Land at Church Lane, Colden Common Local Plan Part 2: Design Statement for 1871 & 2561 (Including OBJECTIONS to Policy CC1)
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Land at Church Lane, Colden Common Local Plan Part 2: Design Statement for 1871 & 2561 (including OBJECTIONS to Policy CC1) December 2014 N 1. National Park, SSSI/SAC, Heritage Landscape & Ancient Woodland wrap the North, West & East of Colden Common. 2. Lack of open-space to the south of the Colden Common 3. Busy roads & tree-protection designations further restrict development sites 4. 1871 & 2561 can be shown to support a clear and rational opportunity for development DECEMBER 2014 STRATEGIC CONCEPT Project Location LAND AT CHURCH LANE LP2 01 N Proposed site access and Masterplan Area: Footpath to school new pedestrian crossing 1871 (0,87ha, 2.14acres) 2671 (7.82ha, 19.32acres) Total (8.69ha, 21.46acres) Site Location: Longitude: 50.9907N Latitude: -1.3201571E OS: SU 47811 21481 CHURCH LANE 1871 Green-zone setback can replicate other noted landscape on Church Lane and preserves existing character Revised Settlement Boundary Why isn't settlement boundary revised across the south of 1871? 2561 Extract from Village Design Statement New Public Open Space (see Landscape Strategy/LVIA) DECEMBER 2014 LOCATION PLAN (1:2500) Project Location LAND AT CHURCH LANE LP2 02 N Listed Buildings Village Centre SSSI / SAC National & School Park (generally) Drainage 1870 2494 Pipe 2497 Listed Landscape 888 889 275 Ancient Woodland 1874 Protected Tree Features Non Car Dominated 2389 Pedestrian Access Proposed change to southern settlement boundary. Why not similar for 1871? 1871 2500 Access to Public Open Space 2561 Footpaths, Bridleways, 2498 KEY Cyclepath and Employment Bus Sites Stops Extended Public Right of Way National Park and Cyclepath Feature Public Open Space * with Public Art. (addresses short-falls in south Open Space of Colden Common) Listed Buildings Bridleway Protected Pylons and cyclepath Trees (inc to Stoke Park Woods) DECEMBER 2014 OPPORTUNITY & CONSTRAINTS PLAN (NTS) Project Location LAND AT CHURCH LANE LP2 03 N 1871 REDUCED OPTION Non-car 2561 + 1871 (NOV 2013) dominated footpath to village centre Building line follows adjacent and sets back Existing from Listed Buidling frontage enhanced Secure Landscape Buffer (Productive Landscape - Community Orchard) 15m Landscape buffer to the Western boundary Playspace Pocket Play Space Semi-Private Courtyards Neighbourhood Sheltered Accommodation Open Space (central to the neighbourhood) Visual Axis from Church Lane Perimeter Landscaping Public Open Space with picnic features and access to wider footpath / cyclepath & bridleway network Public Landscape Feature (with Public Art) Proposed access to wider Footpath / Cyclepath & Bridleway network DECEMBER 2014 CONCEPT MASTERPLAN (1:2500 @ A3, 1:1250 @A1) Project Location LAND AT CHURCH LANE LP2 04 N Note: Background Image extracted from Colden Common Village Design Statement (2012) for comparative analysis. DECEMBER 2014 VDS: NEW PUBLIC OPEN SPACE FOR THE SOUTH (NTS) Project Location LAND AT CHURCH LANE LP2 05 N 32 20 23 12 12 80 18 25 24 15 17 17 18 20 25 DECEMBER 2014 REVISED DESIGN CONCEPT (c.45 dwellings) (1:1000 @ A3, 1:500 @ A1) Project Location LAND AT CHURCH LANE LP2 06 N Community Orchard as Landscape Buffer New Community Green 15m Perimeter Landscape Buffer Public Open Space with extensive Perimeter Landscape Buffer Long Vista with Landscape Feature links to Footpath Network DECEMBER 2014 ORIGINAL DESIGN CONCEPT (c.120 dwellings) (NTS) Project Location LAND AT CHURCH LANE LP2 07 N DECEMBER 2014 VISUAL NOTES Project Location LAND AT CHURCH LANE LP2 08 N LISTED BUILDINGS (X3) LANDSCAPE BUFFER (20M) 0.58Ha 275 MAIN RESIDUAL SITE AREA (3.79Ha @30DPH = 114 DWELLINGS) 275 FRONTAGE RESIDUAL SITE AREA (0.62Ha @20DPH = 12 DWELLINGS) 2495 RESIDUAL SITE AREA (0.14Ha @20DPH = 3 DWELLINGS) SITE CAPACITY = 129 DWELLINGS WATER MAIN (6M SAFE ZONE) 0.35Ha DECEMBER 2014 SITE 275 - DEVELOPMENT ASSESSMENT Project Location LAND AT CHURCH LANE LP2 09 N NE CH LA CHUR JUNE 2015 1871A - SHLAA SITE (1:2500 @ A3) Project Location LAND AT CHURCH LANE LP2 13 Hamill Davies Ltd Ivydale Lower Chase Road Swanmore HAMILL DAVIES Hampshire LIMITED SO32 2PB 01489 893 596 07831 439 699 01489 890 715 [email protected] Land at Church Lane, Colden Common LPP2: 1871 & 2561 Foul & Surface Water Drainage Strategy 1.0 Introduction 1.1 This planning statement offers a general overview of the feasibility of providing surface water and foul drainage to the proposed development on land south of Church Lane, Colden Common. 1.2 The development proposal, as shown by the plan included within Appendix A, is for the provision of between 20 – 150 residential units to be located on land to the south of Church Lane, Colden Common. 2.0 Foul Drainage Strategy 2.1 Foul drainage from each plot will be connected to drainage runs to be located below the site access roads prior to connection to the existing public sewer within Church Road. 2.2 The sewers will be designed and constructed in accordance with the current edition of ‘Sewers for Adoption’. The on-site drainage layout will be designed as a gravity fed system. An on-site pumping station may be required to allow discharge from the development site to the existing public sewer in Church Road. 3.0 Surface Water Drainage Strategy 3.1 The Code of Practice for Sustainable Drainage Systems provides a flexible approach to drainage systems with a wide range of components and includes a hierarchy of techniques. These are:- 1. Prevention - The use of good site design and housekeeping measures on site to prevent run-off and pollution. 2. Source Control - Control of run off at or very near to its source. 3. Site Control - Management of water from several sub catchment areas. 4. Regional Control - Management of run off from several sites, typically in a detention pond or wetland. 3.2 With the above in mind surface water disposal will respect the hierarchy of techniques outlined above. 3.3 Prevention will be at the forefront of the development of the site with the site set out to maximise the areas of soft landscaping. 3.4 Source control is to be introduced in the following ways:- Site investigation works are expected to establish that deep borehole soakaways are feasible for the site. Surface water from roofs will be discharged from individual plots to deep borehole soakaways located a minimum of 5m from the properties within open space areas. Surface water run off from private drives and access roads will discharge to permeable paving where surface water will infiltrate to the underlying ground via deep soakaway boreholes. The infiltration design will ensure no surcharging or flooding occurs at the 1 in 100 year event with a 30% allowance for climate change. The porous sub base will be designed to the required storage volume for a 1 in 30 year rainfall event. 3.5 Rainfall within soft landscaped areas will be allowed to permeate thought the ground in order to mimic as closely as possible the natural drainage from the site before development. 4.0 Conclusions 4.1 The above shows that it is feasible to provide both foul and surface water drainage to the proposed development site on land to the south of Church Road, Colden Common. Appendix A Site Layout Hamill Davies Ltd Ivydale Lower Chase Road Swanmore HAMILL DAVIES Hampshire LIMITED SO32 2PB 01489 893 596 07831 439 699 01489 890 715 [email protected] Land at Church Lane, Colden Common LPP2: 1871 & 2561 Flood Risk Assessment dated December 2015 Land at Church Lane, Colden Common LPP2: 1871 & 2561 Flood Risk Assessment dated December 2015 1.0 Introduction 1.1 Planning consent is to be sought for a residential development on land south of Church Lane, Colden Common. 1.2 The site is generally flat. A topographical survey is to be commissioned which will more accurately assess the level differences across the site. 1.3 The Technical Guidance to the National Planning Policy Framework was published to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding with the requirement for a flood risk assessment which appraises, manages and reduces the risk of flooding. 1.4 This site specific flood risk assessment is required to meet the minimum requirements set out in the Technical Guidance to the National Planning Policy Framework 2.0 Flood Risk Assessment Tidal Flood Risk 2.1 The site is located inland 12.0 kilometres from Southampton Water and thus is not susceptible to Tidal Flood Risk. Fluvial Flood Risk 2.2 The Environment Agency has been consulted to determine whether the site is at risk of flooding. The Floodplain Map attached, centred on land south of Church Road, Colden Common SO21 1TS shows that the site is outside the designated Flood Zone 3 (High Probability - flooding from a river with a 1 in 100 or greater chance of happening each year) or Flood Zone 2 (Medium Probability - flooding from rivers with up to a 1 in 1000 chance of occurring each year). The development site can therefore be designated as being within Flood Zone 1 assessed to have a less than 1 in 10000 annual probability of river or sea flooding in any year. 2.3 The closest source of fluvial flooding is a tributary of the River Itchen located 0.2 km to the north of the site. The EA flood map shows that the site is not susceptible to fluvial flooding. 2.4 Land within Flood Zone 1 is appropriate for all uses. Groundwater Flood Risk 2.5 The 1:50 000 Geological Survey of Great Britain (England & Wales) sheet number 315 of the Southampton area shows the site to be located on the Reading Formation. Quaternary Clay with Flint deposits overlies the Upper Chalk Formation which outcrops to the north of the site.