongside open space. The low levels of traffic allow the carriageway to be a shared space between pedestrians, cyclists and vehicles.
Movement
7.3.36. These street types will have low traffic 3-8m 5m levels and have pedestrian/cycle priority.
Access
7.3.37. Private drives will provide direct access to dwellings.
Parking
7.3.38. Each dwelling will have sufficient on- plot parking. Visitor parking will be provided informally within the street, where necessary.
Utilities
7.3.39. A 0.5m strip for services and drainage will be provided.
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CAR PARKING
7.3.40. This section details a set of principles Car Parking Principles »» Appropriate levels of disabled parking that could be used to ensure that car spaces will be provided in key locations. parking is appropriately and attractively 7.3.42. The following principles shall be applied accommodated within the street-scene. wherever possible; 7.3.43. The car parking arrangements presented in this section are considered appropriate »» The quantum and location of resident 7.3.41. The overall objective is to create streets for allocated parking. They seek to provide which are attractive and functional places for and visitor car parking shall be discussed an appropriate amount of parking in pedestrians, cyclists and personal transport with the LPA. accessible and convenient locations which in an environment where car parking is »» Residents parking should be provided are overlooked by dwellings. accommodated conveniently on plot or on on-plot or on-street in a location that is street near to the front door. convenient and overlooked. Cycle Parking Principles
»» Visitor parking will be provided at the 7.3.44. The following principles shall be applied appropriate ratio in accessible locations, wherever possible; usually on street. »» Cycle parking should be good quality and »» Parking shall be designed to be as placed in prominent locations to help unobtrusive as possible by providing increase sustainable travel choices. screening such as planting or hedges where appropriate. »» Cycle parking spaces for individual dwellings should be provided within the »» Rear parking courts should only be used curtilage of the residential dwelling. in exceptional circumstances; where used they should be small and overlooked. »» For flats cycle parking should be provided as a secure communal facility.
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On plot detached On plot detached dwelling Option 1 dwelling Option 3
»» 2 on-plot parking spaces »» 2 on-plot parking spaces with hard surface area as with hard surface area as well as double garage well as single garage »» Spaces overlooked by »» Spaces overlooked by windows on front and windows on side of side of property property »» Front garden softens »» Front garden softens visual impact visual impact »» No visual impact, all cars are hidden on the side of properties
On plot detached On plot linked detached dwelling Option 2 dwelling Option 4
»» 2 on-plot parking spaces »» 2 on-plot parking spaces with hard surface area as with hard surface area as well as single garage well as single garage »» Spaces overlooked by »» Spaces overlooked by windows on side of windows on front of property property »» Front garden softens »» Street tree planting visual impact softens visual impact »» No visual impact, all cars are hidden on the side of properties
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On plot to the side of On plot to the front of semi-detached dwelling semi detached dwelling Option 5 Option 7
»» 1 on-plot parking space »» 1 on-plot parking space with hard surface area as with hard surface area well as single garage as well as single integral garage »» Spaces overlooked by windows on side of »» Spaces overlooked by property windows on front of property »» Front garden softens visual impact »» Street tree planting softens visual impact »» No visual impact, all cars are hidden on the side of properties
On plot to the side of On plot to the side of semi-detached dwelling semi-detached dwelling Option 6 Option 8
»» 1 on-plot parking space »» 2 on-plot parking spaces with hard surface area as with hard surface area well as single garage »» Spaces overlooked by »» Spaces overlooked by windows on side of windows on side of property property »» Front garden softens »» Front garden softens visual impact visual impact »» No visual impact, all cars »» No visual impact, all cars are hidden on the side of are hidden on the side of properties properties
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On plot to the front of On plot to the front and semi-detached dwelling rear of apartments Option 9 Option 11
»» 2 on-plot parking spaces »» 1 on-plot parking space with hard surface area with hard surface area and single garage »» Spaces overlooked by windows on front of »» Spaces overlooked by property windows on front and rear of property »» Street tree planting softens visual impact »» Tree planting softens visual impact
On plot to the front Parking Courtyard of terraced dwelling Option 12 Option 10 »» Use of this scenario »» Up to 2 on-plot parking should be restricted spaces with hard surface wherever possible area »» Up to 2 on-plot parking »» Spaces overlooked by spaces per dwellings windows on front of »» Minimal visual impact, property car parking is screened »» Street tree planting and by dwellings planted raised beds »» Layout of courtyards soften visual impact to vary according to location
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7.4. THE LANDSCAPE MASTERPLAN
LANDSCAPE STRATEGY
The Objective Scale in the Landscape Landscape Identity and Character
7.4.2. The objective for the landscape of the 7.4.5. The LVIA work records the distinctive 7.4.1. The landscape Strategy for the new development has the clear objective to new public places in the development: the change in the landscape character across realise to the full all the advantages already parks and small green spaces, is to make a the Site from the ‘Wooded Estatelands’ present in the landscape of the Site and its creative response in the new landscape that Landscape Character Type south to the immediate setting. The object is to craft a makes a direct relationship with the changing ‘Principal Timbered Farmlands’. Landscape new landscape that forms a strong, local scale present in the existing landscape. This strategies will look to respect and strengthen and highly successful response to the place. change of scale is important. It exists and the character defining traits identified in the This over-arching objective sets out a clear ranges from the visible setting made by landscape character studies. Consequently requirement for landscape strategies that will the expansive views over the countryside the open space to the north will have the deliver the opportunities for a memorable of Worcestershire from the high ground qualities and character of estate parkland. and enduring scheme. These strategies will between Gypsy Land and the A448, to the The open space along the Spring Brook will make the most of the latent potential that is near intimate small scale of the land south of be designed as a response to the stream- present in the landform; the view points and Cur Lane near the Spring Brook. side tree cover and a stronger pattern of vistas; the connectivity with the countryside; hedgerows. 7.4.3. One of the important threads within and the links with the land and the history of the Landscape Strategy is the creation of the place. new public spaces within the development that will realise these ‘assets’ in the variety of the landscape scale. For example open space has been placed over the northern high ground of the Site that will have a parkland character, responding to the expansive landscape. The rising ground will sit within limits that already exist: in the hedgerows; the copse; and the shape of the landform. The parkland will be open and the views from numerous viewpoints in the public space, will be publically accessible for the first time. A counterpoint to this will be the connected network of small scale green spaces along the low land near the Spring Brook between Pumphouse Lane and Cur Lane.
7.4.4. The landscape design will create public spaces that are formed to encourage the enjoyment of being outdoors but not far from home and yet in an environment that has the nature of the place as its main character driver.
PAGE 132 | 7. ILLUSTRATING THE QUALITY OF DESIGN: SUPPORTING STRATEGIES Boundaries and Rights of Way
MONARCH GREEN Site Boundary EXISTING ELEMENTS
PRoW
Existing Trees
Existing Hedge
PROPOSED ELEMENTS
Planting
Proposed Trees
Proposed Hedge
Wetland Planting
Meadow Grassland
Amenity Grass
SURFACING AND PAVING
Enhanced Highway Paving
Enhanced Pedestrian Paving
Crushed Stone Surfacing
Cycle/Footpaths - Bitmac
Footpath - Crushed Stone
Informal Path - Worn/Mown Grass
WATERBODIES
Attenuation ponds & basins
Watercourse
Boardwalk/Bridge
PLAYSPACES
Wheeled Play - Skate Park
Play Area
BUILDING HEIGHTS (Ref: ES Parameter Plan: ‘SCALE’)
Up to 2 Storeys (9m)
Up to 2.5 Storeys (11m)
Up to 3 Storeys (12m)
Illustrative Landscape Masterplan
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GREEN INFRASTRUCTURE
Connectivity and access to the The network of new green spaces 7.4.13. The Landscape Masterplan will make countryside a sympathetic and successful fit. It is not 7.4.9. The GI strategy within the Landscape contriving a line that does not already Masterplan looks to take best advantage 7.4.6. The Landscape Institute defines GI as: exist. The scheme successfully fits into the of the diversity of habitat already present landscape and will cause a strengthening of “…the network of natural and semi natural features, already in the landscape of the site including: the existing elements at the edges, defining a green spaces, rivers and lakes that intersperse and the hedgerows and field pattern; the copses strong and intelligent edge of the scheme. connect villages, towns and cities. Individually these and Hawthorn Pit; and the Spring Brook elements are GI assets, and the roles that these assets corridor. Redditch New Town: growth in a paly are GI functions. When appropriately planned, landscape setting designed and managed, the assets and functions have 7.4.10. These components will be taken into the new landscape with an approach the potential to deliver a wide range of benefits – from 7.4.14. The County GI Framework study looks providing sustainable transport links to mitigating and that looks to realise the potential of both at the designation of Redditch as a ‘New adapting the effects of climate change.” individual components: the tree cover of the Town’ stating that: Hawthorn Pit copse for example, as well as
7.4.7. The Landscape Masterplan captures the real network gains through a strategy of “The visual and physical containment of new the key aspirations that have been worked connection that makes links through the new residential, industrial and infrastructural development up for the site by the working group that landscape. was seen as a priority in order to conserve the have prepared the ‘Worcestershire Sub- distinctive rural environments of the surrounding Regional Green Infrastructure Framework: Boundaries and the fit in the landscape landscape.” And “The New Town was therefore Foxlydiate Site Concept Plan’. Extensive highly successful at ensuring landscape and collaborative working with the GI group’s 7.4.11. The historic lines of the lanes at the environmental character were both conserved and key stakeholders: the County and District site edges: Cur, Gypsy and Pumphouse enhanced, preserving a strong distinctiveness between Councils, has informed the new landscape of Lanes, will form the limits to the growth urban and rural landscapes, and retaining a key the development. of the development to the south, west and amenity for the residents of Redditch, despite the northwest. Development is to sit back from large-scale urban expansion.” 7.4.8. The Landscape Strategy delivers the GI these edges behind new naturalistic green linkage set out in the Concept Masterplan. spaces. 7.4.15. The GI strategy will continue to The points of connection with Cur Lane and apply this aspiration for distinctiveness and Gypsy Lane will be made in a manner that is 7.4.12. The earthworks of the A448 form the containment. sensitive to the qualities of the landscape at north eastern edge. All of these routes the countryside edge and will sit in attractive have substantive vegetation: hedges and open space. hedgerow trees and in the case of the A448 extensive tree cover. These historic routes and boundaries will act as a framework for the development.
PAGE 134 | 7. ILLUSTRATING THE QUALITY OF DESIGN: SUPPORTING STRATEGIES L3 V8 Landscape and Visual Mitigation Plan
MONARCH GREEN LANDSCAPE L1 New landscaping and planting L1 within in the most northerly field to add to the existing landscape framework and provide additional V9 screening. L2 Landscape planting to the boundary of the existing settlement edge.
Buffer planting alongside L3 the boundary with the A448 Bromsgrove Highway. L13 L4 Additional planting to strengthen all site boundaries with local L10 lanes (Cur Lane and Gypsy Lane) Reinforcement and retention of L5 existing field boundary hedgerows where possible L5 Enhanced planting along Spring L6 Brook to provide a robust landscape framework and setting for the proposed housing
L7 Improved management of retained hedgerows L9 New meadow creation and tree L8 planting to provide areas of new habitat and Green Infrastructure
V7 Landscaped surface water drainage features to L9 L4 accommodate run off from the L14 development and to provide areas of aquatic habitat
L10 New amenity grassland and V1 recreational walking routes
Enhancement of the existing L8 L11 public right of way to provide connections to the wider area
L12 Retention of significant trees V6 New hedgerow planting within the L13 public open space and at the edge L15 of the development area L16 New tree planting within the L14 public open space and residential area L15 Retention of existing woodland
L16 Retention of open space east of Cur Lane
L17 Habitat creation within the undeveloped areas of the open space to enhance biodiversity
VISUAL
V1 New tree belt off Birchfield Road Site entrance (ES ref: Viewpoint 01) Replacement tree planting at new V2 Site entrance (ES ref: Viewpoint 03 (c)) V5 V2 Enhanced tree planting (ES ref: V3 Viewpoint 04) Lower storey housing along V4 Pumphouse Lane (ES ref: Viewpoint 06(b)) Tree planting throughout the V5 residential blocks L17 V3 (ES ref: Viewpoint 09(c)) Retention of open space and new parkland planting east V6 of Lanehouse Farm (ES ref: L7 Viewpoint 10(c)) New tree planting along Cur V7 Lane and Gypsy Lane (ES ref: Viewpoint 11)
L2 V8 New parkland planting to the north of the Site (ES ref: Viewpoint 14)
V9 Enhanced planting along the edge A448 Bromsgrove Highway (ES ref: Viewpoint 15) L15 L6
V4
L11 Landscape Mitigation plan
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7.5. THE PLAY PROVISION STRATEGY
National guidance on play 7.4.16. The Play Provision Strategy for the ‘play park’. The provision of formal sports space and sports fields for development is contained within the Concept pitches will be accommodated away from the Masterplan and the Landscape Masterplan site but the development will have a circular new developments has demonstrates how the play spaces will sit exercise trail that makes real advantage of moved the strategies for within the open spaces of the scheme. Key the network and the variety in the character provision away from an considerations are the quality of the facility of the landscape. and the safety of the connections between over simplistic calculation- the play spaces: the parks, the central play 7.4.19. The central ‘play park’ has been based rationale to the ‘Fields area and the trials. All of the play spaces are promoted by Officers at BDC and it is in Trust’ approach that connected though off-road green corridors. proposed in a location that has a clear logic: it is central and well connected. It is to sit looks to a greater and closer The connections are to be made within a network that utilizes the historic hedgerow between one of the new greenway open examination of location boundaries in combination with new network spaces and will be linked via an easy, car- and population need: both features that are part of the public open free and attractive walk through the large existing and projected. space framework of the new scheme. new public park: ‘Cur Lane Park’, to the proposed local centre and school.
7.4.17. Play space and the provision of outdoor activity areas have been the subject of 7.4.20. This concentration of play experience numerous workshops and discussions with enables the Council to have a proven Council Officers. The strategy for outdoor successful role in management and play space for the development has emerged maintenance. This strategy also limits through this consultative and collaborative potential friction between future near process. residents and users of the play space. A large, exciting and popular play facility is
7.4.18. The proposal is for a range of play an entirely expected component of a park and exercise facilities: a wheeled play area; and the intention is for the ‘play park’ to be equipped play spaces that will provide for regarded as a real asset to the development. age ranges and types of play from modest and low key with a ‘doorstep-play’ quality; to the centralised highly social large scale
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Play Strategy plan
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CUR LANE PARK
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Cur Lane Park: Concept
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NORTHERN PARKLAND
Northern Parkland: Concept
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SPRING BROOK PARK
Spring Brook Park: Concept
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7.6. DRAINAGE
The surface water strategy 7.6.1. Surface water runoff from the site will provide ecological, amenity and aesthetic will aim to mimic the discharge into the Spring Brook, restricted benefits, as well as ensuring flood risk is not to greenfield runoff rates, including an increased elsewhere. existing drainage regime allowance for climate change. To achieve as far as possible, to this, a number of attenuation facilities will 7.6.2. All new sewerage infrastructure will be ensure flood risk is not be provided, in the form of open ponds built in accordance with the latest version of where possible. Source control SuDS will Sewers for Adoption. increased. This will be also be implemented where appropriate, 7.6.3. Full details of the proposed drainage achieved through the use such as permeable paving, or water butts, strategy are contained within the FRA which which through filtration and settlement, will of Sustainable Drainage forms part of the planning application contribute to water quality improvements. Systems (SuDS). package. The surface water drainage system will
Drainage Strategy drawings
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7.7. PHASING
A proposed Phasing Strategy 7.7.1. Initially, development would proceed simultaneously with around 3 to 4 sales per has been prepared and from Phase 1, creating the main site access month each. Affordable housing would be from A448 with additional phases coming on delivered concurrently on a phase by phase which demonstrates that stream relatively quickly. The key community basis in partnership with affordable housing the delivery of development facilities including the local centre, first providers. would proceed from school and central areas of open space would all fall within Phase 1. 7.7.4. The build trajectory is set out below: multiple access points. This 7.7.5. Whilst delivery rates would be initially will enable different sales 7.7.2. The level of housing within each phase is set out in the table below; relatively modest, this would increase rapidly outlets from housebuilders as more phases of development become to proceed across different 7.7.3. On this basis, a delivery trajectory has available. parts of the site concurrently been developed and which would support 7.7.6. Further details in respect of phasing to ensure that the the delivery of private completions across the plan period. Delivery would peak at around and the delivery of key infrastructure and development is completed 150 private sales per year which would s106 planning gain is set out in the Planning by 2030. be achieved from 4 sales outlets operating Statement by GVA.
Land at Foxlydiate Lane, Sales Trajectory during the period 2016-2030
Date (April- March) Year Private Completions Affordable Completions 2016 - 2017 1 0 0 2017 - 2018 2 50 33 2018 - 2019 3 100 69 2019 - 2020 4 130 79 2020 - 2021 5 140 89 2021 - 2022 6 150 102 2022 - 2023 7 150 102 2023 - 2024 8 150 102 2024 - 2025 9 150 102 2025 - 2026 10 150 102 2026 - 2027 11 150 102 2027 - 2028 12 120 79 2028 - 2029 13 120 79 2029 - 2030 14 120 79 2015 - 2030 1680 1120
Source: Bilfinger GVA
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Phase 1 North - 38.50Ha (Development land - 17.08Ha) 3.54Ha 49Dph 173 1.05Ha 32Dph 34 2.98Ha 49Dph 146 0.45Ha 45Dph 20 5.69Ha 38Dph 216 1.47Ha 37Dph 54 0.65Ha 45Dph 29 1.25Ha 45Dph 56 Total units 728 Phase 1 South - 4.43Ha (Development land - 4.18Ha) 0.72Ha 35Dph 25 3.46Ha 45Dph 156 Total units 181 Sum total PH1 909 units
Phase 2 North - 24.54Ha (Development land - 17.30Ha) 9.08Ha 40Dph 364 4.93Ha 42Dph 207 0.83Ha 32Dph 27 0.56Ha 30Dph 17 1.9Ha 35Dph 67 Total units 682 Phase 2 South - 11.01Ha (Development land - 8.06Ha) 4.57Ha 32Dph 146 3.49Ha 32Dph 112 Total units 258 Sum total PH2 940 units
Phase 3 North - 31.14Ha (Development land - 17.35Ha) 4.06Ha 28Dph 114 5.09Ha 30Dph 153 2.79Ha 44Dph 123 3.51Ha 30Dph 105 1.90Ha 35Dph 67 Total units 562 Phase 3 South - 24.68Ha (Development land - 11.83Ha) 1.82Ha 37Dph 67 2.95Ha 35Dph 103 2.96Ha 30Dph 89 4.10Ha 27Dph 111 Total units 370 Sum total PH3 932 units Total on site 2800 units inc. 19 in mixed use area
Indicative Phasing plan
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Chapter 8: ILLUSTRATING THE QUALITY OF DESIGN: DEVELOPMENT FORM MONARCH GREEN
8.1. APPROACH TO CHARACTER
The proposals for Monarch LEGIBILITY FRAMEWORK Green will comprise a 8.1.1. The Legibility framework plan Focal and Entrance Spaces distinctive character and establishes a number of important character a strong sense of place, generators for the development. These 8.1.6. Focal and entrance spaces will be guided by important site character generators support the urban generally defined by important frontages, the use of key/ landmark buildings and features and an analysis of design principles that underpin the concept plan. They will further shape the approach considered tree planting and public realm existing development within to character and the creation of a distinctive design. Webheath, Redditch and development. 8.1.7. The local centre plaza forms a key focal surrounding settlements. space for the development that marks the 8.1.2. This plan provides advice at a strategic level of importance. It is not exhaustive, and heart of the new community at Monarch at a detailed level smaller areas are likely to Green. The plaza will form an attractive be identified that require additional design active hub to pass through or stay and enjoy. consideration. Green Node
8.1.3. Key character generators are set out below and illustrated on the Legibility 8.1.8. Green nodes are areas which encourage Framework Plan; activity and interaction, ensuring the creation of a vibrant new community. They Landmark Building will be accessible to the weight of population within the northern, central and southern
8.1.4. A landmark building will truly define the areas of the development and benefit character of the development at Monarch from good levels of enclosure and natural Green. They aim to provide a distinctive surveillance. building that marks the heart of the proposals. The use of a landmark building Important Frontage within the local centre will aid legibility and further emphasise the creation of a new 8.1.9. Important frontages are identified in community hub. locations along primary and secondary movement routes where the building Key Buildings frontage is integral to creating a sense of arrival, enclosure, and forming part of a
8.1.5. Key buildings help to aid legibility, define long distance view along the street. They will spaces and streets and provide attractive also help to create a series of ‘street pictures’ points of interest along the street scene. through consideration of street form, width, They could be defined by an increased storey setback and roofline. height or variation in architectural material or detail. Key buildings located within the development are generally located on a corner and used to terminate an important view along the primary movement route or to open space.
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Legibility Framework plan
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CHARACTER AREAS
Green and Parkland Edge Views along Important Building 8.1.15. The development proposes six character Frontage areas which seek to respond to existing site 8.1.10. Green and parkland edges aim to features, location and variations in density, provide an attractive and sensitive interface 8.1.13. Establishing these views helps to identify scale and formality. The character areas between key open spaces and the built form. other character generators, in particular, location plan shows the boundaries of the These edges could be defined by planting, key/landmark buildings and important four proposed character areas. They are; larger front gardens and a considered building frontages. The proposals aim to palette of materials and architectural details, retain and enhance these views. »» Holyoake Park ensuring the creation of an attractive and »» Cur Green appropriate frontage. Open Views »» Monarch Green Village 8.1.11. Green edges are identified along 8.1.14. In addition to views along important »» Spring Rise the south western edge of the site, where building frontages, a number of open views development adjoins Spring Brook. The use within the site have also been identified. 8.1.16. A number of key spaces that strongly of green edges in this location will help to They tend to be located on areas of higher contribute towards the character and aid a sensitive transition between open space ground; their retention is valuable to ensure distinctiveness of the development will also adjacent to the Brook and built development. visual connectivity across the site and aid site be identified within each character area. specific character. 8.1.12. Parkland edges will be located in 8.1.17. Identification of positive character central and northern areas of the site. They elements in Webheath, Redditch and provide an important transition between surrounding settlements set out in section development and parkland that is located 4.8 will also inform the character of the within the site to ensure that the setting of proposed development. buildings of historic note are respected.
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Character Areas Location plan
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DENSITY STRATEGY
8.1.18. A variety of densities are proposed routes and significant areas of open space. across the development; this will also help to aid the creation of distinct character areas. 8.1.21. Medium densities (30 – 40dph) are These densities accord with site context, located in the following areas; building heights and proposed land uses. »» In the northern area of the site to aid A series of density ranges are proposed to the creation of a suburban character and ensure that a significant variation in density parkland frontage. can occur within development parcels, as appropriate. »» Central areas of the site to reflect existing development located in Webheath. 8.1.19. Overall, development will »» Southern areas of the site where the predominantly range from 25 - 40 dph structure of development is permeated by (dwellings per hectare). a network of green corridors.
8.1.20. Lower densities (25 – 30dph) are located 8.1.22. A variation between 30 – 40dph ensures in the most northern and southern areas that densities can vary in accordance with of the site where the aspiration is to create open space, site edges, adjoining existing a more informal and rural edge character. development and the primary movement Density levels in these areas also respond to route. important site features, including topography and existing green infrastructure. However, 8.1.23. Areas of higher density development these proposed density levels will still (40 – 50dph) are predominantly located ensure good levels of enclosure and natural within the central and northern areas of the surveillance are created along movement site. This responds to the location of local centre, primary movement route (including key entrance points to the development) and focal areas of public open space. Areas of higher density development aim to aid the creation of a formal character and aid legibility.
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Illustrative Density plan
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8.2. HOLYOAKE PARK
Holyoake Park will be defined by a generosity of space, the use of low densities and the northern parkland. It will reflect a traditional style that takes precedent from the local farmhouse vernacular.
»» Provision of large development blocks that are structured in accordance with the topography. The use of long and straight streets ensure views to green space within the development and to the wider countryside. »» Parkland edges are a defining feature of the character area. They could be characterised by the use of large front gardens and supplemented planting, with storey heights restricted to 2 storeys. »» The northern parkland area is a key space; this will aid the creation of a green and rural character. It is linked to green corridors that adjoin the edge of the site. »» Low density development (25 – 30dph) to aid a generosity of green space. »» 2 storeys dwellings will be located in the majority of the character area; aiding a rural character and respecting views from the site to the wider area. »» Predominantly detached dwellings with some semi-detached properties. Dwellings will be located in large plots. »» General use of simple and traditional building forms. »» The style of character area takes cues from the local farmhouse vernacular and materials. »» Predominant use of red brick facades. »» Front gardens are generally larger; residential boundary treatments will be defined with hedgerows.
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Holyoake Park illustrative visual
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8.3. CUR GREEN
Cur Green will have a formal character that is defined by topography, a contemporary style and a network of long and straight streets that provide long distance views to the central parkland.
»» Development is organised around a grid structure of long and straight streets, aiding the creation of a formal character and long distance east – west views to green space. »» The northern avenue passes through the character area, its alignment is curving in contrast to the tertiary network of long and straight streets. This alignment aids the creation of terminating views to key buildings and allows for small scale spaces to be located along this route. »» Significant areas of open space (the central parkland) are located on the western edge of the character area; a linear green corridor is integrated with development. »» Higher densities (40- 45dph) are located centrally within the character area; density decreases in accordance with the topography and central parkland frontage to the east and west respectively. »» General use of increased storey heights (2.5 – 3 storeys) with 2 storey dwellings fronting on to the central parkland. »» Predominant use of semi-detached and terraced dwellings located within smaller plots. »» Less variation in architectural details to aid a sense of rhythm along the street-scene and a formal character. »» A more contemporary style with a mix of brick and render facades with red tiles. »» Front gardens are generally smaller; residential boundary treatments will be defined with hedgerows.
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Cur Green illustrative visual
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8.4. MONARCH GREEN VILLAGE
Monarch Green Village »» Monarch Green Village forms the high will form the heart of the density core of the development, ensuring that the weight of population is close to development and is the green infrastructure and local facilities. most active area of the site; »» Areas of high density development (40 providing access to the – 50dph) are contrasted by significant local centre, first school areas of open space that include central and central parkland. It informal parkland and the Hawthorn Pit, aiding the creation of a distinctive will be characterised by the character. use of some contemporary »» The character area generally comprises building forms, increased a formal and ordered arrangement of storey heights and areas of development blocks and tertiary streets development linked by an that are structured around the route of the boulevard. attractive boulevard. »» The use of long and straight streets aids a more formal character. »» Predominant use of terraces and apartment located within smaller plots. »» Use of increased storey heights (2.5/3 storeys) within the local centre and along the boulevard and avenue to aid a sense of enclosure and to mark key/landmark buildings. 2 storey buildings will be located where it is appropriate to reflect existing built development in Webheath. »» Use of more contemporary building forms located within the local centre and along the boulevard and avenue. More traditional and suburban building forms could be located where the site adjoins existing development in Webheath. »» Potential for more formal residential boundary treatments such as railings along the boulevard.
Monarch Green Local Centre - Illustrative Sketch Layout
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Illustrative aerial view of the proposed development at Monarch Green
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8.5. SPRING RISE
Spring Rise will reflect a low density and informal character. It will provide an attractive green edge between the development and the Spring Brook green corridor.
»» Varied and organic block structure that is shaped by existing green infrastructure. »» Proposed densities (30 – 35dph) reflect the existing built form in Webheath. Lower densities (25 – 30dph) will be located in the western edge of the character area, adjoining Spring Brook. »» Storey heights accord with the density strategy; 2 storey dwellings will be located adjacent to the Spring Brook and Pumphouse Lane. Increased storey heights (up to 2.5 storeys) could be located within the eastern side of the character area where appropriate. »» The use of curving streets and potential variations in the building line and setback aids a more informal character. »» A mix of detached and semi-detached dwellings located within larger plots. »» Establishment of a continuous frontage along primary and secondary movement routes that could include the use of wider fronted properties. »» Enhancement and supplementation of the existing green infrastructure to fully integrate development within the landscape. »» Traditional building forms with render, red brick and slate roofs.
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Spring Rise illustrative visual
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Chapter 9: SUMMARY MONARCH GREEN
9.1. SUMMARY
This Design and Access Statement has set out a clear explanation of the design process and comprehensive consultation with the Local Planning Authorities, stakeholders and the community. A summary of how the main vision objectives will be met is set out here;
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GENEROUS GREEN CONNECTED DISTINCTIVE A NEW GARDEN INFRASTRUCTURE NEIGHBOURHOOD 9.1.4. The masterplan has 9.1.6. Monarch Green will form
9.1.1. A landscape led approach been designed to ensure the an attractive and distinctive 9.1.8. A cohesive new community has enabled the creation of provision of accessible, legible landmark development for will be created at Monarch a masterplan that is shaped and safe links across the site Webheath and Redditch. The Green, encouraged through by the topography, views and to wider destinations DAS has set out an analysis the provision of an accessible and existing blue and green for all modes of transport. of the site and surrounding local centre and recreation capital located on the site. Moving around the site by area; identifying important facilities available on the The scheme will comprise a bus, bike or on foot will be site features and positive doorstep. The masterplan significant amount of open an attractive option, with elements of the existing built is based on best practice space (approximately 53ha) shared off road cycle and form that contribute towards a urban design and garden that will cater to a range of footpaths being integrated distinctive local character. This city principles, considering uses and ages, promoting within green corridors and has enabled the creation of a elements including land uses, healthy, happy living through the design of primary and site specific development with accessibility, permeability, opportunities for physical secondary movement routes. a strong sense of place. legibility, character, street exercise, recreation and local Consideration has also design and landscape. food growth. been given with regard to 9.1.7. The proposed character how sustainable linkages to areas set out in section 8 9.1.9. The masterplan 9.1.2. A number of key spaces Webheath and Redditch can present a series of illustrative is underpinned by have been established within be provided as part of the visuals to show how a unique comprehensive technical the site, as presented on the proposals. sense of place could be surveys and input, as set out in Green Infrastructure plan. achieved. This has been sections 3 and 5 of the DAS,
These spaces will ensure the 9.1.5. The local centre and first guided by the existing with detailed reports included creation of an attractive and school are co-located in the character area analysis set out in the planning application distinctive character and will most central part of the site; in section 4 and the character package. This will ensure be connected via an accessible ensuring that this becomes a generators presented on the the delivery of residential network of green corridors focal space for the Monarch legibility framework plan. dwellings in accordance that incorporate pedestrian Green development and with the housing supply and cycle routes. is easily accessible for new requirement identified by the residents and the existing Local Planning Authorities. 9.1.3. This approach aims to community. Strategies and The strategy for phasing, along bring benefit to the new and principles for ensuring that this with proposed densities is set existing community and also space functions as a vibrant out in section 7.7 of the DAS. ensure that the natural, built and active community hub are and historic environment, set out in the latter chapters of including ecology and the DAS. biodiversity, is respected and enhanced wherever possible.
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9.1.10. The parameters and supporting strategy »» Production of a concept plan which plans demonstrate how the vision set out at seeks to deliver the vision, respond to the start of the DAS can be delivered. The assessment work and feedback from DAS has also included; the local community, Local Planning Authorities and stakeholders. »» The establishment of a vision and vision »» Development of clear design strategies objectives. which establish a framework for detailed »» Presentation of the masterplan cascade design proposals going forward. and parameter plans for which outline
planning permission will be sought. These 9.1.11. In conjunction with the parameter plans plans should be read in conjunction with a number of strategy plans may be identified additional plans that are submitted as part as forming part of the outline planning of the detailed application package. application for the site by the Local Planning Authorities in agreement with the applicants. »» A comprehensive assessment of the site These strategy plans are presented opposite and its context to identify important site and include; features and existing design elements which are influential in shaping the »» Density character of Webheath, Redditch and surrounding settlements. »» Street Hierarchy »» Foot, Bus and Bike »» Legibility Framework »» Play Strategy »» Residential Phasing
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STATUS Fixed for Hybrid Planning Application
STATUS Strategy plans that may be identified for approval (in agreement with the applicants) by the LPA. They include: »» Density »» Street Hierarchy »» Foot, Bus and Bike »» Legibility Framework »» Play Strategy »» Residential Phasing
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