LAND OFF WHITEHILL ROAD ELLISTOWN

Design and Access Statement

Prepared by Pegasus Urban Design | Mclnerney Homes Ltd | October 2009 | EMS.2069.01 “Good design ensures attractive, usable, durable and adaptable places and is a key element in achieving sustainable development. Good design is indivisible from good planning”.

(para 33 of Planning Policy Statement 1 (PPS1))

2 Land off Whitehill Road, Ellistown - Design & Access Statement CONTENTS

PAGE 5 PAGE 7 PAGE 17 1 2 3

INTRODUCTION ASSESSMENT EVALUATION Purpose of the statement The Site Constraints and opportunities Physical context Social and economic context Planning policies

PAGE 19 PAGE 35

DESIGN CONCEPT AND PRINCIPLES 4 5 Design concept Design principles Use and amount SUMMARY Access Glossary of terms Layout Scale Landscape design Appearance Resource efficiency

Pegasus Urban Design The Courtyard Church Street Lockington Derbyshire DE74 2SL www.ppg-llp.co.uk I T 01509 670806 I F 01509 672247

Prepared by Pegasus Urban Design. Pegasus Urban Design is part of Pegasus Planning Group LLP Prepared on behalf of Mclnerney Homes Ltd. October 2009 Project code EMS.2069.01 Contact: Urban Design - Paul Smith Prepared by Sean Hindes

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 LLP Front cover: Images of local context and design objectives CrownLand copyright. off All rights Whitehill reserved, Licence Road, number 100042093 Ellistown - Design & Access Statement 3 Aerial photograph of site 4 Land off Whitehill Road, Ellistown - Design & Access Statement 01 - Introduction

Purpose of the statement

1.1 This statement has been prepared by Pegasus 1.4 This statement will also be self-assessed against CABE guidance ‘Building for Life’ (2005). The Planning Group on behalf of McInerney Homes guidance is based on 20 questions, which can be used “as a basis for writing development briefs, Ltd. with a view to speeding up planning approvals and winning local community support.” A full list of the Building for Life (BfL) questions and site-specific responses are included within the Summary section 1.2 This statement has been prepared in of this document. accordance with the Department for Communities and Local Government’s (DCLG) 1.5 This document achieves this within the following sections: Circular 01/2006 which requires such an Section 1 Introduction – outlines the purpose of the document; application to be accompanied by a Design Section 2 Assessment – considers the site and its surroundings in terms of the physical, social, and Access Statement. In preparing this economic and planning context; statement, reference has also been made to Section 3 Evaluation – identifies the sites constraints and opportunities; and the Commission for Architecture and the Built Section 4 Design Concept and Principles – presents the design concept and principles which Environment’s (CABE) guidance on ‘Design and underpin the proposals. Sets out the uses and amount proposed, access arrangements, layout of the Access Statements: How to write, read and use development, scale of buildings, landscaping treatment, appearance and use of resources. them’ (CABE, 2006). 1.6 This statement should be read in conjunction with the outline planning application and its 1.3 The purpose of this statement is to explain; accompanying documents including: “the design principles and concepts that have been applied to the • Planning Statement; • Transport Assessment; and proposed development and how • Statement of Community Involvement. issues relating to access to the development have been dealt with” (para. 80, DCLG Circular 01/2006).

Land off Whitehill Road, Ellistown - Design & Access Statement 5 Site Location Plan

6 Land off Whitehill Road, Ellistown - Design & Access Statement 02 - Assessment

2.1 This section provides a summary of the assessment undertaken of the site and its surroundings.

The Site Physical context

2.2 Ellistown is located approximately 17km Existing land uses northwest of Leicester City Centre. It is also 2.3 The adjoining land uses range from 2.6 The western boundary faces rear gardens of located approximately 2.5km south of Coalville. commercial businesses and shops to private properties located along Whitehill Road. The application site itself lies just south of the residences and existing industrial estates lying village centre and extends to approximately 1.8 further afield. Part of the site (in the south) 2.7 The eastern site boundary is defined by hectares. was previously used as a builder’s yard. existing hedge planting and adjoins open countryside which lies to the east of the site. 2.4 The application site is situated to the rear of existing properties located along Whitehill Road. The northern boundary faces the car park of the existing social club which is located adjacent to the site, but is screened to some extent by an existing brick wall.

2.5 The southern boundary faces some existing commercial properties and is screened by a close boarded fence.

Land off Whitehill Road, Ellistown - Design & Access Statement 7 1 2 3 4

5 6 7 8

1. View looking south along Whitehall Road 2. Existing Social Club to the north of the site 3. Existing access off Whitehall Road 4. Existing tree planting along eastern boundary 5. View from Country Park towards the south east of the site 6. View looking west towards the site 7. Existing footpath running through the Country Park 8. View looking west towards the site 9. View looking west towards the site 9 10 11 10. View looking west towards the site 11. Existing footpath running through the Country Park

Context Study Photos of Site

8 Land off Whitehill Road, Ellistown - Design & Access Statement Topography Existing access 2.8 The site is generally level but in the north 2.11 At present the application site is accessed off eastern corner of the site the land falls away a narrow driveway which connects to Whitehill at an increased gradient towards the eastern Road. This is the only existing and potential boundary. There is also a slight change in point of access into the site. topography in the south of the site where it again falls away to the east. 2.12 There are currently no existing public rights of way running through the site although the Existing landscape features site does adjoin the existing footways along 2.9 As previously mentioned the site is looking Whitehill Road. out onto open countryside to the east and the design proposals will need to exploit this 2.13 Whitehill Road itself is one of the main access characteristic. Just off the site are two mature roads within Ellistown and connects to the trees on the eastern boundary which can form Village Centre. The village itself is located part of the visual amenity of the proposed approximately 5km west of the M1 and scheme. The existing boundary hedge in the therefore benefits from excellent strategic south of the site has been poorly maintained vehicular links. and its growth has been restricted by the existing close boarded fence. Public transport 2.14 There are existing bus services which Visual context run regularly between Ellistown and 2.10 As the application site is located to the rear of Loughborough to the northeast and Leicester existing properties along Whitehill Road views to the southeast. into and out of the site from the north, south and west are restricted. The land located Drainage to the east of the application site is open 2.15 The utilities drains on Whitehill Road have countryside and therefore the design proposals a limited capacity for surface water runoff. should aim to exploit these views out of the Therefore the new development will need site whilst providing a sympathetic interface to maximise the use of permeable paving, with the adjoining land uses. store water on-site and make use of existing drainage channels close to the site.

Land off Whitehill Road, Ellistown - Design & Access Statement 9 Context Study Photos of Site

10 Land off Whitehill Road, Ellistown - Design & Access Statement Neighbourhood character assessment 2.16 The built form within Ellistown is characterised 2.18 The existing buildings along Whitehill by the historic linear street development and Road are traditionally built from red brick the addition of modern housing to compliment although a number of properties are now the existing village. The existing residential being rendered. Roof finishes in the area are properties along Whitehill Road are typically typically grey slate although there is evidence Victorian two storey terraced properties and of replacement concrete roof tiles installed in include a variety of forms, materials and certain locations. The red brick typically used existing landscape features. In terms of within Ellistown tends to be locally sourced the roofscape there is a mixture of pitched Ibstock Brick. roofs and gable fronted roofs along with the chimneys which help create variety and interest in the existing street scenes.

2.17 The more modest terraced properties are accessed directly from the street and are located close the existing curb side. The slightly larger houses have smaller front gardens of approximately 2m depth with a combination of brick wall and metal railing fencing defining the public and private realm. The larger semi-detached and detached properties still follow the line of the road but are set back by some 5 to 7 metres with access to rear gardens and drives for private vehicles.

Land off Whitehill Road, Ellistown - Design & Access Statement 11 12 Land off Whitehill Road, Ellistown - Design & Access Statement Social context

Local facilities 2.19 There are a small number of local convenience stores within Ellistown providing low order goods. There are also more extensive retail facilities within Coalville which is located to the north of Ellistown and Ibstock which is located to the west. There are existing employment sites within Ellistown, notably to the north of the site (within 200m).

Economic context 2.20 The proposed development will make a valuable contribution to Ellistown by providing much needed housing for key workers, younger people in the vicinity, and will increase 1 2 variety and choice of housing available.

2.21 The additional residents will also help increase custom for existing businesses and the local public institutions such as schools.

3 4

1. Existing Public House 2. Existing Public House 3. Existing convenience store 4. Existing Petrol Station

Land off Whitehill Road, Ellistown - Design & Access Statement 13 Current Guidance

14 Land off Whitehill Road, Ellistown - Design & Access Statement Planning policies

“…good design should contribute positively Local policy and guidance to making places better for people. Design 2.23 Policy and guidance, which covers the local which is inappropriate in its context, or which area, has been utilised to inform the design fails to take the opportunities available for process. These include:- improving the character and quality of an area and the way it functions, should not be • Regional Spatial Strategy for the East accepted” (PPS3, para 13). Midlands (RSS8); • North West Leicestershire Local Plan, 2002; 2.22 Government guidance in the form of Planning • Affordable Housing, June 2004 Policy Guidance Notes (PPG’s) and the (Supplementary Planning Documents emerging Planning Policy Statements (PPS’s) (SPD)); set the context within which those involved • Play and Design, 2001 (SPD). in the development process should promote excellence in sustainable development in order to achieve a high quality of design. Relevant Government guidance and policies are summarised with more detail set out within the Planning Statement which accompanies the application.

Land off Whitehill Road, Ellistown - Design & Access Statement 15 Constraints & Opportunities Plan

16 Land off Whitehill Road, Ellistown - Design & Access Statement 03 - Evaluation

Constraints and Opportunities 3.1 Following the assessment of the site and Constraints Opportunities its surroundings, as detailed in Section 2, a number of constraints and opportunities • The topography of this site which although • Exploit views across the open countryside associated with the proposed development generally flat does slope away in the north to the east; on the site have been identified. These eastern corner and south eastern corners • Incorporate the existing mature trees are outlined below and illustrated, where of the site; within the design proposals; appropriate, on the constraints and • Need to provide a sympathetic interface • Provide new planting in accordance with opportunities plan. Each of these constraints with the open countryside to the east; the Local Authority Guidance; and opportunities has been used to inform the • The existing mature trees on the eastern • Provide new housing within Ellistown design proposals on the site. boundary; increasing the variety and choice • The existing drainage capacity of Whitehill of housing. Road is limited therefore the site will need to maximise the use of permeable paving, store water on-site and make use of existing drainage channels; • Unattractive existing boundaries notably along the northern and southern elevations of the site; • Protect existing and proposed residential amenity notably along the western site boundary with existing properties; • Access limited to Whitehill Road.

Land off Whitehill Road, Ellistown - Design & Access Statement 17 Concept Plan Sketch Layout

18 Land off Whitehill Road, Ellistown - Design & Access Statement 04 - Design Concept & Principles

Design Concepts Accessibility Provision of amenity space

4.1 Following the assessment of the site and “Is easily accessible and well-connected to “Provides, or enables good access to, its surroundings and establishment of the public transport and community facilities and community and green and open amenity and constraints and opportunities a Design services, and is well laid out so that all the recreational space (including play space) Concept Plan was drawn up to consider these space is used efficiently, is safe, accessible as well as private outdoor space such as findings, which was used during the evolution and user-friendly” paragraph 16, PPS3. residential gardens, patios and balconies” of the Masterplan prepared for the site. paragraph 16, PPS3. • A focus on ensuring that pedestrians 4.2 The Design Concept Plan opposite was are able to access the bus stops located • Provision of, and easy access to, an prepared in response to pre-application on Whitehill Road within easy walking attractive green space located within the discussions with the Local Authority on distance of the development; site and within easy access of the site and September 17th 2009, and was used to steer • Convenient, safe and direct access for all overlooked by proposed buildings. the detailed design of the site. residents to the existing and proposed • Provision of private amenity space for all local services and facilities including new residents to the rear of plots in the schools, retail, community uses and interests of security and privacy. Design Principles employment opportunities; • Enhanced public access across the site, 4.3 The principles which have been developed particularly the open space to the east; in order to steer the design of the new • Creation of a clear movement hierarchy development at Whitehill Road have been providing easily recognizable routes for all derived from the site assessment in users; conjunction with the delivery of a high quality • Provision of landmark and keynote development which achieves the criteria set buildings to terminate the principal vista out at paragraph 16 of PPS3, namely; into the site, providing good legibility.

Land off Whitehill Road, Ellistown - Design & Access Statement 19 Response to context Efficient use of resources Quality of public realm

“Is well integrated with, and complements, “Facilitates the efficient use of resources, “Takes a design-led approach to the provision the neighbouring building and the local area during construction and in use, and seeks to of car-parking space, that is well-integrated more generally in terms of scale, density, adapt to and reduce the impact of, and on, with a high quality public realm and streets layout and access” paragraph 16, PPS3. climate change” paragraph 16, PPS3. that are pedestrian, cycle and vehicle friendly” paragraph 16, PPS3. • Integration of the development into the • Encouragement of walking, cycling and existing built fabric at Whitehill Road in public transport use through the creation • Provision of a clear hierarchy of connected terms of scale, height and massing; of a traffic calmed environment with spaces and places, accessible by a variety • Protection of existing and proposed footways and shared surfaces within of users and expressed through variation residential amenity through the siting of the quieter residential parts of the in carriageway width, tree planting and new buildings an appropriate distance development; use of shared surfaces; from site boundaries and the gardens of • Potential for use of energy efficiency • Creation of a clearly defined public realm existing properties; building techniques. through the provision of continuous building frontage lines and variations in enclosure of private spaces; • Providing good natural surveillance particularly where there is access to private areas and parking courts; and • Provision of incidental green space within the centre of the scheme which will soften the urban environment and provide opportunities for outdoor recreation.

20 Land off Whitehill Road, Ellistown - Design & Access Statement Character and identity Biodiversity promotion A place for everyone

“Creates, or enhances, a distinctive character “Provides for the retention or re- • Creation of a development which allows that relates well to the surroundings and establishment of the biodiversity within ease of movement and access between supports a sense of local pride and civic residential environments” paragraph 16, existing and proposed uses for all types of identity” paragraph 16, PPS3. PPS3. users; and • Consideration of the proposals in relation • Retention of the existing vegetation to • Retention of the existing boundary to the location of the buildings on the site, create an attractive landscaped backdrop; landscaping; gradients and the relationship between • Respond to the built context of Ellistown • Provision of new greenspace. various uses and transport infrastructure, through the use of materials within the particularly for those with disabilities. residential element, which reflect those found locally. • Minimise the impact of the development on the surrounding context through the setback of upper storeys and positioning of buildings away from sensitive boundaries.

Land off Whitehill Road, Ellistown - Design & Access Statement 21 Site Layout Plan 1

22 Land off Whitehill Road, Ellistown - Design & Access Statement Use and amount

Residential (0.711 hectares, 34 dwellings) Public Open Space (0.0642 hectares) 4.4 The development proposals will deliver a mix 4.8 A small area of public open space will be of housing in line with national and local policy. provided within the design proposals. This There will be a mix of small runs of terraced area will include the existing mature trees and semi-detached properties ranging from along the eastern site boundary and will two to four bedrooms. This proposed mix provide an appropriate interface with the open of housing reflects the existing residential countryside to the east. development adjoining the site and reflects existing demand.

4.5 The proposed development will deliver the appropriate level of affordable housing in accordance with local policy.

4.6 The overall density of the development is 44 dph which accords with Central Government aspirations as well as Local Plan Policy.

4.7 Below is a summary of the proposed accommodation schedule:

• 4 no. two bed dwellings (3 persons); • 12 no. two bed houses (4 persons); • 12 no. three bed houses (5 persons); • 6 no. four bed houses (6 persons); • Total number of dwellings: 34.

Extract of Site Layout Plan 1

Land off Whitehill Road, Ellistown - Design & Access Statement 23 Site Layout Plan 2

24 Land off Whitehill Road, Ellistown - Design & Access Statement Access

Movement and circulation 4.9 The proposed development will be accessed 4.13 A proposed footpath will also be provided from Whitehill Road via a widened out drive. which will connect to the eastern site The access road will be 5.5m wide as you enter boundary and allow access to the open the site narrowing to 4.8 and 4.0m within the countryside to the east. scheme in order to calm traffic. The road itself will terminate within the site and include a Parking turning head appropriate for refuse vehicles. 4.14 A total of 46 car parking spaces will be Preliminary discussions were held with Stefan provided in order to serve the proposed Kruczkowski (Urban Design, North West dwellings. Leicestershire), at which the non-standardised road design was accepted and supported. 4.15 There will be a balanced approach taken in relation to car parking. Parking will need to 4.10 There will be a series of shared surface areas be kept to a minimum in order to limit car use and squares within the scheme which will but not to such an extent that residents have to help calm traffic and create a more pedestrian resort to extensive on-street parking within the friendly environment. The main access road development or in the wider area notably along will serve smaller parking courts located in the Whitehill Road. south west and north east of the site. 4.16 There will be some on-street parking provided Public Transport in designated bays, which will provide 4.11 Due to the size and scale of the development convenient access to properties and help proposals a new bus link/stop is inappropriate calm traffic. The use of rear parking courts but the proposals will aim to provide safe and is favourable in certain locations in order to convenient links to Whitehill Road from which protect the existing and proposed private existing bus services can be used. amenity space of residents. This is most notable along the western site boundary with 4.12 Footpaths and Cycleways the existing properties on Whitehill Road. The new access road off Whitehill Road will The parking courtyards in this area will help include new footpaths which will connect to mitigate noise and visual impact between the existing movement network to the east. existing and proposed dwellings.

Extract of Site Layout Plan 2

Land off Whitehill Road, Ellistown - Design & Access Statement 25 NORTH WEST ELEVATION NORTH ELEVATION WEST ELEVATION

Elevations

SOUTH ELEVATION SOUTH EAST ELEVATION SOUTH EAST ELEVATION

NORTH ELEVATION EAST ELEVATION NORTH EAST ELEVATION NORTH EAST ELEVATION

SOUTH WEST ELEVATION WEST ELEVATION SOUTH ELEVATION

Elevations

26 Land off Whitehill Road, Ellistown - Design & Access Statement Layout

4.17 The layout of the site has been determined by 4.19 Development plots will be defined by a range a number of factors: of boundary treatments including walls, railings, hedging and close board fencing • Retention of the existing boundary depending upon their location. vegetation notably along the eastern site boundary; Safety and security • Providing new open amenity space along 4.20 The layout of the development proposals have the eastern site boundary in order to been carefully considered to ensure the safety maximise views out of the site; or perceived safety of those living or visiting • Provide enclosure along the proposed the development. This has been achieved access road; through the careful layout of the streets, plus • Back development onto sensitive site the relationship between them and the built boundaries notably in the north, south and form, and by providing buildings that overlook/ west of the site; front onto public areas. • Provide a new pedestrian link connecting to the open countryside to the east; 4.21 The overall pedestrian safety within the • Terminate key views into the site from development is embodied by the aspiration Whitehill Road; that vehicle speeds should be kept to a • Avoid the creation of a car dominated maximum of 15mph along the main access street scene. road, or below within other parts of the site. Shared surface squares are located shortly Continuity and enclosure after entering the site and further along the 4.18 The design of the development proposals is access road and will be used to assist the based on the principle of backing development reduction in speeds. onto unattractive/sensitive boundaries, which aims to maximise continuous frontages along 4.22 A strong frontage has been created along the the main access road. This continuity assists open space areas within the site and along in defining the public realm, promotes an the access road in order to define the public active street scene and also helps to create a realm and provides surveillance of the spaces. safe and attractive area of open amenity space In locations where gable ends of houses within the scheme. adjoin the street, additional windows may be incorporated on these elevations to reinforce the level of surveillance of public areas.

Land off Whitehill Road, Ellistown - Design & Access Statement 27 28 Land off Whitehill Road, Ellistown - Design & Access Statement Scale

Building heights and massing Key Buildings 4.23 The design proposals include predominantly 4.27 Key buildings will be located within the 2 storey dwellings, with 2.5 storey dwellings site in order to terminate key views along fronting the green. The scheme therefore proposed roads. These will include buildings compliments the existing two storey village terminating the view from Whitehill Road into where only key buildings are up to three the site and will also be located to terminate storeys in height. the view at the end of the main access road in the south east of the site. Key buildings will 4.24 The proposed buildings are arranged in short be taller/incorporate distinctive architectural blocks with streets and places created within detailing that distinguishes them. This will the site. The proposed building lines and also help mark the gateway into the site. location of dwellings will ensure that the main access roads, shared surface courtyards and open amenity spaces are all well overlooked and defined.

Density and design 4.25 As previously mentioned the proposed density will be 44 dph in line with both national and local aspirations.

Building types 4.26 A variety of different house types, sizes and tenures will be provided within the proposals in order to create a diverse and mixed community.

Land off Whitehill Road, Ellistown - Design & Access Statement 29 NORTH ELEVATION WEST ELEVATION WEST ELEVATION SOUTH ELEVATION

SOUTH ELEVATION EAST ELEVATION EAST ELEVATION NORTH ELEVATION

Elevations Elevations

SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION WEST ELEVATION Elevations

30 Land off Whitehill Road, Ellistown - Design & Access Statement Landscape Design

Open Space 4.28 In order to maintain a sympathetic interface with the open countryside to the east a proposed area of open amenity space has formed part of the design proposals along the eastern site boundary. This area will include the retained mature trees and will allow views to be exploited and maximised from within this site out towards the east.

Proposed planting 4.29 In accordance with local policy F1 the development proposals will make appropriate provision for landscaping and tree planting.

Land off Whitehill Road, Ellistown - Design & Access Statement 31 NORTH WEST ELEVATION WEST ELEVATION SOUTH ELEVATION Elevations

EAST ELEVATION SOUTH EAST ELEVATION NORTH EAST ELEVATION

SOUTH EAST ELEVATION NORTH EAST ELEVATION NORTH WEST ELEVATION SOUTH WEST ELEVATION Elevations

32 Land off Whitehill Road, Ellistown - Design & Access Statement Appearance Resource efficiency

Building forms and materials Sustainable building techniques 4.30 The scheme is proposed to be constructed in 4.33 The Government recently introduced the Code 4.34 The design proposals will aim to achieve a brickwork with the occasional use of render for Sustainable Homes: a means of assessing Code Level Three. & timber boarding in certain locations. The the sustainability level (Code Level 0 – 6) of any proposed brickwork will reflect the existing given house under the following headings: 4.35 This proposal has been self assessed against Victorian character of Whitehill Road and the for building for Building for Life criteria. The wider context of Ellistown, and the occasional • Energy and CO2 emissions result of the assessment are included within use of render & timber boarding will help • Water the summary of this document. distinguish key buildings again following a • Materials typical characteristic of Ellistown. • Surface water runoff • Waste Surface materials • Pollution 4.31 Surface materials that are firm, durable, • Health and wellbeing smooth and slip-resistant in all weather are to • Management be utilised within the development, particularly • Ecology. on footways, cycle ways and parking areas. Different materials are proposed in order to distinguish between pedestrian/cyclist and vehicular routes. Elevations

Street furniture 4.32 Street furniture including seating, lighting and signage is to be located in clearly visible and logical positions whilst avoiding positions on the main route/desire line.

SOUTH WEST ELEVATION SOUTH ELEVATION EAST ELEVATION

NORTH ELEVATION NORTH EAST ELEVATION NORTH WEST ELEVATION

Land off Whitehill Road, Ellistown - Design & Access Statement 33 05 - Summary

5.1 This proposal involves the creation of a new residential development and associated areas of public open space. In arriving at the design of this scheme we have shown how the physical, social and economic aspects of the site have influenced the design of this scheme both in conceptual and more detailed terms.

5.2 The proposals have also been assessed against the building for life criteria and a summary of our responses to the 20 questions are included on the following pages 35-38:

34 Land off Whitehill Road, Ellistown - Design & Access Statement ENVIRONMENT AND COMMUNITY

1 Does the development provide (or is it close 3 Is there a tenure mix that reflects the needs tree planting will also be provided as to) community facilities, such as a school, of the local community? part of the National Forest contribution parks, play areas, shops, pubs or cafés? requirements. The new and existing Response: Yes (SCORE 1) The proposed planting will form an integral part of the Response: Yes (SCORE 1) As detailed within accommodation schedule includes a range design proposals and will help give this Section 2 of this statement, new development of tenures with the appropriate level of scheme a sense of maturity. will be well related to existing services and affordable housing provision. We conclude on facilities within Ellistown. The town is served this basis that the proposed accommodation by an existing Junior School. The nearest mix reflects the need and aspirations of the secondary schools are located nearby in local community. Coalville and Ashby and there are good public transport links connecting Ellistown 4 Does the development have easy access to to the schools. The site adjoins an existing public transport? country park to the east and the proposals will increase accessibility to this area as well as Response: Yes (SCORE 1) The site is located providing areas of informal open space within along Whitehill Road with good access to the new development. existing bus services linking the site to the Village Centre as well as the outlining Villages 2 Is there an accommodation mix that reflects of Coalville, Ashby and Ibstock where other the needs and aspirations of the local local employment areas can be found. community? 5 Does the development have any features that Response: Yes (SCORE 1) The proposed reduce its environmental impact? accommodation schedule provides a variety of house types ranging from semi-detached Response: Yes (SCORE 1) The design dwellings to small runs of terraces ranging proposals aim to retain boundary vegetation from two to four bed properties. We wherever possible notably along the eastern conclude on this basis that the proposed site boundary where the two mature trees will accommodation mix reflects the need and be retained and will form an integral part of aspirations of the local community. the landscape design proposals. Additional

Land off Whitehill Road, Ellistown - Design & Access Statement 35 CHARACTER

6 Is the design specific to the scheme? 8 Does the scheme feel like a place with a 10 Are streets defined by a well-structured distinctive character? building layout? Response: Yes (SCORE 1) Following the contextual analysis of the site and its Response: Yes (SCORE 1) The design Response: Yes (SCORE 1) The proposed surroundings within Section 2 (including the proposals aim to create a sense of arrival site layout is based upon the principle of character, scale and built form), the detailed when entering the site by framing the vista a main access road with strong frontages design proposals are discussed within Section from Whitehill Road into the site. The central helping to separate private and public 6 which demonstrates how the sites specific open space which incorporates the two realm through the positioning of buildings, constraints and opportunities have been mature trees along the eastern boundary will creating defensible space to the rear and overcome to reach a design solution specific help create a sense of arrival and place within surveillance of public realm to the front. to the Whitehill Road site. the design proposals.

7 Does the scheme exploit existing buildings, 9 Do the buildings and layout make it easy to landscape or topography? find your way around?

Response: Yes (SCORE 1) As previously Response: Yes (SCORE 1) The layout is mentioned the site will retain where possible based along one main access road which all existing boundary vegetation which will will terminate in a turning area and parking be supplemented by new planting within the courtyard. The main access road will be design proposals. The house types have been well enclosed by proposed buildings as will designed to step down the slope in order to the proposed informal open space within maintain the general land form in the area this scheme. By framing key views into the and avoid large scale ground remodelling. site from Whitehill Road and along the main access road within the site, the legibility of the scheme will be increased along with the creation of an attractive open space which links to the adjoining country park to the east.

36 Land off Whitehill Road, Ellistown - Design & Access Statement STREETS, PARKING & PEDESTRIANISATION

11 Does the building layout take priority over 13 Are the streets pedestrian, cycle and vehicle 15 Are public spaces and pedestrian routes the roads and car parking, so that the friendly? overlooked and do they feel safe? highways do not dominate? Response: Yes. (SCORE 1) The site layout and Response: Yes. (SCORE 1) All public spaces Response: Yes. (SCORE 1) This scheme Section 4 of this statement both demonstrate and pedestrian routes have been designed has been designed so that buildings take how we have incorporated shared surfaces, so that buildings front onto and overlook president within the streetscene over the variations in carriage way alignment and them in the interests of providing passive presence of car parking which is set back other traffic calming features to calm the surveillance. Propsed dwellings along from the building line or located within flow of traffic and provide greater priority the eastern boundary will also increase rear parking courts. The road widths and for pedestrians within the development. By surveillance over existing pedestrian routes alignments vary throughout the scheme incorporating traffic calming measures at and Country Park to the east. which reduces the engineered feel of the regular intervals not only will this create a road network and creates a more attractive safer pedestrian environment but will also environment for residents. ensure that the road network is safe and convenient for cyclists. 12 Is the car parking well integrated and situated so it supports the street scene? 14 Does the scheme integrate with existing roads, paths and surrounding development? Response: Yes. (SCORE 1) As mentioned above the majority of parking is located in rear Response: Yes. (SCORE 1) The scheme has parking courts and on the street parking is been designed to integrate with the existing limited. highway network along Whitehill Road which provide access to the Village Centre. The proposals also include the provision of a new pedestrian link to the east of the site increasing accessibility to the country park in this location. We therefore consider this scheme does integrate with the surrounding development.

Land off Whitehill Road, Ellistown - Design & Access Statement 37 DESIGN & CONSTRUCTION

16 Is public space well designed and does it 18 Do internal spaces and layout allow for 20 Do buildings or spaces outperform have suitable management arrangements in adaptation, conversion or extension? statutory minima, such as Building place? Regulations? Response: Yes. (SCORE 1) The proposals Response: Yes. (SCORE 1) The proposed include sufficient space both internally and Response: Yes. (SCORE 1) Dwellings have areas of public open space has been carefully externally for future extension or conversion be designed to meet standard Building located along the eastern boundary in order to be it through an extension into the garden or Regulations, although where possible provide a connected green network that links subdivision or expansion of rooms within each Modern Methods of Construction (MMC) into the adjoining Country Park. property. will be used for internal construction. A hybrid of traditional building techniques 17 Do the buildings exhibit architectural quality? 19 Has the scheme made use of advances in and MMC will help improve the build construction or technology that enhance its quality, reduce on-site construction time, Response: Yes. (SCORE 1) Section 4 of this performance, quality and attractiveness? and improve on-site safety. All Affordable statement states how the neighbourhood housing will also meet a minimum Code for character assessment carried out within Response: No. (SCORE 0) Due to the Sustainable Homes Level 3. Section 2 has informed the architectural style relatively flat nature of the site, the finished within the proposals. Landmark buildings floor levels have been coordinated to support TOTAL: 19/20 located in key locations will include distinctive a balanced earthworks approach avoiding architectural detailing that distinguishes the requirement for material to be removed them from the rest of the site. These buildings from the site. This benefits local amenity will be used to frame vistas along the main through reducing the number of construction access road and mark the entrance into the vehicle movements, reducing construction site of Whitehill Road. The proposed building noise pollution and keeping existing on-site materials will also be based on those already materials out of local landfill sites. The design in existence within the immediate context. proposals will also aim to use locally-sourced Ibstock brick within the development.

38 Land off Whitehill Road, Ellistown - Design & Access Statement Glossary of Terms

Building Line – the line that is formed by buildings frontages be it along a street or path. Connectivity – how connected streets, spaces and local attractors are within the settlement. Density – the intensity of land uses defined in terms of the number of dwellings, habitable rooms or people per unit of area. Easy Walking Distances – generally recognised and accepted as the equivalent of 5 minutes walk; approximately 400m depending upon the gradient of the locality. Gateway – the location on a route which indicates an entrance or arrival point into a settlement or area. Gateway Treatment – physical works or feature that define the entrance point to a settlement or area such as the use of landscaping, public art, positioning of buildings or changes in road surfacing. Inclusive Design - is a way of designing products and environments which are usable and appealing to everyone regardless of age, ability or circumstance by working with users to remove barriers in the social, technical, political and economic processes underpinning building and design. Landmark – a building or structure which is memorable and can aid in establishing a legible network of streets and spaces. Landscape – the character and appearance of the land. Includes a variety of features, both natural and artificial, such as trees, topography, and the presence of water, flora and fauna. Legibility – how easily a place can be read and recognised through the use of memorable places, landmarks and characteristics. Local Attractors – areas and uses within the locality that are important places to visit, work or play, for example, schools, leisure centres, business parks and shopping areas. Local Distinctiveness – the special or unique character of a particular area as a result of its features, natural and man-made, uses and community. Mixed Use Development – an area comprising more than one uses, vertically or horizontally. Natural Surveillance – the increase in security achieved through the positioning of doors and windows on to the public domain thereby providing ‘eyes onto the street’. Public Domain/Realm – the areas with the settlement that are accessible can be utilised by the public, whether publicly or privately owned. Settlement Pattern – how streets, movement corridors and buildings are laid out in relation to each other. Topography – the land form and shape of the area, natural or artificial. Townscape – the character and appearance of a settlement or area including the built form, materials, architectural styles, colours, landmarks, landscape and uses. Vitality – the level of activity of a place in terms of the number of people visiting or using a place, day and night.

Land off Whitehill Road, Ellistown - Design & Access Statement 39 web site: www.ppg-llp.co.uk

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40 Land off Whitehill Road, Ellistown - Design & Access Statement