PARADISE ROAD and DEVONPORT ROAD, STOKE

Transcription

1 PARADISE ROAD and DEVONPORT ROAD, STOKE Site planning statement - December 2014 Approx: 18 Houses This Planning Statement provides guidance for the development (or redevelopment) of this site. It does not establish policy, but assists the development process by bringing together key planning and design issues. Aug 2014 Crown Copyright. All rights reserved Plymouth City Council No Published This map extract has been produced for the sole purpose of providing you with reference information only. NO FURTHER COPIES CAN BE MADE.

2 Introduction Aim To develop the site with high quality distinctive buildings that respond positively to the characteristics of the landscape and protect and enhance the quality and character of the Stoke Conservation Area. To accelerate housing delivery through the release of Council owned sites and work closely with housing providers to achieve this aim. Objective Plymouth City Council wish to provide guidance for the development (or redevelopment) of this site. It does not establish policy, but assists the development process by bringing together key planning and design issues. It establishes the concept for development of this site, taking into consideration all issues such as landscape, ecology, and views to the existing housing etc. Planning Policy Context Plymouth City Council, in preparing this site planning statement, seeks to provide potential developers with a clear understanding of what is expected from any development proposals for Paradise Road and Devonport Road, in terms of quality of design and sustainability. National Policy: National Planning Policy Framework - (NPPF) 2012 National Planning Practice Guidance (NPPG) 2014 Community Infrastructure Levy (CIL) Regulations and S106 Developer Contributions. Planning (Listed Buildings and Conservation Areas) Act 1990 Local Policy: Core Strategy: Policies: CS01: Sustainable Linked Communities; CS02: Design considerations; CS03: Safeguarding Historic Environment; CS15: Housing provision; CS04: Employment and Skills Strategy would be required if minded to approve; CS18: All green spaces in Plymouth are covered under this policy; CS19: Biodiversity; CS20: Renewable Energy; CS21: Flood Risk; CS22 Pollution; CS30: Sports, Recreation and Children s Play Facilities; CS28: Local transport considerations, sustainable transport, car parking standard; CS32: Designing Out Crime; CS33: Planning Obligations; and CS34: sets out general planning application considerations; Development Guidelines, Supplementary Planning Document (SPD) 2013 Planning Obligations and Affordable Housing SPD 2012 Sustainable Design SPD 2009 Plymouth s Green Space Strategy Plymouth Adopted CIL Charging Schedule Draft Plymouth Plan Part One 2014 Draft Plymouth Plan Area Assessments 2014 Plymouth City Council Playing Pitch Strategy 2007 Best Practice: Urban Design Chapter 7 of the NPPF; Manual for Streets, DfT, 2007; Planning for Town Centres Guidance on Design and Implementation Tools 2005; Urban Design Compendium, EP, 2000; Towards an Urban Renaissance, ODPM, 1989; Planning and Development Briefs: A Guide to Better Practice, ODPM, 1996 Development Context Background and land use The site sits within the Stoke Conservation Area and was previously identified as an area for formal sport and recreation. It has not been used for any formal purpose for over 10 years. Currently it is an accessible green space. Site Analysis Site description: The site is a regular shaped plot within the Stoke Conservation Area. The site is bounded by the Grade 2 Listed Buildings on Albemarle Villas on its eastern boundary. There is a road along this boundary, which provides vehicular access primarily to the villas. To its southern boundary lies City College Plymouth, this is separated by Paradise Road. On its northern boundary lies Devonport Road. Beyond it and immediately to its north, are the gardens for St Michael s Terrace. Beyond Devonport Road to the north-west of the site is an entrance to Devonport Park. On its western boundary is Exmouth Road and beyond it is the large Victorian, former Technical School, which has been converted to residential use Site area: 1.29 Ha (3.18 Acres) Site ownership: Plymouth City Council Topography: Gently sloping (north-west to south-east) Location: The site is located within Stoke Conservation Area Local Distinctiveness: The site lies within the Stoke Conservation Area, which has attractive listed buildings with large private green areas. The site is bounded by high quality historic, Grade 2 listed buildings and Devonport Park (which is included in the English Heritage Register of Parks and Gardens of Specific Historical Interest). Albemarle Villas on its eastern boundary are an exemplar of housing from the Georgian period. City College Plymouth on its southern boundary consists of an eight storey block along with other blocks built in the late 20th Century. This replaced the Devonport Railway Terminus that existed on that site. There are views southeast and across this building to Mount Edgcumbe and Plymouth Sound. The site is in close proximity to Stoke Village, the shopping hub for the area. It would benefit from some environmental improvements to promote walkability and cycling. The site is also in close proximity to the gym and sports facilities at Brickfields Leisure Centre and Sports ground, which is also home to Plymouth Albion Rugby Club.

3 Constraints and Opportunities The constraints and opportunities following site analysis are illustrated in the plan below: CONSTRAINTS AND OPPORTUNITIES ANALYSIS PLAN Site Area Proposal The site is in the Stoke Conservation Area and is bounded by some exceptional quality listed buildings. In developing this site, special consideration should be given to the setting, special architectural features of historic interest and preserving and enhancing the character of the Conservation Area. The Local Planning Authority in assessing any development on this site has a duty to consider development in accordance with primarily Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and all other relevant legislation and guidance. The onus is on the developer to demonstrate that the proposed design preserves and enhances the special architectural character of the listed Albemarle Villas, other historic buildings surrounding the site and Devonport Park. The site was last used as a formal playing field over 10 years ago. The recent investment in Brickfields Leisure Centre and Sports Ground and the restoration of Devonport Park provide formal and accessible, public amenity space and sports facilities within the local community. Paradise Road is surplus to the Council s operational requirements and should be brought forward as a suitable site for housing. However, the principle of developing this site for housing is not yet established; it is dependent on submission of a suitable proposal that is bespoke in its design, architecturally significant, and one that adds value and enhances the character of the area and complements existing historical buildings. Only propositions, which successfully address these points, will be considered.

4 Development Approach The following objectives and principles have been identified having regard to National, Regional and Local policy, and as a result of the key issues and objectives for change identified following engagement with the local community. The overall aim of this objective is the creation of a quality and sustainable development in accordance with the NPPF. A set of core objectives are prepared for this development with reference to its policy context, sustainability and community consultation. The design principles form the basis for devising a site wide concept that takes into account context and site analysis and presents a strategy for the future development of the site. General Design Principles Objective Ensure the efficient and effective use of land. Conserve and enhance the biodiversity of the site. Protect and enhance the countryside setting of the site and protect and maintain important trees under preservation orders and hedgerows. Achieve sustainable design and construction in order to minimise contributing to climate change. Ensure that the development provides people with the opportunity to live in a decent, sustainably designed and constructed home Accessibility to health, education, leisure and cultural facilities. Ensure a safe environment that helps reduce crime and fear of crime. Manage vehicular movement and contribute to and encourage the use of pedestrian, cyclists and public transport. Limit and reduce the use of natural resources. Principle Provide a high quality and sustainable housing offer with a uniform density across the site, taking account of the character of Albemarle Villas and the larger semi-detached, regency style housing type. Site context and opportunities for access to the surrounding road network ensuring the efficient use of land should be considered. Preserve and enhance the existing hedgerows and sensitive habitats. Employ strategies where necessary and incorporate habitat creation as part of the site wide landscape and drainage design. Retain, preserve and enhance the existing hedges along the site s northern and western boundaries where possible. Create openings within the existing boundary hedges for entrances. There are no TPO trees on the site. Plan and design to ensure the development is built to a high standard incorporating applicable sustainable methods of construction. The Council is prepared to consider off-site provision or commuted payments in lieu of on site affordable housing where it is robustly justified (Core Strategy policy CS15) 20% lifetime homes should be provided, in accordance with policy. Plan and design to ensure safe and direct links to surrounding areas, anticipating desire lines to Local Shops, Local Schools, Health Centres, Shopping, recreation and leisure uses and public transport systems around the site. Plan and design in accordance with ACPO Secured by Design New Homes Ensure that new public routes are overlooked and public/private space is clearly defined. Provide good street lighting and avoid the creation of marginal areas of open space that could be associated with antisocial behaviour. Plan and design for adequate on-site car parking for the new dwellings, having regard to policy. Minimise the impact on surrounding streets by ensuring ease of exit and entry on to the site. Provide direct pedestrian links and safe crossing points to maximise access to public transport services and Devonport Park. Provide adequate cycle parking/storage. Provide space for recycling bins within the new dwellings in accordance with the Council s guidelines. Use sustainable supply chains, low energy rated appliances and generally design to minimum waste. Maintain and improve water quality in surface waters and groundwater to achieve sustainable use of water resources. Incorporate permeable paving technology to increase groundwater infiltration where applicable. Drain roof gutters via water butts to help conserve water.

5 Provide good quality, access to public open space with a clear purpose and hierarchy. Ensure new development is well connected to its surroundings and enhances existing opportunities for walking and cycling within the area. Ensure new development is well-integrated with its surroundings and avoid overbearing of existing properties which border the site. Ensure high standards of design to promote a sense of local distinctiveness. Design for defensible space to promote a feeling of safety and security. Provide for appropriate mitigation for the adverse impacts of the development on infrastructure and services and contribute to the wider infrastructure needs associated with the growth of Plymouth. Community Infrastructure Levy Ensure appropriate economic development opportunities are created to benefit local people and local businesses. Sustainable Urban Drainage Incorporate surrounding public open space, parks and sports fields as an integral part of the movement strategy. Create a communal rectangular central quad in the form of a park which has access to the dwellings surrounding the quad. Opportunities for leisure facilities, relaxation, children s play, walking and cycling, and areas for community recreational initiatives at Devonport Park. Design a permeable and connected network of streets where vehicular access and speeds are limited to help encourage pedestrian movement in accordance with the principles of Home Zone design and the Manual for Streets 2. The site is bordered by roads on all sides and is therefore contained by the surrounding roads. However, options to front onto the central green and/or street should be considered to integrate the site with its surroundings, where it is necessary to meet urban design objectives and create distinctiveness. A palette of materials and house types arranged to the existing layout of housing in Albemarle Villas and Stoke in general. The Design response should involve the creation of distinctive buildings that relate well to the surrounding architecture of the Listed buildings and Stoke Conservation Area. Provide physical boundaries and gates to properties appropriate to the desired character of the street and compatible with the scale and finish of the dwellings. Ensure these boundaries are low enough to allow passive surveillance of the street from downstairs windows. Provide garages and on-site parking with only visitor spaces in the square. The potential development is likely to have impacts on infrastructure and services that require mitigation. Contributions will be secured in a S106 agreement and negotiated during Preapplication, prior to Planning Application Submission. The development has a legal requirement to pay a tariff under the CIL, calculated on the basis of 30 per square metre (net). This contribution is to support the wider infrastructure needs associated with Plymouth s growth. Develop an Employment and Skills strategy as part of any planning approval, which should demonstrate how local people and local businesses will benefit from the development in terms of job opportunities, apprenticeship placements, work experience opportunities, business supply chain opportunities and other employment and skills priorities. In particular traditional crafts, e.g. making wooden sash windows. Plymouth has been designated as Critical Drainage Area by the Environment Agency; therefore the Local Planning Authority would welcome suitable Sustainable Urban Drainage (SuDs) schemes that show due consideration to the sensitive nature of the site.

6 Development Concept The objectives and principles outlined above have been refined from the provisional material discussed during community engagement as part of the Local Plan. In taking on board comments received and site analysis, the following concept shows how these principles can be applied to its development. DEVELOPMENT CONCEPT PLAN Amenity Space Amenity Space

7 Planning Requirements (list not exhaustive) 20% Lifetime Homes Statement An off-site affordable housing or commuted sum offer in lieu of on-site affordable housing provision. Sustainable Development Measures dwellings (bins, recycling boxes, water butts, compost bins, etc.) Off Site infrastructure requirements Heritage Statement Archaeological Assessment Design & Access Statement Liaison with ACPO Secure by Design New Homes 2014 Phase 1 Land Quality Assessment Extended Phase 1 Habitat Survey, including Ecological Mitigation and Enhancement Strategy Energy Statement, minimum 15% on site Renewable Energy Transport Statement and Assessment with access and parking strategy Site Survey including remodelling and cross sections Heads of Terms for S106 Planning Obligations. CIL Forms Please check local validation requirements on the City Council s website for further information planning.htm Contact us The Council is keen to work with Housing Providers to support the delivery of this proposal and we encourage and welcome discussion on the Site Planning Statement and propositions. Mrs Katie Saunders We can also offer an integrated Planning and Building Control service at your request Building Control can provide free preapplication advice to ensure Building regulation compliance is considered as part of the planning process. Strategic Planning and Infrastructure Tel: katie.saunders@plymouth.gov.uk