Baker Land, Hollow Lane Design and Access Statement Submitted in support of a Full Planning Application October 2018 CUMBERLAND WAY Application Area - 1.37 ha (approx) Higher Furlong 47.5m P 48.8m Arran Gardens N 47.2m P2 27.09.18 Issue for Planning AW / PO P1 12.09.18 Issue for Planning AW / PO REVISION DATE COMMENTS AUTHOR / CHECKED HOLLOW LANE Application area FigureED Bdy1: The site in the surrounding context TITLE Baker Land Hollow Lane CR 2 DETAIL Site Location Plan DATE SCALE L H C G R O U P September 2018 1:1250 @A4 w w w . l h c . n e t DRAWING No. REV AUTHOR / CHECKED 18003 - BAK - L01.01 P2 AW / PO EXETER 01392 444334 PLYMOUTH 01752 669368 DRAWING - STATUS PLANNING CONTRACTORS MUST CHECK ALL DIMENSIONS ON SITE. ONLY FIGURED DIMENSIONS ARE TO BE WORKED FROM. DISCREPANCIES MUST BE REPORTED TO THE ARCHITECT BEFORE PROCEEDING. © THIS DRAWING IS COPYRIGHT. Hessary Contents 1.0 Introduction 2.0 Background & Context 3.0 Detailed Proposals 4.0 Architectural Design 1.1 Introduction 2.1 Policy Background 3.1 Proposed Detailed Scheme 4.1 Local Context 1.2 The Purpose of the Document 2.2 Visual Appraisal 3.2 Amount of Use 4.2 Appearance 1.3 The Site in Context 2.3 Summary of Site Parameters 3.3 Access 4.3 Building Design 1.4 Building for Life 12 Assessment 3.4 Parking Strategy 3.5 Refuse Strategy Appendix A - Building for Life 12 3.6 Garden Sizes Assessment 3.7 Landscape Strategy Date: October 2018 Project: Baker Land, Monkerton, Exeter | 18003/BAK/RT01/E Produced by: .WA Date: Oct 2018 Checked by: .O P Date: Oct 2018 3 1.0 Introduction 1 Existing site access on Pilton Lane 2 The site lies to the west and is seen in context of the adjacent dwelling on Pilton Lane 2 Existing building on the site, seen from the western boundary 6 1.0 Introduction 1.1 Introduction 1.3 The Site in Context 1.4 Building for Life 12 Assessment This Design and Access Statement has been prepared in support The development site comprises approximately 1.37 hectares and A Building for Life 12 Assessment (at Appendix A) demonstrates of a full planning application in relation to Baker Land, north of lies directly north of Hollow Lane which runs along the southern that the scheme achieves best practice requirements with regard Hollow Lane in the Monkerton area of Exeter. It has been prepared boundary. The site lies to the south of the permitted residential to the design and management of the proposed development. by LHC on behalf of Taylor Wimpey UK Limited. The full planning development (application ref: 18/0010/RES), which received application is for a residential development comprising 46 consent in June 2018. dwellings along with associated infrastructure and landscape. The site is located approximately 7km to the east of Exeter City 1.2 The Purpose of the Document Centre, and within close proximity to Sainsbury’s Pinhoe, Aldi and the Pinhoe Hoard public house & restaurant. There are good bus The statement describes the nature and extent of the proposals. It connections to the City Centre and adjacent parts of the city, and describes the process of developing the scheme where the layout a future proposed bus link is proposed through the centre of the has been informed by the context, pre-application consultation adjacent, approved site. The application site is also located within and further detailed survey and analysis of the site. It represents close proximity to junction 29 of the M5, and is close to Pinhoe best practice in the design of residential development and train station which is on the London Waterloo line and provides a accords with the outline consent and local and national planning regular service into Exeter City Centre. policy. The site is bounded by hedgerows on the west, east and northern This statement is part of a suite of documents that provides boundaries, with two existing properties adjacent to the site. further detail on ecology, drainage, landscaping and transport. Higher Furlong on the eastern boundary, and Arran Gardens on the western boundary. East of Cumberland Way lies the development sites for Barratt Homes, and David Wilson Homes and west of Pilton Lane lies the Strongvox development site all of which, alongside this application, form part of the wider Monkerton and Hill Barton Masterplan Area. 7 2.0 Background & Context 2.0 Background & Context 2.1 Policy Background The site lies within the Hill Barton and Monkerton strategic Policy DD29 of the DPD requires that only appropriate - Sandrock – reduced area of open space to the north of Gipsy allocation as designated in the adopted Core Strategy (adopted development is permitted within the Landscape Setting Areas. Hill Lane 2012). The Core Strategy sets out that the residential development The policy states that development within the Landscape Setting - Existing Gipsy Hill Hotel located within allocated area (with in this area should be set within a green infrastructure framework Areas will only be permitted where: existing trees/gardens to east of plot) with a comprehensive footpath and cycleway network, linking - Linden Homes, Monkerton – area north of Gipsy Hill hotel is existing and proposed housing and employment areas together. - There is no harm to the distinctive characteristics and special developed for housing. Small green space east of Gipsy Hill Plan 2 of the Core Strategy sets out the general principles for this qualities of the landscape setting of the City and the wider hotel retained, and green link along Gipsy Lane allocation site, including the proposed school in the adjacent field, area - Existing Houses within allocated area to the south-west of and the provision of a strategic Green Infrastructure route which - It does not contribute towards the urbanisation of these areas Gipsy Hill Hotel runs along the southern boundary of the site on Hollow Lane. - It consists of a replacement dwelling or domestic extension or it is reasonably necessary for the purposes of agriculture, This plan of the existing and approved schemes demonstrate The Core Strategy states that development in the Monkerton area forestry, the rural economy, outdoor recreation, landscape, that the delivery of the Ridge Park is inconsistent across these should have general regard to guidance contained within the educational or biodiversity enhancement, or the provision of sites and is failing to meet the objectives set out in the Landscape Monkerton and Hill Barton Masterplanning Study produced in green infrastructure. Setting policy. The schemes deliver small, disconnected green 2010. spaces within each development plot. Existing developments Delivery of the Monkerton Ridge Park (Ellen Tinkham School, Gypsy Hill Hotel, existing houses) are also Within the Masterplanning Study, the application site is situated The plan overleaf, overlays the emerging allocation (DPD) with the located within the allocated area. These combine to create a across both the ‘Pilton’ residential area and the ‘Picturesque Ridge’ existing buildings and approved developments (currently under disjointed landscape character which is dominated by ‘urban edge’ residential area (please see plan on the opposite page). Pilton, construction) within the emerging allocated area. These comprise development and leftover landscape pockets, rather than a high which covers the northern area of the site, is described as a ‘high quality landscape area consistent with the character and quality of density neighbourhood with tight urban form’ with densities of - St Luke’s Secondary School – playing fields with no public other ‘Valley Parks’ within Exeter. 55-65dph and 2 - 3 storey housing. access - Hill Barton Road, Persimmon – open space provided to the The Masterplan vision for residential development along the south of Hollow Lane Picturesque Ridge is that of larger buildings or clusters of - Hollow Lane – site currently being developed for 4 houses buildings which reinforce the special character of the area. Density - Proposed Monkerton Primary School – playing fields limited in this part of the Picturesque Ridge is envisaged to be 55-65dph, to the southern part of the site (no public access) whilst allowing for a strong landscape structure. - Ellen Tinkham School complex - Existing houses (Higher Furlong, Arran Gardens, Hessary) Following the adoption of the Core Strategy, the emerging between Ellen Tinkham School and Cumberland Way Development Delivery Development Plan sets out policies relating - Land off umberlandC Way – narrow strip of land excluded to the Protection of Landscape Setting Areas. The policy describes from approved outline development area an ‘eighth’ valley park with the same status as the existing parks - Land south of Hollow Lane – area retained as landscape within the city. The aim of the proposed Monkerton Ridge Park is (access/use undefined) with small development plot for to be within close proximity to many new residents and will help proposed care home adjacent to Exeter College Technology to meet the needs for informal recreation as well as keeping the Centre visually significant ridge free from development. 10 PILTON 17/1320/FUL PICTURESQUE RIDGE 14/1090/RES 13/4984/OUT 14/2155/OUT DCC/3624/2014 Plan showing areas SCHOOL PLAYING FIELDS 18/0239/RES 18/0683/FUL PRIVATE DWELLINGS 12/0472 ELLEN TINKHAM SCHOOL 18/0221/FUL DPD plan with approved/proposed developments overlaid Plan showing land uses 11 4 2.0 Background & Context Key: 1 Viewpoints Site Location 6 2.2 Visual Appraisal A landscape and visual appraisal has been undertaken to understand the visibility of the site and its context within 3