LAND TO THE SOUTH-EAST OFBEVERLEY December 2015 Development Brief Development LAND TO THE SOUTH-EAST OFBEVERLEY Contents 01 Introduction Page 02 02 Site and Surroudings Page 03 03 Planning Policy Context Page 05 04 Opportunities and Constraints Page 07 05 Design Requirements Page 21 06 Concept Masterplan Page 25 07 Delivery Page 38 Land to the South-East of Beverley Barton Willmore LLP St Andrews House St Andrews Road Cambridge CB4 1WB www.bartonwillmore.co.uk Tel: 01223 345555 All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence no. 1000019279 Graphic Design by Barton Willmore December 2015 1 LAND TO THE SOUTH-EAST OFBEVERLEY 01 Introduction This Development Brief has been prepared by Barton q protect and enhance long distance views of the Willmore on behalf of a consortium of landowners Minster; who have an interest in ‘Land to the South-East of q demonstrate the commitment to provide a quality Beverley (East of the Railway)’ as identified in the development; and East Riding Local Plan. The land has been identified q act as a framework for the determination of as a key growth area within the East Riding to planning applications for the site. provide a range of land uses including housing, employment, open space, a park and ride facility The Masterplan has been informed by local vernacular and associated infrastructure. The purpose of this and urban form to ensure that the proposals are in Development Brief is twofold. First, it seeks to provide harmony with the surroundings in both architectural guidance on how the land would be developed and, style and layout. A summary of the design secondly, once approved, would form the framework considerations is set out in Section 05 of this Brief. for the submission and determination of planning Regard has also been had to planning policy and the applications. constraints and opportunities arising from the site and its surroundings. The Development Brief has been subject to consultation with the East Riding of Yorkshire Council, statutory consultees and wider engagement with the public. The Brief is supported by a Masterplan which sets out broad land allocations and shows how the development could be integrated into the existing urban area. The Development Brief seeks to: q facilitate a sustainable pattern of development; q provide a clear explanation of the proposed development; q establish a clear set of guidelines for the design and layouts of the proposed development; Figure Site Location 1 2 LAND TO THE SOUTH-EAST OFBEVERLEY 02 Site and Surroundings The Site is located to the south of Beverley, lying immediately to the north of the Beverley Southern Bypass and immediately to the east of the Yorkshire Coast railway line which runs from Hull to Scarborough. To the north of the Site is the Beverley Leisure Complex which offers a range of indoor and outdoor sport facilities including playing pitches. Beverley Parklands is a 1990s residential development which also abuts the north of the site. The Site is predominantly greenfield land and measures approximately 44.67 hectares (110 acres). It comprises a number of fields; in many cases the fields are bounded by hedgerows and drainage ditches. There are a small number of scattered properties on the Site which obtain their access from Long Lane and Sparkmill Lane. The land is generally flat at 5 metres AOD. It is crossed by two overhead electricity lines which run from the Electricity Substation near Beverley Parklands southwards through the centre of the Site. Four Public Rights of Way interconnect across the site. Beyond Beverley Parklands and the Leisure Centre is Flemingate where a major retail and commercial development is under construction. Land west of the railway line is also allocated for residential development in the East Riding Local Plan. The Bypass provides the southern boundary to the Site and creates a new defensible boundary to the development of the town. Figure 2 overleaf illustrates the site’s context and its relationship to the town and the surrounding land uses. The Site is in a sustainable location with good access to a range of public transport options and it is a short walk or cycle to local shops and services. Beverley railway station is less than 1km to the north of the site and is accessible by foot, cycle or bus. Beverley is also served by a network of bus routes providing connections to the surrounding villages, towns and the City of Hull. 3 LAND TO THE SOUTH-EAST OFBEVERLEY Beverley Minster NORTH Legend Red Outline of Site Route of Bypass New Flemingate Development Beverley Leisure Complex Allotments Existing Residential Potential Housing Development Public Rights of Way Figure Site Context Plan 2 4 LAND TO THE SOUTH-EAST OFBEVERLEY 03 Planning Policy Context Policy Background q The notional net capacity for housing on this site has been estimated at 813 dwellings; The East Riding Local Plan Proposed Submission q An element of employment development is required Strategy Document and the East Riding Local Plan (approximately 4 hectares); Proposed Submission Allocations Document was q A comprehensive sustainable drainage system for published for consultation on ‘soundness’ in January the site. 2014. Since then the documents have been subject to examination and the Inspector’s Report is anticipated BEVR (Proposed Modifications March 2015) deals with shortly. Policy A1 of the Strategy Document identifies the park and ride facility and states: the area to the south of Beverley as ‘a key area of growth for the town’. Policy BEVK identified 37.34 ha This site is allocated for development as a of land east of the railway for development and Policy Park and Ride facility including ancillary uses. BEVR an area of 4.5ha for a park and ride facility. Proposals will be required to: Policy BEVK (Proposed Modifications March 2015) a. Incorporate comprehensive sustainable states: drainage systems. “This site is allocated for mixed use including The Beverley Park and Ride will complement the housing, employment and open space Beverley Integrated Transport Plan (BITP), which has development. Proposals will be required to: involved the construction of the Beverley Southern Relief Road. The primary objectives of the BITP are a. Provide for a substantial landscaped buffer to alleviate traffic congestion in the town centre, to the southern boundary adjacent to the contribute to the town centre economy and to improve southern relief road; the town centre environment. The Park and Ride will b. Protect and enhance long distance views of provide for a direct bus, cycle and walking link to the Minster from the southern approaches to Flemingate. the town; c. Incorporate comprehensive sustainable The supporting text to BEVR identifies that ancillary drainage systems; and uses such as public conveniences, information points, d. Prepare a masterplan to guide development and seating areas could be provided. The policy also of the whole site that must be submitted advises that proposals will need to be designed to to and approved in writing by the planning minimise any impact on the amenity of the adjacent authority.” residential development to the north and west, for example through controlling floodlighting. The supporting text to these policies provides further design parameters for the strategic development, which includes: q The line of the southern relief road and the proposed Park & Ride scheme as defining the southern extent of the site, and a strong and defensible boundary to the new urban edge; 5 East Riding Local Plan LAND TO THE SOUTH-EAST 2012-2029 OFBEVERLEY BEV-B Proposed Modifications Policies Map BEV-A March 2015 SM148 BEV-C LEGEND Figure East Riding Local Plan (2013-2029) 3 Extract from the Proposed BEV-D Modification Map (March 2015) BEV-P SM150 Town Centre Inset 4a BEV-M BEV-E AM4 BEV-F AM37 BEV-O BEV-H SM149 SM84 AM26 SM84 BEV-K BEV-Q BEV-I SM112 BEV-R BEV-J Beverley SM84 SM84 Inset 4 BEV-L This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of © East Riding of Yorkshire Council Her Majesty's Stationery Office Crown Copyright 2015. 6 SM84 Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. ©Crown Copyright and database right 2015. Ordnance Survey 100023383. East Riding of Yorkshire Council. 1:16,500 [ Contains public sector information licenced under the Open Government Licence V1.0 LAND TO THE SOUTH-EAST OFBEVERLEY 04 Opportunities and Constraints In preparing the Development Brief and Masterplan, objections on the basis that the majority of the site consideration has been given to the planning policy is within flood zone 1 and only the employment land context, consultation responses, site constraints and and open space is located in flood zone 2 and 3 (i.e. proximity to Beverley Minster and opportunities for less vulnerable use). English Heritage raised initial ecological and landscape enhancements. concerns about the development impacting upon views of the Minster. However, the Development Planning Policy Context Brief has been amended to ensure opportunities to protect and enhance views of the Minster are fully The National Planning Policy Framework (NPPF) explored. Natural England welcomed the opportunity focuses the planning system around the principles of to create wildlife corridors and features. Sport England sustainable development namely economic, social and welcomed the addition of new playing fields. environmental considerations. The NPPF establishes a presumption in favour of sustainable development, A series of community engagement events were which encourages Local Planning Authorities to adopt undertaken, which included a public exhibition and a positive approach to development if it accords with presentations to Woodmansey Parish Council and an up-to-date, or emerging development plan.