Howbeck Road, Arnold Development Brief Supplementary Planning Document ADOPTED JANUARY 2006

Transcription

1 Howbeck Road, Arnold Development Brief Supplementary Planning Document ADOPTED JANUARY 2006 Further enquiries to Local Plans Section, Planning and Environment Department, Gedling Borough Council, Civic Centre, Arnot Hill Park, Arnold, NOTTINGHAM. NG5 6LU Tel: Fax: This information is available in large print and other formats

2 CONTENTS Site Information... 3 Site Context and Location... 3 Site Description... 4 Topographic Survey... 5 Existing Infrastructure and Archaeology... 7 Land Ownership... 8 Site Constraints... 8 Environment Agency (RLP Policy ENV41)... 9 Environmental Health (RLP Policy ENV3)... 9 Policy Context Local Plan Strategic Guidance Development Responses Education (RLP Policy C2) Health (RLP Policy C2) Highways (RLP Policies H2, T1, T2, T7 & T10) Impact on Communities (RLP Policy C2) Implementation Density and capacity (RLP Policies H2, H8) Open Space Provision (RLP Policy R3) Affordable housing (RLP Policy H18) Design (RLP Policies ENV1, ENV2, ENV6, ENV32, ENV43, ENV48, H8, H15, H16 & H17) Biodiversity and Protected Species (RLP Policies ENV2, ENV38, ENV48) Infrastructure Development Requirements Consultation Statement Consultees Consultation Procedure ANNEX SUSTAINABILITY APPRAISAL (SA) In accordance with European Union Strategic Environmental Assessment (SEA) Directive 2001/42/EC

3 Howbeck Road, Arnold (Land at Ladybank Rise/ Cromdale Close) Development Brief Supplementary Planning Document (January 2006) Site Information Site Context and Location 1.1 The site is described in paragraph 2.23 of the Replacement Local Plan (RLP) as an urban edge greenfield site situated on the edge of the principal urban area, not dependant on significant infrastructure provision, that can be developed in a relatively short period. Furthermore, it was described in the Local Plan Inspector s Report (March 2004), as an urban extension that is close to good bus services. It is thus, in general terms, in a good location for housing development. Howbeck Road Replacement Local Plan Housing Allocation (reference H2 (h)) as shown on RLP Proposals Map (July 2005). 1.2 Bus Services Nottingham City Transport 57 & 59 Killisick Nottingham; 4 buses/ hour in each direction; Journey times Arnold, 10 minutes; City Centre, 35 minutes; 60 metres walking distance (Howbeck Road). 1.3 Existing Facilities Killisick Junior School 400 metres walking distance; Pinewood Infant and Nursery School 600 metres walking distance; Coppice Farm Primary School km walking distance; Christ the King Secondary School (Catholic) 1.2 km walking distance; 3

4 Arnold Hill and Redhill Secondary Schools 1.7 km and 2.1 km respectively; 1.4 Overall, therefore, the development will provide access to a broad range of key services, mainly within 1 km travelling distance. As such, it is considered to form a sustainable urban extension. 1.5 Details of linkages to local services are outlined in the following plan (not to scale) 1 :- Howbeck Road shops Principle vehicular access Howbeck Road, Killisick N Killisick & Pinewood Schools Playing fields Howbeck Road bus stop New (primary) access from Cromdale Close (35-45 dwellings) 107 m contour Possible pedestrian access to bus stop Pedestrian access/ links Killisick School, playing fields etc The Eagle pub Pedestrian/ cycle/ bus links Arnold town centre, City Centre (direct bus route, secondary schools Primary Ridgeline New access from Ladybank Rise (10-15 dwellings) and proposed emergency link Site Description 1.6 The site is triangular in shape, surrounded by built development on two sides, the third (east) side being formed by the 107 metres contour. The site mainly consists of intensively farmed land, including some features of nature conservation interest including established/ mature hedgerows, hedgerow trees and shrubs. There are no locally/ statutorily designated sites of nature conservation interest. 1.7 The south and west boundaries (existing built-up area) are made up of hedges, a few mature trees and shrubs. The site is also bisected by a single east/ west hedgerow; incorporating a number of small trees/ shrubs. 1.8 The upper site boundary is defined by the topography, i.e. the position of the 107 metres contour line. This is considered in the Inspector s Report (IR 2.35, paragraphs 3-5 and 12), where it is concluded that a larger development site, 1 Ordnance Survey base maps are reproduced with the permission of the Controller of H.M.S.O. Crown copyright, Licence No. LA Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 4

5 would take housing well above the 107 metre contour onto the main ridge running along Mapperley Plains. It would thus be in a very prominent position and obtrusive in the landscape especially from the northwest and southeast. The Inspector s Recommendation has been accepted by the Borough Council; with the 107 metres contour forming the site and Green Belt boundary. Topographic Survey 1.9 A survey of the site s topography has been undertaken, using the following methodologies:- Desk based survey using Ordnance Survey Mastermap data with Arc- View software and aerial photography of the site undertaken during 2004; Photographic field survey undertaken during September 2005, undertaken from the existing built-up area around Howbeck Road; Landscape advice provided by the County Council s Conservation Group through formal consultation process for this brief Previous site survey work undertaken during the various states of the Replacement Local Plan process ( ) has focussed upon topographic issues, in particular the position of the primary ridgeline relative to the site; the findings are summarised in paragraphs , above. The recent survey considered certain key determinants in achieving a good, balanced and integrated design for the site:- to the site:- certain key features:- Linkages to local facilities shops, schools, public open space; Existing natural features trees, hedgerows; Potential pedestrian/ vehicular access points Potential access points The initial survey identified several possible positions that might be considered for pedestrian access to the site. This raised significant concerns during the consultation process for this brief (September October 2005). However, it was never the intention that all of these should become points for pedestrian access 7 potential pedestrian and/ or cycle access points; 2 potential vehicular accesses, from Cromdale Close and Ladybank Rise Important existing features The photographic survey and subsequent public consultation have identified Sycamore tree adjacent to Crawford Rise; Significant tree (species not identified) adjacent to 16 Ladybank Rise; Mature hedgerows (2-3 m high), adjacent to Crawford Rise and bisecting site, include hawthorn and significant trees adjacent to site boundary; Boundary trees for Mellish Rugby Ground (Mapperley Plains), adjacent to primary ridgeline (RLP Policy ENV32). 5

6 View facing north from Crawford Rise walkway View of east-west hedgerow bisecting site, facing south from 170 Howbeck Road View of primary ridgeline, facing east from Cromdale Close towards Mellish Rugby Ground 6

7 1.13 The attached plan shows key landscape features, identified through the survey work undertaken (see paragraph 1.9, above):- Secondary vehicular access (Ladybank Rise) Other prominent boundary trees Primary vehicular access (Cromdale Close) Howbeck Road bus stop Boundary yew tree (adj Crawford Rise Possible pedestrian access to bus stop Mature Hedge Prominent tree Mature Hedge Mellish Rugby Ground boundary trees N Primary ridgeline Existing Infrastructure and Archaeology 1.14 A range of infrastructure currently exists serving the existing housing along Howbeck and Killisick Roads. The statutory undertakers will require appropriate infrastructure provision and account to be taken of existing capacity for any development on the Howbeck Road site. When full details of specific development proposals are received through a planning application, statutory undertakers will request appropriate conditions for the protection of existing plant (sewers, water/ electricity/ gas mains, telecommunications equipment) Specific details regarding the existing electricity distribution network in the vicinity of the site have been provided by Central Networks, the nearest 11 kv High Voltage mains serving Howbeck Road and Mapperley Plains, with existing lower voltage overhead mains adjacent to the site at the following locations: Crawford Rise; Ladybank Rise; Howbeck Road walkway; Howbeck Road walkway; Cromdale Close As with existing infrastructure affecting the site, the County Council s Archaeology Section (within the Environment Department) normally request the use of conditions to monitor archaeological remains through the Development Control process and during the construction, in accordance with RLP Policy ENV24, and PPG16, Archaeology and Planning (November 1990). No specific 7

8 response to the draft brief was received from the Archaeology Section at the County Council during the formal consultation process (September October 2005) For further information contact:- Drainage, sewerage and water o Parmjit Hari, Network Development East, Severn Trent Water Ltd, Leicester Water Centre, Gorse Hill, Leicester LE7 7GU. o Sue Davis, Planning Liaison, Asset Protection (Waste Water) West, Severn Trent Water Ltd, Regis Road, Tettenhall, Wolverhampton. WV6 8RU. Archaeology Sites & Monuments Record Officer, Nottinghamshire County Council (Environment), Trent Bridge House, Fox Road, West Bridgford, NOTTINGHAM. NG2 6BJ. Electricity Network Domestic Connections, Central Networks, Herald Way, Pegasus Business Park, Castle Donington, DERBY. DE74 2TU. Gas Network The Plant Protection Team, National Grid Transco, Distribution Support, Lakeside House, The Lakes, Northampton. NN4 7HD. Telecommunications Network BT Wholesale, Nottingham Office, PP 3D3, 2 Castle Wharf, Canal Street, Nottingham. NG1 7BT. Land Ownership 1.18 The site itself is exclusively owned by Mr Norman Foster:- Contact details c/o FPD Savills Ltd, 4 St Peters Gate, Nottingham. NG1 2JG Immediately adjacent to the site, the potential pedestrian access from the proposed site to the nearest existing Howbeck Road bus stop, the walkway serving Howbeck Road is owned by the following:- Mr E Bench, 142 Howbeck Road, Arnold, Nottingham. NG5 8QE. Mrs S Dundar, 144 Howbeck Road, Arnold, Nottingham. NG5 8QE Negotiations will need to be undertaken with all appropriate landowners prior to the implementation of any detailed scheme, when all access arrangements have been agreed through the Development Control process. Site Constraints 2.1 In accordance with Replacement Local Plan (RLP) Policy ENV32, which refers to the protection of ridgelines and the urban fringe, planning permission will not be granted for development if it would have an adverse effect on the open character and visual quality of the primary ridgeline. To ensure that no development breaches the ridgeline, it is possible that any developer will be required to erect scaffolding to the ridge height of any dwellings before a full planning permission is granted. Furthermore, there are no foreseeable circumstances where future amendments to this boundary will be acceptable, given that this forms the new Green Belt boundary in the adopted plan. 8

9 Environment Agency (RLP Policy ENV41) 2.2 Owing to the gradient of the site (falling from east primary ridgeline, to west), the Environment Agency have raised the following concerns:- Need to balance surface water discharge to greenfield run-off rate through the use of on-site attenuation; Severn Trent Water should confirm adequate capacity in receiving infrastructure; Sustainable drainage principles should be applied in accordance with PPG25, unless it can be demonstrated that their use is inappropriate. 2.3 For further information contact:- Stuart Taylor, Planning Liaison Officer, Environment Agency, Trentside Offices, Scarrington Road, West Bridgford, Nottingham. NG2 5FA. David Marsh, Technical Specialist, Planning Liaison, Environment Agency, Trentside Offices, Scarrington Road, West Bridgford, Nottingham. NG2 5FA. Sue Davis, Planning Liaison, Asset Protection (Waste Water) West, Severn Trent Water Ltd, Regis Road, Tettenhall, Wolverhampton. WV6 8RU. Environmental Health (RLP Policy ENV3) 2.4 Contaminated Land No previous history of industrial use on the site, so there is unlikely to be any significantly contaminated land. However, due to the size and number of proposed dwellings it is recommended that a contaminated land study be completed (RLP Policy ENV3):- For the avoidance of doubt when houses are bought and sold. When houses are bought and sold, environmental searches are completed by solicitors and consultants to determine previous land use and potential for contamination. The Council will be asked if there is contaminated land on the site or whether the site has been determined as a Part IIA site (Environment Act 1995). In the case of a site like this, the Council would consider the site to be unlikely to be contaminated, but having no evidence to confirm this statement. A phased risk based assessment should be carried out in accordance with the relevant guidance and should consist of:- o Desktop reports; o Detailed investigation reports; o Remediation statements; o Validation reports. 2.5 There should be consultation between the Council and the appointed contaminated land consultant before the works start and at all phases of the investigation process. Where remediation works are deemed necessary to render the ground suitable for use then details of the works should be submitted to, and approved in writing by, the Local Planning Authority, prior to any works commencing on site. Validation of the remediation works should be submitted to, and approved in writing by, the Local Planning Authority following completion of the scheme of works. 9

10 2.6 All schemes to investigate contamination issues should be carried out in accordance with BS10175: 2001 Investigation of Potentially Contaminated Sites Code of Practice, and with attention to BS15903: 2002, BS15176: 2002 and other guidance published by the Environment Agency. Your attention is also drawn to the guidance leaflet Developing Land Within Nottinghamshire A guide to submitting planning applications for land that may be contaminated, available from the local planning authority. 2.7 For further information contact Sam Palmer, Environmental Health Officer, Gedling Borough Council, Civic Centre, Arnot Hill Park, Arnold, Nottingham NG5 6LU. Policy Context 3.1 Full details of policies to be considered in the determination of any planning application for the proposed development, are outlined in the Sustainability Appraisal Annex to this brief. For the avoidance of unnecessary repetition, the main body of this document refers only to the key policies that need to be considered, within the context of the issues raised. Local Plan 3.2 The Howbeck Road site is allocated for housing development in the Gedling Borough Replacement Local Plan; adopted July It is an urban edge greenfield site in a sustainable location which does not depend on significant infrastructure provision and can be developed in a relatively short period. 3.3 The site was first proposed as a housing allocation in the First Deposit Draft Local Plan (February 2000), but subsequently de-allocated in the Revised (second) Deposit Draft Local Plan (May 2002). However, following the Local Plan Inquiry (March August 2003) and subsequent Inspector s Report (March 2004), the site was reinstated by the Borough Council as a housing allocation in Gedling s Statement of Decisions and Proposed Modifications (SDPM), January Following the consultation process into the Proposed Modifications, the Borough Council proceeded to adopt the Local Plan in July 2005, including the Howbeck Road allocation within Policy H2 Distribution of Residential Development. Strategic Guidance 3.5 The decision to allocate the Howbeck Road site for housing has been comprehensively considered throughout the Local Plan process (since 1997) against the various strategic guidance and policy documents, in particular:- PPG1 (February 1997) General Policy and Principles Now superseded by PPS1 (February 2005) Delivering Sustainable Development; PPG2 (January 1995) Green Belts; PPG3 (March 2000) Housing; PPG13 (March 2001) Transport; Adopted Regional Spatial Strategy RPG8 Regional Planning Guidance for the East Midlands to 2021 (January 2002); Nottinghamshire Structure Plan Review (November 1996); 10

11 Nottinghamshire and Nottingham Joint Structure Plan Deposit Draft and Proposed Modifications (April 2005). Development Responses Education (RLP Policy C2) 4.1 As stated (paragraph 1.3), the site has access to several primary and secondary schools, all within 2 km travelling distance. No specific guidance was received from the education authority during the statutory consultation period with respect to possible developer contributions, this indicates that it is unlikely that a proposed 50 dwelling development will have a significant impact upon existing schools in the area. However, any additional developer contributions towards education provision may need to be considered within the context of the nearby larger (390 dwellings) Stockings Farm development (west of Calverton Road, RLP Policy H4). 4.2 The most recent specific information regarding education provision was received in a letter from the County Council dated 23 July 2001:- Primary school places the nearest school (Killisick) was full, but another nearby school had spare capacity; Secondary school places most secondary schools in the area were full, but it was not considered that the proposed Howbeck Road development would have any specific implications. 4.3 Based upon recent Department for Education and Skills cost multiplier formulae (2005/6), appropriate contributions, if required, will need to be negotiated prior to the signing of any S106 agreement: uildings/designguidance/costinformation/. Applying the current (December 2005) formula of 21 primary school places per 100 dwellings as indicated by recent informal contact with the education authority, it is likely that a development of 50 dwellings would generate about children of primary school age. 4.4 For further information contact Lynn Gilhooley, Education Support Services, Nottinghamshire County Council, County Hall, West Bridgford, Nottingham NG2 7QP. Health (RLP Policy C2) 4.5 There is currently no practice within easy walking distance of the site. However, there are 7 surgeries and health centres within Arnold (3) and Mapperley (4), details are available from the Gedling PCT website: and Gedling PCT have indicated their plans for Arnold, together with the likely impact of the proposed Howbeck Road and Stockings Farm housing allocations (totalling 440 dwellings). 11

12 4.7 Current services Primary health care services in Arnold are provided by Gedling PCT and 3 GP practices, all 3 practices and the Health Centre are clustered in the centre of Arnold, approximately 2 miles walking distance from the housing site:- Highcroft Surgery, Arnold Health Centre, High Street, Arnold (10807); Stenhouse Medical Centre, 66 Furlong Street, Arnold (List size12483); Bonington Medical Practice, 10 Chapel Lane, Arnold (List size 3066). 4.8 Proposed changes to services The PCT is taking a proactive approach to the management of its premises to:- Ensure that premises comply with latest standards and guidance e.g. DDA; Improve the design, accessibility and appearance of premises; Enable some hospital outpatients services to be provided more locally. The PCT intends developing a new Health Centre in Arnold, which will replace its existing premises including the Highcroft Practice and provide accommodation for the Bonington Practice. This will be the second of 2 hubs in Gedling, complementing the development of Carlton in the south. The Stenhouse Practice will not be changed. 4.9 Impact of development proposals Based on the indicative numbers of dwellings in Local Plan Policy H2 for the Stockings Farm and Howbeck Road sites, it is estimated that:- Anticipated no. of new patients c.1000 (4% increase), 115 of these as a result of the Howbeck Road development; Additional GP and other Primary care services will be required; this would be incorporated within the new Arnold Health Centre; The additional accommodation would be developed as part of the new Health Centre and funding would be required to coincide with the occupation of the new housing For further information contact:- Gill Oliver, Gedling Primary Care Trust, Byron Court, Brookfield Road, Arnold. NG5 7ER. Teresa Shaw, Director of Planning and Modernisation, Nottingham City Primary Care Trust, Standard Court, Park Row, Nottingham. NG1 6GN. Highways (RLP Policies H2, T1, T2, T7 & T10) 4.11 RLP paragraph 2.28 (Services Subject to Developer Contributions) identified two specific access and other transport issues:- Access from Cromdale Close or Ladybank Rise. Contributions to Public Transport measures More detailed advice has been received through subsequent contact with the Highway Authority through the consultation process:- Layout needs to be designed in accordance with NCC Design & Parking Guidelines; Emergency vehicle link between Cromdale Close/ Ladybank Rise accesses; 12

13 Developer contributions sought, as outlined in ITPS (May 2002) 30,000 per net developable hectare (i.e. 45,000) Specific objections from residents were received through the formal consultation process, concerning past proposals that the major access serving approximately 90% of the proposed houses would be via Ladybank Rise, considered to be too narrow to serve additional properties. Past indicative layout plans have all proposed access from both Ladybank Rise and Cromdale Close, with an on-site emergency access between the two cul-de-sacs. However, recent informal discussions with the Highway Authority (NCC) have indicated that building the principal access from Cromdale Close would be acceptable, with a secondary access to houses via Ladybank Rise For further information contact Richard Smith, The Highways Depot, Nottinghamshire County Council, Radcliffe Road, Gamston, NOTTINGHAM. NG2 6NP. Impact on Communities (RLP Policy C2) 4.15 The Gedling Community Strategy , sets out 5 Priority Themes, alongside Planning Policy Statement (PPS) 1: Delivering Sustainable Development (February 2005) this defines the criteria that need to be considered for any development scheme for the Howbeck Road site (see Annex Sustainability Appraisal). Overall, the Priority Themes will be addressed through contributions for school places, primary healthcare and open space provision, together with effective design, all of which are addressed throughout this brief A number of local community issues were raised through the formal consultation process for the brief, summarised as follows:- Security increase in crime/ antisocial behaviour; Loss of privacy; Noise and disruption during development of new estate. These concerns closely correspond with the priority themes defined in the Community Strategy, key design issues addressed throughout this document For further information contact:- Lance Juby, Gedling Partnership, Civic Centre, Arnot Hill Park, Arnold, NOTTINGHAM. NG5 6LU. Keith Tansley, Head of Leisure Services, Gedling Borough Council, Civic Centre, Arnot Hill Park, Arnold, Nottingham NG5 6LU. Implementation Density and capacity (RLP Policies H2, H8) 5.1 In accordance with PPG3 and Local Plan Density Policy H8, the 1.5 ha site is allocated for development at a minimum density of 30 dwellings/ hectare, therefore:- Minimum capacity = 30 x 1.5 = 45 ~ 50 dwellings (to nearest 10). 13

14 5.2 Informal, pre-application enquiries have been made for a 55 or 60 dwelling development on the site. 55 or 60 dwellings (as above 50) will therefore accord with the density policy, i.e. a minimum density 30 dwellings/ hectare. Open Space Provision (RLP Policy R3) 5.3 Clearly, the relationship of areas of public open space to new development requires careful consideration to minimise the potential for nuisance to residents that may result from noise/ antisocial behaviour. Section 17 of the Crime and Disorder Act 1998 is also relevant; the document Secured by Design Playing Areas offers guidance. 5.4 The applicant should give consideration to how the public open space will be used by residents and measures should be incorporated at the design stage to minimise the impact on adjacent residential properties. The applicant may wish to consider noise barriers, landscape bunds, the type or location of leisure equipment facilities that may be installed to minimize any future noise/ antisocial behaviour problems that could arise. It may be appropriate at a later stage to set up a meeting between Development Control, Environmental Protection and Leisure Services officers, and the developer to discuss the detail of open spaces to ensure the local authority performs its function with regard to the effects of crime and disorder, and prevent future noise and antisocial behaviour problems. 5.5 Policy R3 Provision of Open Space with new Residential Development in the emerging Local Plan, specifically states that provision of open space may be through a financial contribution to the Local Authority to provide facilities on or off site, or to enhance facilities nearby. Further details are provided through interim planning guidance, New Housing Development, Supplementary Planning Guidance for Open Space Provision (November 2001), which describes the process for assessing the quantity, location and contributions for open space provision serving new housing developments. This document is available on the Borough Council s website: al_edition).pdf. 5.6 In accordance with the interim planning guidance, Gedling Borough Council (Leisure Services) will enter into negotiations for S106 contributions towards open space provision through the formal planning application process. As part of this, the applicant will be notified of specific open space requirements. 5.7 The most recent advice received from Gedling Borough Council Leisure Services indicates that the preferred option is for developer contributions to off-site open space provision. 5.8 For further information contact:- Keith Tansley, Head of Leisure Services, Gedling Borough Council, Civic Centre, Arnot Hill Park, Arnold, Nottingham NG5 6LU. Sam Palmer, Environmental Health Officer, Gedling Borough Council, Civic Centre, Arnot Hill Park, Arnold, Nottingham NG5 6LU. John Wood, Police Architectural Liaison Officer, Nottinghamshire Constabulary, Sherwood Lodge, Arnold, NOTTINGHAM. NG5 8PP. 14

15 Affordable housing (RLP Policy H18) 5.9 Local Plan Affordable Housing Policy H18 requires 20% of the dwellings on housing sites of 1 ha and above to be developed as affordable housing. As this site has a 1.5 ha developable area, it is confirmed that this policy will be a requirement in relation to this site. Therefore, the minimum numbers of affordable houses to be provided should be as follows:- For a 50 dwelling development, 10 affordable houses will be required; For a 55 dwelling development, 11 affordable houses will be required The new Interim planning guidance: Affordable housing, adopted 7 April 2005, aims to deliver affordable housing through the planning system and is now available on the Borough Council s website:- _adopted_april_2005.pdf. This supplementary planning document has been produced to provide landowners, developers and RSLs with clear, detailed advice on the Council s criteria for the provision of affordable housing. It amplifies Policy H18 and sets out how this Policy will be implemented Whilst the specific details of the affordable housing provision will be the subject of negotiation between the developer and the Council in the context of a specific planning application, the need for particular affordable housing types and tenure will be assessed against local circumstances and the requirements of the wider community and housing market. The decision will be based on income data, the local sub-market and housing needs data, for example, housing register information, housing market assessments The design and mix of affordable dwellings and should be carefully integrated with the rest of the housing development. Rather than being concentrated in one part of the site, it is preferred that they be spread throughout the site, to assist in creating balanced communities For further information contact Lynn Vernon, Housing Services, Gedling Borough Council, Civic Centre, Arnot Hill Park, Arnold, Nottingham NG5 6LU. Design (RLP Policies ENV1, ENV2, ENV6, ENV32, ENV43, ENV48, H8, H15, H16 & H17) 5.14 The specific proposal for the development needs to incorporate the following elements:- 10% of site area for open space provision, i.e. 1.5 ha/ 10 = 0.15 ha of open space associated with the development (Policy R3); A minimum of 50 dwellings (Policy H2); 20% affordable housing (Policy H18); Highways and on-site infrastructure provision, in accordance with advice provided by the highway authority and statutory undertakers (Policy T1 and County Council Integrated Transport Measures and Developer Contributions (ITPS) statement, May 2002); Appropriate landscaping as part of the new development, in accordance with Local Plan Policy ENV2, Landscaping. 15

16 5.15 The design of any development proposal for the site should be assessed against the High quality and inclusive design aims and criteria, laid down in Planning Policy Statement (PPS) 1: Delivering Sustainable Development (February 2005) and its various companion documents, particularly, Safer Places, the Planning System and Crime Prevention :- avoid segregation be integrated into the existing urban form and the natural and built environments; well-planned public spaces that bring people together; provide opportunities for physical activity and recreation; add to the overall character and quality of the area; high quality buildings and spaces that support the efficient use of resources The PPS1 criteria are reinforced through local plan policies that provide more specific design criteria and advice, in particular:- ENV1 Development Criteria covers many issues, including appearance, amenity, accessibility, and crime prevention; ENV2 Landscaping use of appropriate planting/ landscaping reflect surrounding townscape, provide screening, prevent crime; H15 Comprehensive Development ; H16 Design of Residential Development specific design criteria, in support of ENV1; H17 Visitability accessibility for people with mobility problems Overall, design is central to community safety and the successful implementation of the proposed development. Supporting the PPS1 criteria identified above, Secured by Design makes reference to 7 attributes of sustainable communities that are particularly relevant to crime prevention Access and movement places with well defined routes, spaces and entrances that provide for convenient movement without compromising security; Structure so that different uses do not cause conflict; Surveillance public spaces overlooked; Ownership places promoting respect, responsibility, community; Physical protection well designed security features; Activity appropriate to the location, creating reduced risk of crime and sense of safety; Management and maintenance places designed to discourage crime For further information contact:- John Wood, Police Architectural Liaison Officer, Nottinghamshire Constabulary, Sherwood Lodge, Arnold, NOTTINGHAM. NG5 8PP. R E Reynolds, ADA (Architects) Ltd, 109 Draycott Road, Sawley, Nottingham. NG10 3BX. Biodiversity and Protected Species (RLP Policies ENV2, ENV38, ENV48) 5.19 RLP Policy ENV2 specifies that where landscaping is required as part of new development it will be required to, where possible, retain, incorporate and enhance established features, and create new or enhance existing features of nature conservation value. In accordance with ENV2, the developer should be 16

17 required to commission a full ecological survey of the development site prior to submission of design/ landscaping scheme, to allow established features to be incorporated into the design, together with mitigation measures, where required. Particular existing landscape features are identified in paragraph 1.12, above. Appropriate proposals should:- provide an opportunity for net biodiversity gain; use native species, where practicable; integrate biodiversity/ development, reflecting the rural nature/ urban fringe setting of the site RLP Policy ENV48 provides some protection to established hedgerows and boundary trees. Wherever possible, these should be retained and enhanced. Hedgerows and tree planting to be established as part of the landscaping scheme should consist of native species, characteristic of the Dumble Farmlands Landscape Character Area identified in the County Council s Countryside Appraisal Nottinghamshire Landscape Guidelines (1997). This information should be incorporated into any ecological assessment In order to achieve high quality landscaping and net biodiversity gain, fulfilling the requirements of various RLP policies, the County Council (Countryside Conservation Section) and Notts Wildlife Trust have identified the following points should be addressed when preparing a planning application for the site:- Landscape schemes should encourage local nature conservation/ biodiversity; Features of interest identified through ecological surveys should be appropriately retained and enhanced wherever possible; Appropriate mitigation measures to compensate for any ecological impacts; Habitat creation works should target Nottinghamshire Biodiversity Action Plan species/ habitats (i.e. native species), where appropriate; Open space provision amenity open space should additionally provide biodiversity gains; Tree planting schemes locally appropriate species, of guaranteed native genetic origin and ideally, local provenance; Management plan ongoing management of biodiversity features, through planning obligations, S106 etc For further information contact:- Tom French, Assistant Nature Conservation Officer, Countryside Conservation, Nottinghamshire County Council, Trent Bridge House, Fox Road, West Bridgford, Nottingham. NG2 6BJ. Gaynor Jones-Jenkins, Conservation Officer, Conservation Policy & Planning Department, Nottinghamshire Wildlife Trust, The Old Ragged School, Brook Street, NOTTINGHAM. NG1 1EA. Infrastructure Development Requirements 5.23 The proposed development will be integrated into the existing Howbeck Road/ Killisick (predominantly residential) area. Central Networks have confirmed that they have no specific requirements for additional electricity infrastructure provision in association with the development. Similarly, as no formal response was received through the consultation process regarding new gas distribution or 17

18 telecommunications infrastructure, it is assumed that no contributions towards additional infrastructure provision are likely to be required (see paragraph 1.17 above, for contact details) Severn-Trent Water Ltd have specified certain criteria relating to the discharge of foul water into the existing public sewer, namely the same rate that the Environment Agency allows for discharge into watercourses (7.5 litres/ second). Accordingly, a planning condition will be required, whereby the local planning authority needs to approve details of surface water/ foul sewage disposal, before commencement of the development For further information contact:- Parmjit Hari, Network Development East, Severn Trent Water Ltd, Leicester Water Centre, Gorse Hill, Leicester LE7 7GU. Sue Davis, Planning Liaison, Asset Protection (Waste Water) West, Severn Trent Water Ltd, Regis Road, Tettenhall, Wolverhampton. WV6 8RU. David Marsh, Technical Specialist, Planning Liaison, Environment Agency, Trentside Offices, Scarrington Road, West Bridgford, Nottingham. NG2 5FA. 18

19 Consultation Statement Consultees 6.1 Since the initial allocation of the Howbeck Road site in the First Deposit Draft Local Plan (February 2000), through the Local Plan Inquiry (LPI), March August 2003 and early stages in the preparation of this brief (till August 2005), several formal and informal consultations have been undertaken with the following consultees:- The Highway Authority (Nottinghamshire County Council) indicated in a letter dated 25 July 2000 that a 50 dwellings development (45 dwellings accessed from Ladybank Rise, 5 dwellings from Cromdale Close) appears acceptable in highways terms, subject to detailed design, including appropriate parking provision. The Education Authority (Nottinghamshire County Council) indicated in a letter dated 23 July 2001 that one nearby primary school had spare capacity, while a development of the scale of the proposed Howbeck Road development would not have any specific implications; FPD Savills, on behalf of the landowner (Mr Norman Foster) have been consulted throughout the Local Plan process; ADA (Architects) Ltd, were consulted in a letter dated 24 June 2005, about potential development requirements for the site/ design considerations; Sam Palmer (Environmental Health Officer), provided information (memo dated 4 July 2005) about requirements for overcoming potential contamination and considerations in open space provision; Lynn Vernon (Housing Manager (Development & Resources)) informal meetings have been held during July/ August 2005 to discuss likely requirements for affordable housing on site; Gill Oliver (Gedling PCT) a detailed/ comprehensive response was received in July 2005 and incorporated into the early draft brief. 6.2 In addition to the above consultees, over 100 objections were received to the allocation through the First Deposit Draft Local Plan consultation and accordingly considered during the LPI, most objecting to the allocation in principle. 6.3 In accordance with the Town and Country Planning (Local Development) (England) Regulations 2004 (Section 17), a comprehensive consultation exercise was undertaken for the first draft of the Howbeck Road Development Brief (Replacement Local Plan reference H2 (h)), in order that the brief fulfils the requirements for adoption by the Council as a statutory Supplementary Planning Document. However, this consultation exercise was not about the principle of housing development (established when the RLP was adopted), but about the form and general layout of a scheme. The consultation exercise was undertaken over 4 weeks, from 15 September October Specific Consultation Bodies The following Specific Consultation Bodies are being consulted, as it is considered that the proposed Howbeck Road housing development will significantly affect issues falling within the respective remits of these bodies [Town and Country Planning (Local Development) (England) Regulations, 2004, Regulation 17 (4(a))]:- 19

20 Environment Agency; Trent Strategic Health Authority; Utilities companies electricity distribution/ gas/ BT/ water. 6.5 Government Departments The Government Office for the East Midlands (GOEM) is the appropriate central government department to be consulted with respect to the development brief. 6.6 Other Consultees The appropriate organisations are being consulted, regarding specific issues arising from the proposed development:- FPD Savills on behalf of the landowner; Gedling Borough Council Housing Services formal response needed; Gedling Borough Council Leisure Services; Gedling Partnership re details of local community groups; Gedling PCT confirmation needed re summary/ content of Health development response; Nottingham City PCT re doctors surgeries in Mapperley; Nottinghamshire County Council Archaeology, Education, Countryside Conservation, Highways; Nottinghamshire Wildlife Trust re hedgerows and biodiversity; Police Architecture Liaison Officer re design/ crime prevention. 6.7 The protocol concerning publicity for planning applications was defined in Circular 15/92. Accordingly, this standard was approved by the Borough Council and took effect from 17 July As an interim measure, the standard will be adopted for neighbour notifications about this development brief, longer term this will be incorporated into the Statement of Community Involvement (during 2006). It has therefore been concluded that neighbouring properties adjoining the site will be consulted, together with those properties along the proposed road access routes (Cromdale Close/ Ladybank Rise), totalling 34 properties. Consultation Procedure 6.8 In accordance with the Town and Country Planning (Local Development) (England) Regulations, 2004, Regulation 17, there is requirement for a 4-6 weeks statutory consultation period, where the draft version of the document is placed on deposit (Planning Policy Statement (PPS) 12). As there is a need to progress the development brief rapidly and considering that a planning application, when submitted, will offer a further formal consultation stage, it was considered that a 4 weeks consultation period was sufficient (15 September 14 October 2005):- Draft document available for inspection at Civic Centre and Arnold Library; Draft document placed on Borough Council website; Copy of the document sent to Government Office for the East Midlands (GOEM); Copies of the document sent to consultees above. 6.9 Following the consultation procedure, the document and/ or its Sustainability Appraisal will be completed/ refined. The final document will then be presented to the Borough Council for adoption. 20

21 ANNEX SUSTAINABILITY APPRAISAL (SA) In accordance with European Union Strategic Environmental Assessment (SEA) Directive 2001/42/EC Introduction The Planning and Compulsory Purchase Act 2004 requires all Development Plan Documents (DPDs) and Supplementary Planning Documents (SPDs) forming the Local Development Framework, upon which preparation commenced after 21 July 2004, to be accompanied by a Sustainability Appraisal. In accordance with Environmental Assessment of Plans and Programmes Regulations 2004 ( the Regulations ), this Sustainability Appraisal should incorporate the requirements of SEA Directive 2001/42/EC. Much government guidance about applying Directive 2001/42/EC has been prepared over the past two years, in particular A Practical Guide to the Strategic Environmental Assessment Directive (Office of the Deputy Prime Minister, September 2005) and Sustainability Appraisal of Regional Spatial Strategies and Local Development Frameworks (ODPM, November 2005). This latter document provides a broad, comprehensive indicative list of possible Sustainability Appraisal (SA) objectives and indicators; which has been used to form the basis for the objectives and indicators included in this Appraisal document: Context and Baseline The Regulations require the establishment of the context and appropriate baseline data for this SA document, while avoiding unnecessary and irrelevant considerations:- Key baseline detail site allocated for housing development in adopted RLP; Purpose of document tool to assist developers and Development Control officers in the submission and determination respectively of planning applications. The site has been allocated for housing development (a minimum 50 dwellings) under policy H2 (Distribution of Residential Development) in the Gedling Borough Replacement Local Plan (RLP), adopted July As such, therefore, its sustainability and suitability for development has been considered throughout the RLP process since 1997 (see Technical Paper 3 (Revised), Environmental and Sustainability Appraisal (January 2005)) _technical_paper_3_(revised)_full_council_version.pdf. The principle of development now established, this SA document therefore assesses how effective design and integration of the development can mitigate potential impacts of the proposed development, as far as possible fulfilling the environmental and sustainability objectives identified. Paragraph 2.30 in the RLP states that the Borough Council will require the preparation of development briefs for all housing developments above 50 dwellings. 21

22 Relevant Borough Council Documents Community Strategy The Gedling Community Strategy priority themes define the criteria that need to be taken into account in preparing an SPD ( plan.htm):- Building Social Capital and Pride in the Local Area; Action for Youth; Tackling Health Inequalities; A Safer Community; A Better Local Environment. Replacement Local Plan (July 2005) The adopted RLP contains a broad range of policies that will need to be considered in the determination of any planning application for the development of the Howbeck Road site. Certain policies are underpinned and further supported through saved Interim Planning Guidance documents; these will eventually all be superseded by SPDs. Full details of relevant RLP policies and (where applicable) Interim Planning Guidance are outlined below:- Policy Title/ Description Reference ENV1 Development Criteria including key design criteria and considerations ENV2 Landscaping requirements for new developments ENV3 Development on Contaminated Land including where risk of contamination ENV6 Energy Efficiency design criterion for new developments ENV24 Other Sites of Archaeological Importance protection of significant archaeological remains if present on site ENV32 Protection of the Ridgelines/ Urban Fringe setting of development ENV38 Protected Species under Wildlife and Countryside Act 1981 ENV41 Flooding risk reduction ENV43 Greenwood Community Forest secure tree planting with developments ENV48 Hedgerow Protection protection of important hedgerows where appropriate H2 Distribution of Residential Development 50 dwellings housing allocation at Howbeck Road H8 Residential Density minimum 30 dwellings/ hectare H15 Comprehensive Development with respect to allocated sites H16 Design of Residential Development key design criteria and considerations Supporting IPG/ SPD Sustainable Developer Guide for Nottinghamshire, July

23 H17 Visitability accessibility for people with mobility problems H18 Affordable Housing thresholds Interim planning guidance Affordable housing Adopted T1 New Developments Developer Contributions T2 New Developments Sustainable Ditto Transport T7 Pedestrian Movement Ditto T10 Highway Design and Parking Guidelines Ditto C2 Community Facilities for New Development developer contributions etc Ditto R3 Provision of Open Space with New Residential Development 7 April 2005 Integrated Transport Measures and Developers Contributions Interim Transport Planning Statement (ITPS), adopted May 2002 New Housing Development Supplementary Planning Guidance for Open Space Provision November 2001 Adopted Structure Plan Review (November 1996) and emerging Joint Structure Plan (Proposed Modifications, April 2005) Policies in the adopted and emerging Joint Structure Plans provide the strategic base that underpins and supports the RLP policies above. The various policies in these plans need to be considered in the determination of any planning application on the Howbeck Road site:- Chapter/ Section Adopted Structure Plan policy ref Joint Structure Plan policy ref Details of policies Strategy 1/1, 1/5 1/1, 1/3 Sustainable development planning obligations, Green Belt Review Environment/ Natural Resources 3/6, 10/4, 11/1 2/1, 2/5, 2/6, 2/15, 2/18 Sustaining biodiversity protected species, nature conservation, habitat creation, waste management, energy efficiency, flood risk reduction Housing 4/2, 4/3 3/6 Design, density, affordability Transport/ Movement 5/4, 5/5, 5/7, 5/12 5/4, 5/7 Traffic management, developer contributions, parking provision Recreation 7/2 Public open space provision 23

24 Regional Spatial Strategies and National Policies and Guidance The revised Regional Spatial Strategy for the East Midlands, published in March 2005, has now superseded RPG8 Regional Planning Guidance for the East Midlands to 2021 (January 2002); since 28 September 2004 this document has gained the status of RSS, in accordance with the Planning and Compulsory Purchase Act Similarly, at a national level, Planning Policy Guidance Notes (PPGs) are currently being systematically replaced by statutory Planning Policy Statements (PPS). Key PPG and PPS documents forming baseline considerations in any development scheme for the Howbeck Road site are outlined as follows:- RSS/ Title Date PPG/ PPS RSS8 Regional Spatial Strategy for the East Midlands 3/2005 RSS8 Regional Planning Guidance for the East Midlands to /2002 PPS1 Delivering Sustainable Development 2/2005 PPG3 Housing 3/2000 PPS9 Biodiversity and Geological Conservation 8/2005 PPG13 Transport 3/2001 PPG16 Archaeology and Planning 11/1990 PPG17 Planning for Open Space, Sport and Recreation 7/2002 PPG25 Development and Flood Risk 7/2001 Sustainability Objectives The RLP policies have all been prepared and examined through the Environmental and Appraisal Sustainability (E & SA) undertaken throughout the Local Plan process and as such have had their environmental and sustainability credentials tested within this context. For consistency, therefore, the Environmental Stock Criteria used through the E & SA will form the basis of the sustainability objectives identified under the three principal headings:- Global Sustainability; Natural Resources; Local Environmental Quality. The objectives are further developed through reference to the Sustainable Developer Guide for Nottinghamshire (July 2004), which should ensure that this Appraisal is both as comprehensive and far-reaching as possible, while incorporating the requirements of the SEA Directive. GENERAL CRITERIA INDICATORS OF POSITIVE IMPACT Global Sustainability Primarily concerned with atmospheric and climatic stability and with the conservation of biodiversity. 24

25 1 Transport Energy: Efficiency: Trips reducing trip length reducing the number of motorised trips 2 Transport Energy: Efficiency: Modes increasing public transport share increasing attraction of walking and cycling improved integration between modes 3 Built Environment Energy: Efficiency reducing heat loss from buildings (energy need) reducing embodied (used in construction) energy reducing waste from new developments 4 Renewable Energy Potential safeguarding wind, water, wave and biomass potential increasing direct solar gain 5 Rate of CO 2 Fixing increasing tree cover especially broad leaved woodland 6 Habitats and increasing general wildlife potential biodiversity Natural Resources Husbanding of natural resources concerned with appropriate use and, where necessary, appropriate protection of our resources of air water, the land and its minerals. 7 Air Quality reducing levels of pollutants 8 Water Conservation & Quality reducing water usage maintaining ground water and river levels safeguarding water supply purity 9 Land & Soil Quality safeguarding soil quality and soil retention reducing contamination/ dereliction safeguarding good quality agricultural land 10 Recycling reduce consumption of fossil fuels and minerals increase reuse/recycling of materials Local Environmental Quality Conservation of local environmental quality concerned with the protection and enhancement (and sometimes retrieval) of local environmental features and systems ranging from landscape and open land to cultural heritage). 11 Landscape & Open Land enhancing designated areas (NPs, AONBs) enhancing general landscape quality retaining countryside/open land 12 Cultural Heritage safeguarding listed buildings and CAs safeguarding archaeological/geological value 13 Public Access to Open Space increasing/maintaining quality and availability in urban and rural areas 14 Building Quality maintaining/improving the maintenance and continuous renewal of buildings Population and Health General wellbeing of communities. 25

26 15 Urban Environment Liveability enhancing townscape quality reducing antisocial behaviour/ fear of crime improving aural and olfactory environment 16 Health increasing provision of recreational open space reducing impact of pollution, particularly during construction 17 Community increasing levels of community engagement through planning reducing social exclusion improving education and skills increasing accessibility to facilities for all 18 Housing providing affordable housing for all providing good quality housing 19 Employment and Economy increasing productivity increasing peoples disposable income ensuring productive and rewarding employment opportunities for all reducing unemployment Developing Options Due to the allocation of this site for housing through a rigorous Local Plan process, in reality there is little/ no scope to consider alternatives to the development of this site for housing. However, possible alternatives may be considered through the appraisal process in terms of the design and layout of the Howbeck Road development:- Highways principal access from Cromdale Close or Ladybank Rise? Open Space Provision on site or developer contribution to off-site provision? Biodiversity protection of existing boundary hedges, trees and other features? Affordable Housing break down/ siting of 20% affordable housing requirement. In general terms, decisions about these matters will be taken based upon advice received from the relevant consultees. As such, therefore, appropriate options will be considered according to the advice received. Appraising the Effects of the Brief [See landscape tables on following pages] 26

27 Appraising the Effects of the Brief Definite positive impact +ve Likely/ probable positive impact?+ve Neutral impact / Possible negative impact Negative impact? ve ve 1 Sustainability Objective Global Sustainability Transport Energy: Efficiency: Trips Short term impact Longer term impact Measurement and Assessment of Likely Impact ve? In the short term (during construction), more traffic will be generated through the development process:- Monitor construction traffic to site. Longer-term trends in traffic flows resulting from the development are unclear, though it is hoped that the rigorous RLP SA process prior to allocation ensures that additional trips generated from the development are minimised. Mitigation/ Enhancement Tools RLP Policies T1, T10 and ITPS Contributions from developers to meet elements of the transport costs that arise from the additional demand for travel caused by their proposals and to promote integrated transport measures. RLP Policies T2, T7 Provision in the layout for facilities giving priority to, and enabling access for cycles and pedestrians. See also SP policies, PPS1, PPG13, Local Transport Plan Secured through S106 agreement, advice from Highway Authority. 27

28 2 3 4 Transport Energy: Efficiency: Modes Built Environment Energy: Efficiency Renewable Energy Potential / +ve A baseline factor in the allocation of this site is the existing good bus service along Howbeck Road, with 4 buses/ hour linking to Arnold Centre and Nottingham City Centre (Nos 57 & 59). Similarly, pedestrian routes exist to local facilities local primary school and Killisick Playing Field. Additional housing development will serve to ve?+ve /?+ve 5 Rate of CO 2 Fixing??+ve secure/ enhance the future of the bus service. The construction process for new buildings or infrastructure will inevitably lead to some energy consumption:- Monitor waste removed from site during construction. Longer term, appropriately designed houses and waste reduction/ recycling initiatives will ideally ensure energy usage from the development is minimised:- Monitor quantity of refuse collected. There are many potential features that may be incorporated into the design of new housing developments, both through renewable energy technology and construction techniques:- Assess appropriate renewable energy options based on size of installation. The site is bisected by a single, east-west, hedgerow incorporating a number of small trees/ shrubs. The south and west boundaries (existing built-up area) also include existing trees. Furthermore, tree planting could be incorporated as part of any scheme:- Use Greenwood data (annual Action Plan) to monitor tree planting associated with development. As above The Building Regulations lay out clear specifications about the design of new buildings/ conversions. The Sustainable Developer Guide (July 2004) further expands on this, providing on improving the sustainability of new buildings, using tools developed by the Building Research Establishment RLP Policy ENV6, ASP policy 10/4, JSP Policy 2/18 Major new development will be required to incorporate, energy efficient layouts, designs and information on waste production implications. As above RLP Policies ENV2, ENV43 - Council will seek to negotiate with developers to create new or enhance existing features and/ or secure new tree or woodland planting as part of the development. Emerging JSP Policy 2/8 Use of planning conditions/ obligation to secure replacement tree planting if required. Appropriate tree planting (in particular native species) may be secured through development. 28

29 6 Habitats and biodiversity ve?+ve As the site is currently arable urban fringe farmland, therefore there is a reduced risk of the development having an adverse impact on local biodiversity; however, the ecological assessment will determine this. Biological records used to inform the ecological assessment can be obtained from (Contacts):- Biological records Nottinghamshire Biological & Geological Records Centre, Wollaton Hall, Nottingham; Mammal records John Ellis, County Mammal Recorder, Notts Wildlife Trust; Bird Records Andy Hall, County Bird Recorder; Amphibian Records John Osborne, County Amphibian Recorder. Advice will be sought from relevant consultees re biodiversity and possible protected species. RLP Policies ENV2, ENV43, PPS1, Incorporation of adequate landscaping and tree planting as part of the development. RLP Policy ENV38, Adopted SP Policy 3/6, emerging JSP Policies 2/1, 2/5, PPS9 If statutorily protected species are found, planning obligations will be sought to secure their protection, while proposals to enhance biodiversity will be supported. 7 Natural Resources Air Quality ve? During construction, inevitably noise, dust and odours will occur, leading to some short-term detriment to local residents. Environmental Protection Officers routinely investigate pollution problems, including on construction sites. Longer-term impacts are uncertain, but will depend upon transport modes and travel to work patterns. The Sustainable Developer Guide (July 2004) explains that Environment Agency guidelines specific to the construction industry should be followed to minimise these problems, though these issues are beyond the scope of the planning system. RLP Policies T1, T10 and ITPS Contributions from developers to meet costs of additional demand for travel caused by their proposals and to promote integrated transport measures. 29

30 8 Water Conservation & Quality??+ve The east-west slope of the site means that there is potential to increase runoff on to the existing Howbeck Road residential area. The existing arable use for the site is likely to include some water usage, though through appropriate measures, the conservation of water and runoff rate associated with the development may be improved:- Water usage associated with new houses may be measured through new meters. The Sustainable Developer Guide (July 2004) describes the use of sustainable drainage systems (SUDS) to slow runoff and reduce peak flows. RLP Policies ENV41, ASP Policy 11/1, PPG25 Provide statutory basis for flood risk and hydrology management. The Borough Council will rely on advice from the Environment Agency about appropriate provision for the development, to overcome any potential problems with flooding, wastewater and water levels. 9 Land & Soil Quality / / Given that the site is already allocated for housing development, the loss of the highest grades of agricultural land was a consideration throughout the RLP process, but is not now a relevant consideration, given the current status of the land. Gedling Borough Environmental Protection Department provide advice about the need for a contaminated land study. 10 Recycling?+ve?+ve Effective recycling management is an important requirement, both during construction and once houses are complete/ occupied:- Assess waste collection at all stages of development, together with data about domestic recycling rates. The Sustainable Developer Guide (July 2004) provides valuable information about waste management during construction and encouraging domestic recycling. Gedling Borough Direct Services manage domestic refuse and recycling collection. 11 Local Environmental Quality Landscape & Open Land /?+ve The site was allocated as an urban area extension. A key consideration through the RLP process was the extent of the site area and any impact upon the primary ridgeline. Therefore, the 107 metres contour was accepted through the Local Plan Inquiry as forming the uppermost boundary in terms of topography. RLP Policy ENV32, ASP Policy 1/5 Site boundary was drawn so as it would not have an adverse effect on the open character and visual quality of the primary ridgeline. RLP Policy ENV2, PPS1 In order to accord with these policies, the development should reflect the character of the surrounding landscape or townscape, through appropriate planting etc. 30

31 12 Cultural Heritage / / The surrounding built up area was developed during the 1970s 1990s, so has little/ no historical interest. However, it may be that archaeological remains exist on the site:- Undertake field-walking survey prior to 13 Public Access to Open Space commencing development. / +ve Currently, the site enjoys pedestrian access to Killisick Playing Fields within 1 km walking distance. RLP Policy R3 requires the provision of a minimum 10% of the site area as public open space to serve the development. Building Quality / / The development will be formed by the addition of 50 dwellings to the existing residential area. In order to comply with the Building Regulations these will have to be built to set specifications, Population and Health Urban Environment Liveability /?+ve Health?-ve?+ve which ought to ensure their longevity. Liveability standards for the proposed development may be judged by the comparison of future Comprehensive Performance Assessments (CPAs) against the most recent (November 2003) inspection. A vast array of guidance exists to guide future developments, most notably PPS1 and its range of supporting guidance. See (7) and (13) above See (7) and (13) above PPG16 and RLP Policy ENV24 These key policy tools outline appropriate mitigation measures if significant archaeological remains are found on site. Nottinghamshire County Council will be consulted to provide specific advice about appropriate survey requirements. The most appropriate type of Public Open Space provision (off site/ on site?) will be determined by advice from Gedling Borough Leisure Services and secured through a planning obligation. The Supplementary Planning Guidance for Open Space Provision document provides more details about preferred strategies for open space provision. The Sustainable Developer Guide (July 2004) advises that the longevity of buildings may be increased by the use of durable materials and versatile designs that allow for future adaptations, e.g. by future householders. The RLP contains several policies relating to the design of new developments in particular, ENV1, ENV2, H8, H15, H16, H17, T2, T7 and T10. These are underpinned by government policy statements and guidance, in particular PPS1, PPG3 and PPG13. Proposals may be enhanced through the specific criteria defined in RLP Policies ENV1 and H16, and design advice from the police. 31

32 Community +ve +ve The RLP process for the allocation of the site has proved controversial, with in excess of 100 objections considered during the 2003 Local Plan Inquiry. However, it is anticipated that the development will have minimal impact and may even benefit the community. Much data has been gathered over a long period, particularly Data re crime/ antisocial behaviour. Educational achievements. The emerging Community Strategy (2005) provides further information about data collection/ monitoring the issues above. Housing / +ve The site has been allocated for 50 dwellings, to meet a specific housing need, defined in the Adopted SP. Housing completions will continue to be monitored annually, by central government/ regional assembly. Employment and Economy +ve?+ve In the short term, the development will secure many construction jobs, throughout the process. Longer term, if a majority the additional population (approximately 100 people) moving into the dwellings work in the locality or within Nottingham City, this will further help to secure the future of local businesses Travel to work data (2001 Census available imminently). Local unemployment data. The site has been allocated due to its sustainable location, with linkages to schools, recreational facilities and shopping (Howbeck Road, Arnold Centre). The preparation of the development brief for consultation, by ensuring local concerns are raised and changes made to the brief where appropriate. The Education Authority (County Council) and Primary Care Trust advise on appropriate contributions for school provision and healthcare respectively, while development must be in accordance with the Disability Discrimination act and RLP Policies H17 and C2. RLP Policy H18 As part of any development above 1 ha developable area, the provision of 20% affordable housing is required, specific tenure to be negotiated through planning obligations and advice from Housing Officers. All new houses are required to meet quality standards, as set out in the Building Regulations. A sustainable element of the Howbeck Road site s selection is its proximity to significant local employment in the Arnold and Daybrook area. Local bus services already provide frequent access to the principal local employment centres, both in Arnold and Nottingham City. In accordance with RLP Policy ENV1, emerging JSP Policy 1/1 and PPS1, the development will provide additional housing, adjoining the existing mixed-use Arnold urban area. 32

33 Appraising the Effects of the Brief Summary As stated above, the Howbeck Road housing allocation and RLP Policy H2 have undergone rigorous and continuous Environmental and Sustainability Appraisal throughout the Local Plan process. This Appraisal document expands upon the RLP E & SA, providing further details about the policy impact, which may be applied to enhance positive and mitigate against any negative impacts. As with any development, it is inevitable that there will be certain negative impacts (?-ve and ve). However, in most cases these have been identified as acute/ short-term impacts, often occurring during the construction stage:- Transport Energy Efficiency: Trips numbers of trips, particularly delivery of construction materials; Built Environment Energy: Efficiency construction processes for new houses and infrastructure; Habitats and biodiversity impacts of development upon residual wildlife; Air Quality pollution due to additional construction traffic, also need to monitor air quality in longer-term due to potential future residents car journeys; Health likely short-term negative impact reduced air quality. With the possible exceptions of Air Quality and No of Trips (1), most negative impacts appear to be short-term. However, certain positive impacts (?+ve and +ve) will be inevitable, resulting from the Howbeck Road development. These include:- Community linkages to existing facilities; Housing provision of an additional 50 units; Employment and Economy construction jobs, additional local workforce. However, the majority of positive, sustainable benefits resulting from the development will be achieved as a result of the preparation and application of this brief, principally during negotiations with developers re S106 agreements, particularly:- Transport Energy Efficiency: Modes ITPS contributions to Howbeck Road bus services; Rates of CO 2 Fixing/ Habits/ Landscaping negotiations with developers to achieve new landscaping/ woodland planting/ net biodiversity gains; Public Access to Open Space requirements for new formal and informal public open space; Urban Environment: Liveability brief provides pointers to elements of good design PPS1 criteria. Overall, the Appraisal identifies 5 inevitable and possible negative impacts of the development (mainly short-term). However, this is exceeded over threefold by the number of inevitable and potential positive benefits/ impacts (17) that may occur as a result of the Howbeck Road Development. Monitoring and Implementation Monitoring Monitoring the implementation of this brief requires a joined-up approach between different offices/ departments at the Borough Council. A monitoring regime for housing 33

34 developments has existed for some times, with annual returns from the Borough Council to central government (Office of the Deputy Prime Minister) and the Regional Assembly. Furthermore, the legislation requires the publication of an Annual Monitoring Report for the Local Development Framework, described in more detail in the Local Development Scheme (March 2005). The principal purpose of the development brief is to assist developers and Development Control Officers in producing an acceptable scheme, through a planning application:- Delivery of planning obligations recreational, educational and affordable housing will be through S106 agreement; Conditions relating to the planning permission may also be monitored. Other impacts may be monitored through data collected externally and by the various departments within the Borough and County Councils, in particular:- Environmental Protection monitoring noise dust and air quality during construction; Building Control monitoring construction standards for all new properties; Direct Services monitoring regimes for waste/ recycling collection are being developed; Greenwood Community Forest Annual Action Plan details of Borough-wide tree planting; Environment Agency and Severn-Trent Water Ltd monitoring flood risk and water usage; Notts Wildlife Trust surveying and monitoring impacts of development upon local biodiversity. Implementation Once the development brief is implemented, where possible the appropriate sustainability indicators will be measured. The findings of this will both measure the effectiveness of the development brief as a planning tool, together with the actual (direct and indirect) impacts of the development itself. Similarly, this should serve to identify at an early stage any unforeseen adverse impacts and enable remedial/ mitigation action to be undertaken at the earliest possible stage. Overall, most negative impacts of the proposed development will occur during the construction phase. Much advice is given by the Sustainable Developer Guide (July 2004) about how to overcome these potential problems. 34