Kuehne & Nagel Site,

Stubby Lane

Design and Access StatementJanuary 2015

M7 Real Estate LPP

P/2015/00220REVISED16.6.2015

Vision for Kuehne & Nagel Depot, Stubby LaneStubby Lane masterplan to deliver a vision that means the following aspirations for a sustainable community:

Pleasant environment to live & work

Community building/hub

Ecology

Health

Access to open countryside

Safe environment

Employment

Extra Care

Work/business from home

Homes for families

Quality environment

Affordability

Play space

Rural life

Connection with nature

Natural play space

170 new homes

Wellbeing

Contents

1.Introduction 1

2.Assessment 2

3.Involvement 10

4.Evaluation 11

5.Design 13

6.Conclusion 17

Appendix 1: Indicative Masterplan

IntroductionThe Application Site is situated off Stubby Lane and located between the Parishes of Draycott and Marchington. The total site area is 9.8ha (approximate) and is currently used for logistics by Kuehne & Nagel (K&N).

The Design and Access Statement (DAS) has been produced on behalf of M7 Real Estate LLP (Applicant) and forms part of a suite of documents that has been submitted in support of the proposed mixed-use development comprising of the following:

• 170 residential units with 10% affordable units (Use Class C2)• Extra Care Home facility covering 0.73 hectares and providing 45 care units,

of which 7 will be bungalows (Use Class C3)• 30 Live/Work units (Use Class Sui Generis)• 1,000m² Offices (Use Class B1)• Provision for a community hall (Use Class D2)• Business support offices for live/work units (Use Class B1)• Creation of natural play space, enhancements to ponds and creation of a Local

Nature Reserve

This document accompanies the outline planning application and aims to demonstrate a structured design thought process involved in creating the masterplan and has been informed by stakeholders, the local community and the design team.

Parkwood Consultancy Services (PCS) have prepared the DAS in collaboration with the project team and the following have contributed to the document:

PCSPlanning Consultants, Master Planner, Landscape Architect, Environmental and Energy ConsultantsAmbiente & LustreGround conditionsSavoy ConsultingHighways ConsultantsECUSEcologyWaterco ConsultantsWater and Hydrology Consultants

PurposeThe format of this document follows the requirements of the Town and Country Planning Development Management Procedure Order 2010 (as amended) for applications of this type to be accompanied by a Design and Access Statement.

The design concept and masterplan responds to National Planning Policy Framework (NPPF) in particular to the governments commitment to good design which is an integral part to sustainable development.

The DAS for this outline planning application should be read in conjunction with

the following documents:

• Planning Statement• Statement of Community Consultation• Design and Access Statement (this document)• Transport Assessment• Travel Plan• Ground Investigation• Ecology Report• Illustrative Masterplan

The document structureThe Design and Access Statement is structured as follows:

1. Introduction - summary and purpose of the DAS (this section).2. Assessment - analysis of the Site and it surroundings, appreciation of

typologies, accessibility, local facilities, the landscape character and planningcontext.

3. Involvement - process of engagement with Parish Councils and consultationswith the local community and evaluation of key aspects to inform theproposal.

4. Evaluation - brings together constraints and opportunities identified throughthe assessment, aspirations and design principals to inform the masterplan.

5. Design - detailed assessment of the masterplan.6. Conclusion - drawing out the key points.

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Majority of Site coverage is occupied by hardstanding (including extensive car parking and private access) and large industrial warehouse buildings used for distribution. There is limited topographical variation across the Site.

Site boundaries are defined as follows:

Boundary includes the junction of Stubby Lane and the unnamed access that runs north, and grassland to the west of the access. The Site also covers a narrow stretch of grassland that projects further west at the mid section. The Site boundary is defined by the trees and hedgerows around the Site. There is an area of grassland to the south side of the access road which is also part of the Site.

IntroductionThis chapter seeks to investigate the wider context to understand the local uses, settlement patterns, landscape and how this character will inform the masterplan. The assessment is structured as follows:

• The site context – this includes site land uses, traffic, ecology andcontamination.

• The surrounding area – this includes landscape, historical settlement, landuses, transport, density, mix and detailing of buildings.

The site context

Application SiteThe Site is 9.8ha in size and located on the north side of Stubby Lane. The cross-road off Stubby Lane and Main Road, Draycott is less than a mile south-east, and the junction of Jack’s Lane, Marchington is 1.5 miles (approx) from the Site.K&N currently lease the Site that operates as a strategic location for logistics.

Previous use of the Site was by the US Army primarily during the Second World War. There are no public rights of way across the site.

Access to Site is off Stubby Lane.2.A

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Draycott in the Clay

Marchington

HM Prison Dovegate

Marchington Indus-trial Estate

Burton upon Trent (8.9 miles approx)

Sta�ord (36 miles approx)

Uttoxeter (5 .5 miles approx)

Diagram 1: Plan showing the site in context to villages and centres

Diagram 3: Site Location

Diagram 2: Aerial view of the Site & boundary in red (Base map from Google)

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ContaminationSite investigations have been undertaken to ascertain the level of contamination at the Site. Key findings reveal very little contamination that would prevent the Site being developed as proposed. Soil samples taken have revealed that the Site is relatively clean with the exception of oil found in the ground towards the eastern boundary. The Site Investigation Report states that the oil leakage is localised and can be easily treated for decontamination.

FloodingThe Site is identified as Flood Zone 1 on the Environment Agency Flood map, which is a low risk of fluvial/tidal flooding. Although, the Site has been designed with poor drainage and a ditch was installed to help manage the surface water drainage.

EcologyThe Site has been assessed in relation to ecological importance. Below is a summary of the findings and a mitigation strategy proposed, subject to

discussions and agreement with Natural England: • Ponds are considered to be an important habitat feature for a wide variety of

plant and animal species and accordingly this feature will need to be enhanced to offset any potential impact of the masterplan on biodiversity.

• The wet ditch has a negligible value for nature conservation.• The Site supports Great Crested Newts (GCNs) sustained by the large pond

and suitability for terrestrial foraging and hibernation habitats.• There are also foraging and roosting bats, common reptiles and nesting

birds. Further surveys are required, however, the proposed masterplan can be designed in such a way as to avoid impacts to protected species that are significant above the zone of immediate effect.

Mitigation measures include:• GCNs: trapping and translocation programme• Bats: dawn return survey of whole Site• Reptiles: Phased/directional Site strip to avoid potential impacts to common

reptiles• Barn owls: a pre-demolition check for the presence of barn owl• Breeding birds: clearance works outside of bird breeding season (March –

August inclusive).

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Location of oil contamination found

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Diagram 4: Extract from Contamination Report (Lustre Consulting)

Diagram 5: Extract from Ecology Report (ECUS)

The surrounding area

The character of Stubby LaneStubby Lane study area includes the stretch been the junction of Jack’s Lane and Stubby Lane (Marchington) and the cross-road of Stubby Lane and Main Road (Draycott) and developments off Stubby Lane. The Landscape Assessment has a much wider and broad coverage which is defined further below.

The general character of Stubby Lane is of a pleasant and quaint country lane with defined trees and hedgerows along with scattered housing. Towards the Draycott end of Stubby Lane the properties are primarily modern built housing. This area of Stubby Lane is at the edge between the village and the rural area. There is a transition from linear housing changing to a rural setting further north along Stubby Lane, this is defined by some open views into the countryside, scattered housing, trees and hedgerows. Located near to the mid section of Stubby Lane the character becomes semi-rural with the presence of residential housing along and off the road. Common building materials across Stubby Lane and housing off Stubby Lane is red brick with pitch roof, there are some examples of rendered buildings and timber cladding. Marchington Industrial Estate is relatively well screened at the boundary with hedgerows and trees. The character between the industrial estate and the Site has a semi-rural feel due to the presence of a number of residential properties

and buildings on Stubby Lane and leading off the road.

The presence of industry and HGV’s makes Stubby Lane a busy road. The varying mix of uses (residential, farming, employment and restaurant) sandwiched between the two Parishes creates a vibrant and busy road. LandscapeA Landscape & Visual Impact Assessment (LVIA) has identified the landscape character and visual amenity of the Site and its context. Key findings and recommendations of the LVIA draws out the local characteristics of the study area to inform the masterplan that responds to its setting. Three landscape character areas have been identified and assessed which are categorised as industrial, farmland and escarpment. Below sets out these areas and the sensitive aspects: Industrial: this includes the Site and the landfill site next door. This is mainly flat hedgerows and hedgerow trees with substantial areas of self-seeded shrub and backed up with fencing. The Site is used for Logistics, and there are a considerable amounts of HGV’s arriving and leaving the Site. The landfill site is raised above the surrounding landscape and this is out of character with the 2

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Diagram 6: Aerial view of Stubby Lane (Base map from Google)

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surrounding areas. The general impression is bland, muted, simple and enclosed landscape, which is not attractive. This character area is considered to be of low value with the exception of the larger pond which is attributed to medium value. These value ratings relate to the frequent detracting features in the area and lack of features worthy of conservation. As a consequence, with the exception of the pond the overall sensitivity rating is either very low or low. Commercial/industrial land use has a low value but would be very susceptible to potential change and the sensitivity rating is medium. Overall, this area has been considered as low sensitivity. Farmland: majority of the area is pasture grazed by animals from the farms. The landform is rolling, varying in height from 75 – 100m AOM with small and medium-sized fields, edged with hedgerows and hedgerow trees. There are mainly scattered houses, farms and the hamlet of Moreton to the north. The area is divided by the B5017 that is a narrow, rural road that is used by quite a number of HGV’s visiting the Site and the Marchington Industrial Estate. The perception is diverse with some open and some enclosed areas, along with generally pleasant views of the countryside. The value of all the aspects identified in this character area range from high to medium, with some distinctive features forming a strong sense of place with occasional detracting features. Most of these were considered to be moderately susceptible to potential change, while the pasture land cover and brick materials were attributed a rating of barely susceptible, and therefore very low sensitivity. Other aspects were considered to be medium or high sensitivity, the latter category consisting of the human elements of hedgerows, banks, and low density brick housing. Overall, this area has been considered as medium sensitivity. Escarpment: this area to the south rises steeply up to Banktop and Bullspark woods. Dense woods form the backdrop for the area which is cut by Banktop Lane that runs to the south-west in the direction of the village of Newborough. At the western end is Woodedge Lane, a dead end which leads up to the hamlet of Woodedge. These lanes have high hedges and as they run up the escarpment there are steep banks which prevent any views out over the countryside. There are scattered houses and farms along these lanes which have a tranquil, rural feel to them. The area is simple, peaceful and comfortable. The landscape value of all the identified aspects within this area was rated as either medium or high, with the latter category including the steep escarpment. Steep escarpment was considered as very susceptible to potential change and has been rated as very high sensitivity. This is a highly distinctive character with few detracting features. Hedgerow trees, banks and low density scattered housing was considered as highly sensitive.

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Diagram 7: Study Area & Landscape Character Areas (Parkwood Consultancy Services)

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Historical settlementMarchington and Draycott have been mentioned in the Domesday book where it is listed amongst land owned by Henry de Ferrers. Historical maps below show that since 1805 - 1874 Stubby Lane has remained relatively static and that the residential developments off Stubby Lane took place between 1980 - 2000. In recent times, the major changes have been the Marchington Industrial Estate and the K&N Site, being used for logistics.

Listed buildingNo. 68 Stubby Lane is a Grade II Listed Building and is located 60 metres from the Site access. It is understood that the building was constructed around late 18th century, alterations have been made. The details of the building are as follows:

Red brick, clay tile roof, brick end stacks. Alterations have been made to the west of the wing around early 19th century. More recently, additions and alterations have been made to the rear (north). The original building was 2 storey, however, a 3rd floor was added early 19th century.

Land usesLand uses along Stubby Lane are primarily agricultural, residential and industrial with a place of worship, a restaurant and a leisure/tourist use next to the Site access. Draycott is predominantly residential with a first school (children from 5-9 years old), community hall and a shop. Marchington is also predominantly residential with a first school and a community hall.

With the exception of the primary schools and places of worship, there are limited facilities and Draycott relies upon larger nearby villages to provide services, for example, the nearest doctors surgery is Sudbury (2.5 miles), and the nearest library is located in Uttoxeter (5.5 miles) which also offers shops, restaurants, a supermarket and petrol station the distance.

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1805 1874Stubby Lane with a small number of buildings. Marchington and Draycott had a small group of buildings and a church.

1897 - 1904Draycott steadily developing with more buildings. Additional developments at Marchington.

1919 - 1926With the exception of a few developments there has been little change noted.

1945 - 1948There appears little development. It is noted that the British Army occupied the Site prior to use by the US Army between 1941 - 1944.

Prison

Sewage treatment

Landfill site

Employment

Wood area

Primarily residential

Primary school

Open field & farming

6Diagram 8: Historical Maps from

1805 - 1948 Diagram 9: General Land Use Plan

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Transport

Transport strategic road networkStubby Lane is an adopted highway with no footpath passing across the Site and is subject to the national speed limit. There is a bus service (402) a long Stubby Lane that commences at Uttoxeter to Burton upon Trent and passes Marchington, Draycott and Hanbury. Public transport by railUttoxeter is the nearest railway station which is 5.5 miles (approx) from the Site. The station provides access to Derby and Crewe and stations between. Cycle routesThe nearest SUSTRANS route passes Sudbury.

Density, mix and detailingIt is essential to understand the local typologies, detailing and densities of developments within the local area and five sample locations have been selected to provide a good cross-section that looks into their character, density and housing type. The study areas are as follows:

1. Woodviews, Marchington2. Hilsea Cresent, Arborfield Road and Didcot Drive (off Stubby Lane)3. Deep Cut Road (off Stubby Lane)4. Stubby Lane towards junction of Main Road, Draycott5. Hollow Lane, Draycott

1. Woodviews, Marchington• Detached properties• Some properties have integral garages• Off-street parking at front of house• Gardens relatively large in size• Average of 21 dwellings per hectare

2. Hilsea Cresent, Arborfield Road and Didcot Drive (off Stubby Lane)• Townhouses• Parking primarily located at a central courtyard, some off-street & on-plot• Designed with open space overlooked by properties with exception of play

area located at the western extent• Properties have front & rear gardens• Average of 40 dwellings per hectare

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Diagram 10: Map Showing Location of Study Areas in Relation to the Site

Diagram 11: Area Used to Calculate Density for Woodviews, Marchington

Diagram 12: Area Used to Calculate Density for Hilsea Cresent, Arborfield Road and Didcot Drive

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3. Deep Cut Road (off Stubby Lane)• Semi-detached properties• White/cream rendered properties with pitch roof & red tiles• Wide frontages with & spacious rear gardens• Off-street parking with some parking bays on-street• Narrow road with open space at the centre• Properties look onto open space • Average of 20 dwellings per hectare

4. Stubby Lane towards junction of Main Road, Draycott• Detached properties• Some have integral double garages well set back from the road• Gardens relatively large in size• Red brick and pitch roofs• Varying degree in shape of properties• Average of 15 dwellings per hectare

5. Hollow Lane, Draycott• Semi-detached properties• Parking off-street• Front & rear gardens• Red brick with pitch roofs• Average of 29 dwellings per hectare

Local identityAssessment has shown that the development density ranges from 15 dph to 40 dph across the sample area. The highest densities are found at Hilsea Cresent, Arborfield Road and Didcot Drive which is 40 dph compared to a lower density found at Stubby Lane/Main Road which is 15 dph.

Dwelling typesTypical storey height of dwellings along Stubby Lane is 2 storey. There are examples of large detached, semi-detached and townhouses as shown in the sample area.

MaterialsThe predominant building material used is red brick in a variety of shades. In addition to brick, render and timber cladding has also been noted.

Industrial buildings are typical frame structures rendered in steel and are well screened from Stubby Lane. Planning context

National policyRelevant national and local planning policy is set out below:

National Planning Policy Framework (NPPF) 2012Paragraph 7 sets out the three dimensions of sustainable development. The masterplan has responded to the need to balance economic, social 2

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Diagram 13: Area Used to Calculate Density for Deep Cut Road

Diagram 14: Area Used to Calculate Density for Properties on Stubby Lane

Diagram 15: Area Used to Calculate Density for Hollow Lane, Draycott

Image from Google Street View

and environmental dimensions.

• Economic: construction will create local opportunities for construction related businesses and apprenticeships. There will be employment created at the Extra Care Home, offices, business support and at the live/work units.

• Social: the scheme will provide a range of social facilities within the Extra Care Home for the wider community to use and a potential community building that could be used for such things as indoor sport and social gatherings. Recreational uses and activities include the natural play area and a nature reserve. This proposal will significantly contribute to the social cohesion and provide new opportunities to support wellbeing. The masterplan creates a pedestrian link into the future County Park and this promotes health and wellbeing benefits.

• Environmental: the masterplan proposes a buffer zone around the boundary comprising of trees and hedgerow trees, enhancements to the ponds and retaining as much of the trees and hedgerows as possible. This will promote Site biodiversity.

Paragraph 14 states that there is presumption in favour of sustainable development which should be seen as a golden thread running through both plan-making and decision-taking.

Section 4 Promoting sustainable transport - there is a proposed bus route into the site and a well connected cycle and pedestrian networks. The masterplan intends to support the Council in creating a better link off Stubby Lane, the internal layout is permeable and well accessible by walking and cycling, and the future link into the County Park has been accommodated.

Section 6 Delivering a wide choice of high quality homes - this scheme will significantly boost the supply of housing and would provide 10% affordable housing.

Section 7 Requiring good design - good design is a key aspect of sustainable development and is indivisible from good planning. From concept through to indicative masterplan this scheme has incorporated good urban design principles to make places better for people.

The masterplan responds to one of the sites key characteristics which is the green openness to create a nature reserve/orchard, accessible open space/play area and enhancements to promote biodiversity.

Creating a safe and accessible environment will be achieved by having properties that face onto the public realm.

Section 8 Promoting healthy communities - the scheme will provide access to the future County Park, open spaces, provision for an indoor

sports facility (community building) and access to the gym situated in the Extra Care Home.

Section 10 Meeting the challenge of climate change, flooding and coastal change - new dwellings will be built to achieve Level 3 Code for Sustainable Homes.

Local planning policy

East Staffordshire Local Plan 2013This section summaries key policies taken into account in the design of the masterplan and outline planning application:

Strategic Policy 24: High QualityRelated to the importance of high quality design and delivery of sustainable development. Reference is made to the Councils Supplementary Planning Document (SPD) on Design Guide.

This is followed through into Design of New Developments Detailed Policy 1.

Emphasis is placed on delivering schemes that are sensitive to impacts on climate change, make efficient use of land and at the same time create a sense of place that responds to the distinct local character.

Strategic Policy 29: Biodiversity & GeodiversityThis policy seeks to protect, maintain and enhance the biodiversity and geodiversity within the Borough and in relation to this application the proposal includes enhancements and supporting the biodiversity which will also have multi-functional benefits.

Strategic Policy 34: Health & WellbeingThis policy aims to promote developments that make opportunities for social interaction in a variety of ways. This proposal has been developed in consultation with key stakeholders to identify ways to maximise on creating a socially vibrant environment.

Detailed Policy 2: Designing in Sustainable ConstructionThis detailed policy encourages developers to deliver low carbon buildings and energy improvements to existing uses and activities.

Design Guide SPD (June 2008)Key purpose of the SPD is to improve the quality of design in all new development across the Borough and sets out the value of good design. Principles set out in the SPD have been followed in the preparation of the masterplan and outline planning application.

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Commitment to engageM7 Real Estate LLP (Applicant) have been keen to adopt best practice in public consultations and engagement with key stakeholders from the beginning of the development process. One of the core principles set out in the NPPF is that planning should empower local people to shape their surroundings. NPPF also encourages developers to engage with local communities before submitting a planning application.

Consultation processPublic consultations were held in Draycott-in-the-Clay village hall (December) and Marchington village hall (November). There have been presentations with both Parish Councils and discussions over the phone with East Staffordshire District Council concerning the proposal. Key points from consultations and engagement have been incorporated into the revised masterplan.

Key stakeholder engagementIn pre-application discussions with the Parish Councils, the masterplan has been generally welcomed as this proposal is considered to be an improvement to the environment when compared to the current activity and uses on the Site. There have been three specific requests to alter the masterplan, the first, provide a community building that would be sufficient size to hold a badminton game, second, secure an area for future parking near to the northern boundary as the landfill site is being considered as a County Park. Third, contribution towards pedestrian access along Stubby Lane as it was understood that improvements were due to take place as part of off-Site highway improvements for a planning application made by K&N. The masterplan has appropriately responded to all these requests and has been revised accordingly. Design responseIn general, there has been positive feedback from the public during the consultation period, in which it was suggested that the development would strain existing facilities. The materplan has allowed for an Extra Care Home that will provide some facilities which include a drop-in doctors surgery, a shop, restaurant, coffee shop and a gym and other facilities. A well screened boundary will minimise visual impact from the development. The height will have a minimal impact as the majority of the development will be 2 storey and some buildings that will 2.5 storey (maximum). The Site is also set back from Stubby Lane and is partially visible from certain view points, therefore, the impact is considered to be minimal and a significant improvement when compared to the large warehouse buildings that currently detract from the rural environment.

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Visual appraisalThe Site lies within a rural setting with a strong enclosure of trees and hedgerows along majority of the boundary. Stubby Lane is a tranquil road with a number of scattered buildings and defined boundaries made up with trees and hedgerows walls fencing this provide screening the Site.

Views• View taken of the Site access looking towards Stubby Lane

• View of open countryside from eastern boundary

• View from northern boundary looking towards the former landfill site

Constraints and opportunitiesThere are a number of site features that are key constraints and opportunities which are:

• Views of the site from the open countryside• Significant boundary/vegetation• Potential options for pedestrians/cycle links• Sensitive edge• Listed Building near to the access• Ecological sensitivity• Leisure/tourism use near to the access• Poor pedestrian access to the site

Concept masterplanThe fundamental shape of the proposed masterplan layout and extent of the development is defined. This sets out the key principles which include:

• Maintaining screening of the proposed development along the boundaries.• Using existing access and enhanced pedestrian link off-site. Potential to

improve pedestrian and cycle accessibility within the Site and connectivity to the future County Park.

• Community building to be used by future residence, existing residents and the local community along Stubby Lane and parishes.

• 10% affordable housing• Employment land• Extra Care facility to support elderly residents• Creation of a nature reserve/orchard for residents

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nViews of Site from open countryside

Signi�cant boundary/vegetation

Potential pedestrian/cycle link

Sensitive edge

Ecological sensitivity

Listed Building

Leisure/tourism use

Poor pedestrian access

Site coverage of buildings & hardstanding

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Housing

O�ces

Extra Care Home

Live/Work units

Provision for community hall

Ecology enhancement areas

Pedestrian/cycle access to County Park

Pedestrian connectivity

Play area/open space

Orchard/nature reserve

Boundary screening (retained & enhanced)

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Diagram 16: Constraints & Opportunities Plan

Diagram 17: Concept Plan

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Masterplan used in consultationsThis masterplan set out the parameters of development to inform residents of the likely uses and activities proposed. It provided an indicative area for each use proposed. Changes after consultations and further engagement with key stakeholders includes the following:

• Include in housing area and reduction in live/work units• Provision of a community hall and business support• Nature reserve/orchard to promote biodiversity and access for residents to

green spaces• A large open space/play area• Potential access from the Site to the County Park

Masterplan illustrativeDevelops the initial concept principles and takes on board feedback from the Parish Councillors and residents. This masterplan has incorporated the provision for community buildings access and parking for future access to the countryside.The masterplan establishes a permeable block structure and well connected street layout. The boundary edges of development provides screening to minimise visual impact to the escarpment.

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Diagram 18: Masterplan Used for Consultations

Diagram 19: Illustrative Masterplan

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10 20 30 40 50Scale (metres) approx

Play area & open space

Road access

Pond

Trees existing & proposed

Housing - 41,308m²

Extra care home (12,617m²)(including support facilities and parking)

Live/Work units (11,847m²)

O�ces/workshops (5,391m²)

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The illustrative masterplan layout presents an appropriate design response to the site constraints and opportunities, local context, technical studies, public consultations and engagement with stakeholders. This section of the document will describe the key principles of the indicative masterplan layout in detail. Proposed masterplan is defined as a mixed use development with primarily residential housing with a central play area for easy access for residents. The residential layout is based on a block pattern with housing facing onto the street and gardens backing onto gardens, and with principal windows facing onto the street to provide passive surveillance. This layout offers optimum security and safety of people and private property. Summary of floor accommodation and floor areasThe proposed development will provide 170 houses of which 10% will be affordable, elderly Extra Care facility covering 0.73ha of land to provide up to 45 units of which 7 will be bungalows, 30 live/work units (21 residential above office space and 9 with separate residential with garden), offices 1,000m², provision for a community hall, business support offices 220m², and enhancements to both ponds and creation of a biodiversity area to be used as a nature reserve.

Residential densityThe proposed residential area is 5.5ha which will provide 170 dwellings. The Site area includes part of the main route into the Site, all roads within the residential development, and the central play area. This provides an average density of 31 dwellings per hectare (includes roads and play space). The scale and massingResidential housing will be 2 storeys in height.

Extra Care HomeThe Extra Care Home building will have a storey height of 2.5 stories. Although, the buildings will be 2 storey, due to the floor to ceiling heights the depth the storeys provided will be 2 storeys. The bungalows will be single storey. Community building and business supportThe community hall and business support building will be single storey. OfficesThe offices which will have a storey height of 2.5 stories. Similar to the Extra Care Home, the floor to ceiling heights the depth the storeys provided will be 2 storeys. Live/Work unitsThe live/work units will be 2 stories in height.

ResidentialThe residential typology will range from the following:• Detached• Semi-detached• Townhouse• Live/work units• Bungalows• Extra care Home• Offices• Community hall and business support

There will be a distribution of affordable housing between the proposed typologies. Affordable units are distributed in clusters of two units across the Site. Affordable units will be physically and visually indistinguishable from market housing. Materials & characterThe primary building material for the majority of the masterplan is red brick and pitch roof to reflect the local distinctiveness. Office buildings and will be timber cladded pitch roof drawing on the design from the restaurant along Stubby Lane and to also distinguish these buildings from the rest of the housing development. The remaining buildings (community building and business support, live/work units, Extra Care facility building and bungalows) will be red brick with pitch roof. Colours and materials will reflect the local distinctive character and below is an example of the proposed palette of colours and materials that will be followed through in the detailed design stages:

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Local for Possible Community hall & business support offices for live/work units220m² (approx) comprising a community hall & business support for live/work units Building will have shared reception/services16 car parking spaces

Offices1,000m² (approx) offices (Class B1)36 car parking spaces

0 10 20 30 40 50 metres (approx)

Live/Work21 x live/work units - residential above9 x live/work units - residential separated by gardenTotal live/work units = 3048 car parking spaces on street Extra Care Home

38 x bedrooms at the extra care home building7 x bungalowsTotal extra care units = 45Total of 73 car parking spaces somespaces allocated for potential futureparking provision for county park

Residential75 x townhouses (3 bed)60 x semi-detached (3 bed)35 x detached (4 bed)Total residential units = 170

Diagram 20: Masterplan Showing Quantum of Development

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Extra care facilities contains:• Main entrance• Pickup and drop-off areas outside reception on the car park• Reception lobby• Shop unit• Visible administration• Cafe / bar / restaurant• Lounge for residents• Fitness suite library IT room crafts room• Drop-in healthcare facilities accessible by residents of the Extra Care

home and the wider community (including future residents, Stubby Lane, Marchington and Draycott)

• Kitchen• Plant and maintenance room• Care apartments at ground floor first floor levels

Staff and visitor parkingParking for future visitors to the County ParkCentral Gardens spaceBungalows with off-street parking and private garden Green infrastructureA green infrastructure network has been developed to deliver three key aspects. Firstly, provide a screening buffer for the proposed developments. Secondly, enhancements for biodiversity by creating a new nature reserve, thirdly, manage the surface water drainage on Site. Screening landscape strategyRetaining as much of the hedgerows and hedgerow trees at the boundaries as possible and to plant new hedgerows and hedgerow trees at identified locations to maintain screening and minimise visual impact. Ecology enhancementsThe Site has the presence of Great Crested Newts (GCNs) which are legally protected species. The large pond will become enhanced to provide a suitable habitat for GCNs and to encourage biodiversity. The measures for improvement will be discussed and agreed with Natural England to ensure the long-term survival of GCNs and wider biodiversity improvements. The masterplan has identified an area of semi-improved grassland to the west of the Site that has the potential for ecological benefit and help off-set against potential loss. This area will benefit from better management to allow biodiversity to thrive. DrainageIt is understood that there is a drainage ditch running along part of the western boundary towards the large pond. This will be realigned to connect the proposed nature reserve with the large pond and with the potential to create a sustainable urban drainage system.

Recreational and play spacesFollowing best practice for ‘Design for Play’: A guide to creating successful play spaces (2008). The play area will be located at the heart of the residential area and will be a bespoke design for natural play, meet the community’s need, access for children of different age ranges to play together, sustainable and appropriate maintenance, and to allow for change and evolution over time. Street typesDiagrams below represent the typical building enclosures. The main route offers vehicular, pedestrian and some parking for visitors. The residential roads are narrow to reflect change in character and shared surface areas are located in quieter areas of the development with no through vehicular traffic.

Highways & Access

Access will be maintained off Stubby Lane, there will be highway improvements to create an adequate visibility splay details. There is commitment from the Applicant to enter into a S106 Agreement which includes a contribution towards off-Site improvement of the footpath along Stubby Lane, this is subject to further discussions with the Local Planning Authority. 5

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Main routeWidth encloure between 15 - 18 metres

Shared surfaceWidth encloure between 10 - 12 metres

Boundary edge/screeningVaried width of screening at boundary

Residential roadsWidth encloure between 13 - 16 metres

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Diagram 21: Indicative Street types

Within the Site there will be carefully designed pedestrian crossing at potentially busy nodes which include the community hall, play area and the Extra Care Home which will be used by the wider community for a variety of functions/activities. Cycling will be encouraged by providing parking facilities at the community building, live/work units, business support offices and the Extra Care facility. Service and emergency vehiclesService and emergency vehicles will gain access to the development via the same route as other vehicles. Car parking strategyThe 170 residential units will have off-street parking provided. The parking provided will be two on-plot, the exception is that large detached properties will have a double garage and parking on plot for 2 vehicles (total of 4 spaces). The community hall and business support building will provide 16 car parking spaces at the forecourt. The layout and location spaces will be determined at reserve matters stage. Unallocated visitor space will be provided on-street in clearly defined areas integrated into the street design typology. This will be designed to alleviate any problems associated with inappropriate casual on-street parking. Parking for the Extra Care Home will be primarily for residents and staff. There will also be parking for visitors to the Extra Care Home and also for future visitors to the County Park. The live/work units will have 48 on-street parking spaces that will be shared with residents at the live/work units and with visitors to these units. Energy & sustainability

Energy and CO² emissionsIn an effort to reduce the developments impact on environment and energy demand, a strong emphasis will be placed on energy efficiency in the scheme. As such, the following measures will be followed:Materials and technologies chosen for the construction will be such that the Dwelling Fabric Energy Efficiency and Dwelling CO2 Emission Rate will reach better values than the targets set out in the current Building regulations, aiming for a 10% improvement for the CO2 emission rating from the target. Where white goods are provided or available for purchase, the energy rating under the EU Energy Efficiency Labelling Scheme will be A or above, and both information and certificate will be made available to the owner. These measures should improve the energy efficiency of the houses, by reducing the amount of heating required for the buildings and power for the appliances.

The development will be connected to electricity and gas mains, and Community Heating Schemes will be considered for parts of the development for increased

efficiency. Smart meters will be fitted in properties in order to provide the owner with the required information to implement his/her own energy usage monitoring and reduction strategies.

Sufficient outdoor drying facilities will be provided in all gardens.Lighting in common areas will be fitted with ‘dusk to dawn’ daylight sensors, and Passive Infrared controls will also be used where appropriate. Energy efficient fluorescent lighting technology or more efficient will be used. Additionally, window size and location for offices and dwellings will be designed to maximise usage of daylight, hence reduce the need for electrical lighting.

Over a quarter of the development is proposed to be north-south facing, which will allow maximum solar gains from photovoltaic or solar thermal systems around midday for these properties. The rest of the properties are predominantly east-west facing, which if photovoltaic panels were fitted would deliver electricity to the household during common occupancy, in the morning and late afternoon, with maximum benefits during summer. The benefits of east-west orientation has recently been praised, as most of the installed systems are currently south facing and hence synchronised to feed a peak of electricity to the grid outside the hours of highest demand.

If most of the solar efficient space was used across the development, an installed capacity of around 300kW of solar power could be reached, producing around 200,000kWh of electricity per year and reducing GHG emissions by nearly 100,000 KgCO2 per annum.

Building materials and site designMaterials used on the development will be procured responsibly and the environmental impact of materials will be assessed before purchase to help reduce potential impacts on climate change. Recycled materials will also be considered where appropriate.

Certification schemes outlined in the Code for Sustainable Homes for responsible sourcing of materials will be evaluated to help decide which is the most suitable. Timber used on the development will be legally sourced in accordance with the UK Government Timber Procurement Policy.

Over a quarter of the development is proposed to be north-south facing, this will allow for the maximum solar gain from these properties. This will, as a minimum, offset the increase in energy usage brought by the move from the logistics warehouse operation to the proposed development, as it will reduce the demand on conventional energy by the development. Thermal energy will be investigated to ascertain its potential uses within the Extra Care Home, community hall and other larger buildings which have adjacent accessible open spaces.

The majority of dwellings have moderate outside space with front and back gardens to allow for alterations and expansion. Giving people the opportunity to change their homes allowing for growth, extending their potential stay in the building and reducing the amount of unused dwellings in the future through people move away from the site. 5

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Sustainable drainage and water useSurface water drainage for this site will be by infiltration. Currently the Site houses a large warehouse facility and associated access and storage areas, these are predominantly areas of hardstanding which preclude the infiltration of rainwater. The masterplan for housing shows an overall reduction in the total area of hardstanding and areas of poor drainage. The introduction of green space, gardens and the improvements made to the current wetland/pond areas will allow for increased drainage potential.

There are two ponds on site which will be renovated and cleared of the build up of plant matter to provide increased storage of rainwater to the north and east of the site. An associated benefit of the ponds is the provision of valuable areas of habitat for wildlife.

Further measures such as existing cut off ditches will also be cleared of debris to allow movement of water to the periphery of the site. All surface water features will be maintained routinely to ensure that their integrity is not compromised and their capacity is sustained.

Internal water use will be reduced to satisfy at minimum the mandatory requirements for achieving Code for Sustainable Homes Level 3. The possibility of using rainwater harvesting will be investigated at the Extra Care Home and community hall which will reduce the runoff from these buildings and this water can be reused by the facilities.

Houses will have water saving measures included in their design and internal fittings such as efficient dual flush toilets and aerated shower heads will be installed to reduce the amount of water used by each plot.

The proposed drainage strategy has been designed to accommodate the anticipated future impacts of climate change.

Health and wellbeingThe proposed development will provide improved access to the site whilst increasing the biodiversity of the area. Currently the Site houses a large warehouse operation which acts as a barrier to the public interest of the land. The proposals include the development of a moderate meadow area which links the development to the surrounding countryside. This will be maintained as a meadow area and will provide a safe secluded area within the development for the residents to enjoy.

The proposed development also includes an Extra Care Home which has associated landscaped areas and a community hall which can be used for organised classes.

Each building will have adequate access to facilitate bicycle storage in order to meet Code requirements and will be provided at the community hall and to the rear of the Care Home in order to promote sustainable travel to and from the site.

Waste and Recycling storageCode for Sustainable Homes requires adequate storage for waste and recycling containers. All houses, offices and public buildings will have direct access to areas where waste/recycling containers will be stored.

Code for Sustainable Homes requires the implementation of a Construction Site Waste Management Plan. These are no longer required in England for projects over £300,000 as the Site Waste Management Plan (SWMP) Regulations 2008 were revoked in 2013. There is a still large amount of environmental legislation governing the safe disposal of materials so it is likely that the construction would be carried out utilising a SWMP or similar document as a way of identifying, quantifying, managing and reducing the waste on site.

BiodiversityCurrently the land is used for warehouses and industrial units with paved concrete car parks, which provides limited value to wildlife. The large pond to the north of the site is the main area likely to have an increase in biodiversity, such as Great Crested Newts, and for this purpose has been retained and will be protected and maintained throughout the construction phases.

The change from logistic warehouse to residential means that more green space becomes available in the form of gardens, both assisting with drainage and acting as a corridor for wildlife in the farmland surrounding the site. Car parks and roads will also have landscaping around the edges to attract wildlife such as birds, squirrels and insects to areas that would usually just be paved surfaces.

A nature trail has been planned towards the western edge of the site which will include a wildflower meadow that will be maintained to help prevent unwanted invasive species and to provide a more natural habitat amongst a predominantly residential/farmed area. Only native floral species that are known to benefit and attract local wildlife are to be used.

Recommendations regarding plant schedules for these areas will be provided by suitably qualified ecologists to ensure ecology and biodiversity are enhanced. All these areas will contribute towards a net gain in biodiversity as the industrial site currently provides little ecological gain.

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This document has demonstrated the assessment, evaluation and design process involved in developing the concept and illustrative masterplan. The masterplan has balanced design aspirations with planning policy, managed stakeholder expectations to deliver a sustainable development. PhasingSubject to outline planning permission and relevant consent/licences requirements under any planning contributions (S106) and pre-commencement conditions, it is envisaged that reserved matters could be agreed mid/late 2015. Subject to current Site occupier vacating the premises it is anticipated that construction will commence early 2016 and completion early 2018. Scheme benefitsThe proposed development will deliver the following benefits:

1. Up to 17 new affordable homes which will significant support the Parish Councils shortage of affordable homes.

2. Up to 45 Extra Care units that will provide varying degrees of care.3. The Extra Care offers a range of services and facilities for the Extra Care Home

residents and the immediate community along Stubby Lane, Marchington and Draycott.

4. Removal of large warehouse buildings and replaced with a well designed sustainable community that offers a mix of uses which include employment opportunities, homes, access to play areas, nature reserve and future access to the County Park.

5. Contribution towards improvement to poor access along Stubby Lane.6. Strategic management of ecology across the site in particular enhancements

to the on-Site ponds and create a local nature reserve.7. Provision for a new community hall that will be used for badminton.

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Local for Possible Community hall & business support offices for live/work units220m² (approx) comprising a community hall & business support for live/work units Building will have shared reception/services16 car parking spaces

Offices1,000m² (approx) offices (Class B1)36 car parking spaces

0 10 20 30 40 50 metres (approx)

Live/Work21 x live/work units - residential above9 x live/work units - residential separated by gardenTotal live/work units = 3048 car parking spaces on street Extra Care Home

38 x bedrooms at the extra care home building7 x bungalowsTotal extra care units = 45Total of 73 car parking spaces somespaces allocated for potential futureparking provision for county park

Residential75 x townhouses (3 bed)60 x semi-detached (3 bed)35 x detached (4 bed)Total residential units = 170

Diagram 20: Masterplan Showing Quantum of Development

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