Site Deliverability Statement Development at: Beech Lane, Kislingbury. Persimmon Homes Midlands March 2015

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1 Site Deliverability Statement Development at: Beech Lane, Kislingbury Persimmon Homes Midlands March 2015

2 Contents Site Deliverability Statement Development at: Beech Lane, Kislingbury 1.INTRODUCTION 1.1 Introduction 1.2 Purpose 2. SITE CONTEXT 2.1 Settlement Context 2.2 Planning Context 3. SITE ASSESSMENT 3.1 Existing key site features 3.2 Surrounding Land Uses 3.3 Local Facilities 3.4 Technical Appraisal 3.5 Benefits of the Proposed Scheme 4. MASTERPLAN 4.1 Opportunities and Constraints 4.2 Design Principles 4.3 Illustrative Masterplan 5. CONCLUSIONS 2

3 1.0 Introduction 1.1 Introduction This statement forms a key part of the evidence base for the site at Beech Lane in Kislingbury, showing the site s deliverability in practical terms as well as highlighting the key considerations which surround the site. 1.2 Purpose The primary purpose of this document is to show that the Beech Lane site can be delivered in a sensitive manner bearing in mindits attractive village location, and can provide much needed starterand family housing. Persimmon Homes are aware that the village are in the process of preparing a Neighbourhood Plan and hope that this document will help to illustrate the relative benefits that development of this site could bring. Persimmon Homes have recent experience of building in Kislingbury, at Bugbrooke Road. This is an attractive scheme that reflects local building styles through the use of sympathetic house designs and building materials. We have however considered the views of local residents and would look to deliver a more mixed scheme at Beech Lane, with a range of smaller house types to appeal to first-time buyers who currently struggle to access properties in the local area. We would like to work with the local community to deliver an attractive and well thought out scheme that meets local needs and aspirations. We would welcome any input from local representatives to guide the scheme s design further to reach an acceptable solution. Image 1 -Site red line 3

4 2.0 Site Context 2.1 Settlement Context Kislingbury lies in South Northamptonshire District and at the time of the 2011 Census had a population of 1,237. Kislingbury is located approximately 600m south of the A45 WeedonRoad, which links Northampton in the east to Junction 16 of the M1 motorway in the west. Northampton town centre is approximately 6km east. The village has three pub/restaurants, a primary school, convenience store and post office, village hall, butchers, churches and a sports ground with pavilion. 2.2 Planning Context Planning permission on this site has been refused on two occasions, most recently in August This statement aims to address the concerns previously raised and demonstrate the site s suitability for development. South Northamptonshire Council are in the process of preparing a Settlements and Countryside Local Plan, to sit alongside the recently adopted West Northamptonshire Joint Core Strategy (2014). This plan will identify a number of suitable sites in the villages to accommodate a total of around 500 dwellings. We believe the site at Beech Lane represents a very suitable location for some of this development to be accommodated and would like to work with the local community through the Neighbourhood Plan process to work up a suitable proposal. Image 2 -Site location in context (red indicates approximate area of development, green outlines proposed open space) 4

5 3.0 Site Assessment 3.1 Existing Key Site Features The site extends to approximately 2.8 hectares and is located onthe eastern side of the village on the corner of Beech Lane and CampLane. The site is previously undeveloped land, apart from a small areaon the western side of the site which is occupied by built structures that are in a poor state of repair. There is existing vegetation along the site perimeters. 3.2 Surrounding Land Uses The site already has a natural green boundary provided by the sports pitches. To the north of the site lie the existing Kislingbury Playing Fields, comprising of a children s play area and sports facilities. To the east of the site is the Kislingbury Temperance Cricket Club. The south of the site is bordered by a small section of Camp Lane which leads into a Bridleway and beyond the lane is Hall Farm. To the west is Beech Lane which contains a mix of dwellings fronting onto the road and the site.the boundary of the site already acts as a popular informal walking route which would be formalised and enhanced through the land gift. 3.3 Local Facilities The majority of the village services and facilities are located to the west of the site, with the playing fields and cricket club located immediately north and east as outlined above. The shop and post office lies on Church Lane with the primary school close by on the High Street. There is a butcher on Hodges Lane and a number of pub/restaurants. Bus stops are located nearby on Bugbrooke Road and High Street, with services to Northampton and Daventry. Image 4 Settlement Facilities Map As the site is integrated closely with the village, all of the village facilities are located within easy walking distance of the site. 5

6 3.0 Site Assessment 3.4 Technical Appraisal The information below provides further detail on some of the technical aspects that need to be considered when developing a site for residential use Access As part of the development of the site the nearby highway infrastructure would be upgraded so as to accommodate the additional traffic generated. This would include widening Camp Lane to 4.8m along its length to the junction with Bugbrooke Road. This proposal has been supported by Northamptonshire County Council Highways Department and all works would be contained within the existing highway boundary Ecology Ecological scoping works have been undertaken with subsequent more detailed reports. There is no indication of Badgers, Reptiles, Great Crested Newts or Bats reported on the site and therefore no further investigation is believed to be required at this stage Heritage A heritage Desk Based Assessment has been undertaken to assess the potential impacts of the development on heritage assets. The assessment demonstrates that the site is unlikely to have any heritage assets of national or local importance, however trial trenching would be undertaken on the site prior to development commencing to confirm this position on the ground. Image 5 Road Widening Proposals for Camp Lane The design of the scheme would ensure that the new development does not have an unacceptable impact on the nearby conservation area, with choice of materials and design detailing to reflect the local vernacular. 6

7 3.0 Site Assessment Noise The location of the site in relatively close proximity to Hall Farm means that the impact of noise from the grain dryers (albeit seasonally used) needs to be given careful consideration. As part of the previous application, a solution to the potential noise issue was put forward to South Northamptonshire Council and their Environmental Health Officers were satisfied with the proposal. The solution includes using an appropriate site layout together with a package of mitigation measures to tackle the problem at its source. In order to implement this strategy we would first gain the adjacent landowner s approval Flood Risk The entire site lies outside the floodplain associated with the River Nene which is located to the east of the development. Surface water drainage will be attenuated within an open balancing feature within the area of open space that is proposed to be created on the eastern side of the development. The development drainage systems will be offered for adoption by AnglianWater and this will include the control device which governs surface water entering the land drainage system to an equivalent of greenfieldrunoff rates. Images 6 Photos of the Site s Surroundings 7

8 3.0 Site Assessment 3.5 Benefits of the Proposed Scheme We believe this scheme can offer a wide range of benefits and that this site outperforms the alternative options for development in Kislingbury. The main benefits are outlined below and a fuller explanation for some is provided in the following pages. The development would provide a mix of house types and tenures, including much needed starter homes for sale on the open market, as well as affordable homes to meet locally identified needs. The proposed development provides a large area of public open space that would be gifted to the Parish Council for the benefit of existing and future resident alike. This would adjoin both the cricket and sports pitches and enhance the already popular loop walk between these facilities and Camp Lane. The Parish Council would hold the control over the extent of development to the east and would therefore be able to limit any further growth in this direction and gain control of preserving the important gap with Northampton. The site is well located in the village, with good access to the main services and facilities. The development would contribute to the local economy, providing jobs in construction and additional spending in the local area which will also help support local services and facilities. The proposal would provide a range of community benefits through S106 Obligations, including contributions to education, community facilities and leisure. The local authority would receive additional funding through the New Homes Bonus. The development will contribute to the district s housing requirements and is deliverable, with a willing landowner and willing developer already committed to the scheme. The scheme would be designed to fit in well with the local vernacular and materials in the village Image 7 Photo of Recent Persimmon (Charles Church) Development at Bugbrooke Road in Kislingbury 8

9 3.0 Site Assessment Coalescence Buffer One of the major benefits of the scheme is that the local community, through the Parish Council, would hold control over the extent of development to the east of the village. The proposal includes a large area of public open space that would be conveyed to the Parish Council. This not only provides an attractive edge to the development by naturally joining the cricket and football pitches, but also enables the Parish Council to gain control over any further development in the direction of Northampton and therefore to control the important gap. The allocation of this site in the Neighbourhood Plan therefore has the potential to benefit the whole village. The transfer of the public open space would be guaranteed through a legal agreement and include provision for the Parish Council to be paid a maintenance fee for the ongoing upkeep of the area. Image 8 Proposed Areas of Public Open Space 9

10 3.0 Site Assessment Economic Benefits Persimmon Homes have developed an Economic Toolkit in conjunction with Nathaniel Lichfield and Partners to demonstrate the anticipated level of economic benefits that arise from residential development. The outputs in this case indicate that the development would have the following effect (figures to be regarded as estimates): 4 million spent on construction 47 direct jobs supported 70 indirect jobs supported 700,000 Gross Value Added (GVA) 230,000 in additional spend from purchasers (on added extras, decoration, new furniture etc.) 30,000 generated in council tax per year 175,000 generated in New Homes Bonus 400,000 potentially generated through planning obligations Image 9 Outputs of Economic Benefits Model 10

11 4.0 Masterplan 4.1 Opportunities and Constraints Opportunities Provision of a mix of housing of a range of sizes and types, to include affordable housing. This will help the population of Kislingbury to diversify and not stagnate Creation of an attractive village development that takes design influences from the local vernacular Creation of new landscape spaces that also utilise existing landscape features and provide additional planting Provide surveillance to the existing play area and sports facilities Additional support for the existing village services through an increase in number of residents Constraints Retention of existing hedgerows and landscape features Potential for noise from adjacent sports facilities and agricultural use Need to minimise the impact of development on existing residents Proximity of conservation area boundary Need to design a sensitive scheme that reflects its rural location Image 9 Opportunities and Constraints Plan 11

12 4.0 Masterplan 4.2 Design Principles The following principles have been considered when developing the masterplan, having considered comments received from SNC Planning Department. 1. Feature Dwellings The scheme has been designed to provide feature plots at focal points and along key edges. 2. Street Character The street character was specifically changed at the core of the scheme to create a more traditional lane, with key buildings at the lane entrance. Smaller buildings are provided within the lane to create a varied streetscene. A mix of boundary and surface treatments will provide unique character zones. 3. Main Entrance The main site entrance has been designed to serve a dual purpose. Firstly, to create a village green feature, characteristic of the area, to create attractive views from the conservation area and to act as a noise buffer from the grain dryers at Hall Farm. 4. Frontage to Key Edges Dwellings have been carefully located to directly address Beech Lane and key areas of existing and proposed public open space. There is currently no natural surveillance of the existing children s play area or playing fields and this scheme takes the opportunity to improve the feeling of safety for users of these facilities. 5. Public Open Space The proposed formal area of public open space at the eastern side of the site provides a key feature for the creation of open views of the adjoining countryside. The area has been designed to have complete surveillance by dwellings fronting on to this space. A new pond will create an attractive feature and potential new habitat, as well as providing surface water attenuation. It is intended that the Public Open Space be transferred to Kislingbury Parish Council to control for the benefit of the local community. It also potentially gives the space the cricket club desire as well as enhancing an already popular circular walk, thereby offering benefits to the whole village. Image 10 Design Evolution 12

13 4.0 Masterplan Below is the layout that was submitted with the previous application. We accept that it requires further refinement to ensure it meets local needs and aspirations. We would therefore welcome the opportunity to receive further feedback from the local community on the designs. Image 11 Illustrative Masterplan for discussion 13

14 5.0 Conclusions This document seeks to demonstrate the suitability of the site at Beech Lane in Kislingbury for a modest sized residential development. The proposals have been designed in order to be sensitive to their surroundings and provide for significant local public benefits. However we wish to work with the local community to refine the detailed plans so that they reflect local needs. We would welcome the opportunity to meet with the Neighbourhood Plan Group, and to hold a community consultation event where the plans could be discussed further. We consider the site to be the best option for development in Kislingbury due to the range of benefits it offers, and can provide the mix of market and affordable homes to reflect local needs. A key benefit is the ability for the local community to gain control over the extent of development to the east of the village, and to limit the potential for coalescence with Northampton. The proposed area of public open space would provide an attractive edge to the development and allow for a sensitive transition from village to countryside. Contact Details For further information on any aspect of the proposals please contact: Mrs Alice Kirkham Planner Persimmon Homes Midlands 3 Waterside Way Bedford Road Northampton NN4 7XD Images 12 Photos of the Site 14

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