LAND EAST OF ASHINGDON ROAD ROCHFORD
DESIGN & ACCESS STATEMENT
PREPARED BY PEGASUS DESIGN ON BEHALF OF BLOOR HOMES
P18-2109_55C | APRIL 2020 OUR VISION THE DESIGN AIMS TO PROVIDE A BALANCE BETWEEN OPEN GREENSPACE AND BUILT-SPACE, TO CREATE A SAFE WALKABLE NEIGHBOURHOOD WITH A STRONG SENSE OF PLACE THAT RESPONDS TO THE EXISTING CHARACTER OF ROCHFORD. IN THIS CONTEXT, THE DEVELOPMENT WILL CREATE A TOWNSCAPE THAT IS VARIED AND SYMPATHETIC TO ITS ENVIRONMENT WHILST MOVING THE COMMUNITY TOWARDS A MORE SUSTAINABLE FUTURE, THROUGH AN INCREASE IN HOUSING CHOICE.
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INTRODUCTION PLANNING ASSESSING ASSESSING OPPORTUNITIES POLICY THE SETTING THE SITE & CONSTRAINTS CONTEXT SUMMARY
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DESIGN CONCEPT & OUTLINE PLANNING SUPPORTING DESIGN SUMMARY EVOLUTION APPLICATION STRATEGIES PROPOSALS
NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A3 DOUBLE SIDED
Pegasus Design
Prepared by Pegasus Design Pegasus Design is part of Pegasus Group Ltd Prepared on behalf of Bloor Homes April 2020 Project code P18-2109
COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, Licence number 100042093. x
01 | Introduction
PURPOSE OF STATEMENT 1.1 This document has been prepared by Pegasus Urban Design 1.4 The Town and Country Planning (Development Management 1.5 This document achieves this within the following sections: Procedure) (England) Order 2015 also states the following on behalf Bloor Homes and the wider consultant team to Section 1: Introduction. accompany the Hybrid Planning Application (HPA) for the requirements: Outlines the purpose of the document. residential development of Land east of Ashingdon Road, “(2) An application for planning permission to which this Section 2: Planning Policy Content. Rochford, comprising: paragraph applies must, except where (4) applies, be ‘’An outline planning application for the demolition of accompanied by a statement (“a design and access Presentation of the key Planning Policy requirements, derived numbers 148 and 150 Ashingdon Road and the development statement”) about: from a combination of Local Authority and Government Policy. of 665 residential dwellings (C3), a community facility (a) the design principles and concepts that have been (D1), open space and associated infrastructure including applied to the development; and Section 3: Assessing the Setting. flood storage and surface water drainage attenuation, (b) how issues relating to access to the development have Considers the site in terms of the local contextual, historical with all matters unreserved for 233 residential dwellings and landscape setting. comprising Phase 1 of the proposals, and all other matters been dealt with. Section 4: Assessing the Site. reserved except for Access and Layout.’’ (3) A design and access statement must: Considers the site in terms of the technical and physical 1.2 This statement has been prepared in accordance with (a) explain the design principles and concepts that have context. Article 9 of the Town and Country Planning (Development been applied to the development; Management Procedure) (England) Order 2015, which Section 5: Opportunities and Constraints Summary. (b) demonstrate the steps taken to appraise the context of requires certain applications to be accompanied by a Design the development and how the design of the development Presentation of the key opportunities and constraints and Access Statement. takes that context into account; relevant to the development of the site. 1.3 The purpose of this statement is to explain; Section 6: Development Concept and Design Evolution. (c) explain the policy adopted as to access, and how Presentation of the key design principles, stakeholder “how the proposed development is a suitable response policies relating to access in relevant local development consultation undertaken, as well as its key findings and to the site and its setting and demonstrate that it can be documents have been taken into account; adequately accessed by prospective users” design evolution; (d) state what, if any, consultation has been undertaken on Section 7: Outline Design Proposals. (para. 34, Planning Practice Guidance ID 26-034-20140306, March 2014). issues relating to access to the development and what account has been taken of the outcome of any such Presentation of the key outline design proposals to be “fixed” consultation; and as part of the outline application, comprising the uses and amount proposed, access arrangements, and layout of the (e) explain how specific issues which might affect access to development. the development have been addressed.” Section 8: Supporting Design Strategies. Presentation of a series of key supporting design strategies that illustrate how the development could be realised, in accordance with outline application proposals; and Section 9: Summary 1.6 This statement should be read in conjunction with the Hybrid Planning Application and the accompanying supporting documentation.
4 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT x
AERIAL SITE LOCATION PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 5 THE SITE 1.7 The site extends to approximately 26 Hectares (Ha) and 1.11 Ashingdon Road provides links south to Rochford town 1.13 The site is allocated for residential development (post is located to the east of Ashingdon Road, approximately 1 centre, Rochford rail station and Southend Airport. The A127 2021) under “Policy SER8: South East Ashingdon”, in kilometres (km) to the north of Rochford town centre. is located to the south of Rochford, providing connections the Rochford District Council (RDC) Local Development south into Prittlewell and west towards Basildon, the M25 Framework Allocations Plan, adopted in February 2014. 1.8 Forming part of Doggett’s Farm the site comprises 2 no. (Junction 29) and Romford. existing properties (no. 148 and 150 Ashingdon Road) and 2 no. predominantly arable fields, separated by a low quality 1.12 The A13 is located to the south-east of Rochford, providing 1.14 The planning application process is being led by Bloor hedgerow, with an existing ditch running north-west to connections east to Southend-on-Sea and Shoeburyness Homes on behalf the of the landowners. south-east through the site. and west towards Basildon, the M25 (Junction 30) and Central London. The M25 provides further connections to 1.9 The boundaries of the site are predominantly defined the Dartford Crossing to the south, and connections around by existing residential development along Oxford Road, London to the north. Ashingdon Road and Rochford Garden Way the back onto the northern, western and southern site boundaries respectively. The eastern site boundary is defined by tree and hedgerow planting, with arable agricultural farmland beyond. 1.10 Ashingdon Road runs in a north-south direction to the west of the site. It features footways to both sides along its length, as well as a segregated cycle lane alongside the western footway, north of a toucan crossing outside Holt Farm School, and along the eastern footway south of the crossing. Street lighting is present on both sides of the carriageway.
WIDER SITE CONTEXT PLAN
6 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT SITE LOCATION PLAN (PA604-210B)
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 7 02 | Planning Policy Context
DESIGN RELEVANT PLANNING POLICY National Planning Policy Framework 2.1 The development proposals will be formulated with due 2.2 Government guidance in the form of the National Planning 2.5 The NPPF is also clear at paragraphs 125 and 126 that regard to the policies that make up the statutory Local Policy Framework (NPPF) states that there is a presumption Development Plans should set out a clear design vision Development Plan and Supplementary Planning Guidance, in favour of sustainable development (Paragraph 10) and to provide certainty to applicants, and that design policies together with Government guidance contained within the sets out an over-arching social objective in support of this should be prepared in conjunction with local communities to National Planning Policy Framework. which involves: reflect local aspirations. “to support strong, vibrant and healthy communities, by 2.6 Paragraph 127 of the NPPF states that (with regard to ensuring that a sufficient number and range of homes design planning policy) decision making should ensure that can be provided to meet the needs of present and future developments; generations; and by fostering a well-designed and safe built a) Function well and add to the quality of their area over environment, with accessible services and open spaces that the lifetime of the development; reflect current and future needs and support communities’ health, social and cultural well-being” b) Are visually attractive with good architecture, layout and attractive landscaping; (para. 8(b), NPPF 2019) c) Are sympathetic to the history and character of their 2.3 The Government continues to place a high emphasis on locality but don’t discourage innovation or change eg: design with the revised NPPF 2019 providing detailed advice increased density; at Section 12: Achieving well-designed places. 2.4 The contribution that good design makes to sustainable d) Establish or maintain a strong sense of place to create development is set out in paragraph 124, as follows: distinctive places to live, work and visit; “The creation of high-quality buildings and places is e) Optimise site potential to achieve an appropriate fundamental to what the planning and development process amount and mix of development (including open space) should achieve. Good design is a key aspect of sustainable and support local facilities and transport networks; and development, creates better places in which to live and work f) Create places that are safe, inclusive and accessible, and helps make development acceptable to communities. which promote health and well-being with a high Being clear about design expectations, and how these will standard of amenity, while minimizing the fear of crime. be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process.”
(para. 124, NPPF 2019) “Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, taking into account any local design standards or style guides in plans or supplementary planning documents. Conversely, where the design of a development accords with clear expectations in plan policies, design should not be used by the decision-maker as a valid reason to object to development.”
para. 130. NPPF 2019
8 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Local Planning and Design Guidance 2.7 NPPF 2019 Section 9: Promoting Sustainable Transport (para. 2.11 The development proposals have been formulated having 102), points to the role that design has to play in ensuring due regard to the Rochford District Council (RDC) Local that transport issues are considered at the earliest stages Development Plan, comprising: of development proposals, and the role that design can play • RDC Core Strategy (adopted December 2011) to ensure that development maximizes opportunities for • RDC Development Management Plan (adopted December sustainable transport options. 2014); and “…patterns of movement, streets, parking and other 2.12 RDC Allocation Plan (adopted December 2014)Consideration transport considerations are integral to the design of has also been given to the following local planning and schemes, and contribute to making high quality places.” design guidance: (para. 102 (e) NPPF 2019) • RDC SPD 2: Housing Design (adopted January 2007); 2.8 National guidance in the form of Planning Practice Guidance • RDC SPD 7 Design Landscaping and Access Statements (PPG), published in March 2014, further reinforces the (adopted January 2007); NPPF’s commitment to requiring good design by stating: • RDC Parking Standards, Design and Good Practice SPD “Achieving good design is about creating places, buildings, (adopted December 2010); or spaces that work well for everyone, look good, last well, and will adapt to the needs of future generations. Good • RDC Open Space Study (January 2010); design responds in a practical and creative way to both the • Essex Design Guide 2005 (formally adopted by RDC); and function and identity of a place • Essex Design Guide (2018) (para. 001, PPG, ID 26-001-20140306, March 2014). 2.9 Whilst the NPPF and the prior publication of PPG has replaced the Planning Policy Statements the following design guidance documents are still relevant to creating good design: • Manual for Streets 1 & 2 (DOT/DCLG 2007/2010); • Building for Life 12 (CABE at the Design Council, Design for Homes and the Home Builders Federation, 2018); and • Secured by Design: Homes (March 2019); and • Design and Access Statements – How to write, read and use them (CABE 2006). 2.10 More recently the National Design Guide has been published which further reinforces the governments requirements for design.
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 9 Policy DM1 - Design of New Developments Policy DM1 – Design of New Developments 2.13 Policy DM1 - Design of New Developments requires new developments to be design-led and community focused, The design of new developments should promote the character of the locality to ensure that the development positively contributes to the to secure the delivery of well-designed high-quality and surrounding natural and built environment and residential amenity, without discouraging originality, innovation or initiative. The design sustainable development. and layout of proposed developments must demonstrate that the following have been carefully considered and addressed within the proposal: 2.14 The integration of appropriate means of access, delivery of infrastructure, open space alongside development, waste i. Accessibility, particularly promoting alternatives to the private car; and recycling storage facilities, access to a variety of house ii. Integration of existing and proposed public rights of way; types, tenure and sizes are all key elements of the policy. iii. Adequate boundary treatment and landscaping within the development; iv. Retention of trees, woodland and other important landscape features in accordance with Policies DM25 and DM26; v. Sufficient car parking in accordance with Policy DM30; vi. Suitable density for the locality in line with Policy DM2; vii. Local open space requirements including the provision of greenspace, play space, private and communal gardens, allotments and other types of open space, based on the most up-to-date Open Space Study; viii. Impact on the natural environment including sites of nature conservation importance, and on the historic environment including Conservation Areas and Listed Buildings, archaeological sites and the wider historic landscape; ix. Avoiding overlooking, ensuring privacy and promoting visual amenity; x. A positive relationship with existing and nearby buildings in accordance with Policy DM3; xi. A scale and form appropriate to the locality in line with Policy DM3; xii. Compliance with textual Concept Statements; and xiii. Village Design Statements and Parish Plans, where applicable. Design briefs for major developments must show that they consider and reflect the identity of the surrounding area, and must allow for the effective running of the Council’s waste management and recycling scheme. Proposals should have regard to the detailed advice and guidance on the design and layout of new developments as set out in Supplementary Planning Document 2 – Housing Design, as well as to guidance in the Essex Design Guide for Residential and Mixed Use Areas.
10 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Local Plan Allocation POLICY EXTRACT: SER8 – SOUTH EAST ASHINGDON 2.15 The site was allocated for residential development in the RDC Core Strategy (2011) “Policy H3 – Extension to residential Site Context envelopes post-2021”, and subsequently the RDC Allocations 3.221 The site is located on agricultural land between Oxford Road to the north, Ashingdon Road to the west and minor residential roads Plan (2014) “Policy SER8 – South East Ashingdon”. to the south. It is adjacent to the existing residential area to the north, west and south. 3.222 New highways access onto the site is required. 3.223 There is a pylon on site towards the eastern boundary and there are underground electricity cables running east-west through site.
Site Capacity 3.224 The Core Strategy (Policy H3) identifies that the site in this general location should have the capacity to accommodate a minimum of 500 dwellings during the plan period. The site identified in Figure 14 is capable of providing 500 dwellings at a density of 30 dwellings per hectare. The overall site area is 23.5 hectares to take account of site constraints and to accommodate the following infrastructure, services and facilities: • Local highway capacity and infrastructure improvements, including contribution to traffic management of Ashingdon Road; • Public transport infrastructure improvements and service enhancements; • Link and enhancements to local pedestrian/cycling and bridleway network; • Sustainable drainage systems; • Public open space; • Play space; and • Youth facilities and community facilities. 3.225 The area identified as SER8 will be safeguarded from development until 2021, unless required in order to maintain a five-year supply of deliverable housing land. 3.226 The principles for the development of this site are set out in the Concept Statement. The land allocated for development in accordance with this policy is identified in Figure 14.
RDC SER8 POLICY EXTRACT (FIGURE 14)
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 11 03 | Assessing the Setting
CONNECTIONS AND PUBLIC TRANSPORT 3.1 The site is well connected to the surrounding urban area of Rochford, and benefits from easy access to public transport and strategic highway links within close proximity of the site. 3.2 The plan opposite illustrates the location of the site within the context of the local access and movement network. 3.3 Ashingdon Road runs in a north/south direction to the west of the site, and provides direct access to Rochford town centre and 3.4 The site is accessed from Ashingdon Road that runs in a north/south direction immediately west of the site. This road links to the A1159 and A127 to the south. To the north this road connects to the minor roads ‘Lower Road’ and ‘Canewdon Road’. 3.5 Rochford railway station is located within a 1.5km (19 minutes) walk to the south and provides services to Southend Victoria and to Liverpool Street station in the business district of central London. In consequence, it has long been popular as a town for commuters. Southend Airport railway station on the eastern boundary of the airport opened on 18 July 2011. 3.6 Rochford also has bus links to the surrounding towns. The Number 7 and 8 routes serve Shoeburyness, Southend-on- Sea, Hockley and Rayleigh from stops on Ashingdon Road. 3.7 Southend Airport is some 2.5km south of the site. There are over twenty scheduled flight destinations within Europe available from this airport. 3.8 A number of public rights of way are within the vicinity of the site. Footpath no. 41 is located to the east of the site and extends from Brays Lane to Doggetts Close, along Doggetts Chase. Footpath no. 25 is located to the south of the site and connects Footpath no. 41 with The Boulevard
LOCAL ACCESS AND MOVEMENT NETWORK PLAN
12 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT LOCAL FACILITIES 3.9 The site benefits from good accessibility to a range of existing community amenities. Rochford town centre is located approximately 1.5km (approximately a 19-minute walk) to the south of the site and contains a wide variety of local facilities and services, including hotels, banks, public houses, retail, café/restaurants, car parks, pharmacies, churches and community halls. 3.10 Other facilities and services within the vicinity of the site include:
Education • Holt Farm County Infant and Junior Schools (350m) • St Teresa’s Catholic Primary School (620m) • The King Edmund School (430m) • Waterman Primary School (470m) • Rochford Primary and Nursery School (1.1km)
Recreation • Rochford Tennis Club (1.4km) • Rochford Hundred Golf Club (1.6km) • Rochford Bowls Club (1.8km)
Employment • Swaines Industrial Estate (520m) • Riverside Industrial Estate (1.8km)
Heathcare • Rochford Hospital (1.2km)
LOCAL FACILITIES PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 13 LOCAL CHARACTER ANALYSIS Urban Form 3.11 An analysis of the existing built form of Rochford can provide 3.14 There are various types of development structure found in key character generators and references to help shape the the local area, creating variations in character: proposed development. Together these character drivers • The local context predominately consists of back to back will help to inform the Indicative Masterplan and provide a linear post-war development, with development parcels framework for more detailed proposals. running perpendicular to the main routes, as shown 3.12 Rochford comprises a varied character, ranging from the along Ashingdon Road, Rectory Road and Oxford Road. more formal Medieval development in the historic core of • The historic core of the town tends to comprise more the town, to large scale suburban post-war and late 20th organic shaped linear ribbon development, with higher century linear development. densities; 3.13 The outermost extents of Rochford are predominantly • Large-scale development blocks are more common to defined by the late 20th and the occasional early 21st century HISTORIC LINEAR RIBBON DEVELOPMENT WITH INFILL BEHIND IN ROCHFORD the south of the site, along Rochford Garden Way; TOWN CENTRE development. Distinctive elements of the local surrounding • Central Rochford tends to comprise higher density context are identified below: development, located on narrow streets, retaining the historic road structure; • Recent residential development at Brays Lane, to the north of the town comprises a more semi-formal character. • The use of long wide linear streets, with long ranging views and generous private frontages emphasises a suburban character; and • Development fronts on to primary movement routes.
GARDEN SUBURB DEVELOPMENT AT ROCHFORD GARDEN WAY
“Planning policies and decisions should ensure that developments: …are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities)”
para. 127 (c) NPPF 2019
LINEAR POST WAR BACK TO BACK DEVELOPMENT BLOCKS
14 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Built/ Plot Form • Dwellings immediately adjoining the site are • Single storey with loft conversions providing rooms in the • Dwellings generally front onto streets, providing a predominantly detached, with the occasional use of semi- roof; continuous frontages to streets and spaces, aiding detached units; • To the south of the site at Rochford Garden Way, and natural surveillance and overlooking. However, this • Consistent building setbacks are commonplace along elsewhere in Rochford 2-storey development is common, could be improved by avoiding the use of blank gables Oxford Road, Ashingdon Road and Rectory Road; with a small proportion of 2.5 to 3-storey dwellings to and ensuring that dwellings ‘turn’ the corner. This would increase the frequency of active frontages, and potentially • The repetitive arrangement of dwellings and the use define the street; provide a number of focal buildings, which would also aid of regular plot widths, sizes and storey heights creates • Some of the areas around the site have chalet style 1.5 legibility. rhythm along the street scene, emphasising a more storey houses and single stoey bungalows. semi-formal character;
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 15 Open Space Car Parking • Formal play facilities are provided at Doggetts Close, • Car parking is predominantly provided on plot within the • Private sports facilities are located at Strokes Swim curtilage, either to the front or side of dwellings, or on School, Southend and District Archery Club, Essex the street; Leisure Fisheries and Rochford Bowls Club; and • Development at Brays Lane is also served by rear • The use of planted frontages can provide a focal point for courtyard parking; and long range views along streets and softens the appearance • A lack of formal parking provision along Ashingdon Road, of the built form, whilst aiding a green character. near to Holt Farms Schools means that cars can tend dominate the street scene.
16 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Architectural Detailing/ Materials • Façades comprise a variety of materials, with brick and • Roofs tend to be eaves fronted, with a mixture of flat roof • The use of regular plot widths, materials and evenly render common place; and gable fronted dormers; spaced openings to boundary treatments enhances a • Historic dwellings in the centre of Rochford are • Traditional properties tend to have a larger amount of suburban and semi-formal character; and predominantly finished in red brick, with the occasional brick or stone detailing, with banding, quoining, dentil • Boundary treatments vary across the town. Historic use of render, timber boarding and tile hanging; and string courses evident within the historic town centre. development tends to feature shallower hard landscaped • Brick heads and sills, and the use of chimneys is evident • Mid 20th century and more recent development has frontages, with dwellings sitting on the back edge of the across the town; significant variations in architectural detailing, to the footway, or frontages bound by low walls or railings. Post war and infill development tends to comprise deeper and • The use of bellmouth heads on rendered plots and simple extent that it can cause a confused identity and street greener frontages, defined by hedgerow and low shrub cast render cills can be seen; scene; planting behind low level walls, enhancing a suburban character.
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 17 04 | Assessing the Site
4.1 This section provides a summary of the assessment of the LANDSCAPE CHARACTER site and its surroundings that has been undertaken to date. 4.4 The site is located within the following published Landscape 4.6 The Site is at the eastern edge of ‘South Essex Coastal LANDSCAPE SETTING Character Assessments (LCAs) Natural England, National Towns’ Landscape Character Area (LCA), which is part of the Character Area, Great Thames Estuary (NCA 81); and Essex wider ‘Urban Landscape’ Landscape Character Type (LCT). 4.2 The Site is located to the east of Ashingdon Road, which runs Landscape Character Assessment, ‘Crouch and Roach The key characteristics are described as follows: broadly north – south through Ashingdon (to the north) and Farmland’ and ‘South Essex Coastal Towns’. Rochford (to the south). The site is currently two fields split • “Large areas of dense urban development. north/south by a ditch. The Site is currently accessed via 4.5 The Site is within the Essex Landscape Character • Strongly rolling hills with steep south and west facing Ashingdon Road. Future proposed access includes several Assessment (CBA, 2003) ‘Crouch and Roach Farmland’ escarpments covered by open grassland or a mix of small pedestrian, cycle and vehicular access is proposed from Landscape Character Area (LCA), which is part of the wider woods, pastures and commons. ‘Coastal Landscapes’ Landscape Character Type (LCT). The Ashingdon Road. • Extensive flat coastal grazing marshes in the south key characteristics are described as follows: 4.3 The site is not within any statutory or non-statutory adjacent to the Thames Estuary. • “Long narrow Crouch and Roach river estuaries with landscape designations. The far eastern edge of the Site is • Large blocks of woodland in the centre of the area. within the boundary of the Metropolitan Green Belt planning bands of flat low lying marshlands. • Narrow bands and broader areas of gently undulating designation. Local Wildlife Site (ELA1) and Existing Open • Rolling or gently undulating arable farmland between arable farmland, with a remnant hedgerow pattern, Space (OSL1) Doggetts Pond is located close to the southeast the estuaries. Regular fields of variable size and thick or separating some of the towns. corner of the Site. intermittent hedgerow boundaries. • Particularly complex network of major transportation • Frequent long views across the farmland to the estuaries routes. from higher ground. • Pylon routes visually dominate farmland in the A130 • Strongly right angled pattern of lanes. corridor.” • Small villages, a scattering of hamlets, farmsteads, and newer suburban properties are concentrated along the Effects on Landscape Character lanes on higher ground.” 4.7 The proposed dwellings would include a variety of house types and sizes of variable density to complement the vernacular character of Rochford. The proposals would inevitably remove existing agricultural fields, replacing them with residential dwellings, associated gardens, street tree planting and areas of public open space to appear in keeping with the settlement edge character of Rochford. The character of the ‘Great Thames Estuary’ NCA and ‘Crouch and Roach Farmland’ and ‘South Essex Coastal Towns’ LCA would remain largely unchanged. 4.8 The architecture, scale and form of the proposed residential dwellings and gardens are in keeping with the local vernacular of Rochford. The proposals would provide a positive relationship with existing development, and wider landscape setting.
18 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT LANDSCAPE CHARACTER AREAS PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 19 VISUAL AMENITY Effects on Visual Amenity 4.9 The LVIA has assessed the proposals against the following 4.12 The proposals would generally be contained and screened public highway receptors (including motorists, pedestrians, by existing housing around the site to the north, south cyclists and bus routes): and west. Residents along the southern edge of Oxford Road (Viewpoint 1B), eastern edge of Ashingdon Road • Oxford Road located to the north of the Site; (Viewpoint 2B) and northern edge of Rochford Garden Way • Ashingdon Road located to the west of the Site; would experience the greatest direct change to views, due • Rochford Garden Way (and roads off it) to the south of the to their location. The proposals would be partially visible Site; and from a small section of footpath 291 41 between Doggetts • Hall Road, high ground to the west. and Doggetts Pond LoWS (Viewpoint 7). From most views to the east of the Site (including high sensitivity receptors) 4.10 The following potential PRoW receptors: the proposed development would not be visible due to • Footpath 290 41 along Doggetts Chase; intervening hedgerow and tree vegetation across the flat • Footpath 290 21 leading to Little Stambridge Hall Road; landform (Viewpoint 10). and • Footpath 290 4, Great Stambridge. 4.11 The following potential residential receptors: • Oxford Road located to the north; • Ashingdon Road located to the west; and • Rochford Garden Way (and roads off it) to the south. • The assessment has also considered users of Doggetts Pond LoWS.
20 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT ENVIRONMENTAL DESIGNATIONS PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 21 Approximate location of site boundary
St. Luke’s Hospital Chimney
VIEWPOINT 1 – FROM OXFORD ROAD, LOOKING SOUTH
Approximate location of northern site boundary
Local shops
Holt Farm Way
Ashingdon Road
VIEWPOINT 2 – FROM ASHINGDON ROAD, LOOKING EAST
22 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Approximate location of site boundary
Ashingdon Road
Oxford Road
Site continues behind houses, beyond extent of viewpoint
Site land
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 23 Approximate location of site boundary
Pylon within the site
Nature Reserve Houses along Houses along Site land Ashingdon Road Site land Oxford Road
Hawkwell
VIEWPOINT 7 – FROM DOGGETTS CHASE, PROW FOOTPATH 290 41, LOOKING WEST
Approximate location of site boundary
Pylon within St. Luke’s nature reserve Pylon on site Hospital Chimney
VIEWPOINT 10 – FROM LITTLE STAMBRIDGE HALL ROAD, LOOKING WEST
24 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Approximate location of site boundary
Houses along New development Oxford Road King Edmund School north east of the school
Approximate location of site boundary
Pylon on site
Doggetts
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 25 ECOLOGY AND BIODIVERSITY 4.13 The site is predominantly comprised of conventionally managed arable cropland. This habitat is of low inherent ecological value and while arable fields can be important to our declining native farmland birds, breeding bird surveys have confirmed a notable assemblage is not present at this site. 4.14 The main boundary habitats, longer-sward grassland, ruderals and scrub, are low in floristic diversity, evidencing a history of agricultural improvement. Nonetheless, they offer refuge, foraging and connecting habitat for protected and priority species such as reptiles, badgers and hedgehogs. To ensure no animals are harmed, reptiles will be trans- located from the development area prior to commencement. Clearance will then be undertaken using sensitive methods and at appropriate times of year, under the supervision of an ecologist. 4.15 The hedgerow that marks the south-eastern site boundary is the feature of greatest interest on site, qualifying as an ‘Important’ hedgerow due to its native species-rich composition, incorporating mature English oaks, associated ditch, and connections with other hedgerows and a pond. 4.16 The development proposals should retain and buffer this feature. This will ensure the continued provision of habitats for bats and badgers within the site, and will enable reptiles to recolonise the wider site post-development, by ensuring ecological connectivity is maintained. 4.17 A further hedgerow runs through the centre of the site in a broadly east west direction. The hedgerow is gappy at present, limiting its value as a connecting habitat for fauna, and therefore, does not qualify as ‘Important’. This hedgerow will be lost to facilitate excavations required for surface water drainage. Its loss will be mitigated through new planting of native species-rich hedgerow. New planting should be in excess of losses to deliver a biodiversity net gain for the development as required under the NPPF.
26 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT ARBORICULTURE 4.18 A full tree survey was carried out in July 2019, in accordance with the British Standard BS 5837: 2012 “Trees in relation to design, demolition and construction - Recommendations”. 4.19 The site has a very low tree population as it comprises two arable fields. There is a patchy low hedge running along a ditch (east-west) with a cluster of taller planting to its east. 4.20 South of the ditch is a group of trees near a pond along the eastern boundary, and south of this are a number of native hedgerows. There are a few trees and groups of shrubs/ small hedgerows near the northern, southern and western the boundaries, most of which are in neighbouring rear gardens. 4.21 All offsite trees, and the planting along the eastern boundary (to the south of the ditch) will be retained and protected during works. The ditch vegetation will be removed for essential ground remodelling. 4.22 An oak tree outside the Holt Farm Schools will be removed to enable the road improvement works which are required to deliver the scheme. Bloor Homes recognise that this is an important tree and, with their consultant teams, have tested all other solutions. 4.23 Four mitigation measures are offered, over and above the extensive on site landscaping: • 3 new street trees along Ashingdon Road; • A community orchard; • School tree planting; and • Sustainable use of the tree trunk for art/seating. 4.24 The proposals should provide a net gain in tree numbers and species, and will provide a positive arboricultural impact within the main site.
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 27 HYDROLOGY AND DRAINAGE AIR QUALITY NOISE 4.25 An existing ditch runs broadly west-east through the centre 4.32 The proposed development is not situated within an AQMA. 4.36 Noise levels have been measured at three locations across of the site, before flowing south along the eastern boundary the site. Measured levels have been used to calculate and of the site, discharging into an Anglian Water sewer at the Construction Phase assess suitable glazing and ventilation specification. 4.33 A construction dust assessment has been undertaken for south eastern edge of the site. 4.37 A CadnaA noise model has been set up to assist in the the demolition and construction phase associated with the 4.26 The nearest main river, the River Roach, is located calculations and the measurements taken on site, along proposed development, and in accordance with IAQM (2014) approximately 2km south-east of the site. A tributary of the with measured and predicted traffic flow data has been used guidance on the assessment of dust from demolition and River Roach is located approximately 600m south-west of to validate the model. construction (Appendix A). the site. 4.38 This is considered a ‘low risk’ site when considered in 4.34 Following the successful implementation of the suggested 4.27 The site is assessed to be within Environment Agency (EA) accordance with guidance in ProPG. Expert Acoustics advice mitigation measures, the residual effects of construction Flood Zone 1, and as such there is less than 1 in 1,000 chance has been sought and good acoustic design processes should dust and emissions from demolition and construction of fluvial flooding each year. The site is therefore considered be followed to reduce sound levels across the site. activities upon the local area and sensitive receptors not to be at risk of flooding from fluvial or tidal sources. although adverse, will be temporary and not significant. 4.39 Control measures should be implemented to manage 4.28 The Environment Agency Surface Water Flood Map indicates potential impacts from construction noise. Operational Phase that the majority of the site is at ‘very low’ risk of surface 4.40 The predicted increase in traffic flow on Ashingdon Road water flooding, with an annual chance of flooding of less than 4.35 The proposed development and cumulative traffic assessment as a result of the development corresponds to a change in 1 in 1,000. Within the centre and south-east of the site there have demonstrated that the impacts are considered to be sound level that is considered acoustically insignificant. are areas which are indicated to be at ‘low-medium’, and moderate to negligible and the air quality concentrations are a small portion identified as ‘medium-high’ risk of surface well below their respective air quality objectives / targets HEALTH IMPACT ASSESSMENT water flooding, with an annual chance of flooding between 1 and therefore based upon this no mitigation measures have 4.41 A desktop based Health Impact Assessment (HIA) has in 1,000 and 1 in 30. been proposed. been undertaken for the proposed development which has 4.29 There are 2 main surface water flowpaths through the site. demonstrated that the residential development of the site The first runs from north-west to south east, through the will benefit from features in its design, and its location with middle of the site, and the second runs to the south of the Rochford, that will positively influence the health of the existing ditch in the centre of the site, before merging with occupants as well as to local residents. the first. 4.42 It is also not considered to have any significant adverse 4.30 Surface water from the proposed development will be impact on the provision of healthcare or educational facilities managed by Sustainable Drainage Systems (SuDs) which within the local or wider area. will mitigate the risk of surface water flooding. 4.43 Furthermore, the proposed development include design 4.31 The site is considered to be at ‘very low’ risk of flooding from features which will have a positive impact on the health of other sources, such as reservoir, sewer, lakes and canals. residents throughout its lifespan.
28 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT EXISTING UTILITIES
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 29 05 | Opportunities and Constraints Summary
5.1 The opportunities and constraints presented by the site are Access Hydrology and Drainage utilised to inform and structure the development proposals. • Opportunity to provide a vehicular access via a new • The majority of the site falls within Environment Agency These are outlined below and illustrated, where appropriate, junction to the west of the site, from Ashingdon Road; (EA) Flood Zone 1. Flood Zones 2 and 3a encroach on the on the Opportunities and Constraints plan presented • Opportunity to provide a secondary access, via Percy south-east and east of the site; opposite. Cottis Drive, to the south of the site; • The proposals will protect the function of site’s flood zone • Opportunity to promote the use of sustainable methods for existing properties adjoining the site; Land Use of transport, and the development should ensure that • Opportunity to utilise Sustainable Drainage systems • Opportunity to provide a significant new areas of access and links via pedestrian, cycle and public transport (SuDs) to attenuate and better manage surface water Public Open Space and formal play facilities alongside are attractive and direct; and run-off. development, to the east of the site; • Opportunities to enhance the existing Public Rights of • Opportunity to provide a new community facility, Way (PRoW) network with additional routes. Utilities conveniently located to benefit both the existing and • The existing Surface Water Sewer and Foul Sewer crossing proposed communities; Views and Visual Amenity the site will be retained in-situ within the proposals, with • Opportunity to create quality architecture that takes • The proposals will consider views across the site towards appropriate easements as necessary; design cues from the local character, and responds open countryside to the east of the site. • The existing electrical cables crossing the site and positively to the existing adjacent built form of Rochford; associated pylon (adjacent to the eastern site boundary)
• The proposals will respect the amenity and privacy of will be retained within the proposals, with the appropriate Ecology and Arboriculture existing properties located adjacent to the site boundary; easements to development as necessary; and • Existing tree and hedgerow planting will be retained and and • Opportunity to provide new foul pumping stations to enhanced within the proposals wherever possible; and • Opportunity to provide allotments, a community park and support the developments needs. bike trail • Opportunities to provide additional tree and hedgerow planting throughout the site.
30 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT OPPORTUNITIES AND CONSTRAINTS PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 31 06 | Design Concept and Evolution
Function and Quality Visually Attractive 6.1 In line with National and Local Government Guidance “…will function well and add to the overall quality of the “…are visually attractive as a result of good architecture, and Policy, considerable importance has been placed on area, not just for the short term but over the lifetime of the layout and appropriate and effective landscaping” achieving a high standard of design across the site. development” (para. 127, point B, NPPF 2019) 6.2 The application of key urban design objectives will ensure (para. 127, point A, NPPF 2019) • Provision of a clear hierarchy of connected spaces and a high-quality layout is achieved whilst the identification • New development provides the opportunity to establish a places, including streets, accessible by a variety of users of the constraints and opportunities will ensure that the distinctive identity to a place which, whilst having its own which consider the design of the space as well as its proposals are sensitively assimilated on the site and into character, integrates with the surrounding built form and function as a movement corridor; the surrounding landscape and urban fabric. Successful landscape context; • Integration of existing and proposed landscape features urban design is dependent upon achieving an appropriate • Retention of the existing landscape features and habitats in order to soften the built form, particularly towards the relationship between community needs, development on the site wherever possible; countryside edge of the development; and principles, development form and a positive response to local conditions. • Provision of a mix of land uses, catering for the everyday • Enrich the qualities of the existing place, with distinctive needs of the new residents including leisure and responses that complement its setting, respect the grain 6.3 The principles which have been developed provide a recreation opportunities, whilst respecting and assisting of the area and acknowledge local character. framework by which to create a distinctive place, with a in the regeneration of the area; consistent and high-quality standard of design. These Response to Context • Provision of a range of house types, tenures and sizes in principles have been derived from the site assessment in “…are sympathetic to local character and history, including order to cater for choice and a variety of households; conjunction with the delivery of a high-quality development the surrounding built environment and landscape which achieves the criteria set out within the NPPF, namely: • Establish a distinctive identity through well-designed setting, while not preventing or discouraging appropriate spaces and built form; innovation or change (such as increased densities)”
• In-built ‘robustness’ – the ability of the development, (para. 127, point C, NPPF 2019) including individual buildings, to adapt to changes such • Integration of the development into the existing built form as use, lifestyle and demography over time; fabric of the surrounding area particularly in relation to • Minimise the impact of the development on the open scale, height and massing; countryside and surrounding context; and • Respond to the existing site topography including the • Provision of Sustainable Urban Drainage Systems to consideration of views in and out of the site; ensure that the development does not increase the risk • Retention of the existing landscape features and habitats from flooding in the area. on the site; and • Protection of existing and proposed residential amenity through the use of frontage development thereby enclosing rear gardens.
32 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Strong Sense of Place Accessibility Safe, Inclusive and Accessible Places “…establish or maintain a strong sense of place, using “…optimise the potential of the site to accommodate and “…create places that are safe, inclusive and accessible and the arrangement of streets, spaces, building types and sustain an appropriate amount and mix of development which promote health and wellbeing, with a high standard materials to create attractive, welcoming and distinctive (including green and other public space) and support local of amenity for existing and future users; and where crime places to live, work and visit (such as increased densities)” facilities and transport networks” and disorder, and the fear of crime, do not undermine the
(para. 127, point D, NPPF 2019) (paragraph 127, point E, NPPF 2019) quality of life or community cohesion and resilience” • Creation of a development which allows ease of movement • Integration of the proposed development into the existing (para. 127, point F, NPPF 2019) for all types of users and provides equal employment, movement network including new public transport • Convenient, safe and direct access for all residents social, community, leisure and retail activity opportunities provision with bus stops located within easy walking to the existing and proposed local services and for all; distance of all the new dwellings; facilities including schools, retail, community uses and • Make efficient use of land through proposing a • Provision of multiple access points into the development employment opportunities; development with an appropriate density; forming part of a permeable network of streets which • Provision of a variety of accessible public open spaces • Creation of a clearly defined public realm through the assists in dispersing traffic (vehicular and pedestrian); and recreation areas to meet the needs of the local provision of continuous building frontage lines and • Enhancement and extension of the existing public rights community whilst encouraging social activity; variation in enclosure of private spaces; of way network as an integral part of the development, • Creation of a clearly defined public realm through the • Consider carefully texture, colour, pattern and durability particularly facilitating access to the Town Centre and provision of continuous building frontage lines and of materials and how they are used; and existing employment areas; variations in enclosure of private spaces; and • Consideration of the proposals in relation to the location • Maximisation of the opportunities for alternative modes • Control of access to private areas, particularly rear of the buildings on the site, gradients, and the relationship of transport to the car particularly walking, cycling and gardens and parking courts. between various uses and transport infrastructure, bus travel; particularly for those with disabilities. • Creation of a clear movement hierarchy providing easily recognisable routes which balances the street as a space alongside its function as a movement corridor; and • Maximisation of the connections to the Town Centre via sustainable routes for pedestrians, cyclists and public transport users.
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 33 CONTEXT DERIVED GARDEN SUBURB PRINCIPLES 6.4 The development principles have been used to prepare a series of structuring elements and influences that set out the broad distribution of land uses across the site. These respond to the assessment section and identified constraints and opportunities and are used to inform the design proposals. 6.5 The concept of Garden Villages and Suburbs was developed by Ebenezer Howard as a new way of creating communities that combined the best of town and country living, and is seen in existing development south of the site, at Rochford Garden Way 6.6 The proposed scheme will integrate with the surrounding settlement of Rochford, creating an enduring, high quality community for the future. This will be achieved by applying the following Garden Suburb principles: 1. Relationship between town and country RELATIONSHIP BETWEEN TOWN AND COUNTRY ENHANCED CONNECTIONS 2. Enhancing connections 3. Focal point green space 4. Integrating a community focus 5. Well managed tree lined landscaped streets 6. Consistent building line
FOCAL GREEN SPACE INTEGRATING A COMMUNITY FOCUS
34 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT WELL MAINTAINED TREE-LINED, LANDSCAPED STREETS
CONSISTENT BUILDING LINES PREFERRED CONCEPT PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 35 DESIGN EVOLUTION 6.7 In 2014 the site was allocated for residential development under Policy SER8 of the RDC Allocations Plan. In response to the allocation policy an Illustrative Masterplan (26359- RG-M-05) was produced in September 2017, which was developed in conjunction with a number of pre-application discussions with the Council. 6.8 Many of the schemes opportunities and constraints were determined at this stage, as outlined below: • A fixed location for the vehicular access into the site from Ashingdon Road; • A secondary vehicular access from Percy Cottis Road to the south, that provides local access to a limited number of units; • Direct pedestrian access from the site to Holt Farm Schools; • A loop road accessed off Ashingdon Road that has street trees along its route; • A shared use foot/cycleway running through POS, connecting Oxford Road in the north, to The Drive to the south; • The broad location and shape of development parcels within the site; • The location of the community facilities at the south western edge of the site; • Flood alleviation measures along the eastern boundary forming a green buffer (eastern parkland) with a larger area for attenuation in the south eastern corner of the site; • The location of a rectangular POS parcel adjoining the northern boundary to alleviate surface water flooding to existing properties to the north; • Retention of the existing ditch within a Green Corridor that runs in a west to east direction; and • A central green park located adjacent to the primary ILLUSTRATIVE MASTERPLAN (26359-RG-M-05G) 2017 movement loop, forming the end of an important vista along the main access road.
36 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT PUBLIC CONSULTATION PROCESS 6.9 The development proposals have been collaboratively prepared following extensive engagement with key “Design quality should be considered throughout the evolution and assessment of individual proposals. Early stakeholders, representatives of the local community and discussion between applicants, the local planning authority and local community about the design and style officers of both Rochford District Council (RDC) and Essex of emerging schemes is important for clarifying expectations and reconciling local and commercial interests. County Council (ECC). Applicants should work closely with those affected by their proposals to evolve designs that take account of the views of the community. Applications that can demonstrate early, proactive and effective engagement with the community 6.10 The applicants have engaged in a Planning Performance should be looked on more favourably than those that cannot.” Agreement with RDC, which has led to various different consultation methods being undertaken with the relevant para. 128. NPPF 2019 parties, as outlined below: • Consultation with RDC at pre-application stage; • Members briefing – including ward councillors; • Engagement with stakeholders; • Neighbour notification; and • Public exhibition.
Pre-Application Meetings 6.11 A series of 7 no. pre-application advice meetings were held with both RDC and ECC between April and September 6.12 The key design points raised at the pre-application meetings undertaken are summarised here, with more detailed tables of the meetings set out in the Statement of Community Engagement.
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 37 Member Briefings – Including Ward Councilors Public Exhibition 6.13 The applicant and the project team attended two briefing 6.18 A public exhibition was held on Tuesday 16th July 2019, sessions with local ward members and officers form RDC in between the hours of 14:00 to 20:00 at The Rochford Hotel, June and July 2019. in Rochford town centre. Ahead of the main public exhibition an introductory session for key stakeholders was held Engagement with Stakeholders between 13:00 and 14:00. The exhibition displayed a range 6.14 As part of the development of the proposals the applicants of material including the illustrative masterplan. The event have actively engaged with local stakeholders, with key was staffed by Bloor Homes and representatives from the meetings held with both Holt Farm Infant and Junior Schools project team, who were available to explain the proposals, and The King Edmunds School in mid 2019 and September listen to comments and answer any questions. 2019. 6.19 Visitors were invited to provide their comments on the 6.15 Additionally, a local contact group has been established with response form provided at the exhibition which could Rochford, Ashingdon and Hawkwell Parish Councils, with a be completed at the event or returned by post or email. meeting held in September 2019. Additionally, a dedicated website was produced to outline information related to the proposed development for the Neighbour Notification public. 6.16 Between 8th and 9th July 2019 circa 2,800 flyers were delivered to local residents. The flyer outlined the proposal 6.20 A dedicated website was also set up outline information to develop site for residential development, consisting of relating to the proposed development for the public. The circa. 665 new homes and invited local residents to a public website included the boards showcased at the exhibition, a exhibition. This invite was also posted on the Rochford and feedback form and a frequently asked questions section, and Hawkwell Parish Council websites, and the Rochford Parish enabled those unable to attend the exhibition a chance to Council’s facebook page to further increase the audience. comment on the proposals. 6.17 Additionally, selected stakeholders were invited individually 6.21 Responses from the public exhibition are summarized within to attend the public exhibition via postal invites, with the Statement of Community Engagement. a covering letter. This invitation letter informed the stakeholders of the impending public exhibition and invited them to an introductory session between 13:00 and 14:00 prior to the main exhibition.
38 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 39 CONSULTATION SUMMARY 6.22 The application team have responded to feedback received 6.24 It is of upmost importance to all local residents and the 6.26 It is hoped that the extensive consultation process and through the consultation process, however, there were project team to ensure that the proposals are sound and dedication to working with the local community have some concerns that have been raised that remain. These well thought through, and ultimately deliverable. demonstrated such as commitment and a desire to build a are predominantly related to the impact of the proposed 6.25 Bloor Homes are committed to being in the area for a long long-lasting relationship with all of Rochford’s residents. vehicular access from Ashingdon Road and the loss of the time, being a good neighbour and involving the community 6.27 Further details on the consultation process and community oak tree outside Holt Farm Schools. at each stage beyond planning, from construction to estate involvement is set out in the accompanying Statement of 6.23 The project team shared many of these concerns and have management. Community Engagement. responded appropriately, providing further information and meeting with Holt Farm Infant and Junior Schools in late September. A document setting out the access proposals “Road Improvements and Tree Planting Proposals” was tabled and discussed, this was also distributed to all District Councilors following the meeting. • Key topics raised through the consultation process include: • Access from Ashingdon Road, and the potential impact on Holt Farm Schools; • Percy Cottis Road access; • Impact on traffic; • Air quality; • Drainage and perceived increase in flood risk; • Landscape design; • Capacity of local facilities and services; • Building design, density and development scale; • Wildlife, natural and rural environment; • Over development.
ILLUSTRATIVE MASTERPLAN (PRESENTED AT PRE-APPLICATION DISCUSSIONS AND THE PUBLIC CONSULTATION)
40 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT SUMMARY OF CHANGES TO THE MASTERPLAN 6.28 Following the consultation process a number of changes • Careful consideration given to the landscape treatment • Inclusion of an orchard south of the allotments, assisting were made to the masterplan to incorporate some of the around the boundaries of the parking courts with block in mitigating the loss of the existing Oak outside Holt ‘wants and needs’ of the local community. These changes paving; Farm Schools; also respond to the receipt of updated technical inputs, • Proposed planting of 3 no. street trees along Ashingdon • Foul water pump station layout updated to keep the resulting in the following updates being made to the Road, assisting in mitigating the loss of the existing Oak 15m cordon sanitairre from the wet well within the site submission version of the masterplan: outside Holt Farm Schools; boundary; and • South-west pedestrian access from Ashingdon Road • Inclusion of invertebrate habitats and ecological changed to an emergency vehicular only/pedestrian/cycle interpretation boards within the Eastern Parklands. access, with provision of cycle storage racks adjacent to the school drop-off area; • Dedicated school drop-off area added with 10 no. car parking spaces; • Pedestrian/cycle link to the Eastern Parklands moved to the northern side of the central ditch corridor, due to easements associated with the existing ditch; • Removal of crossroads throughout the development, replaced with staggered junctions in line with ECC highways consultations; • Reduction to the number of dwellings accessed off the shared surface roads in accordance with ECC highways consultations; • Focal landscaped square redesigned with 2.5 storey dwellings, to provide a more formal space and aid legibility and wayfinding; • The inclusion of 3 storey apartment blocks (located away from existing properties and site boundaries) within the scheme, providing greater variety in types and sizes of homes available; • Staggered building lines introduced to development along the southern and northern site boundaries, including greater variety of terraced and semi-detached units, to lessen the impact of frontage parking along the proposed roads; • Ensuring all dwellings comply with national space standards; • Visitor, disabled visitors, motorcycle (PTW’s) visitor and cycle visitor parking spaces added
ILLUSTRATIVE MASTERPLAN (SUBMITTED IN SUPPORT OF THE OUTLINE APPLICATION)
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 41 07 | Outline Planning Application Proposals
DESIGN INFORMATION SUBMITTED AS PART OF THE OUTLINE APPLICATION LAND USE PARAMETER PLAN TREES, HEDGEROWS AND BUILDINGS 7.1 The following elements form part of the formal application Status: For Approval Status: For Approval submission: • Land Use Parameter Plan; • Trees, Hedgerows and Buildings Parameter Plan; • Layout; and • Access • Development platform parameter plan (see engineers proposals) 7.2 The Parameter Plans and Layout and the associated wording set out in this chapter are to be ‘fixed’ as part of the Outline Planning Permission. 7.3 The plans, when read together will provide a framework for future, more detailed designs, and will define the type of development that can be bought forward at the Reserved Matters stage. 7.4 All information contained within this DAS should be read in conjunction with the additional supporting application pack.
DEVELOPMENT PLATFORM PARAMETER PLAN LAYOUT ACCESS Status: For Approval Status: For Approval Status: For Approval
42 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT SUPPORTING DESIGN STRATEGIES ILLUSTRATIVE MASTERPLAN ACCESS AND MOVEMENT STRATEGY 7.5 The outline application plans are supported by a set of Supporting Design Strategies (presented in Sections 8 of the Status: Illustrative Only Status: Illustrative Only DAS) that illustrate how the development could be realised, in accordance with outline application. These supporting design strategies include: • Illustrative Masterplan; • Access and Movement Strategy; • Landscape Strategy; • Illustrative Landscape Masterplan; and • Drainage Strategy (see engineers proposals). 7.6 These plans do not form part of the outline approval, they are illustrative only and should be read in conjunction with the formal outline application submission.
LANDSCAPE STRATEGY ILLUSTRATIVE LANDSCAPE MASTERPLAN Status: Illustrative Only Status: Illustrative Only
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 43 LAND USE AND ACCESS PARAMETER PLAN Pedestrian and Cycle Access Points Public Open Space and Green Infrastructure 7.7 The Land Use and Access Parameter Plan presented here 7.12 In addition to the vehicular access points pedestrian and 7.16 A total of 5.17Ha of accessible Public Open Space will be defines the extent of the proposed land uses and sets out cycle access to the proposed development will be taken from provided within the proposals, in accordance with Policy indicative locations for key elements of the development. the following points: SER8 and the Rochford Open Space Study. (2010) This could • Pedestrian/cycle only access will be taken from Oxford comprise areas of natural and semi-natural greenspace, Development Area Road and The Drive; and play provision, youth facilities and allotments. 7.8 The application proposes a development area of 20.15Ha (out • Pedestrian only access will be taken from 2 no. access 7.17 4.81Ha of Public Open Space is shown on the Land Use and of a total site of approximately 26Ha (including residential points onto Ashingdon Road. Access Parameter Plan. An additional 0.36Ha of accessible and community uses). It will deliver 665 dwellings in a range open space will be required within the development area to of types and tenures. Pedestrian/Cycleway meet policy requirements. 7.9 Affordable housing will be provided within the proposed 7.13 A proposed pedestrian/cycleway will link the pedestrian/ Open Space Focal Point development. The amount, distribution, type and tenure will cycle only access points in the north-east and south-east of be subject to consultation and agreement with RDC. the site, and the primary vehicular and emergency vehicular, 7.18 An area of open space is proposed in the south of the pedestrian and cycle only access points in the west of the development area, this space will form a key focal point for Community Facility site. the development. 7.10 Space has been set aside for the provision of a Community Facility in the south-west of the site. The exact details of this Culverted Crossing Points Allotments will be agreed at the detailed design stage, in discussion 7.14 Indicative locations are noted where access over the proposed 7.19 Space for allotments is proposed in the north-east of the with RDC. flood alleviation zone and existing ditch is permitted via the site in accordance with Policy SER8 and the RDC Open Space use of culverted crossing points. Study. Vehicular Access Points 7.11 Vehicular access to the proposed development will be taken School Drop-off Facility Surface Water Attenuation from the following points; 7.15 A school drop off area is proposed in the south-west of the 7.20 Surface water attenuation basins are proposed in the south- east of the site to manage surface water run-off rates. • Primary vehicular access will be taken from Ashingdon site, adjacent to the emergency vehicular, pedestrian and Road; cycle only access point and proposed community facility. Foul Water Pump Station • Secondary vehicular access will be taken from Percy 7.21 A foul water pump station will provided to the west of the Cottis Road; and surface water attenuation basin • Emergency vehicular, pedestrian and cycle only access will be taken from Ashingdon Road.
44 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT LAND USE AND ACCESS PARAMETER PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 45 TREES, HEDGEROWS AND BUILDINGS Tree/Hedgerow Planting to be Removed PARAMETER PLAN 7.27 Areas of tree/hedgerow planting proposed for removal 7.22 The Trees, Hedgerows and Buildings Parameter Plan are also shown on the Trees, Hedgerows and Buildings presented here sets out the existing site features proposed Parameter Plan. for retention and demolition to facilitate the development. 7.28 The majority of tree/hedgerow planting proposed for removal is located in the centre of the site, adjacent to the existing Buildings to be Demolished ditch. This has been proposed for removal due to the quality 7.23 2 no. existing dwellings are proposed for demolition as of the current planting and the need for essential ground part of the proposed development. The removal of nos. 148 remodelling. and 150 Ashingdon Road (and associated out buildings) is 7.29 An oak tree outside Holt Farm School is also proposed for required to enable the new primary vehicular access to be removal to enable the primary vehicular access to be created. constructed. 7.24 These properties are within the land ownership control of Existing Off-Site Tree to be Retained the applicant. 7.30 All other existing street tree planting along Ashingdon Road is proposed for retention within the proposals. Tree/Hedgerow Planting to be Retained 7.31 The proposed emergency vehicular, pedestrian and cycle 7.25 A substantial amount of existing tree and hedgerow planting only access point in the south-west of the site has been on site will be retained. This existing planting will be retained, designed to avoid any tree loss in this area. enhanced and improved. 7.26 New planting located within streets and areas of public open Potential New Street Tree Planting space will bring further benefit to the site. 7.32 As part of the mitigation measures associated with the removal of the oak tree outside Holt Farm School 3 no. new street trees are proposed to the north of the proposed primary vehicular access point, outside nos. 201 and 203 Ashingdon Road. 7.33 Additional new planting and landscaping will be included within the development proposals to create an attractive place to live.
46 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT TREES, HEDGEROWS AND BUILDINGS PARAMETER PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 47 ACCESS
Primary Vehicular Access 7.34 The proposed primary vehicular access with Ashingdon Road takes the form of a priority ‘T’ junction with ghost right-turn lane on Ashingdon Road. This will enable vehicles turning right into the new vehicular access to queue clear of northbound through traffic. 7.35 The new access requires the removal of properties no. 148 and 150 Ashingdon Road to create a suitable main access point. These properties are within the land ownership control of the applicant. 7.36 The primary vehicular access is positioned to the north of the existing retained toucan crossing, ensuring that residents can walk from the site and still cross Ashingdon Road safely, to access the schools and bus stops located on the western side of Ashingdon Road. 7.37 The access is also positioned close to bus stops to make these as accessible as possible to residents and encourage the use of sustainable modes of transport.
PROPOSED NEW VEHICULAR ACCESS FROM ASHINGDON ROAD
48 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Secondary Access Works to Ashingdon Road 7.38 A secondary vehicular access point is proposed to the south 7.41 The proposed right-turn lane provision is an essential 7.44 New high-friction surfacing will be added on the both of the site, as an extension to the existing Percy Cottis Road. element of the access design, which ensures no delay to approaches to the crossing to both reduce the braking The proposed secondary access will feature a shared use traffic on Ashingdon Road. This provision requires widening distance of vehicles and make the crossing more prominent foot/cycle way to the western side of the carriageway, and a of the carriageway to the west of Ashingdon Road, using to approaching drivers. footpath to the eastern side. part of the existing circa 7m wide footway in front of Holt 7.45 It is proposed that the existing guard railing, on both sides of Farm School, and reconfiguring the northbound bus stop, to Ashingdon Road in the vicinity of the school, is replaced with Emergency/Pedestrian/Cycle Only Access remove the existing lay-by and bring the stop on-line. The new high visibility guard railing to improve visibility between 7.39 An emergency vehicular/pedestrian/cycles only access point works require the tree outside the school to be removed, with pedestrians and drivers. To further enhance road safety, is proposed in the south-west of the site, to the south of the replacement tree planting and other potential mitigation to additional school warning signage is also proposed on both proposed vehicular access point. be provided. approaches to the school to make drivers even more aware 7.40 The 3.7m wide access will allow for pedestrian and cycle 7.42 The works will retain a footway in front of the school. The of the presence of school children. access to the school drop-off area and proposed residential footway will be in excess of a 3m wide (excluding the width of 7.46 An alternative signal-controlled junction design was development from Ashingdon Road. It will also provide the guard railings), as required by ECC. The existing footway previously considered during the pre-application process; emergency vehicular access. Demountable bollards will be adjacent to the northbound bus stop will be widened from however, this was not favoured by ECC given that signals located at both the eastern and western ends of the access the current minimum width of 1.7m to a continuous width would cause delay to through traffic on Ashingdon Road, to restrict access to emergency vehicles only. of 2.5m. would require additional carriageway widening and still 7.43 As part of the works it is proposed that the existing toucan require the oak tree to be removed. crossing is enhanced with a new central pedestrian refuge island and additional signal in the centre of Ashingdon Road. This will improve safety, as well as allowing the existing crossing controls/detectors to be upgraded to amend crossing timings more intuitively.
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 49 PHASE 1, 2 AND 3 LAYOUT 7.47 The development proposals deliver 665 dwellings in a range Density Community Facility of sizes, tenures and types across the site, as set out on 7.52 The proposed development will achieve an average density 7.58 The Phase 2 and 3 Layout set out a potential layout for the the accompanying schedule of accommodation, presented of 33 dwellings per hectare (dph). This density will allow for Community Facility, located in the south-west of the site. below: the formation of differing densities across the development However, it should be noted that this shows an indicative siting Phase1/2/3 composite mix including higher density towards the centre of the proposals, only, and as such the layout for this element is reserved for and lower densities where development adjoins existing future more detailed design proposals, following discussion Size Number of Dwellings residential development and facing the eastern parklands. with RDC. Open Market Overall the density results in the efficient use of the site whilst at the same time promoting densities which are Development Parcel 2 Bed House 76 appropriate to the local area and which will help assimilate 7.59 The proposed Development Parcels provide space for 3 Bed House 165 the development into the surrounding areas. the following necessary elements, needed to support the development, to be delivered. 4 Bed House 191 7.53 The density will also allow for a range of dwellings across the Total 432 site with varying sizes and tenures in order to accommodate • Gardens; a variety of household types. This will provide a hierarchy of Affordable • Secondary roads, dwellings from large detached properties with larger plots • Footways; 1 Bed Flat 38 through to smaller terraced forms allowing for a variety in • Garages; 2 Bed Flat 79 the proposed streetscape. • Parking; 2 Bed House 62 Storey Heights • Incidental open space; and 3 Bed House 50 7.54 The majority of the dwellings proposed will be up to 2-storeys • Ancillary infrastructure 4 Bed House 4 in height. 7.60 The exact location of these elements within the development Total 233 7.55 Dwellings located adjacent to the northern, western and southern site boundaries will all be limited to 2 storeys in parcels remains reserved, and their distribution within the 7.48 Of the 665 no. dwellings proposed 233 no. dwellings are height, to ensure that the amenity and privacy of existing noted area is subject to detailed design proposals. proposed within the detailed Phase 1 application area, and properties adjoining the site boundary is respected and Proposed Roads the remaining 432 no. dwellings are proposed within Phases maintained. 2 and 3. 7.61 The Phase 2 and 3 Layout sets out the proposed street 7.56 The use of 2.5-storey development is proposed towards the network to support the development. 7.49 The Phase 2 and 3 layout seeks approval for the proposed centre of the development scheme and is predominately location of built development form, the associated building located where development will terminate keys views Public Open Space heights and the proposed access roads for the development through the development. 7.62 Areas of public open space are shown on the Phase 2 and 3 located outside of the Phase 1 detailed submission. 7.57 The use of increased storey heights (up to 3-storey) is Layout in accordance with the proposed Land Use and Access 7.50 The Phase 2 and 3 Layout presented opposite also includes proposed in limited locations to provide additional enclosure Parameter Plan. In addition to the areas of open space areas indicative plot division boundaries, plot numbering and to the street scene and to aid legibility. shown on the plan open space will be required within the garages in addition to the formally submitted Phase 2 and development parcels to meet policy requirements. 3 Layout 7.51 Further information regarding the detailed layout of Phase 1 is set out in the accompanying Phase 1 Design Statement, which forms part of this hybrid application.
50 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT PHASE 2 AND 3 LAYOUT (WITH INDICATIVE PLOT DIVISION BOUNDARIES, PLOT NUMBERING AND GARAGES)
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 51 08 | Supporting Design Strategies
ILLUSTRATIVE MASTERPLAN PRINCIPLES Placemaking Landscape 8.1 The Illustrative Masterplan, presented opposite, shows • Best practice urban design principles will guide the • Green infrastructure is a key organising element of the how the development proposals could be realised, and has structure and form of the development; masterplan, aiming to ensure a site-specific identity is been informed by the Design Concept Plans, Land Use and • The design of the development proposals is based on the created; Access Parameter Plan, Proposed Access Design and Layout principle of perimeter blocks that enclose back gardens, • Development is set back from the eastern site boundary, (presented earlier in this document) and the following key providing a strong frontage to the public realm and enabling the creation of a softer development edge, the design principles: ensuring active frontages overlook streets and spaces Eastern Parklands and a sensitive landscaped transition wherever possible; from the built form of the site to the countryside beyond; Connectivity • Opportunities for the integration of public open space • Existing tree and hedgerow planting would be retained • Primary vehicular access taken from Ashingdon Road, to within the proposals will be maximised; wherever possible within the proposals, proposed tree the west of the site; • The relationship between the existing properties adjoining and hedgerow planting would help to mitigate the loss of • A secondary vehicular access is proposed from Percy the site boundary and the proposed development is a vegetation within the site; Cottis Road, to the south of the site, increasing the key element of the masterplan. Proposed dwellings • The provision of key green links would help to improve permeability of the site; generally back onto the northern, southern and western the existing habitats on-site, as well as catering for • An additional emergency, pedestrian and cycle only site boundaries, ensuring that the amenity and privacy of biodiversity enhancements; access point from Ashingdon Road is proposed in the existing properties, located along Oxford Road, Rochford • The development proposals retain the existing ditches south-west of the site; Garden Way and Ashingdon Road is respected and crossing the edge of the site in-situ; • A pedestrian/cycle and emergency only access in the maintained within the proposals. • An area of open spaces is proposed adjacent to the south-west of the site will provide links to Ashingdon • Development fronts onto and addresses areas of public northern site boundary to aid the existing surface water Road, and easy access to Holt Farm School form the open space ensuring that spaces are actively overlooked flood management scheme; development; and benefit from good levels of natural surveillance; • The Focal Landscaped Square and Eastern Parkland • Provision of additional informal pedestrian and cycle • A variety of house types, tenures and sizes are to be would be linked to additional small-scale spaces access points in the north-east and south-east of the site, provided which will assist in the creation of a balanced ‘parklets’ via tree lined street and green corridors, providing new routes across the site, reflecting key desire community, thereby minimising the potential of social creating a network of new spaces and places that vary in lines, and increasing the permeability of the site; exclusion; function and character; • The creation of a tree lined primary movement loop • A series of focal spaces will be accommodated within the • The development would provide active frontages to the within the site will help to aid legibility and increase the proposals aiding legibility; proposed areas of public open space, landscape planting permeability of the proposals, with access to smaller • The central landscaped square will function as a key and areas of formal play provision, providing natural areas of development and individual blocks provided via focal and arrival space for the scheme, defining the main surveillance and opportunities for active overlooking; a clear hierarchy of streets; entrance to the site; and • A series of formal play opportunities would be provided, • The close proximity of the site to the existing town centre • Place-making and character will be inspired by an with a play area and space with potential for a mountain and local facilities of Rochford, key local education and analysis of the local context, encouraging the creation of bike track (youth facilities) within the eastern parkland community facilities will encourage travel via sustainable a distinct sense of place and identity for the proposals. offering recreation choices on the doorstep, and transport modes. encouraging healthy lifestyles; • Space is provided for allotments within the north-east of the site which could encourage food production and provide community benefits. 8.2 Illustrative design strategies for green infrastructure and drainage are set out later in this document.
52 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT “Planning policies and decisions should ensure that developments: …will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development”
para. 127 (a) NPPF 2019
ILLUSTRATIVE MASTERPLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 53 ACCESS AND MOVEMENT STRATEGY Vehicular Access Points Pedestrian Only Access Points 8.3 The Indicative Masterplan shows the disposition of land 8.6 Vehicular access to the proposed development will be taken 8.10 Pedestrian only footpaths connections to Ashingdon Road uses and the proposed structure for movement within from the following points; are proposed between nos. 168 and 170 Ashingdon Road, the development. A well-connected movement network, • Primary vehicular access will be taken from Ashingdon and south of Sapwoods DIY shop, both of these access points accessible by all users, is proposed which helps to ensure Road; and will reinforce the sites accessibility and permeability for that all areas of the development will be accessible, easy to pedestrians. • Secondary vehicular access will be taken from Percy navigate, safe and secure. Cottis Road. 8.11 For further details on the proposed access strategy reference 8.4 The location of the development, adjacent to the existing should be made to the Transport Assessment, submitted in 8.7 An emergency vehicular, pedestrian and cycle only access and established community of Rochford is a positive support of the Outline Application. is proposed in the south-west of the site, providing an characteristic which has been maximised through the additional link to Ashingdon Road. provision of direct and interesting pedestrian routes. School Drop-off Facility 8.12 The development proposals will provide a car park for 8.5 The proposed access strategies set out here clearly define Pedestrian/Cycle Only Access Points school drop-offs/pick-ups, located in the south-west of the the main routes and help to achieve a permeable layout. The 8.8 An additional 2 no. pedestrian and cycle only access points site. The position of the proposed primary vehicular access Access and Movement Strategy Plan presented opposite are proposed at the south-east and the north-east of the point will enable easy access to the school drop-off facility shows the proposed structure for movement within the site, linking to The Drive and Oxford Road for parents/carers and this dedicated area will allow cars to development. 8.9 These additional access points facilitate a direct pedestrian/ park safely away from the main carriageway of Ashingdon cycle connection across the east of the site, enabling both Road, reducing vehicular congestion. new and existing residents to benefit from an alternative 8.13 Connection to the Holt Farms Schools is provided via a and more direct access to the King Edmund School, north short walk, utilising the proposed emergency vehicular, of the site, and Waterman Primary School, to the south, and pedestrian, and cycle only access point, and the upgraded Rochford town centre beyond. toucan crossing on Ashingdon Road. Cycle racks will be provided adjacent to the school drop off and emergency vehicular, pedestrian and cycle access point.
54 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT “Planning policies and decisions should ensure that developments: …optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks”
para. 127 (e) NPPF 2019
ACCESS AND MOVEMENT STRATEGY PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 55 Pedestrian and Cycle Access Strategy Street Hierarchy 8.14 The development of an integrated pedestrian/cycle network 8.17 A clear hierarchy of streets is proposed creating an 8.22 Within the site the Entrance Avenue will provide the main within the site is seen as a key part of the transport integrated movement network. Variation in the street types vehicular access route into the development from Ashingdon infrastructure for the site. Pedestrians are led into the site proposed aids in the creation of a legible and permeable Road to the west of the site. Forming a loop through the from links created between areas of existing and proposed development, whilst also providing for, and encouraging site The Avenue will increase the permeability of the residential development, including the new north-south pedestrian and cycle movement, and delivering necessary development and enables easy access to dwellings from the shared use pedestrian/cycle link located within the east of vehicular connections. primary access point. the site. 8.18 The hierarchy recognises the need to combine the function 8.23 Lower category roads feed off The Avenue, serving smaller 8.15 Cycle use is encouraged through the high degree of of the street as a movement corridor, alongside its areas of residential development. Areas of hard paving are permeability within the layout. With local facilities located placemaking function. The importance of each of the street broken up with soft landscaping, creating attractive routes nearby and low vehicular speeds proposed within the types in terms of its movement and place function varies within the development. development, cyclists will therefore find it safe and within the hierarchy. 8.24 Street lighting will be designed in conjunction with street convenient to use the streets for cycling. 8.19 The development proposals have been influenced by tree planting to ensure safe and acceptable levels of lighting 8.16 The following measures to provide accessibility by foot and “Manual for Streets 1 & 2”, which encourages designers to throughout the development. cycle are proposed and illustrated, where appropriate, on move away from standardised prescriptive measures and to 8.25 The following street typologies are proposed for inclusion the Access and Movement Strategy Plan: adopt a more innovative approach, in order to create high- within the proposals: • Provision of an off-road shared use formal foot/cycleway quality places for all users, ages and abilities. • The Entrance Avenue (minimum 3m width) running adjacent to the Entrance 8.20 The development will be designed encourage low vehicular Avenue and Avenue loop; speeds (circa 20mph) and streets will be defined by the • The Avenue • Provision of circulatory pedestrian routes (minimum 2m building layout, so that buildings and spaces, instead of • Secondary Street width) through the site, offering pedestrians easy access roads, dominate the street scene. • Shared Surface to development and a choice of routes away from the 8.21 Streets will be designed as key aspects of the public space, • Private Drive Avenue; the nature and form of which will vary according to their • Provision of key new pedestrian/cycle link across the site, connectivity, location within the development proposals and linking Ashingdon Road and the proposed school drop-off function. The internal road layout will be designed to ensure points in the west, The Drive in the south-east, and Oxford low traffic speeds. The design will promote safe walking and Road and Kind Edmunds School to the north-east; high permeability through the site, and limit the potential for anti- social behaviour. • Particular attention will be paid to ensure surface material quality and sufficient active overlooking, to provide a sense of safety and security for users; and • To ensure that vehicular movement corridors do not become a barrier to pedestrian/cyclist movements crossing points will be defined where appropriate, to enable all users to cross safely.
56 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT STREET HIERARCHY PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 57 LANDSCAPE STRATEGY Existing Vegetation Open Space Provision and Typologies 8.26 The Landscape Strategy sets out the intentions for the 8.31 As part of the site proposals, areas of existing vegetation 8.39 The Open Space provision requirements for the site are set landscape proposals across the site taking account of the would be retained (where possible) and protected during out within the Site’s Allocation Policy (SER8) which details site’s opportunities and constraints (previously discussed the construction phase and integrated within the landscape the required open space provision for 500 dwellings.. within this document) and discussed through the design proposals. 8.40 The open space provision to be provided within the Landscape process. 8.32 Notably vegetation along the eastern site boundary would Masterplan would be increased proportionately to suit the 8.27 The main themes within the Landscape Strategy relate to be retained and enhanced where appropriate to strengthen increased proposed dwelling numbers fro the open space the requirement for creation of multi-functional spaces the site boundary for wildlife opportunities. The north, west provision set in SERB. that provide amenity and informal recreation, formal play and southern boundaries will also be strengthened where 8.41 The proposed open space would be distributed through the provision as well as addressing the drainage strategy (and appropriate. site via the green corridor (that runs east-west) and includes flood alleviation area). This overlaid with the aim to improve 8.33 Vegetation along the existing ditch which crosses the site the retained ditch corridor, with the eastern edge of the connectivity and provide legible pedestrian links into and out would be removed to facilitate works required as part of the site providing the destination space, with natural / semi- of the site contributes to a complex Landscape Strategy which drainage strategy. natural greenspace (including amenity greenspaces) and provides multiple benefits within the landscape framework 8.34 Where vegetation is lost to facilitate the development, the required formal play provision. This area of open space and the creation of new green infrastructure. Furthermore mitigation planting would be incorporated within the would be multi-functional and also incorporates the SuDS the ecological principles that could be integrated within the landscape proposals for the scheme (in line with policy features as part of the site wide drainage strategy and the proposals are highlighted, recognising the existing species SER8). The planting principles for the proposed planting allotment provision within the north eastern corner. and habitats within the site as well as the requirement for reflect the existing species within the site and primarily 8.42 Along the northern boundary an area of greenspace would habitat creation, retention and protection. favour trees of native and local provenance. connect with the green corridor to form an area of natural 8.28 The existing sensitive site boundary (along the north, west 8.35 All offsite trees, and the planting along the eastern boundary, and semi-natural greenspace which provides a key function and southern site boundary) would be considered as part of would be retained and protected during works. The ditch as part of the flood alleviation strategy. the development of the landscape proposals in conjunction vegetation will be removed for essential ground remodelling. 8.43 The open space provision is set out in the table below: with the views to the countryside that are to be accommodated 8.36 An oak tree outside the Holt Farm Schools will be removed Policy (SER8) within the layout and framed by the landscape proposals Requirement for 665 Requirement for 500 within the eastern part of the site. to enable the road improvement works which are required to Dwellings (Ha) deliver the scheme. Bloor Homes recognise that this is an Dwellings (Ha) 8.29 A key aim for the Landscape Strategy would be to provide Natural / important tree and, with their consultant teams, have tested Semi-Natural avenue tree planting within the site, to provide multiple 3.6 4.79 all other solutions. (Incl. Amenity benefits to the streetscape for users, wildlife as well as Greenspaces) contribute to the overall place making strategy for the 8.37 Four mitigation measures are offered, over and above the Play Space 0.06 0.08 scheme. This is reinforced by the Entrance Avenue and the extensive on-site landscaping: Focal Landscaped Space which provides a defining formal • 3 new street trees along Ashingdon Road; Youth Facilities 0.02 0.03 greenspace to the primary access route into the site. • A community orchard; Allotments 0.2 0.27 8.30 Smaller areas of greenspace could provide stepping stones • School tree planting; and Total 3.88 5.17 within the development to provide green links for users • Sustainable use of the tree trunk for art/seating. between the larger green spaces. 8.38 The new landscaping has been designed to be in harmony with the landscape character and biodiversity of the wider area and will provide a net gain in tree numbers and species. The scheme will provide a positive arboricultural impact within the main site boundary.
58 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT LANDSCAPE STRATEGY PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 59 LANDSCAPE PRINCIPLES
Site Wide Landscape Principles • An area of open space is proposed adjacent to the northern site boundary to aid the existing surface water 8.45 As previously discussed within the layout principles section, flood management scheme, this is to be enhanced the site wide landscape principles reflect and build upon through meadow planting to create a multi-functional the opportunities and constraints established within the and attractive greenspace for the users of the site. Landscape Strategy. • The Focal Landscaped Space and Eastern Parkland would 8.46 The overall site wide principles illustrated within the be linked to additional small-scale spaces ‘parklets’ via Landscape Masterplan include: avenue tree planting and green corridors, creating a • Integration of the existing tree and hedgerow planting network of new spaces and places that vary in function (that has been retained wherever possible) within the and character. proposals. • The development enables active frontages to proposed • Use of native tree species to create parkland setting within areas of public open space to provide natural surveillance the eastern greenspace to provide multiple environmental over the spaces in particular the formal play provision. benefits and create an attractive greenspace. • Implementation of a robust planting strategy would • Enhancement of the existing vegetation through provide floristic diversity, habitat benefits and visual sympathetic supplementary planting of trees, hedgerows, appeal to the street scape and public open spaces. shrub planting and areas of scrub where appropriate. • Native species-rich hedgerows (and ornamental where • Creation of new links for pedestrians and cyclists notably appropriate to provide floristic diversity) to improve through the new shared footpath / cycleway (3m in width) habitat connectivity through the development. within the Eastern Parkland. • Creation of wildflower grassland swathes and meadow • Provision of informal mown paths to encourage use and areas to be maintained to provide a tall sward in some to deter use / access (with signage where appropriate) areas (such as attenuation basins and SuDS features) from sensitive habitats where necessary. to provide habitat benefit and attractive seasonal visual • Inclusion of ecological enhancements such as hibernacula, amenity. Mown paths to be included to provide informal bird and bat boxes, insect hotels and planting using recreation routes. appropriate (predominantly native) species and species • Allotments could be accommodated within the north-east that attract pollinators to aid biodiversity improvements. of the site, encouraging food production. The area could • The provision of smaller stepping stones of greenspace include a space for raised beds to provide access for all ‘Parklets’ to provide links through the site to aid legibility with an area of community orchard also. through the site and provide clear links to the Eastern • Formal play opportunities will be provided within the Parkland. Eastern Parkland with a play area and a space with • Provision of tree lined avenues to create attractive streets. potential for a mountain bike track offering recreation choices on the doorstep, and encouraging healthy • The development is set back from the eastern site lifestyles; and boundary, enabling the creation of a softer development edge, and a sensitive landscaped transition from the • Within the greenspaces street furniture will be provided built form of the site to the Green Belt, and the wider where necessary including seating, picnic benches, countryside beyond in which views will be afforded and litter and dog bins, wayfinding signs and interpretation framed through focal tree planting. boards. Where spaces require a clear boundary, railings or fencing will be provided. PRECEDENT IMAGES
60 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT “Planning policies and decisions should ensure that developments: …are visually attractive as a result of good architecture, layout and appropriate and effective landscaping”
para. 127 (b) NPPF 2019
ILLUSTRATIVE LANDSCAPE MASTERPLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 61 Play Strategy 8.47 Formal play provision is provided within the Eastern • The adjacent footpath and cycleway enables a clear route Parkland and forms the defined provision as set out within to the play space, it’s use provides natural surveillance Policy SER8. from users of the Eastern Parkland and from the adjacent 8.48 The play space design principles are as follows: built edge. • Provision of large, equipped and diverse play space (NEAP, • A notice board within the space will provide information LEAP/LAP) to provide a variety of play opportunities. to users regarding the rules of the play space, for Equipment to be a combination of metal and timber example that dogs are not welcome, the signage will also (Robinia) to provide a robust play space which aesthetically give details of the body to contact for maintenance and links to the peri-urban landscape setting and it’s setting damage enquiries. within the Eastern Parkland. The timber equipment and • The edge of the play space is defined due to the changes naturalistic elements such as the boulders, mounding, in level (due to the adjacent flood alleviation area) with stepping logs provide an informal play opportunity, with trees, hedgerow and shrub planting to reinforce the formal pieces providing a range of play elements such as boundary. balancing, rotating, sliding and jumping. A number of the • The western edge of the space is bounded clearly by a pieces would allow for imaginative, social and interactive parkland style railing set within the native hedgerow. play. This provides separation from the adjacent footpath and • There would be a wide variety of play equipment for all cycleway. ages, from toddler to teenagers and a number of inclusive • Views are afforded to the east, and countryside beyond the elements. Play equipment to be compliant with European site. The play space’s naturalistic play elements enable a Playground Safety Standard BS EN 1176. All equipment connection with nature for users. to be installed and maintained to BS EN 1176 and in accordance with manufacturer’s specification. • An area of open amenity grass provided for informal games, with picnic benches and/or play sculptures • All formal pieces of play equipment will undergo frequent enabling an active space for children whilst providing inspections (by a suitably skilled professional) to ensure seating (and associated bins) for parents and guardians. the equipment is safe and fit for purpose. The high quality appearance of the equipment will be maintained • The play space is set within the flood alleviation area, on through maintenance inspections with work undertaken higher ground with a path linking to the space at the same as required. The design, setting out of the equipment level. The slopes of the space fall to the flood alleviation and the specification of the play equipment would aim to space beyond at an approximate gradient of 1:4 ensuring reduce vandalism and anti-social behaviour. the play can be used all year round. • The layout of equipment to be grouped relevant to • The eastern edge of the play space provides informal age range, ensuring younger years play is reasonably natural play elements with boulders, stepping logs, play separated from the older years play where necessary. sculptures and mounding to help provide an active edge The younger years area to the north of the play space is to the space. The mounds will help to enclose the space separated by ornamental shrub planting and railing. The and bound the area which is also demarcated with the play equipment and associated activity zones for the play parkland estate railing. The play mounds will have varying space respect the necessary offsets from the nearest bank gradients, max. 1:4 with smooth flowing contours. dwellings in line with best practice guidance. Levels subject to detailed design.
EASTERN PARKLAND EXTRACT - POTENTIAL PLAY SPACE DESIGN
62 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT • Safety surfacing would be provided where necessary. This would be a combination of wet pour, tiger mulch or grass matting where appropriate to suit the equipment and setting. The safety surfacing would comply with critical fall height requirements as identified by play manufacturers and be compliant with BS EN 1177 and BS 7188. • The planting palette for the play space provides an additional sensory quality to the space to provide a connection with nature for users. Planting species will be chosen for their texture, colour, scent and smell. Non- toxic species will be used. • Play space design to reflect Fields In Trust and Play England guidance and play space best practice principles.
Mountain Bike Trail (Youth Facilities) 8.49 A mountain bike trail could provide the youth facilities within the Eastern Parkland, this could include an informal circular route through the parkland space. The route would aim to include a number of elements to provide interest such as boulders, humps and balancing logs. 8.50 The route would comprise a compacted earth track with naturalistic elements of fallen stumps, boulders to provide the balance and jump elements. These elements would ensure that the space within the Eastern Parkland is multi- functional and retains a space as part of the flood alleviation area within the parkland meadow grassland. PRECEDENT IMAGES - PLAY SPACE
PRECEDENT IMAGES - MOUNTAIN BIKE TRAIL
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 63 Public Open Space Planting Principles 8.51 The planting proposals for the public open space aim to provide a range of benefits from habitat creation, improve biodiversity and create aesthetically pleasing spaces for the users and visitors to the site. The species will be predominantly native and provide floristic diversity to encourage wildlife. This will be transposed to the residential on-plot planting palettes. 8.52 A range of planting types from scattered tree and feature tree planting, native shrub, ornamental shrub, bulb and grassland planting will be included within the landscape proposals. Proposed hedgerows will be both formal and informal in style (where necessary) with a range of species chosen from mixed native species to species to enhance the floristic diversity within the planting palette. Here, native hedgerows would help to mitigate against the loss of vegetation within the site. 8.53 Where necessary defensible planting will be used to create a clear transition from the public to the private realm. This planting type will also help to denote the upper edges of the attenuation basins and other drainage features where appropriate so users can understand any change in level. Additional aquatic and marginal planting within the drainage features will also provide a further layer of vegetation to enhance the scheme where appropriate. 8.54 Species and grassland mixes will be chosen to suit the site’s conditions and the specific species attributes such as foliage, colour, scent and texture will be chosen to reflect the character of the public open space. In addition, seasonal variation such as blossom, fruit, foliage changes will be used to provide seasonal interest within the scheme, this will include the use of bulb planting within areas of amenity grass.
64 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT Street Tree and Tree Planting Principles 8.55 A variety of tree types will be included within the streetscape proposals through formal avenues (along the Entrance Avenue and Avenue Loop), within areas of public open space, notably the Eastern Parkland. 8.56 Locations of the proposed trees would consider any potential constraining factors such as interference with lighting columns and below ground services and utilities. Tree species will be chosen in relation to NHBC Ch4.2 guidance and local policy and design guidance as well as species chosen for their ecological benefits. Technical plans such as tree pits would be produced subject to condition to illustrate the tree pit design, and location and extents of any tree accessories such as tree grilles, guards, staking and tree root barriers. 8.57 Feature trees will be provided to frame views and key vistas, such as those to the rural edge on the eastern boundary of the site. In addition feature tree planting within the Focal Open Space at the end of the Entrance Avenue will provide a key feature to provide instant impact and contribute to the formal greenspace which marks a gateway into the site. 8.58 Avenue tree planting would provide instant impact to foster an immediate sense of place for the scheme, in addition the trees would help generate legible links for users to 8.59 Seasonal interest would create seasonal changes within the proposed development with additional bulb planting to compliment the tree planting. 8.60 Tree species will be chosen for their varied characteristics be it form, foliage colour, seasonal interest be it blossom, changes to foliage, fruit as well as their ecological qualities and aesthetic qualities for users.
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 65 DRAINAGE STRATEGY
Flood Alleviation Measures Surface Water Drainage 8.61 A Flood Alleviation Scheme is proposed within the Site as 8.63 The drainage strategy has been designed to bypass the part of the development. The Flood Alleviation Scheme existing ditch to allow the development flows to be separated involves intercepting the overland flood water and directing from the flood alleviation works. An adoptable surface water this to three flood storage areas. These flood storage sewer network has been designed to capture and convey areas attenuate the water, slowly releasing it back into the surface water from the development to a pair of basins local watercourses via new culverts when the water levels within the south east corner of the site. Development flows decrease back to normal levels. are ultimately discharged into the existing surface water sewer to the south east of the site. 8.62 The scheme provides significant benefits over the existing (undeveloped) situation in terms of reduced frequency of 8.64 The basins have been designed as a cascading feature, flooding and flood risk on and off Site. incorporating a low flow channel and sediment forebays to form a SuDS Management Train. The lower basin has been designed with the base elevated above to low flow channel to allow us as an informal amenity area during normal storm events. 8.65 Discharge from the development will be limited to the greenfield 1 in 1 year storm event for all storms up to the 1 in 100 year critical storm with a 40% increase in intensity to reflect potential impact of future climate change. This representing a significant improvement over the existing (undeveloped) situation. 8.66 The proposed development can be constructed and operated safely and will not increase flood risk elsewhere
66 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 67 “Planning policies and decisions should ensure that developments: …establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit (such as increased densities)”
para. 127 (d) NPPF 2019
CHARACTER AREAS 8.67 Character areas are a useful way of helping assimilate the design proposals within its surroundings, whilst providing a continuity of themes across the development. 8.68 The site has been split into four character areas each with a clearly defined character relating to the site’s context and surroundings. The following pages describe how the character areas should designed in such a way to help create a varied and diverse townscape. 8.69 The character areas are detailed below as follows: • CA1: Avenue Character Area • CA2: Green Fringe Character Area • CA3: Ashingdon Character Area • CA4: Community Facility 8.70 A brief summary of the proposed residential character is set out on the following pages. Further information regarding the proposed residential character areas and the proposed community facility is set out in the accompanying Design Code.
CHARACTER AREAS PLAN
68 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT ILLUSTRATIVE VIEW OF DEVELOPMENT WITHIN THE LANDSCAPED SQUARE
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 69 CA1: AVENUE 8.71 This character area runs adjacent to the Entrance Avenue 8.74 Dwellings will predominantly be 2-storey in height with the 8.77 Dwellings around the focal open space at the end of the and Avenue loop, and is characterised by the most formal architectural approach likely to feature strong repetitive Entrance Avenue will be defined by the predominant use of development. features and a formal character typically found within the 2.5-storey dwellings. 8.72 Formal landscaping within both the public and private historic centre of Rochford. There will be the opportunity 8.78 Façades overlooking the landscaped square will also be domain, and the tree-lined carriage way frame the Entrance for the use of increased storey heights (up to 3-storey) to defined by the increased use of render in this location. Avenue as it leads eastwards into the site, towards the dwellings terminating keys views along and towards the Private frontages in this area will be defined by black metal focal open space. As The Avenue loops through the site the Avenue. railings, enhancing a more formal frontage and character to consistency of street tree planting will help to provide a 8.75 Private spaces will be clearly demarcated from the public the square. cohesive green character. realm through the incorporation of low-level hedges. 8.73 The use of consistent building lines and setbacks from the 8.76 Consistency in plot widths and boundary openings to the street will aid a cohesive character and help to define a more street are encouraged, aiding rhythm and repetition with the formal character. Dwellings will front tree-lined streets and street scene. Consistent methods of architectural detailing will be served directly from the Avenue, with parking to the are to be incorporated. side of the property. Garages and parking spaces will be set back behind the building line, to avoid car dominating the street scene.
ILLUSTRATIVE VIEW OF DEVELOPMENT WITHIN THE AVENUE CHARACTER AREA
70 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT CA2: GREEN FRINGE 8.79 The Green Fringe character area contains development 8.82 Development within this area will typically be formed of a 8.85 The architectural approach is likely to feature traditional overlooking the central east-west green corridor, and key lower density arrangement of buildings with an informal styles and a more informal character. Consistency in outwards facing development overlooking the proposed relationship with the public realm, suggesting a more rural methods of architectural detailing, where buildings front Eastern Parklands and the surrounding landscape. feel with a strong presence of soft landscaping. onto areas of open space, could be incorporated. 8.80 Characterised by an informal and green character the 8.83 Dwellings will predominantly be 2-storey, with the occasional majority of dwellings located within the Green Fringe will use of 2.5 storey development where it would be appropriate benefit from plentiful views across areas of open space or to define pedestrian cycle entrances to the development landscaped planting, aiding the transition between built from the Eastern Parklands. form and open space. 8.84 Car parking will be mostly be provided within the curtilage, 8.81 Dwellings within this character area will tend to be served via to the side of units, ensuring that parking does not dominant green lanes and private drive street typologies, thus creating the street scene. more of an irregular street pattern to aid in the creation of a more informal character.
ILLUSTRATIVE VIEW OF DEVELOPMENT WITHIN THE GREEN FRINGE CHARACTER AREA
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 71 CA3: ASHINGDON 8.86 The Ashingdon character area will cover dwellings in the 8.90 Changes in surface material could be incorporated within 8.93 The Ashingdon neighbourhood core will physically connect centre of the site, and those backing on to existing properties movement corridors, to add visual interest and enhance the to the Avenue and Green Fringe, therefore a consistent adjoining the site boundary. pedestrian experience of moving through the area. approach, which incorporates details from all adjacent 8.87 Dwellings will be accessed via a mix of secondary streets, 8.91 Dwellings will predominantly be 2-storey, with the occasional character areas will assist in providing a transition between shared surfaces or private drive typologies depending on the use of 3-storey apartments to create vertical interest into the the higher and lower density areas of development. nature of public realm to be created. street scene, and where the use of them would significantly 8.94 Building typologies will include a mix of terrace, semi- 8.88 Varied building alignments will give the character area improvement legibility and wayfinding, for example to define detached and smaller detached units. Generally speaking, a more informal residential feel, with street alignments the end of the emergency/pedestrian/cycle link to Ashingdon less direct street patterns should be used to create a designed to provide high levels of activity, and convenient road and school drop off access. medium density, varied townscape, unless direct vistas to pedestrian routes through development to open space. 8.92 Inspiration for the architectural treatment of dwellings green space should be created. Wherever possible, views through development towards should be drawn from the existing residential suburbs of amenity open space or areas of planting will be incorporated. Rochford. Dwellings could feature varying build lines and 8.89 The presence of smaller more intimate focal spaces and breaks in frontages incorporated through the provision of areas of soft landscaping to both the public and private realm on-plot parking to the front or side of dwellings. will contribute to a more informal residential character.
ILLUSTRATIVE VIEW OF DEVELOPMENT WITHIN THE ASHINGDON CHARACTER AREA
72 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT DELIVERY AND PHASING 8.95 The Indicative Phasing Plan sets out the proposed delivery and phasing of the residential development. 8.96 It is intended that the delivery of the site will be adjusted as the building process is refined. It is considered that a site of this scale (665 dwellings) does not present the complications of phasing, that a larger and more complex site may command. 8.97 The detailed phasing and delivery of the associated infrastructure, such a landscaping, play and access routes, is subject to discussion between the applicant and the Local Authority.
INDICATIVE PHASING PLAN
LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT 73 t
09 | Summary
9.1 The proposed development of Land East of Ashingdon Road, Rochford will create housing choice, provide a new school drop off area and deliver space for a new community facility, alongside areas of truly accessible public open space and improvements to public access across the site and the wider pedestrian network. 9.2 The masterplan is founded on best practice urban design principles, community integration and sustainable development, with strong links to the wider area. The development aims to create a new and highly desirable place to live for the 21st century and beyond, reflecting the desirable elements of the local vernacular. The proposals respect the existing local garden town development character but also move the community towards a more sustainable future, through a significant increase in housing choice. 9.3 Development will accord with the principles of high-quality design and best practice to create a townscape that is both varied, and yet sympathetic to its environment. The aim is to achieve a development with a strong identity and distinct sense of place, whilst at the same time integrating with the existing community. 9.4 The development proposals will be achieved in the following way: • The delivery of 665 new homes in a range of dwellings types, sizes and tenure, offering an accessible and acceptable choice of lifestyles; • The creation of an integrated and sustainable residential community with a sensitive relationship to the existing settlement; • Providing a development that is well connected, readily understood and easily navigated, with the delivery of new pedestrian cycle link to Holt Farm School and school drop off area; • The creation of legible pedestrian and cycle routes through the development, complementing existing routes and providing sustainable transport choices, including a key link to King Edmunds School and Rochford town centre; • The creation of a strong landscape structure, focused around the eastern parklands, responding to the local area and retaining and enhancing the immediate locality; and • Promoting the objectives of sustainable development through layout and design.
74 LAND EAST OF ASHINGDON ROAD, ROCHFORD | DESIGN AND ACCESS STATEMENT
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