Designers of the London 2012 Olympic Parklands
Land at blakesley hill, greens norton Design and Access Statement FEBRUARY 2015 Version: 2 Version date: February 2015 Comment Final
The report has been prepared by LDA Design on behalf of Richborough Estates
LDA Design A Worton Rectory Park, Oxford OX29 4SX T +44 (0)1865 887 050 T +44 (0)1865 887 055 W www.lda-design.co.uk LDA Design Consulting LLP Registered No: OC307725 17 Minster Precincts, Peterborough PE1 1XX
This document has been prepared and checked in accordance with ISO 9001:2000.
2 Land at Blakesley Hill, greens norton Design and Access Statement
Content introduction 5 5.0 Design 39 1.1. Project Brief 5 5.1. Illustrative Layout 39 1.2. Purpose of Document 7 5.2. Appearance of the Proposals 41 1.3. Document Structure 7 5.3. Green Infrastructure Strategy 47 5.4. Land Use 51 2.0 Background 9 5.5. Access and Movement Strategy 53 2.1. Site location 9 5.6. Ecology 55 2.2. Site description 9 5.7. Drainage Strategy 55 2.3. Planning Context 10 5.8. Climate Change and Sustainability 56 2.4. Consultation 11 5.9. Housing Mix and Typologies 56 5.10. Parking 57 3.0 assessment – Site and Site Context 15 5.11. Parameters for Development 59 3.1. Design Context 15 3.2. Access and Movement 19 6.0 Conclusions 61 3.3. Landscape and Visual 21 3.4. Ecology 27 3.5. Flood Risk and Drainage 29 3.6. Site Infrastructure 29 3.7. Arboriculture 31 3.8. Site Analysis – Summary 33
4.0 Evaluation 35 4.1. Constraints and Opportunities 35 4.2. Design Principles 37 4.3. Design Concept 37
3 d x m . h p a r g o t o h P l a i r e A _ 1 0 1 _ 7 2 9 3 \ s t c e j o r P \ s i g 8 \ n o t r o N s n e e r G _ 7 2 9 3 \ S B O J \ : X
PROJECT T IT LE GREENS NORTON
DRAWING T IT LE 0 250m Aerial Photograph © Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, swisstopo, IGN, IGP, USGS, AEX, Getmapping, Aerogrid, DS, USDA, CNES/Airbus Geographics, i-cubed, Earthstar GeoEye, © Esri, DigitalGlobe, and the GIS User Community
site Location plan ISSUED BY Oxford T: 01865 887 050 DATE 28 Oct 2014 DRAWN KW SCALE @A2 1:5,000 CHECKED KW STATUS Draft APPROVED JA
DWG. NO. 3927_101
No dimensions are to be scaled from this drawing. All dimensions are to be checked on site. Area measurements for indicative purposes only.
© LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001 : 2008 0 500m
h Sources: Ordnance Survey... t r o N
This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2013 Reference number 0100031673. OS Open data / © Natural England / © DEFRA / © DECC / © English Heritage. Contains Ordnance Survey data © Crown copyright and database right 2013 | Aerial Photography - Bing Maps: Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
4 Land at Blakesley Hill, greens norton Design and Access Statement
Section 1.0 1.1. pRoject Brief
LDA Design was commissioned to prepare an illustrative Introduction masterplan and Design and Access Statement to support an outline planning application for land south of Blakesley Hill (referred to in this document as ‘the site’) in Greens Norton.
The outline planning application is for a residential development of up to 128 dwellings with associated access and public open space. The site covers an area of 6.14 hectares and comprises arable and open pasture land.
5 view facing northwest - southern field fencing and trees along western site boundary in the background
6 Land at Blakesley Hill, greens norton Design and Access Statement
1.2. pURpose of Document 1.3. document Structure
The aim of this document is to set out proposals for the The structure of this document follows the objectives development of the site along with a clear explanation of of CABE (2007) “Design and Access Statements: How to the rationale behind them. write, read and use them”, the DCLG (2010) “Guidance on information requirements and validation” and The content of this document has been informed by a the guidance under Article 8 of the Development number of environmental studies which examine the Management Procedure Order (2010). site and its context. It is drawing from the following related documents: The document is structured under the following main headings: ME-C Geomatics (June 2014), Topographic Survey - sets out the scope and aim ME-C (January 2015), Utilities Report Section 1: Introduction of the document and provides information on the ME-C (January 2015), Transport Assessment methodology followed. ME-C (January 2015), Phase 1 Environmental Risk Section 2: Background - establishes important Assessment background information with regard to layout and design for the site, planning context and, where ME-C (January 2015), Flood Risk Assessment appropriate, the settlement as a whole. ME-C (January 2015), Travel Plan Section 3: Assessment – analysis of the built and Just Ecology (May 2014, updated in January 2015), natural environment of the site and its local context. Ecological Appraisal: Land at Greens Norton, South This includes the local distinctiveness of the area as Northamptonshire well as a brief summary of studies closely related to Just Ecology (June 2014), Bat tree assessments: Land this document. at Greens Norton, Northamptonshire Section 4: Evaluation - offers an interpretation of Midland Forestry (June 2014), Arboricultural the findings of the background and site analysis, Advice in accordance with BS 5837: 2012 Trees in summing up the main constraints and opportunities relation to design, demolition & construction - and translating them into a design concept. Recommendations; Tree Survey; Blakesley Hill, Section 5: Design - explains the illustrative layout, Greens Norton including information on buildings, open spaces as Tyler Grange ( July 2014), Preliminary Landscape well as the landscape context. It explains principles Opportunities and Constraints of accessibility and sustainability that underpin the layout and provides the land budget for the site. Tyler Grange (July 2014), Preliminary Advice Note Section 6: Conclusions - provides a brief summary and appraisal of the layout.
7
Site extent 122.5
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Tp MEC4 124.974 124.5 124.0 123.5 Tree Lvl 141.19m Ø 500mm 123.0
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120.5 MEC3 120.5 119.5 120.348 120.0 Tree Lvl 134.19m
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Ø 550mm 113.0 113.5 112.5 Tree Lvl 121.24m Tree Lvl 117.37m 113.0 Ø 350mm
113.0 Inv.Lvl 113.02m Fh Tree Lvl 131.00m 113.0
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112.5 Braddon Road 113.5 113.5 113.5 Mkr Sp 112.5 113.5 MEC1A
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113.5 113.5 112.0 112.5 113.5 113.5 Tree Lvl 128.23m 113.0 MEC1 113.251 Ø 550mm 113.5
Tree Lvl 127.22m 113.0 Tree Lvl 127.61m 112.5 113.5 Ø 550mm 112.5 Sp 113.5 113.0 113.5 113.0 113.0 Tp 113.0 112.5 112.5 112.5 Tree Lvl 127.50m Tp Top of wire 119.92m Tree Lvl 122.52m Tree Lvl 123.17m Tree Lvl 130.37m Ø 400mm Tree Lvl 127.16m
Bury Hill 0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved. Site extent
8 Land at Blakesley Hill, greens norton Design and Access Statement
Section 2.0 2.1. site location
The site is located in Greens Norton, a settlement located approximately Background 3-4km northwest of Towcester in Northamptonshire. Northampton is the closest large town to the site, located approximately 15km northeast of Greens Norton, offering access to a wide offer of cultural, retail and leisure facilities.
Due to its proximity to the A43 and the A5, the site benefits from easy access onto the strategic road network with the closest junction of the M1 located 10km away on the edge of Northampton.
The site is located on the western edge of the Greens Norton, where it is adjacent to a residential neighbourhood to the east and otherwise bounded by countryside.
The road of Blakesley Hill forms the main approach into Greens Norton from the west, while Bury Hill and Bradden Road to the west and south feature a distinctly rural character with narrow carriageway width, no pavements and hedgerows to both sides.
The village of Greens Norton has a greater number of facilities than the average village of its size would normally feature. Greens Norton Primary School (CofE), GP surgery, post office and village store, a butcher’s shop, a pub, hairdresser and children’s nursery are all conveniently located within easy walking and cycling distance in the centre of the village, covering the basic day to day needs of Greens Norton residents. 2.2. site description
The site has a size of 6.14ha, consisting of a northern and southern field, which form a rectangle that is slightly tapered towards the north. The majority of site edges feature low hedgerows with individual associated trees.
While the northern part of the site is in arable use, the southern part consists of grassland with some stables for keeping horses and some wire fencing. Northern and southern parts are subdivided by hedgerows.
The site is relatively flat with a gentle slope from the north to the south with level differences in the order of 12m over a length of approximately 350m.
9 view facing east - Edge of neighbouring properties with building backs and fencing 2.3. pLAnning Context
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that:
“where in making any determination under the planning Acts, regard is to be had to the Development Plan, the determination shall be made in accordance with the plan unless material consideration indicates otherwise”.
view facing west - bradden road with green verge In this instance, the Development Plan comprises the and boundary vegetation West Northamptonshire Joint Core Strategy Local Plan (Part 1) (2014) and the saved policies of the South Northamptonshire Local Plan (1997)
West Northamptonshire Joint Core Strategy Local Plan (Part 1) (2014) The WNJCS was adopted as the core planning document for the Council, in conjunction with Northampton Borough Council and Daventry District Council (the WNJPU), on 15th December 2014.
view facing west - site boundary along blakesley The following design policies contained in the Local Plan hill with verges, hedgerow and drainage ditch are particularly relevant:
Policy S10: Sustainable Development Principles: ensures that the economic, social and environmental needs of the area are delivered in a balanced way to protect, conserve and enhance the natural and local environment, protecting valued landscapes, minimising impacts on biodiversity, and enhancing green networks
Policy C2: New Developments: This relates to highways view facing northeast - northern site boundary matters advising that the design, density and location and Edge of neighbouring properties with building of services within new developments should maximise backs and hedges the opportunity for trips by non-car modes and be able mitigate its effects on the highway network.
Policy RC2: Community Needs: seeks the provision of appropriate community facilities and open space alongside residential development.
Policy H1: Housing Density and Mix and Type of Dwellings: seeks to ensure that an appropriate mix of housing is provided. view facing west - Existing stables at the southern edge Policy H2: Affordable Housing: sets out the percentage requirements and site size thresholds for the on-site
10 Land at Blakesley Hill, greens norton Design and Access Statement
provision of affordable housing. For the Rural Areas the percentage requirement is 50%. 2.4. Consultation Dialogue with the Local Planning Authority Policy H4: Sustainable Housing: sets out that residential development must be designed to provide accommodation that meets the requirements of the The design team has been engaged in discussions with Lifetime Homes Standard, subject to the assessment of the Local Planning Authority. In three Pre-App meetings viability on a site by site basis. draft versions of the illustrative masterplan have been circulated and a number of masterplanning aspects were discussed in relation to the following issues: Policy BN7: Flood Risk: requires developers to prepare a Flood Risk Assessment for all development proposals Retention of the rural character of Bury Hill and over 1 hectare in line with national guidance. Bradden Road South Northamptonshire Local Plan (1997) Clarity and legibility of block layouts with back to (Saved Policies) back arrangements The Local Plan was adopted in 1997 and covers the period Orientation of dwellings to open spaces and streets to to 2006. A number of policies contained in the Local ensure their natural surveillance Plan remain ‘saved’ and therefore continue to form part of the development Plan. The following design policies Retention of views to the church from within the contained in the Local Plan are particularly relevant: development Housing mix with discussion particularly on the Policy G3: General Strategy: sets out that planning affordable element permission will normally be granted where the Integration of flats into the development with scale development meets a number of criteria such as its and character to be in keeping with surrounding compatibility in terms of type, scale, satisfactory access houses and parking. Creation of loop roads through the development to Policy ENV1: Design: requires proposals to deliver a support legibility high standard of design, by considering the existing site Location of access points from Bradden Road and characteristics including landscape features and levels, Blakesley Hill into the site, and the scale of visibility the relationship with adjoining land and buildings, the splays scale, density, layout, height, massing, landscape and materials in relation to the site and its surroundings, and Integration of a pedestrian link into the southeast corner from Bradden Road the appearance and treatment of the spaces between and around buildings. The potential of a village character of the edge along Blakesley Hill with dwellings orientated towards the Policy EV21: Hedgerows, Ponds and other Landscape street to create an active frontage Features: seeks the retention of hedgerows within developments wherever possible. The illustrative masterplan that forms part of this application represents a revised version to previous Policy EV29: Landscape Proposals: requires draft masterplans, which were discussed with the Local developments show existing vegetation and landscape Planning Authority features to be retained, identify species, type, size, utilising indigenous plant species, identify hard The final masterplan responds to all of the issues above. landscaping area and play equipment areas.
Policy RC10: Amenity and Children’s Play Area: seeks the provision of amenity and children’s play provision on development schemes of over 50 dwellings.
11 Exhibition boards
12 Land at Blakesley Hill, greens norton Design and Access Statement
Public Exhibition The majority of points raised by local residents had been covered through surveys and research of the planning A public exhibition was held in Greens Norton context, as the masterplan proposals conform to current Community Centre on 27th November 2014 between standards and policy. However, through revisions of the 3.30-6.30pm. Key Stakeholders were invited for an earlier masterplan after the event, further consideration has viewing at 2.30pm. been given to the issues raised.
Approximately 190 residents and stakeholders took the As outlined later in this document, the development will opportunity to visit the exhibition to talk about the include sufficient amounts of equipped play space. The proposals and raise any concerns they had. area of ephemeral standing water at the southeastern boundary will be drained through an improved drainage Discussions highlighted the following points as key system. This will stop surface water from collecting in areas of concern for residents and stakeholders: this location and will stop neighbouring gardens from flooding. Access points into the site were perceived to be dangerous due to their perceived limited visibility, It has been demonstrated that Richborough Estates has particularly the Blakesley Hill junction, where, made considerable efforts to engage the community, anecdotally, vehicle speeds are high the Parish Council, and Officers of the Council in the Concerns about increased congestion in the village formulation of the proposed development; and that these and an exacerbation of this through additional efforts have helped to shape and influence elements of development the scheme in order to address issues and concerns raised by respondents. Concerns about the proximity to neighbouring properties and required back to back distances Occurrence of standing water at the southeastern boundary of the site The size of the development in relation to the rest of the village was perceived to be too large Increasing pressure on existing facilities through new residents, in particular the medical centre Provision of sufficiently equipped play areas Location of dwellings too close to Blakesley Hill, raising concerns in relation to noise Integration of bungalows into the housing mix to address needs of pensioners
13 BLOCK PATTERN
Dwellings facing high street - continuous build line, varied building styles and roofscape
main street, lined by dwellings facing the street; clear build lines
lane off high street featuring an organic arrangement of plot with garden to the side, enclosed by drive between dwellings to access building tall boundary walls parking in the back
Design Considerations:
New development will take into consideration predominant morphological characteristics of Greens Norton and will re-interpret these patterns into the context of the site where appropriate.
A legible block layout with a continuous network of streets as well as dwellings and streets forming a rapport will help the legibility of the neighbourhood and will help its integration into the built context of the village.
Dwellings along the main streets should provide a certain degree of spatial definition to the streetscape, complemented by more informal arrangements along smaller streets and the edges of the development.
14 Section 3.0 3.1. dEsign Context
The morphology and streetscape of Greens Norton developed over time assessment with parts of the village dating back to the middle ages. The village features a relatively densely built up historic core, located predominantly site and site along High Street, and distinctly different additions to the village that were built after the First and Second World Wars, when the village grew context predominantly to the east and west. The church of St Bartholomew and the graveyard are located immediately north of the elongated core, while two manor houses are located at the northern and southern extent of the village.
While both, old and new development, shape the character of Greens Norton, the proposals will mostly rely on design cues from the varied historic structure of the place, as this is considered to feature the greatest sense of place and greatest authenticity in the context of surrounding settlement and landscape.
Block Pattern
Main characteristics for Greens Norton are:
Denser village core between the junctions of High Street with Blakesley Hill, Towcester Road and Bradden Road Irregular block shapes and a haphazard arrangements of dwellings, which mostly face the street, but do not necessarily line it Some of the village plots feature very long gardens, while others are clustered around drives Some dwellings are built inside the blocks and are accessed from communal courts Widenings in the road where main roads meet, with buildings responding to this, stepping back and creating a more generous streetscape Later post war additions follow a more regular block pattern The majority of development is organised in a back to back arrangement with buildings facing the streets, giving the blocks a clear front and back
15 STREETSCAPE
boundary treatment section of high street with wider profile, terrace with narrow Combination of rounded as part of a new including grassed areas and trees front gardens garden walls and hedge development
brick detailing on street with single pavement, indicating sided pavement and lane with shared Attractive green link from the village to greens entrances verges on both sides surface and green verge norton pocket park
MATERIALS + DETAILING
Random coursed slate roof tiles red brick with Painted timber red rooftiles made natural stone walls detailed colourwork bargeboards from clay
gable end made from natural stone with brick detailing along the edges
new dwelling made from natural stone with timber construction on display
curved gateways; natural driveways set back from the street with stone walls with rounded tall stone walls as part timber field gate marking the entrance coping of the streetscape
16 Land at Blakesley Hill, greens norton Design and Access Statement
Streetscape Materials and Detailing
Main characteristics of the streetscapes of Greens Norton Greens Norton features a wide range of building are: materials, reflecting the village’s geographical location Spire of St Bartholomew acts as a landmark in the and its iterative development over centuries. distance with casual views occurring from many Most important features include: locations throughout the village Some of the historic streets have single sided Natural stone, laid in random courses pavements on one and green verges on the other Brick, yellow and red side, creating low key streets with a more informal character, many of which follow shared surface Painted render principles Timber and brick detailing around windows and Frequently buildings front directly onto the public doors realm Pantile roofs with ornamental tiles, some slate and Some properties feature small front gardens, the concrete roofs; predominantly red to brown colour majority of which are enclosed with low boundary palette walls, hedgerows and boundary vegetation Some thatched buildings Gates to access communal courts are frequently set Painted decorative elements, such as carved back from the street with rounded walls along the bargeboards drive The majority of post war housing is made from red Higher boundary walls occur where plots abut the bricks, some combined with painted render street side on The width of the historic streets changes over their length, opening up on forks in the way and widening in central areas where buildings are set back to accommodate a wide green strip with tree planting The streetscape in the post-war neighbourhoods is defined by a more regular shape and building layout; boundary treatments are frequently formed by vegetation Frequently buildings face the street with their eaves, occasionally featuring dormer windows that structure the streetscape
Design Considerations: Design Considerations:
The streets of the proposed development will reflect The development will use materials and detailing that the diversity in the streetscape of Greens Norton are prevalent in the area and will combine them with with different treatments to surfaces, front zones and current methods of construction, which reflect current dimensions signalling a hierarchy and placing the standards. focus on nodes within the area.
The development will feature differences in the relationship between dwellings, boundary treatments and streetscape to allow for different street characters to be established.
17 d x m . h p a r g o t o h P l a i r Public Right of Way e A _ 1 0 1 _ 7 2 9 3 \ s t c e j o r P \ s i g 8
\ Public Right of Way n o t r o N s n e e r G _ 7 2 9 3 \ S B O J \ : X
Greens Norton Community TOWCESTER Centre BLAKESLEY
Greens Norton Church of England Primary School
THE SITE Butcher’s Arms Post Office/ Jubilee Garden shop 400m - 5 mins walk
Butcher Nursery
Nursery
Pocket Park PROJECT T IT LE TOWCESTER GREENS NORTON
BRADDEN DRAWING T IT LE Aerial Photograph
ISSUED BY Oxford T: 01865 887 050 DATE 28 Oct 2014 DRAWN KW SCALE @A2 1:5,000 CHECKED KW STATUS Draft APPROVED JA Public Right of Way DWG. NO. 3927_101
No dimensions are to be scaled from this drawing. All dimensions are to be checked on site. Area measurements for indicative purposes only. 0 250m © LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001 : 2008 © Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, swisstopo, IGN, IGP, USGS, AEX, Getmapping, Aerogrid, DS, USDA, CNES/Airbus Geographics, i-cubed, Earthstar GeoEye, © Esri, DigitalGlobe, and the GIS User Community 0 500m
h Sources: Ordnance Survey... t r o N
This drawing may contain: OrdnaAncccee Survessy ma toterial bLoy percalmission facof Ordnialncitie Surevesy on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2013 Reference number 0100031673. OS Open data / © Natural England / © DEFRA / © DECC / © English Heritage. Contains Ordnance Survey data © Crown copyright and database right 2013 | Aerial Photography - Bing Maps: Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
18 Land at Blakesley Hill, greens norton Design and Access Statement
3.2. Access and Movement Public Right of Way
Road, Rail and Buses Residents of Greens Norton benefit from an extensive network of Public Rights of Way, which extends from the The site is enclosed by public highway on three sides village core through different neighbourhoods into the with Blakesley Hill to the north, Bury Hill to the west surrounding countryside. and Bradden Road to the south. Public footpaths lead into the countryside from all parts All of these roads are rural in character with green verges of the village, connecting to the wider network as well as and hedgerows on both sides. Blakesley Hill, however, providing links to assets such as the pocket park south is the main route leading from Blakesley and beyond of Greens Norton. Some of these paths are long distance through Greens Norton to Towcester. The road verges routes, such as Knightley Way and Grafton Way. comprise a single-sided pavement, which runs along the northern site boundary. The built structure of the village is interspersed with a well-defined network of pedestrian routes, which helps Bury Hill as well as Bradden Road are narrower in width to provide safe routes within the village and provides and without pedestrian routes alongside. attractive routes for informal recreation.
Bus services run from Greens Norton to Towcester and Northampton, running five times a day. The journey to Local Amenities Northampton takes 40 minutes. As mentioned in a previous section, the village features a reasonable number of amenities, which are predominantly located along High Street.
Due to the size of the village, all of these amenities can be accessed on bike and foot with walking times of a maximum of 10 minutes.
The primary school is located at the eastern extent of the village and is the facility the furthest away from the site. However, walking times are in the order of 10 minutes.
Design Considerations:
The development will maximise the use of existing sustainable travel links with the village by linking onto the existing footpaths along Bakesley Hill and by including a new pedestrian link into the southeast corner of the site from Bradden Road.
The development will address road safety issues as part of the creation of any proposed vehicle access.
19 Photoviewpoint 1: Taken from the junction between blakesley hill and bury hill, approximately 10m from the north-west corner of the site boundary, facing south-east
Photoviewpoint 2: Taken from a gap in boundary vegetation off bury hill, from the site boundary, facing east
Photoviewpoint 3: Taken from the road junction between bury hill and bradden road, approximately 10m from the south-west corner of the site boundary, facing north-east
20 Land at Blakesley Hill, greens norton Design and Access Statement
3.3. Landscape and Visual
Landscape Character Context
National Landscape Character At a national level, the site is located with NCA Profile: 89 Northamptonshire Vales. However, NCAs cover broad regional areas and descriptions are unlikely to be representative of the site. The ‘Local Landscape Character’ context is more applicable, as summarised below:
Local Landscape Character At a county level, the site is covered by the Northamptonshire Environmental Character and Green Infrastructure Study Suite, which covers the biodiversity, landscape and historic character of the Northamptonshire landscape.
Within this suite of documents, The Northamptonshire Current Landscape Character Assessment (2006) provides a more detailed assessment of the landscape character of the county and divides Northamptonshire into a series Landscape Character Types (LCTs) and Landscape Character Areas (LCAs). The site is positioned with the ‘Undulating Claylands’ LCT, of which, the site is located within ‘The Tove Catchment’ LCA.
The key characteristics of ‘The Tove Catchment’ LCA can be summarised as:
A distinctive undulating landform which forms the catchment of the River Tove; A section of the Grand Union Canal also passes through the area (including the Blisworth Tunnel); The River Tove is a significant landscape feature to the east of Towcester and is fed by a dendritic pattern of streams to the north and south; Land cover is typically a combination of both arable and pasture farming with improved pasture largely located around village settlements border the River Trove and its tributaries, and on valley sides;
21 Photoviewpoint 4: Taken from Bradden Lane, approximately 10m from the site boundary, facing north-west
Photoviewpoint 5: Taken from a gap in hedgerow vegetation from a bridleway running along the northern boundary of the greens norton pocket park nature reserve, approximately 350m from the site boundary, facing north
Photoviewpoint 6: Taken from a gap in hedgerow vegetation off brackley road, approximately 2km from the site boundary, facing north
22 Land at Blakesley Hill, greens norton Design and Access Statement
Woodland is not a prominent feature; although, there are a number of moderately sized woodland blocks that create a more localised wooded character in places; Many woodlands are also ancient woodland and significant woodlands are generally associated with estate parklands; Well-settled landscape, with numerous villages scattered throughout. These are generally small in size although there are larger villages (e.g. Blisworth, Roade and Greens Norton); Village morphology varies greatly; Design Considerations: Church spires are prominent within many villages and provide local landmarks throughout the area; The Northamptonshire Current Landscape Character Assessment (2006) provides landscape guidelines A notable wooded horizon in many views to the for individual LCTs and their key characteristics. south; The landscape guidelines (relevant to the site and its Various heritage features are scattered across the area immediate surroundings) can be summarised as: (e.g. areas of ridge and furrow, Registered Parks and Gardens and Canons Ashby House); and Conserving the wide panoramic views across the landscape from elevated areas A diverse range of recreational opportunities (Grand Union Canal Walk, Midshires Way, Knightley Way, Conserving and enhancing hedgerows by Grafton Way etc). sensitive management Replacing post and wire fencing with new The site itself contains some of the features that are hedgerows representative of the ‘The Tove Catchment’ LCA, such as Gapping up existing hedgerows with new the arable and pasture land cover, views towards village hedgerow planting church spires and a notable wooded horizon to the south. A selection of the key characteristics can also be found Conserving the predominately unwooded in the visual influence of the site; such as the undulating character – by discouraging the planting of large landform, variable village morphology and a presence of scale woodland a well-settled landscape. Conserving and enhancing small scale woodlands, copses and hedgerow trees Overall, it is important to note that the site does not Conserving the diversity of the landscape’s contain any notable, rare or unique features and the settlement morphologies landscape character area is better represented at other locations within the local LCA. The features that do Enhancing local variations in settlement exist can be incorporated as part of a sensitive design morphology through sympathetically sites and process; and, the work undertaken has resulted in the well planned new development establishment of opportunities and constraints that have Where applicable these strategic points should influenced the indicative development layout. be considered and incorporated into any future development scheme. This is outlined below, with reference to how the indicative layout has responded to the specific site circumstances.
23 KEY:
Site Boundary
Public Rights of Way (PRoW)
Permissive Path
Local Nature Reserve (Greens Norton Pocket Park Nature Reserve)
Village Settlement Boundary
County Wildlife Site (Policy: EV24)
Scheduled Ancient Monument
Ancient Woodland
Conservation Area (Policy: EV11)
Open Countryside (Policy: G2, H6 & EV2)
Listed Buildings (Policy: EV12)
KEY:
Site Boundary
Public Rights of Way (PRoW)
0 500m
Permissive Path Project Blakesley Hill, Greens Norton
Local Nature Reserve (Greens Norton Pocket Park Nature Reserve) Drawing Title Landscape Analysis Plan
Scale As Shown (Approximate) Village Settlement Boundary Landscape designations Drawing No. 2271/P02 Date August 2014 County Wildlife Site (Policy: EV24) Checked JB/JE KEY:
Site Boundary Scheduled Ancient Monument 11 Market Place, Macclesfield, Cheshire, SK10 1EB Tyler Grange LLP Tyler © Crown copyright and database rights 2014 Ordnance Survey 0100031673 T: 01625 618 547 E: [email protected] W: www.tylergrange.co.uk
Public Rights of Way (PRoW) Ancient Woodland
Conservation Area Permissive Path (Policy: EV11)
Local Nature Reserve Open Countryside (Greens Norton Pocket Park Nature Reserve) (Policy: G2, H6 & EV2)
Listed Buildings Village Settlement Boundary (Policy: EV12)
County Wildlife Site (Policy: EV24)
Scheduled Ancient Monument
0 500m Ancient Woodland
Project Blakesley Hill, Greens Norton Conservation Area (Policy: EV11) Drawing Title Landscape Analysis Plan
Open Countryside Scale As Shown (Approximate) 24 (Policy: G2, H6 & EV2) Drawing No. 2271/P02 Date August 2014 Listed Buildings (Policy: EV12) Checked JB/JE
11 Market Place, Macclesfield, Cheshire, SK10 1EB Tyler Grange LLP Tyler © Crown copyright and database rights 2014 Ordnance Survey 0100031673 T: 01625 618 547 E: [email protected] W: www.tylergrange.co.uk
0 500m
Project Blakesley Hill, Greens Norton
Drawing Title Landscape Analysis Plan
Scale As Shown (Approximate) Drawing No. 2271/P02 Date August 2014
Checked JB/JE
11 Market Place, Macclesfield, Cheshire, SK10 1EB Tyler Grange LLP Tyler © Crown copyright and database rights 2014 Ordnance Survey 0100031673 T: 01625 618 547 E: [email protected] W: www.tylergrange.co.uk Land at Blakesley Hill, greens norton Design and Access Statement
Clear visibility of the site (in its current undeveloped Visual Context state) is largely restricted to the site and its immediate surroundings, by the adjoining built form and the The visual analysis is based on views from external presence of mature hedgerows and scattered hedgerow spaces within the public domain and not from inside trees along the site’s northern, western and southern buildings or private spaces. However, where notable boundaries. Middle-distance views are predominately views from private properties are possible these have obscured and/or screened by the undulating landscape, been considered, for example the residents overlooking the wider landscape framework and the site’s mature the site’s eastern boundary are likely to be the most field boundary vegetation; however, partially screened sensitive receptors (houses off Benham Road and Falcon views are available from the sloping farmland and View). These residents have upper and lower storey views residential development to the west of the site. from their rear facing windows and private curtilage. Some long-distance views are available from the rising Other potential receptors (based on typical two-storey ground to the south and south-west of the site, but; from residential development parameters) include: these locations the site is seen as part of much wider view and against the existing settlement backdrop of Greens The recreational users of the nearby public rights Norton. of way and permissive path network (including Knightley Way); The private residents located on the eastern periphery of Greens Norton (off Bradden Road, Benham Road and Falcon View); The recreational users of the nearby Local Nature Reserve (Greens Norton Pocket Park); The owners of the disused railway line to the south of the site; Design Considerations: The residents of some scattered rural development to In response to the landscape and visual the south and west of the site; characterisation work undertaken, the development The residents, visitors and workers of a number parameters should be designed to respond to the of nearby and distant farmsteads located in the pertinent issues: surrounding landscape; The transient users of the adjoining road network Existing species poor field boundaries along the (including Blakesley Hill, Bradden Road, Bury Hill); northern, western and southern site boundaries will be largely retained enhanced and managed The transient users of the wider transport network to to help to soften the overall appearance of new the south and south-west of the site; development. The owners and workers of the nearby agricultural The amenity of residential receptors overlooking development adjoining the south-east corner of the the site along the site’s eastern boundary should be site off Bradden Road; and carefully considered through the consideration of Agricultural workers and visitors associated with the plot orientation and required off-sets. nearby farmland and agricultural setting. Retention of views of the village church, a feature that is characteristic of the LCA Proposals should retain the rural character of the surrounding streetscapes
25 Target note Study boundary Scattered trees Stable block Fence Scrub Species poor hedgerow Arable Improved grassland Tall ruderal vegetation Ephemeral waterbody
Phase 1 Habitat Map (Just ecology)
26 Land at Blakesley Hill, greens norton Design and Access Statement
3.4. Ecology Twelve ponds were identified as being 500m of the site […]. Two of these were found to be dry during the survey period, and it was not possible to access a third. Habitat This section comprises the executive summary of Suitability Index assessments were undertaken of the the Ecological Appraisal prepared by Just Ecology, nine remaining were undertaken of the nine remaining which accompanies the application. For more detailed ponds, which suggested that five should be surveyed for information, please refer to this document. the presence of great crested newts. […] Just Ecology was commissioned by Richborough No badger setts were recorded within the site. One Estates to undertake an Ecological Appraisal of land potential sett was observed on a road verge opposite the at Greens Norton, South Northamptonshire, to inform southern boundary, with no signs of recent use. […] proposals for a residential development. The survey was As the development footprint will only impact terrestrial undertaken in April 2014. […] [An update of the survey habitats of low suitability for reptiles, no further surveys was provided in January 2015.] are considered necessary for these animals. […] As UK Biodiversity Action Plan (BAP) and A small area of standing water was recorded during the Northamptonshire Local Biodiversity Action Plan (LBAP) survey in the south eastern corner of the arable field priority habitats, the hedgerows are the most ecologically […] This was located within a patch of scrub, adjacent important habitats on site. They offer good potential to a ditch, and was approximately three meters long. nesting and foraging habitat for local bird populations, The water was 1cm deep and full of dead branches. It and may also affect commuting routes and provide contained no vegetation, and was considered likely to be foraging opportunities for bats. The mature trees located ephemeral. […] within the hedgerows appeared to have potential for roosting bats. […]
The three stable blocks were inspected for evidence of bat Design Considerations: activity […]. No evidence was noted, and only one block was considered to have some potential for roosting bats. It is recommended that as much of the hedgerows […] and associated broadleaved trees on site are retained/ left unmodified and protected during development to It is also recommended that an assessment of suitable ensure this habitat is not impacted. If the hedgerow trees should be conducted to determine their potential cannot be retained, it is recommended that it should for roosting bats. […] be compensated for by re-planting the same length of hedgerow lost within the development. If any large Due to the low potential [for roosting bats] of this sections of the hedgerow require removal, a survey and building [one of the stable blocks] no further surveys are assessment, undertaken between April and September, recommended […] is recommended to establish whether it qualifies as important under the Hedgerow Regulations 1997. Due to the likely presence of nesting birds within the hedgerow it is recommended that any necessary removal or pruning of vegetation takes place outside of the bird breeding season […]
It is recommended that artificial nest sites are provided within the new development, both on the buildings and within the hedgerows and trees, to compensate for the nesting habitat that will be lost.
27 28 Land at Blakesley Hill, greens norton Design and Access Statement
3.5. Flood Risk and Drainage Design Considerations: The development layout, drainage network and The Environment Agency flood zone maps show that levels of the proposed development will be designed the site lies within Flood Zone 1 and is not at risk of to direct overland flow through the development fluvial flooding in storm events up to 1 in 1000 years. and away from proposed and existing buildings. This means the site is at little or no risk of flooding Detailed layout and levels design will play a with an estimated annual probability of river flooding significant part in the management of any residual of 1 in 1000 years (i.e. a less than a 0.1% chance in any risk of flooding to the development, for example due given year). In Flood Zone 1 all proposed land uses to blockage or failure of drainage systems. are appropriate as confirmed in the National Planning Practice Guidance.
3.6. site Infrastructure
Clean Water Anglian Water has confirmed that there is sufficient capacity to supply the proposed development with clean water. The suitable connection point is located an existing main located within Blakesley Hill to the north of the site. Furthermore, Anglian Water have confirmed that a contribution will be required for their Strategic Water Mains scheme which is calculated by the anticipated flows required for the development.
Gas National Grid has confirmed that the nearest connection point with sufficient capacity to serve the site is a Low Pressure main located approximately 40m east of the site.
Electricity Western Power Distribution has provided a budget estimate to supply the proposed development with electricity.
29 Site extent
Cat A tree (ultimate canopy in a lighter green) Cat B tree (ultimate canopy in a lighter green) Cat C tree
Cat U tree
Site extent Root Protection Area
122.5 122.5 Hedgerows
122.5 1
Cat A tree (ultimate canopy in a 23.0
123.5 122.5
Blakesley Hill
lighter green) Grass Verge
.0
3
122.5 12
122.0 122. 122.5 0
122.5 Grass Verg
122.0 e
122.5 123.0
3.0 Cat B tree (ultimate canopy in a 12 Stay Sp Tree Lvl 137.81m MEC5 Tp 124.827
124 124.5 lighter green) .0
Tree Lvl 137.48m St
Fh
.0 125
Cat C tree 125.5
125.0 125.5 Wcvr Sp
Mkr Footpath
Bury Hill 125.5
5 5. 12 Cat U tree Tp Elec Sp
125. 126.0
5 125.5 Gy Blakesley
125.0 125.5
Hill
125.5 126.0 Gy
Tp 125.5 126 Root Protection Area .0 Tree Lvl 134.93m 125 .5 MEC6 124.5
126.231 126.0 125.0 125 126.0 Footpath Gy 124.0
125.5 .5 Tp 124.0 123.5 Tree Lvl 132.13m 123.0 Lp
Tp Tree Lvl 134.16m 125.5 122.5
BT
25.0 1 12
5.0 .5 Stay
Tree Lvl 133.87m 5 BT 3 124. Tp 125 12
.5 Footpath Stay 0 122.0 125.0 Gy Gy Tree Lvl 132.91m Blakesley Hill 123. MEC7
125.5 122.344 Hedgerows Ø 0.20 Footpath Wo
Tree Lvl 130.80m 124.0 126.0 Gy 5 125.5 125.0 122.
126.0 MHCL 123.51m
123.5 123.5
RL 131.87m Fh EL 129.22m .5 124 124.5
126.0 2 125.0 125.0 125.0
126.0
125.0 1
RL 131.53m 125.5
124.5
25.5
1 125.0
Bury Hill 124.5 Tree Lvl 139.71m 125.0
Ø 700mm RL 131.02m EL 128.33m
124.5 124.0 125.0 Arable
124.0 Tree Lvl 132.57m
124.5 125.5 124.0
RL 130.56m EL 127.89m 125.5 Arable
125.0 4.5 124.0 12
123.5
124.0 125.0 123.5 RL 129.80m EL 127.51m
Tp MEC4 124.974 124.5 124.0 123.5 Tree Lvl 141.19m Ø 500mm 123.0
124.5 RL 130.16m 124.0 123.5 EL 127.23m 125.0
123.0 124.0
123.5
124.5 123.0
RL 1
EL 126.89m 3.5 .0 12 Arable 29.81m 124 122.5
123.0 124.5 122.5 123.0
.5 123 122.5
124.0
123.0
RL 129.46m EL 126.45m 124.0 122.0 124.0 122.5
122.5 122.0 123.5 Arable 3.5 12 123.0
122.0
122.5
RL 128.83m
EL 125.87m 123.0 123.5 122.0
121.5 123.0
122.5 122.0 121.5
121.5
122.0 123.0
122.5 51 122.5 121.5 Tp Tree Lvl 130.49m 122.0 121.0
121.5 121.0 Bury Hill 122.5 121.0 Tree Lvl 139.41m Ø 600mm 49 122.5
121.5 122.0 121.0
RL 127.99m
EL 125.01m 122.0
122.0
121.5
121.0 120.5 121.5 122.0 120.5 120.5
RL 127.97m EL 124.99m
121.5 121.0
Tree Lvl 128.82m 121.5 121.0 Arable 120.5 Arable
121.5
RL 127.14m
EL 120.0 121.0 120.0 124.2 120.0
7m
120.5
Tree Lvl 130.12m 121.0
121.0 121.0 121.0 121.0 Arable 120.0
Tree Lvl 133.40m 120.5 Stmp 119.0
119.5 MEC3A 120.811 120.5
Tree Lvl 129.45m 119.0
120.5 120.5 119.5 120.5
120.5 Tp 119.5 120.0 119.5 RL 124.64m
120.5 MEC3 120.5 119.5 120.348 120.0 Tree Lvl 134.19m
120.0 120.0
120.0 120.0
120.0 119.5 120.0 120.0 119.5 Tree Lvl 128.38m 120.0 120.0
119.5 120.0 120.0 120.0
120.0 119.5 120.0
120.0 119.5 120.0
119.5 120
.0 120.0 119.5
Tree Lvl 132.62m 119.5 119.5
119.5 119.0 RL 123.94m
119.5
119.0 Tree Lvl 128.04m 119.0 119.5 Ø 300mm
119.5 Pasture 119.5 119.5 119.5
119.0
119.0
118.5 118.0
119.0 118.5 Pasture 119.0 119.0
RL 118.5 Tree Lvl 134.03m 123.58m Ø 450mm 118.5 Pasture 119.0 119.0 119.0
118.5
118.5 25
118.5 118.0
Tree Lvl 135.93m 118.5
Tree Lvl 136.63m 118.5
118.0 118.0 Stay 118.5 118.5 118.5
118.0 118.0
117.5 118.0 118.0 117.0 Tp RL
123.21m
117.5 116.5
Stay 118.0 118.0 117. 5 118.0 118.0 118.0 117.5
Bury Hill Pasture
116.0 117.0 117.5 Pasture Pasture 117.5
RL EL 118.74m
122.59m Pasture 117.0 117.5 117.5
117.0 117.5
117.5 117.5 117.5 117.0
116.5 116.5
Tree Lvl 125.73m 117.0
115.5 117.0
117.0
116.0 117.0 117.0 117.0 116.5 117.0 117.0
116.5
116.5 116.5 116.5
116.0 Tree Lvl 124.14 116.5 116.5 RL 116.0 EL 118.27m
115.0 122.11m
116.5
116.5 13 116.0 116.5 115.5 116.0 116.0 116.0 115.5 116.0 Tp 116.0 114.5
116.0 115.0 RL 121.80 115.5 116.0 116.0
m 115.5 116.0 Tree Lvl 124.70m 115.5 115.5
115.5 115.5 115.5
Pasture 115.0 115.0 Pasture 115.5
114.5 115.5 115.0 114.0 115.0 Pasture Pasture 115.5 115.5
Tree Lvl 124.45m 115.0
114.5 RL 121.38m 115.0 115.0 114.5 114.5 115.0
114.5 115.0 114.0
115.0 115.0 114.5
115.0
114.5 114.5
113.5 114.0 114.0 114.0 114.5 114.5
114.5
RL 121.28m 114.5 EL 119.76m Bury Hill 114.0 114.5
113.5 114.5
114.0
114.0
114.0
113.5 113.5 113.0 R 114.0 EL 119.56m L
121.08m 113.0 Tp
114.0 113.5 114.0 114.0 1 Pasture 113.5 113.5 Tree Lvl 130.75m 114.0
113.0
Tree Lvl 120.04m Pasture
113.5 113.0 Pasture 113.5 113.5 Sv 113.5
113.5
Pasture
Gy 113.0 113.5 Gy 112.5 EL 115.70m EL 117.52m Gy MEC2 RL 116.62m EL 115.85m 112.724 113.0 RL 116.50m EL 115.45m Braddon Road
Sp 113.5 113.5 113.5
113.0 RL 116.21m
Braddon Road Stmp 113.5 112.0 113.0 Inv.Lvl 113.09m Tree Lvl 128.25m Ø 110mm Inv.Lvl 113.18m 113.5
112.5 113.0 Tree Lvl 124.44m Ø 110mm 113.5
113.0 113.5
113.0 Tree Lvl 120.31m 113.5 113.0 113.0 113.5
113.0 Tree Lvl 126.68m
113.0 113.0
113.0 Stmp Inv.Lvl 113.04m Ø 750mm
113.5 113.0 112.5 Tree Lvl 120.11m Ø 110mm 113.5 Tree Lvl 123.55m Tree Lvl 122.94m Ø 450mm Tree Lvl 132.54m 113.5
Ø 550mm 113.0 113.5 112.5 Tree Lvl 121.24m Tree Lvl 117.37m 113.0 Ø 350mm
113.0 Inv.Lvl 113.02m Fh Tree Lvl 131.00m 113.0
Ø 110mm St 113.0 113.5
113.0 Braddon Road
113.5 Mkr
112.5 Braddon Road 113.5 113.5 113.5 Mkr Sp 112.5 113.5 MEC1A
111.5 113.0 113.5 113.647
113.5 113.5 112.0 112.5 113.5 113.5 Tree Lvl 128.23m 113.0 MEC1 113.251 Ø 550mm 113.5
Tree Lvl 127.22m 113.0 Tree Lvl 127.61m 112.5 113.5 Ø 550mm 112.5 Sp 113.5 113.0 113.5 113.0 113.0 Tp 113.0 112.5 112.5 112.5 Tree Lvl 127.50m Tp Top of wire 119.92m Tree Lvl 122.52m Tree Lvl 123.17m Tree Lvl 130.37m Ø 400mm Tree Lvl 127.16m
Bury Hill 0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
TRee Survey plan
30 Land at Blakesley Hill, greens norton Design and Access Statement
3.7. Arboriculture
Methodology
Associated with this planning application, a tree survey and value of the existing tree stock so that informed was carried out compliant with BS5837, which this decisions can be made on the retention or removal of section forms a summary of. The tree survey includes the trees. collected data as well as a Tree Retention & Removal Plan in its appendix. Findings of the survey
Trees are categorised in accordance with the cascade The tree survey identified 51 individual trees, 3 tree chart in Table 1 of BS5837:2012. The purpose of the groups, and 3 hedgerows. Of these it was found that they categorisation process is to differentiate the quality fell into the following quality and value grades:
QV Catego- Description No of % No of % No of % ry trees groups hedges
U Trees lost in the short 1 2 0 0 0 0 term (<10yrs) A Trees of particularly 11 22 0 0 1 0 high quality B Trees of moderate 28 55 2 67 2 67 quality C Trees of low quality 11 22 1 33 0 33
51 101 3 100 0 100 (rounded)
Design Considerations: detailed description of the individual categories, please refer to the Tree Survey. Tree retention / removal guidance The indicative guidance on tree retention and removal Trees with a retention span of less than 10 years is presented on the Tree Retention and Removal Plan for reasons connected with their physiological or and referenced in the survey schedule. All trees are structural condition are not a consideration in the around the perimeter of the site thereby reducing the planning process. These trees are graded Category U constraints they place upon the site. in the BS 5837 categorization method. Low quality trees are graded Category C and can generally be Future Growth considered for removal to facilitate development, though consideration may need to be given to the The tree population is almost exclusively young to mitigation for losses in the landscaping scheme. Trees early mature. The constraints posed by the current in higher categories that are considered to impose crown spread do not reflect the long-term constraints such a constraint on development that their retention posed by the trees. To ensure adequate separation would be disproportionate to their existing value are between the trees and any new development an also sometimes identified for removal. This only rarely estimate of the crown spread at maturity is shown applies to A category trees, being those of ‘high quality for those trees with an estimated life expectancy of and value’, but can more defensibly apply to B grade longer than 20 years (i.e. those trees expected to reach trees, i.e. those of ‘moderate quality and value’. maturity). It is advised that buildings are positioned The importance of mitigation for losses in the no closer to these trees than 2m beyond the ultimate landscaping scheme increases substantially as the crown spread. quality of trees to be removed increases. For a more
31 122.5
122.5 122.5
123.0
123.5 122.5
Blakesley Hill
Grass Verge
.0
3
122.5 12
122.0
2.5 122. 12 0
122.5 Grass Verg
122.0 e
122.5 123.0
3.0 12 Stay
Sp Tree Lvl 137.81m MEC5 Tp 124.827
124 124.5 .0
Tree Lvl 137.48m St
Fh
.0 125
125.5
125.0 125.5 Wcvr Sp
Mkr Footpath
Bury Hill 125.5
5 125. Tp
Elec Sp
125.5 126.0
125.5 B Gy lakesl
125.0 125.5 ey Hill
125.5 126.0 Gy
Tp 125.5 126 .0 Tree Lvl 134.93m 125 .5 MEC6 124.5
126.231 126.0 125.0
125 126.0 Footpath Gy 124.0
125.5 .5
24.0 Tp 1 123.5 Tree Lvl 132.13m 123.0 Lp
Tp Tree Lvl 134.16m 12 122.5
5.5 BT
25.0
1 125.0 Stay
Tree Lvl 133.87m 5 BT 124. Tp
125 123.5
.5 Footpath 0
Stay 2. 125.0 Gy Gy 12
Tree Lvl 132.91m Blak 123.0 MEC7 125.5 esley Hill 122.344 Ø 0.20 Footpath Wo
Tree Lvl 130.80m 124.0 126.0 Gy 5 125.5 125.0 122.
126 MHCL 123.51m .0
123.5 123.5
RL 131.87m Fh EL 129.22m .5 124 124.5
126.0 2 125.0 125.0 125.0
126.0
125.0 1
RL 131.53m 125.5
124.5
125.5 125.0
Bury Hill 124.5 Tree Lvl 139.71m 125.0
Ø 700mm RL 131.02m EL 128.33m
124.5 124.0 125.0 Arable
124.0 Tree Lvl 132.57m
124.5 125.5 124.0
RL 130.56m EL 127.89m 125.5 Arable
125.0 4.5 124.0 12
123.5
124.0 125.0 123.5 RL 129.80m EL 127.51m
Tp MEC4 124.974 124.5 124.0 123.5 Tree Lvl 141.19m Ø 500mm 123.0
124.5 RL 130.16m 124.0 123.5 EL 127.23m 125.0
123.0 124.0
123.5
124.5 123.0
RL 1
EL 126.89m 5 .0 123. Arable 29.81m 124 122.5
123.0 124.5 122.5 123.0
123.5 122.5
124.0
123.0
RL 129.46m 2.0 EL 126.45m 124.0 12 124.0 122.5
122.5 122.0 123.5 Arable 123.5 123.0
122.0
122.5
RL 128.83m
EL 125.87m 123.0 123.5 122.0
121.5 123.0
122.5 122.0 121.5
121.5
122.0 123.0
122.5 51 122.5 121.5 Tp Tree Lvl 130.49m 122.0 121.0
121.5 121.0 Bury Hill 122.5 121.0 Tree Lvl 139.41m Ø 600mm 49 122.5
121.5 122.0 121.0
RL 127.99m
EL 125.01m 122.0
122.0
121.5
121.0 120.5 121.5 122.0 120.5 120.5
RL 127.97m EL 124.99m
121.5 121.0
Tree Lvl 128.82m 121.5 121.0 Arable 120.5 Arable
121.5
RL 127.14m
EL 124.27m 120.0 121.0 120.0 120.0
120.5
Tree Lvl 130.12m 121.0
121.0 121.0 121.0 121.0 Arable 120.0
Tree Lvl 133.40m
.0 120.5 Stmp 119
119.5 MEC3A 120.811 120.5
Tree Lvl 129.45m 119.0
120.5 120.5 119.5 120.5
120.5 Tp 119.5 120.0 119.5 RL 124.64m
120.5 MEC3 120.5 119.5 120.348 120.0 Tree Lvl 134.19m
120.0 120.0
120.0 120.0
120.0 119.5 120.0 120.0 119.5 Tree Lvl 128.38m 120.0 120.0
119.5 120.0 120.0 120.0
120.0 119.5 120.0
120.0 119 .5 120.0
119.5
120.0 120.0 119.5
Tree Lvl 132.62m 119.5 119.5
119.5 119.0 RL 123.94m
119.5
119.0 Tree Lvl 128.04m 119.0 119.5 Ø 300mm
119.5 Pasture 119.5 119.5 119.5
119.0
119.0
118.5 118.0
119.0 118.5 Pasture 119.0 119.0
RL 123.58m 118.5 Tree Lvl 134.03m Ø 450mm 118.5 Pasture 119.0 119.0
119.0 5 118.
118.5 25
118.5 118.0
Tree Lvl 135.93m 118.5
Tree Lvl 136.63m 118.5
118.0 118.0 Stay 118.5 118.5 118.5
118.0 118.0
117.5 118.0 118.0 117.0 Tp RL 123.21m
117.5 116.5
Stay 118.0 118.0 117.5 118.0 118.0 118.0 117.5
Bury Hill Pasture
116.0 117.0 117.5 Pasture Pasture 117.5
RL 122.59m EL 118.74m Pasture 117.0 117.5 117.5
117.0 117.5
117.5 117.5 117.5 117.0
116.5 116.5
Tree Lvl 125.73m 117.0
115.5 117.0
117.0
116.0 117.0 117.0 117.0 116.5 117.0 117.0
116.5
116.5 116.5 116.5
116.0 Tree Lvl 124.14 116.5 116.5 RL 122.11m 116.0 EL 118.27m
115.0
116.5
116.5 13 116.0 116.5 115.5 116.0 116.0 116.0 115.5 116.0 Tp 116.0 114.5
116.0 115.0 RL 121.80m 115.5 116.0 116.0
115.5 116.0 Tree Lvl 124.70m 115.5 115.5
115.5 115.5 115.5
Pasture 115.0 115.0 Pasture 115.5
114.5 115.5 115.0 114.0 115.0 Pasture Pasture 115.5 115.5
Tree Lvl 124.45m 115.0
114.5 RL 121.38m 115.0 115.0 114.5 114.5 115.0
114.5 115.0 114.0
115.0 115.0 114.5
115.0
114.5 114.5
113.5 114.0 114.0 114.0 114.5 114.5
114.5
R 114.5 EL 119.76m L Bury Hill 114.0 114.5 121.28m
113.5 114.5
114.0
114.0
114.0
113.5 113.5 113.0 R 114.0 EL 119.56m L
121.08m 113.0 Tp
114.0 113.5 114.0 114.0 1 Pasture 113.5 113.5 Tree Lvl 130.75m 114.0
113.0
Tree Lvl 120.04m Pasture
113.5 113.0 Pasture 113.5 113.5 Sv 113.5
113.5
Pasture
Gy 113.0 113.5 Gy 112.5 EL 115.70m EL 117.52m d Gy MEC2 RL 116.62m EL 115.85m 112.724 113.0 RL 116.50m EL 115.45m Braddon Roa
Sp 113.5 113.5 113.5
113.0 RL 116.21m
Braddon Road Stmp 113.5 112.0 113.0 Inv.Lvl 113.09m Tree Lvl 128.25m Ø 110mm Inv.Lvl 113.18m 113.5
112.5 113.0 Tree Lvl 124.44m Ø 110mm 113.5
113.0 113.5
113.0 Tree Lvl 120.31m 113.5 113.0 113.0 113.5
113.0 Tree Lvl 126.68m
113.0 113.0
113.0 Stmp Inv.Lvl 113.04m Ø 750mm
113.5 113.0 112.5 Tree Lvl 120.11m Ø 110mm 113.5 Tree Lvl 123.55m Tree Lvl 122.94m Ø 450mm Tree Lvl 132.54m 113.5
Ø 550mm 113.0 113.5 112.5 Tree Lvl 121.24m Tree Lvl 117.37m 113.0 Ø 350mm
113.0 Inv.Lvl 113.02m Fh Tree Lvl 131.00m 113.0
Ø 110mm St 113.0 113.5
113.0 Braddon Road
113.5 Mkr
112.5 Braddon Road 113.5 113.5 113.5 Mkr Sp 112.5 113.5 MEC1A
111.5 113.0 113.5 113.647
113.5 113.5 112.0 112.5 113.5 113.5 Tree Lvl 128.23m 113.0 MEC1 113.251 Ø 550mm 113.5
Tree Lvl 127.22m 113.0 Tree Lvl 127.61m 112.5 113.5 Ø 550mm 112.5 Sp 113.5 113.0 113.5 113.0 113.0 Tp 113.0 112.5 112.5 112.5 Tree Lvl 127.50m Tp Top of wire 119.92m Tree Lvl 122.52m Tree Lvl 123.17m Tree Lvl 130.37m Ø 400mm Tree Lvl 127.16m
Bury Hill 0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
Site analysis summary plan
32 Land at Blakesley Hill, greens norton Design and Access Statement
3.8. site Analysis – Summary
The plan to the left provides a summary of the relevant points raised in the baseline analysis.
Site extent
Arable land
Improved grassland
Residential
Land use associated with adjacent properties Surrounding fields
Local road network
Backs of surrounding properties
Property sides with tall fences
Stables
Fencing
Drainage channels
Land drain (location approximate)
Culvert
Ephemeral standing water
Cat A tree with Root Protection Area
Cat B tree with Root Protection Area
Cat C tree with Root Protection Area
Cat U tree with Root Protection Area
Species poor hedgerows
Tall ruderal vegetation
Scrub
Views of St Bartholomew
Contours (1m)
33 122.5
122.5 122.5
123.0
123.5 122.5
Blakesley Hill
Grass Verge
.0
3
122.5 12
122.0
2.5 122. 12 0
122.5 Grass Verg
122.0 e
122.5 123.0
3.0 12 Stay Sp 6 Tree Lvl 137.81m MEC5 Tp 124.827
124 124.5 .0
Tree Lvl 137.48m St
Fh
.0 125
125.5
125.0 125.5 Wcvr Sp
Mkr Footpath
Bury Hill 125.5
5 125. Tp
Elec Sp
125.5 126.0
125.5 B Gy lakesl
125.0 125.5 ey Hill
125.5 126.0 Gy
Tp 125.5 126 .0 Tree Lvl 134.93m 125 .5 MEC6 124.5
126.231 126.0 125.0
125 126.0 Footpath Gy 124.0
125.5 .5
24.0 Tp 1 123.5 Tree Lvl 132.13m 123.0 Lp
Tp Tree Lvl 134.16m 12 122.5
5.5 BT
25.0
1 125.0 Stay
Tree Lvl 133.87m 5 BT 124. 7 123.5 Tp 125 8 Footpath
.5 Stay 125.0 Gy Gy 122.0
Tree Lvl 132.91m Blak 123.0 MEC7 125.5 esley Hill 122.344 Ø 0.20 9 Footpath Wo
Tree Lvl 130.80m 124.0
126.0 Gy 125.5 125.0 122.5
126 MHCL 123.51m .0
123.5 123.5
RL 131.87m Fh EL 129.22m .5 124 124.5
126.0 2 125.0 125.0 125.0
126.0
125.0 1
RL 131.53m 125.5
124.5
125.5 125.0
Bury Hill 124.5 Tree Lvl 139.71m 125.0
Ø 700mm RL 131.02m EL 128.33m
124.5 124.0 125.0 Arable
124.0 Tree Lvl 132.57m
124.5 125.5 124.0
RL 130.56m EL 127.89m 125.5 Arable
125.0 4.5 124.0 12
123.5
124.0 125.0 123.5 RL 129.80m EL 127.51m
Tp MEC4 124.974 124.5 124.0 123.5 Tree Lvl 141.19m Ø 500mm 123.0
124.5 RL 130.16m 124.0 123.5 EL 127.23m 125.0
123.0 124.0
123.5 19 124.5 123.0
RL 1
EL 126.89m 5
16 29.81m .0 123. Arable 124 122.5
123.0 124.5 122.5 123.0
123.5 122.5
124.0
123.0
RL 129.46m 2.0 EL 126.45m 124.0 12 7 124.0 2 122.5 122.5 122.0 123.5 Arable 123.5 123.0 10 122.0
122.5
RL 128.83m
EL 125.87m 123.0 123.5 122.0
121.5 123.0
122.5 6 122.0 121.5
121.5
122.0 123.0
122.5 51 122.5 121.5 Tp Tree Lvl 130.49m 122.0 121.0
121.5 121.0 Bury Hill 122.5 121.0 Tree Lvl 139.41m Ø 600mm 49 122.5 13 121.5 122.0 121.0
RL 127.99m
EL 125.01m 122.0
122.0 15 121.5
121.0 120.5 121.5 122.0 120.5 120.5
RL 127.97m EL 124.99m
121.5 121.0
Tree Lvl 128.82m 121.5 121.0 Arable 120.5 Arable
121.5
RL 127.14m
EL 124.27m 120.0 121.0 120.0 120.0
120.5
Tree Lvl 130.12m 121.0
121.0 121.0 121.0 121.0 Arable 120.0
Tree Lvl 133.40m
.0 120.5 Stmp 119
119.5 4 MEC3A 120.811 120.5 Tree Lvl 129.45m
119.0 17 120.5 120.5 119.5 120.5
120.5 Tp 119.5 19 120.0 119.5 RL 124.64m
120.5 MEC3 120.5 119.5 120.348 14 120.0 Tree Lvl 134.19m
120.0 120.0
120.0 120.0
120.0 119.5 120.0 120.0 119.5 Tree Lvl 128.38m 120.0 120.0
119.5 120.0 120.0 120.0
120.0
119.5 120.0 17
120.0 119 .5 120.0
119.5
120.0 120.0 119.5
Tree Lvl 132.62m 119.5 119.5
119.5 119.0 RL 123.94m
119.5
119.0 Tree Lvl 128.04m 119.0 119.5 Ø 300mm
119.5 Pasture 119.5 119.5 119.5
119.0
119.0
118.5 118.0
119.0 118.5 Pasture 119.0 119.0
RL 123.58m 118.5 Tree Lvl 134.03m Ø 450mm 118.5 Pasture 119.0 119.0 119.0 13 5 118.
118.5 25
118.5 118.0
Tree Lvl 135.93m 118.5
Tree Lvl 136.63m 118.5
118.0 118.0 Stay 118.5 118.5 118.5
118.0 118.0
117.5 118.0 118.0 117.0 Tp RL 123.21m
117.5 116.5
Stay 118.0 118.0 10 117.5 118.0 118.0 118.0 117.5
Bury Hill Pasture
116.0 117.0 117.5 Pasture Pasture 117.5
RL 122.59m EL 118.74m Pasture 117.0 117.5 117.5
117.0 117.5
117.5 117.5 117.5 117.0
116.5 116.5
Tree Lvl 125.73m 117.0 3 115.5 117.0
117.0
116.0 117.0 117.0 117.0 116.5 117.0 117.0 116.5 5
116.5 116.5 116.5
116.0 Tree Lvl 124.14 116.5 116.5 RL 122.11m 116.0 EL 118.27m
115.0
116.5
116.5 13 116.0 116.5 115.5 116.0 116.0 116.0 115.5 116.0 Tp 116.0 15 114.5
116.0 115.0 RL 121.80m 115.5 116.0 116.0
115.5 116.0 Tree Lvl 124.70m 115.5 115.5
115.5 115.5 115.5
Pasture 115.0 115.0 Pasture 115.5
114.5 115.5 115.0 114.0 1 115.0 Pasture Pasture 115.5 115.5
Tree Lvl 124.45m 115.0
114.5 RL 121.38m 115.0 115.0 114.5 114.5 115.0
114.5 115.0 114.0
115.0 115.0 114.5
115.0
114.5 114.5
113.5 114.0 114.0 114.0 114.5 114.5
114.5
RL 121.28m 114.5 EL Bury Hill 114.0 114.5 119.76m
113.5 114.5
114.0
114.0
114.0
113.5 113.5 113.0 RL 121.08m
114.0 EL 119. 113.0 Tp 114.0
56m 113.5 114.0 114.0 1 Pasture 113.5 113.5 Tree Lvl 130.75m 114.0
113.0
Tree Lvl 120.04m Pasture
113.5 113.0 Pasture 113.5 18 113.5 Sv 113.5 11 113.5
Pasture
Gy 113.0 113.5 Gy 112.5 EL 115.70m EL 117.52m Gy MEC2 RL 116.62m EL 115.85m 112.724 113.0 RL 116.50m EL 115.45m Braddon Road
Sp 113.5 113.5 113.5
113.0 RL 116.21m 18 113.5
Braddon Road Stmp 112.0 113.0 Inv.Lvl 113.09m Tree Lvl 128.25m Ø 110mm Inv.Lvl 113.18m 113.5
112.5 113.0 Tree Lvl 124.44m Ø 110mm 113.5
113.0 113.5
113.0 Tree Lvl 120.31m 113.5 113.0 113.0 113.5
113.0 Tree Lvl 126.68m
113.0 113.0
113.0 Stmp Inv.Lvl 113.04m Ø 750mm
113.5 113.0 112.5 Tree Lvl 120.11m Ø 110mm 113.5 Tree Lvl 123.55m
Tree Lvl 122.94m Ø 450mm Tree Lvl 132.54m 113.5 8 113.5 Ø 550mm 113.0 112.5 Tree Lvl 121.24m Tree Lvl 117.37m 113.0 Ø 350mm
113.0 Inv.Lvl 113.02m Fh Tree Lvl 131.00m 113.0
Ø 110mm St 113.0 113.5
113.0 Braddon Road
113.5 Mkr
112.5 Braddon Road 113.5 113.5 113.5 Mkr Sp 112.5 113.5 MEC1A
111.5 113.0 113.5 113.647
113.5 113.5 112.0 112.5 113.5 113.5 Tree Lvl 128.23m 113.0 MEC1 113.251 Ø 550mm 113.5
Tree Lvl 127.22m 113.0 112.5 12 7 Tree Lvl 127.61m 113.5 Ø 550mm 112.5 Sp 113.5 113.0 113.5 113.0 113.0 Tp 113.0 112.5 112.5 112.5 Tree Lvl 127.50m Tp Top of wire 119.92m Tree Lvl 122.52m Tree Lvl 123.17m Tree Lvl 130.37m Ø 400mm Tree Lvl 127.16m
Bury Hill 6 0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
Constraints Opportunities Plan
34 Section 4.0 4.1. Constraints and Opportunities
The plan to the left shows a summary plan with constraints and EVALUATION opportunities for development on the site, highlighting the following issues:
1 Site extent 2 Arable land 3 Improved grassland 4 Residential 5 Land use associated with adjacent properties 6 Surrounding fields 7 Local road network providing access into the site 8 Opportunity for access points into the site, using gaps in the vegetation and proposing the removal of a tree and some parts of hedgerows 9 Village frontage along Blakesley Hill with the majority of hedgerows and trees retained with dwellings set behind 10 Development to respond to the backs of surrounding properties 11 Existing stables and associated fencing to be removed 12 Preservation and strengthening of the rural character of surrounding roads and lanes 13 Retention of the majority of existing trees and hedgerows to ensure the visual integration into the context 14 Location of open space to respond to existing vegetation and field structure 15 Landform to inform surface water drainage strategy 16 Retention of existing field drainage system 17 Additions to the existing drainage system to drain away ephemeral standing water
18 Approximate location of water attenuation features 19 Views of St Bartholomew to be retained from open spaces within the site
35 VILLAGE EDGE WITH DWELLINGS SET BEHIND HEDGEROW
LOWER DENSITY RESIDENTIAL EDGE
RESIDENTIAL VILLAGE STRUCTURE EXISTING
GREEN EDGE RESIDENTIAL
NEIGHBOURHOOD SPACE RESIDENTIAL VILLAGE STRUCTURE RURAL EDGE
CENTRAL GREENSPACE
LOWER DENSITY RESIDENTIAL RESIDENTIAL EDGE VILLAGE STRUCTURE
NEIGHBOURHOOD LOWER DENSITY SPACE RESIDENTIAL EDGE
DRAINAGE
RURAL EDGE
DEVELOPMENT CONCEPT
36 Land at Blakesley Hill, greens norton Design and Access Statement
4.2. dEsign Principles 4.3. dEvelopment Concept
A set of design principles helps to translate the The development concept for the site proposes to use the constraints and opportunities into the spatial proposals existing field structures and the resulting field pattern as shown in the illustrative masterplan. The design the main structuring element of the development. Green principles are based on good practice masterplanning edges to the south and west and a greenspace along the principles, but make reference to Greens Norton-specific middle will create two individual development parcels, village morphology where appropriate. which will be set within a series of green spaces.
The main principles are: A main street will lead through the development from the north and south with a series of nodes and small Strengthening and improving the character of the spaces that will act as platforms for neighbourhood adjacent rural streets activities and will provide legibility and focus within the Facilitating connectivity between the north and the neighbourhood. south for permeability and legibility Both, the north and south part, will feature a continuous Respecting and integrating the existing landscape loop road coming off the main street, which will act as features within the site an additional structuring element in these areas. Integrity and identity in terms of scale and massing as well as built materials and styles Development will be integrated into the context through landscaped, which will be characterised by a Connectivity to village and countryside more fragmented built development, where building Variety and diversity in terms of built form and arrangements and street treatments will create softer architecture landscaped edges with built development interspersed Attractive, healthy and safe living environments with vegetation. Low speed environment The northern edge of the development will have a village Resource and energy efficiency frontage along Blakesley Hill, where dwellings will face the street to create a new positive entrance into Greens Norton.
37 122.5
122.5 122.5
1
23.0
123.5 122.5
Blakesley Hill
Grass Verge
.0
3
122.5 12
122.0 122. 122.5 0
122.5 Grass Verg
122.0 e
122.5 123.0
3.0 12 Stay
Sp Tree Lvl 137.81m MEC5 Tp 124.827
124 124.5 .0
Tree Lvl 137.48m St
Fh
.0 125
125.5
125.0 125.5 Wcvr Sp
Mkr Footpath
Bury Hill 125.5
5 5. 12 Tp
Elec Sp
125. 126.0
5 125.5 Gy Blakesley
125.0 125.5
Hill
125.5 126.0 Gy
Tp 125.5 126 .0 Tree Lvl 134.93m 125 .5 MEC6 124.5
126.231 126.0 125.0 125 126.0 Footpath Gy 124.0
125.5 .5 Tp 124.0 123.5 Tree Lvl 132.13m 123.0
Lp 22.5
Tp Tree Lvl 134.16m 125.5 1
BT
25.0
1 125.0 Stay
Tree Lvl 133.87m 5 BT 124. Tp 125 123.5
.5 Footpath Stay 125.0 Gy Gy .0 122.0 Tree Lvl 132.91m Blakesley Hill 123 MEC7
125.5 122.344 Ø 0.20 Footpath Wo
Tree Lvl 130.80m 124.0
126.0 Gy 125.5 125.0 122.5
126.0 MHCL 123.51m
123.5 123.5
RL 131.87m Fh EL 129.22m .5 124 124.5
126.0 2 125.0 125.0 125.0
126.0
125.0 1
RL 131.53m 125.5
124.5
125.5 125.0
Bury Hill 124.5 Tree Lvl 139.71m 125.0
Ø 700mm RL 131.02m EL 128.33m
124.5 124.0 125.0 Arable
124.0 Tree Lvl 132.57m
124.5 125.5 124.0
RL 130.56m EL 127.89m 125.5 Arable
125.0 4.5 124.0 12
123.5
124.0 125.0 123.5 RL 129.80m EL 127.51m
Tp MEC4 124.974 124.5 124.0 123.5 Tree Lvl 141.19m Ø 500mm 123.0
124.5 RL 130.16m 124.0 123.5 EL 127.23m 125.0
123.0 124.0
123.5
124.5 123.0
RL 1
EL 126.89m 3.5 .0 12 Arable 29.81m 124 122.5
123.0 124.5 122.5 123.0
.5 123 122.5
124.0
123.0
RL 129.46m EL 126.45m 124.0 122.0 124.0 122.5
122.5 122.0 123.5 Arable 3.5 12 123.0
122.0
122.5
RL 128.83m
EL 125.87m 123.0 123.5 122.0
121.5 123.0
122.5 122.0 121.5
121.5
122.0 123.0
122.5 51 122.5 121.5 Tp Tree Lvl 130.49m 122.0 121.0
121.5 121.0 Bury Hill 122.5 121.0 Tree Lvl 139.41m Ø 600mm 49 122.5
121.5 122.0 121.0
RL 127.99m
EL 125.01m 122.0
122.0
121.5
121.0 120.5 121.5 122.0 120.5 120.5
RL 127.97m EL 124.99m
121.5 121.0
Tree Lvl 128.82m 121.5 121.0 Arable 120.5 Arable
121.5
RL 127.14m
EL 124.27m 120.0 121.0 120.0 120.0
120.5
Tree Lvl 130.12m 121.0
121.0 121.0 121.0 121.0 Arable 120.0
Tree Lvl 133.40m 120.5 Stmp 119.0
119.5 MEC3A 120.811 120.5
Tree Lvl 129.45m 119.0
120.5 120.5 119.5 120.5
120.5 Tp 119.5 120.0 119.5 RL 124.64m
120.5 MEC3 120.5 119.5 120.348 120.0 Tree Lvl 134.19m
120.0 120.0
120.0 120.0
120.0 119.5 120.0 120.0 119.5 Tree Lvl 128.38m 120.0 120.0
119.5 120.0 120.0 120.0
120.0 119.5 120.0
120.0 119.5 120.0
119.5 120
.0 120.0 119.5
Tree Lvl 132.62m 119.5 119.5
119.5 119.0 RL 123.94m
119.5
119.0 Tree Lvl 128.04m 119.0 119.5 Ø 300mm
119.5 Pasture 119.5 119.5 119.5
119.0
119.0
118.5 118.0
119.0 118.5 Pasture 119.0 119.0
RL 123.58m 118.5 Tree Lvl 134.03m Ø 450mm 118.5 Pasture 119.0 119.0 119.0
118.5
118.5 25
118.5 118.0
Tree Lvl 135.93m 118.5
Tree Lvl 136.63m 118.5
118.0 118.0 Stay 118.5 118.5 118.5
118.0 118.0
117.5 118.0 118.0 117.0 Tp RL 123.21m
117.5 116.5
Stay 118.0 118.0 117. 5 118.0 118.0 118.0 117.5
Bury Hill Pasture
116.0 117.0 117.5 Pasture Pasture 117.5
RL 122.59m EL 118.74m Pasture 117.0 117.5 117.5
117.0 117.5
117.5 117.5 117.5 117.0
116.5 116.5
Tree Lvl 125.73m 117.0
115.5 117.0
117.0
116.0 117.0 117.0 117.0 116.5 117.0 117.0
116.5
116.5 116.5 116.5
116.0 Tree Lvl 124.14 116.5 116.5 RL 122.11m 116.0 EL 118.27m
115.0
116.5
116.5 13 116.0 116.5 115.5 116.0 116.0 116.0 115.5 116.0 Tp 116.0 114.5
116.0 115.0 RL 121.80m 115.5
116.0
115.5 116.0 Tree Lvl 124.70m 115.5 115.5
115.5 115.5 115.5
Pasture 115.0 115.0 Pasture 115.5
114.5 115.5 115.0 114.0 115.0 Pasture Pasture 115.5 115.5
Tree Lvl 124.45m 115.0
114.5 RL 121.38m 115.0 115.0 114.5 114.5 115.0
114.5 115.0 114.0
115.0 115.0 114.5
115.0
114.5 114.5
113.5 114.0 114.0 114.0 114.5 114.5
114.5
RL 121.28m 114.5 EL Bury Hill 114.0 114.5 119.76m
113.5 114.5
114.0
114.0
114.0
113.5 113.5 113.0 RL 121.08m
114.0 EL 119. 113.0 Tp 114.0
56m 113.5 114.0 114.0 1 Pasture 113.5 113.5 Tree Lvl 130.75m 114.0
113.0
Tree Lvl 120.04m Pasture
113.5 113.0 Pasture 113.5 113.5 Sv 113.5
113.5
Pasture
Gy 113.0 113.5 Gy 112.5 EL 117.52m MEC2 Gy 112.724 113.0 Braddon Road
Sp 113.5 113.5 113.5
113.0
Braddon Road Stmp 113.5 112.0 113.0 Inv.Lvl 113.09m Tree Lvl 128.25m Ø 110mm Inv.Lvl 113.18m 113.5
112.5 113.0 Tree Lvl 124.44m Ø 110mm 113.5
113.0 113.5
113.0 Tree Lvl 120.31m 113.5 113.0 113.0 113.5
113.0 Tree Lvl 126.68m
113.0 113.0
113.0 Stmp Inv.Lvl 113.04m Ø 750mm
113.5 113.0 112.5 Tree Lvl 120.11m Ø 110mm 113.5 Tree Lvl 123.55m Tree Lvl 122.94m Ø 450mm Tree Lvl 132.54m 113.5
Ø 550mm 113.0 113.5 112.5 Tree Lvl 121.24m Tree Lvl 117.37m 113.0 Ø 350mm
113.0 Inv.Lvl 113.02m Fh Tree Lvl 131.00m 113.0
Ø 110mm St 113.0 113.5
113.0 Braddon Road
113.5 Mkr
112.5 Braddon Road 113.5 113.5 113.5 Mkr Sp 112.5 113.5 MEC1A
111.5 113.0 113.5 113.647
113.5 113.5 112.0 112.5 113.5 113.5 Tree Lvl 128.23m 113.0 MEC1 113.251 Ø 550mm 113.5
Tree Lvl 127.22m 113.0 Tree Lvl 127.61m 112.5 113.5 Ø 550mm 112.5 Sp 113.5 113.0 113.5 113.0 113.0 Tp 113.0 112.5 112.5 112.5 Tree Lvl 127.50m Tp Top of wire 119.92m Tree Lvl 122.52m Tree Lvl 123.17m Tree Lvl 130.37m Ø 400mm Tree Lvl 127.16m
Bury Hill 0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
Illustrative Masterplan
38 Section 5.0 5.1. iLLUstrative Layout
The development features two main development characters. design Development along the main street reflects the character of denser village streets in Greens Norton where building lines define the streetscape, while development along the edges is arranged in a more informal layout with irregular and more a fragmented edge that is permeable to views and vegetation.
The character of streets changes in line with this as the main street and its Site extent formality is complemented by smaller residential streets, some of which work to shared surface principles, which will result in a more informal Proposed dwellings and garages character. Private gardens In all areas, the character of the development will be distinctly village like Back gardens and will integrate well into the varied characteristics of Greens Norton. Retained trees (with RPAs and some with ultimate canopy) The illustrative masterplan below shows the following elements: Retained hedger0ws
Public open space Integration of the existing landscape structure into the scheme with the retention of the majority of hedgerows and boundary vegetation Play areas and the integration of these features into open spaces Areas of water attenuation and meadows Gapping up and planting of additional hedgerows along the perimeter Swales of the site Remodelled green verge along Location of the main area of public open space in the middle of the Blakesley Hill with footpath, site, which also comprises a large area for play and features views to St pedestrian access and driveways to dwellings Bartholomew Primary street New green village frontage onto Blakesley Hill with dwellings orientated towards the road, but set back behind a retained hedgerow Secondary street with trees Tertiary street New access points into the site from Blakesley Hill and Bradden Mews/ lanes Road, with some boundary vegetation removed to allow for adequate visibility Pavements Continuous main street leading through the development, connecting Pedestrian paths the two points for vehicle access to create a legible structure that Neighbourhood spaces people can navigate easily (shared surface) Parking spaces Loop roads, which will create a continuous network of streets
Proposed trees in streets and open spaces Proposed trees in gardens
Proposed planting of hedgerows to mitigate for loss of existing hedgerows Extent of proposed pumping station Contours
39 Residential streets with more informal surface treatments and shared surface arrangement Private access with low key layout and materials Neighbourhood spaces at nodes along the main street with dwellings defining the spaces; shared surface arrangements govern the way pedestrians, cyclists and drivers use the space Removal of some parts of the central hedgerow to accommodate the alignment of the main street and development; replanting of hedgerow to make up for the length lost Clearer building lines on village streets within the core More permeable and loosely arranged dwellings on the outer edges of the site, allowing for vegetation to structure views of rooflines Areas of natural play situated in central locations, overlooked by surrounding dwellings to create a feeling of security Informal western edge along the green spaces with low key streets and loosely arranged dwellings that overlook the spaces Water attenuation along the southern site boundary; surface water will be drained through swales and attenuated in the moulded landforms Southern edge landscaped with materials and planting to mirror a naturalistic character with extensively maintained space with long grass and wildflower meadows as well as some shrub planting Pedestrian path along the western edge of the development, allowing for informal access and recreation Pedestrian path leading from the site onto Bury Hill and Bradden Road to provide easier access to the countryside and the centre of the village Large gardens to back onto the properties of Falcon View and Benham Road with generous garden lengths to retain a sufficient distance from adjacent houses
40 Land at Blakesley Hill, greens norton Design and Access Statement
5.2. Appearance of the Proposals Dwellings located on the northern, western and southern peripheries of the site, will feature less formal characteristics, e.g. a looser relationship with the Differentiation of character alignment of the street, deeper setbacks from the street and more irregular building lines. The proposed development can broadly be split into two core character types: development along the formal This approach, in conjunction with the appearance village streets and development along the informal attributes set out below will help to establish an informal edges. edge character appropriate to what will form part of the village edge of Greens Norton. Dwellings located along the village streets of the development, i.e. adjacent to or within the main street or loop roads, will be laid out in more formal arrangements. For example, they will generally be aligned with the street and feature only shallow setbacks and consistent building lines.
‘VILLAGE CORE’
‘INFORMAL EDGE’
‘VILLAGE CORE’
‘INFORMAL EDGE’
Differentiation of character within the site
41 REALM LIC B U P TREATMENTS OUNDARY B FEATURES B UILDING MATERIALS UILDING B
42 Land at Blakesley Hill, greens norton Design and Access Statement
Appearance
The following table provides an overview of the different characters within the development and describes in more detail how the appearance of streetscape, green spaces, boundary treatments, building features and materials will help to shape the different characters described above.
Village core Informal edge Streetscape Tarmac for main carriageways and Paviours for tertiary routes pavements on primary and secondary routes Resin bound gravel for private drives
Paviours for shared surfaces, tertiary routes and private access streets
Timber street furniture
Green spaces Mown grass and low level planting for Extensively managed grassland with informal shrub and central open space tree planting and areas of meadows within southern and southwestern extent Regular tree planting along primary and secondary street and shared surfaces Mown grass with some informal shrub planting along the western edge, potentially including areas of meadows Natural play elements Hoggin for pedestrian routes
Natural play elements
Boundary Predominantly low brick/stone walls, Some low brick/ stone walls treatments also in combination with planting Timber gates Timber gates Predominantly low level planting and open boundaries to Planted ‘privacy strips’ create softer edge
Combination of low levels walls and planting
Building Gabled roofs and use of dormer windows Gabled roofs and use of dormer windows on 2.5 storey features on 2.5 storey dwellings dwellings
Eaves predominantly parallel to the Various roofshapes with mixed orientation of gables street with some gabled end frontages in key locations
Building Walls: predominantly red or yellow brick Walls: predominantly red or yellow brick and white/off- materials and white/off-white render white render
Stone potentially used in key strategic Some stone location Simple brick/ stone detailing on gable ends and eaves Simple brick/ stone detailing on gable ends and eaves Roofs: Slate or slate equivalent and clay tiles
Roofs: Slate or slate equivalent tiles
43 SWALE BRADDEN ROAD AREA AND GREEN EDGE WITH PLAY ATTENUATION WATER STREET SECONDARY STREET TERTIARY MAIN STREET WITH CENTRAL GREEN SPACE AREA AND PLAY SWALES PATH PEDESTRIAN NEIGHBOURHOOD SHARED SURFACE / MAIN STREET SPACE STREET SECONDARY HILL BLAKESLEY X/JOBS/3927_Greens_Norton/5_Graphics/Plans_Images/3927_112_Sections SITE BOUNDARY B SITE BOUNDARY B’
Section B-B: 1:1000@A3
B’
A
A’ BURY HILL BURY GREEN EDGE LANE STREET SECONDARY MAIN STREET PROPERTIES NEIGHBOURING
26.8m SITE BOUNDARY A SITE BOUNDARY A’
Section A-A: 1:1000@A3 Section Location Plan B
Section location plan
PROJECT TITLE ISSUED BY Oxford t: 01865 887050 LAND AT BLAKESLEY HILL DATE Jan 2015 DRAWN AC GREENS NORTON SCALE@A3 1:1000 CHECKED KW STATUS Draft APPROVED KW DRAWING TITLE
DWG. NO. 3927_112 SWALE Cross Sections BRADDEN ROAD AREA AND GREEN EDGE WITH PLAY ATTENUATION WATER STREET SECONDARY STREET TERTIARY MAIN STREET WITH CENTRAL GREEN SPACE AREA AND PLAY SWALES PATH PEDESTRIAN NEIGHBOURHOOD SHARED SURFACE / MAIN STREET SPACE STREET SECONDARY HILL BLAKESLEY © LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001:2008 X/JOBS/3927_Greens_Norton/5_Graphics/Plans_Images/3927_112_Sections SITE BOUNDARY B SITE BOUNDARY B’ Section BB’ - east west
Section44 B-B: 1:1000@A3
B’
A
A’ BURY HILL BURY GREEN EDGE LANE STREET SECONDARY MAIN STREET PROPERTIES NEIGHBOURING
26.8m SITE BOUNDARY A SITE BOUNDARY A’
Section A-A: 1:1000@A3 Section Location Plan B
PROJECT TITLE ISSUED BY Oxford t: 01865 887050 LAND AT BLAKESLEY HILL DATE Jan 2015 DRAWN AC GREENS NORTON SCALE@A3 1:1000 CHECKED KW STATUS Draft APPROVED KW DRAWING TITLE DWG. NO. 3927_112 Cross Sections
© LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001:2008 Land at Blakesley Hill, greens norton Design and Access Statement SWALE BRADDEN ROAD AREA AND GREEN EDGE WITH PLAY ATTENUATION WATER STREET SECONDARY STREET TERTIARY MAIN STREET WITH CENTRAL GREEN SPACE AREA AND PLAY SWALES PATH PEDESTRIAN NEIGHBOURHOOD SHARED SURFACE / MAIN STREET SPACE STREET SECONDARY HILL BLAKESLEY
With the existing vegetation retained as part of the Building Heights proposals, views of the development will be broken up by vegetation from the north, west and south, creating a soft The majority of dwellings within the development will new edge to the village of Greens Norton. X/JOBS/3927_Greens_Norton/5_Graphics/Plans_Images/3927_112_Sections SITE BOUNDARY featureB 2 storeys,SITE BOUNDARY with potentially occasional 2.5 storeys B’ in key locations along the main streets and for the block The cross sections illustrate how the development will of apartments. work with the ground levels and shows the integration of existing vegetation along site boundaries. SectionAlong the B-B: edges 1:1000@A3 to the countryside, the development will feature 2 storey dwellings exclusively. B’
A
A’ BURY HILL BURY GREEN EDGE LANE STREET SECONDARY MAIN STREET PROPERTIES NEIGHBOURING
26.8m SITE BOUNDARY A SITE BOUNDARY A’ Section AA’ - north south
Section A-A: 1:1000@A3 Section Location Plan B
SWALE PROJECT TITLE ISSUED BY Oxford t: 01865 887050 LAND AT BLAKESLEY HILL BRADDEN ROAD AREA AND GREEN EDGE WITH PLAY ATTENUATION WATER STREET SECONDARY STREET TERTIARY MAIN STREET PATH PEDESTRIAN / MAIN STREET SPACE STREET SECONDARY HILL BLAKESLEY CENTRAL GREEN SPACE WITH CENTRAL GREEN SPACE AREA AND PLAY SWALES NEIGHBOURHOOD SHARED SURFACE DATE Jan 2015 DRAWN AC GREENS NORTON SCALE@A3 1:1000 CHECKED KW STATUS Draft APPROVED KW DRAWING TITLE DWG. NO. 3927_112 Cross Sections X/JOBS/3927_Greens_Norton/5_Graphics/Plans_Images/3927_112_Sections SITE BOUNDARY B SITE BOUNDARY B’ © LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001:2008
Section B-B: 1:1000@A3 45
B’
A
A’ BURY HILL BURY GREEN EDGE LANE SECONDARY STREET SECONDARY MAIN STREET PROPERTIES NEIGHBOURING
26.8m SITE BOUNDARY A SITE BOUNDARY A’
Section A-A: 1:1000@A3 Section Location Plan B
PROJECT TITLE ISSUED BY Oxford t: 01865 887050 LAND AT BLAKESLEY HILL DATE Jan 2015 DRAWN AC GREENS NORTON SCALE@A3 1:1000 CHECKED KW STATUS Draft APPROVED KW DRAWING TITLE DWG. NO. 3927_112 Cross Sections
© LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001:2008
Site extent
22.5 1
122.5 122.5
Development 123.0
123
122.5 . 5
Blakesley Hill Grass Ver
ge
0 3.
2
122.5 1
2.0
2
1 1 122.5 22.0
122.5 Grass 122.0 Verge
Public open space 122.5 123.0 3.0 12 Stay
Sp Tree Lvl 137.81m MEC5 Tp 124.827
124 124.5 .0
Tree Lvl 137.48m St
Areas of water attenuation Fh
125.0
125.5
125.0 125.5 Wcvr and meadows Sp
Mkr Footpath
Bury Hill 125.
5 125.5 Swales Tp Elec Sp
125.5 126
.0 125.5 Gy Blakesley Hill
125.0 125.5
125.5
0 126. Gy
Tp 125.5 Remodelled green verge along 126.0 Tree Lvl 134.93m 125.5 MEC6 124.5 126.231
126.0 125.5 126.0 Footpat Gy 125.0 124.0
125.5 0 . h 124 Tp 123.5 Blakesley Hill with footpath, Tree Lvl 132.13m 123. 0 Lp
Tp Tree Lvl 134.16m 125.5 122.5
BT
25.0 1 125.0 Stay
Tree Lvl 133.87m BT 3.5 124.5 2 Tp 125 1
.5 Footpath Stay 0 122.0 pedestrian access and driveways Tree Lvl 132.91m 125.0 Gy Gy Blakesle 123. MEC7
125.5 y Hill 122.344 Ø 0.20 Footpath Wo
Tree Lvl 130.80m 124.0
126.0 Gy 125.5 125.0
122.5
to dwellings 126.0 23.5 MHCL 123.51m
123.5 1
RL 131.87m Fh EL 129.22m
124.5 124.5
0
126.
.0 2 125.0 125 125.0 Play areas 126.0 125.0 1
RL 131.53m 125.5
124.5 5
125. 125.0
Bury Hill 124.5 Tree Lvl 139.71m 125.0
Ø 700mm RL 131.02m EL 128.33m
Pedestrian links 124.5 124.0 125.0 Arable
124.0 Tree Lvl 132.57m
124.5 125.5 124.0
RL 130.56m EL 127.89m 125.5 Arable
0
125.0 124. Retained trees (with RPAs and 124.5
123.5
124.0 125.0 123.5 RL 129.80m some with ultimate canopy) EL 127.51m
Tp MEC4 124.974 124.5 124.0 123.5 Tree Lvl 141.19m Retained hedger0ws Ø 500mm 123.0
124.5 .0 RL 130.16m 124 123.5 EL 127.23m 125.0
123.0 124.0
123.5
124.5 123.0
RL 129.81m Proposed hedgerow planting EL 126.89m 123.5 Arable 124.0 122.5
123.0 124.5 122.5 123.0
123.5 122.5
124.0
123.0
RL 129.46m EL 126.45m 124.0 122.0 Removed trees 124.0 122.5
122.5 122.0 123.5 Arable 123.5 123.0
122.0
122.5
RL 128.83m
EL 125.87m 123.0 123.5 122.0 Removed parts of hedger0ws 121.5 123.0
122.5 122.0 121.5
121.5
122.0 123.0
122.5 51 122.5 121.5 Tp Tree Lvl 130.49m Proposed trees in streets and 122.0 121.0 121.5 121.0 Bury Hill 122.5 121.0 Tree Lvl 139.41m Ø 600mm 49 open spaces 122.5 121.5 122.0 121.0
RL 127.99m
EL 125.01m 122.0
122.0
121.5 121.0 120.5
Extent of proposed pumping 121.5 122.0 120.5 120.5
RL 127.97m EL 124.99m
station 121.5 121.0
Tree Lvl 128.82m 121.5 121.0 Arable 120.5 Arable Contours 121.5
RL 127.14m
EL 120.0 121.0 120.0 124.2 120.0
7m
120.5
Tree Lvl 130.12m 121.0
121.0 121.0 121.0 121.0 Arable 120.0
Tree Lvl 133.40m
.0 120.5 Stmp 119
119.5 MEC3A 120.811 120.5
Tree Lvl 129.45m 119.0
120.5 120.5 119.5 120.5
120.5 Tp 119.5 120.0 119.5 RL 124.64m
120.5 MEC3 120.5 119.5 120.348 120.0 Tree Lvl 134.19m
120.0 120.0
120.0 120.0
120.0 119.5 120.0 120.0 119.5 Tree Lvl 128.38m 120.0 120.0
119.5 120.0 120.0 120.0
120.0 119.5 120.0
120.0 119.5 120.0
119.5
120.0 120.0 119.5
Tree Lvl 132.62m 119.5 119.5
119.5 119.0 RL 123.94m
119.5
119.0 Tree Lvl 128.04m 119.0 119.5 Ø 300mm
119.5 Pasture 119.5 119.5 119.5
119.0
119.0
118.5 118.0
119.0 118.5 Pasture 119.0 119.0
RL 118.5 Tree Lvl 134.03m 123.58m Ø 450mm 118.5 Pasture 119.0 119.0 119.0
118.5
118.5 25
118.5 118.0
Tree Lvl 135.93m 118.5
Tree Lvl 136.63m 118.5
118.0 118.0 Stay 118.5 118.5 118.5
118.0 118.0
117.5 118.0 118.0 117.0 Tp RL
123.21m
117.5 116.5
Stay 118.0 118.0 117.5 118.0 118.0 118.0 117.5
Bury Hill Pasture
116.0 117.0 117.5 Pasture Pasture 117.5
RL EL 118.74m
122.59m Pasture 117.0 117.5 117.5
117.0 117.5
117.5 117.5 117.5 117.0
116.5 116.5
Tree Lvl 125.73m 117.0
115.5 117.0
117.0
116.0 117.0 117.0 117.0 116.5 117.0 117.0
116.5
116.5 116.5 116.5
116.0 Tree Lvl 124.14 116.5 116.5 RL 116.0 EL
115.0 122.11m 118.27m 116.5
116.5 13 116.0 116.5 115.5 116.0 116.0 116.0 115.5 116.0 Tp 116.0 114.5
116.0 115.0 RL 121.80 115.5
116.0
m 115.5 116.0 Tree Lvl 124.70m 115.5 115.5
115.5 115.5 115.5
Pasture 115.0 115.0 Pasture 115.5
114.5 115.5 115.0 114.0 115.0 Pasture Pasture 115.5 115.5
Tree Lvl 124.45m 115.0
114.5 RL 121.38m 115.0 115.0 114.5 114.5 115.0
114.5 115.0 114.0
115.0 115.0 114.5
115.0
114.5 114.5
113.5 114.0 114.0 114.0 114.5 114.5
114.5
R 114.5 EL 119.76m L Bury Hill 114.0 114.5 121.28m
113.5 114.5
114.0
114.0
114.0
113.5 113.5 113.0 R 114.0 EL 119.56m L
121.08m 113.0 Tp
114.0 113.5 114.0 114.0 1 Pasture 113.5 113.5 Tree Lvl 130.75m 114.0
113.0
Tree Lvl 120.04m Pasture
113.5 113.0 Pasture 113.5 113.5 Sv 113.5
113.5
Pasture
Gy 113.0 113.5 Gy 112.5 EL 117.52m MEC2 d Gy 112.724 113.0 Braddon Roa
Sp 113.5 113.5 113.5
113.0
Braddon Road Stmp 113.5 112.0 113.0 Inv.Lvl 113.09m Tree Lvl 128.25m Ø 110mm Inv.Lvl 113.18m 113.5
112.5 113.0 Tree Lvl 124.44m Ø 110mm 113.5
113.0 113.5
113.0 Tree Lvl 120.31m 113.5 113.0 113.0 113.5
113.0 Tree Lvl 126.68m
113.0 113.0
113.0 Stmp Inv.Lvl 113.04m Ø 750mm
113.5 113.0 112.5 Tree Lvl 120.11m Ø 110mm 113.5 Tree Lvl 123.55m Tree Lvl 122.94m Ø 450mm Tree Lvl 132.54m 113.5
Ø 550mm 113.0 113.5 112.5 Tree Lvl 121.24m Tree Lvl 117.37m 113.0 Ø 350mm
113.0 Inv.Lvl 113.02m Fh Tree Lvl 131.00m 113.0
Ø 110mm St 113.0 113.5
113.0 Braddon Road
113.5 Mkr
112.5 Braddon Road 113.5 113.5 113.5 Mkr Sp 112.5 113.5 MEC1A
111.5 113.0 113.5 113.647
113.5 113.5 112.0 112.5 113.5 113.5 Tree Lvl 128.23m 113.0 MEC1 113.251 Ø 550mm 113.5
Tree Lvl 127.22m 113.0 Tree Lvl 127.61m 112.5 113.5 Ø 550mm 112.5 Sp 113.5 113.0 113.5 113.0 113.0 Tp 113.0 112.5 112.5 112.5 Tree Lvl 127.50m Tp Top of wire 119.92m Tree Lvl 122.52m Tree Lvl 123.17m Tree Lvl 130.37m Ø 400mm Tree Lvl 127.16m
Bury Hill 0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
Green infrastructure strategy
46 Land at Blakesley Hill, greens norton Design and Access Statement
5.3. gREEn Infrastructure Strategy
The proposed green infrastructure will act as the main structuring element of the development by subdividing it into parcels, while creating a network of multifunctional green spaces that accommodates uses such as recreation, play, drainage, biodiversity and access. The extent of green infrastructure is strongly dependent on the existing landscape features of the site with the aim of a maximum integration of the development into the existing landscape pattern, particularly with regard to the scale and massing of the built form.
The layout of the development will reflect the existing field patterns, into which it will be integrated with the majority of the vegetation along existing field boundary and along the edges of the site to be retained.
The elevation below shows the proposed view along Blakesley Hill, where the proposals will form a new green entrance into Greens Norton. X/JOBS/3927_Greens_Norton/5_Graphics/Plans_Images/3927_114_Elevation SITE BOUNDARY SITE BOUNDARY
Elevation Blakesley hill
47
PROJECT TITLE ISSUED BY Oxford t: 01865 887050 LAND AT BLAKESLEY HILL DATE Jan 2015 DRAWN AC GREENS NORTON SCALE@A3 1:500 CHECKED KW STATUS Draft APPROVED KW DRAWING TITLE DWG. NO. 3927_114 Elevation
© LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001:2008 There will be a more defined park with play space, Character of open space which will be located in the centre of the site, close the main street. This area will be designed with a more The northern, western and southern perimeter of the formal layout, with a substantial part being used as a site will be defined by informal green spaces, which play area to provide a clear focal point within the built will provide a transition from built development development where people can meet and interact. This to the surrounding countryside. These spaces will area will be generally consisting of amenity grass, with accommodate landscaped drainage elements, grassland, some additional planting, furniture and some low key meadows and paths. play equipment. The majority of new green infrastructure will be All spaces will be overlooked by adjacent dwellings, developed in such a way that it will fit with the landscape which will provide sufficient passive surveillance to and ecological character of the site. Trees and hedgerows make these spaces feel safe. along the perimeter will be retained to continue to form ecological habitats and to break up the views from the As set out in the table at the end of this section, all open countryside. space and play areas comply with local policy. MAIN STREET WITH CENTRAL GREEN SPACE AREA AND PLAY SWALES SHARED SURFACE NEIGHBOURHOOD NEIGHBOURHOOD SHARED SURFACE / MAIN STREET SPACE MAIN STREET WITH CENTRAL GREEN SPACE AREA AND PLAY SWALES SHARED SURFACE NEIGHBOURHOOD NEIGHBOURHOOD SHARED SURFACE / MAIN STREET SPACE X/JOBS/3927_Greens_Norton/5_Graphics/Plans_Images/3927_112_Sections X/JOBS/3927_Greens_Norton/5_Graphics/Plans_Images/3927_112_Sections
D D’
C C’ Detailedsection Section CC’ - ce C-C:nt ral1:500@A3 greenspace C’ BURY HILL BURY GREEN EDGE BURY HILL BURY GREEN EDGE
C Section Location Plan
D SITE BOUNDARY D’
D SITE BOUNDARY D’
Detailedsection Section DD’ - Gree D-D: n1:500@A3 edge to bury Hill
48
PROJECT TITLE PROJECT TITLE ISSUED BY Oxford t: 01865 887050 ISSUED BY Oxford t: 01865 887050 LAND AT BLAKESLEY HILL DATE Jan 2015 DRAWN AC GREENS NORTON SCALE@A3 1:500 CHECKED KW STATUS Draft APPROVED KW DRAWING TITLE DRAWING TITLE Detailed Cross Sections DWG. NO. 3927_113 Detailed Cross Sections
© LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001:2008 Land at Blakesley Hill, greens norton Design and Access Statement
In Pre-App discussions with the Local Planning Character of play space Authority, it has been agreed that provision for playing fields will be made off-site as playing fields would be out The proposals include three play areas, which will be of character and scale. located in accessible locations in the north, the centre and the south, where they will form part of the public In addition, strategic leisure contributions are sought. open space. The play areas will be for natural play, including some The provision of play space is in line with the equipment made from natural materials as well as other standards, while the illustrative masterplan shows an elements, such as rocks and water pumps, which can be overprovision of public amenity space. used for exploratory play. Shock absorbing ground materials around play equipment could include sand, wood chip or tree bark.
Planting
The spaces will be developed as semi-natural spaces, which will be achieved by enhancing the existing hedgerows and planting, selecting native species and incorporating a series of wildflower meadows. Proposed planting will consist of a selection of native species, which will support the visual integration of the development into its context as well as helping to increase the ecological value of the site. The following species should be planted to create species rich hedgerows: 50% hawthorn, 20% field maple, 15% blackthorn and 15% mix of hazel, crab apple, dogrose and holly.
Open space and play space standards
Standards for the provision of open space and play space are set out in the South Northamptonshire Council Supplementary Planning Document: Developer Contributions (December 2010).
Taking into account the illustrative masterplan with 128 dwellings, the standards translate to the following requirements for the site:
Type Provision standard Area required Area provided in the [sqm per dwelling] [sqm] masterplan [sqm] Playing fields 50 6,450 Contributions will be made off-site
Equipped Play Space 10 1,290 1,300 Public Amenity Space 15 1,935 7,700
49 Site extent
Residential
Public open space
Strategic open space to accommodate surface water drainage
Remodelled green verge
0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
Land use Plan
50 Land at Blakesley Hill, greens norton Design and Access Statement
5.4. Land Use
The plan to the left shows the individual land uses that are proposed for the site. Built development as part of the proposals is exclusively residential in nature.
The open space split into public open space and strategic open space, the latter of which will accommodate the water attenuation elements.
The illustrative masterplan results in the following land budget:
Total site area – 6.14ha
Public open space – 0.90ha, incl 0.13ha play space Strategic open space – 0.61ha Remodelled green verge – 0.06ha
Developable area – 4.57ha
Number of dwellings – 128
Density – 28dph
51 Site extent
Development
Primary street
Secondary street
Tertiary street
Private access
Pedestrian paths
Access points into the site
0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
Access and movement strategy
52 Land at Blakesley Hill, greens norton Design and Access Statement
5.5. Access and Movement Strategy A primary street with village character and tree planting along the edges will lead through the development and will provide an overarching structuring element from Vehicle access of the development is characterised which continuous village streets will branch off. by an access and movement network that encourages Tertiary streets with an informal layout tend will mainly the intuitive use and easy navigation around the site. be located along or leading to the countryside edge. This will be achieved through a street network that They work to shared surface principles without level is characterised by its continuity with a very limited differences and kerbs. number of cul-de-sacs and a hierarchy of streets that translates into their layout and character. Private drives will be paved in materials that are permeable or semi-permeable, where practical. The street design will be based on principles advocated All of the greenspaces will be connected to the network by Manual for Streets, aiming to create low speed of foot and cyclepaths, which will link into the existing environments that encourage pedestrian and cycle network beyond the site boundary. All of the greenspaces movements to create spaces where the movement within the development and along the edges include function of streets and spaces goes hand in hand with its foot and cyclepaths, so that it is easy for the majority sense of place and the social functions it has. of residents to access a path close to their house. New The plan opposite shows the hierarchy within the access pedestrian connections to Bradden Road and Bury Hill and movement network. will make access to the countryside and the village convenient and help to establish a neighbourhood that is Street Hierarchy permeable to pedestrian movement. The streets within the Illustrative Masterplan follow a hierarchy that subdivides the network into: Neighbourhood spaces
Primary streets Along the primary street, a number of neighbourhood Secondary streets spaces indicate where important nodes are located within the development. Here dwellings are pulled back Tertiary streets from the built line of the main street and shared surface Private access principles encourage free pedestrian movements across the space.
These street types will differ from one another in terms of organisation, width and landscape treatment.
53 N
MEC5 124.827
125 .11
18
125.
126. 34
126. 36
MEC6 126.231
125.43
123.71 123.40
124. MEC7 39 122 124.27 .83 122.344 12 4.15 122.17
123.97 .59 123 123.32
123.60
MEC4 124.974
MEC3A 120.811
MEC3 120.348
B 927_SK008_SketchLayout06_150210_1.0 added, GP TR 11.02.15 drainage strategy amended A 3927_SK008_Sketch Layout06_150127_1.0 added, GP TR 04.02.15 Drainage strategy amended REV: AMENDMENTS: DRN: CHK: DATE: PROJECT: BLAKESLEY HILL, GREENS NORTON
DRAWING TITLE: DRAINAGE STRATEGY
CLIENT:
MEC2 112.724 RICHBOROUGH ESTATES LTD
DRAWING NUMBER:
MEC1A 113.647 21146_230_01_01 MEC1 113.251
REVISION: SHEET SIZE: SCALE: B A1 1:1000
DRAWN BY: CHECKED BY: DATE: NP NO 20.10.2014
STATUS: T:\M-EC Job Book\21146\drawings\01 series-hydrology\230 series\21146_01_230_01b preliminary drainage strategy.dwg PRELIMINARY
Wellington House Leicester Road File Location: Ibstock Leicestershire LE67 6HP 0 50m T: 01530 264 753 F: 01530 588 116 [email protected] www.m-ec.co.uk © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved. 11.02.2015
ORDNANCE SURVEY © CROWN COPYRIGHT 2014. ALL RIGHTS RESERVED. Drainage plan LICENCE NUMBER 100022432. Printed:
54 Land at Blakesley Hill, greens norton Design and Access Statement
5.6. Ecology systems. It is proposed to discharge surface water from the proposed development area into two interconnected The development proposes to retain the majority of the infiltration basins located to the southwest of the site. existing trees and hedgerows, which form the landscape Micro-drainage design software was used to calculate features with the greatest habitat and biodiversity value the infiltration basin size based upon the calculated on the site. infiltration rate. The maximum volume of the basins has been calculated as 1540m3 to accommodate flows up In the centre of the site as well as for the access points, to a 1 in 100 (+30% allowance for climate change) return a length of hedgerow will have to be removed to period event. accommodate dwellings and streets. In order to mitigate this, the illustrative masterplan proposes the re-planting The infiltration basins will be fitted with a high level of hedgerows to counteract the loss of ecological value emergency overflow pipe that will be utilised during within the site. Proposed hedgerows will be native design exceedance storm events to divert flows into the species, as listed above, providing additional areas for watercourse to the south of the site on the eastern side of nesting and feeding for birds. Bradden Road.
The masterplan also proposes to integrate bird boxes into The proposed on site surface water drainage system will the scheme, which will be located on dwellings and in be designed in accordance with Sewers for Adoption hedgerows. standards and offered to Anglian Water for future adoption and maintenance. The system would be designed for no pipe surcharging during a 1 in 2 year 5.7. dRAinage Strategy storm event and no surface flooding during a 1 in 30 year storm event. Details would also be provided to confirm The flood risk management measures included on the that surface water will not leave the proposed site in proposed development site will include the following: the 1 in 100 year (+30% climate change) storm event. If the system surcharged, details would be provided to The proposed development will include a positive demonstrate resultant overland flood flow routes and the surface water drainage system that will intercept additional space made available for exceedance flows. run-off generated within the site itself hence Any excess surface water will be routed away from any minimising the risk to the new properties and also proposed or existing properties. reducing the incidence of overland flows causing flooding in adjacent existing gardens. Foul Water All buildings must be designed with the finished floor level at least 150mm above adjacent external The strategy proposes a foul water system will collect ground levels. discharges generated by the development, conveying foul flows to the existing foul water sewer located within Where possible, the external ground profile should Bradden Road located to the south-east of the site. be designed to slope away from the buildings to divert any flows away from vulnerable areas. Where flush thresholds are required, these must be achieved The sites natural topography conveys flows to the south, using a suitable ramp to ensure that water will not be therefore a gravity connection to a pumping station able to use this route to enter the building. located towards the southern site boundary will be provided. Anglian Water have been commissioned to undertake a hydraulic assessment of their existing Surface Water network to confirm whether any improvements are required to accommodate foul flows from the The surface water strategy proposes that run off arising development. The results of the assessment are currently from the developed site will be managed in a sustainable outstanding but any improvements required to their manner and provide betterment on the surface water existing sewerage system resulting from the additional flows from the undeveloped site. flows will be provided by this development. Infiltration testing indicates that the site geology to the south would be suitable for infiltration type drainage
55 5.8. Climate Change and Sustainability Affordable housing
The proposed development provides the opportunity The proposals will provide affordable housing in line to address climate change through a wide range of with local policy. measures. These cover a range of scales, from the overall layout down to building construction. The layout of The illustrative masterplan assumes a provision of 50% dwellings within the proposed development seeks to affordable housing, which is in accordance with current maximise passive solar gain. Higher levels of insulation, adopted policy. energy efficient heating systems and energy generating devices could add to the energy efficiency of the scheme The affordable housing element will split into the and should be explored during the detailed design following housetypes and sizes: process.
5.9. housing Mix and Typologies
The illustrative masterplan shows the following overall mix:
Housing Dwelling typologies number [%] [%] Size Housing typologies No 5 bed detached 7 5.5 5.5 5 5 bed detached 0 4 bed detached 32 25.0 25.0 4 4 bed detached 2 3 bed detached 9 7.0 3 bed detached 3 bed semi 21 16.4 23.4 3 3 bed semi 12 2 bed semi 19 14.8 2 bed semi 2 bed terrace 15 11.7 2 bed terrace 34 2 bed detached (bungalow) 4 3.1 2 bed detached (bungalow) 4 2 bed flat 6 4.7 34.4 2 2 bed flat 0 1 bed flat 15 11.7 11.7 1 1 bed flat 12 Total 128 100.0 Total 64
56 Land at Blakesley Hill, greens norton Design and Access Statement
5.10. Parking Cycle parking
Northamptonshire County Council’s ‘Supplementary The standards for the provision of cycle parking in Planning Guidance - Parking’ of March 2003 sets out residential developments refer to minima. For residential standards for car and cycle parking in new developments. developments, the requirement is for 1 space per dwelling without garage. In other dwellings bike parking Car parking will be accommodated in garages.
In relation to residential developments, the standards set For the purpose of this outline application the provision out a maximum average of 1.5 off street parking spaces of 1 cycle parking space per dwelling will be assumed, per dwelling for each site. which will be either within the garage or within the plot. This will create a total of 128 cycle parking spaces on The proposals as shown in the illustrative masterplan plot. comprise a total of 192 parking spaces. All of these spaces are on plot and include garages. This is in line with In addition to the cycle parking spaces on plot, an standards, which assume a maximum of 192 spaces for additional 10 spaces will be provided close to the main 128 dwellings. street as part of the open space in the middle of the site. A total provision of 138 spaces will therefore be provided. While flats have generally been assumed to have an allocation of 1 space per dwelling, the majority of larger For illustrative purposes, the masterplan, as submitted, plots with houses will provide 2 spaces per dwelling to shows: make up the overall average. 10 cycle parking spaces close to the park The car parking arrangements as illustrated in the 97 cycle parking spaces within garages masterplan generally seek to reduce the visual impact of cars on the streetscape. Parking in front gardens and long 31 cycle parking spaces within plots uninterrupted lines of parking spaces have therefore been avoided. Parking courts do not exceed the requested maximum of 10 car parking spaces and are well enclosed and landscaped.
57 Site extent
Residential development of 2 - 2.5 storeys Public open space
Strategic open space to accom- modate surface water drainage Approximate extent of water attenuation basins Approximate extent of swales
Remodelled green verge
Play areas
Primary street
Secondary street
Tertiary street
Pedestrian links
Access points into the site
Main street frontage
Blakesley Hill frontage
Green edge frontage
Retained trees (with RPAs and some with ultimate canopy) Retained hedger0ws
Proposed hedgerow planting
Removed trees
Removed parts of hedger0ws
Proposed trees in streets and open spaces Extent of proposed pumping station
0 50m © Crown Copyright 2014. All rights reserved. Reference number 100022432 number Reference © Crown Copyright 2014. All rights reserved.
Parameters plan
58 Land at Blakesley Hill, greens norton Design and Access Statement
5.11. Parameters
The plan to the left summarises all parameters that this application seeks permission for. This includes the parameters of:
Land use for built development Land use for open spaces Tree removal and retention Access points Primary, secondary and tertiary routes Pedestrian routes Location of water attenuation and swales Character of frontages
59 60 Section 6.0 The proposed development will deliver a number of benefits to both new residents and existing residents of Greens Norton as set Conclusion out below:
Provision of 128 new dwellings, including a range of house types, sizes and tenures as well as at least 50% affordable housing; Provision of vehicular and pedestrian links onto Blakesley Hill, Bury Hill and Bradden Road, ensuring good pedestrian/cycle linkages with the village, network of foot and cycle paths and bus services to Northampton and Towcester; Establishment of a permeable and legible street hierarchy structured around a primary street with secondary ‘village loops’ to ensure easy movement in and around the proposed development; Retention, management and enhancement of the majority of existing hedgerows and trees to encourage biodiversity, minimise the visual impact of development and retain the landscape character of the site; Provision of attractive, well-surveilled public open spaces, including an equipped children’s play area at the heart of the proposed development and two smaller play areas in the north and south of the site; Integration of Sustainable Drainage Systems (SuDS), including landscaped attenuation basins and swales, which function as water storage as well as areas for informal recreation with amenity value ; Creating a village edge onto Blakesley Hill, which will act as a legible entrance into the village of Greens Norton; Establishment of an attractive, informal edge character around the periphery of the development, reflecting its role as the new village edge of Greens Norton; Reflection of the local vernacular in terms of building layout, form and use of materials to ensure that the proposed development respects and reinforces the local built character.
61
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