Land at White House Farm - Vision Document January 2019 - Richborough Estates
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Land at White
House Farm
C H U R C H D O W N
G L O U C E S T E R
Vision Document
January 2019LAND AT WHITE HOUSE FARM /
2 Vision Document
P r o j e c t C o n s u l t a n t Te a m :
Planning:
RPS Group
Landscape & Ecology:
Tyler Grange
Urban Design:
Savills Urban Design Studio
Transport:
HUB Transport Planning Ltd
Flood Risk & Drainage:
BWB Consulting
Education:
EFM
Archaeology & Heritage:
Orion
Utilities, Noise & Air Quality:
M-EC
Job Number: 429221
Status Submission Savills Copyright
The contents of this document must not be copied or reproduced in whole
Revision: D Urban Design Studio
or in part without the written consent of Savills Plc.
55 Colmore Row
Author: Various Birmingham All plans are reproduced from the Ordnance Survey digital map data @
Issue Date: January 2019 B3 2HJ Crown copyright 2009 License number 0100031673. All rights reserved.LAND AT WHITE HOUSE FARM /
Vision Document
3
C O N T E N T S
1. INTRODUCTION P.4
2. WHY CHURCHDOWN ? P.6
3. THE SITE & SURROUNDINGS P.10
4. PLANNING OVERVIEW P.14
5. GREEN BELT REVIEW P.16
6. SITE & CONTEXTUAL CONSIDERATIONS P.24
7. VISION P.50
8. DESIGN PRINCIPLES P.52
9. EMERGING PROPOSALS P.56
10. COMMUNITY BENEFITS P.58
11. SUSTAINABILITY OBJECTIVES & CONCLUSION P.60LAND AT WHITE HOUSE FARM /
4 Vision Document
1. Introduction
THE PROMOTER
1.1 Richborough Estates is a responsible and specialist 1.4 The procurement method employed by Richborough
strategic land promotion business founded with the Estates involves the appointment of delivery partners and
aim of working in partnership with landowners. Our the company has a proven track record of development
projects are located throughout the country ranging from commencing quickly following the grant of planning
residential schemes of around 50 dwellings to large urban permission.
extensions, with a significant proportion of our portfolio
being sites located within the Green Belt. 1.5 In order to evidence the Site’s suitability for
development, Richborough Estates has commissioned
1.2 Richborough Estates oversees the entire planning a specialist team of environmental and engineering
promotion process and works closely with local consultants who have undertaken a number of surveys
communities, planning officers and key stakeholders and assessments to consider issues related to Green Belt
to create the most mutually beneficial schemes. assessment, landscape, ecology, visual impact, heritage,
Richborough is seeking to apply this approach to the drainage, utilities, noise, air quality and highways as
proposed development which is the subject of this Vision well as education and other community provisions. The
Document. outputs of these assessments are summarised within this
document.
1.3 Richborough Estates is working with the landowners
to promote the approximately 50 hectare site east 1.6 A concept masterplan has been prepared for this
of Churchdown, Gloucester (Figure 1, page 10). The document to illustrate how design responds to the
landowners are fully engaged with the process, and are outcomes of the assessment work to bring forward a high
very keen to see the delivery of a suitable and sustainable quality and sympathetic new residential development
development which provides a range of tangible comprising between 650 and 850 dwellings, including
community benefits to new and existing residents of extensive landscaped open space and the potential
Churchdown. to provide land for a new primary school and financial
planning contributions to facilitate its delivery.
Churchdown
Settlement Edge
The Site
M5LAND AT WHITE HOUSE FARM /
Vision Document
5
THE OPPORTUNITY
1.7 The area of land at White House Farm, south of 1.11 The proposals will be supported by appropriate
Brookfield Road, Churchdown has the potential to deliver infrastructure including a potential primary school site, an
an attractive, highly sustainable residential led extension extended local bus service through the development in
which positively and sympathetically responds to both its addition to new parks, recreation and children’s play.
urban and wider landscape contexts.
1.12 The proposed settlement extension provides a
1.8 The development will have a clear and recognisable real opportunity to deliver a distinctive new residential
identity which draws upon the existing local vernacular community in a highly sustainable and appropriate
and settlement pattern; creates a strong ‘sense of place’; location.
and provides an enduring new Green Belt boundary.
1.13 The scheme is well-suited to cater for multiple
1.9 Proximity to existing and new local services and delivery outlets which will provide a variety of house
facilities; connections to existing and future public types and facilitate swift delivery.
transport services; and a network of new and existing
public open spaces will all provide the right ingredients
for a vibrant and balanced addition to the existing
Churchdown community.
1.10 The development of between 650 and 850
dwellings will form a sympathetic and logical addition
to Churchdown, creating a new neighbourhood which
incorporates and reinstates existing landscape features
and draws upon local character.
M5
PHOTO VIEW FROM CHURCHDOWN HILL TOWARDS THE SITELAND AT WHITE HOUSE FARM /
6 Vision Document
2. Why Churchdown?
Churchdown is a suitable and sustainable
location for a new residential neighbourhood
Supporting Sustainable
Growth
The Gloucester, Cheltenham and Tewkesbury Joint The land at Whote House Farm to the south of Brookfield
Core Strategy (JCS) has been asked to address a series Road meets these criteria being located within close
of issues and challenges that require specific action, proximity to a range of local services and facilities and with
including addressing the current shortfall in land supply easy access to the local road network to the north and
and ensuring that local housing needs based on the south where opportunities for an extension of sustainable
standard methodology are appropriately planned for. transport services can be explored. Development of the
Site will make positive connections to the local networks
It is recognised both in local policy and more widely supporting the viability and vitality of the immediate area
in national policy that urban extensions present the and the wider Churchdown settlement.
opportunity to provide new growth closest to where it
is needed. This approach also benefits from the services The potential to provide land for a new primary school
and infrastructure at existing centres, and maximising site within the proposal alongside an extensive public
the potential for sustainable transport. Urban extensions open space network offers Churchdown new additional
can also help to support the vitality and regeneration of services and infrastructure to complement the existing
existing centres. settlement function.
Providing large scale urban extensions also presents
the opportunity for new on-site infrastructure, such as
schools and green spaces that can bring benefits to the
existing and new community.LAND AT WHITE HOUSE FARM /
Vision Document
7
New & Existing Local New Transport Links
Facilities
The existing local core is within close proximity to the Site Opportunities to extend existing local bus services into the
and existing pedestrian routes connect the Site to a range site are being explored. This will place all future residents
of facilities. Local bus services also offer connections to within 4o0m of a bus route supporting the option of
further Churchdown services and facilities located to the modal shift, and provide operators with an alternative
north of the railway line. strategic loop route option around Churchdown.
As part of the proposed urban extension, the potential to A network of pedestrian and potential cycle routes will
provide land for a 1 form entry primary school site with also be integrated into the proposals to supplement
potential for future expansion to 2 forms of entry has the existing pedestrian routes and create a network of
been explored and is illustrated within this document. circular leisure, recreation and safe routes to school.
This will provide a doorstop facility for the new residents
as well as offering enhanced facilities for the existing
community.
The proposals include an extensive public open space
network offering a range of multifunctional leisure,
amenity and recreation options. The opportunity for
both formal and more natural green space networks will
be explored within the public open space network at the
detailed design stages.LAND AT WHITE HOUSE FARM /
8 Vision Document
Creating a Strong Supporting The Local
Landscape Framework Economy
The approach to landscape both in terms of physical The delivery of new residential development on the Site
features on the site and wider views has been a guiding and its proximity to the existing settlement core, will
principle of the design approach for the Site. support the vitality and viability of the local economy and
the community to flourish. Furthermore it will support the
The network of existing landscape features (watercourse, wider services and facilities available in Churchdown.
hedgerows and trees) on the Site and their ecological
contribution has been assessed and has informed the The potential provision of land for a new primary school
underlying structure around which the design concept will also bring potential employment opportunities in
has been progressed. relation to the running and operation of the school.
The existing features have been supplemented with the
creation of new linked open spaces and the addition of
new landscape features, such as hedgerow extension
and community orchards. The combination of the new
landscape structure with the proposed development
form the proposal for a distinctive and high quality urban
extension.LAND AT WHITE HOUSE FARM /
Vision Document
9
EXISTING DWELLINGS ADJACENT TO WESTERN SITE BOUNDARYLAND AT WHITE HOUSE FARM /
10 Vision Document
3. The Site & Surroundings
M5 BROCKWORTH ROAD CHOSEN HILL & ST
BARTHOLOMEW’S CHURCH
CHURCHDOWN
THE SITE
M5
M5
BROOKFIELD ROAD
N
Figure 1: SITE LOCATION IN CONTEXTLAND AT WHITE HOUSE FARM /
Vision Document
11
GLOUCESTER RAILWAY
LINE
SITE SURROUNDINGS
3.1 The Site at White House Farm is located to the
east of the settlement of Churchdown, between the
existing settlement extends and the M5 motorway. For
the purposes of this vision document and contextual
characterisation the predominant focus has been
on that part of Churchdown which is located within
approximately 1km radius of the Site, (i.e. defined and
separated from the rest of Churchdown by the railway
line). It is this area in which the Site will be viewed and
more directly associated.
3.2 The established residential area to west of the Site is
characterised by predominantly residential uses but does
have a variety of local services and community facilities
CHOSEN HILL distributed in close proximity to the Site (see the Facilities
SCHOOL plan Figure 11).
3.3 The vast majority of the area is characterised by
dwellings and local facilities constructed around the
1960s/ 70s and 80s. However, scattered around this part
of the Churchdown are also more contained areas of
1930s development and sporadic dwellings some of which
date to much earlier times (i.e. Mulberry Cottage located
on The Green).
3.4 To the south of the Site the imposing landscape
feature of Chosen Hill dominates the sky line. The hill rises
to some 155m above sea level and accommodates the
historic sites of Mussell Well the “Roman Steps”, and St
Bartholomew’s Church. The hill also accommodates radio
transmitters and two Severn Trent Water reservoirs.
3.5 The hill provides a distinct visual separation between
Churchdown and the settlement edge of Gloucester to
the south. The hill also provides wide views across the
Severn Vale, and towards the Cotswolds, Gloucester,
Cheltenham, the Malvern Hills and to Worcester.
© 2018 Getmapping plc. Via Google EarthLAND AT WHITE HOUSE FARM /
12 Vision Document
THE SITE
3.6 The Site extends to approximately 50ha (123.55 acres) 3.8 A public footpath passes through the mid point of
and comprises a series of agricultural fields. the Site, on an east to west orientation. This reaches the
eastern most boundary of the Site before turning north
3.7 The northern boundary is defined by Brookfield and following the edge of the M5 embankment and
Road and the rear property boundaries of dwellings on planting buffer up to Brookfield Road. From here the path
Anne Hathaway Drive. The eastern boundary adjoins turns into a Bridleway and continues north and east to
the embankment to the M5 motorway and the southern connect into a wider Bridleway network.
boundary is defined by the Brockworth Road and the
side and rear property boundaries of existing dwellings 3.9 Although not part of the current promotion site, two
on Brockworth Road. The western boundary of the Site additional fields have been identified that could potentially
adjoins a series of field boundaries and the rear property become part of the comprehensive development site in
boundaries of approximately 24 dwellings fronting the future. The proposals in this document include these
Oldbury Orchard. fields for completeness.
REV DA
H Farm
Site Boundary
AVENUE
Chosen Hill
School CHOSEN HILL Potential Additional
K LEGEND
AL
A
Y
B
SECONDARY SCHOOL BROO Land
BE
M O KFIEL
S
A
AR
LE
U
D RO F.P Footpath Routes Site Boundary - 49.86 ha / 123
N
D
RO
AD
R
N
E
AD
FI
C
E REV
L R
Potential Additional Land - 6.95
TH
E A
V EN
D
R
H Farm
Photo View Point
UE
D
AVENUE
REV DATE INITIAL
H Farm
Chosen Hill
School 02 M5
TH D
K
A LEGEND
E AVENUE A Y
PI AL
Chosen Hill O B
EC BE R O
E School MA
S U
K
A A RL
E D R LEGEND Site Boundary - 49.86 ha
Y N ROE L N
B E D IA E
ON FI F D C
UA K
LE L
R
E
L O R Site Boundary - 49.86 ha / 123.21 ac Potential Additional Land
F. P
RO
AD
T H E A
V EN HE
N CHURCHDOWN D
B
R
O
U
TCE R
I D
S
MR Potential Additional Land - 6.95 ha / 17.17 ac
H K
UR
C C
HT
HRE
OA P
L
A
A
D WHITE HOUSE
B
DI EC
E R
O FARM
O
A
D
E E
L
D
04
C N I
H R F
A A K
P D L O
E L CR O
E H OF R
L I B
F T T
K I
H O M 01
C HAYRO S P
F.
U K
BR C
LC H H
A CA O L D B U
N R
E O
A D P
TL
IB RY F. P
ORCH
S
E
N
C Y
C H A
O A P DU
U P N ST
R A NC
T E RO
L F T
H
A
Y
PW
T L H O
A C LDB U
N T RY
NE E I
P
ORCH
B S
RE A E
W R N
S R Y
ORCH A
C
O
U
O
W
P DU
N ST 03
R AN
T H
I
L
L
T BROC
LA KWOR
NE
TH RO
B AD
A
R
R
O
M5 0 100m
W N
H
I
L
L
Project Name Drawing Title
Land at Churchdown, Site Boun
Gloucester
Job no. 429221 Dwg no. 01
N 0 100m
Date. 19/11/2018 Scale.1:5,000@A3
N 0 100m 200m
Project Name
URBAN DESIGN STUD
Drawin
Land at Churchdown, Site
Project Name Drawing TitleGloucester
Figure 2: SITE BOUNDARY AND FEATURES PLAN Land at Churchdown, Site Boundary Plan
Gloucester Job no. 429221 Dwg no. 01
Job no. 429221 Dwg no. 01 Date. 19/11/2018
Rev. Scale.1:5,000@
Drawn by. A.P
Date. 19/11/2018 Scale.1:5,000@A3 Checked by. A.P
URBAN DESIGN ST
URBAN DESIGN STUDIOLAND AT WHITE HOUSE FARM /
Vision Document
13
DWELLINGS ON DWELLINGS ON ANNE WHITEHOUSE FOOTPATH
OLDBURY ORCHARD HATHAWAY DRIVE FARM
01 VIEW FROM FOOTPATH TO REAR OF OLDBURY ORCHARD LOOKING NORTH EAST
CHOSEN HILL REAR PROPERTY
SECONDARY SCHOOL BOUNDARIES
02 VIEW LOOKING NORTH TOWARDS REAR BOUNDARY OF PROPERTIES ON ANNE HATHAWAY DRIVE
CHURCHDOWN HILL CHURCHDOWN SOUTHERN CHURCHDOWN
SETTLEMENT EDGE
03 VIEW LOOKING SOUTH WESTERLY ONTO CHURCHDOWN HILL AND THE SOUTHERN SETTLEMENT EDGE
M5 AND EASTERN CHURCHDOWN HILL CHURCHDOWN
SETTLEMENT EDGE
04 VIEW LOOKING SOUTH TOWARDS CHURCHDOWN HILL, ALIGNED WITH THE M5LAND AT WHITE HOUSE FARM /
14 Vision Document
4. Planning Overview
POLICY CONTEXT
4.1 The Site adjoins the existing settlement of EMERGING JOINT CORE STRATEGY REVIEW
Churchdown; a suburb of Gloucester city. However, the
Site is located within the administrative boundary of 4.6 Since the adoption of the JCS at the end of 2017,
Tewkesbury. the revised NPPF has been published and set out new
‘standard method’ for calculating the local housing needs
for each local authority in the country. The requirement
CURRENT PLANNING FRAMEWORK to keep plans up to date in response to changing
circumstances, including changes to national planning
4.2 The Gloucester, Cheltenham and Tewkesbury Joint
policy, and also to address the land supply deficiencies
Core Strategy (JCS) completed its formal adoption on
outlined above, necessitate an early review of the JCS.
11th December 2017. The JCS is a co-ordinated strategic
development plan that sets out how the area comprising
4.7 In response, an Issues & Options (I&O) and Call for
the three authorities will develop between 2011 and 2031.
Sites consultation (under Regulation 18) was published
by the three authorities on 12th November 2018, running
4.3 Policy SP1 of the JCS identifies a housing requirement
until 11th January 2019. The I&O consultation document
of approximately 35,175 new dwellings during the plan
identifies a range of issues and challenges that require
period. However, the total number of dwellings actually
specific action, including addressing the current shortfall
provided for within the JCS is only 31,824 leaving a total
in land supply and ensuring that local housing needs
minimum shortfall of 3,351 dwellings to be identified.
based on the standard methodology are planned for.
4.4 This shortfall occurs in meeting the needs of both
4.8 Of significance, the I&O document suggests only
Gloucester and Tewkesbury Borough areas due largely to
a small increase in future housing requirements based
a lack of available land supply within their respective built-
on its own calculation of the standard method (c. 1,780
up areas. Nonetheless, the JCS stopped short of allocating
dpa) compared to the adopted JCS housing requirement
sufficient land to meet the full needs of the area up to
(c. 1,760 dpa), equating to 20 dpa. However, the
2031. Part of the justification for this approach was that
standard method figure does not at present include
there is sufficient supply of land to meet the needs of the
any adjustments to address such matters as affordable
area in the short to medium term.
housing need or economic growth. The figure of 1,780
4.5 Policy SP2 of the JCS is clear that any additional urban dpa should therefore be treated as the minimum number
extensions to help meet the unmet needs of any of the of homes required to meet the needs of the area based
local planning authorities must be undertaken through on information currently available. This figure is likely to
a review of the JCS. This is particularly significant for be further increased resulting in a more significant overall
Tewkesbury borough as it is recognised that there is very difference in the housing requirement to be provided
limited opportunity to address this unmet need through for in the emerging JCS than that suggested in the I&O
extensions within either Gloucester or Cheltenham consultation.
administrative areas. Consequently, the ‘area of search’ in
4.9 Table 1 sets outs a summary comparison of the JCS
relation to potential sources of urban extensions is likely
OAN and the local housing need ‘standard method’
to fall within the Tewkesbury Borough boundary.
figure before any uplift applied specifically for affordable
housing need, which illustrates how the increased need is
likely to be distributed across the area.
4.10 In addition to the current shortfall in land supply,
the I&O document also acknowledges that a number of
strategic allocations have not progressed as anticipated,
particularly the urban extensions on the edge of
Cheltenham, which risk undermining the delivery of the
JCS housing requirement.LAND AT WHITE HOUSE FARM /
Vision Document
15
4.11 Given the acknowledged shortfall in land supply 4.13 In addition, the adopted JCS states:
and delays in delivery of the urban extensions, coupled
with the likelihood that the housing requirement will “3.2.10 As concluded by the Sustainability Appraisal, urban
need to be increased over and above the current figure, extensions are considered to be the most sustainable
this clearly demonstrates a pressing need to identify locations for new development (following existing urban
additional land as part of the JCS review. The I&O areas) as they can share transport, social and service
document also contemplates an extension to the plan infrastructure with existing urban areas and are located
period beyond 2031 as part of a comprehensive review of close to essential services.”
the JCS. This provides further justification for the need to
identify additional land to address the housing needs of 4.14 The JCS review is at a very early stage. It is critical
the area in the medium to long-term. that sufficient land is allocated and brought forward to
address the increased demand for new housing up to and
4.12 It is recognised in the I&O document, and indeed beyond 2031, as argued above.
within the adopted JCS itself, that urban extensions
are likely to make a significant contribution towards 4.15 The current and emerging policy context provides
addressing the housing needs of the area in the future. In a clear justification in support of the Site as a strategic
particular, the document states: allocation within the revised JCS.
“Urban extensions
7.4 Outside of the existing built up areas, urban extensions
present the opportunity to provide new growth closest to
where it is needed. This also benefits from the services
and infrastructure at existing centres, maximising the
potential for sustainable transport. This can also help to
support the vitality and regeneration of existing centres.
Providing large scale urban extensions also presents
the opportunity for new on-site infrastructure, such as
schools, local centres and green spaces that can bring
benefits to the existing and new community. Delivering
this approach inevitably necessitates the use of greenfield
land on the edge of urban areas, which in the JCS area,
could also mean the release of Green Belt land.”
Table 1: COMPARISON OF JCS OAN AND LOCAL HOUSING NEED
JCS ‘DEMOGRAPHIC’ OAN LOCAL HOUSING NEED DIFFERENCE
WITH ECONOMIC UPLIFT1 2018-28 (‘STANDARD
2011-31 (DPA) METHOD’)2 (DPA)
GLOUCESTER 683 652 -31
CHELTENHAM 520 539 +19
TEWKESBURY 471 580 +109
1
Taken from Gloucester, Cheltenham and Tewkesbury Joint Core Strategy 2011-31 Adopted December 2017 (Table SP1b)
2
Taken from Implications of the Government’s new standard housing need formula for Gloucestershire, Neil McDonald September 2018 (Table 4.1)LAND AT WHITE HOUSE FARM /
16 Vision Document
5. Green Belt Review
5.1 A review of the Site’s performance and suitability 5.5 NPPF Paragraph 138 requires Development Plans
for release from the Green Belt is summarised in the to set out ways in which the impact of removing land
following pages and specifically in relation to the Green from the Green Belt can be offset through compensatory
Belt objectives set out within the NPPF. improvements to the environmental quality and
accessibility of remaining Green Belt land.
PURPOSES OF THE GREEN BELT AND 5.6 When defining new Green Belt boundaries, plans
REDRAWING OF GREEN BELT BOUNDARIES should: “define boundaries clearly, using physical features
5.2 Paragraph 133 of the NPPF defines the fundamental that are readily recognisable and likely to be permanent”
aim of Green Belt policy to “prevent urban sprawl by (NPPF paragraph 139).
keeping land permanently open.” At paragraph 134, the
NPPF sets-out five purposes of the Green Belt. These are: GREEN BELT EVIDENCE BASE
“a) To check the unrestricted sprawl of large built-up 5.7 A Green Belt review was undertaken for the JCS in
areas; September 2011 (prepared by AMEC Environment and
Infrastructure UK Limited) in which the Site has been
b) To prevent neighbouring towns from merging into one assessed in totality within Strategic Segment SW2.
another;
5.8 A summary of the Green Belt assessment against the
c) To assist in safeguarding the countryside from five purposes of Green Belt for segment SW2 is set-out
encroachment; below:
d) To preserve the setting and special character of historic a) Check the unrestricted sprawl of large built-up areas:
towns; and
5.9 Significant Contribution – prevents eastward sprawl
e) To assist in urban regeneration, by encouraging the from Churchdown and ribbon development along
recycling of derelict and other urban land.” Brockworth Road.
5.3 Once established, the NPPF stipulates at paragraph b) Prevent nearby towns from merging into one another:
136 that Green Belt boundaries should only be altered
where exceptional circumstances are fully evidenced 5.10 Significant Contribution – helps to protect open land
and justified, through the preparation or updating of between Cheltenham and Gloucester at this relatively
Development Plans. It is therefore important that the narrow point.
evidence base underpinning the plan and justification
for the removal of land from the Green Belt is robust and c) Assist in safeguarding the countryside from
sound. encroachment:
5.4 The 2018 NPPF requires the policy-making authority to 5.11 Limited Contribution – prevents eastward expansion
be able to demonstrate that it has examined all reasonable of Churchdown into open countryside with clear
options for meeting identified need for development, boundaries. Strong boundary with M5 to prevent longer
through: examination of strategic policies; whether term encroachment.
the strategy makes the best use of suitable brownfield
sites and underutilised land; and optimises density and d) Preserve the setting and special character of historic
has been informed by discussions with neighbouring towns:
authorities about whether they can accommodate some
of the identified need.
NLAND AT WHITE HOUSE FARM /
Vision Document
17
5.12 Significant Contribution – the buffer between
Churchdown and the M5 forms an integral part of the CONCLUSION IN RESPECT OF 2011 GREEN
protection of the setting of Churchdown Hill and thence BELT REVIEW
to the edge of Gloucester (as defined by the A417).
5.15 The overall evaluation draws the site area /
Segment SW2 into consideration alongside Segment
Figure 3: EXTRACT FROM JCS GREEN BELT ASSESSMENT SW1 to the south, which covers a substantial area
2011 - STRATEGIC SEGMENT LOCATIONS of land and extends to the edge of Gloucester.
However, the site area within SW1 comprises
a distinct parcel of land that is defined by the
southwestern development edge of Churchdown,
the M5, Brookfield Road and Brockworth Road.
5.16 The location and containment of the Site from
the larger parcel to the south limits the contribution
SW2
that the land makes to the Green Belt, especially in
relation to the purposes of preventing unrestricted
urban sprawl and merging of neighbouring towns.
5.17 It is also important to note that this assessment
is now over seven years old and Strategic Segments
have since been removed from the Green Belt as part
of the JCS.
5.18 The assessment undertaken by AMEC was
(out of necessity) quite a high level document
Strategic Segments
and through the masterplanning work associated
with this promotional document, Richborough has
SW2 Strategic Segment Location
evaluated the Green Belt impact in more detail.
5.13 The overall evaluation is summarised as follows: 5.19 Given this, the AMEC study needs to be reviewed
to provide the necessary up-to-date and robust
“Forming an extension to segment SW1, this land is
evidence to help identify land that may be suitable for
distinctly open in character, being pasture land with
release form the Green Belt, as well as opportunities
well-defined hedgerows. Its role in preventing the
for new defensible, robust and permanent Green Belt
eastward extension of Churchdown is fundamental, in
boundaries and opportunities for land retained in the
turn contributing to the separation of Cheltenham and
Green Belt to be enhanced through improvements
Gloucester at this point where the Green Belt is relatively
to access, biodiversity, recreation and sports and
narrow.”
landscape conservation in line with paragraph 138 of
the NPPF.
5.14 The overall contribution to the Green Belt purposes
is assessed as a “significant contribution”.LAND AT WHITE HOUSE FARM /
18 Vision Document
SITE-SPECIFIC GREEN BELT ASSESSMENT
5.20 As stated previously it is recommended that an up- 5.24 The presence of the M5 with associated vegetation
to-date Green Belt Review is undertaken and specifically and embankment create a strong boundary which
for the land and extent of development being promoted restricts further development eastwards. The settlement
by Richborough Estates. If this is not provided by the edge of Churchdown restricts development westwards.
Council, a detailed site-specific assessment will be These provide a definitive building extent east and west.
commissioned by the promoter to support the allocation
of the Site. This will consider each of the purposes against 5.25 Brookfield Road to the north with associated
a set of robust criteria and measurable parameters to buildings create a strong edge to the north. Given that
provide a transparent, robust and replicable assessment. the road forms an overpass to the M5, it has an associated
embankment which has been planted with trees and
5.21 In order to provide an overview, and up-to-date and currently defines the north-eastern most settlement edge
site-specific review, high level consideration has been of Churchdown.
given to the contribution of the Site against each of the
NPPF’s five purposes and its suitability for release from 5.26 Brockworth Road with associated buildings provide
the Green Belt. a robust and permanent existing boundary to the south.
5.27 Development extending eastwards along Brookfield
TO CHECK UNRESTRICTED SPRAWL Road and, to a lesser extent, Brockworth Road forms
ribbon development, which limits the function of the Site
5.22 The principal consideration in respect of this
in restricting sprawl as the settlement has already started
objective is the sprawl of the existing settlement edge of
to extend westwards along these roads.
Churchdown.
5.28 The proposed development has sought to respect
5.23 A key consideration is the strength and permanence
the existing development line by ensuring that proposals
of existing boundaries. The Site is physically contained
do not extend beyond the established built line eastwards.
by Brookfield Road to the north, the M5 to the east,
Brockworth Road to the south and the settlement edge
5.29 The Site is therefore well contained within strong
of Churchdown to the west.
physical boundaries formed by the M5 and local roads,
which restricts further development opportunities
outwards and limits the contribution the Site makes to
this purpose.
VIEW OF DEFENSIBLE GREEN BELT FROM BADGEWORTH, LOOKING WESTWARDLAND AT WHITE HOUSE FARM /
Vision Document
19
S
E
Figure 4: GREEN BELT SEPARATION ANALYSIS
E
P
B
P
P
P
E
an
P
an
de
Site Boundary
Existing Green Belt Boundary
Existing Urban Area
Proposed robust and most defensible Green
Belt boundary
Proposed development parameters
Proposed Development Area
Proposed Strategic Green Infrastructure Proje
Existing narrowest gap between Churchdown Drawing Tit
and Cheltenham (approx 1.6km)
Sca
Proposed narrowest gap between Churchdown Drawing N
and Cheltenham (approx 1.7km) based on Da
development parameters Checke
TO PREVENT NEIGHBOURING
Tyler Grange LLP
TOWNS in the loss of the existing ‘open’ context between these
MERGING INTO ONE ANOTHER settlements given the presence of the M5 and acts as a
© Crown copyright, All rights reserved 2018. Licence number 0100031673
strong feature separating Churchdown from Cheltenham
5.30 The principal consideration in respect of this and Badgeworth.
objective is the potential for physical coalescence and
visual inter-visibility with Cheltenham. Coalescence with 5.33 The physical distance and separation of settlements
Badgeworth is also considered in this section, although also needs to be considered in association with
Badgeworth is not of sufficient size to be considered as a the existing sense of enclosure and the degree of
town in its own right. containment at the settlement edges and within the Site.
The embankment and linear tree belts to the M5 provide
5.31 As demonstrated by Figure 4, the existing built edge an element of visual containment to the eastern site
of Churchdown lies approximately 1.6km to the edge of boundary, which combined with hedgerows, hedgerow
Cheltenham at its narrowest point and approximately trees, trees to Norman’s Brook and isolated areas of
500m to the edge of Badgeworth at its narrowest point. woodland copses between the Site and Churchdown and
The proposed development within the Site has been Badgeworth, create a well-wooded appearance which
designed to sit in line with the existing eastern built filters views and visually separates the Site.
extent of Churchdown to ensure that this physical gap
remained undiminished. 5.34 The Site is therefore physically and visually
separated, with the M5 restricting physical and visual
5.32 The M5 acts as a definitive edge which physically coalescence between Churchdown, Cheltenham and
and visually separates the Site from Cheltenham and Badgeworth.
Badgeworth. Development of the Site would not result Project Land at White House Farm,
Churchdown, Gloucester
Drawing Title Green Belt Plan
Scale Not to ScaleLAND AT WHITE HOUSE FARM /
20 Vision Document
SAFEGUARDING THE COUNTRYSIDE FROM TO ASSIST IN URBAN REGENERATION,
ENCROACHMENT BY ENCOURAGING THE RECYCLING OF
DERELICT LAND AND OTHER URBAN LAND
5.35 The Site is influenced by its settlement edge location
and lies within a contained area with clear boundaries. 5.42 This objective will conflict with any green field site
The M5 restricts growth into the undeveloped land to the within the Green Belt and will need to be weighed up in
east, Brookfield Road restricts growth to the north and the planning balance.
Brockworth Road restricts expansion to the south.
5.43 To accommodate the intended level of housing
5.36 The Site represents an edge of settlement character growth the local authority will be testing all potential
and is situated within an urban fringe landscape that is opportunities to meet identified needs, including land
also heavily influenced by the M5, local roads, the railway at the edge of existing settlements and greenfield sites
line and associated infrastructure. which will mean changes to the Green Belt boundary
due to a lack of available non Green Belt land within the
5.37 This combined with the physical and visual district.
containment of the Site limits the contribution that the
land makes to safeguarding the effect of countryside
encroachment. Furthermore the proposed development ENHANCEMENT OF LAND RETAINED IN THE
parcel does not extend beyond the existing easternmost GREEN BELT
built extent of Churchdown thereby limiting the effect of 5.44 As described above, paragraph 138 of the NPPF
encroachment into open countryside. requires Development Plans to set out how the impacts
of development in land removed from the Green Belt may
PRESERVE THE SETTING AND SPECIAL be offset through compensatory improvements to the
CHARACTER OF HISTORIC TOWNS environmental quality and accessibility of land remaining
in the Green Belt.
5.38 The Site is physically separated from the historic
towns of Gloucester and Cheltenham and is not visible 5.45 Whilst the land ownership and extent of land being
from any Conservation Areas. considered for release does not readily allow for the
enhancement of land retained in the Green Belt, there are
5.39 Churchdown does not contain a Conservation Area opportunities for enhancements within the Site that are
and is not a historic town. In addition, the listed buildings over and above those that are currently provided by the
located within Churchdown are concentrated further existing Green Belt designation.
eastwards (away from the Site) or focussed around St.
Bartholomew’s Church at the top of Chosen Hill. 5.46 In association with a sensitive development
response, the following objectives could be established
5.40 Following a review of historic mapping and a field and presented as part of the overall landscape strategy
visit, there is no evidence of a specific role that the Site response:
plays in providing an important setting to Churchdown.
There is evidence of some remnant ridge and furrow • Improvement to public access for recreation and the
which suggests that the Site was historically used for provision of a hierarchy of informal open spaces;
farming purposes. As always, aspects of the Site are
• Provision of outdoor sport and recreation facilities;
expected to be ancient in origin, but no particularly rare
or unique historic landscape features have been identified • Retention and management of historic field
within the Site at this stage. boundaries and reinstatement of orchards which
were once a prevalent feature in this landscape
5.41 The development parameters have responded provide an enhancement to the local landscape and
accordingly to heritage considerations by ensuring a visual amenity; and
‘green gateway’ and development offset are provided
• New native planting designed to strengthen the local
to the south-western corner of the Site. Ultimately, the landscape character and could provide ecological
setting of the heritage asset and presence of the SLA is a benefits.
greater consideration for the SW1 parcel.LAND AT WHITE HOUSE FARM /
Vision Document
21
SITE SPECIFIC GREEN BELT CONCLUSION
5.47 In response to the desktop study and fieldwork undertaken, and with reference to Figure 5, it is evident that the
Site represents a logical release from the Green Belt without compromising its wider function. The settlement edge
context; strong boundaries which surround the Site; landscape designation to the south; and physical and visual
separation with Cheltenham and Badgeworth to the east support a logical release which fulfils the essential function of
the Green Belt in this location which is to prevent the merger of existing settlements and check urban sprawl.
5.48 Proposed built form within the Site has been designed to sit behind the existing development line of Churchdown.
This ensures that built encroachment eastwards and the loss of a physical gap between the Site and Chelthenham is
avoided, in turn maintaining a large area of open land between the development area and edge of the M5. Therefore
the current narrowest gap between Cheltenham and Churchdown will not be reduced as a result of the proposed
development.
5.49 Whilst development in this location would inevitably result in a localised loss of the Green Belt, the presence of
the M5, Churchdown, Brookfield Road, and Brockworth Road ensures that development remains contained, without
extending beyond the existing development line of Churchdown.
5.50 Opportunities existing to maintain and improve access to the Site, provide opportunities for outdoor sport and
recreation, retain and enhance the landscape and visual amenity and provide biodiversity opportunities.
5.51 The provision of substantial areas of land retained as green infrastructure offer on-site opportunities to mitigate
for the loss of land within the Green Belt. As set-out at paragraph 138 of the NPPF, these measures offer genuine
improvements over the existing baseline conditions. For example, enhancements may be achieved through the
provision of improved access, both formal sports and informal recreation opportunities and the management of land
for biodiversity improvements, including the planting of characteristic new tree and woodland planting, as well as the
management and enhancement of existing trees and hedgerows within and bounding the Site.
Churchdown Proposed Site Boundary
Settlement Area Development Area
VIEW FROM ST BARTHOLOMEW’S CHURCH YARD TOWARDS CHURCHDOWN AND THE SITELAND AT WHITE HOUSE FARM /
22 Vision Document
Cheltenham Settlement
Existing extent of Green Belt separation
at the narrowest point (between
Brookfield Road, Churchdown and
Cheltenham) maintained.
Churchdown Settlement
Existing narrowest gap
Site Boundary between Churchdown and
Cheltenham (approx 1.6km) Brookfield Road provides a
Green Belt permanent boundary to the
North.
Proposed area for removal from the Proposed narrowest gap between
Green Belt Churchdown and Cheltenham
(approx 1.7km) based on Reduced inter-visibility and
Proposed development parameters development parameters logical Green Belt boundary
associated with the M5 /
General Note: There are opportunities to bolster vegetated Norman’s Brook Corridor.
Proposed Development Area boundaries, to the north, east and south. These boundaries
limit the sprawl of built up areas, prevent towns from merging
Proposed Strategic Green and prevent encroachment into the countryside. There is
an opportunity to create a soft transition, significant Green
Infrastructure
Infrastructure and a positive response to the established
development line to the east of Churchdown (in association with
Tyler Grange LLP Brookfield Road to the north and Brockworth Road to the south).
© Crown copyright, All rights reserved 2018. Licence number 0100031673Cheltenham Settlement
LAND AT WHITE HOUSE FARM /
Vision Document
23
Figure 5: GREEN BELT ASSESSMENT DIAGRAM
Existing extent of Green Belt separation
at the narrowest point (between
Brookfield Road, Churchdown and
Cheltenham) maintained.
Churchdown Settlement
Existing narrowest gap
Site Boundary between Churchdown and
Cheltenham (approx 1.6km) Brookfield Road provides
Green Belt permanent boundary to th
Proposed robust and most
defensible Green Belt boundary.
North.
Brockworth Road
The M5 creates a permanent
Proposed area for removalprovidesfrom thea permanent Proposed narrowest gap between
Project Land at White House Farm,
boundary on the east. ThisGreen
strongBelt boundary to the south. Churchdown and Cheltenham
Churchdown, Gloucester
boundary limits the sprawl of (approx 1.7km) based on Reduce
development eastwards and development
Drawing Title parameters
Green Belt Boundary Recommendations
logical G
Proposed development parameters
prevents Churchdown merging associ
with Cheltenham. A soft transition and General Note:Scale
There areNotopportunities
to Scale to bolster vegetated Norman
Proposed Development
development Area
parameters boundaries, to the north, east and south. These boundaries
Drawing No. 12017/P05e
respond to the identified limit the sprawl of built up areas, prevent towns from merging
heritage asset (Churchdown Date January
and prevent encroachment into2019
the countryside. There is
Proposed Strategic Green
Hill and St. Bartholomew’s an opportunity to create
Checked a soft transition, significant Green
Infrastructure KL/AW
Infrastructure and a positive response to the established
Church).
development line to the east of Churchdown (in association with
Tyler Grange LLP Brookfield Road to the north and Brockworth Road to the south).
© Crown copyright, All rights reserved 2018. Licence number 0100031673
Unit 430 Scott House, The Custard Factory, Birmingham, B9 4DT
T: 0121 773 0770 E: info@tylergrange.co.uk W: www.tylergrange.co.ukLAND AT WHITE HOUSE FARM /
24 Vision Document
6. Site & Contextual
Considerations
6.1 Principal considerations for development of the Site
are as follows:
• The Site gradually falls from both the eastern and • Transitional nature of the Site between settlement
western boundaries towards a relatively shallow edge and countryside and also particular views and
watercourse valley. Development to respond to the vistas to the wider landscape context such as AONB
underlying typography. and the Malvern Hills.
• Retain the stream and associated landscape • Relationship of the southern part of the Site to
structure which lies within the western edge of the Churchdown Hill and the need for some sensitivity
Site and integrate this into public open space; around development form in the southern parts of
the Site.
• Restrict residential development to areas outside
identified EA surface water flood zones. • Integrate the Water Main and associated easement,
and possible re-routing or integration of the 33kV
• Deliver a surface water mitigation strategy for the overhead powerline.
Site through use of SUDs features, located around
the lowest ground levels. • Appropriate vehicle access locations from Brookfield
and Brockworth Roads.
• Trees and hedgerows, particularly those associated
with historic field patterns should be maintained and • Proximity and connectivity towards Chosen Hill
integrated into the design wherever possible. School.
• Noise levels from the M5 should be mitigated • Offering new recreational facilities for both existing
through acoustic attenuation measures, and and future residents.
appropriate landscape to enhance the character of
the eastern edge of Churchdown. • Suburban character of the residential development
to the north and west of the Site; and
• Public footpath crossing the Site and views from
surrounding routes. • Providing a robust and defensible Green Belt
Boundary to Churchdown, and avoiding visual
• Provide new orchards within the scheme to replicate coalescence between Cheltenham and Gloucester.
the historic character of this area.
BROOKFIELD ROAD/ CHELTENHAM SITE BROCKWORTH ROAD
CROSSING M5
BADGEWORTH
GCHQ EAGLE TOWER
VIEW FROM CHURCHDOWN HILL LOOKING NORTH TOWARDS THE SITE.LAND AT WHITE HOUSE FARM /
Vision Document
25
Figure 6: SITE CONSIDERATIONS PLAN RE
Chosen Hill 40m
School
35
BROO
m
KFIELD
40m ROAD
AL
BE
MA
RL ANNE HATHAWAY DRIVE
ER
OA Ham
D Bro
ok
THE
AVE
N UE
RIVE
LD D
DFIE
THE
SAN
PIEC
E
35m
D
OA
35
DR
m
IEL
KF
CH
UR
OO
CH
BR
RO
m
AD
RD
40
Whitehouse
CHA
Farm
Y OR
No
rm
BUR
an
43m 's
OLD
Bro
ok
CR
OF
T
m
45
35
PW CH
H
m
TC
AP OLD
PI
EL BU
RY
ES
HA O RC
YN
Y HA
LA RD
PA
NE
RE
W
S
CO
UR DU
T NS
TA
N
CR
AN
HA
50m
M
LA
NE
55m
BA
RR
40m
OW
HIL
L
BROC
67m KWOR
TH RO
AD
m
60
75m
85m
0m
Woodhouse Farm
Pro
7
Lan
Woodfield
Drain
76m
Job
45 Da
m
U
duced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office Crown copyright license number 100024244 Savills (UK) Limited. Published for the purposes of identification only
lthough believed to be correct accuracy is not guaranteed. Savills does not act as Principal Designer and this drawing is not intended to inform Construction Design Management procedures. S
Existing
ight Savills (UK) Ltd. No dimensions are to be scaled from this drawing. All dimensions to be checked on site. Area measurements for indicative purposes 33kV Overhead Electricity Line with
only. M5 Motorway Noise Buffer Zone to Accommodate C
Site Boundary
30m (Total) Easement up to 3m Acoustic Barrier Treatment
Potential Additional Land for Allocation Historic Hedgerow Network - Retain and Integrate 20m Amenity Buffer to Adjacent Property
Where Possible Boundary
Existing 5m Contours
Pole Mounted Transformer
Potential Locations for Surface Water Drainage
Existing Watercourse
Ponds
Electricity Sub Station with Amenity Buffer
Potential Main Site Access EA - Surface Water Flooding Zone 2
Special Landscape Area
Potential Secondary Site Access Building Height Sensitivity Zone
Existing Public Footpath Long Distance Views to AONB & Malverns -
Utilise Views in Design
Existing Bridleway N 0 100m 200m
Existing Rear Property Boundaries - Designs to
Existing Water Main with Easement Sensitively Respond 429221 - AI02aLAND AT WHITE HOUSE FARM /
26 Vision Document
FLOOD RISK & DRAINAGE
FLOOD RISK
6.2 The Environment Agency (EA) Flood Map for Planning, 6.5 An appropriate Surface Water Management Strategy
shows the Site to be located almost entirely within Flood which complies with the latest local and national advice
Zone 1 (Low Probability), which is land defined as having will be implemented on the Site to attenuate the increase
less than a 1 in 1000 annual probability of river or sea in surface water runoff caused by development. As a first
flooding. Flood Zone 2 (Medium Probability) and Flood option, infiltration should be considered for the disposal
Zone 3 (High Probability) encroach onto the north-eastern of surface water. Due to the bedrock geology, it is
corner of the Site. The site access from Brookfield Road expected that soakaways will not be possible. In the event
should be located in Flood Zone 1. The nearest EA Main that infiltration is not viable, the rate at which the runoff
River is the Norman’s Brook, approximately 60m east of is discharged into the wider network will be restricted
the Site at its closest point. to the equivalent greenfield runoff rate, preventing an
increase in flows leaving the site and thus ensuring that
6.3 OS maps show an ordinary watercourse (unnamed) the development does not have a detrimental impact
running through the Site. Although not strictly upon flood risk elsewhere.
fluvial, surface water flood risk maps can provide
an approximation of the floodplain from ordinary 6.6 Through the application of Sustainable Drainage
watercourses. The minor watercourse on Site has areas of Systems (SuDS), the additional surface water will be
surface water flood risk surrounding it and suggests the stored within the Site and subjected to multiple stages of
Site to be at potential risk. An appropriate easement and treatment to guarantee that the water quality in the wider
mitigation measures will be used to reduce the flood risk drainage network is protected. Wherever possible SuDS
to the Site. features will be above ground to enhance the aesthetic
amenity of the development and provide valuable
6.4 The existing Site is greenfield in nature. The Site habitats for the local wildlife. The attenuation provided
falls to the north towards the existing residential area will be appropriately sized to include an allowance for
(Anne Hathaway Close/ Brookfield Road). The Site is not climate change. Example SuDS features that will be
considered to be at significant flood risk from any other incorporated into the development wherever possible
sources, subject to appropriate mitigation measures include detention basins, permeable paving and swales.
where necessary.
SUSTAINABLE DRAINAGE POND EXAMPLELAND AT WHITE HOUSE FARM /
Vision Document
27
Figure 7: EXTRACT OF EA FLOOD MAP FOR PLANNING
N
Figure 8: EXTRACT OF EA SURFACE WATER FLOOD RISK MAPS
NLAND AT WHITE HOUSE FARM /
28 Vision Document
UTILITIES, NOISE & AIR QUALITY
UTILITIES
6.7 The following Table and reference to the Site Features Plan at Figure 6 provides a summary of available utilities,
perceived services, and any associated constraints or opportunities for the future development of the Site.
SERVICE AND/OR
EXISTING SERVICE LOCATION
PROVIDER
An array of private sewers, combined sewers, surface water sewers and highway drains
Foul Drainage are located in the footways/carriageways surrounding the Site.
(Severn Trent Water)
Diversions are not envisaged/ necessary at this stage.
A 24’’ cast iron resilience main and 600mm steel water main cross the eastern parcel of
the Site from north to south.
A 36’’ steel water main and 27’’ cast iron water main cross the western parcel of the Site
from north to south.
The water mains will require a protection strip, having no structures within the strip as
follows:
Clean Water • 6m for 24’’ cast iron resilience water main (3m either side of pipe centre line)
(Severn Trent Water)
• 8m for 600mm, 36’’ and 27’’ water mains (4m either side of pipe centre line)
If this protection strip cannot be maintained and accommodated into the proposed
layout, the water main will require diverting along the proposed footway/carriageway.
A 9’’ cast iron water main within the northern footway of Brockworth Road. Diversion/
lowering of this main may be required to facilitate the southern site access. Further
survey work required to determine the depth and accurate positions of the pipes to
determine whether diversion/lowering is required.
Low-pressure gas mains are located within the footways/carriageways supplying existing
Gas residential developments surrounding the Site. No gas mains within the confines of the
Site boundary.
(Wales & West Utilities)
Diversions are not envisaged at this stage.
A 33kV extra high voltage overhead line crosses diagonally through the centre of the
development from south to north. This overhead line will require an easement of 15m
either side of the line before any development can take place. If this easement cannot
be delivered the line will require diversion. There is a potential opportunity to divert the
Electricity overhead line and install as an underground cable along any proposed main streets.
(WPD)
Overhead low voltage line to supply Whitehouse Farm. This cable can be disconnected
and removed should the farm house be removed.
A ground mounted substation is located on Oldbury Orchard adjacent to the western
site boundary. A stand off may be required for amenity reasons.
Overhead BT cable supplies Whitehouse Farm. This cable can be disconnected and
removed should the farm house be removed.
Telecommunications
(BT Openreach/Virgin Underground BT and Virgin Media cables within the northern footway of Brockworth
Media) Road. Diversion/lowering of these cables may be required to facilitate the southern site
access. Further survey work is required to determine the depth and accurate positions of
these cables to determine whether diversion/lowering is required.LAND AT WHITE HOUSE FARM /
Vision Document
29
NOISE AIR QUALITY
6.8 A noise survey has been undertaken at two locations, 6.11 A review of Local Air Quality Management documents
on the Site to enable the assessment of sound levels indicates that air quality within the Tewkesbury area
against noise criteria contained within BS8233:2014 and is generally good, with one designated Air Quality
‘Professional Practice Guidance on Planning & Noise’. Management Area (AQMA), covering Tewkesbury Town
The conclusion of this study assists in specifying a Centre, approximately 13km north of the Site. Gloucester
suitable general noise mitigation strategy for any future City Council has three designated AQMAs, with the
development of the Site. nearest being located approximately 7km west of the
Site.
6.9 The survey results and assessment show that
sound levels in areas of the Site adjacent to the M5 and 6.12 Detailed air quality assessment will be undertaken to
Brookfield Road currently exceed the recommended predict NO2 and PM10 pollutant concentrations at the Site,
noise criteria, particularly in relation to rear amenity space and to quantify increases arising from development traffic
standards (Max 55dB). This is not unusual for existing within the local area, including AQMAs where required.
residential developments located adjacent to transport Impact significance will then be established, and a
sources. mitigation strategy developed, with reference to national
and local guidance.
6.10 To attenuate sound levels to meet the relevant
noise criteria, the general mitigation strategy that can be 6.13 A suitable mitigation strategy, proportionate to
integrated with design proposals will comprise all, or a predicted development impact will be identified. It
combination of, the following measures: is envisaged that the mitigation strategy would be
developed in liaison with Tewkesbury Borough Council
• Careful design of the site layout, so that buildings and Gloucestershire County Council if required, to
provide screening of noise sources to gardens. maximise opportunities to improve air quality in the area.
• Acoustic barrier of at least 3m height along the M5
boundary.
• Installation of acoustically sound garden fencing,
where required.
• Specification and installation of suitably attenuated
glazing and ventilation systems.
CONCLUSION
6.14 Utilities - The presence of water main pipes and the 33kV extra high voltage overhead line within the Site will
require careful design consideration in terms of retention in situ or diversion. At this time retention in situ is the
preferred approach, but this is not binding subject to discussions with the utility providers. Further analysis of the
utilities around the Site access locations will be undertaken but it is not considered that these are a constraint to the
delivery of development on the Site.
6.15 Noise - The precise combination of noise attenuation measures will be determined at the detailed design stage.
However, it is considered possible to mitigate noise levels to the appropriate standard to accommodate residential
development on the Site.
6.16 Air Quality - The Site is not subject to an AQMA. Future detailed air quality assessments can be undertaken with the
aim to develop a proportionate and appropriate mitigation strategy for any air quality concerns at that time in relation
to NO2 and PM10.You can also read
