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Emersons Green East Development Brief

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Emersons Green East Development Brief Emersons Green East development brief Adopted 2006 "The overall aim is to meet the dwelling needs of South Gloucestershire for the period to 2011 in a manner which is consistent with the concept of sustainable development" (South Gloucestershire Local Plan) Acknowledgments South Gloucestershire Council wishes to thank the main landowners at Emersons Green East for their co-operation in the preparation of this Brief. The Council also wishes to thank David Lock Associates whom, on behalf of the main landowners, provided material for inclusion in the Brief. Contents Page no Section one: Introduction 1.0 lntroduction 3 2.0 Objectives of this brief 5 Contents 3.0 Policy context 7 4.0 Consultation 12 5.0 Using the brief 14 List of figures Page No. Section two: Physical Context Figure 1: The site and its immediate context 2 6.0 Local character appraisal 17 Figure 2: Sub-regional context 6 7.0 Site Assessment 23 Figure 3 Concept Statement 10 Section three: Development Figure 4: The process leading to adoption of this brief as an SPD 12 Objectives & Concept 8.0 Development objectives 27 Figure 5: Design checklist 15 9.0 Framework plan 32 Figure 6: Historic map 18 10.0 Urban development concept 34 Figure 7: Constraints Plan 24 11.0 Transport concept 36 Figure 8: Emergent Land Use Structure 25 12.0 Landscape and site assets concept 43 Figure 9: Framework Plan 33 13.0 Open space and recreation concept 47 Figure 10: Circus and new bridge link to District Centre 34 14.0 Social concept 50 Figure 11: Public transport links with EGE 36 15.0 Supporting strategies 55 Figure 12: Primary walking and cycling routes within EGE 39 Section four: Design Principles Figure 13: Public transport infrastructure within EGE 42 & Character Areas Figure 14: Public Open Space requirements for EGE 49 16.0 Design principles 59 Figure 15: Social infrastructure at EGE 50 17.0 Character areas 72 Figure 16: Character areas 72 Section five: Implementation Figure 17: Master planning process for EGE 82 18.0 Implementation 82 Figure 18: Landscape Context 98 19.0 Monitoring and review 93 Figure 19: Evaluation of existing vegetation 102 References Figure 20: Topography 104 20.0 Publications 95 1 Appendix: Site Analysis Data 97 Introduction 2 Figure 1 - The Site and its immediate context 1.1 Emersons Green, on the northeastern edge of the Bristol conurbation, has been the focus of extensive development activity. A major residential scheme including some 2,800 new homes is nearing completion at Area A, to the west of the Avon Ring Road. And employment development is 1 continuing apace at Area B, between the M4 motorway and the Ring Road. The proposed mixed-use urban extension Introduction at EGE will complete the wider Emersons Green development, and should be seen as an integral part of the same. 1.2 Emersons Green East (EGE) comprises some 177 hectares of land situated to the east of the Avon Ring Road. It was originally envisaged that Emersons Green East would be developed as a Science Park, with some land reserved for longer term employment needs. In order to make Emersons Green more sustainable and to achieve more balanced travel patterns in the area, the development plan now proposes a major mixed use scheme at Emersons Green East. The proposed scheme will include 2000 new homes with a full range of supporting community and leisure facilities, a 25 hectare Science Park and 20 hectares of mixed employment development. A further 30 hectares of land to include 15 hectares for a further 750 dwellings, will be safeguarded to meet development needs beyond 2011. The site is of regional significance in the South West and will have a high public profile because of its location adjacent to the M4 motorway. 1.3 This brief has been the subject of wide ranging public consultation, details of which are outlined within the document, including the process leading to adoption. 1.4 When adopted this Development Brief will be a Supplementary Planning Document to the South Gloucestershire Local Plan (SGLP). 3 4 2 South Gloucestershire Local Plan The brief has five specific objectives: Objectives ofthisbrief 2.1 In accordance with the provisions of the (SGLP) this 2.4 All subsequent applications for approval of reserved 2.6 1. To define core development objectives for EGE, development brief has been prepared by South matters will then be expected to conform to the and to refine and develop the design principles Gloucestershire Council (SGC) working in close requirements of: this brief; the approved illustrative master established through the concept statement consultation with the main landowners at EGE. The main plan document; the approved design code; and the process. landowners comprise Gallagher Estates, Heron Land approved detailed master plan (for the phase in question). 2. To set out an indicative framework plan for the Developments, Quintain Estates and Development, Each reserved matters application will have to include a development, which together with the brief as a Howsmoor Developments, Keelbold, and Higgins and detailed design statement illustrating how the scheme whole will inform the preparation of a more Hitchings Trust. In preparing the brief the Council and the proposals adhere to the requirements of the detailed illustrative master plan document. landowners have had regard to the relevant national documents/plans described above. The scope and extent planning guidance as set out in Planning and Development of such statements shall be proportionate with the nature 3. To promote innovation in residential, commercial Briefs: A Guide to Better Practice (DETR 1998). SGC has of the scheme proposals in question. See part 18 of this and infrastructure design with a view to achieving also had regard to national best practice in terms of urban brief for further details on implementation. more sustainable forms of development. design and master planning, as set out in documents such 2.5 It should be noted that there is an extant consent in the as By Design - urban design in the planning system; 4. To identify requirements for essential facilities area indicated as a ‘Science Park’ in the Concept Statement towards better practice (CABE & DTETR 2000). and services, together with responsibility for their (fig 3), and in the Framework Plan (fig 9). The layout provision where practicable. 2.2 SGC will seek to ensure that the main landowners identified relating to the Science Park in figs 9, 12, 13 and 15 is above submit an application for outline planning indicative. 5. To ensure the successful and consistent permission to develop those parts of EGE that are not implementation of all design objectives by serving already covered by the extant consents, or safeguarded for as a robust guide for development control development beyond the local plan period. In order to decisions. The adopted development brief will, achieve high standards of design and to secure all the other together with the approved illustrative master development plan objectives for EGE, the Council will only plan document, be the basis for determining grant outline planning permission subject to the provisions planning applications and concluding associated of this development brief (as adopted) and subject to a legal agreements. more detailed illustrative master plan document. The illustrative master plan document will be prepared by the developers and submitted to SGC as part of the application for outline planning permission. 2.3 SGC will not grant outline planning permission for the development of EGE, or any part thereof, until there is in place an agreed illustrative master plan document. The master plan document will include a phasing plan/strategy and will be inter-liked with a section 106 agreement. Moreover outline planning permission will only be granted subject to planning conditions, which will prevent the submission of any reserved matters applications until a detailed design code for the scheme and a detailed master plan (for the phase in question) have been submitted to 5 and approved by SGC. Rail to Wales M4 Almondsbury M5 B4058 Rail to Gloucester J16 B4059 South Gloucestershire M5 N Nibley Frampton Cotterell B4058 J17 M4 Yate 0 1K A38 Coalpit This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey Filton Heath on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised Patchway Winterbourne A432 reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Field South Gloucestershire Council Licence No 100023410, 2004 Station A4018 Filton Airfield Rail to Swindon Parkway Station Winterbourne Down Brentry M32 Avonmouth M4 Filton Avon Ring Road Lawrence Henbury Ministry of Abbey Wood Bristol A4174 Weston Station Defence UWE Business Bromley Southmead Park Frenchay Heath Hewlett Emersons Green Packard The Royal East A4018 Portbury Dock Downend Shirehampton Westbury on Trym Henleaze Horfield Lockleaze Sea Mills Mangotsfield Pucklechurch Staple Portishead Hill Henleaze A38 Easton in Stoke Bishop A4174 Gordano d a Bristol o Eastville R Fishponds g Bishopston in Portbury A432 R Soundwell n vo A Speedwell Easton Cotham Ashley Clifton Warmley A420 Kingswood St Wick Lawrence George City Hill Hanham Centre A4174 Temple Meads Station A431 Cadbury Heath Broomhill Bedminster Failand Longwell Green Knowle Nailsea Long Ashton Upton Bitton Cheyney Bedminster Down Somerdale Hengrove Swineford 6 Stockwood Rail to Hartcliffe W.S.M Withywood Keynsham Figure 2 - Sub-Regional Context Whitchurch Bath and North East Somerset
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