Urban Studio Appraisal of Sustainable Urban Extensions Tribal Urban Studio Roger Tym & Partners CampbellReith Final Report June 2008 Appraisal of Sustainable Urban Extensions Tribal Urban Studio Roger Tym & Partners CampbellReith Final Report A Report Commissioned jointly by: Contents 1 Introduction ...................................................................................................................1 1.1 Context ................................................................................................................1 1.2 Approach and coverage ......................................................................................2 1.3 Consultation ........................................................................................................3 1.4 Report Structure ..................................................................................................4 2 Part A Assessment of Broad Locations for Growth ......................................................5 2.1 Directions for Growth...........................................................................................5 2.2 Criteria.................................................................................................................7 Criterion 1- Sieve Mapping....................................................................................................7 Criterion 2- Infrastructure Capacity and Potential ...............................................................16 Criterion 3- Geoenvironmental Considerations...................................................................16 Criterion 4- Transport and Accessibility ..............................................................................18 Criterion 5- Housing Need...................................................................................................19 Criterion 6- Economic Development ...................................................................................20 Criterion 7- Regeneration Potential.....................................................................................21 Criterion 8 - Green Belt and/or Strategic Policy.................................................................21 2.3 Introduction to Directions for Growth Assessment............................................23 2.4 Direction A (Around Hucknall)...........................................................................26 2.5 Direction B (North of Bestwood)........................................................................29 2.6 Direction C (Northeast of Arnold/Gedling).........................................................31 2.7 Direction D (Trent Corridor East) ......................................................................34 2.8 Direction E (East/Southeast of Gamston) .........................................................37 2.9 Direction F (South of Clifton).............................................................................40 2.10 Direction G (Around Erewash Valley Towns)....................................................43 2.11 Direction H (West of Broxtowe/Bilborough).......................................................46 2.12 Direction J (Ilkeston, Kimberley and Eastwood)................................................49 3 Towards an assessment of individual sites.................................................................52 3.1 Directions for Growth.........................................................................................52 4 Part B Assessment of Individual Sites ........................................................................55 4.1 Introduction........................................................................................................55 4.2 Approach ...........................................................................................................55 Site A1 (Top Wighay Farm, Hucknall)...................................................................................... 59 4.3 Site A2 (Around Linby, Hucknall) ......................................................................65 4.4 Site A3 (East of Hucknall) .................................................................................70 4.5 Site A4 (Rolls-Royce Site, Hucknall).................................................................74 4.6 Site A5 (West of Westville, Hucknall)................................................................79 4.7 Site A6 (Whyburn Farm, Hucknall)....................................................................83 ii 4.8 Site B1 (North of Redhill, Nottingham) ..............................................................89 4.9 Site C1 (East of Lambley Lane, Gedling)..........................................................95 4.10 Site E1 (East of Gamston, Rushcliffe)...............................................................99 4.11 Site E2 (Edwalton, Rushcliffe).........................................................................104 4.12 Site F1 (Clifton Pastures, Rushcliffe) ..............................................................111 4.13 Site G1 (South of Common Lane, Bramcote) .................................................118 4.14 Site G2 (Between Stapleford and Toton) ........................................................123 4.15 Site G3 (Toton Sidings, Toton)........................................................................130 4.16 Site H1 (Nuthall, Broxtowe).............................................................................136 4.17 Site H2 (North of Stapleford)...........................................................................141 4.18 Site J1 (West of Ilkeston) ................................................................................149 4.19 Site J2 (Cossall Road, Ilkeston East)..............................................................155 4.20 Site J3 (Stanton Ironworks and Ilkeston South)..............................................159 5 Conclusions...............................................................................................................166 5.1 Recommended Sustainable Urban Extensions ..............................................166 5.2 Total capacity ..................................................................................................168 5.3 Implementation................................................................................................170 Figures Figure 1: The nine Directions for Growth in the study area……………………………………….6 Figure 2: Areas of Zone 2 and higher flood risk within the study area ....................................11 Figure 3: Statutory Environmental Designations within the study area ...................................12 Figure 4: Non-statutory Environmental Designations within the study area............................13 Figure 5: Heritage designations across the study area ...........................................................14 Figure 6: Grade 2 agricultural land within the study area ........................................................15 Figure 7: Direction A with all designations mapped.................................................................28 Figure 8: Direction B with all designations mapped.................................................................30 Figure 9: Direction C with all designations mapped.................................................................33 Figure 10: Direction D with all designations mapped...............................................................36 Figure 11: Direction E with all designations mapped...............................................................39 Figure 12: Direction F with all designations mapped ...............................................................42 Figure 13: Direction G with all designations mapped ..............................................................45 Figure 14: Direction H with all designations mapped...............................................................48 Figure 15: Direction J with all designations mapped ...............................................................51 Figure 16: The Directions for Growth after Part A Assessment...............................................53 Figure 17: Emerging areas with potential for development within remaining Directions for Growth 54 Figure 18: Area for further investigation after Part A assessment...........................................59 Figure 19: Site A1 after Part B assessment.............................................................................63 iii Figure 20: Site A1 Landscape and Boundaries view ...............................................................64 Figure 21: Area for further investigation after Part A assessment...........................................65 Figure 22: Site A2 after Part B assessment.............................................................................68 Figure 23: Site A2 Landscape and Boundaries View ..............................................................69 Figure 24: Area for further investigation after Part A assessment...........................................70 Figure 25: Site A3 landscape view...........................................................................................73 Figure 26: Area for further investigation after Part A assessment...........................................74 Figure 27: Site A4 after Part B assessment.............................................................................77 Figure 28: Site A4 Landscape and Boundaries View ..............................................................78