LAND AT ALLARD WAY COVENTRY Design & Access Statement - October 2020 introduction INTRODUCTION Contents & Vision
INTRODUCTION...... 3 MASTERPLAN FRAMEWORK...... 30 Contents The Application Site The Vision Illustrative Masterplan Purpose of The Document Land Use Planning Context Access & Movement Aims & Objectives Building Heights and Density Building For Healthy Lives Guidance Green Infrastructure Design Guide References Drainage & Flood Risk Modern Methods of Construction (MMC) Secured By Design Principals SITE ASSESSMENT...... 10 The Wider Site Topography CHARACTER & APPEARANCE...... 46 Site Photographs Built Form Principles Landscape Character Key Buildings & Groupings Local Character Character Summary Accessibility Summary of Constraints & Opportunities BUILDING FOR HEALTHY LIVES...... 52 Assessment
DESIGN PROCESS...... 26 Involvement & Consultation Design Evolution
Our Vision
This proposal will create an attractive, sustainable neighbourhood that complements Whitley and the wider community. The scheme will provide a vibrant landscape led development that provides a strong network of open spaces and assist in meeting the areas housing need, providing a range of quality new homes and opportunities for sustainable travel and living.
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BRANDON ROAD ALLARD WAY INTRODUCTION
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O H BINLEY This Design and Access Statement (DAS), produced on T E C behalf of Coventry City Council (CCC), is one of a suite I N R P of documents that have been submitted in support of an Outline application for the construction of up to 125
L A residential dwellings with associated vehicular access N G B from Allard Way (A4082). A N K
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The proposals comprise:
▪ Up to 125 residential dwellings including E LAN S affordable housing. ME A46 JA ST ▪ Retention of important landscape features such as existing trees and hedgerows. ▪ Provision of on-site amenity space and comprehensive green infrastructure SS PA BY network. RN STE EA WILLENHALL RY ▪ Retention and diversion of the informal NT VE O C pedestrian footpath linkages crossing the site. ▪ Pedestrian linkages to local footpaths, existing highways network and adjacent residential neighbourhoods.
BRANDON MARSH NATURE RESERVE
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A423 5 Key Application Boundary
Site Location Plan INTRODUCTION Planning Context & Building for Healthy Lives
The application site and land immediately to the north The allocation removes the site from the Coventry is subject to an allocation for residential development Green Belt referring to a development of up to under Coventry City Councils Local Plan – 2011-2031 200 dwellings, retention and reuse of the locally (Policy H2:9). The adjacent plan illustrates the extents listed pumping station and lodge together with the covered by Policy H2:9. retention of important hedgerows and management of biodiversity/ecology assets. The allocation site is located approximately 2 miles to the south east of Coventry City Centre between the In addition to the Policy H2:9 the Willenhall local centres of Whitley to the west and Willenhall to Neighbourhood Plan was made in 2018 and supported the south and east. It is bound by Allard Way (A4082) the site by Policy 1 (Scale and distribution of housing to the north and London Road (B4110) to the west. The development). The policy states that provision will be site comprises rough grassland, scrub and trees divided made for a minimum of 323 additional dwellings in the into two ownerships, with land to the north adjacent to neighbourhood area between 2016 and 2031, including Allard Way in the ownership of Coventry City Council the London Road allocation in the Coventry Local Plan (approximately 4.4 ha); and the land to south, in the providing 200 dwellings. ownership of Homes England (approximately 9ha).
Building for Healthy Lives is a government-endorsed Policy H2: Housing Allocations industry standard for well-designed homes and neighbourhoods. Local communities, local authorities 1. Table 4.2 identifies the sites to be allocated for housing and developers are encouraged to use it to guide development alongside essential details that will support the principles of sustainable development. The discussions about creating good places to live. development of all sites will also need to be considered Building for Healthy Lives is the third version of in accordance with other policies in this local plan (and supporting documents) and the Infrastructure Delivery the guide for developers and local authorities and Plan, with the infrastructure needs of each site to be responds to and ensures it is best suited to the needs secured through legal agreements and/or the Council’s of the reformed planning system under the National CIL Charging Schedule where appropriate. Planning Policy Framework (NPPF) and Localism Act. 2. The urban extension proposals at Keresley and Eastern It was redesigned in 2012 to reflect the commitment Green are to be brought forward in full accordance with not only to build more homes, but better homes, such comprehensive Masterplans and in accordance with the Council’s Urban Extension Design Guidance SPD. as can be achieved when local communities participate in the place-making process and help identify how development can be shaped to accommodate both Land at London Road / Retention and reuse of locally listed pumping new and existing communities. Allard Way station and lodge. - Retention of important hedgerows and Binley and Willenhall management of biodiversity/ecology H2:9 - impacts. 200 The provision of at least 2.5ha of publicly - accessible green space as part of the GF development.
7 INTRODUCTION Aims & Objectives
Coventry City Council are working together with This Design and Access Statement (DAS) details the Homes England to bring forward this site for Homes England proposal and seeks to demonstrate the new housing development and have undertaken way in which the land can be developed in accordance a comprehensive site assessment, design and with Policy H2:9 and to meet the local needs of Whitley consultation process for the whole allocation site. providing a high quality, sustainable development This partnership has ensured the site has be brought which responds to the site and the local context. forward in a comprehensive manor ensuring all design Due to the comprehensive site assessment, design proposals are complementary of one another. and consultation process undertaken for the whole Although the scheme has been designed in partnership allocation site the DAS ’tells the story’ of how the for a variety of contractual and practical reasons comprehensive masterplan has emerged. This includes the schemes have been submitted as two separate details of the iterative analysis and design process, applications. An outline application for 125 homes on extensive public consultation and engagement, behalf of Coventry City Council and a hybrid application a detailed assessment of the site, its context and for 200 homes and the conversion of the locally listed evaluation of constraints and opportunities which have buildings on behalf of Homes England. informed the design. The first part of this document therefore presents a combined site and contextual assessment (Section 1-3) emphasising the collaborative design process undertaken. The document then focuses in on the Homes England site and the hybrid application STEP 01 proposals (Section 4-6) presenting design parameters, Introduction masterplan framework and detailed conversion plans.
COLLABORATIVE DESIGN PROCESS STEP 02 STEP 04 Masterplan Site Assessment Framework
SITE SPECIFIC STEP 03 STEP 05 PROPOSALS Character & Design Process Appearance
STEP 06 Building For Healthy Lives
8 INTRODUCTION Design Guide References
The development proposals set out on the following The documents set out objectives to create sustainable pages reflect current guidance on creating high quality and well-designed efficient developments, planned development and improving the design quality of the to respond positively to local context and promote urban environment. They draw upon guidance within environmentally friendly activity patterns. To this end the following documents: an opportunity exists to produce a unique development proposal. The scheme should respect its setting and LOCAL DESIGN GUIDANCE strive for quality in design of the built environment ▪ Coventry Local Plan 2011-2031 (2017) ▪ Willenhall Neighbourhood Plan (2018) and landscape. Design of the public realm should be ▪ Coventry City Council Sustainable Urban Extension paramount; creating a sense of place that reinforces Residential Design Guidance SPD (2019) civic pride and promotes a community spirit. ▪ Coventry City Council DRAF Trees & Development Guidelines DRAFT SPD (2019) The principal points to consider in meeting these ▪ Coventry City Council Affordable Housing SPD objectives are: 2006) ▪ Coventry City Council Urban Design Guidance Identity: Create an environment with its (2004) own identity, retaining existing positive ▪ Coventry City Council Residential design guide characteristics. SPD (1991) Legibility: A place that’s easy to negotiate. NATIONAL DESIGN GUIDANCE Permeability: Create sustainable connections ▪ Planning for the Future - White Paper (2020) within the development and to the wider area. ▪ Living with Beauty: Report of the Building Better, Building Beautiful Commission (2020) Sustainable Transport: Encourage walking, ▪ National Design Guide (2019) cycling and public transport to reduce social ▪ Revised National Planning Policy Framework exclusion. (2018) Energy Conservation: Reduce consumption and ▪ Urban Design Compendium 1 & 2 (2007) promote environmentally friendly materials. ▪ Manual for Streets (MfS) (2007) ▪ Manual for Streets 2 (MfS2) (2010) Landscape Enhancement: Safeguard and ▪ Towards an Urban Renaissance (1999) enhance existing landscape features and habitats ▪ Responsive Environments (1985) and ensure a net biodiversity gain across the site. ▪ Planning for Sustainable Development: Towards Sustainable Drainage: Provision of SUDS Better Practice (1998) designed to blend with the existing landscape ▪ Sustainable Settlements: A Guide for Planners, features. Designers & Developers (1995) ▪ Planning & Design for Outdoor Sports & Play: These principles have influenced the way in which the Fields in Trust (2008) proposals have evolved. ▪ Building for a Healthy Life (2015)
9 SITE ASSESSMENT
10 SITE ASSESSMENT The Wider Site
The wider site can be split into two land holdings. The northern area known as the Land at Allard Way is owned by Coventry City Council. This part of the site measures 4.46 ha. The southern area is known as Whitley Pumping Station and is owned by Homes England. This land measures 9.03 ha. The combined wider site measures 13.48 ha.
Land at Allard Way Whitley Pumping Station
The land at Allard Way comprises two grassland fields The southern area is defined by a derelict Victorian extending up to A4082 Allard Way, bound in general pumping station with associated gate lodge, tree and by recently planted hedgerows and or trees. Two shrub lined access track and formal grounds. The site grassland fields are separated by an overgrown tree is accessed via an entrance on B4110 London Road lined hedgerow. Nearby to the north of the hedgerow adjacent to which is the former gate lodge and tree are trees and shrubs believed to be associated with an and shrub lined access track leading to the former older remnant hedgerow including two mature oak pumping station. Beyond the pumping station, access trees. Two further mature oak trees are situated by the track and gate lodge the site comprises grassland with western and eastern boundaries. trees, areas of scrub and hedgerows. The River Sowe is situated to the east of the Southern Area. Elsewhere the northern area is bound to the north and east by early mature mixed species hedgerows and to The formal planting within the Southern Area is the west by early mature to mature trees and groups of associated with the former pumping station and trees and shrubs. A plantation of native mixed species includes an avenue of uniformly interspersed pollarded is present within the north west corner of the site close trees situated alongside the access track leading to the to the roundabout junction of B4110 London Road and former pumping station. The formal landscaping is A4082 Allard Way. overgrown and unmanaged in areas. A further grassland field bounded to the north and east At its eastern end the access track circles an island by a hedgerow and scrub is situated to the immediate situated to the front of the pumping station. The east of the northern area beyond which are the outdoor island is planted with early mature to mature trees. football pitches of The Alan Higg Centre, a leisure Surrounding the Puming Station building is an area of centre situated in 32 ha. of grounds. made ground and hardstanding beyond which is a line of further formal trees marking the eastern boundary of the former pumping station site. The eastern extent of the southern area contains part of the Sowe Valley - Stoke Aldermoor Local Wildlife Site (LWS) which extends north from the site along the River Sowe.
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WHITLEY PUMPING STATION
Wider Site Plan
12 SITE ASSESSMENT Topography
Within the site the land slopes in a south easterly direction towards the River Sowe. Levels fall from 86m AOD on the site’s northern corner to 65m AOD along the Southern Area’s eastern edge adjacent to the river corridor. Within the Southern Area, areas of level ground are present by the pumping station and access track. A raised area of land at 78m AOD is present on the western extent of the Southern Area (to the south of the gate lodge and access track) where a covered reservoir associated with the former pumping station is located.
Key Application Site Footpath Topography at 5m Intervals 1km Buffers National Cycle Route 54-60 70-75 85-90 100-105 District Boundaries Link to NCR 60-65 75-80 90-95 105-110 Bridleway 65-70 80-85 95-100 110-115
KeyTopography Plan Plan
13 SITE ASSESSMENT Site Photographs
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17 SITE ASSESSMENT Landscape Character
The site’s character is influenced by the wooded Opportunities for recreation are also a characteristic landscape of the River Sowe and its associated feature of the local landscape including those provided landform. The site sits away from the river and is on by the recreation ground by Willenhall Bridge to the higher ground. The northern section of the site offers south west of the site, and the paths situated along the views over the setting of the former pumping station River Sowe and informally across the northern part of within the adjacent site on lower ground by the river the site and beyond to the Alan Higg Centre. can be appreciated. The urban influences associated with the site’s location Adjacent to the site the avenue of mature common on the south eastern outskirts of the city are also lime trees on the B4110 London Road along with apparent and include the adjacent settlement within the woodland within the Local Green Space to the Whitley and nearby Willenhall; the nearby railway and immediate north of Allard Way and to the east within local busy roads including London Road and Allard the wider corridor of the River Sowe further contribute Way situated immediately adjacent to the site; and the to the well treed and wooded character of the site and nearby A45 and A46 dual carriageways to the south. its local context. Traffic noise from the roads reduce levels of tranquillity within the site, particularly along the site’s northern and western extents.
18 SITE ASSESSMENT Local Character
The proposed built form should be designed to reflect some of the principles of architectural style, materials and building form evident within the local area and within the site. It is therefore important that any future detailed proposals covering the scheme seek to consider different styles as well as extracting themes and precedents from the existing townscape. Future design proposals should be led by the sites verdant character and feel as well as the waterworks heritage.
19 SITE ASSESSMENT Accessibility
EXISTING HIGHWAYS NETWORK London Road provides a primary route into Coventry from the south, connecting with the Coventry Eastern bypass and the A45 to the south of the site. At its northern end London Road forms a roundabout junction with Humber Road, which continues to the north, Allard Way, which connects to residential areas to the east, and the A4082 to the west, which connects to the major north-south route the A444/A4114. The A4082 London Road arm of the roundabout is signal controlled, but all other arms operate on a priority basis. London Road is subject to a 40mph limit, which is enforced by average speed cameras, with a carriageway width of approximately 9.2m in the vicinity of the proposed site accesses with footways of varying widths (1.2-2.7m) each side of the road, separated from the carriageway by grass verges. To the north Allard Way provides a link running south- west to north-east between London Road and Binley Road (the A428). As Allard Way approaches the London Road / B4110 roundabout it widens to provide dual carriageway entry / exits for approximately 160m. WALKING & CYCLING Allard Way is subject to a 40mph speed limit in the There are no public rights of way within the site vicinity of the proposed site. however within the Northern Area an informal well used path crosses the site in an east west direction which is accessed via two locations on the site’s boundary with the B4110 London Road to the west and via an area of open land on the site’s eastern boundary. To the east the path continues towards a footbridge which crosses the River Sowe to meet with the Sowe Valley Footpath situated along the eastern side of the river where the river runs adjacent to the site. In addition, a path heads north just before the footbridge on the western side of the river providing access to The Alan Higgs Centre and running to the immediate east of the centre’s outdoor football pitches. A further informal path runs to the east of the Northern Area before entering the site at its northern corner and following a diagonal route to the south west across the area’s northern field.
20 SITE ASSESSMENT Accessibility
PUBLIC TRANSPORT In addition to these higher frequency services there are also two more specialist services, with bus route 44 There are several bus-stops within a reasonable providing a school term-time service between London walking distance for residents of the two proposed Road / Sunbury Road and Bishop Ullathorne School, development areas. The closest of these are two sets of and bus route 580 providing a limited frequency inter- bus stops accessible to users on London Road, adjacent urban route between Coventry and Rugby. to the development site, which lie between 280m and 340m from the centre of the site. The southernmost The site is well located for access to a range of local (furthest) pair of bus stops is located close to the Abbey bus services, particularly the high frequency 21 and 60 Road junction. Routes 21/21A/21S, 60/60A/60S, 44 routes, which provide a combination of arterial and and 580 all service London Road bus stops. orbital connections to destinations across Coventry. These provide access to a range of employment, retail, education and health facilities, as well as interchange opportunities at the City Centre bus station. Coventry Railway Station lies approximately 4.5km from the centre of the proposed development. The station is on the Birmingham loop of the West Coast Main Line. The station provides regular services to other employment and service centres such as Birmingham New Street, London Euston, Wolverhampton, Shrewsbury, Nuneaton, Northampton and Leamington Spa, with connections also provided to Manchester and Oxford.
The combined 21/21A/21S route provides a regular service between Willenhall (to the southeast of the site/s) and Woodend, via the City Centre at 10-minute (or better) frequencies during the day and at a 30-minute frequency during the evening. The service also operates a 10-minute daytime frequency during Saturday daytime and a 20-minute daytime frequency during Sunday daytimes. Bus routes 60/60A&60S, operated by Travel de Courcey, provide a circular service connecting the various residential, education, employment and healthcare opportunities located on the outskirts of the city, including the Arena Retail Park, the University of Warwick, Ricoh Arena, the Coventry and Warwickshire NHS Hospital and a number of primary and secondary schools.
21 SITE ASSESSMENT Accessibility
There are a wide range of facilities which would be accessible to residents of the proposed developments within a reasonable walking distance, with examples including:
Education Retail ▪ Whitley Academy (180m; secondary) ▪ Asda superstore (700m; including ATMs, pharmacy ▪ Tiverton School (620m; special) and petrol filling station) ▪ ▪ Whitley Abbey Primary School (700m; primary) Willenhall Post Office (800m; within ‘Willenhall News’ store, St James Lane) ▪ Stretton Church of England Academy (820m; ▪ primary) A small parade of shops on London Road (B4110) close to Tonbridge Road (190m) ▪ St. Anne’s RC Primary School (1.0km) ▪ A small parade of shops on Remembrance Road (1.6km; including Chace Post Office ‘Premier’ Leisure Centres / Sports store, ‘Heron Foods’) ▪ The Alan Higgs Leisure Centre (1.0km) ▪ Eureka Childrens’ Centre (1.4km; Chace Avenue) ▪ David Lloyd Leisure Centre (1.2km) ▪ Airport Retail Park (1.4km; including Iceland and Aldi food stores)
Health Employment ▪ Medicare Pharmacy (620m; Chace Avenue) ▪ Whitley Business Park (710m) ▪ Acorn Pharmacy (1.6km; Remembrance Road) ▪ Seven Stars Industrial Estate (710m) ▪ Willenhall Primary Care Centre (1.6km; Remembrance Road) ▪ Whitley Engineering Centre, home of Jaguar Land Rover (1.2km) ▪ Willenhall Dental Centre (1.6km; Remembrance Road) ▪ Stonebridge Trading Estate (2.0km)
22 SITE ASSESSMENT Constraints
As part of the analysis and design process that has been undertaken to understand the site and its context, several constraints and opportunities have been identified and are set out below and illustrated on the following plan:
The topography of the site. There is a natural Existing pedestrian access points from London rise to the site to the north towards Allard way, Road and Allard Way. a fall from the Pumping Station down to the River Sowe and the existing mounded area Informal pedestrian access points from London around the covered reservoir associated with Road and Allard Way the former use. The River Sowe running adjacent to the sites Existing woodland, trees and hedgerows of eastern boundary. high ecological, landscape and arboriculture The Sowe Valley Stoke Aldermoor to London value (Cat A, B C and U). All existing trees have Road Local Wildlife Site (Local Plan Policy GE3). Root Protection Areas (RPAs) which need to be considered. The age and size of the trees means The Local Green Space designation covering suitable space should be provided for future part of the LWS and adjacent land (Local Plan growth and shadowing. Policy GB1).
Existing buildings and structures on site Archaeology Constraint Area - Seven Stars including the two Locally Listed Buildings House (DCT903). (Whitley Pumping Station and Lodge House), their setting and the covered reservoir. Environment Agency Flood Zone 2 & 3 covering the eastern part of the site. The historical footprint of the Whitley Pumping Station (parts of the site which have previously Public surface water gravity sewer - 8m been demolished or fallen into disrepair). easement (4m either side of asset).
Existing road or areas of hard standing within Public foul gravity sewer - 7m easement (3.5m the site either side of asset).
Existing vehicular access location to the Public combined gravity sewer - 15m easement pumping station and existing driveway. (7.5m either side of asset)
Local informal footpath connections (not Medium pressure gas main - 6m easement (3m designated Public Rights of Way) passing either side of asset). Asset can be diverted at through and surroundings the site. reasonable cost.
Existing views from within the site to the Large diameter water main - 7m easement Pumping Station & St John The Devine Church (3.5m either side of asset). of England (CofE) Church Policy H2:9 allocation boundary. Noise & air quality constraints associated with Allard Way & London Road.
23 SITE ASSESSMENT Opportunities
Provide an attractive multi-functional open space at the heart of the scheme offering Key amenity and ecological enhancements and an attractive outlook for the proposed properties. Site Boundary Local Green Space (& 10m Existing Locally To prepare a landscape led masterplan that Buffer) responds to the sites verdant character and Listed Buildings setting of the existing Locally Listed Buildings within the site Archeology Constraint Area on site. Local Informal - Seven Stars Footpath Retain and enhance important trees and House (DCT903) vegetation where practicable. Connections Existing Road or Existing Views Provision an attractive neighbourhood Areas of Hard- from within the presenting a clear hierarchy of street and standing within Site spaces. the Site Noise & Air To reduce the visual impact of development Environment Quality Setback through careful location of buildings and open Agency Flood from Allard Way spaces. Zone 2 & 3 & London Road Provide pedestrian and cycle connections to the Public Surface Existing allocation and adjacent neighbourhoods. Water Gravity Vehicular Sewer - 8m To provide public open spaces which include Access habitat areas, natural landscapes and a natural Easement Existing play area within the site. Public Foul Pedestrian Gravity Sewer - Integration of sustainable drainage systems Access Points including ponds and swales to attenuate, and 7m Easement Informal control run off associated with the proposed Public Pedestrian development. Combined Access Points Gravity Sewer Bus Stops - 15m Contours (1m Medium Intervals) Pressure Gas Adjacent Main - 6m Development Easement Existing Large Diameter Watercourse Water Main - Local Wildlife 7m Easement Site (LWS): Allocation Local Plan Boundary Policy GE3
24 INTRODUCTION Whitley Pumping Station, Coventry
TEXT TO BE ADDEDIquod fat. Hem sultortatus, num molutemquam menarbemque peria pulegeri poptes P. Esta conos a consta, et vivast inves ne fac imul tam cupiem aut omnondum furnir aus, que ina, caetios Cati ius et gra publi, num quam noximus consuliem nimis, conistisse egit; C. Riber ia nost gra scre prorunu nunihi, nortum pes essi sedet; Cupicio riticau coercep senter etrariaes scit. achuide ssentienita virterem eo, cam o essimis Maela La re nosseris? At grato autus iam elinat vivivenatil converit. Tum pravensu milicered con vis licaet; Cupicae horum, opublib uncultoris? P. Ferit, nonsum suam, atquam firi sentebatus cas fere consula cressolut gra nonfinatquod morsum nit, queri iam popos at, sena, modicoentia viripteres clero in dint. Poendis essultor urnum is me resciae es opoponf icenimili perenductus plinatris. Optiam es mussigil conihil vis converi sendet publii tus conu essu verei sultus, conihic eredo, nirmis, ves in hoctus, Cupimurnum intrae, no. Ahacion comnicta num re, des diendel iissent eroximure suliussedem sena, nontio noraes atienam re pat, qua cipimus, cus facre ina, sua nulictur prebuntium hora, qua dem a es sentendium omnimus. tesulari senatio ntridit? que contim Romnihilis hum tu Multuiu renihil ut virionsil vero eo et pat a sente et; eret? Tiae nonclutemque fata veri se postis arbenit; coerorbit L. Solicup imiliam hordi caelius verevid re hil conicidiciam atanum, unum ad ad de intemularbi amperit C. Catqua movem hicies incescesi sed fat vilis tam que tus pl. At rendestra adhuiume quem int. Si Mae nos et; et, nontrunum nostilla cus, tervirmilius pubitumum notam re nonosteratum autelicio Catudem estiliu ropubliu constres, quides? Nam consti ina, se senatem intestimus hum tellatrit, tuus aperfent? mora, C. Arissen Quius? Qui pare maximulius, nem pl. Multod ce aucepor emperibus ius. et, consunu llegernium endi, con depos pularive, concus aciterist L. Simaxim di pondam, conius se atiquam cultus abis, Catiu vis. Ego vit catis huis vis consilici co aperentem senatuiu ius cupionf ectam, Castiam nossedit. Locrionsul hena, condes octu cerisque es? Um nestrar iorbis re desin prionsuam tertus ex nos hostris clerem atera? Adente notiquemum aperdierum hos vis cum novidi sulissentes At iniri in det L. Cat. Sero, nostem oc ia ressede postri isquo ut L. Scierit, faces es obus, se nosti, quem teris hora? que istod ses An aute, nostem obus, nocci publi, pul hocae nosteli squam. O tusatusque clus la non testrit cortebunum autelus ommodis tratis. Fula nonfes Multorei ia moveris sedioris, ment. Opicaperio, publin telus privast? Opio et, quid ne it, Ti. Vivi dem nem moverio ccierri onequam pere menatui tustrar esceremum perfec mo hacchuc oncerum, con nosto Castalaris furors vilis pecre tu con desentris; ina, nicia? Nam periverra vernum hus. Et graedo, etrae nius? Ad rei convere consimum tius, caetorum haliam, ad num ius, virmium det que elleris hac tus, iam, Constraints & Opportunities Plan
25 DESIGN PROCESS
26 DESIGN PROCESS Involvement & Consultation
Pre-Application Liason Public Consultation In In order to ensure that the proposals for the site Due to the COVID-19 pandemic formal public have a positive impact on both the immediate and consultation was undertaken in an online capacity surrounding area, we have carried out pre-application only. This approach was agreed with Coventry City liaison with Coventry City Council prior to submission. Council and widely advertised via a leaflet to residents The most important advice received in design terms and stakeholders to ensure they had access to the web was a response to a pre application letter submitted address and material. in early 2020. The letter response from the council was received on 24th July 2020 and included focused The virtual consultation website was activated responses on technical considerations, the masterplan on Monday the 21st September 2020 and ran and design strategy. until Sunday the 4th October 2020 and included functionality to allow download of materials and The letter was reviewed by the client and design team feedback forms. and led to masterplan evolution and amendments. For further detail regarding all pre-application discussions and the subsequent outcomes, please refer to the Planning Statement that accompanies the application. Eight exhibition boards provided details of the emerging development proposed with topics including: 1. Introduction 2. The Site 3. Site Context 4. The Masterplan 5. Design Principles 6. Pumping Station & Lodge Conversion 7. Considerations & Benefits 8. What’s Next?
The downloadable feedback form asked several questions about the proposal to gather visitors’ views on several issues featured on the exhibition boards. All visitors to the website were encouraged to complete the feedback form with their comments on the development proposals. Paper copies of the material was also available to be posted on request. HTTP://VPC.TETRATECHEUROPE.COM/ HE/WHITLEY Further information regarding our consultation programme is outlined in more detail in the accompanying Statement of Community Involvement.
27 DESIGN PROCESS Design Evolution
The initial masterplanning process involved an extensive layering of technical information and the identification of a landscape led approach which accommodated constraints and maximised opportunities. At an early stage, the opportunity to develop a sensitive scheme which integrated with the existing community and landscape was identified as a priority. Following the landscape appraisal and contextual study, initial masterplan sketches were prepared. These early concepts and masterplan proposals were the starting point for discussion. These proposals evolved following completion of additional technical work, liason and feedback from public consultation, discussions within the design team and pre application liaison with Coventry City Council. Throughout the design process several design workshops, masterplan amendments were agreed and implemented.
Extract from the Pre Application Masterplan
28 DESIGN PROCESS Design Evolution
The major issues/ changes are summarised below. ▪ One of the major constraints to the development has been the balancing of tree/ vegetation removal ▪ Throughout the design process there has been with new development. Like the utilities and ongoing market advise to inform the mix and drainage proposals the design has been prepared ensure the production of the scheme that is both in collaboration with landscape and arboriculture attractive to local developers and potential homes consultants to ensure the correct balance was owners. This commercial input has led to various met between retention, mitigation and loss. This reviews and amendments to the masterplan mix desire to find an appropriate balance led to various and density strategy. masterplan amendments, option throughout the ▪ Various conversion strategies were worked up and design process. considered throughout the project timeline. This ▪ The most notable amendment in relation to the included looking at the conversion of the lodge trees was following recite of the pre application to apartments with associated extensions and letter from Coventry City Council. Although the conversion of the Pumping Station to houses. generally happy with the balance of loss and The design team also considered the provision retention achieved several requests were made of a larger extension to the pumping station for addition retention. These requests primarily utilising the historical footprint of the building. related to tree behind the Pumping Station, Ultimately all these variations were discounted, hedgerows passing through site and a cluster and the final conversion proposal agreed. This was of trees north of the access driveway (T20, T37 primarily because they provided the most sensitive and T38). These trees had originally been shown conversion as well as the most commercially viable for removal but following the pre application solution. response, the masterplan was amended with ▪ Different access scenarios were considered greater number of trees retained within the throughout the design process. Initially it was scheme. intended for the site to re-use the existing access ▪ Footpath alignment within the site and open space drive to the Pumping Station. However, following was redesigned work with the topography and technical survey work it soon became apparent ecological constraints providing route options that this strategy would result in the loss of a accessible to all users and in locations and form larger number of important trees and impact the that had the least amount of impact on existing setting of the locally listed buildings. The three habitats. vehicular access point proposal was therefore agreed with the original pumping station access ▪ The landscape strategy and proposed open space location retained but internal road passing north character was refined to respond to the landscape the important trees and driveway setting. and biodiversity themes found within the wider area. ▪ Due to the number of utilities easements crossing the site the masterplan, conversion plans and drainage proposals were prepared in combination and benefited from an iterative process. This meant a variety of different scenarios were considered and discounted before the final solution being fixed and agreed with the relevant bodies.
29 MASTERPLAN FRAMEWORK
30 MASTERPLAN FRAMEWORK The Application Site
Coventry City Council are working together with Homes England to bring forward this site for new housing development and have undertaken a comprehensive site assessment, design and consultation process for the whole allocation site. This partnership has ensured the site has be brought forward in a comprehensive manor ensuring all design proposals are complementary of one another and in accordance with the aspiration of Policy H2:9. MASTERPLAN FRAMEWORK
The comprehensive masterplan for the wider site
Although the scheme has been designed in partnership the following section of this DAS focus on the masterplan framework, design parameters, character proposal and detailed conversion plans for the Land at Allard Way site only. This is to provide clarify and define the outline permission being sought via this application.
31 Illustrative Masterplan MASTERPLAN FRAMEWORK Illustrative Masterplan
The Masterplan, although only illustrative, pulls together the constraints, opportunities and design Key Features concepts identified throughout the design process. The proposal demonstrates what a scheme for up to 125 new homes could look like on site, and the sort of built ▪ Residential development comprising a mix form and open spaces appropriate when considering of homes, of which a proportion will be the local context and on-site heritage and landscape affordable housing. assets. ▪ Properties to generally be 2 storeys in height with some 2.5 and 3 storey houses and apartments.
▪ Creation of a strong and legible landscape framework within which development areas are located.
▪ Creation of new pedestrian and cycle links as well as other opportunities for pedestrian access into the surrounding communities.
▪ Retention and enhancement of existing habitats and trees, where possible; and
▪ Buildings used to define key spaces and junctions.
The scheme has sought to create an informal road layout as per the Coventry City Council Urban Extension Design Guide (2019) with emphasis on shared space and attractive streets broken up via a more organic street alignment and design. Buildings are used to define key spaces, junctions and aid wayfinding establishing a coherent movement pattern and clear hierarchy of street types. The following pages provide further detail regarding the design parameters, strategy and proposed character of the new neighbourhood. These include further details of the land use, movement network, green infrastructure network and suggested building heights.
33 Land Use Plan
34 MASTERPLAN FRAMEWORK Land Use
The adjacent plan breaks the masterplan down into clear land use zones highlighting the distribution of OPEN SPACE open space and residential development area. The table below illustrates the land use budget. As shown above the masterplan provides 1.22 ha. of public open space in addition to the land required for attenuation features. This figure is made up from LAND USE BREAKDOWN HECTARES various types of space, including play space, amenity space, existing trees and woodland. Residential Development Area 2.94 As set out earlier in the document the allocation Policy Public Open Space (POS) 1.22 H2:9 sets out a requirement for 2.5 ha. of public open SUDs & Attenuation Areas 0.30 space across the allocation (both Homes England and (Located within the POS) Coventry City Council land). Based upon the 2.5 ha. TOTAL 4.46 requirement and the split of 325 units (HE-200 units/ CCC-125 units) across the allocated site the required open space provision is 1.54 ha. on the Whitley The proposals illustrate up to 125 new homes, mostly Pumping Station site (Homes England) and 0.96 ha. on housing. A mix of dwelling types will be provided to the Allard Way site (Coventry City Council). respond to policy requirements, market demands and The land budget plan and above figures therefore local need. demonstrates a compliant level of open space on the Whitley Pumping Station site.
Key
Site Boundary
Residential
Public Open Space
SUDs & Attenuation (Within POS)
Local Wildlife Site (LWS)
Local Informal Footpath Connections
35 Access & Movement Plan
36 MASTERPLAN FRAMEWORK Access & Movement
For communities to be successful, movement within, and good connections to adjacent developments PEDESTRIAN & CYCLE ACCESS and facilities are essential features. The quality of the The illustrative masterplan is considered to address environment in which we live is dependent not only on the requirements in terms of the pedestrian and cycle the built form but how that relates to the surroundings; connections within and adjoining the site, with new roads help to determine that quality. connections proposed onto London Road, Allard Way and to existing footpaths to the north. VEHICULAR ACCESS The development includes one vehicular access point P PARKING from Allard Way in the form of a new priority junction. Parking will be provided through the use of on-plot The new junction will provide a right turn lane for spaces, integral garages/ car ports and well-designed vehicles to turn right into the site clear of the main parking courts and on street visitor spaces. Parking will running lane, with a left turn only out of the site to be provided in accordance with Coventry City Councils maintain driver safety. Any driver wanting to head east Parking Standards. carrying out a U-turn at the London Road / Allard Way roundabout approximately 200m to the west.
Key
Site Boundary
Vehicular Access Points
Pedestrian Access Points
Local Informal Footpath Connections
Key Pedestrian Links
Indicative Alignment of Internal Roads
Indicative Alignment of Internal Loop Road
Realignment of Local Informal Footpath connecting through the site
37 Building Heights Plan
38 MASTERPLAN FRAMEWORK Building Heights & Density
BUILDING HEIGHTS DENSITY The majority of the development will be up to 2 storeys The residential developable area illustrated on the high. The plan illustrates the London Road and Allard masterplan measures 2.94 ha. An average net density Way frontage suitable for some 2½ and 3 storey of 43 dwelling per hectare (DPH) will be used to buildings. This is to reflect the adjacent frontages and deliver up to 125 new homes. The gross density based street/ junction’s local importance. The use of 2½ and on the total site area less the Local Wildlife Site is 28 3 storeys will generally be for apartment buildings dwellings per hectare (DPH). and focal/landmark buildings in key locations to add Density will vary across the site and when combined emphasis, provide enclosure and create variety to key with landscape and building form, this will assist in parts of the site. providing different areas of recognisable character. This subtle increase in scale is important to add Density variations will help to provide a more balanced variety in order to achieve a rich grain of urban and community in terms of different housing tenures. architectural design, reflecting the character of the There will be subtle differences in the built form with local area. Taller buildings will tend to be situated at the higher density areas including a high proportion key junctions and visually prominent areas such as of smaller units, and the lower density zones including open space and at the end of view corridors, but not in larger detached properties. more sensitive rural edge locations.
Key
Site Boundary
Up To 2 Storey
Up To 3 Storey
39 Key Application Boundary
Retained Vegetation
Key Pedestrian Links
Public Open Space
Green Infrastructure Plan MASTERPLAN FRAMEWORK Green Infrastructure
The proposals comprise a landscape-led masterplan the margins to ensure a gradual transition from the of 125 new homes together with extensive natural housing to open space or adjacent recreational uses. green space knitted through the site. The landscape Taking account of a review of local records and surveys proposals will ensure the design responds to its setting the proposed development has been designed to and reinforce the local landscape character limiting avoid and minimise negative effects on ecology and views of the development. biodiversity. Areas of natural greenspace and landscape enhancements are proposed across the site and along
41 MASTERPLAN FRAMEWORK Drainage & Flood Risk
According to the Flood Risk Mapping for Planning flows into the downstream system at a controlled provided by the EA, the majority of the site is located rate. Further attenuation will be provided through a within Flood Zone 1, where the risk of flooding from series of attenuation tanks positioned strategically a main river or sea is less than 1 in 1000 years. The under private drives. The remainder of the required proposed development will be located entirely within attenuation will be provided through bio retention tree Flood Zone 1 and therefore, the site is considered low pits and oversized pipes as required. risk of fluvial flooding. Further information regarding the drainage proposals It is proposed that surface water from the site will are outlined in more detail in the accompanying Flood be discharged into the existing 750mm diameter Risk Assessment and Drainage Strategy. surface water sewer which runs west to east through the site. The sewer discharges into the River Sowe just to the north of the site. Proposed flood risk mitigation measures comprise two dry detention basins to attenuate runoff on site and discharge
42 MASTERPLAN FRAMEWORK Modern Methods of Construction (MMC)
Use of Modern Methods of Construction (MMC) can Access is key when considering the use of offsite both increase speed of delivery of a development and methods. In this type of construction, the buildings help to ensure a high quality. It is therefore highly are delivered to site in partially finished states either advisable that a design at outline stage considers as large sectional pieces, often consisting of a whole the how early design decisions may impact the building storey, called volumetric modules or in a flexibility for choosing a construction method at later panelised form. Both systems can require a lot of space detailed stages. There are many different forms of to deliver by lorry as well as space within or adjacent construction which come under the umbrella of MMCs to the site for a significant sized crane. The logistics many of which have different design and construction outside the site should be considered and there needs challenges as well as advantages. By creating a master to be a suitable route from the factory or local highway plan which retains flexibility and does not unnecessarily network to the site. eliminate options that could otherwise have been Access to the site from the wider national highways utilised, the viability and opportunities for rapid network is well served, regionally, by the M6 and locally delivery of a development can be maximised. by the A46 Coventry Eastern Bypass and A444. Which Often the challenges of sites mean that one solution offers dual carriageway access from the motorway or technique is either not suited to the whole site or is network to the eastern section of London Road which not cost effective alone. For instance, several modern leads onto Allard Way. The access from Allard Way itself methods are not well suited to sites with challenging is a wide distribution road without no obvious pinch topography, however this can be mitigated by points or obstructions along the stretched required. appropriate design – either through the use of lower Therefore, it is unlikely that highways access will have density areas to allow space around each building any influence selecting a construction method. to deal with the topographic issues or by combining Internal site logistics however may have more of an techniques to overcome the shortcomings in a “photo- influence. The general layout which aside from the fit” approach by maximising the advantages each challenge of topography, is one which offers good method can offer. opportunity to retain flexibility. It provides well- The main challenge associated with this site will be spaced plots, in the main, with relatively few terraced the topography which although not extreme does properties and although there is retained landscaping it have significant sections which are approximately 1 does not offer considerably obstruction. in 8. On steep site terraces and even semi-detached However, the topography again does have a potential properties can be challenging when introducing very influence when considering use of large plant such large steps between units for some methods. However, as cranes for installing offsite volumetric modules the general path of the estate road set out in the of panelised systems. This will require careful illustrative masterplan works to minimise the gradient management of plot phasing and plant siting as that most dwellings will be constructed on. Given the well as delivery logistics. This coupled with a single number of terraces in the proposal this is generally vehicular access offers a challenge which whilst by no unlikely to cause any problems but is worth considering means unsurmountable, will need to be satisfactorily when selecting a system. There are a few terraces addressed before a single system is selected over any to the northeast of the site which may need some other to avoid issues or delay at a later date. combination of cut and fill to create a small plateau to deliver effectively, regardless of construction method.
43 MASTERPLAN FRAMEWORK Secured By Design Principles
The development will incorporate Secured by Design COMMUNAL AREAS & PLAY SPACE Principles. These principles encourage the adoption Communal areas, such as playgrounds, toddler play of crime prevention measures in the design of areas, seating facilities have the potential to generate development. The Masterplan has been designed to crime, the fear of crime and anti-social behaviour. meet the requirements of ‘Secured by Design Homes They should be designed to allow natural surveillance 2019’. The requirements of the document for the from nearby dwellings with safe and accessible routes purposes of this application are summarised below: for users to come and go. Boundaries between public and private space should be clearly defined and open spaces must have features which prevent unauthorised vehicular access. Communal spaces as described above should not immediately abut residential buildings. DWELLING BOUNDARIES It is important that the boundary between public and private areas is clearly indicated. For the majority of housing developments, it will be desirable for dwelling frontages to be open to view, so walls, fences and hedges will need to be kept low or alternatively feature a combination of wall (maximum height 1 metre) and railings or timber picket fence if a more substantial front boundary is required.
LAYOUT OF ROADS AND FOOTPATHS Vehicular and pedestrian routes should be designed to ensure that they are visually open, direct, well used and should not undermine the defensible space of neighbourhoods. Defensible space has the simple aim of designing the physical environment in a way which enables the resident to control the areas around their home. This is achieved by organising all space in such a way that residents may exercise a degree of control over the activities that take place there. DWELLING IDENTIFICATION Clear signage (naming and/or numbering) of properties is essential to assist residents, postal workers and the attendance of emergency services.
44 MASTERPLAN FRAMEWORK Secured By Design Principles
LAYOUT & ORIENTATION OF DWELLINGS REAR ACCESS FOOTPATHS Dwellings should be positioned facing each other to It is preferable that footpaths are not placed to the allow neighbours to easily view their surroundings and back of properties. If they are essential to give access thus making the potential offender feel vulnerable to to the rear of properties, they must be gated. Where detection. Larger schemes should incorporate a mix possible the street lighting scheme should be designed of dwellings, enabling greater potential for homes to to ensure that the gates are well illuminated. Gates be occupied throughout the day. This gives increased must be capable of being locked (operable by key from opportunity for natural surveillance, community both sides of the gate). interaction, engagement and participation and DWELLING IDENTIFICATION environmental control. Boundary walls, bins and fuel stores, street furniture, trees, low flat roofs, car ports or balconies should be designed to remove climbing aids to gain access into the property. VEHICLE PARKING Vehicles should either be parked in locked garages or on a hard standing within the dwelling boundary. In high crime areas the addition of a gate or bollard to protect the hardstanding parking area may be required. Where communal parking areas are necessary, bays should be sited in small groups, close and adjacent to homes, be within view of active rooms, and allocated to individual properties. PLANTING The planting of trees and shrubs in new developments GABLE END WALLS to create attractive residential environments will It is important to avoid the creation of windowless be supported provided that they do not undermine elevations and blank walls immediately adjacent to security through blocking access routes, circulation public spaces; this type of elevation, commonly at the areas or impeding natural surveillance. end of a terrace, tends to attract graffiti, inappropriate STREET LIGHTING loitering and ball games. The provision of at least one window above ground floor level, where possible, will All street lighting for adopted highways and footpaths, offer additional surveillance over the public area. private estate roads and footpaths and car parks must comply with BS 5489-1:2013. Where conflict with other CLIMBING AIDS statutory provisions occurs, such as developments Boundary walls, bins and fuel stores, street furniture, within conservation areas, requirements should be trees, low flat roofs, car ports or balconies should be discussed with the DOCO (Designing Out Crime designed to remove climbing aids to gain access into Officer) and the local authority lighting designers. the property.
45 CHARACTER & APPEARANCE CHARACTER & APPEARANCE Built Form Principles
The existing buildings on site and traditional typologies found within Whitley and the surrounding area should provide examples and inspiration for the new development. However, this is not intended to be prescriptive or restrict design to copying existing development, but to ensure that development is in keeping with the immediate environment. Fundamental principles have been established for the design of the built form which should be followed and can be summarised as follows:
1. Built form should be simple and designed in a similar manner to the local vernacular.
2. Together the buildings should convey an
impression of unity relieved by minor points of
detail, materials and grouping, producing variety
with a harmonious identity.
3. Visual impact, using special or elaborate details should be restricted to buildings in prominent 7. There should be a mixture of types of building locations or to larger buildings. groups distributed across the development. This 4. Variety should not be gratuitous or regular. Groups mixture should provide variety and interest to of identical buildings can be placed alongside streets and public areas and avoid the monotony individual buildings. Alternating detail should be of contrived and repetitive or regular variety. avoided. 8. Where terrace groups are provided, they should 5. A hierarchy of design detail related to size or be both of a unified design type and of an array importance of building should be developed. constituted of varied house types. The design of buildings in important positions 9. Unified terraces should be designed as a single should be considered in relation to the function of building with special consideration given to end- their visual impact. A single enhanced detail or a of-terrace houses and, if appropriate, centre particular form may be the only features necessary dwellings. to achieve this. 10. The design of building groups should also 6. Groups of buildings should be the principal incorporate high walls, trees, and major landscape visual elements in the scheme design and, elements or other features that have a significant with the exception of large or prominent visual or functional role in the group. buildings, individual buildings should be visually subservient to the building group.
47 CHARACTER & APPEARANCE Key Buildings & Groupings
Key buildings will be located throughout the development, either as single buildings or building DETAILING groups. The following information presents in more detail the different forms these buildings could take Detailing of buildings will be an important and their associated scale, features and detailing. consideration within the development as a whole. This will be especially important on key buildings, where detail elements are likely to be subject to an increased FORM level of scrutiny. Normally attention to detail will have to be heightened on key buildings. In particular The term ‘key building’ can be interpreted in many attention should be paid to the detailing of window cills ways and should not be taken at face value. A key and heads, eaves and door surrounds and canopies. building in urban design terms may not be a single building at all. A series of elements treated as an identifiable whole can be used to mark out built form as more of a landmark than its immediate neighbours. This could be in the form of: BUILDINGS ON THE AXIS OF JUNCTIONS ▪ A pair of houses semi-detached or within a terrace. Buildings will turn corners positively so that both elevations seen from the street have windows to them ▪ A plot series within a terrace. and avoid blank gable ends visible from the public ▪ A plot series treated as a singular building or unit. realm. Generally, the longest side of the building will be turned to the street, allowing narrow gable ends ▪ A singular prominent feature as part of a building. and substantial window frontage provided to habitable rooms on both the main and return facades.
SCALE As a general rule the scale of key buildings should be in LANDMARK BUILDINGS proportion to their importance within the streetscape Key buildings are positioned in specific locations stop or building group. Not every key building needs to be ending key views or at an important gateway location. greater in size than its neighbours, but it should be Significant differentiation of dwellings with landmark imposing enough to mark it out as more important. status will be expected with enhanced facing materials. This will help aid visual legibility throughout the layout and provide variety in the street scene
FEATURES The use of features on buildings such as projecting bay windows, gable features and projecting chimneys can be used to reinforce key building status. The feature itself might be used on a relatively simple building to impart key status or act as a focal point but must read as part of an identifiable whole.
48 CHARACTER & APPEARANCE Character Summary
Our vision is to create an attractive, sustainable neighbourhood complementing the surrounding area. The provision of family housing has been at the heart of the concept with the masterplan designed to allow easy access to open space, footpath links and sustainable transport options from all plots. The creation of walkable neighbourhoods and the development of attractive streets will elevate the community and create a great place to live, visit and enjoy. In line with the Coventry City Council Urban Extension Design Guide SPD (2019) the scheme is made up of a variety of different block, street and buildings typologies. The primary development area is generally made up from traditional perimeter blocks which been designed to provide gaps between buildings and enough space for planting to be visible across the developed landscape. In addition to these there is an emphasis on a more edge of settlement pattern on the outward facing parts of the scheme and emphasis on the interrelationship of residential dwellings with the open space corridors passing through the site. As an outline application, the detailed architectural proposals, layouts and materials will not be provided until reserved matters stage. and thus, the purpose of this section of the document is to present information which will start to define the character of the new community. The following visualisation therefore seeks to provide an overview of the proposed character as well as demonstrating how the scheme will fit in with the Whitley Pumping Station site (submitted for via a separate application) and the existing fabric of the area. When considered in conjunction with the masterplan and design parameter plans presented within this DAS this should demonstrate and illustrate what a finished scheme could be like.
49 Attenuation and suds Pedestrian connections Verdant character of the site feature contained provided to link with maintained and enhanced. within POS to provide a the existing footway naturalistic environment surrounding the site
Existing trees of merit retained as features within the masterplan
Opportunity for building of scale on the corner of the site Comprehensive and joint up Existing informal footpath adjacent to the allard way/ design process ensures the two retained but realigned through london road roundabout to applications and masterplan blend the site provide local landmarks seamlessly together
50 Homes England Application Site
Verdant character of London Road and the site maintained and enhanced.
51 BUILDING FOR HEALTHY LIVES
52 Building for HEALTHY LiVES Assessment
Building for Life 12 is an assessment process developed As set down in the guidance using BfL12 on outline to promote good design within new developments applications helps to safeguard the quality of future so that they enhance communities and lead to applications by establishing and securing key principles better homes and neighbourhoods. Based on a set within the illustrative masterplan. The assessment of 12 questions which consider the surrounding ensures that key areas such as connectivity and parking settlements and environment to make sure that any etc., are considered early and are well integrated will new developments benefit the whole community. They not compromise the quality of design at a later stage. are designed to be answered by a range of people and can be answered by people who don’t have a specific LEVEL ATTAINED SCORE planning background. The questions are designed to be Green 10 scored on a traffic light system with the aim that a new development will score at least 9 greens. Any questions Amber 2 which score a red should be reconsidered. Red 0
QUESTIONS RESPONSE SCORE
1. CONNECTIONS There are no formal rights of way across the site. However, there are several existing informal connections for pedestrian traffic. These provides routes through the site from the residential areas, to the Does the scheme west, to the open spaces to the east of the site. integrate into its surroundings by The scheme respects and enhances these access points and routes. reinforcing existing In the main the scheme proposes to retain these access points and connections and upgrade them to more formal routes. Two informal access point creating new are to be relocated nearby as part of the upgrades and continued ones, while also connections. One is removed entirely along the eastern boundary. respecting existing However, there are ample alternative routes nearby that this has no buildings and land impact. uses around the A new pedestrian access is to be introduced along the northern development site? boundary, to Allard way providing increased connectivity and shortened travel distances to destinations reach via Allard Way. All these routes have scope to be upgraded to cycle and pedestrian connections as part of the improvements and formalisation. The scheme proposes a new access to the northeast corner of the site which will provide a single point of access and egress along Allard Way. To provide access from both the east bound and west bound carriageways a new filter lane is proposed. This should provide a safe way of accessing the site and avoid disruptions to the regular traffic flow.
53 Building for HEALTHY LiVES Assessment
QUESTIONS RESPONSE SCORE
1. CONNECTIONS The site does not currently have any formal vehicular points from the (CONT.) public highway. Instead there is field access from the surrounding land only.
Placing the new vehicular access along Allard Way protects the character of London Road and minimises impact on the existing dwellings to the west.
Existing buildings and land uses around the site have been respected by retaining the majority of the boundary vegetation to create enclosure and screening of the site. Also, these boundaries have generally been provided with additional landscaping buffer before buildings are prosed to further reduce the potential visual impact.
2. FACILITIES & Given the scale of the scheme it does provide any new formal SERVICES facilities in itself. However, it does incorporate areas of public open space and informal play. Does the The site is extremely well located for benefiting from local facilities development and amenities. There is a small parade of local shops to the west provide (or across London Road, which the retained pedestrian connectivity is it close to) provides easy walking routes to. Furthermore, there are many community facilities and services within approx. 0.5 to 1.2km. This includes places facilities, such as of education, worship and employment as well as leisure and retail shops, schools, facilities. workplaces, parks, play areas, pubs or To the west the open space is retained and to the south the Sowe cafes? Valley local wildlife site and river will continue to be accessible.
54 Building for HEALTHY LiVES Assessment
QUESTIONS RESPONSE SCORE
3. PUBLIC The development is well served by public transport being approx. TRANSPORT with several bus stops along London Road.
A number of services run from the London Road stops included Does the scheme local trips which provide easy access to amenities and facilities inc. have good access education and employments sites, as well as routes into the city to public transport centre and to the main rail station. These services currently run 7 to help reduce car days a week with frequencies ranging between every 10 and 30 dependency? minutes during the day and into the evening.
The main rail station in the city centre is part of the Birmingham loop of the West Coat Mainline services. It provides connections to local destinations such as Nuneaton and Birmingham and to London and other national destinations via Birmingham New Street.
4. MEETING The application is only outline so it is possible that the mix will LOCAL HOUSING changes as the development comes forwarded. However, for now the REQUIREMENTS scheme proposes 125 new homes as landscape led scheme keeping the development density in the medium to low range deliberately to promote environmental and aesthetic quality. Does the development have There will be a range of homes proposed include detached, semi- a mix of housing detached and terraced properties as well as apartments blocks types and tenures offering a variety of homes sizes, types and tenures to suite the local that suit local needs. requirements? Currently the amount of affordable housing has not been finalised. However, there will be a provision confirmed will be in line with the Local Authorities guidelines following viability assessment in agreement with the Council’s Housing Enabling Officer.
55 Building for HEALTHY LiVES Assessment
QUESTIONS RESPONSE SCORE
5. CHARACTER As an outline proposal the scheme is currently limited to a masterplan explanation of the design principles in the Design and Does the scheme Access Statement. Therefore, it is not possible to comment on the create a place with complete visual character however the general principles and layout a locally inspired can be reviewed. or otherwise distinctive Proposed storey heights, scales and building form are in keeping character? with the local character with taller apartment buildings in key locations to the northwest corner providing some visual interest to the roundabout but still well screened form the general existing dwellings.
Terraces have been kept short to mimic the local vernacular along London Road as well as to respond the to the terrain effectively.
The scheme offers a more landscape led approach than the existing character with more informally shaped perimeter block arrangements interspersed with mature trees and retained landscape areas.
The site is arranged along a road network which provides as series of cul-de-sac arrangements which is more in keeping with the Willenhall area to the southeast but enhances the landscape led approach creating a pleasant environment which does not feel dominated by buildings. Unlike the existing prevailing character of the whitely area to the west.
Generally, trees not buildings terminate views and the development frames and leads the eye to landscape areas in the majority of vistas.
This is further reinforced by use of informal play and open space areas as well as the retention of the boundaries to create an enclosure of the site promoting a distinct sense of place.
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QUESTIONS RESPONSE SCORE
6. WORKING Currently the site is a mix of open field and woodland with tree lined WITH THE boundaries. The topography is sloping and falls approx. 15m from the SITE AND ITS northeast corner to the southern boundary. CONTEXT Though the scheme is only outline it does provide some evidence Does the scheme of how many of these features will be dealt with, respected or take advantage of enhanced. existing topography, landscape features The design retains the majority of the boundaries as they currently (including water exist. This is good for reducing visual impact but also in mitigation of courses), trees light and noise issues both to and from the site. and plants, wildlife habitats, existing To the eastern boundary there is a requirement for a 10m buffer for buildings, site ecological reasons. There are a few buildings which encroach on orientation and the buffer as well as a number of rear gardens within it. Whilst the microclimate? rear gardens do provide a green space as an offset initially it is not generally easy to manage the behaviour of the residents which be potentially detrimental to the wildlife the buffer is there to protect. For instance, the garden may not stay as green space due to landscaping and sheds etc. light pollution may not be controllable without some level of enforcement. The impact is potentially minor and will depend on more detailed ecological assessment at detailed stages.
The topography poses a challenge with a significant fall across the site. Although only indicative the design does propose a winding road which appears to work with a good route to minimise extreme gradients for the main road. This coupled with the use of semi detached and detached dwellings along this road give the best chance of addressing the level change and minimising cut and fill.
However, the two of the secondary roadways which come off the south side of the main estate road at its northern end may present a more significantly steep access. Both these roads have short terraces along them at their steepest section. Whilst the terraces can be stepped and the properties can be raised to compensate it is unlikely that level access arrangements will be possible to these units. As the road continues to fall to the POS and other dwellings it may require some retaining structures and plateau creation to facilitate effectively.
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QUESTIONS RESPONSE SCORE
6. WORKING Although the woodland band which separates the two existing fields WITH THE will need to be significantly thinned and access created through. The SITE AND ITS design proposes to keep the best mature tree specimens and groups CONTEXT of trees to retain a green spine running through the site.
(CONT.) There are a number of existing public services which run through the site. these have been retained and easements catered for through routing of the highway network and retention of landscape areas.
7. CREATING The scheme presents a well-defined hierarchy of interconnected WELL DEFINED streets with buildings and landscaping creating coherent spaces and STREETS AND enclosures. Whilst the terrain and other constraints have somewhat SPACES dictated the route of a good portion of the street network this has been taken advantage of to retain green corridor through the site and Are buildings promote the landscape led approach. designed and positioned with A hierarchy of streets is created by a use of variety of surfacing landscaping to materials, varying the built form in, separation and density, and use define and enhance of home zones where surfaces are shared by both vehicular and streets and spaces pedestrian traffic. and are buildings designed to turn The general layout and orientation of the dwellings provide an street corners well? interesting and active street scene.There is also ample natural surveillance opportunities with corners turned by dwellings which address both elevations and create focal points in the streetscape. Collectively, ensuring the majority of streets have clear and coherent relationships with their surroundings.
With the form beign mainly one of cul-de-sac spurs off one estate road there are potentially an issue for refuse vehicle access. Mainly in that it will be required to do three point turns repeatedly. However generally the design is provided with ample turning heads of significant size. A couple of the illustrated turning heads appear to be a little small for this purpose but as an outline scheme this will be refined at detailed stage and the design incorporates more than enough space in these areas to accommodate.
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QUESTIONS RESPONSE SCORE
8. EASY TO With a single vehicular access and a general road networking taking FIND YOUR WAY the form of a single estate road with cul-de-sac spurs the layout is AROUND unlikely to prove challenging to way finding.
Is the development It is possible that the lack of through routes may mean that missing designed to make a turning to a destination will require turning and back tracking and it easy to find your like with the refuse vehicle, in general it will be likely that visitors and way around? deliveries will need to utilise the turning heads frequently. However the scale of the development and the potential for landscaping creating landmarks will minimise the occurrences of this.
Footpath links across the site and beyond provide shortcuts along desire lines and increase the interconnectivity of the design both with the site and to external destinations.
The hierarchy of roads will aid in the legibility of the scheme and help to create a mind map for people to orientate themselves within the development.
It can be assumed that the topography itself will also aid in the way finding adding to the clarity of directions and reinforcing landmarks’ distinctiveness.
9. STREETS FOR The application is an outline one and it is proposed that detailed ALL traffic calming measures will be defined during the later stages however the indicative road network has been designed with Are streets pedestrians and cyclists in mind. The clear hierarchy promotes designed in a way reduction in vehicle speed with the layout having potential for natural that encourage traffic calming measures through deflection and use of the built form. low vehicle speeds and allow them to The internal streets within the development are well designed. function as social With dedicated pedestrian pavements at all the various pedestrian spaces? entrances and clearly defined routes across the majority of the site.
There is an area proposed as a shared surface along the estate road and treated as a home zone.
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9. STREETS FOR This occurs at a significant bend in the road which may aid in the ALL slowing of vehicle but does present the risk of visibility issues when coupled with the fall of the land. Change of textural and visual (CONT.) surfacing is used creating traffic calming and signalling to drivers that that are entering a special area. Ideally this should aim to progressively bring speeds down to a maximum of 20mph to facilitate this home zone and assigning priority to pedestrians and cyclists. For the reason set out above it may be required to include additional traffic measures in the down hill direction to achieve this at the detailed stage. There is a indication that there may be a delineated footpath along one side of this home zone but at this stage of the design it is not possible to make a judgment on its effectiveness and safety impact.
The topology also offers some challenges to inclusive highways and footway design. There are a few areas of the site where footways shown along side roads may not be the shallowest route pedestrian traffic can take but there is scope to address this with detailed level assessment without negative impact on the scheme.
The location and orientation of dwellings ensures that opportunities for natural surveillance are maximised. The cul-de-sacs, minor lanes and secondary roadways provide opportunities for very low traffic areas which can be used as social spaces. Creating spaces for children to play in addition to the open green spaces. However, the lack of linked routes will increase the amount turning heads are used to allow visiting vehicles to move around the site.
10. CAR PARKING The scheme is still at outline stage however it has generally been designed to allow for provision of parking at an adequate level to Is resident and meet the local authority’s requirements. In addition, it uses a range of visitor parking parking solutions suitable to the context of the dwellings. sufficient and well integrated so that it Parking courts have been avoided, with the acceptation of the does not dominate apartments, as they can promote anti-social behaviour if not provided the street? wit significant levels of surveillance. Instead on-curtilage parking is used in the main. The apartments’ parking is well overlooked and well-integrated into the setting of the blocks.
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10. CAR PARKING On street parking is used for a limited number of areas. This takes two forms, very limited use of lay-by parking and secondly, that of (CONT.) end on parking to the front of apartments. The aim of the second type is to create urban squares to the front of properties on secondary roadways. Though the parking is to the front of these dwellings it adds to the character of these areas assisting defining the difference in enclosure as a clear residential zone over the access network leading to it.
The site is well connected to sustainable public transport which will help reduce the demand for car ownership
With the landscape approach and cars largely to side of dwellings the design is not car dominated and actually may provide further opportunities to introduce formal visitor parking along some of the road network, suitable interspersed with planting, without any negative impact on the landscape scheme or character of the development.
11. PUBLIC AND The scheme is currently only outline therefore boundary treatments PRIVATE SPACES have not been defined to the private/public space divide, However, the layout defines public and private space well by providing Will public and landscape buffers alongside private rear gardens and provides a large private spaces be amount of mixed types of public spaces including natural open areas, clearly defined and home zones, cul-de-sacs and mini-squares. designed to have appropriate access The internal connectivity of the layout ensures that all areas of public and be able to be open space and significant areas of landscape are easily accessible well managed and or observable as visual amenity and enrich the scheme. safe in use? All of the public spaces and amenity benefit from active surveillance from neighbouring properties.
The public open space along the green corridor is likely to be maintained by a ‘maintenance company’ on behalf of the properties on the site.
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11. PUBLIC AND Few properties benefit from front gardens as this is an urban scheme PRIVATE SPACES though some planting is proposed to demarcate the edge of the highway and to provide separation between public and private (CONT.) spaces. But in the main it is the built form that defines the public and private realm along with the use of different hard landscaping materials both horizontal and vertical.
Access to private rear gardens varies. In the main the detached and semi-detached properties benefit from direct access with the terraces requiring shared access of varying length. At this illustrative stage it has not been shown exactly how terraces will have rear access but there is ample space provided to facilitate adequately.
12. EXTERNAL The scheme is still at outline stage, so some areas of external storage STORAGE AND has not been defined. Storage for bins and recycling is assumed to be AMENITY SPACE in private rear gardens or communal stores for the apartment blocks but no details are available at this stage. Is there adequate external storage Parking spaces are adequate for modern family cars and circulation space for bins and space has been provided to a suitable level. recycling, as well as vehicles and In generally plots, including apartment amenity provide for adequate cycles? garden sizes allowing for suitable amenity space and cycle storage, sheds and bins stores, if not provided elsewhere. Ease of rear access varies, as highlighted in the previous section but it believed to provide suitable potential to be compliant with maximum drag carry distances at the detailed stage.
62 JOB NO. AUTHOR/ CHK’D DATE REV This document is the copyright of WYG Environment Planning Transport Ltd 2020 ©. All rights reserved. Registered in England Number: 3050297. Ordnance Survey (c) Crown A112428-8 AH/TB 12.10.2020 - Copyright 2020. All rights reserved. Licence number 100022432.