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Lindum Homes

Design and Access Statement in support of an application for Residential Development to include associated estate roads and open space on land off Church Lane, Saxilby 577 51 DAS RJCD

March 2014

Chartered Town Planners | Chartered Landscape Architects

Design and Access Statement 577/51/DAS Land off Church Lane, Saxilby

Lindum Homes Robert Doughty Consultancy Limited

TABLE OF CONTENTS

1. INTRODUCTION .................................................................................. 1

2. APPLICATION SITE AND SURROUNDINGS ............................................... 2

3. DESIGN.............................................................................................. 4

4. ACCESS ............................................................................................. 7

5. CONCLUSIONS .................................................................................... 8

Appendices Appendix A Site Analysis

Appendix B Site Analysis Photographs Appendix C Opportunities and Constraints Appendix D Illustrative Masterplan

Appendix E Design Principle - Landscape Appendix F Design Principle - Permeability Appendix G Design Principle – Focus Appendix H Design Principle – Street Hierarchy


Lindum Homes 1 Robert Doughty Consultancy Limited

1. INTRODUCTION

1.1. This Design and Access Statement has been prepared in support of an

Outline Planning Application for residential development on land off

Church Lane, Saxilby. The development provides for a maximum of

230 dwellings, of which up to 60 will take the form of a retirement

village, with all matters reserved save for access.

1.2. The Statement explains the development proposal, provides analysis of

the site and the surrounding area. It is accompanied by an illustrative

masterplan, as well as a number of indicative supporting plans, which

specifically demonstrate how the scheme integrates into its

surroundings, through the reinforcement of existing connections and

the creation of new ones.

1.3. The application is also accompanied by a Planning Statement, a

Transport Assessment, a Flood Risk Assessment and Drainage

Strategy, a Tree and Ecology Report and an Archaeological Geophysical

Survey. This statement should also be read in conjunction with these

documents.



2. APPLICATION SITE AND SURROUNDINGS

The Application Site

2.1. The application site measures 10.1ha and is agricultural land to the

south of Church Lane in Saxilby.

2.2. The application site is bounded by Church Lane to the north and the

rural exception affordable housing scheme on Canon Cook Close to the

north east. On the opposite side of Church Lane, as one moves

westwards, there is an area of housing and commercial premises

before land use returns to agricultural land.

2.3. To the east is the private housing area Century Close with the

application site extending in part to the south of the Century Lane

development up to Church Lane.

2.4. To the south there is residential development with a public open space

immediately adjacent to the application site. There is an existing

hedge along the southern boundary.

2.5. To the west there is an agricultural field, again with a boundary

marked by a mature hedge.

2.6. The majority of the application site is cultivated and has been in crop

production. It is relatively flat with no significant features other than

the hedges that mark the boundaries.

2.7. Detailed site analysis is shown graphically in the Site Analysis plan, the

Site Analysis Photographs and the Opportunities and Constraints plan

presented as Appendices A to C.

2.8. These demonstrate how this analysis has informed the Illustrative

Masterplan that is presented as Appendix D.

The Surroundings

2.9. Saxilby is on the northern side of the A57, which is the principal road

linking Lincoln with the A1 for vehicles travelling to the north of

England and to the A156 to Gainsborough. The Lincoln to Doncaster

and Lincoln to Sheffield railway line runs along the south west of the

settlement where there is a railway station.

2.10. The village was originally the site of a Roman camp and it sits on the

north bank of the Fossdyke Navigation Canal between Lincoln and

Torksey on the River Trent. The Fossdyke is thought to have been



built by the Romans and it is claimed to be the oldest canal in the

country. At one time a major waterway for the transport of wool, it is

now mostly used for leisure purposes.

2.11. The history of the village is focused on its southern extent and

development followed High Street and Sykes Lane before linking with

St Botolph’s Church to the north, near to the application site. Mill Lane

runs north from the A57, connecting to the A1500 to the north. This

created a roughly triangular shape to the west of Mill Lane for

development to infill, which it has progressively over the years. In

more recent years development has also taken place to the east of Mill

Lane, but Mill Lane itself forms both a physical and perceived obstacle

that separates dwellings and residents to the east from the older

village centre.

2.12. The application land is accessed from Church Lane, which is the logical

northern boundary to the triangular area of developed infill. Roads to

the south reflect the residential development they serve and they have

an estate form. Church Lane as part of the local road network has only

limited function; it is a connecting road and beyond the application site

to the west it is of restricted width and of limited practical benefit to

use as a route between the northern extents of the village and Sykes

Lane.

2.13. The key approaches to the village from the north and west are from

Sykes Lane and Mill Lane, as they are the roads with the capacity for

functional use that provide convenient access routes. There will be

those that use Church Lane for access, perhaps simply out of

preference, but it is not a main route into Saxilby.

2.14. The application site is part of the remaining undeveloped land up to

Church Lane following the progressive history of development working

northwards from the village centre.

http://en.wikipedia.org/wiki/Wool



3. DESIGN

3.1. The design proposals are explained in the following text and the

appendices A to H that explain in graphic form the site analysis

undertaken and the resulting Illustrative Masterplan.

Use

3.2. The site will be developed for up to 230 dwellings of which up to 60 will

form a retirement village within the scheme.

3.3. The proposed use will integrate well into the area, which is primarily

residential in nature. Development of the application site represents a

logical extension of adjacent residential areas having regard to existing

residential development and the location of the site on the settlement

edge.

Amount

3.4. As part of this application, an Illustrative Masterplan is submitted that

demonstrates how the site will be developed taking into account the

character of the surroundings. This is also illustrated by appendices A

to H.

3.5. This density of development will be fully defined by the subsequent

applications for the approval of reserved matters, but the total number

of 230 dwellings on 10.1 hectares equates to just less than 23

dwellings per hectare that is acceptable having regard to paragraph 47

of the National Planning Policy Framework (the ‘NPPF’) that seeks

densities that reflect local circumstances. The overall number of

dwellings is also in accordance with the figures tested and consulted on

within the Central Lincolnshire Strategic Housing Land Availability

Assessment.

Layout

3.6. The design of the development is informal and in keeping with the

edge of settlement location of the site.

3.7. The road layout and mix of housing types and sizes will promote a

locally distinctive character to the development in line with the locality.

This has been designed around a clear street hierarchy and this is

examined in the Design Principle diagram in Appendix H.



3.8. The layout also respects the proximity of existing residential

development along the boundaries of the site to avoid the potential for

overlooking and loss of privacy.

3.9. Having regard to the size of the site, the central public open space is

integral to the layout of the site and will impart an informal character

to the development. In addition to this there are smaller green spaces,

together with swales as part of the SuDS scheme, which will add

interest in the layout and instil a sense of place for those that live

there.

Scale

3.10. The character of the surrounding existing residential development

varies considerably with examples of single storey and two storey

development in evidence in close proximity to the site.

3.11. The application proposal is intended to include a mix of housing

development that reflects the local character in form and scale, with

predominantly single and two storey dwellings.

Landscaping

3.12. The existing vegetation on site, which comprises hedgerows with some

tree planting, will predominantly be retained. This will ensure that,

due to the enclosed nature of the field, the impact of the development

on the surrounding area will be minimised.

3.13. The Design Principle for Landscaping, presented as Appendix E,

identifies the key landscape features and the opportunities to reinforce

planting so that it can make a positive contribution to the overall

development. The landscape character of the scheme has been a key

principle driving the illustrative masterplan and the green spaces,

together with the proposed swales, ensure that these elements are

focal points of the scheme.

3.14. Planting within the site will also assist in the assimilation of the

development into the surrounding landscape in terms of any views into

the site, as well as providing an attractive and pleasant living

environment for residents.



Appearance

3.15. The design and appearance of the proposed dwellings will be

determined at reserved matter stage, but the intention is that these

should reflect the local vernacular, both in terms of architecture and

the use of an appropriate palette of materials to create a locally

distinctive scheme in keeping with its location.



4. ACCESS

4.1. Vehicular and pedestrian access to the site will be from Church Lane

with the formation of two new T junctions. The technical elements in

relation to the suitability of these junctions is examined within the

Transport Assessment, and both have been identified as suitable

locations.

4.2 In terms of accessibility, footways and a network of public footpaths

are available for pedestrian movement between the site, nearby bus

stops and facilities in the village centre, and this will be enhanced by

the proposal. Most roads within the village are relatively lightly

trafficked whilst there is also a cycle link to Lincoln.

4.3 A range of bus services are available from bus stops on Church Road or

High Street. During weekday daytime hours generally 3 buses an hour

are available between Saxilby and Lincoln. Journey time by bus

between Saxilby and Lincoln is 20-25 minutes. It should be noted that

the full extent of the site is within 800 metres of existing bus stops,

equivalent to a walking time of up to 10 minutes at a normal walking

speed.

4.4 Passenger rail services are available from Saxilby station which is

located near the centre of the village, off High Street. Saxilby station is

served primarily by services on the Lincoln – Sheffield line, which

operate hourly (Monday to Saturday). Journey time by train between

Saxilby and Lincoln is approximately 15 minutes. Saxilby station is

located within walking distance of the site, with cycle parking and car

parking facilities also available to facilitate transport interchange.

4.5 The overall sustainability of the village and in particular this site has

therefore been demonstrated, given its proximity to a range of

alternative transport methods. The site also offers excellent

connectivity to the village, and in particular the village centre, given

the existing and proposed pedestrian routes and the site demonstrates

good connectivity to its surroundings.

4.6 The Design Principles for Permeability and Street Hierarchy presented

as Appendices F and H identify the key access features and the

opportunities to enhance the current footpath network. Within the site,

there will be estate roads to adoptable standards which will ensure

access around the site is logical and that roads and footways relate

well to the proposed dwellings.



5. CONCLUSIONS

5.1 The application proposal is a result of a detailed assessment and

review of the site. The site analysis has informed a development

proposal which incorporates the significant features of the site and

assimilates the proposal into its surroundings.

5.2 The design of the site layout together with the incorporation of the

existing site features demonstrate that the development accords

with prevailing Local Plan policies.

5.3 The level of affordable housing included within the development will

be in agreed in discussions with Local Authority.

5.4 Existing boundary planting will be predominantly retained and

incorporated into the scheme. The reports that accompany the

application demonstrate that the existing trees on site will be

protected and mitigation is proposed where necessary and there is

no impact on protected species.

5.5 Access to the site will not compromise the safety of the local

highway network and the location of the site is sustainable being

accessible by modes of transport other than the private car. The

site does, through the existing and proposed network of connecting

routes in and around the site, offer a high level of connectivity and

permeability.

5.6 Development of the site will not be at risk from flooding or lead to

flooding elsewhere off the site. The illustrative masterplan also

includes a SuDS attenuation scheme which will enhance the overall

sustainability of the site.

5.7 The application is consistent with the Development Plan and

complies with the emerging Central Lincolnshire Local Plan and the

guidance set out in the National Planning Policy Framework which

promotes sustainable development.

Appendix to Design and Access Statement 577/51/DAS Land off Church Lane, Saxilby


Appendix A

Site Analysis



Appendix B

Site Analysis Photographs



Appendix C

Opportunities and Constraints



Appendix D Illustrative Masterplan



Appendix E

Design Principle – Landscape



Appendix F

Design Principle - Permeability



Appendix G

Design Principle – Focus



Appendix H

Design Principle – Street Hierarchy

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