DESIGN AND ACCESS STATEMENT

LAND TO THE EAST OF ASHBOURNE ROAD,

ON BEHALF OF BAMFORD PROPERTIES LTD

Ref: 2963 DRAFT 1. Introduction

1.1 This Design and Access Statement accompanies the outline planning application made by Bamford Properties Ltd for residential development in Rocester on land to the East of Ashbourne Road. Key 1.2 It is an outline application for up to 53 dwellings along with associated open space and highways works Application Boundary with all matters reserved, save for access. The indicative layout which is submitted in support of this Key application includes: ASHBOURNE ROAD ProposedViewpoint school site • Up to 53 residential properties with associated parking and gardens; • A children’s play area; • Open green space; • Amenity area; • Landscaped areas around the Site boundaries; • Vehicular and pedestrian access from Ashbourne Road; and B5830 • A connection to the footpath network (Rocester 5). 1

This document should be read in conjunction with the accompanying scheme drawings and reports 3 including:

• Transport Statement;

• Landscape and Visual Appraisal; 2 • Phase 1 Ecology Survey & Great Crested Newt Scoping Survey; NORTHFIELD AVE • Tree Survey; • Flood Risk Assessment; • Heritage Assessment; Site Plan • Planning Statement.

1.3 Design and Access Statements are required by the Planning and Compulsory Purchase Act 2004. The purpose of this document is to:

• Provide information concerning the design evolution of the development; • Outline the broad design principles that have led to the form and type of development proposed; • Set the application site in context with its surroundings.

Viewpoint 2. View North West across the boundary hedgerow that separates the Ashbourne road

Viewpoint 1.Ashbourne Road which bounds the application site to the east. Viewpoint 3. View North along the Southern boundary of the site from Northfield Avenue/Woodseat Grove. BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester Design and Access Statement Methodology 2. Contextual Analysis and Evaluation

1.5 The structure and detail of this document follows guidance produced by the DCLG ‘Circular 01- 2006: 2.1 Planning Background (see submitted Supporting Planning Statement prepared by Aldershaw Guidance to Changes to the Development Control System’. This statement has also embraced two Goddard) supporting texts: CABE’s ‘Design and Access Statements: How to Read Write and Use Them (2006)’ and the Urban Design Group’s ‘Design and Access Statements Explained’. The Secretary of State in a recent appeal decision has noted that the Council cannot demonstrate a 5 year supply of deliverable housing sites and therefore the relevant policies for the supply of housing 1.6 The following basic elements are identified in Circular 01-2006 and are fully explained within this are not to be considered up to date and a presumption in favour of sustainable development should document. apply.

1) An appraisal of the context comprising: On 27 November 2013 the Council published a re-calculation of its 5 year housing supply based on • An assessment of the site’s immediate and wider context; the Appeal Decision. The re-calculation confirmed that the Council has a negative land supply with a • An evaluation of the assessment; and supply of only 3.9 years. It is against this background which the application should be considered and • The design of the scheme. assessed.

2) An explanation of the design principles and concepts in terms of: The proposal accords with the relevant and up to date policies of the Adopted Plan and is consistent with the Draft Plan. Accordingly, planning permission should be granted for the proposal unless • Amount; material considerations indicate otherwise. For the reasons set out in the planning statement, there • Scale; are no material considerations sufficient to indicate otherwise. • Appearance; • Highways and Access; The Development complies with national policy and constitutes sustainable development in terms of the • Landscaping; Framework. As such, in accordance with paragraph 14 of the Framework planning permission should • Ecology. be granted for the proposal. Paragraph 49 states that housing applications should be considered in the context of the presumption in favour of sustainable development and therefore planning permission 3) An indicative layout including: should be granted. • What the buildings will be used for. • How many buildings there will be. The technical reports submitted in support of the Development conclude that there are no unacceptable • Roughly how they will be laid out. adverse impacts as a result of the Development which will significantly and demonstrably outweigh the • Minimum and maximum building sizes. benefits of the Development. • Where the entrance to the site will be.

1.7 The master plan will identify how the design principles adopted have been implemented to create a distinctive and high quality proposal that will complement the Town of Rocester.

Key Application Boundary

JCB

ROCESTER

Location Plan Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB 2.2 The Site and its Surroundings The Proposed School Development

The village of Rocester is about four miles north of , and close to the county border with Immediately to the north of the application site, a new school building with car parking for 50 vehicles . According to the 2001 census the parish had a population of 1,431. The village lies on a and associated hard and soft play areas, sports pitches and open space is proposed with an outline triangle of land between the and River Dove, which join to the south. application submitted and currently awaiting determination.

The site is adjacent (east) of the Ashbourne Road and is immediately north of the village centre which The total area of the school development will be circa 4ha. (encompassing the school building and is less than 500m away. It covers an area of 2ha. and consists of gently sloping agricultural land associated car parking etc.). Access will be from the Ashbourne Road in the south-western corner of forming part of a larger field. A metal field gate allows access off the Ashbourne Road in the south- the school site. western corner of the site. The sports pitches, which will extend over an area of 22,200m2 will be located to the east of the The site is enclosed by established hedgerows along its eastern and western boundaries. The school building and car parking area. hedgerow to the east also includes mature hedgerow trees. Beyond the southern boundary fence are allotments, which are located to the rear of residential properties typically two storey detached, semi- Adjacent and north-east of the school building, are the games courts and hard play areas, which will detached and terraced homes along Northfield Avenue. The site’s bounded nature limits views into cover 2,785m2. Whilst a soft play area (circa 2,075m2) is located to the north of the games courts, the site along a number of its boundaries. the remainder of the area will be open green space.

The long distance footpath (the ) is located adjacent to the eastern boundary and the Way (long distance footpath) follows the Ashbourne Road alongside the site on the western boundary. A footpath crosses the site along its eastern boundary providing pedestrian P10 Site Boundary linkages between the village and the countryside to the north. This is referenced Rocester 5 by the H2 County Council. Scattered Mature Tree Long range PRoW Key views into site Rocester 5 from Barrowhill F1 Field Number Site for proposed school P10 Hall SiteSite BoundaryBoundary H1 Hedge Number H2 Proposed School Scattered Mature Tree APPLICATION SITE F1 Building Scattered Mature Tree I Intact Species Rich Hedgerow P3 P1 APPLICATION SITE F1 TreesField Numberwithin Highway Verge 50m AOD H1 Views into site on HedgerowIntact Species Poor Hedgerow the approach to H1 Hedge Number Rocester ViewIntact into Species site Rich Hedgerow JCB ROCESTER I F1H3 and Trees P3 P1 Intact Species Rich Hedgerow Filtered View into site Scattered Scrub H1 Intact Species Poor Hedgerow Site Context Outline School Application 42m AOD AOD Above Ordnance Datum A Arable Intact Species Rich Hedgerow Evaluation P2 H3 Existingand Trees Site Access I Improved Grassland Allotments Scattered Scrub The site is located within 500m of the village centre and its associated facilities and as such Public Right of Way is considered to be in a sustainable location. I P1 Pond SubstationArable A The site is well bounded along its eastern and western perimeters by existing hedgerow and F2 P1 Infilled Pond to the south by development along Northfield Avenue. This bounded nature limits views into P2 P8 Access to Allotments H4 I Improved Grassland the site. Earth Bank I Illustration of Site Characteristics P1 Pond Immediately to the north of the site is a proposal to construct a new primary school, the A Fence application for which is submitted and awaiting determination. F2 P1 Infilled Pond P8 A public right of way crosses the site along the eastern boundary. H4 N Earth Bank H5 0 100m

Fence A P9

BHB Design and Access Statement Land to the West of Ashbourne Road, RocesterN

H5 0 100m

THE ENVIRONMENTAL DIMENSION PARTNERSHIP A 14 Inner Courtyard, Whiteway Farmhouse, The Whiteway, P9 Cirencester GL7 7BA t 01285 640640 f 01285 652545 e [email protected] www.edp-uk.co.uk P4 client

Barwood Development THE ENVIRONMENTAL DIMENSION PARTNERSHIP A 14 Inner Courtyard, Whiteway Farmhouse, The Whiteway, Cirencester GL7 7BA t 01285 640640 f 01285 652545 projecte [email protected] title www.edp-uk.co.uk P4 Malloryclient Road, Bishops Tachbrook P7 Barwood Development drawing title P5 Planproject EDPtitle 2: Phase 1 Habitat Survey Plan P6 Mallory Road, Bishops Tachbrook P7 date 13 JUNE 2013 drawn by TB drawing number EDP 1954/01 checked MK scale nts drawing title P5 © Environmental Dimension Partnership. Reproduced from Ordnance Survey digital map data © Crown Copyright 2013. All rights reserved. Licence number 0100031673 Plan EDP 2: Phase 1 Habitat Survey Plan P6

date 13 JUNE 2013 drawn by TB drawing number EDP 1954/01 checked MK scale nts

© Environmental Dimension Partnership. Reproduced from Ordnance Survey digital map data © Crown Copyright 2013. All rights reserved. Licence number 0100031673 2.3 Landscape and Visual Appraisal (see separate report by Bright & Associates) Evaluation: While the proposed residential development is a proposal in its own right, it is intended to be in The conclusion of this Appraisal is that the site is in close continuity with the existing built conjunction with the school development to the north of the site. Therefore, after assessing the visual character of Rocester and the ‘managed landscape’ area of the JCB HQ Complex. effects for the proposed residential development, the effects of both developments in conjunction with each other have also been assessed. The proposed residential development will be viewed within the context of the highway corridor. It will form an extension to the existing built character of Rocester, without adversely affecting Proposed Residential Development the adjacent agricultural areas. In other words any effects to the current character will occur without adversely affecting the wider character. Consequently there is sufficient landscape The visual consequences of the site relate mainly to close-range views from the west and north of capacity for change to take place. the site. With respect to views from the east of the site, intervening dense hedgerows and mature hedgerow trees which enclose the adjacent agricultural field effectively filter views, even during the Changes to the current visual amenity will transpire. This is recorded most notably at close- winter months. range to the west and from footpaths to the north of the site. The LVA determines a Minor- Moderate level of effect overall, with localised Moderate effects. However, where the site is seen, it will be in context with the existing residential development along Northfield Avenue at the built edge of Rocester. The resulting effect will not be incompatible and Whilst being visible, the proposed residential development and the school development taken instead will be one of continuity. It will be contiguous with the managed landscape of the JCB HQ in combination with this, will not introduce intrusive features for the reasons stated above. The Complex, existing residential development and the built character of Rocester. nature of effect will be Neutral. It would not be overbearing upon the current wider landscape character which is recognised (in previous assessments undertaken by the Local Authority) as Proposed Residential Development and School Development being of high quality. In the longer term, the establishment of the proposed tree planting included in the mitigation The proposed residential development and the school development can be seen in combination with measures will have a beneficial influence. The tree canopies will mature and begin to coalesce, each other. This is mainly with regard to views to the west and north. However, in some instances, in a visual sense creating a partial screen in front of the properties, particularly from the close- one development will help to screen the other. As noted previously, the intervening dense hedgerows range viewpoints. and mature hedgerow trees which enclose the adjacent agricultural fields effectively filter views, even during the winter months from the east. The impacts and effects are comparable to those for the In summary, the visual study has fed and informed the landscape character in this case, such assessment of the proposed residential development alone. that the landscape capacity is capable of absorbing the proposed development with the result that the overall character will remain. However, where the proposed residential development and the school development are visible, they will both be seen within the context of the modern highway corridors, the ‘managed landscape’ of the JCB HQ Complex and existing residential development along Northfield Avenue on the northern periphery of Rocester. The resulting effect will not be incompatible; instead it will be one of continuity with the current built character of Rocester.

Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB 2.5 Arboriculture (see separate Arboricultural Assessment prepared by Midland Tree Surgeons) 2.4 Ecology (see separate Ecology Appraisal & Great Crested Newt Scoping Report prepared by Chris Smith, MRICS MSc CEnv) An arboricultural assessment undertaken by Midland Tree Surgeons has been carried out across the site and has identified that there are 1 ‘A’ grade item adjacent to the site of unknown ownership, 3 ‘B’ The Ecology Appraisal, prepared by Chris Smith, concludes that the species and habitats supported by grade items of moderate quality and value, 17 ‘C’ grade items of low quality and value and 4 ‘U’ grade the site do not pose an ‘in principle’ constraint to development. It does, however, highlight opportunities items considered unsuitable in the current site context across the site. for a net gain in biodiversity, where habitats can be retained and losses can be compensated for through new habitat creation elsewhere within the site. For example:

1. By strengthening and introducing new hedgerow, suitable and enhanced Pockets of hedgerow New hedgerow to tree planting soften enhance ecology habitats, including for dormice, reptiles, badgers and hedgehogs will be provided. short range views into the site A separate scoping exercise in relationship to Great Crested Newts prompted by the initial Phase One report has concluded that while no newts have been identified on the site, there is suitable habitat within a field pond to the northeast outside the site boundary and as such during construction, a newt fence should be maintained.

Formation of new hedgerow to define the northern Existing hedgerows to be boundary of the application retained and enhanced to site. provide opportunities for a Breach in hedgerow and range of fauna potential loss of trees within highway verge to be offset with additional planting along boundaries and formation of new hedgerow along the northern boundary.

ASHBOURNE ROAD Location of new site access Strengthening of hedgerows will result in a net gain Key and provide screening to Existing Tree Site boundary properties Existing trees and Existing Hedge planting Existing hedgerow strengthened Proposed Tree Proposed trees and planting Proposed Hedge

Tree Constraints Plan View into site Plan of Ecology Features/Considerations

Evaluation: Evaluation:

The evolution of scheme proposals that should retain the existing hedgerow boundaries will The habitats and species supported by the site do not pose a constraint in principle to the also ensure the retention of existing trees upon the site. As such it is not considered that any development. The development proposals should aim to retain notable habitats i.e. hedgerow arboricultural features will compromise the deliverability of the site for residential development. and trees and compensate for any losses, with enhancement and new habitat creation elsewhere on site to deliver a net gain in biodiversity. Any potential losses could be offset with a range of benefits which would undoubtedly flow from the development, namely, implementation of an arboricultural management programme and new appropriate tree planting of locally indigenous species in areas across the site, enhancing the development and improving species diversity.

BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester 2.6 Access and Highways (see separate Transport Statement prepared by BWB) Key To Ashbourne Road

Existing Local Highway Network Bus Stop

Ashbourne Road runs north-west to south-east, and forms the south-western boundary of the site. Public Footpaths Further west, Ashbourne Road meets the B5030 and forms a T-junction with central ghost island, accommodating movements to the north on the B5030 from Ashbourne Road and from the south on the B5030 to Ashbourne Road. To the south, Ashbourne Road meets with High Street and Mill Street in the form of a mini-roundabout junction. B5031 to , Alton & Cheadle The B5030 (Uttoxeter to Rocester) runs north-east to south-west to the west of the site and links Rocester to Uttoxeter Town Centre to the south, and the A50, just north of Uttoxeter at approximately 4km. In turn, the A50 connects to Stoke-on-Trent to the west and junction 24a of the M1 to the east.

Approximately 2.9km to the north, the B5030 connects to the B5031, which links to the B5032 Denstone Lane, and in turn, additional category B roads. Such roads link the surrounding settlements of Alton, , Snelston and Cheadle.

To the west, Hollington Road/Station Road links the B5030 and connects the settlements of Hollington, Tean, and Draycott to the west, prior to joining the A50 at the junction with the A521. Station Road provides access to the JCB Headquarters.

Access

The site is currently served via a gated access junction of approximately 4.8 metres in width. The on-site visit confirmed there to be no visible obstructions along the site frontage on Ashbourne Road and visibilities to the north-west and south-east were considered to be good. The creation of a Ashbourne Road new site access further north along Ashbourne Road to avoid the position of the existing sub-station is considered acceptable in highways terms. Application Site

Pedestrians

The centre of Rocester lies approximately 430m from the site centre point. Northfield Avenue On the north eastern side of Ashbourne Road, a footway commences approximately 20 metres south- east of the existing access junction. A footway also commences on the south-western side, opposite the access junction. Such infrastructure is provided on both sides of Ashbourne Road towards Rocester Town Centre. JCB Headquarters There is a good network of permissive footpaths in the surrounding area. In the vicinity of the site, a footpath extends to the north from Northfield Avenue, along the north-eastern boundary of the site. This links to the road north of the B5030. A footway also extends from the eastern end of Woodseat Grove and linking the Dove Flatts Cattery prior to connecting to the road north of the B5030.

Bus Service ROCESTER The nearest bus stops are located on either side of Ashbourne Road, just south of the junction with Town Centre Northfield Avenue, at a distance of approximately 100 metres from the site access. As such, bus stops are located well within the recommended walking distance in accordance with the IHT’s guidelines. The bus stop serving southbound services is in the form of a shelter with seating/standing room. No sheltered accommodation is provided for northbound services, however this is due to the lack of space to accommodate such infrastructure. B5030 to A50 Additional bus stops are located approximately 270 metres south of the site just south of Church Lane. Service 4 accesses this stop, as detailed below. Infrastructure Plan

Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB Local Amenities within Rocester Cyclists

A 5 kilometres catchment area, based on a straight line distance from the centre of the site, would mean cyclists can reach Denstone, Ellastone, Norbury, , Waldley, , and Alton.

Details of local cycle routes have been obtained from Council and an extract of their cycle map for the area is shown at Figure 7. This identifies High Street, Station Road, Hollington Road and Stubwood Lane as advisory cycle routes.

In addition to the cycle route provided adjacent to JCB Headquarters, as shown, an additional route is available in Denstone, linking Denstone Lane to the north, and running adjacent to the River Churnet north of Alton and towards Oakmoor. Local Shops Rocester Medical Centre

Access & Highways Summary

Overall the site is reasonably accessible to pedestrians and cyclists, particularly from the north and west where a network of cycle routes is provided. There are also good opportunities to walk to the site given the existing infrastructure which facilitates at the B5030/High Street and the B5030/Station Street junctions. Rocester Town Centre lies within a 450 metres walking distance from the centre of the site.

A new access junction, designed to standards, would be formed off Ashbourne Road. The access would be formed at approximately the point of the existing 30mph road markings. As such, it is suggested that the 30mph speed limit zone is moved further north-west on Ashbourne Road, to match the 65 metres distance the speed limit is currently enforced in relation to the existing junction with Edes Farm Drive. Should the Dove Frist School scheme come forward, the 30mph speed limit would be relocated to JCB Academy Rocester football club accord with the school access junction.

The trip generation for the site, based upon up to 53 units is anticipated to be 29 two-way vehicle trips during the morning peak hour and 33 two-way trips in the evening peak hour. The distribution Evaluation: of development trips to the north and south on Ashbourne Road demonstrates that impact lies below the 30 two-way vehicle trips for onward journeys, and as such it is considered that the proposed The site is reasonably located with respect to sustainable transport opportunities. Rocester development would not produce a material impact on the local highway network. Town Centre lies within only a 450m walking distance from the centre of the site offering a wide range of amenities and facilities. The not yet permitted Dove First School scheme has been robustly included for in the assessment of highway impact. The TA for the application concluded that there should be no material impact on the Highways studies undertaken relating to the potential impact of the proposed development local highway network. With the exception of the infrastructure proposed as part of the school scheme, have concluded that there would be no residual impacts to mitigate and as such, with the overall, no additional mitigation measures would be necessary for the trips generated as a result of the recommendation that the existing 30mph limit is extended northward beyond the new site proposed residential scheme. access that the proposed development should be acceptable to Staffordshire County Council. Based on the above, there would be no outstanding residual impacts to mitigate as a result of the trips generated by the proposed development. It is therefore concluded that the proposed development should be acceptable to SCC in highways terms and accords with the principals of NPPF from a highways perspective.

BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester 2.7 Flood Risk and Drainage (see separate Flood Risk Assessment prepared by Couch Consulting 2.8 Heritage and Archeaology (see separate Heritage Statement prepared by C. Henshaw, Engineers) archaeological consultant)

Based on information on flooding obtained from the Environment Agency, East Staffordshire Borough The archaeological study has shown that evidence of significant prehistoric activity in the vicinity of the Council’s SFRA and the site visit undertaken, the site has been shown to lie within an area at low risk study site does not currently exist, although such activity cannot be ruled out as the site lies partially of flooding from both the nearby River Churnet and River Dove. Access and egress to and from the on the easily-worked soils of the Rocester peninsula, between the gravel terraces of the rivers Dove site has also shown to lie outside of the floodplain, with dry access and egress available following the and Churnet. During the Roman period the site was located immediately north of the fort and later B5030 northwards at all times. settlement at Rocester. The extent and morphology of this settlement are not fully understood, and it is probable that activity relating to this settlement, if not part of the settlement itself, extended into the Given the site’s location outside of the floodplain neither the Sequential nor the Exception Test is study site. The early medieval estate centre established at Rocester was probably located somewhere required to be undertaken. Initial investigations suggest that the site lies within an area at risk from within the limits of the present settlement, and by the later medieval period the site appears to have lain groundwater flooding. However, further investigation into the underlying geology at the site, including within the open fields of the town that had developed around the manorial centre. The site remained local borehole data from the British Geological Survey, suggests that groundwater is unlikely to be able of rural character throughout the post-medieval period; it was enclosed at some point during the 15th to seep through the relatively impermeable underlying ground and affect the site. to 18th centuries, although most of these field boundaries were removed by 1881, when the earliest map to show the site in detail was produced. Nevertheless, enough relict hedgerow trees remained In terms of potential flooding from pluvial sources, given that infiltration has been found to be an to enable the partial reinstatement of these boundaries after 1977, although since then all internal infeasible option for draining the site, it has been proposed that surface water drainage from the site boundaries and hedgerow trees within the study site have been removed. Only one small agricultural be discharged at the pre-development greenfield runoff rate to an existing public surface water sewer building is known to have existed within the study site, established by 1881 and removed after 1977. running beneath Ashbourne Road to the west of the site. Additional runoff is proposed to be stored The site’s southeast boundary follows the line of the Ashbourne branch of the North Staffordshire within a culvert running below ground along the southern edge of the site and it has been calculated Railway, built in the mid-19th century and removed in the 20th, and a pillbox built in 1940-1 is situated that an attenuation volume of 220m³ will be sufficient to provide attenuation for storm events up to and on the site’s eastern boundary. including the critical 1 in 30 year event With the exception of Roman activity associated with the fort and settlement, none of the potential archaeology on the site is of more than local importance. It is therefore recommended that a watching brief be attached as a condition to planning consent to ascertain the presence and character of any Roman archaeology.

Evaluation:

Following the desktop assessment undertaken, it is considered that archaeological features are unlikely to compromise the deliverability of the site for residential development. However, given that a Roman Fort is known to have existed at Rocester, a watching brief is considered to be appropriate.

Culvert to provide storage / attenuation

Site drainage outfall

Evaluation:

Providing the mitigation measures identified or similar measures are implemented, it is considered that the risk of flooding to the site and adjacent land will be minimal and as such will not compromise the delivery of the site for residential development.

Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB 2.9 Building Scale and Materials

Some historic buildings remain within the village centre, principally in a small pocket around the Town church (the historic core), these buildings are typically either full or partially timber framed, with a limited number retaining traditionally thatched roofs and Georgian buildings. However, there is no visual connection between these buildings and the application site.

More generally however, much of the housing is more modern, principally dating from the 1930–70s when the village undertook significant enlargement. These properties are predominantly brick built with concrete/clay tiled roofs. Properties on Northfield Avenue which adjoin the application site are typical examples. Historic buildings found within the village’s historic core There are also small pockets of later development including those examples of modern homes directly next to the proposed development site on Woodseat Grove off Northfield Avenue.

APPLICATION SITE Properties along Norhtfield Avenue and adjacent to the proposed site

ROCESTER

20TH CENTURY DEVELOPMENT

HISTORIC CORE

New development off Woodseat Grove

Evaluation

The village has a pocket of historic buildings around which development has spread. Many of the village’s residential properties date from 1930s-70s, with some later pockets of development. The village’s historic buildings have no visual connection to the application site.

Residential properties are typically 2 storey in the form of detached, semi-detached or terraced homes.

Dwellings are typically of brick construction with clay or concrete roof tiles. Historic Development

BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester

2.13 Contextual Analysis - Summary Evaluation Flood Risk and Drainage

Landscape and Visual Appraisal • The site lies within an area of low risk of flooding. • Infiltration has been found to be an infeasible option for draining the site; therefore it is proposed • The visual consequences of the site relate mainly to close range views from the west and north that surface water from the site be discharged at pre-development greenfield run-off rate to the of the site which can be mitigated through selected areas of planting. existing sewer in Ashbourne Road. • The conclusion of the appraisal is that the site is in close continuity with the existing character • In order to achieve the greenfield run-off rate, water will be stored within a culvert running below of Rocester and the managed landscape area of the JCB HQ complex, such that the existing ground along the southern edge of the site. landscape is capable of absorbing the proposed development with the result that the overall character will remain. • Providing the identified mitigation measures or similar are implemented, it is considered that the risk of flooding to the site and adjacent land will be minimal and therefore will not compromise The Site and its Surroundings the delivery of the site for residential development. • The site is located within 500m of the village centre and its associated facilities include shops, Building Scale and Materials medical centre, school etc. and as such is considered to be sustainably located. • The village has a pocket of historic buildings around which development has spread. Many of • The site also benefits from proximity to a number of PRoWs, including ‘Rocester 5’ which the village’s residential properties date from 1930s to 1970s with some later pockets of crosses the site along its eastern perimeter. development. The village’s historic buildings have no visual connection to the application. • Immediately to the north of the site is a proposal to construct a new primary school. • Residential properties are typically two storey in the form of detached, semi-detached or Ecology terraced homes. This massing criteria should form the basis through which detailed proposals are brought forward on this site. • The site is of low ecological value and as such the species and habitats supported by the site • Dwellings are typically of brick construction with a limited number of rendered properties. Clay are minimal and do not pose an ‘in principle’ constraint to development. or concrete roof tiles are widespread. This palette of materials should form the basis through • Existing hedgerow should be retained and strengthened where appropriate to provide enhanced which detailed proposals are brought forward on this site. habitat. • Further enhancement can be provided by the establishment of a new field boundary/hedgerow along the site’s northern boundary and generally by planting on plots and within domestic gardens. As such it is considered that development has the potential to improve the site’s ecological value. Arboriculture

• The evolution of scheme proposals that should retain the existing hedgerow boundaries will also ensure the retention of existing trees upon the site. Therefore it is not considered that any arboricultural features will compromise the deliverability of the site for residential development. • Any potential losses caused by the creation of a new site access could be offset with a range of benefits which would undoubtedly flow from the development, namely implementation of an arboricultural management programme and new appropriate tree planting of locally indigenous species in areas across the site, enhancing the development and improving species diversity. Access and Highways

• Rocester village centre lies within 500m walking distance of the proposed development site, which offers a wide range of facilities. • The site is readily accessible from the highways network with good linkages locally and nationally via the A50 which provides links to both the M6 and M1. • The site is reasonably located with respect to sustainable transport opportunities. • Highway studies undertaken conclude that there would be no residual impacts upon the existing highways network following development of the site. • It is recommended that as part of the scheme proposals, the existing 30mph speed restriction be extended further to the north. • Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB

2.14 Summary Design Considerations

Close range views from the west and north of the site.

A PRoW that crosses the site along its eastern perimeter.

The retention of existing trees and hedgerow.

The formation of a drainage culvert running below ground along the southern edge of the site.

The formation of a new site access spatially removed from the existing substation on Ashbourne Road.

Existing boundary between application site and Existing access from Ashbourne Road adjacent allotments

2.15 Summary Design Opportunities

The creation of high quality homes within the village at one of the entrances to Rocester includes affordable units in accordance with East Staffordshire Borough Council’s housing policies.

The creation of areas of high quality public open space including an equipped play area.

The opportunities to further promote pedestrian movements to and from the site by the creation of an additional pedestrian connection in the south west corner of the site including the extension of the existing footway on Ashbourne Road.

Ecological enhancement across the site including the strengthening of existing hedgerow and the formation of new hedgerow.

Filtered views of the site from Ashbourne Road

BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester New Hedgerow/ field Tree planting within boundary formed along hedgerow to soften the northern site perimeter view from the north hedgerow to provide ASHBOURNE ROAD ecological enhancement Existing trees and hedgerow to be with groupings of retained and enhanced with additional hedgerow trees used to planting, providing visual mitigation respond to the view into and wildlife corridors the site

Existing 30mph zone extended Key Development edge pulled back to respond New vehicular access to views into site Site boundary Optimum location of site entrance following site assessments Landscaped zone to undertaken protect the amenity of Existing boundary strengthened with existing residents hedgerow planting to soften edge Trees and hedgerow along West boundary Existing Public Right of Amenity of existing residents should be to be retained to ensure character of Way protected, views into the site screened by Ashbourne Road is retained Proposed pedestrian landscape buffer/margin access Proposed vehicular access

Views into the site Local shops and services within 5–7 minute walk of Proposals for site the site drainage / outfall Access to village centre.

Opportunities and Constraints Diagram resulting from the Contextual Analysis undertaken.

Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB 3 Design Response to Contextual Analysis

3.1 Scheme Evolution

1. Diagram Showing Site Constraints and Opportunities 2. Diagram Showing Development of Residential Blocks 3. Diagram Showing Development of Road Layout

Key Points Key Points Key Points

• Retention of ecological features i.e. hedgerows, trees • An outward looking scheme creates a softer edge to the • Primary spine road allows the majority of homes to be served development respecting the sites edge of village location. by private drives/shared surfaces creating a softer edge to the • Creation of landscape buffer to respond to short range views development. into site. • By avoiding properties backing onto the neighbouring agricultural fields and allotments, a landscape buffer can be established and • Creation of Pedestrian link in the south west corner of the site to retained without the threat of garden creep. promote pedestrian movement between the application site and the village. This will include the extension of the footway on Ashbourne Road.

• The formation of a new field boundary/hedgerow with the strengthening of those retained provide both visual and ecological benefits.

• Retention or and connection to the PRoW that crosses the site.

BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester 4. Diagram Showing Development of Footpaths and Public Open Space 5. Sketch Layout: the subject of pre-application consultation with East Staffordshire Borough Council

Key Points Key Points

• New public footpath proposed. • It was considered that while only indicative at this stage, the overall development principles including access, permeability • New pedestrian access provided onto Sweet Leys way . and density represented by the layout illustrated how a scheme of up to 53 units can be successfully brought forward • Internal pedestrian routes create links to areas of public open space. on this site to the satisfaction of the Local Planning Authority. • The provision of a landscaped area of public open space in the north East corner of the site to soften the transition from farmland to the new Town boundary as the Town is approached along Station Road.

• The provision of an area of public open space on the southern boundary of the site to provide views across Carr Brook and the surrounding countryside.

Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB 4 Scheme Proposals

4.1 Design Principles

The following design principles have been identified as a result of the contextual analysis and consultation undertaken.

• Development should be pulled back allowing landscaped areas to respond to short range views into the site creating a soft edge to the development in keeping with the site’s edge of village location.

• The scheme should retain and provide ecological enhancements to the existing hedgerow and provide new hedgerow to increase opportunities for biodiversity across the site.

• The scheme should maximise access for all by enhancing pedestrian access through the site, as well as providing new footpaths to improve connections between the village, the site and the wider landscape for the benefit of existing and new residents.

• The scheme should consider a range of house types complementary to the existing character of the village, including affordable units.

BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester 4.2 Amount In Conclusion: The proposal for up to 53 units within the net developable area of the scheme equates to a density of up to approximately 27 units per ha which in discussion with ESBC has been agreed in keeping with The scheme proposals will provide: the site’s peripheral location within the village. • Up to 53 dwellings, a mix of 2-4 bedroom units including affordable housing, in accordance with policy requirements, of a scale and appearance sensitive to the 4.3 Scale character of the village. The proposal contains a mix of 2, 3, and 4 bedroom detached and terrace homes of generally 2 • Improved biodiversity across the site by the retention of existing features and the storeys, respecting the adjoining properties. incorporation of ecological enhancements including new areas of hedgerow.

4.4 Appearance • Improved pedestrian linkages strengthening the site’s already good connectivity to the village, and associated services and amenities. The development will provide a range of housetypes using a materials palette of brick and clay tiles to match existing development within Rocester and respecting the character of the village. • Areas of high quality public open space.

4.5 Highways and Access • An improved edge to the village providing a softer transition between the village and the wider countryside. The formation of a new vehicular access off Ashbourne Road to serve the development.

To further enhance the site’s strong pedestrian connectivity to the village, a new pedestrian point of • A comprehensive sustainable drainage scheme to manage site runoff . access in the southwest corner of the site is formed with the footway along Ashbourne Road to be extended to form a continuous connection.

4.6 Ecology

Native tree/shrub planting throughout the site, in gardens and proposed public open space will further provide opportunities for biodiversity across the site.

New bat roosting opportunities will be provided, for example in bat boxes on trees and gaps underneath fascia and barge boards.

4.7 Landscape

The proposals include a landscaping scheme that incorporates areas of public open space, including play areas and existing landscape features as features which complement the development.

Indicative Equipped Play Proposals Design and Access Statement Land to the West of Ashbourne Road, Rocester BHB BHB

Georgian House 24 Bird Street Lichfield Staffordshire WS13 6PT t: 01543 254 357 f: 01543 416 540 e: [email protected]

Brownhill Hayward Brown Ltd Registered in and Wales Registration No. 6538949

www.bhbarchitects.co.uk BHB Design and Access Statement Land to the West of Ashbourne Road, Rocester