SL ATE ME ADOW BOURNE END M E M B E R ’ S B R I E F I N G
CONTENTS INTRODUCTION SETTING THE SCENE DEVELOPMENT OBJECTIVES CONCEPT MASTERPLAN ADHERENCE TO DEVELOPMENT BRIEF TIMEFRAMES AERIAL WITH SITE BOUNDARY
INTRODUC TION APPLICANTS • Croudace Homes • Avant Homes WORK TO DATE 14.03.15: Community Workshop 08-09.09.2017: Public Consultation 08.2017: Draft Development Brief 13.10.2017: Meeting with WDC offjcers 15.11.2017: Presentation to Members 27.11.2017: Presentation to Liaison Group CROUDACE STRATEGIC WYCOMBE DISTRICT COUNCIL AVANT HOMES THIRD PARTY OWNERSHIP PLAN
SE T TING THE SCENE • Slate Meadow - Reserved Site for Development • Wycombe Council’s Cabinet ‘release’ sites on 17th November 2014 • Planning Performance Agreement • Technical Studies - Topography - Historic Context and Local Character - Transport and Movement - Services and Facilities - Green Infrastructure - Landscape and Visual Context - Ecology - Water Environment - Arboriculture - Recreation - Village Green - Utilities
DE VELOPMENT BRIEF Prepared by Wycombe District Council to review the context, setting and character of the land at Slate Meadow, Bourne End. Conclusions are drawn with the presentation of a set of development principles and guidance Contents of development brief: • Introduction and Planning Policy • Site Analysis and Contextual • Development Objectives • Development Framework Public Consultation undertaken on the Draft Brief between 21st August and 2nd October 2017. Drop in exhibitions held at St Dunstan’s Church Hall on the 8th and 9th September 2017.
SITE CONS TR AINTS • Opposition to relocating the village green • Perceived pressure on retained open spaces • Reduced land for ecological habitats • High visibility from raised valley sides • Areas of site fmood in extreme events • Perceived impact on existing trees and hedgerows • Limited vehicular access options • Access to site is constrained by width of existing streets • Associated congestion from St.Paul’s Primary School and vehicular issues • Visually and ecologically sensitive landscape alongside River Wye SITE BOUNDARY WOODLAND STANDS/MATURE HEDGEROW AND SCATTERED RIVER WYE TREES • Relationship between existing and FLOOD RISK ZONE EXISTING FRONTAGE proposed dwellings 10M LANDSCAPE BUFFER TO RESPONSE TO REAR OF RIVER CORRIDOR EXISTING DEVELOPMENT VILLAGE GREEN CONGESTION ISSUES RELATED TO ST PAUL’S PRIMARY SCHOOL DENSE CONTINUOUS SCRUB VIEWS INTO SITE FROM TREE PRESERVATION ORDERS SURROUNDING HILLSIDES
SITE OPPORTUNITIES • Proposed village green and open space to maintain strategic gap • Create a distinctive new high quality development. No overriding existing architectural idiom • Up to 3 stories overlooking the village green • Taller buildings acceptable in key locations • Establish a positive relationship between development and River Wye • Create new pedestrian and cycle routes through the site, linking existing and new residential areas • Enhance open spaces on the site • Integrate SuDS SITE BOUNDARY HABITAT ENHANCEMENT • Utilise streets for parking and tree and EXISTING DEVELOPMENT POTENTIAL VEHICULAR ACCESS POINTS shrub planting RIVER WYE EXISTING AND POTENTIAL PEDESTRIAN ACCESS POTENTIAL DEVELOPMENT AREAS • On street parking to ease congestion POTENTIAL PEDESTRIAN CONNECTION KEY DEVELOPMENT FRONTAGE TO at school drop-ofg time VILLAGE GREEN (UP TO 3 STOREYS) EXISTING PUBLIC RIGHT OF WAY KEY DEVELOPMENT FRONTAGE TO POTENTIAL SCHOOL DROP OFF POINT • Use existing hedgerows, trees and RIVER WYE ditches to support ecology OPPORTUNITY TO RETAIN VIEWS TO VILLAGE GREEN WIDER COUNTRYSIDE
DE VELOPMENT BRIEF OBJEC TIVES DEVELOPMENT AREA KEY DEVELOPMENT EDGE S BACK TO BACK T R DISUSED DEVELOPMENT A T RAILWAY LINE F VILLAGE GREEN O R D GREEN SPACES D R GREEN CORRIDOR I V E INDICATIVE NODAL SPACES DISUSED RAILWAY BUFFER/BOUNDARY AND LINKS RIVER WYE CORRIDOR INFORMAL MOVEMENT AND LINKS CONNECTIONS VEHICULAR ACCESS KEY VIEWS E Y W R E V I K R N A B CORES END K O O R B
DE VELOPMENT BRIEF OBJEC TIVES KEY DEVELOPMENT BRIEF OBJECTIVES ARE OUTLINED BELOW. THE FOLLOWING SLIDES PRESENT THE CONCEPT MASTERPLAN, BEFORE GOING ON TO DESCRIBE HOW EACH OBJECTIVE HAS BEEN MET UNDER THE FOLLOWING HEADINGS 01 WATER 02 GREEN INFRASTRUCTURE 03 ECOLOGY 04 ACCESS & MOVEMENT 05 PLACEMAKING - LANDSCAPE & APPEARANCE
CONCEP T MA S TERPL AN KEY FEATURES • Access from Stratford Drive • Meandering streets frame key views north towards countryside • Linked streets around the periphery • Proposed pedestrian routes link key spaces • School pick-up/ drop-ofg loop proposed • Linked frontage enclosing central area of open space and internal streets • Homes around the periphery are of a lower density
ADHERENCE TO DE VELOPMENT BRIEF 01 WATER • Homes located within Flood Zone 1 and a part of Flood Zone 2 • Land levels raised to address peak predicated fmood levels of the River for the 100 year plus 35% for climate change, with a 450mm freeboard • SuDS integrated into development to ‘manage’ surface waters • Fluvial waters incorporated within new wetland areas • Groundwaters being monitored – working to worst case scenario – no current evidence of ground water fmooding on site. WR WALLINGFORD FLOOD RISK FIGURE OVERLAID ONTO CONCEPT MASTERPLAN
ADHERENCE TO DE VELOPMENT BRIEF 02 GREEN INFRASTRUCTURE • Green Infrastructure reinforced through green routes linking to key spaces • Wetland area to extend south towards River Wye • Pedestrian and cycle routes run through the site, linking to existing footpath network DEVELOPMENT BRIEF GREEN INFRASTRUCTURE PLAN
ADHERENCE TO DE VELOPMENT BRIEF 03 ECOLOGY • Homes restricted to area of least ecological value • Retention of village green with 'species rich', tussocky grassland. Protect reptiles and nesting birds • Expansion of village green to west and south to create integrated open spaces • Retention of key ecological corridors: bat transect lines, river corridor and continuous scrub and woodland edge habitats • Enhancement of River Corridor and creation of wetland area • Long term management plan: maintenance and ECOLOGY PLAN OVERLAID ONTO CONCEPT MASTERPLAN protection of common areas
ADHERENCE TO DE VELOPMENT BRIEF 04 ACCESS & MOVEMENT • Principal access ofg Stratford Drive • Well defjned road hierarchy • School pick-up/ drop-ofg loop • Linked secondary roads around periphery of the site • Pedestrian and cycle routes link into existing footpath network • Parking provided on-street and on-plot PRINCIPAL ACCESS POINT PRIMARY ROUTE SECONDARY ROUTE TERTIARY ROUTE SCHOOL PICK-UP/DROP-OFF LOOP PROPOSED PEDESTRIAN ROUTE EXISTING FOOTPATH
ADHERENCE TO DE VELOPMENT BRIEF 05 PLACEMAKING - LANDSCAPE INDICATIVE STOREY HEIGHTS PLAN AND LONG SECTION UP TO 2 STOREY UP TO 2.5 STOREY UP TO 3 STOREY
ADHERENCE TO DE VELOPMENT BRIEF 05 PLACEMAKING - APPEARANCE Northern edge overlooking Village Green This edge contains a limited number The architectural character has a NORTHERN STREETSCENE of homes up to 3 storeys in height. traditional formal feel, with contemporary 2.5 storey dwellings provide a gateway detailing to the windows and doors. entrance to the north-south green route. E N E C S T E E R Southern edge overlooking River Wye T S S O N U T E R H The streetscene for this edge adopts a more rural In this important location, the scale and massing of the architectural character, with the materials varying to proposed units has been lowered to reduce any adverse those in the north. visual efgects on views of the wider countryside to the north, with most units 1.5 – 2 storeys
ADHERENCE TO DE VELOPMENT BRIEF 05 PLACEMAKING - APPEARANCE NORTHERN EDGE ELEVATION DETAIL GATEWAY BUILDINGS VIEW SOUTH SOUTHERN EDGE ELEVATION DETAIL GATEWAY BUILDINGS VIEW NORTH LOCAL ARCHITECTURAL PRECEDENTS
TIMEFR AMES CONSULTATION OUTLINE PLANNING APPLICATION
THE WATER ENVIRONMENT EA FLOOD MAP FLOOD ZONE 2 FLOOD ZONE 3
THE WATER ENVIRONMENT HR WALLINGFORD’S CONCLUSION PLAN RIVER CORRIDOR BUILDINGS SITE BOUNDARY FLOOD DEPTH (M) 0.001 - 0.100 0.101 - 0.200 0.201 - 0.400 0.401 - 0.600 0.601 - 1.000 VALUE HIGH : 40 LOW : 28
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