land at eastboro way, nuneaton - nuneaton and...

Amec Foster Wheeler Environment & Infrastructure UK Limited

Land at Eastboro Way, Nuneaton Design and access statement

© Amec Foster Wheeler Environment & Infrastructure UK Limited2

February 2016

Report for

Sarah Wells

Principal Estate Surveyor

Warwickshire County

Council

Shire Hall

Market Place

Warwick

CV34 4RL

Main contributors

Anna Bend

Sean Nicholson

Michael O’Connell

Issued by

Anna Bend

..............................................

Approved by

Michael O’Connell

..............................................

Amec Foster Wheeler

Gables House

Kenilworth Road

Leamington Spa

Warwickshire CV32 6JX

Doc Reference

36673-001

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Contents

1. Introduction 3

2. Site and context appraisal 5

3. Evaluation and design response 17

4. Evolution of the design process 20

5. Design and access proposals 23

6. A sustainable scheme and building for life 35

7. Phasing and implementation 36

8. Summary and conclusions 38

Appendix A 40

............... .....................................

...................................

© Amec Foster Wheeler Environment & Infrastructure UK Limited 3

February 2016

This Design and Access Statement (DAS), which has been prepared by Amec Foster Wheeler on behalf of Warwickshire County Council (WCC), is submitted in support of an outline planning application for up to 360 dwellings and associated development on Land at Eastboro Way, Nuneaton.

1. Introduction

Purpose and scope of statement

The DAS explains what has infl uenced the development proposals for the application Site and how the proposals have

evolved. Using chosen design principles and selected design parameters (governing the amount of development, its

layout, scale, landscaping and appearance), the DAS illustrates how the scheme might look once constructed and how

issues relating to access have been addressed within the fi nal scheme design.

According to the National Planning Policy Framework (2012):-

Good design, is a key aspect of sustainable, is indivisible from good planning, and should contribute positively to making places for better for people.

The purpose of the Statement is therefore to explain the design rationale behind the submitted scheme and to inform the

subsequent reserved matters (‘detailed’) planning applications for the Site.

This Statement has been prepared in accordance with the requirements of:

Article 4 of the Town and Country (Development Management Procedure) (England) (Amendment) Order 2013;

Article 4C of the Town and Country Planning (General Development Procedure) Order (1995) as amended; and

Article 62 (5) and 327A of the Town and Country Planning Act 1990.


February 2016

The structure and content of this DAS also accords

with the guidance set out in the Planning Practice

Guidance. This Statement should be read in conjunction

with other documents which have been submitted in

support of the outline planning application including the

Supporting Planning Statement, Statement of Community

Consultation, and the following technical reports:

Transport Assessment

Air Quality Assessment

Noise Assessment

Landscape and Visual Impact Appraisal

Utilities Statement

Ecology Report

Phase 1 Geoenvironmental Desk Study

Flood Risk Assessment and Drainage Strategy

Heritage Statement

Arboricultural Survey

Sustainability Statement

Development proposals

Outline planning permission is sought for:

“The construction of up to 360 dwellings, provision of a vehicular access off Heart of England Way, creation of new footpaths and cycleways, car parking provision, open space, ecological enhancements, landscaping and ancillary works including surface water attenuation ponds as part of a sustainable urban drainage system.”

With the exception of vehicular access, all other matters

are reserved for future consideration and will be

submitted at a later date as part of Reserved Matters

applications.

The design and application process

The design proposals for the Site have evolved as a result

of technical work and discussions with key stakeholders

including Nuneaton and Bedworth Borough Council,

Warwickshire County Council (Highways, Education,

Ecology and Archaeology), statutory bodies and the local

community.

The proposals set out in this DAS are illustrative,

following a grant of outline consent the developer

taking the Site forward will submit ‘Reserved Matters’

applications for approval to the Local Planning Authority.

These applications will be evaluated against the design

principles and parameters set out in this Statement and

will be more detailed in terms of appearance, layout,

landscaping and scale of development. The Reserved

Matters applications will provide further opportunities for

public consultation on the fi nal designs of the proposed

development.

Structure of this statement

Section 1 Outlines the purpose and structure of the

DAS and scope of works;

Section 2 Provides an overview of the Site and its

surroundings, including key opportunities

and constraints and how these have

informed the indicative design proposals

for the development;

Section 3 Evaluates the information provided in

Section 2, and identifi es the opportunities

and constraints that have informed the

development proposals, and explains the

design principles that have been applied to

particular aspects of the scheme;

Section 4 Sets out the process of stakeholder and

community consultation that has been

undertaken, and how this has informed the

Illustrative Masterplan;

Section 5 Identifi es the guiding principles that

underpin the scheme, and sets out the

design proposals for the Site in the form of

an Illustrative Masterplan; and

Section 6 Provides an overview of the key

sustainability considerations that underpin

the proposed Illustrative Masterplan.

Section 7 Sets out details of the proposed phasing

for the development, and the next steps in

the planning process.

Section 8 Provides the overall summary and

conclusions.

Appendix A provides an assessment of how the proposed

development performs against ‘Building for Life’ criteria;

the industry standard that is endorsed by Government for

well-designed homes and neighbourhoods.


February 2016

2. Site and context appraisal

This Section provides a description of the Site and its surroundings in terms of its physical, social, economic, historic and character context. It sets out how development opportunities and constraints have had a key role in the development of the proposed scheme design as presented in sections 6 to 8.

Site location

The Site is located on the eastern edge of Nuneaton,

approximately 1.3km from the town centre, and lies

immediately to the east of Eastboro Way (A4254), and

south of the Heart of England Crematorium.

Site description

The Site measures 14.44ha and consists of four agricultural

fi elds, two of these fi elds are arable, one is semi-improved

grassland whilst the fi eld in the north east of the Site is

populated by tall ruderal vegetation, and this area is prone

to fl ooding.

The Site is bounded on its eastern and western boundaries

by mature hedgerows. To the north, the Site is separated

from the Crematorium by a dense woodland strip. To the

south a fence and dense scrub / woodland separates the

Site from Crowhill Park (aka Crowhill Recreation Ground)

and existing residential development.

Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. 100001776.


February 2016

Topography

Topographically from a high point at its centre the Site

slopes generally eastward/ north-eastward towards the

River Anker, which forms the north-eastern boundary.

There is also a minor fall in ground levels from the centre of

the Site northward towards the junction of Eastboro Way

and the Heart of England Way.

Surrounding area

The residential area Whitestone is located immediately the

Site’s boundary southern boundary. South east of the Site

is the Crowhill shopping centre, and the Crows Nest Public

House which is located on the corner of Eastboro Way and

Crowhill Road.

West of the Site, on the opposite side of Eastboro Way,

is the Attleborough Fields Industrial Estate through which

access is gained to Nuneaton Town Rugby / Football Club.

An extensive area of public open space lies north of the

Industrial Estate following the course of the Anker River,

which also along the northern boundary of the Heart of

England Crematorium, which takes its access

off Heart of England Way. Land to the east of the Site is

open countryside and forms part of the West Midlands

Green Belt.

The following plan shows the surrounding land uses with

built development to the north, west and south of the

application Site.

The above fi gure shows the surrounding land uses with built development to the north, west and south of the application Site.

Surrounding land use plan


February 2016

Accessibility to facilities and services

In addition to Crowhill Park immediately adjacent to

the Site, other recreation facilities in the area include

Springfi eld Road and Paul’s Land, located approximately

400m and 800m south of the Site respectively. Paul’s Land

contains six football pitches, a cricket pitch, a multi-use

games area and a children’s formal play area.

Local services at the Crowhill shopping centre include a

convenience / local format foodstore, pharmacy, butchers,

beauty salon, hot food takeaway and a party / fancy dress

shop. A Pre-School nursery also sits within the complex.

The shopping centre is connected to the surrounding

residential area by public footpaths including one which

runs alongside the Site’s southern boundary.

A larger local centre (the Horeston Grange Shopping

Centre) is located approximately 1km north of the Site

off ering a slightly enhanced range of local services. Other

local services such as a GP Surgery and Dental Practice

are located within 800m west of the Site. Local primary

and secondary schools are located slightly further afi eld

accessible on foot and by public transport.

A range of higher order shops, services and facilities

are accessible in Nuneaton town centre, as are a range

of potential employment opportunities in addition to

those presented by the neighbouring Attleborough Fields

Industrial Estate.


Local facilities and services


February 2016

Transport and access

Highway network

Eastboro Way (A4254) which runs along the Site’s western

boundary is subject to a 40mph speed limit, which reduces

to 30mph on the approach to the junction with Crowhill

Road south west of the Site. The section of Eastboro Way

immediately west of the Site currently has a footpath only

on its western side. A grass verge is present between the

Site boundary and the back edge of the highway. Eastboro

Way is lit by street lights along its whole course.

Proposed site access Local highway

There is good access to the strategic highway network.

Approximately 2.5km north of the Site is the A5 which

provides ease of access to the M69 and from this

motorway to both the M1 and M6. Access to the M6 can

also be gained via the A444 south of Nuneaton. The larger

settlements of Coventry and Birmingham are located to the

south and west respectively and provide a diverse range

of higher order shops, services and facilities along with

further employment opportunities.

Site access

Vehicular access to the Site is obtained from an agricultural

fi eld gate located off Heart of England Way at the north

of the Site. A second fi eld gate is present on Eastboro

Way towards the south west corner of the Site, which is

proposed to be used an emergency vehicle access.

Pedestrian and cycle network

Two Public Rights of Way (PRoW) cross the Site leading

out to the open countryside to the east, and form part of a

network of well-connected public footpaths in the locality.

Safe and sensitively designed crossing arrangements will

be provided at points where the internal road network

needs to cross the PRoWs.

The proposed emergency access will serve as a pedestrian

and cycle access when not in use. A footway will also be

provided along the eastern side of Eastboro Way which will

link with the emergency access to the south, and continue

to the Crowhill Road junction where it will tie in with the

existing footway network.

Financial contributions towards upgrading the network

of footpaths within the residential area to the south of the

Site, and local cycle routes, are also proposed.

The fi eld gate off Heart of England Way


February 2016

Public transport

Bus stops are located approximately 200 metres south

west of the Site on Eastboro Way. The bus stop is served by

one regular service (no. 7), which currently routes between

Nuneaton and Whitestone. The service operates at least

every 30 minutes and more regularly around the morning

and evening peak hours.

Nuneaton train station is located near the town centre and

provides services to London and Birmingham along with

other local services in the Midlands.

Bus stops and services

Landscape and visual

Whilst the proposed development will change the

local landscape through the replacement of arable

farmland with urban built development, the loss of

landscape elements or changes to local landscape

character, the setting of Nuneaton, or the separation

between settlements of Nuneaton and Hinckley,

will not result in material eff ects. The proposed

development provides a high quality development

and new settlement edge that will positively

contribute local landscape character and the setting

of the town.

In terms of visual impact, the new development

would represent a small or barely discernible change

in existing typically panoramic views across open

farmland towards the existing built edge of Nuneaton

(i.e. of the Attleborough Industrial Estate and

Whitestone residential areas). In addition new tree

planting would mature on the longer term to partially

screen and fi lter views of new built form. Whilst

the proposed development will be more noticeable

during the winter months, existing residential

development at that time is also more visible and

would moderate the magnitude of change.

View from Eastboro Way to the west of the Site.

View from Heart of England Way looking southward accross the Site.


February 2016

Historic context

An archaeological evaluation comprising geophysical

survey and subsequent trial trenching has been carried out

across the Site. The evaluation identifi ed an area of Iron

Age activity in the south east part of the Site relating to an

enclosure or boundary feature, the evaluation concluded

that Iron Age activity within the Site was not intensive and

was probably short lived.

A number of ditches and gullies dating to the Roman period

were found in the north east part of the Site. The features

are thought to relate to small fi elds or paddocks. The

evaluation concluded that the focus of the Roman activity

lies to the north of the proposed development Site.

Heritage assets



February 2016

Ecology

The Site comprises arable fi elds, with one semi-improved

grassland fi eld and one containing predominantly tall

ruderal species, and linear/boundary features comprising

generally intact hedgerows with ditches, narrow fi eld

margins of species-poor, semi-improved grassland, and

tall ruderal vegetation. Areas of dense scrub, plantation

woodland and few mature trees fl ank the Site. Of these

habitats, the hedgerows are of value for nature conservation

and are also a Warwickshire BAP priority habitat.

Furthermore, three of the seven hedgerows are classifi ed as

‘important’ under the Hedgerow Regulations 1997.

The three important hedgerows will be retained within the

scheme design.

The surveys considered that white-clawed crayfi sh, great

crested newts and badgers bats may be present on site,

although there no fi ndings at the time the surveys were

carried out. In relation to breeding birds, where possible

proposed construction work would be completed outside

of the breeding bird season.

A small number of common and soprano pipistrelle bats

use some of the habitats on-site for foraging. There is one

tree on-site with the potential to support roosting bats,

although surveys confi rmed that no roost was present.

Much of the developable area comprises arable land, such

that many of the proposed habitat enhancements i.e. the

enhancement of grassland areas, creation of ecotones,

water bodies and tree and scrub planting, as well as the

provision of residential gardens, will provide additional

foraging opportunities for bats. Considering the limited

extent of potential foraging habitat to be lost as a result

of the scheme, together within the enhancements to be

incorporated, no adverse eff ects on bats arising through

loss of foraging habitat are anticipated.


Phase 1 habitat map



February 2016

Utilities and services

A Utilities Statement has been prepared in support of this

outline planning application. This identifi es the existing

utilities that are located within the vicinity of the Site and any

physical constraints that they may pose for development.

The Statement also establishes if there is any capacity in

the local network to accommodate the future requirements

arising from the development of the Site.

Based on an initial assessment of information obtained from

all key utility suppliers in the area, there are existing utilities

close to the Site which can serve the proposed development.

Where new services are needed or where an upgrade/

reinforcement required, they have been identifi ed in the

Statement.

Existing facilties


February 2016

Air quality

The Air Quality Assessment

undertaken for the Site

confi rms that air quality is not a

signifi cant constraint to the Site’s

development.

Noise

Noise monitoring testing was

undertaken on the site which

indicated that the noise impact is

predominantly from road traffi c

and the Norbert Dentressangle

distribution centre located in

Attleborough Industrial Estate.

Properties on the western fringe of the proposed development

will be the most aff ected by the noise.

The Noise Assessment confi rms that suitable levels of

internal noise levels can be achieved for future residents of

the development provided that the mitigation proposed is

implemented. This is likely to comprise a noise barrier or

suitable glazing to habitable living areas, the exact detail of

which will be subject to further survey and submitted as part

of a Reserved Matters application.

Flood risk and drainage

The Flood Risk Assessment confi rms that the majority of the Site is situated in Flood Zone 1 and therefore

is at a low risk of fl ooding i.e. within 1 in 1,000 year’s annual probability of fl ooding. The report identifi es that

the north east section of the Site, adjacent to the River Anker, is located in Flood Zones 2 and 3. Accordingly

the Illustrative Masterplan has been designed so that residential areas are located outside of these zones.

The whole section of the Site which forms the most eastern extent is an area also at risk of surface water

fl ooding so no built development is proposed in this area. Taking into account the topography and natural

drainage, surface water will be drained to sustainable urban drainage features within the north, south and

east of the Site.

Land quality

Refl ecting the greenfi eld status of the Site its suitability for

proposed residential development has been assessed. Some

potential sources of contamination have been identifi ed, but

they are localised and can be successfully remediated through

standard engineering operations to ensure that there is no risk

to future occupants of the development.


February 2016

Local design context: built form, character and building vernacular

In order to establish local references to infl uence design

proposals for the Site, a character assessment of buildings

and urban form in the surrounding area has been

undertaken.

Situated on the edge of Rugby Town, the Site is enclosed

by development on three sides, the majority of which has

encroached on this area of the town between the late 1960s

through to mid 1990’s. With the majority of the residential

development off Crowhill Road being built in the 1980s,

along with industrial development west of Eastboro Way.

Historically, the eastern edge of Nuneaton was comprised

of small villages and linear development along main

arterial roads. This has included Attleborough village and

development spreading out along Lutterworth Road now

known as the Whitestone area of Nuneaton.

To the east of the Site the land use is mainly rural with

a number of isolated farmsteads (Wheatcroft Farm, Hill

Farm and Stretton Fields Farm) spread across the wider

countryside until reaching the A5 to the north east and

M69 further east.

Images of local residential design contextIn terms of the wider architectural character of

Attleborough/Whitestone and its building vernacular, the

following observations have informed our proposals for the

Site:

Early 21st century housing to the south within

the Crowhill area of Whitestone, includes a mix of

predominantly detached and semi-detached two storey

dwellings. No over-riding architectural style evident with

buildings constructed from a simple palette of building

materials: red brick, clay/slate roof, wood and UPVC

windows. In terms of layout, the residential estates

in the area are served spine roads, from which a large

number of cul-de-sacs are accessed.

To the east of the Site are predominantly large steel

framed commercial buildings, plus some brick clad

factories and offi ces.

Immediately north of the Site, is the Heart of England

Crematorium. The Crematorium is well screened from

its surroundings and includes a one-storey brick built

building with a large hipped roof.

The nature of the existing surrounding development means

that there is no dominant local building vernacular to

signifi cantly infl uence proposed development on the Site.

Instead there are basic architectural character and design

cues which inform the scale and form of development

presented later in this DAS.


February 2016

Planning policy

The application proposals have been developed within

the framework formed by national and local planning

policy and guidance. A detailed assessment of the

principle of development against the National Planning

Policy Framework (NPPF) and the Council’s adopted

and emerging Local Plan documents, is set out in the

accompanying Supporting Planning Statement. An

overview of relevant adopted policies is set out below,

focusing on those elements that have specifi cally informed

the design of the scheme.

Nuneaton and Bedworth

Local Plan

The adopted Local Plan

(2006) design based policies

which have shaped the

proposals include ENV14 SPG

on Design, and the Residential

Design Guide (2004) to which

this policy refers has also been

taken into account.

h

s

G

al

ch

en

National Planning Policy Framework

In design terms, the proposals refl ect the principles of the

NPPF Chapter 7 (Requiring Good

Design), including Paragraph 58,

through a sensitively designed

scheme which will add to the

overall quality of the area by

optimising the potential of

the Site to accommodate

development and support

local facilities and transport

networks.

The scheme also refl ects

the provision of the NPPF

Chapter 4 (Promoting Sustainable Transport)

as set out in the accompanying Transport Assessment.

The Site’s location close to jobs, local facilities and bus

services will assist in minimising car use and reduce the

need to travel. A range of sustainable transport measures

are also included to reduce car use further, through

pedestrian and cycle connections to nearby services and

facilities.

Images of local residential design context


February 2016

Evaluation – development constraints and opportunities.

A number of key design opportunities and constraints have been identifi ed from the site analysis, and are shown on the opportunities and constraints plan on the following page.

3. Evaluation and design response

Individually and collectively these design opportunities and

constraints have been carefully evaluated as part of the

evolution of the design proposals, and it is considered that

none of the constraints identifi ed would preclude delivery

of the development.

A summary of the opportunities and constraints identifi ed

for the Site are presented opposite.

Site opportunities

To deliver new homes, including aff ordable

homes in a highly sustainable location close to

jobs, community facilities and education to help

minimise care use and promote sustainable

transport.

Development will be of high quality and aims to

take positive elements from the local character of

development in this part of Nuneaton.

To retain and enhance existing hedgerow

boundaries and mature trees to provide

an important framework and setting to the

development.

To maintain and enhance existing vegetation that

provides visual containment, reducing the visual

impact of proposed development from certain

vantage points.

To provide recreational opportunities and links

to existing public open space through the

introduction of new footpaths and new green

space in the eastern part of the Site.

To provide sustainable drainage and incorporate

them into a green infrastructure network.

To provide/enhance pedestrian links towards the

Town Centre and within the residential area south

of the Site.

To provide a sensitive edge treatment to proposed

housing to reduce its visual impact.

Site constraints

Need to avoid low lying areas of the Site which are

prone to fl uvial fl ooding, notably land adjacent to

the River Anker.

Existing trees with larger root protection areas

should be respected and development set back

accordingly. Where trees are required to be

removed to allow for visibility, compensation

planting should be provided within the Site.

Potential need to protect or mitigate for the loss of

existing habitats.

The proposed development needs to respond

sensitively to any neighbouring properties which

have open or fi ltered views into the Site.

Existing Public Rights of Way need to be

sensitively catered for within any proposed

development on the Site and, where possible,

retained without the need to amend their route.

Potential visual impact on open countryside to the

east of the Site.


February 2016

Constraints plan


February 2016

Design response

In response to the site context, and the key opportunities

and constraints set out above, the following core design

principles have informed the scheme design and underpin

the development parameters presented in the following

Sections. The indicative Concept Plan refl ects these key

design considerations and provides an initial indication of

how the Site could be developed.

Core design principles

Creating a safe and convenient access and

movement framework

The access design should include safety benefi ts for all

road users and be designed to create a sense of arrival

when entering the Site.

The internal movement network should be designed to

encourage lower speeds and provide routes which are

convenient, safe and legible for users, and which prioritise

non-car modes of transport for local movement whilst still

allowing appropriate access by car.

Safe and convenient pedestrian and cycle access to the

surrounding areas and local facilities should be provided

from the Site. In line with adopted standards suffi cient

car parking spaces should be provided and sensitively

designed to ensure, where possible, they are integral to

the streetscape and safe.

Green infrastructure network

Existing green infrastructure should be retained within the

Site and enhanced to provide connectivity into the wider

green infrastructure network. This infrastructure should

comprise native tree and hedgerow planting, informal areas

of open space and dedicated play provision for children,

together with new/ enhanced surface water SUDS features.

Open spaces within the Site should also be of a typology

that will provide nature conservation benefi ts.

Responding to infrastructure constraints

The scheme design should respond to physical utility

constraints that exist on the Site. Where required,

diversions or reinforcements should be planned in a cost

eff ective manner and aligned with proposed infrastructure

such as roads. This will also need to comply with relevant

maintenance and health and safety requirements.

Responding to the Site’s location and

surrounding properties

New dwellings should not be more than two and a half

storeys in height unless they are orientated so that upper

storey windows do not face onto neighbouring properties/

rear gardens, and/or there is considered suffi cient visual

separation between the new dwellings and the Site

boundaries, particularly in relation to the housing to the

south.

The Site layout should seek to mitigate noise emitted by

traffi c on Eastboro Way by orientating buildings, so that

rear gardens do not abut the road. The buildings will then

serve to help attenuate noise impact on external gardens

and so benefi t the amenity of residents.The proposed residential

development must be

of a density, scale and

character that respects

the Site’s location on the

edge of the urban area

and in close proximity

to existing residential

development to the south

and the crematorium to

the north. The residential

development must also

maintain the amenity of

local residents that have

properties facing towards

the Site.

Concept plan


February 2016

This section summarises the process of stakeholder consultation that has been undertaken and describes how the development proposals have evolved in response to the comments received.

4. Evolution of the design process

Involvement and design development

Consultation with key stakeholders

As part of the development of this planning application,

pre-application discussions have taken place with the

Council Offi cers. At the fi rst meetings the suitability of the

Site for proposed residential development was discussed,

together with initial thoughts on its scale and form.

A subsequent meeting was held with Council Planning and

Open Space Offi cers in relation to the fi ndings of technical

work completed, and to introduce draft concept proposals

of how the Site might look once developed. At the same

meeting detailed proposals were tabled and discussed

regarding new open space provision, the proposed

enhancement of facilities at Crowhill Park and to the

adjacent recreational footpath network. All proposals were

positively received.

Various pre-application discussions have also taken place

with the Council’s Environmental Health Offi cer, WCC

Highways, WCC Archaeology, WCC Ecology, the NHS, and

the Local Education Authority (WCC Education). These

discussions were to ascertain the capacity of these local

services to accommodate an increase in demand arising

from the proposed development, and the scale of any off -

site planning contributions that may be required.

Public consultation

A public

exhibition was

held on between

2 and 8pm on

the 14 and 15 July

2015 at Nuneaton

Rugby Club located

off Liberty Way, a

short walk from the

Site. The event was

advertised in the local

ation

y

n

ed

he

was

local

press, and over 2,800 leafl ets were distributed to local

residents and businesses inviting them to the event.

Local Ward Councillors and Council Offi cers were invited to

an hour long preview session before the main public event.


February 2016

The purpose of the exhibition was to present details of the technical work undertaken and used to inform draft Illustrative Masterplan proposals for the Site. The exhibition also provided

an important opportunity for the public and other local stakeholders to understand the background behind the emerging proposals and comment on them.

The Illustrative Masterplan presented at the public exhibition highlighted the following key features:

1

3

4

5

6

7

2

2

2

44

4

4 4

4

5

6

67

A vehicular access off Heart of England Way with pedestrian footway.

Provision of new public open space and enhancements to existing play space to the south of the site.

Enhancement of the habitat adjacent to the River Anker to provide a wetland meadow habitat to support ecological diversity.

Retention of the majority of existing hedgerows and trees within and on the edge of the site, with new planting proposed to strengthen the existing green infrastructure.

New Sustainable drainage infrastructure to include surface water balancing ponds.

Housing sensitively positioned within the site to ensure that new residents are not aff ected by noise emitting sources to the west of the site.

Sensitive treatment of the northern and eastern boundaries to provide an appropriate separation from the crematorium and interface with designated Green Belt respectively.

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February 2016

© Amec Foster Wheeler Environmentnt & & Infnfrassttrutructucture UK UK Limiteited 21

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Key issues raised by the local community and design response

A range of views were expressed at the consultation events

and through completion of feedback forms, letters, emails

and phone calls to the project team.

Some of the key issues raised by respondents during the

consultation period were:

Concerns over impact of increased demand on local

schools.

Concerns over a perceived lack of capacity at local

doctor’s surgeries.

Concern over existing congestion on the highway

network throughout Nuneaton and a call for a town by-

pass between the A5/A47 and the A444.

Support for proposed improvements to Crowhill

Park, including new facilities and improved natural

surveillance.

Support for new aff ordable housing.

Concern over the scale of new aff ordable housing; 25%

considered too much.

Support for proposed nature reserve adjacent to the

River Anker.

Concern over the impact of proposed development on

the adjacent Crematorium.

Need for new cycling infrastructure in the area.

Concern over fl ood risk.

It is important to state that with one exception we

considered that no other comments received through the

consultation exercise warranted a change to the Illustrative

Masterplan. The one change that has been made concerns

the proposed provision of a couple of informal kick-about

football pitches in the eastern part of the Site, rather than

one large pitch as originally presented.

For further information on the feedback received at

the public exhibition and during the consultation stage,

please refer to the supporting Statement of Community

Consultation.


February 2016

This Section describes and illustrates the development proposals for the application Site including details of land uses, amount of development, scale parameters, access and appearance. The potential layout of the proposed development (including buildings, routes and open spaces) is shown on an Illustrative Masterplan. However, it would be possible for detailed design proposals to be brought forwards that diff er slightly from this but still within the defi ned principles and parameters.

5. Design and access proposals

Masterplan overview

The Illustrative Masterplan has evolved through a design

proves informed by extensive site surveys, environmental

appraisals and consultation with the public, stakeholders

and the Council. The scheme design has been formed

having regard to national and local design and access

related policies. In summary, a robust and iterative design

process has been employed which has resulted in a high

quality scheme that:

Creates a sensitively designed development that

responds appropriately to neighbouring land uses and

the amenity of local residents;

Maintains and enhances key natural habitats of

signifi cance for the Site, providing enhancements

where appropriate; and

Creates a legible and sustainable urban edge

environment with its own sense of identity, appropriate

in form and scale for its location and the local housing

market.

The key components of the development proposals are

highlighted in the following annotated version of the

Illustrative Masterplan.

Site access

Ecolgical enhancement area

Informal public open space

Sustainable drainage feature

Retained hedgerows providing visual screening

Pedestrian and cycle crossing facility

Retained public right of way

Enhanced footpath network

Improved natural surveillance of Crowhill Park

Retained hedgerows

Junior football / kick-about pitches

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Illustrative masterplan

key components


February 2016

Land use and amount

Residential

The outline planning application is for up to 360 dwellings on the Site, which, as shown on the Illustrative Masterplan, will include both market and aff ordable dwellings in accordance with

local policy requirements.

The overall site areas is 14.44 ha with the land uses being split approximately 75% (11.00ha) residential and 25% (3.44ha) public open space and enhanced ecological area. The net

residential density is approximately 33 dwellings per hectare, which is deemed appropriate having regard to the Site’s location and other residential developments in the locality.

Contemporary residential developments


February 2016

Land use plan


February 2016

Potential to enhance Crowhill Park

Public open space

The Illustrative Masterplan dedicates the eastern extent of

the Site to informal and formal open space to complement

the play provision which exists at the adjacent Crowhill

Park, which will be improved as a result of a proposed off -

site fi nancial contribution towards new facilities.

The new open space will consist of an ecological wetland

area adjacent to the River Anker and a large area of formal

open space / amenity space with the opportunity for

junior football pitches / kick about area within this. The

main areas of open space provision on the Site total, over

3.40ha, which equates to approximately 25% of the total

site area; provision increases to approximately 35% when

landscaping, amenity open space and SUDS areas are also

included.

The level of on-site provision of public open space accords

with saved Policy H6 in the adopted Local Plan (2006)

and the Recreation, Play and Open Space Standards

contained in Appendix A of the Borough Council’s adopted

Residential Design Guide (2004).

Opportunities for ecological enhancements


February 2016

Integration with surrounding development

In preparing the Illustrative Masterplan for the Site,

careful consideration has been given to how proposed

development will sensitively and successfully integrate

with surrounding development. Specifi cally the existing

boundary tree planting / hedgerows are proposed to

be retain to screen the development from adjacent

residential development, users of Eastboro Way and the

Heart of England Crematorium. With regards the latter,

development has purposely ‘pulled’ back from the Site’s

northern boundary with the Crematorium, with some areas

of public open space / SuDS balancing ponds located in

this area to main a degree of physical and visual separation.

Along the Site’s southern boundary opportunities to

connect into existing pedestrian rights of way have been

taken forward in the scheme, whilst the existing PRoW

running through the Site has been retained with new paths

connecting to it. Although many of the footpaths are

intended to be for recreational purposes, some of the new

and enhanced footpaths proposed are aimed at facilitating

safe and convenient access from the Site to local facilities

such as those available at Crowhill Shopping Centre.

Opportunities to improve existing footpaths/bridleway


February 2016

Landscape framework planLandscape and visual features

Existing hedgerows and hedgerow trees are proposed

to be retained in the main and supplemented by new

planting within a landscape framework. Some hedgerow

/ planting removal / thinning on the southern boundary

may take place to aid natural surveillance of the Crowhill

Park. Whilst landscaping is a reserved matter, the DAS sets

out principles that will help inform the future landscaping

strategy for the Site and a layout providing an indication of

how green infrastructure might be incorporated within the

scheme design.


February 2016

SuDs and drainage strategy

SuDS techniques that promote infi ltration of surface water

are preferred over those which promote attenuation before

discharge to a watercourse. Infi ltration testing results

for the Site has indicated negligible rates of infi ltration.

Therefore, SuDS techniques which primarily utilise

infi ltration are not considered suitable at this Site. Instead

the drainage strategy is based on attenuation only SuDS

with three attenuation basins proposed to serve the three

sub-catchments defi ned site topographically. Each SuDS

basin will also serve as new ecological habitats.

The land-take areas of each attenuation basin are indicative

only, and will need to be confi rmed at the detailed design

stage to suit the fi nal impermeable/permeable split of

the Site, and allow for any water managed by infi ltration.

Attenuated fl ows will drain east to the River Anker.


February 2016

Building heights plan


February 2016

Layout, scale and form

The scale and layout of the development will be sensitive

to the location of the Site on the edge of the urban area,

enclosed on three sides by established boundary planting

but also facing towards open countryside.

Specifi cally development will be designed to respond to

the scale and massing of existing and recently approved

residential development in the surrounding area including

that under construction off The Long Shoot (A47).

The housing on the Site will be framed around three

primary access roads, with a combination of secondary

roads and private drives serving clusters of houses. The

hedgerow that bisects the Site will principally be retained

with the only change being the loss of a couple small area

of the hedgerow where break are required to allow for

residential access roads.

A pocket of public open space will be accommodated

towards the centre and highest part of the Site to provide

one of the focal points to the development. The pocket

park will be connected to other larger areas of public open

space by a green corridor which follows the route of the

existing PRoW which runs through the Site. An additional

focal point to the development will be in the north west

corner of the site adjacent to Eastboro Way. At this location

a SuDS attenuation basin is proposed which will be set

within a landscape framework, framed on on-side by

housing.

In the Illustrative Masterplan the layout of plots and

dwellings have been designed to create generous public

and private space and compliment a simple road hierarchy

ensuring legibility and ease of movement. The primary

and secondary/shared surface road network has informed

how the streetscape has been designed in terms of scale,

landscaping and pedestrian use.

Appearance and character

The detailed design of the scheme will be determined at

Reserved Matters stage. The exterior building fi nishes may

be either traditional or contemporary but must have high

aesthetic quality with the overall material palette taking

visual clues from the architectural vernacular of residential

development in the local area.

Building materials and colours

Although exact materials

and colour will be confi rmed

during Reserved Matters

stages, we propose that the

materials used are likely to

be predominantly red brick

with rendered facades to

buildings in key locations;

grey and ref roof tiles; and sustainable and locally sourced

where possible. Details for window and door heads should

also be carefully considered.

Boundary treatments

Boundary treatments will be defi ned through the use of

fencing, walls and hedgerows to create a cohesive place,

strengthening and defi ning the character of the area.

Boundary treatments will be natural with heights and

details of boundaries appropriate to their location. The

use of high boundary treatments to public areas will be

minimised to ensure an attractive public realm and to

maintain a sense of safety and security. The use of brick

walls to enclose back gardens, where visible from the public

realm should be encouraged.

All boundary treatments within a street should form an

integrated palette of materials and fi nishes.

In terms of building heights, new dwellings will be a

maximum of 2.5 storeys with an eaves height of around

5-6m and around 7-10m to ridge where loft space is used

in 2.5 storey dwellings. The Illustrative Masterplan also

provides for three storey fl ats in a discrete, well screened,

part of the south western part of the Site close between

Crowhill Park and Eastboro Way. The maximum height of

the fl ats will be between 5m to 6m to the eaves and around

9m to 12m to the ridge line.

Building plots and orientation

The proposed dwelling types within the Site are a

mixture of detached, semi-detached, short terraces and

apartments. The building frontages and footprints are

approximate at this time but it is envisaged that building

frontages will range from between 5.5m to 12m generally

for detached and semi-detached houses, and 13.5m to

27m for terraces. The building frontage for apartments is

anticipated to a maximum of approximately 48m. This will

create variety in the streetscene and increase active edges

to promote natural surveillance.


February 2016

Access and movement

The access and movement strategy for the Site has been

informed through an iterative design process, having

regard to development opportunities and constraints and

in response to the fi ndings of the Transport Assessment

(TA) and liaison with the Highway authority. Please refer to

the TA for further information.

Site access, circulation and servicing

The proposed vehicular access into the Site is taken from

the Heart of England Way, which connects to the Eastboro

Way (A4254) via a four arm roundabout, which is proposed

to be upgraded to a 4-way signalled controlled junction.

This access forms the primary circulation route within the

development and serves the proposed dwellings directly

or via secondary roads and shared surface lanes/drives,

which in turn lead into curtilage and parking areas.

Primary circulation has been designed to encourage lower

vehicular speeds and segregate pedestrian use, with lanes

and drives designed as shared surfaces to reduce vehicular

speeds and integrate pedestrian use.

All junctions, and internal road networks that they serve

have been designed to accommodate emergency and

service/refuse vehicles as well as private vehicles, whilst

ensuring that roads do not dominate the development.

Pedestrian and cycle Links

An emergency vehicle access is also proposed to the

south-west of the Site utilising the existing gated access

from Eastboro Way which will also serve as a pedestrian

and cycle access.

The PRoW which crosses the Site in an east to west

alignment will be retained, with safe and sensitively

designed crossing arrangements provided at points where

the internal road network cross the PRoW.

A footway will be provided along the eastern side of

Eastboro Way which will link with the emergency access to

the south, and continue to the Crowhill Road junction where

it will tie in with the existing footway network and provide

ease of access to public transport (bus).

In the interests of maximising the accessibility of the Site,

a new toucan crossing on Eastboro Way is proposed at the

point where the existing PRoW crosses Eastboro Way and

connects with the local cycle route that traverses through

Attleborough Fields Industrial Estate and on to Nuneaton

town centre.

Financial contributions towards wider upgrading of the

network of footpaths within the residential area to the

south of the Site, and local cycle routes, are also proposed

Residential parking

Car parking provision will be in compliance with the

Council’s parking standards at the time of construction,

and will be determined at Reserved Matters stage.

However, as guidance the Nuneaton and Bedworth

Supplementary Planning Guidance (SPG) document,

March 2003, has been referred to which includes the

following standards:

Dwelling Car parking standards

1-2 Bed Unit 1 spaces/unit

2-3 Bed Unit 2 spaces/unit

Car parking standards

Public realm and streetscape

The primary route is interspersed at key locations with

dwellings designed to create a distinctive feature and

focal point and to also aid navigation through the Site.

It is proposed that residential properties should be set

back from the highway, with some buildings orientated

diff erently to add visual variety to the streetscape.

The meandering nature of the primary and secondary

routes will create varied vistas, and will include new tree

planting as part of an overarching landscape framework.

The scheme plot and dwelling layouts have been

designed to create generous public and private space and

compliment a simple road hierarchy ensuring legibility and

ease of movement.

The external hard surface materials have been designed

to allow pedestrians and vehicles to easily identify highway

priority. Details of materials will be confi rmed at Reserved

Matters stage.

Lighting

Lighting will be designed to create a secure environment

and increase the perception of safety for users. The exact

locations and design will be confi rmed at Reserved Matters

stage.

Waste management

Homes will be provided with adequate internal and external

space for waste and recycling stores. Composting facilities

within back gardens should also be encouraged.


February 2016

Community safety

Public safety within the proposed scheme has been

considered by designing spaces adjacent to development

within an active frontage which encourages natural

surveillance. Care has been taken to design spaces which

are overlooked and not vulnerable to anti-social behaviour.

The road layout has been designed to reduce vehicle

speeds by eliminating fast straight stretches and turns

with high visibility. Shared surface materials have been

indicated as contrasting to road materials to distinguish

pedestrian priority areas.

Street hierarchy plan


February 2016

6. A sustainable scheme and building for life

For any new development to be considered sustainable it should minimise as far as possible its impact upon the environment. The following considerations are therefore central to the Illustrative Masterplan for the Site.

The development has been planned to ensure safe and convenient pedestrian access to local facilities and to encourage the use of public transport over than the private car for short trips.

Reducing energy use and maximising energy effi ciency are key considerations. The Illustrative Masterplan refl ects the principles of passive solar design and the new houses will align with the government’s ever tightening effi ciency standards (enshrined in building regulations).

Sustainability

In terms of sustainable construction, the developer will be

required to prepare a site Waste Management Plan, which

sets out the design measures incorporated to reduce

construction waste, including the use of recycled materials

in order to reduce the level of construction waste to landfi ll.

In addition, each building will allow for adequate internal

and external space for bins and recycling boxes, linked to

the latest standards that NBBC may have at the time of

construction.

Achieving high quality in urban design will help provide an

environment that is enjoyable to live in. This recognises

that it is not just the design of individual buildings that is

important, but the wider aspects too, i.e. the relationship of

buildings to each other, to the area around the streets, and

to the open spaces that make up the built environment.

The design and layout of the scheme and the ultimate

development proposals for the Site will be governed by

over-arching design principles, refl ecting the Council’s

aspirations for high quality development and the

achievement of best practice.

Ecological mitigation measures have been identifi ed and

incorporated into the scheme as part of the landscape and

drainage proposals.

Building for life

An assessment of how the proposed development

performs against ‘Building for Life’ criteria, the industry

standard for well-designed homes and neighbourhoods

is included in Appendix A. This tool was developed by the

Commission for Architecture and the Built Environment

(CABE), with partners the Home Builders Federation, the

Civic Trust and Design for Homes.


February 2016

7. Phasing and implementation

This section outlines the proposal phasing of the development and the next steps to be taken in respect of the planning process.

Phasing approach

IIt is anticipated that development on the Site will be undertaken in four phases commencing early 2017. Based on an

anticipated average delivery rate of 75 dwellings per annum, construction would run for approximately 5 years until

2021/2022.

2017/2018 2018/2019 2019/2020 2020/2021 2021/2022

75 75 75 75 75

Whilst the phasing will be determined

at Reserved Matters stage and will be

subject to market demand at the time, the

potential division between each phase of

development is shown on the Indicative

Phasing Plan opposite.

Implementation

Once outline planning

permission has been

secured and a developer /

housebuilder is involved in

this scheme, Warwickshire

County Council will

continue to apply its

strong commitment in

design quality in a way

that responds to the local

context. This would ensure

that Reserved Matters

details adhere to the

principles set out in the

DAS.

Indicative phasing plan


February 2016

In summary the proposed development will:

Deliver a wide choice and range of high quality homes including a mix of 2, 3 and 4 bedroom properties and

apartments, thereby helping to create a more sustainable, inclusive and mixed community;

Provide a proportion of aff ordable homes to help meet the identifi ed shortfall in the Borough, thus enabling

diff erent groups within the local community to access good quality homes at a more aff ordable price;

Provide an integrated network of pedestrian / cycle routes linking to the surrounding area with good connections

to children’s play areas, public open spaces, schools and the Town Centre.

Establish a green infrastructure / open space network through-out the Site, bringing amenity, recreational,

biodiversity and sustainability benefi ts for new residents and the wider community;

Provide high quality housing in a sustainable location close to a range of facilities and services;

Upgrade the existing vehicular access into the Site, to provide a safe and convenient access to all road users; and

Ensure that all components such as buildings, landscapes, access routes, parking and open space are well related

to each other to provide a safe and attractive environment.

8. Summary and conclusions

The proposed development, as shown on the Illustrative Masterplan, has been prepared having regard to the context of the Site and the identifi ed development opportunities and constraints. It has developed through an iterative process following feedback from Offi cers at the Council, Ward and Parish Councillors, together with other key stakeholders and the general public.


February 2016

Existing site Final illustrative masterplan


February 2016

About Building for Life

Building for Life is the industry standard, endorsed

by Government, for well – designed homes and

neighbourhoods that local communities, local

authorities and developers are invited to use to

stimulate conversations about creating good places

to live.

Building for Life 12 (BfL12) is led by three partners:

Cabe at the Design Council, Design for Homes and the

Home Builders Federation, supported by Nottingham

Trent University.

The 12 questions refl ect our vision of what new housing

developments should be attractive, functional and

sustainable places. Redesigned in 2012, BfL 12 is

based on the new National Planning Policy Framework

and the Government’s commitment to build more

homes, better homes and involve local communities in

planning.

The 12 questions are designed to help structure

discussions between local communities, the local

planning authority, the developer of a proposed scheme

and other stakeholders.

BfL12 is also designed to help local planning authorities

assess the quality of the proposed and completed

development; and as a point of reference in the

preparation of local design policies.

Appendix A

This section provides an overview of the key design and access principles and an assessment of how the proposed development performs against ‘building for life’ criteria.

This design and access statement is for an outline application. This assessment tool has been used to gauge the potential that the illustrative master plan and fi nal development has of achieving each credit.

Schemes that are considered to have achieved 12

‘greens’ will be eligible for ‘Building for Life Diamond’

status as exemplars giving developers and local

authorities the opportunity to acknowledge and

promote good design. Diamond status will be available

prior to build completion, off ering developers the

opportunity to market their developments using

Building for Life.

In this assessment, answers that are qualifi ed

by evidence within the Design and Access

Statement are identifi ed with a green tick.

Answers are identifi ed with an orange tick where there

is a design intent, but where confi rmation is subject to

further detailed design and agreement for Reserved

Matters Applications.

Where the design is non-compliant and cannot

be improved through detailed design answers are

identifi ed with a red cross and score no points.

The BfL guide recommends to “secure as many greens

as possible, minimise the number of ambers and avoid

reds”. The theory being that “the more greens the

better a development will be”.


February 2016

Summary assessment against Building for Life 12 (BfL12) criteria

1. Connections

2. Facilities and services

3. Public transport

4. Meeting local housing requirements

5. Character

6. Working with the site and its context

7. Creating well defi ned streets and spaces

8. Easy to wayfi nd

9. Streets for all

10. Car parking

11. Public and private spaces

12. External storage and amenity space

(Green)

(Green)

(Green)

(Green)

(Orange)

(Green)

(Orange)

(Orange)

(Orange)

(Orange)

(Orange)

(Orange)

Rationale by BfL12 criterion

1. Connections

Does the scheme integrate into its surroundings by

reinforcing existing connections and creating new

ones, whilst also respecting existing buildings and

land uses along the boundaries of the development

site?

The proposed new development of land

at Eastboro Way, Nuneaton (the Site),

successfully integrates with the surrounding

land uses.

The Site will be served from the existing Heart of

England Way, which is currently connected to the

A4254 Eastboro Way via a four arm roundabout.

In addition to the main site access, an emergency

vehicle access is also proposed, situated to the

south-west of the Site and utilises the existing gated

access, negating the need to remove any of the existing

hedgerow. The emergency access would be utilised

by emergency services in the event that the main site

access becomes blocked, but will permit pedestrian

and cycle access at all other times.

The illustrative masterplan demonstrates the potential

for pedestrian and cycle only routes into and through

the development. Two Public Rights of Way (PRoW)

cross the Site leading out to the open countryside

to the east, these form part of a network of well-

connected public footpaths in the locality and are to

be retained. Suitable crossing arrangements will be

provided at points where the proposed internal road

network needs to cross the PRoW confl icts with the

internal road network.

The primary route is interspersed at key locations with

dwellings designed to create a distinctive feature and

focal point and to also aid navigation through the site.

BfL12 encourages new streets that help create linkages

across the scheme and into existing neighbourhoods

and surrounding places. The development does this by

providing linkages to the existing neighbourhoods in the

west, north and south and countryside to the east.

BfL12 considers how the new development should relate to

existing development and what should happen at the edges

of the development site. The need to provide a sensitive

edge treatment to the proposed housing at Eastboro Way

to reduce its visual impact is recognised. The proposed

development needs to respond sensitively to neighbouring

properties which have open or fi ltered views into the Site.

The proposed residential development must be of a

density, scale and character that respects the Site’s

location on the edge of the urban area and in close

proximity to existing residential development to the

south and the crematorium to the north. The residential

development must also maintain the amenity of local

residents that have properties facing towards the Site.

Across most of the Site new dwellings should not be

more than two and a half storeys in height unless they are

orientated so that upper storey windows do not face onto

neighbouring properties/rear gardens, and/or there is

considered suffi cient visual separation between the new

dwellings and the Site boundaries, particularly in relation

to the housing to the south. The opportunity for 3 storey

apartments has been identifi ed in the south western part of

the Site.


February 2016

2. Facilities and services

Does the development provide (or is it close to)

community facilities, such as shops, schools,

workplaces, parks, play areas, pubs and cafes?

BfL12 asks if there are enough facilities and

services in the local area to support development,

this includes facilities like shops, schools and

workplaces but also parks and play areas. The site is

excellently located in terms of access and connections to

local facilities and services in the surrounding area.

Local services at the Crowhill Shopping Centre include

a convenience / local format foodstore, pharmacy and

butchers, beauty salon. A Pre-School nursery also sits

within the complex. The shopping centre is connected to

the surrounding residential area by a public footpath which

runs alongside the Site’s southern boundary.

A larger local centre exists approximately 1km north of the

Site off ering a slightly enhanced range of local services.

Other local services such as a GP Surgery and Dental

Practice are located within 800m of the Site to the west.

Local primary and secondary schools are located slightly

further afi eld and are accessible on foot and by public

transport.

A range of higher order shops, services and facilities

are accessible in Nuneaton town centre, as are a range

of potential employment opportunities in addition to

those presented by the neighbouring Attleborough Fields

Industrial estate.

In addition to formal and informal public open space

proposed on the Site, existing recreational facilities in the

area include the adjacent space that is Crowhill Park.

As part of the proposals the opportunity has been taken

to improve the park and the footpath running along its

southern edge through developer contributions.

3. Public transport

Does the scheme have good access to public transport

to help reduce car dependency?

BfL12 asks what the development can do to

encourage more people to use public transport

more often and where new stops should be located.

Existing bus stops are located approximately 200 metres

south west of the Site on Eastboro Way. The bus stop

is served by one regular service (no. 7), which currently

routes between Nuneaton and Whitestone.

The service operates approximately every 30 minutes

between the hours of 6:55 and 18:30. From the

aforementioned bus stops, the average journey time to

Nuneaton Bus Station (located in the northern part of the

town centre) is 10 minutes and to the Nuneaton Library

(located in the south-eastern corner of the town centre) is

approximately 8 minutes.

Providing development at a location like this where there

are good existing services from day one and there is a

relatively short journey time will encourage new residents

to use public transport.

4. Meeting local housing requirements

Does the development have a mix of housing types and

tenures that suit local requirements?

BfL12 asks what types of homes, tenure and

price range are needed in the area, for example

starter homes, family homes or homes for those

downsizing. Is there a need for diff erent types of home

ownership and will diff erent types and tenures spatially

integrate to create a cohesive community.

The scheme will deliver new homes in a range of sizes,

types and tenures to meet local needs and will contribute

to the requirement of housing provision in Nuneaton.

Diff erent house types and tenures will be interspersed

across the site to create a varied street scene but to also

encourage social integration.

5. Character

Does the scheme create a sense of place with a locally

inspired or otherwise distinctive character?

BfL12 asks how the development can be designed

to have a local or distinctive identity.

Whilst the illustrative masterplan shows how

the design proposals for the site could be interpreted,

subsequent reserved matters applications will present

specifi c elements of character and building styles in detail

and defi ne a range of suitable and sustainable materials,

colour and boundary treatments for buildings, the public

realm and external spaces. However the proposed scheme

will respond to the edge of town character and setting of

the site in terms of building scale, heights and layout.

BfL12 asks if there are any distinctive characteristics within

the area that the development could draw inspiration from.

In this instance there is potential for the scheme to draw on

positive elements from the local character within the north

of the town.


February 2016

7. Creating well defi ned streets and spaces

Are buildings designed and positioned with landscaping

to defi ne and enhance streets and spaces and are

buildings designed to turn street corners well?

BfL12 asks if buildings and landscaping schemes

are used to create enclosed streets and spaces.

In this instance the primary route is interspersed

at key locations with dwellings designed to

create a distinctive feature and focal point and to also aid

navigation through the site. It is proposed that residential

properties should be set back from the highway, with some

buildings orientated diff erently to add visual variety to the

streetscape.

BfL12 ask if buildings turn corners well. The illustrative

masterplan demonstrates the potential for new homes

located at corners to be articulated to provide visual

interest, quality design and a positive interface with the

public realm throughout the scheme.

BfL12 asks if all buildings face the street. There is potential

for new homes to be designed to defi ne and enhance the

streetscape and new public open space within the site

through strong elevations and building frontages. The

illustrative masterplan demonstrates the potential for

streets, shared surfaces, green corridors and public open

spaces to be clearly overlooked in order to provide natural

surveillance.

6. Working with the site and its context

Does the scheme take advantage of existing

topography, landscape features (including

watercourses) wildlife habitats, existing buildings,

site orientation and microclimates?

BFl12 asks if there are any views into or from the

site that need to be carefully considered.

The new development would represent a small or

barely discernible change in existing typically panoramic

views across open farmland towards the existing built edge

of Nuneaton (i.e. of the Attleborough Industrial Estate and

Whitestone residential areas).

The need for the proposed residential development

must be of a density, scale and character that respects

the Site’s location on the edge of the urban area and in

close proximity to existing residential development to the

south and the crematorium to the north. The residential

development must also maintain the amenity of local

residents that have properties facing towards the site.

BfL12 asks if there are any existing features (natural and

built) that should be designed into the development. In this

instance there are no existing buildings on site. There is an

opportunity to retain and enhance hedgerows. Two parcels

of land adjacent to the River Anker are to be incorporated

into the scheme as public open space including a proposed

ecological wetland are / nature reserve. Three new water

bodies are also to be created with the dual function of

SUDS and increasing the provision and diversity of wildlife

habitat on site.

8. Easy to wayfi nd

Is the scheme designed to make it easy to fi nd your

way around?

BfL12 asks if the development will be easy to fi nd

your way around and if routes between places are

clear and direct. The illustrative masterplan shows

the creation of clear key routes through the site

and these are direct (both east west and north south).

BfL12 asks if there are any obvious landmarks. The

illustrative masterplan shows that there is potential for the

creation of landmark buildings/groups of buildings, e.g. at

the entrances into the site and at the intersection of roads

within the development.

9. Streets for all

Are streets designed in a way that encourage low

vehicle speeds and allow them to function as

social spaces?

BBfL12 asks if streets are pedestrian friendly

and are they designed to encourage cars to

drive slower and more carefully and if streets are

designed as social spaces.

There is potential for streets to be designed as places in

which no one mode of movement dominates in order to

create a balanced place. Vehicles will move through the

development at slow speeds given the short lengths of

roads and good built enclosure from new homes. Cyclists

will have enough space to move through the site without

endangering pedestrians who will have safe and direct

footpaths and green links along green corridors within the

scheme. A number of homes could be accessed via shared

surface driveways which encourage slow vehicle speeds

and provide spaces for play and community interaction

that are well overlooked.


February 2016

10. Car parking

Is resident and visitor parking suffi cient and well

integrated so that it does not dominate the street?

BfL12 asks if there is suffi cient resident and

visitor parking and is it well integrated. Car

parking provision will be in compliance with

the Council’s parking standards at the time of

construction, and will be determined at Reserved Matters

stage. However, as guidance the Nuneaton and Bedworth

Supplementary Planning Guidance (SPG) document,

March 2003, has been referred to.

Ensuring variety and dispersal of car parking at the detailed

design stage should ensure that no area of the scheme is

visually dominated by cars.

11. Public and private spaces

Will public and private spaces be clearly defi ned and

designed to be attractive, well managed and safe?

BfL12 asks what types of open space should

be provided, is there a need for play facilities

for children and teenagers and how will they be

looked after?

The illustrative masterplan dedicates the eastern extent of

the Site to informal and formal open space to complement

the play provision which exists at Crowhill Park. The new

open space will consist of an ecological wetland area and a

large area of formal open space / amenity space with the

opportunity for a football pitch / kick about area within this.

The open space provision on the Site will total, over 3.4 ha,

this equates to approximately 25% of the total site area.

12. External storage and amenity space

Is there adequate external storage space for bins and

recycling as well as vehicle and cyclists?

Adequate external space will be provided for

storage space, refuse, vehicle and cycle parking.

The design of external storage spaces will be set

back from the building line. Many new homes are

designed within on-plot or garage car parking which is set

back from the building line in order to provide a sensitive

design approach. Homes are also provided with private

front and rear gardens and amenity space for external

storage.

Assessed by Sean Nicholson MRTPI

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