SL ATE ME ADOW BOURNE END M E M B E R S B R I E F I N G - - PowerPoint PPT Presentation

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 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. Contents of development brief:

• Introduction and Planning Policy
• Site Analysis and Contextual
• Development Objectives
• Development Framework

SITE CONS TR AINTS

SITE BOUNDARY RIVER WYE FLOOD RISK ZONE 10M LANDSCAPE BUFFER TO RIVER CORRIDOR VILLAGE GREEN DENSE CONTINUOUS SCRUB TREE PRESERVATION ORDERS

• 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
• f existing streets
• Associated congestion from St.Paul’s

Primary School and vehicular issues

• Visually and ecologically sensitive

landscape alongside River Wye

• Relationship between existing and

proposed dwellings

WOODLAND STANDS/MATURE HEDGEROW AND SCATTERED TREES EXISTING FRONTAGE RESPONSE TO REAR OF EXISTING DEVELOPMENT CONGESTION ISSUES RELATED TO ST PAUL’S PRIMARY SCHOOL VIEWS INTO SITE FROM 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
• Utilise streets for parking and tree and

shrub planting

• On street parking to ease congestion

at school drop-ofg time

• Use existing hedgerows, trees and

ditches to support ecology

SITE BOUNDARY EXISTING DEVELOPMENT RIVER WYE POTENTIAL DEVELOPMENT AREAS KEY DEVELOPMENT FRONTAGE TO VILLAGE GREEN (UP TO 3 STOREYS) KEY DEVELOPMENT FRONTAGE TO RIVER WYE VILLAGE GREEN HABITAT ENHANCEMENT POTENTIAL VEHICULAR ACCESS POINTS EXISTING AND POTENTIAL PEDESTRIAN ACCESS POTENTIAL PEDESTRIAN CONNECTION EXISTING PUBLIC RIGHT OF WAY POTENTIAL SCHOOL DROP OFF POINT OPPORTUNITY TO RETAIN VIEWS TO WIDER COUNTRYSIDE

DE VELOPMENT BRIEF OBJEC TIVES

R I V E R W Y E CORES END S T R A T F O R D D R I V E B R O O K B A N K DISUSED RAILWAY LINE

DEVELOPMENT AREA KEY DEVELOPMENT EDGE BACK TO BACK DEVELOPMENT VILLAGE GREEN GREEN SPACES GREEN CORRIDOR INDICATIVE NODAL SPACES DISUSED RAILWAY BUFFER/BOUNDARY AND LINKS RIVER WYE CORRIDOR INFORMAL MOVEMENT AND LINKS CONNECTIONS VEHICULAR ACCESS KEY VIEWS

02 GREEN INFRASTRUCTURE 04 ACCESS & MOVEMENT 05 PLACEMAKING - LANDSCAPE & APPEARANCE 03 ECOLOGY 01 WATER 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

DE VELOPMENT BRIEF OBJEC TIVES

CONCEP T MA S TERPL AN

• 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

KEY FEATURES

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

• f 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

• n 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
• f 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 protection of common areas

ECOLOGY PLAN OVERLAID ONTO CONCEPT MASTERPLAN

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
• n-street and
• n-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

UP TO 2 STOREY UP TO 2.5 STOREY UP TO 3 STOREY INDICATIVE STOREY HEIGHTS PLAN AND LONG SECTION

ADHERENCE TO DE VELOPMENT BRIEF

05 PLACEMAKING - APPEARANCE

The streetscene for this edge adopts a more rural architectural character, with the materials varying to those in the north. In this important location, the scale and massing of the proposed units has been lowered to reduce any adverse visual efgects on views of the wider countryside to the north, with most units 1.5 – 2 storeys This edge contains a limited number

• f homes up to 3 storeys in height.

2.5 storey dwellings provide a gateway entrance to the north-south green route. The architectural character has a traditional formal feel, with contemporary detailing to the windows and doors.

Northern edge overlooking Village Green Southern edge overlooking River Wye

NORTHERN STREETSCENE S O U T H E R N S T R E E T S C E N E

LOCAL ARCHITECTURAL PRECEDENTS

ADHERENCE TO DE VELOPMENT BRIEF

05 PLACEMAKING - APPEARANCE

NORTHERN EDGE ELEVATION DETAIL

GATEWAY BUILDINGS VIEW SOUTH

SOUTHERN EDGE ELEVATION DETAIL

GATEWAY BUILDINGS VIEW NORTH

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) VALUE 0.001 - 0.100 0.101 - 0.200 0.201 - 0.400 0.401 - 0.600 0.601 - 1.000 HIGH : 40 LOW : 28

THE WATER ENVIRONMENT

SUSTAINABLE DRAINAGE SYSTEM

Surface waters (including groundwater) will drain across the site from the north- east generally towards the west/south-

• west. Drainage swales within the site will

assist in carrying the surface water towards attenuation areas adjacent to the fmoodplain. Surface and ground waters will be addressed within a detailed Flood Risk Assessment that will be submitted in support of a planning

• application. These water regimes are distinct

from fmuvial fmood waters, which arise when the River Wye exceeds its capacity. This is addressed in section 2.8 of the brief. The surface and ground waters will be accommodated in ponds, some of which will be seasonal, providing visual amenity and habitat enhancements. During storm events they will provide water attenuation before the managed discharges of storm water into the existing fmoodplain/River Wye. Where appropriate storm water can also be infjltrated into the ground. The latter will carefully be controlled with the input of the Environment Agency. Within the green corridor linking the River Wye corridor to the disused railway line and village green will be additional features, which act as part of a comprehensive drainage network given the fmood-sensitivity

• f the site.

ECOLOGY

SPECIES RICH NEUTRAL SEMI-IMPROVED GRASSLAND GRAZED NEUTRAL SEMI- IMPROVED GRASSLAND UNGRAZED NEUTRAL SEMI-IMPROVED GRASSLAND DENSE CONTINUOUS SCRUB SCATTERED TREES RIVER WYE AMENITY GRASSLAND VERGE WOODLAND STANDS/ MATURE HEDGEROW ECOLOGICAL TARGET NOTES HIGH BAT POTENTIAL TREE BAT TRANSECT LINES

CONTE X T AND L ANDSC APE DESIGNATION