PROPOSED MIXED-USE DEVELOPMENT to Bristol Public consultation - - PDF document

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

PROPOSED MIXED-USE DEVELOPMENT

Clevedon Town Centre to Bristol to Nailsea M5 Kenn Business Park Kenn to Exeter to Yatton Kenn Road

The purpose of this exhibition is for St. Modwen Developments to seek the views of local people on their outline proposals for land to the west of Kenn Road, prior to the submission of a planning application.

• St. Modwen Developments is the

UK’s leading regeneration specialist and an expert in brownfield renewal. The company operates across the full spectrum of the property industry from a network of regional offices, a residential business and through joint ventures with public sector and industry leading partners. The company is focussed upon regeneration with an outstanding 30 year track record. With extensive experience in dealing with complex and challenging sites, St. Modwen Developments is focussed on the long-term development of commercial property and residential land.

Map showing the location of the Site

Public consultation

• n the proposed

mixed residential and employment development to the west of Kenn Road, Kenn.

Examples of St. Modwen Developments Residential Schemes

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

The site, which measures 8.2 ha / 20.26 acres, is located within Kenn Parish but is close to Clevedon town centre and other local facilities. It is situated opposite the existing Kenn Business Park on Kenn Road, to the west of the M5, to the east of the disused railway line, and extends from Colehouse Lane to the River Yeo.

• St. Modwen Developments and

previous landowners have marketed this site for employment use since planning permission was granted in 2008, although to date there has been insufficient demand to make the site viable. In response to current demand for additional housing, St. Modwen Developments is considering the

• ption to promote residential led

mixed-use development on the site.

Nearby manufacturing business Nearby supermarket Aerial photo of the site Aerial photo of the site and surroundings

THE SITE & ITS CONTEXT

North Somerset Council has previously granted planning permission for an employment development on this site, which is controlled by St. Modwen Developments.

1 2

2 1

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

On the basis of its size and facilities Clevedon is a key settlement identified by North Somerset Council as suitable for major housing development, noting a commitment of 707 dwellings between 2006 and 2026 within the latest Site Allocations Plan document (March 2016). However the Plan has only identified a limited number of sites which the project team has considered and notes concerns with their ability to deliver the housing numbers that the Council envisages. Furthermore it is also clear that the limited housing developments that have taken place within Clevedon in recent years have not delivered affordable housing. Whilst this site does fall within Kenn, we believe that the only way of delivering the open market and affordable housing requirement is to look beyond the town’s immediate boundaries, and in light of geographical and flood risk constraints elsewhere, this site appears to provide the

• nly viable option for such development.

Development examples from Kenn Business Park Examples of St. Modwen Developments Residential Schemes Location of illustrations

NEED FOR THE DEVELOPMENT

Residential Employment

Since planning consent was granted in 2008, a small number of employment units have been constructed to the east of Kenn Road to provide space for local firms to expand and generate new employment opportunities. However, vacant space and land remains. There is some evidence of local demand for the further expansion of indigenous businesses in the Clevedon area. To meet this demand and make provision for new businesses, St. Modwen Developments intends to retain in the region of 3 acres for employment accommodation which will be made viable by the residential scheme. 1 2 3

Pond Portbury House Holiday Village & Caravan Site

1 2 3

Blind Yeo Disused Railway

EMPLOYMENT S t r e e t F r

• n

t a g e S t r e e t F r

• n

t a g e

Kenn Business Park

RESIDENTIAL RESIDENTIAL RESIDENTIAL

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

Footpath Link Spine Road M5 Junction 20

Vehicle access will be provided from a new junction on Kenn Road with a dedicated right turn lane into the site. There will also be a new footpath leading from the site to a pedestrian crossing linking with the existing footpath on the east side of Kenn

• Road. The team is also looking at the

scope to reduce speed limits. A new estate spine road is to be constructed to serve the development

• site. The employment development

will provide flexible floorspace for business uses appropriate to the proposed neighbouring residential uses. The development site is well located in terms of nearby housing,

• ffering opportunities for people to

cycle or walk to work. St. Modwen Developments is proposing improved footpath links to the site and there is an existing bus route along Kenn Road. A Transport Assessment conducted for St. Modwen Developments shows that there is sufficient capacity in the existing highway network to cope with the traffic generated by the residential and employment sites. There is evidence to suggest that a residential led development will greatly reduce the traffic that would have been generated by the employment planning permission.

Aerial photo of south Clevedon Town map of Clevedon showing the site

GETTING THERE

Time Comparison (Extant Employment Scheme vs Proposed) Arrivals Departures Total 08:00-09:00

• 161

+26

• 135

17:00-18:00 +48

• 109
• 62

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

The site is naturally well screened from surrounding areas by the raised tree embankment on the former railway line and the M5. A landscape enhancement strategy will be agreed for the whole site to ensure a coherent policy for planting using native species. The existing mature hedgerow planting to the western railway boundary will be enhanced with additional native hedgerow species and tree planting. Semi native hedgerow planting will be provided to the spine road and semi ornamental landscaping around buildings, creating enclosure and an attractive working environment.

View of north boundary looking towards disused railway Landscape concept plan River Yeo and area of flood compensation at south of the site View of west boundary from former railway bridge showing existing screening from disused railway Looking north along railway showing screening of adjoining land

LANDSCAPE

1 2 3 4 1 2 3 4

Existing off-site vegetation Proposed thickening of existing hedgerow with native species Proposed native hedgerow Proposed native copse planting / surface water compensation area

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

The site which has previously been granted planning permission for development, is not within green belt, is protected from tidal flooding and is no longer within a fluvial floodplain as a result of improved management of the River Kenn and associated watercourses. The drainage ditches which cross the site from east to west and any associated existing hedgerows are to be largely retained. A landscape mound is to be provided to the motorway frontage to provide an appropriate acoustic and visual landscaped barrier to road traffic.

View over Colehouse Pond

4

Looking north along disused railway

SITE CONSTRAINTS

3

Existing Roads Railway (Disused) Existing Trees and Shrubs Hedgerow Reinforcement Hedgerow on a Mound Tree Planting Shrubs Surface Water Compensation Wildlife Corridor Wildlife Corridor Under New Access Road View from M5 into Site through Gap in Hedgerow Corner of Key Building Farmland Reeds River Kenn Rhyne to be Diverted Holiday Village & Caravan Site Pond Copse Meadow Meadow Garage Commercial Development New Rhyne North boundary looking east Kenn Road looking south

2 1 4 1 2 3

EMPLOYMENT R E S I D E N T I A L RESIDENTIAL RESIDENTIAL

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

An indicative masterplan has been prepared to illustrate how the development might be laid out and to inform the public consultation process.

Examples of St. Modwen Developments Residential Schemes

MASTERPLAN

Residential Employment

The number, size and detailed design

• f individual dwellings has not yet been

finalised but the development will provide a mixture of affordable and open market dwellings of mainly 2-4 bedrooms. Initial design work suggests the site cannot accommodate more than 200 dwellings. The business park element will consist

• f high quality employment units in

an attractive and managed landscape

• setting. The maximum height of the

buildings is likely to be no more than 3 or 4 storeys.

Community Infrastructure

The development will be required to mitigate any impacts on existing community facilities through on-site provision or contributions towards enhancing existing nearby facilities through a Section 106 agreement. Depending on identified needs, such provisions might include education, leisure, open space and play provision, health, libraries, community facilities, public transport, cycling and pedestrian links.

Indicative Masterplan

KENN ROAD WEST, KENN MIXED-USE

ANGUS MEEK ARCHITECTS

> Filling in the comments form and putting it in the ballot box provided at this exhibition > Returning the comments form no later than 31st May 2016 using the Freepost facility or by email to: veronica.barbaro@gva.co.uk • peter.stockall@gva.co.uk > Calling our information hotline during normal office hours, 9.00am - 5.00pm: 0117 988 5308

Your views are important to us

Please give us your comments on the draft proposals you have seen today. You can do this by: Comments received will be analysed and responded to in a Public Consultation Statement which will be submitted on behalf

• f the developer to North Somerset

Council alongside a planning application.

Key Benefits of Proposed Development:

• Affordable & market housing
• Around 120 jobs created
• Reduced traffic compared to

consented employment scheme

• Space for existing business in the

Clevedon area to expand

• Attractive and well designed

mixed-use development

• Well located sustainable site
• Economically viable scheme
• Protection and enhancement of

existing plant and wildlife habitats

WHAT HAPPENS NOW?