Laurel hill design and access statement

LAND AT LAUREL HILL CRIBBS CAUSEWAY, BRISTOL

DESIGN & ACCESS STATEMENT

PREPARED BY PEGASUS URBAN DESIGN I BRS.4751_25 | MAY 2014

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“ THE GOVERNMENT ATTACHES GREAT IMPORTANCE TO THE DESIGN OF THE BUILT ENVIRONMENT. GOOD DESIGN IS A KEY ASPECT OF SUSTAINABLE DEVELOPMENT, IS INDIVISIBLE FROM GOOD PLANNING, AND SHOULD CONTRIBUTE POSITIVELY TO MAKING PLACES BETTER FOR PEOPLE.”

DESIGN & ACCESS STATEMENT

(para. 56, NPPF 2012)

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CONTENTS 1

PAGE 08

2

INTRODUCTION

ASSESSMENT

INVOLVEMENT

PAGE 26

PAGE 30

PAGE 36

Purpose of the Statement

EVALUATION

Historical & Physical Context

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Constraints & Opportunities

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DESIGN PRINCIPLES

NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A3 DOUBLE SIDED Pegasus Urban Design First Floor South Wing Equinox North Great Park Road Almondsbury BS32 4QL www.pegasuspg.co.uk I T 01454 625945 Prepared by Pegasus Urban Design Pegasus Urban Design is part of Pegasus Group Ltd Prepared on behalf of Dick Lovett April 2014 Project code BRS.4751 Contact: Urban Design - Sean Hindes COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, Licence number 100042093.

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Stakeholder Participation

DESIGN PROPOSALS

Use and Amount of Development

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PAGE 48

SUMMARY

7 LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

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DESIGN & ACCESS STATEMENT 4

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THIS STATEMENT HAS BEEN PREPARED

BY PEGASUS URBAN DESIGN ON BEHALF OF DICK LOVETT TO ACCOMPANY THE OUTLINE PLANNING APPLICATION FOR RESIDENTIAL DEVELOPMENT AT LAUREL HILL.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

01 INTRODUCTION

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Cribbs Causeway Centre commercial area Cribbs Causeway retail/ leisure area Premier Inn hotel

New development site at Catbrain Hill

Filton Airfield

Berwick Drive

Fishpool Hill

Site

VIEW TAKEN FROM A NATIONAL FOOTPATH ON BERWICK DRIVE, LOOKING NORTH-EAST, 1074M FROM SITE.

VIEWPOINT 11 View taken from a national footpath on Berwick Drive, looking north-east, 1074m from site.

M5 motorway

Description of Baseline View and Sensitivity of Visual Receptor This medium/ong distance view was taken from a national footpath on Berwick Drive, looking north-east. Filton Airfield is central to the viewpoint, in which commercial, Cribbs causeway centre leisure and retail development are a prominent features. The site is ofbe site commercial area not visible, although the general location of theExtent site can located, with existing built form and intervening vegetation precluding views.

Existing housing at Catbrain Hill lane New development site at Catbrain Hill

Public footpath The users of the public footpath are considered to have high sensitivity.

DESIGN & ACCESS STATEMENT

Predicted View at Year 1 & Magnitude of Change With the proposal in place there would be heavily filtered views of the proposals.

Topography and distance to site are notable influences on the viewpoint. The approximate location of the site would seen in the context of intervening vegetation and the existing Cribbs causeway centre commercial development.

As a consequence there would be a negligible magnitude of change.

Scale of Visual Effect With a high sensitivity and a negligible magnitude of change there would be a minor visual effect on the view according to the assessment tables.

Camera make & model - Canon EOS 500D Date & time of photograph - 23/01/2014 @ 12:22 OS grid reference - ST 56419 80313

Viewpoint height (AOD) -50m Distance from site -1074m

VIEW FROM A PUBLIC FOOTPATH SOUTH-WEST OF FILTON AIRFIELD LOOKING NORTH, 392M FROM SITE. LAND TO THE REAR OF DICK LOVETT, CRIBBS CAUSEWAY, BRISTOL

VIEWPOINT 10

LANDSCAPE + VISUAL IMPACT ASSESSMENT

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01 INTRODUCTION PURPOSE OF THE STATEMENT

1.2

1.3

(b) demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account;

The Town and Country Planning (Development Management Procedure) (England) Order 2010 (as amended 2013) also states the following requirements: “(2) An application for planning permission to which this article applies shall be accompanied by a statement (“a design and access statement”) about: (a) the design principles and concepts that have been applied to the development; and (b) how issues relating to access to the development have been dealt with.

SECTION 5: DESIGN PROPOSALS Presentation of the design proposals including uses and amount proposed, access arrangements, layout of the development, scale of buildings, landscaping treatments and appearance, as required within Article 8(3)(a) & (4)(c) GDMPO 2010 (as amended 2013.

(c) explain the policy adopted as to access, and how policies relating to access in relevant local development documents have been taken into account; (d) state what, if any, consultation has been undertaken on issues relating to access to the development and what account has been taken of the outcome of any such consultation; and

The purpose of this statement is to explain;

(para. 80, DCLG Circular 01/2006).

SECTION 4: INVOLVEMENT AND EVOLUTION Outlines the stakeholder participation and consultation undertaken as well as its key findings as part of the Article 8(3)(d) GDMPO 2010 (as amended 2013) requirements;

(a) explain the design principles and concepts that have been applied to the development;

This statement has been prepared in accordance with Article 8 of the Town and Country Planning (Development Management Procedure) (England) Order 2010, as amended June 2013, which requires certain applications to be accompanied by a Design and Access Statement. Reference has also been made to DCLG Circular 01/2006 and the Commission for Architecture and the Built Environment’s (CABE) guidance on ‘Design and Access Statements: How to write, read and use them’ (CABE, 2006).

“the design principles and concepts that have been applied to the proposed development and how issues relating to access to the development have been dealt with” 1.4

(3) A design and access statement shall:

This Statement has been prepared by Pegasus Urban Design on behalf of Dick Lovett to accompany the outline planning application for residential development at Laurel Hill, Cribbs Casueway, Bristol.

1.5

SECTION 6: SUMMARY 1.6

This statement should be read in conjunction with the Outline Planning Application and its accompanying documents including the:

(e) explain how any specific issues which might affect access to the development have been addressed.

• Planning Statement;

This document achieves this within the following sections:

• Ecology Assessment,;

SECTION 1: INTRODUCTION Outlines the purpose of the document;

• Landscape and Visual Impact Assessment;

SECTION 2: ASSESSMENT Considers the site and its surroundings in terms of the physical, social and planning context as part of Article 8(3)(b) and 8(3)(c) GDMPO 2010 (as amended 2013) requirements;

• Sustainability Assessment; and

SECTION 3: DESIGN PRINCIPLES AND SUSTAINABLE STRUCTURING Presentation of the design principles that have been derived from a combination of Government Policy, site assessment, public consultation and design evolution as referred to within Article 8(3) (e) GDMPO 2010 (as amended 2013);

• Transport Statement;

• Flood Risk Assessment;

• Statement of Community Involvement.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

1.1

02 ASSESSMENT THIS SECTION PROVIDES A SUMMARY OF THE ASSESSMENT OF THE SITE AND ITS SURROUNDINGS THAT HAS BEEN UNDERTAKEN

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DESIGN & ACCESS STATEMENT

SITE LOCATION

SITE CONTEXT PLAN

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02 ASSESSMENT 2.1

This section provides a summary of the assessment of the site and its surroundings that has been undertaken

2.2

The application site is located in North Bristol approximately 8km north of the City Centre. It lies approximately 0.5km south of Junction 17 of the M5 motorway and to the east of the A4018, a key strategic route into and out of Bristol. The application site itself is located to the west of Catbrain Hill, to the rear of the existing dwellings, and extends to 2.55ha.

2.3

Catbrain Hill itself is served off Lysander Road, via Catbrain Lane.

Lysander Road is also one of the principle access roads into the regional shopping centre, Cribbs Causeway, which lies to the north and northwest of the application site.

2.4

The Cribbs Causeway Centre commercial area lies immediately west of the site, and comprises predominantly car showrooms with associated car parking and commercial infrastructure. These commercial buildings are large in size and massing and are prominent features within the surrounding context.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

SITE’S IMMEDIATE CONTEXT

SITE LOCATION PLAN I SCALE 1:1250

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Cribbs Causeway Centre commercial area

Extent of site

Cribbs Causeway retail/leisure area

Premier Inn hotel

VIEW FROM FOOTPATH ADJACENT TO THE A4018 LOOKING NORTH-EAST, 800M FROM SITE.

Existing housing at Catbrain Hill lane Cribbs Causeway Centre commercial area M5 motorway

VIEWPOINT 1 View from footpath adjacent to the A4018 looking north-east, 800m from site.

Extent of site

New development site at Catbrain Hill

Cribbs Causeway retail/leisure area

Premier Inn hotel

Description of Baseline View and Sensitivity of Visual Receptor

Predicted View at Year 1 & Magnitude of Change

This middle distance viewpoint is taken from the footpath adjacent the southbound carriageway of the A4018, where the road bridge crosses the

There is existing vegetation between the viewpoint and the site, and with the proposal in place there would be a heavily filtered view of rooftops, seen in the

railway line. It has been assessed as a pedestrian viewpoint due to the fact that southbound vehicule users would be driving and looking in the opposite direction

context of existing commercial and residential buildings that break the skyline.

As a consequence there would be a negligible magnitude of change.

to the site, and northbound vehicle users would have views obscured by the VIEW FROM FOOTPATH AT FISHPOOL HILL LOOKING NORTH WEST, 630M FROM SITE central reservation railings and wall of the road bridge, as well as intervening Scale of Visual Effect vegetation.

DESIGN & ACCESS STATEMENT

Public footpath

With a low sensitivity and a negligible magnitude of change there would be a tables.

New development To the left of centre is the Premier Inn hotel and ‘Cribbs Causeway Centre’ site negligible visual effect on the view according to the assessment Mercedes-Benz at Catbrain Hill Premier Inn hotel showroom commercial estate. To the right of centre is ‘Cribbs Causeway’ centre for retail/ leisure. In the centre of the viewpoint is Catbrain Hill Lane residential area and the newly developed Catbrain Hill housing Extentdevelopment. of site Intervening vegetation adjacent the A4018 and in between the site and the viewpoint would generally preclude views of the development, except where the road crosses the railway line and there is a gap in vegetation.

VIEWPOINT 2

Receptors on the footpath are considered to have a low sensitivity due to the

View from footpath at Fishpool Hill looking north west, 630m from site .

Camera make & model - Canon EOS 500D IIDate & time of photograph- 23/01/2014 @ 12:53 OS grid reference - ST 57063 79736

Viewpoint height (AOD) - 44m Distance from site - 800m

Description View andand Sensitivity of Visual Receptor proximity ofof theBaseline dual carriageway the low number of users.

Scale of Visual Effect

This middle distance viewpoint is taken from the field gate on a newly signposted With a high sensitivity and a negligible magnitude of change there would be a footpath on Fishpool Hill. The site is centred within the viewpoint. ‘Cribbs minor visual effect on the view according to the assessment tables.

Causeway Centre’ commercial area and the M5 motorway are left of centre. To the right of centre is ‘Cribbs Causeway’ centre for retail/leisure and the newly LAND TO THE REAR OF DICK LOVETT, CRIBBS CAUSEWAY, BRISTOL LANDSCAPE + VISUAL IMPACT ASSESSMENT developed Catbrain Hill housing development.

vegetation adjacent Hill Lane and in between the site VIEW FROM A VANTAGE POINT WITHIntervening A CIRCULAR SEATING AREAFishpool ADJACENT A PUBLIC FOOTPATH TO and THE EAST OF CATBRAIN HILL, LOOKING WEST, 422M AWAY FROM THE SITE the viewpoint generally preclude views of the development, except where there are entrance gates to fields and there is a gap in vegetation.

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2.5

The site currently consists of disturbed land and grassed areas and is divided north/south by a public right of way enclosed on either side by post and wire fencing. There is a hedgerow on the east side of the public right of way, which has been subject to recent management.

2.6

The landform of the site generally falls north to south from a high point of 52m above ordnance datum (AOD) to approximately 46m AOD along the Henbury Trym brook on the southern boundary of the site.

2.7

2.8

DRAINAGE 2.12

The Henbury Trym is located along the southeastern site boundary.

The Henbury Trym rises from its source near Cribbs Causeway commercial estate and flows southwesterly between the site and the Filton Airfield towards the Bristol city. The watercourse flows into the tributary of the River Trym, namely Hazel Brook downstream of the A4018, approximately 0.70km to the southwest of the site. The Henbury Trym is designated as a main river at this location.

2.13

The Cribbs Reservoir (also known as Lysander Road Delaying Reservoir) is situated on the upper part of the Henbury Trym catchment, 200m upstream of the site. This reservoir functions to attenuate surface water runoff from Cribbs Causeway Regional Shopping Centre (RSC). A proportion of the runoff from the Filton Airfield drains into this catchment. Several shallow drainage ditches runs across the site and its vicinity, which generally outfall into the Henbury Trym.

Due to recent site clearance, existing trees and shrubs are generally confined to the boundaries of the site, but there is a coppiced hedgerow aligned north-south running through the centre of the site. The Henbury Trym brook forms the southern boundary.

In terms of the site boundaries, The northern boundary of the site consists of established mature native trees and shrubs that form a continuous linear boundary between the site and the adjacent industrial units and recently built housing. The heights and density of the existing vegetation varies from 5-12m and is leggy and partially fragmented.

2.9

Catbrain Hill lane is located to the east of the site, comprising a line of two storey dwellings with associated gardens to the east of the lane. Immediately east of Catbrain Hill lane is the housing development at Catbrain Hill which is currently under construction.

2.10

A densely tree-lined watercourse (Henbury Trym) with associated riparian vegetation forms the southern boundary of the site. There are newt barriers and a hibernacula installed adjacent the public right of way.

2.11

The western boundary comprises a grassed paddock with heras panels delineating very recent construction access which runs north/south through the adjacent grassed area.

2.14

The Environment Agency flood map indicates that the site is located within Flood Zone 1 (low risk) with less than a 1 in 1000 (0.1%) annual probability of fluvial flooding. The extreme southeastern site boundary (adjacent to the Henbry Trym) possibly encroaches upon the EA Flood Zone 2 (medium risk zone) with an annual probability of fluvial flooding of between a 1 in 100 and 1 in 1000 (1% - 0.1%).

2.15

In terms of fluvial flood risk, no measures are required. Local topography falls in a southerly direction towards the Henbury Trym located adjacent to the site. Land rises to the north and is occupied by commercial complex and residential properties. These should have their own drainage systems to pick up surface water runoff.

Should these flood under extreme events, floodwater would direct towards the A4018, and towards the site. Such flows entering the site would flow towards the Henbury Trym following topography.

The layout should make provision for suitable overland flow routes to route such overland flows, such as via roadways and green corridors, without affecting any properties.

2.16

The development will utilise attenuation based SuDS (such as attenuation basins/swales, permeable paving and cellular systems) to control surface water runoff to the predevelopment rates. All SuDS will be designed for the 1 in 100 year + 30% climate change event in accordance with NPPF requirements.

2.17

Discharge into the Henbury Trym will be limited to the existing greenfield runoff rates of 25.0 l/s and its flow will be controlled using Hydrobrake or similar flow control device.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

LANDSCAPE & ECOLOGICAL CONTEXT

DESIGN & ACCESS STATEMENT 14

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CONNECTIONS AND PUBLIC TRANSPORT 2.18

The nearest bus stops to the site are located on the A4018 approximately 400-600m walk from the site. There are no obstacles to prevent access to these stops.

2.19

The following routes can be accessed from these stops1, 4A, X14, 40 and 54. These services provide excellent access to a wide range of employment, leisure, education, health and retail facilities.

2.20

The site is located within a highly accessible location close to jobs, leisure and public transport links.

2.21

In terms of retail the site is within walking distance of Cribbs Causeway, a regional retail centre, as well as two major supermarkets located approximately 600m (Morrisons) and 1.2km (ASDA) to the north of the site. The Mall is approximately 1km to the east of the site where most High Street chain stores can be found.

2.22

In terms of leisure facilities, there are a number of facilities located approximately 0.5km to the east of the site. These include a multiscreened cinema, ten-pin bowling and number of restaurants.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

FACILITIES AND SERVICES

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DESIGN & ACCESS STATEMENT

SURROUNDING CHARACTER ANALYSIS 2.23

The surrounding residential context has three distinct character areas. The first of these is located along Catbrain Hill where the built form is characterised by a series of semi-detached properties following a consistent building line setback approximately 5-8m from the roadside. This setback typically consists of a 2-3m grassed verge and a 5m front garden. The dwellings along Catbrain Hill are typically two storeys in height and the roofscape is characterised by a combination of pitched and hipped roofs and occasional dormers and chimneys. The development along Catbrain Hill has been built at a relatively low density with dwellings set within long and extensive rear gardens of up to 50m in length.

2.24

The second character area within the immediate built form context is located to the north west of the site and the rear of existing properties of Catbrain Hill. This more recent development has been built out at a significantly higher density and includes properties between two and three storeys in height. Dwellings are typically terraced with parking located in front or rear parking courts. It appears that insufficient parking has been provided within this area as many residents resort to extensive on-street parking. Building materials are typically red brick with occasional use of light render and roofs are typically constructed from red or grey concrete tiles.

Due to the high density of development, private amenity space in the form of rear gardens is limited and tightly enclosed with typical garden lengths ranging between 6m and 8m.

2.25

The recently consented development on land to the east of Catbrain Hill is nearing completion at the time of writing and has taken its design cue from Catbrain Hill, with wider fronted units fronting existing dwellings, set back from the adopted highway and a predominance of light render. The proposals have sought to step development down the sloping site by plotting buildings along or perpendicular to contour lines to allow retaining features to be contained within buildings and rear gardens, rather than within the public realm.

NEW CHARLTON WAY

NEW CHARLTON WAY

CATBRAIN HILL/LANE

CATBRAIN HILL (RECENTLY CONSENTED SCHEME)

CATBRAIN HILL

CATBRAIN HILL (RECENTLY CONSENTED SCHEME)

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

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DESIGN & ACCESS STATEMENT

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CONSTRAINTS & OPPORTUNITIES PLAN

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CONSTRAINTS AND OPPORTUNITIES The constraints and opportunities presented by the site are utilised to inform and structure the development proposals. These are outlined below and illustrated, where appropriate, on the Constraints and Opportunities plan shown opposite.

CONSTRAINTS • Topography of the site which generally slopes from the north to south; • Retention of the existing vegetation in the south of the site along the Henbury Trym; • Mitigating the visual impact of the development; • Impact of the development on the existing residents along Catbrain Hill; • Vehicular access to the site requires the removal of 2no. properties along Catrbain Hill (Nos. 5 & 6); • Protection and retention of a landscape corridor along southern boundary; • Existing Public Right of Way running north/ south through the site.

• Sewer easements

OPPORTUNITIES • Deliver high quality residential development within the designated ‘New Neighbourhood’ at Cribbs/Patchway; • Proximity to extensive local facilities; • Provide highway improvements, particularly pedestrian access; • Provide an increased availability and variety of house types within the area; • Exploit views out of the site to the east; • Provision of a strong landscape infrastructure based on the retention of existing vegetation in the south of the site; • Opportunity to create interesting street scenes through the use of the existing topography; • Making efficient use of land through the application of appropriate density.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

2.26

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DESIGN RELEVANT PLANNING POLICY 2.27

2.28

Development proposals will be formulated having due regard to the policies that make up the statutory Development Plan, and supplementary guidance together with the relevant emerging local policies.

Government guidance in the form of the National Planning Policy Framework (NPPF) states that there is a presumption in favour of sustainable development and a core principle in support of this is:

“Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings” (para 17, point 4, NPPF 2012)

2.29

National Planning Policy Framework (Section 7: Requiring good design) sets out the Government’s commitment to good design:

“The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.”

“It is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes.”

DESIGN & ACCESS STATEMENT

(para. 56 & 57, NPPF 2012).

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2.30

Cribbs /Patchw ay

New N eighbo urhood Develo Pre-ad option pment draft Frame January work S 2014 PD

Section 7 of the NPPF, seeks to promote more sustainable development by requiring developers to address the following:

2.33

Whilst the National Planning Policy Framework (NPPF) has replaced the Planning Policy Statements the following design guidance documents are still relevant to creating good design:

• Add to the overall quality of the area;

• Optimise the use of land and placing an importance on high quality design;

w w w.s outhg los.go v.uk

• Respond to the local character and history;

URBAN DESIGN GUIDANCE

• By Design – Urban Design in the Planning System: Towards Better Practice (DETR/CABE, 2000); • By Design – Better Places to Live: A Companion Guide to PPG3 (DETR/CABE, 2001);

• Create safe and accessible environments; and

• Safer Places – The Planning System and Crime Prevention (ODPM, 2004);

• Are visually attractive with good architecture and appropriate landscaping.

• Manual for Streets 1 & 2 (DOT/DCLG 2007/2010);

2.31

National Planning Policy Framework (NPPF) Section 4: Promoting Sustainable Transport, recognises that transport policies have an important role to play in facilitating sustainable development and also in contributing to wider sustainability and health objectives.

Smarter use of technologies can reduce the need to travel. The transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. However, the Government recognises that different policies and measures will be required in different communities and opportunities to maximise sustainable transport solutions will vary from urban to rural areas. Of particular note is paragraph 38 where larger scale residential developments are encouraged to promote a mix of uses on site for the day-to-day needs of the community.

2.32

National Planning Policy Framework (NPPF) Section 8: Promoting healthier communities, recognises that access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities.

• Building for Life 12 (Cabe at the Design Council, Design for Homes and the Home Builders Federation, 2012) and • Design at Access Statements – How to write, read and use them (CABE 2006)

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

• Establish a strong sense of place;

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DESIGN & ACCESS STATEMENT

APPLICATION SITE

CRIBBS/PATCHWAY NEW NEIGHBORHOOD FRAMEWORK DIAGRAM

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LOCAL PLANNING GUIDANCE

2.34

2.35

The South Gloucestershire Local Plan: Core Strategy 20062027 was adopted in December 2013. The Core Strategy sets out the strategic approach to guide development within South Gloucestershire to 2027. It replaces many policies within the adopted Local Plan and forms the main development plan within South Gloucestershire.

The Core Strategy forms an overarching guide to promoting sustainable development within South Gloucestershire. It states at para 5.3 that “‘Urban design’ is about how a place functions as much as how a place looks. High quality urban design therefore cannot be delivered through a single policy. It is the sum of all the Core Strategy policies, visions and area objectives, and supporting local strategies and guidance that will ultimately contribute to the ‘quality of place’”.

2.36

The design proposals will therefore consider all Policies within the Core Strategy, but with a particular importance placed upon Policy CS1 – High Quality Design.

2.37

Policy CS15 states that a minimum of 28,355 dwellings will be delivered during the period 2011-2027 and provides an indicative phasing which includes 5,700 dwellings at the Cribbs Patchway New Neighbourhood.

CRIBBS PATCHWAY NEW NEIGHBOURHOOD 2.38

2.39

Land at Laurel Hill is located within the ‘Cribbs Patchway New Neighbourhood’ (CPNN) as defined by Policy CS26. The CPNN is identified as a major focus for redevelopment and regeneration, including the transformation of the Cribbs Causeway area into a sustainable mixed-use area and focus for residential development in the wider area.

2.40

Figure 6 of the Core Strategy, which accompanies Policy CS26, identifies that the pre-application site is located within the Haw Wood Character Area.

2.41

In order to provide the best possible integration, Policy CS26 states that development proposals within the CPNN will need to demonstrate accordance with the masterplan and that they will positively facilitate and not prejudice the development of surrounding areas of the New Neighbourhood. In particular proposals should demonstrate an integrated approach to transport and access and allow the provision of a strategic green corridor for amenity, recreation, sustainable drainage and wildlife use alongside the Henbury Trym.

2.42

The Council intends to produce a supplementary planning document (SPD) for the CPNN to help in coordinating delivery.

Policy CS26 identifies that CPNN will include around 5,700 dwellings, around 50ha of employment land and other commercial premises. The 5,700 residential dwellings will be delivered across three character areas as follows: 1. New Charlton Character Area. This area includes the former Filton airlfield land and land to the south of the airfield/north of the Hallen loop railway and is expected to deliver around 3,700 dwellings.

2. Haw Wood Character Area. This area includes land to the west and east of the A4018, including the pre-application site. Policy CS26 identifies that Haw Wood can deliver around 1,000 dwellings.

3. Cribbs Causeway Character Area includes land around Cribbs Causeway and the Mall shopping centre. It is anticipated that around 1,000 dwellings can be delivered within this area post 2021.

CRIBBS PATCHWAY NEW NEIGHBOURHOOD SUPPLEMENTARY PLANNING DOCUMENT 2.43

The Council endorsed a draft SPD to guide development of the CPNN in January 2013. At the time of writing, the Council are in the process of reviewing the framework proposed in the SPD and plan to publish an updated version for consultation in early 2014 with adoption as policy in April 2014.

2.44

The draft framework identified the pre-application site as ‘white land’ within the CPNN and identifies a strategic walking/recreation route along the sites southern boundary with the Henbury Trym as well as a link through the site connecting with The Laurels.

2.45

A more detailed version of the Framework diagram has since been produced by the various landowners within the CPNN and has been subject to public consultation. This diagram identifies the aplication site as a development parcel and shows a primary access road running along the sites eastern boundary from the A4018 with a potential connection across the Henbury Trym to the Filton airfield land development. A green corridor along the Henbury Trym is maintained allowing a recreational and wildlife route.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

SOUTH GLOUCESTERSHIRE LOCAL PLAN: CORE STRATEGY 2006-2027

03 DESIGN

PRINCIPLES & SUSTAINABLE STRUCTURING PRESENTATION OF THE DESIGN PRINCIPLES THAT HAVE BEEN DERIVED FROM A COMBINATION OF GOVERNMENT POLICY, SITE ASSESSMENT, PUBLIC CONSULTATION AND DESIGN EVOLUTION

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03 DESIGN PRINCIPLES & SUSTAINABLE STRUCTURING 3.1

3.2

DESIGN & ACCESS STATEMENT

3.3

In line with National and Local Government Guidance and Policy, considerable importance has been placed on achieving a high standard of design across the site. The application of urban design objectives will ensure a high quality layout is achieved whilst the identification of the constraints and opportunities will ensure that the proposals are sensitively assimilated on the site and into the surrounding landscape and urban fabric. Successful urban design is dependent upon achieving an appropriate relationship between community needs, development principles, development form and a positive response to local conditions.

The masterplan has evolved through the different application of the development principles and through consultation with the project team. The diagrams and plans opposite show the design principles and earlier versions of the design proposals. Due to the size of the site, combined with the complexity of the identified constraints and opportunities, and the significant amount of project team meetings undertaken, the design proposals for the development have evolved considerably over time.

The principles which have been developed in order to steer the design of the new community have been derived from the site assessment in conjunction with the delivery of a high quality development which achieves the criteria set out within the NPPF and the key objectives of CPNN, namely:

FUNCTION AND QUALITY

QUALITY OF PUBLIC REALM

“Developments will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development”

“Developments will establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit”

(paragraph 58, point 1, NPPF 2012.)

(paragraph 58, point 2, NPPF 2012.)

• New development provides the opportunity to establish a distinctive identity to a place which, whilst having its own character, integrates with the surrounding built form and landscape context;

• Provision of a clear hierarchy of connected spaces and places, including streets, accessible by a variety of users which consider the design of the space as well as its function as a movement corridor;

• Retention of the existing landscape features in the south of the site (in accordance with para 7.1 of the CPNN SPD);

• Ensure a high quality of landscape treatments within both the public and private relam (in accordance with para 7.7 of the CPNN SPD);

• Establish a distinctive identity through well-designed spaces and built form; • Minimise the impact of the development on the Henbury Trym corridor character area.

• Integration of existing and proposed landscape features in order to soften the built form, particularly towards the Henbury Trym in the south of the site; • Creation of a clearly defined public realm through the provision of continuous building frontage lines and variations in enclosure of private spaces; • Control of access to private areas, particularly rear gardens and parking courts; and • Provision of a variety of accessible public open spaces and recreation areas to meet the needs of the local community whilst encouraging social activity.

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ACCESSIBILITY

RESPONSE TO CONTEXT

SAFE AND ACCESSIBLE ENVIRONMENTS

“Developments optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public spaces as part of developments) and support local facilities and transport networks”

“Developments will respond to local character and history, and reflect the identity of local surrounding and materials, while not preventing or discouraging appropriate innovation”

“Developments create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion”

paragraph 58, point 4, NPPF 2012.

paragraph 58, point 5, NPPF 2012.

• Integration of the development into the existing and proposed movement network set out as part of the CPNN; • Convenient, safe and direct pedestrian access for all residents to the existing and proposed local services and facilities including schools, retail, community uses and employment opportunities, utilising the green infrastructure network (in accordance with para 7.4 of the CPNN SPD); • Provision of multiple access points into the development forming part of a permeable network of streets which assists in dispersing pedestrian traffic (in accordance with page 40 of the CPNN SPD); • Diversion of the existing public right of way running north/ south through the site along the proposed, enhanced greenway, increasing connectivity to The Laurels and the wider pedestrian network; • Maximisation of the opportunities for alternative modes of transport to the car particularly walking, cycling and bus travel (in accordance with page 40 of the CPNN SPD); • Creation of a clear movement hierarchy providing easily recognisable routes which balances the street as a space alongside its function as a movement corridor; and • Encouragement of sustainable modes of transport (in accordance with para 5.1 of the CPNN SPD).

• Respond to the existing site topography including the consideration of views in and out of the site; • Retention of the existing landscape features and habitats on the site, including a sensitive design response to the proposed ecological corridor along the Henbury Trym (in accordance with page 41 of the CPNN SPD); and

• Creation of a clearly defined public realm through the provision of continuous building frontage lines and variations in enclosure of private spaces; • Include keynote buildings and areas of high quality public realm that use the site’s natural features to increase its legibility (in accordance with para 5.6 of the CPNN SPD); and • Control of access to private areas, particularly rear gardens and parking courts.

• Protection of existing and proposed residential amenity through the use of frontage development thereby enclosing rear gardens.

SUSTAINABILITY A PLACE FOR EVERYONE • Creation of a development which allows ease of movement for all types of users and provides equal employment, social, community, leisure and retail activity opportunities for all; and • Consideration of the proposals in relation to the location of the buildings on the site, gradients, and the relationship between various uses and transport infrastructure, particularly for those with disabilities.

• Provision of a residential-led proposal which caters for the everyday needs of the new residents including enhanced connections to work, education, leisure, recreation and retail activities as part of the wider CPNN; • Provision of a range of house types, tenures and sizes in order to cater for choice and a variety of households; • In-built ‘robustness’ – the ability of the development, including individual buildings, to adapt to changes such as use, lifestyle and demography over time; and • Make efficient use of land through proposing a development with an appropriate density.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

paragraph 58, point 3, NPPF 2012.

• Integration of the development into the existing built form fabric, particularly in relation to scale, height and massing;

04 INVOLVEMENT & EVOLUTION

OUTLINES THE STAKEHOLDER PARTICIPATION & CONSULTATION UNDERTAKEN AS WELL AS ITS KEY FINDINGS

30

LAND AT LAureL hiLL, cribbs cAusewAy, brisTOL

LAND AT LAureL hiLL, cribbs cAusewAy, brisTOL

LAND AT LAureL hiLL, cribbs cAusewAy, brisTOL

LAND AT LAureL hiLL, cribbs cAusewAy, brisTOL

welcome

planninG backGrounD

constraints anD opportunities

tHe proposal

Welcome to our exhibition of Dick Lovett Companies Ltd plans for the further development of its land at Cribbs Causeway.

souTh GLoucesTershire core sTrATeGy The South Gloucestershire Core Strategy was adopted by the Council in December 2013. The Core Strategy is the key document which sets out the Council’s strategic vision for development and guides development proposals.

Dick Lovett Companies Ltd wishes to further expand its operational activities at Cribbs Causeway to include the establishment of new brand dealerships together with associated support facilities such as a Bodyshop, PreDelivery Inspection Centre, car parking, storage and office accommodation. It is anticipated that these further operational activities will cost in the region of £12 Million to develop and will take total operational site usage up to c. 21 acres. The remaining 6 acres at Laurel Hill will be released for residential development which will assist in the funding of the expansion programme.

cribbs PATchwAy New NeiGhbourhooD

0m 0m 0m 0m 0m 0m

PORSCHE CENTRE

EXISTING BUSINESS

4m 8m 16m 40m 100m 200m

• A green corridor for pedestrians and wildlife will be provided through the site, linking existing and proposed communities north and south of the Henbury Trym;

• The public footpath can be improved and incorporated as part of the design so as to create an attractive green corridor, linking the existing and proposed communities north and south of the Henbury Trym;

• A wildlife corridor will be created adjacent to the Henbury Trym in order to provide an attractive setting for the development as well as ecological benefits;

• Highways improvements to Catbrain Hill, including an extended pedestrian footpath;

• Development will front onto proposed and existing movement corridors so as to provide natural surveillance; • Development will back onto more sensitive boundaries with existing properties.

• The development will fund the expansion of Dick Lovett Companies Operations Ltd at Cribbs Causeway delivering new local employment opportunities.

BMW

EXISTING INDUSTRIAL ESTATE

CUSTOMER PARKING APPROX. 26 SPACES

• The development will predominantly consist of family housing;

• Appropriate separation distances can be achieved between existing and proposed dwellings;

• Provision of a range of dwelling types and sizes, including affordable housing to meet the local need;

Telephone 01793 845183 01793 845186 Fascimile 01793 845896 E-mail admin@nc-architects.com Scale 1:50 Scale 1:100 Scale 1:200 Scale 1:500 Scale 1:1250 Scale 1:2500

A

2.5 ACRE SITE FOR DEALERSHIP IN LIEU OF APPROVED CHRYSLER JEEP DEALERSHIP

• Development will be typically 2 storeys in height;

• An area of on-site open space can be incorporated within the development to facilitate safe play for young children;

N C Architects

B

LAyouT/DesiGN

oPPorTuNiTies

• Provision of a wildlife corridor adjacent to the Henbury Trym provides landscape and ecological benefits;

23 High Street, Wroughton, Swindon, Wiltshire. SN4 9JX

C

• Site slopes gently from north to south.

• The established mature native trees and shrubs on the site boundaries can be retained to protect the privacy of adjacent dwellings;

The Dick Lovett Group is a family owned company which has been serving the South-West for over 40 years. We operate official dealerships out of Bristol, Swindon, Hungerford, Cardiff and Tewkesbury. The company currently employs over 450 people and has ambitious plans to expand its operations.

MINI

This level of development is considered appropriate having regard to the high level of sustainability of the site and average densities required across the CPPN to deliver the 5,700 homes needed.

• 8m easement required along the Henbury Trym to allow Environment Agency access;

AbouT Dick LoveTT

The site, owned by Dick Lovett Companies Ltd, is bordered to the north by residential dwellings on New Charlton Way and retail and office units within the Cribbs Causeway Centre; to the east by dwellings on Catbrain Hill; to the south by the Henbury Trym and the former Filton airfield; and to the west by land which is earmarked for a new car dealership and offices.

The proposal is for up to 110 dwellings, including an element of affordable dwellings. A gross density of 50 dwellings per hectare will be achieved.

• Public footpath crosses the site from north to south;

Our team is on hand to discuss the plans with you – so please feel free to ask them any questions you have. Forms are also provided so that you can provide us with written feedback.

Laurel Hill consists of four fields measuring approximately 2.5hectares located to the rear of the Dick Lovett showrooms, off the A4018.

QuANTum of DeveLoPmeNT

coNsTrAiNTs • Existing homes adjacent to the site must be considered carefully and sensitively in the design;

This exhibition is part of a consultation we are undertaking to hear the local community’s views. Feedback we receive will be used to help inform our proposals.

The siTe

The site is a sustainable location for new homes. There is opportunity to overcome the limited number of constraints associated with the site through a carefully and sensitively designed development.

F

MOTORRAD DEALERSHIP

Approx. 4000 sq.m building floor area

D

G

LAPSED PERMISSION FOR FARMHOUSE EXTENSION AND COURTYARD

STAFF PARKING APPROX. 75 SPACES

H 2 ACRE SITE FOR SUI GENERIS & B1 USE Approx. 4000 sq.m building floor area

2.7M HIGH PALLISADE FENCE TO BOUNDARY

BODYSHOP/PREP CENTRE

BUILDING FRONTAGE BUILDING FRONTAGE

E

cribbs patcHway new neiGHbourHooD lanD uses plan

BUILDING

FRONTAGE

I 4.4 ACRE SITE FOR SUI GENERIS & B1 USE

J

2/3 units of Approx. 10000 sq.m TOTAL building floor area

Land owned by Dick Lovett, including Laurel Hill is located within the ‘Cribbs Patchway Neighbourhood’ (CPNN) boundary.

LL

10M WIDE GREEN CORRIDOR

DICK LOVETT COMPANIES

PROJECT

SHEET SIZE

COMMERCIAL MASTER PLAN

CRIBBS CAUSEWAY MASTERPLAN

19/02/2014 11:30:32

CA

TB RA

IN

HI

Possible new road layout, replacing existing access road and for the use of DLC traffic only

CLIENT

A0

DRAWING NUMBER

1459-100

Dick lovett cribbs causeway - masterplan

Dick Lovett has operated from its site at Cribbs Causeway since 1997. The Cribbs site totals approximately 27 acres and currently comprises BMW, Mini and Porsche dealerships.

A Masterplan has been produced which shows the existing operational uses and how the proposed expansion will work across the site over time. A new access will be created for the residential development land which will be a completely self-contained site separated from the Dick Lovett operational uses to ensure no pedestrian or road traffic conflict. in

Dra

Laurel Hill, Cribbs Causeway, Bristol

REVISION

The CPNN is an area for development identified in the South Gloucestershire Core Strategy. The new neighbourhood is allocated to deliver approximately 5,700 dwellings, around 50 hectares of employment land, open spaces, schools and community facilities.

South Gloucestershire Council has produced a Masterplan for the CPNN which identifies Laurel Hill as an area of residential development.

The principle of residential development at Laurel Hill is therefore accepted by the Council.

To the south of Laurel Hill, the former Filton Airfield and Land at Wyckbeck and Fishpool Road will be developed for mixed use development. A recreational corridor which provides a sustainable walking and cycling route to the Mall at Cribbs Causeway will be provided alongside the southern side of the Henbury Trym.

The proposed development of Laurel Hill will provide an opportunity to link communities on the north and south of the Henbury Trym and will provide residents to the north of the Henbury Trym with safe and convenient access to the recreational corridor south of the Trym.

concept plan constraints anD opportunities plan

Site Location Plan Dick Lovett www.pegasuspg.co.uk Team DW/IJ

3rd March 2014 1:2500 @A4 | T 01454 625945 |

F 01454 618074 |

www.pegasuspg.co.uk |

© Copyright Pegasus Planning Group. © Crown copyright. All rights reserved. Ordnance Survey Copyright Licence number 100042093 I Promap Licence number 100020449 .

Pegasus Urban Design is part of Pegasus Planning Group. Drawing prepared for planning. Any queries to be reported to Pegasus for clarification

Pegasus

Planning

Planning

LAND AT LAureL hiLL, cribbs cAusewAy, brisTOL

LAND AT LAureL hiLL, cribbs cAusewAy, brisTOL

HiGHways, ecoloGy, DrainaGe anD lanDscape

local community benefits • The site represents a sustainable location for residential development which will contribute towards meeting identified housing needs in the Cribbs Patchway area, as identified by the Core Strategy;

hiGhwAys

DrAiNAGe

• Vehicular access is proposed from Catbrain Hill via the demolition of two existing dwellings;

• The Environment Agency flood map shows that the proposed development is located entirely within Flood Zone 1 and is therefore at a low risk of flooding;

• The proposed design affords access by all vehicles including a large refuse lorry; • The internal design will ensure that the site is permeable and pedestrian / cyclist friendly; • Existing rights of way will be improved and non-vehicular linkages with other developments will be explored; • In terms of traffic generation, it is envisaged the site will generate in the order of 50 two-way trips in the AM and PM peak periods. In discussion with the Council, it has been confirmed that this level of traffic generation will have no noticeable impact on the operation or safety of the adjacent highway network.

DESIGN & ACCESS STATEMENT

Pegasus

• A surface water drainage strategy will be prepared for the site which utilises permeable paving and attenuation basis to store surface water within the site and discharge into the Henbury Trym at a controlled rate; • Foul water flows from the proposed development can be accommodated by the existing foul sewers located within the site;

• Highways improvements to Catbrain Hill will be delivered as a result of the development, including an extended pedestrian footway; • A safe and attractive pedestrian route will be provided across the site, linking the existing and planned communities north and south of the Henbury Trym; • An area of public open space will be provided within the site, providing opportunities for safe children’s play; • Over £750,000 generated in New Homes Bonus.

your comments

LANDscAPe • There are no landscape designations within 5km of the site;

• The site has been subject to previous extensive ecology surveys;

• A comprehensive landscape plan will be delivered as part of the development;

• Further ecology surveys will be undertaken to accompany the planning application;

• Existing trees and shrubs are generally confined to the boundaries of the site and can be retained or enhanced where possible;

• Enhanced tree and hedge planting will be provided throughout the scheme;

• Provision of affordable housing (a mix of social rented and help to buy properties);

• The proposed development can be accommodated without increasing the risk of flooding within the locality.

ecoLoGy

• Features of benefit to these species are being provided within the development proposals, including bird and bat boxes throughout the development and the retention and enhancement of a wildlife corridor suitable for Slow worms alongside the Henbury Trym;

Pegasus

Planning

Pegasus

Planning

BRS.4751_01-1b

• An area of public open space will be provided on site, as well as a wildlife corridor adjacent to the Henbury Trym containing native trees, shrubs and grassland; • The provision of a landscape bund along the western boundary will create an appropriate buffer between the adjacent business operations.

• The overall aim is to retain and enhance features for wildlife across the site. Existing poor grassland and disturbed land will be replaced with a number of diverse habitats.

We are here today to answer any questions you may have and listen to your comments on the proposal. If you would prefer to provide your comments to us in writing please do so via one of the following methods: • Completing the comments form and returning it to one of the team at the exhibition; • Sending it to the following postal address: Pegasus Planning Group First Floor, South Wing, Equinox North Great Park Road Almondsbury BS32 4QL

next steps Once we have finalised our plans for the site we will submit an outline planning application to South Gloucestershire Council. Your comments made today will help to inform our final proposals.

South Gloucestershire Council will determine the planning application within 13 weeks of its submission.

Thank you again for visiting our exhibition and giving us your feedback.

Pegasus

Planning

Pegasus

Planning

CONSULTATION BOARDS

31

04 INVOLVEMENT & EVOLUTION 4.1

4.2

4.3

4.4

Pegasus Group has engaged with Officers from South Gloucestershire Council over a number of months with regard to the principle of the proposed development.

Initial contact was made with South Gloucestershire Council on 16 December. A pre-application submission was made which gave full details of the proposals including a description of the site and of the draft development proposal.

A pre-application meeting took place between Pegasus Group and South Gloucestershire Council Officer’s (including planning, ecology, highways and design) on 13 February 2014.

A formal pre-application response from the Council was received on the 20th March 2014. The Council’s feedback has informed the final Concept Plan including: • The access to the site will be provided using Catbrain Hill through the demolition of two dwellings. This will provide access through an existing residential area as preferred by the Council.

• The area of public open space has been located to the south of the site to link with the green corridor and be easily accessed from the surrounding area.

• The existing trees and vegetation along the Henbury Trym will be protected and enhanced to provide an ecological corridor.

COMMUNITY CONSULTATION 4.5

4.6

Following the decision to make a planning application for development at the site, the applicant held a public consultation event on 4 March 2014.

The consultation event took place between 4 pm and 8 pm at the Clifton Rugby Club, in close proximity to the site.

4.8

Plans illustrating the proposed development and providing background information and the planning policy position were displayed for discussion. A copy of the information displayed is shown opposite.

A total of 5 no. forms were completed and returned. The feedback showed that 2 no. residents supported the proposals (with suggestions) and 3 no. residents did not support the proposals.

• Comments raised are summarised below: • Concern regarding loss of habitat and adverse effect on local wildlife;

Invites were distributed to 203 residential properties in the Cribbs Causeway area. Invites were also sent to local Councillors to request their attendance at a preview session which took place between 3pm and 4pm.

4.7

4.9

4.10

• A request for more than one access to the site; • Objection to the relocation of the Public Right of Way; • The right of access along Silveys Lane is for residents and is maintained by residents; • Unsustainable traffic generation as a result of the additional dwellings along a narrow hill; • The proposed boundary treatments should take into account the right of access to the rear of some bordering properties by foot or vehicle to maintain the live hedge; and

A total of 16 people attended the event over the course of the evening, which was hosted by the applicant and members of the Pegasus team. Feedback forms were provided for completion at, or following the event and a sample form is shown opposite.

• Concern regarding heavy construction traffic and disruption during this period.

4.11

The concerns raised by local residents have been taken into account by the applicant and have informed the submitted application.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

PRE-APPLICATION CONSULTATION WITH SOUTH GLOUCESTERSHIRE COUNCIL

05 DESIGN

PROPOSALS AN ACCOUNT OF THE PROPOSED DEVELOPMENT

34

KEY N

Existing Dick Lovett commercial uses

E

W S

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MS

W BM

Filling Statio n

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Brent Knoll House

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N SIO IS USE RM O ND PE MH N A D R ED FA SIO YAR PS R N T LA FO XTE UR E CO

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P P HI HI RS RS LE LE A A DE DE R F P area FO U O JEEfloor TE LIE ER uilding I S IN L .m b S sq RE RYx. 4000 AC CHAppro 5 1.

D VE O PR AP

DESIGN & ACCESS STATEMENT

BO

P RE P/P

RE NT CE

c. 1 hectare consented site for new dealership brand

E

c 1.7 hectare consented for new Bodyshop, Pdi Centre, car parking, car storage and associated works Proposed commercial use, including extended car dealership, new brand dealership, ofces, parking and associated facilities (please see separate outline planning application for details) Proposed residential use at Laurel Hill

GE TA ON FR

D

O SH DY

D

GE TA ON FR

G IN ES RK C PA SPA ER 5 M .7 TO OX CU PPR A

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9 46 93

Existing BMW dealership

GE TA ON FR

ING ILD BU

m

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SE R 8U FO B & E T SI , B2 RE B1 AC IS, 8 R 1. NE E IG SU

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Existing Porsche dealership

E AD Y IS AR LL ND PA U H BO HIG TO M E 2.7 ENC F

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D NT NE E W D AN PM BM N PY PL ELO G P A NO V TIN HO CA DE XIS YS R RE E OD CA B ED US

S ES SIN BU

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R FO ING TE K SI PAR es ac E p R R235 S AC CAx. 7 F ppro 1. AF A T S

GE TA ON FR

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Existing Mini dealership

I SU

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SE R 8U FO B & E T SI , B2 RE B1 AC S, 6 RI .

2 NE E G

EN RE G R E O ID RID W M OR 10 C

E Land at Laurel Hill, Cribbs Causeway, Bristol Dick Lovett Masterplan Dick Lovett

| T 01454 625945 | F 01454 618074 | www.pegasuspg.co.uk | © Copyright Pegasus Planning Group. © Crown copyright. All rights reserved. Ordnance Survey Copyright Licence number 100042093 I Promap Licence number 100020449.

Pegasus Urban Design is part of Pegasus Planning Group. Drawing prepared for planning. Any queries to be reported to Pegasus for clarification

DICK LOVETT MASTERPLAN

www.pegasuspg.co.uk Team DW/CJT 25th April 2014 1:1800 @A3

BRS.4751_21-1c

35

05 DESIGN PROPOSALS USE & AMOUNT OF DEVELOPMENT (The Town and Country Planning (Development Management Procedure) (England) Order 2010 states that “amount” means (a) the number of proposed units for residential use).

5.4

The amount of open space provided has been designed in order to cater for the recreational needs of the new community at Laurel Hill, and has been designed in the wider context of the CPNN. It has been designed to meet Local Authority requirements for both ‘informal recreational open space’ and ‘provision for children and young people’, as set out in Appendix 5 of the Core Strategy. There is scope to allow for the provision of LAP, which could take to the form of Natural Play facility, in accordance with page 41 of the CPNN SPD.

5.5

Allowance has been made for a 3m landscape strip along the western boundary to provide an appropriate setting for the realigned footway and provide an adequate buffer to the proposed adjoining commercial land uses. This will also allow for any ground remodelling works as a result of the future commercial development to the west.

RESIDENTIAL - UP TO 110 DWELLINGS (CLASS C3) - 2.00HA 5.2

5.3

The development achieves an average net density of 55 dwellings per hectare (dph). This density will allow for the formation of differing densities across the development including higher density towards the existing urban areas and lower densities near the Trym.

Overall this results in the efficient use of the site whilst at the same time promoting densities which are appropriate and which will help assimilate the development into the surrounding areas.

35% of the dwellings will be allocated for affordable housing and will be provided within the development in a series of clusters.

These will include affordable rented and shared ownership, with details of the precise tenure arrangements and split to be agreed and submitted at Reserved Matters Stage through consultation with the Planning Authority.

SITE ACCESS - 0.10HA

PUBLIC OPEN SPACE AND GREEN INFRASTRUCTURE - 0.43HA 5.6

The area currently occupied by nos. 5 & 6 Catbrain Hill will create vehicular access in to the site form the east. This part of the site will be of sufficient width to allow for appropriate junction radii and vis splays, as well a strong landscape setting, providing both a buffer to adjoining properties, and an attractive entrance to the site.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

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Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

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Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

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Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500 Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

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BRS.4751 Cribbs Causeway, Bristol

36

35

CONCEPT PLAN

37

LAYOUT & ACCESS

5.7

The Indicative Masterplan shows the disposition of land uses and the proposed structure for movement within the development.

A well connected movement network, accessible by all users, is proposed which helps ensure that all areas of the development are easy to navigate, safe and secure. The movement hierarchy clearly defines the main routes and helps achieve a permeable layout.

The hierarchy recognises the need to combine the function of the street as a movement corridor alongside its place function. The importance of each of the street types in terms of its movement and place function varies within the hierarchy. Streets are defined by the building layout, so that buildings rather than roads dominate.

5.8

The development proposals have been influenced by “Manual for Streets 1 & 2� which encourages designers to move away from standardized prescriptive measures and adopt a more innovative approach in order to create high quality places for all users, ages and abilities.

5.9

A new vehicle access into the site will be located off Catbrain Hill and will involve the demolition of number 5 and 6. The removal of these properties will allow sufficient space to deliver an appropriate junction which has been designed by Entran and accommodates appropriate junction radii and displays.

5.10

Due to the size of the site a simple road hierarchy is proposed which includes formal adoptable roads which will provide direct on plot access to plots (in accordance with the CPNN SPD paragraph 5.5) and will also serve lower category private drives. These private drives will adopt a homezone character in accordance with the CPNN SPD paragraph 5.7.

PROPOSED ACCESS DESIGN (SOURCE: ENTRAN)

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

PROPOSED MOVEMENT AND ACCESS

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34

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Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

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150m

Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

LB

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The development of a pedestrian network within the site is seen as an integral part of the transport infrastructure for the site. 50m The 0m potential connection to any future and existing off-site networks will allow users of all ages and abilities to move safely and conveniently between all points of the development and surrounding facilities.

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The location of the site close to the established community, and close to public transport nodes are positive characteristics which have been maximised through the provision of safe, direct, convenient and interesting pedestrian routes. In order to achieve this, safe and convenient routes through the site, particularly for those people with disabilities, require a fundamental understanding of the elements required to achieve inclusive access and should be used to inform the detailed design proposals.

IN BRA

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Long stretches of straight road will be avoided and regular horizontal and vertical reflections will be used in order to calm Garage traffics and keep speed limits to a target maximum speed of 20 miles per hour in accordance with the CPNN SPD.

52

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5.13

Silveys Cottages

BRS.4751 Cribbs Causeway, Bristol

Laurel Court

Laurel Court

1

15

ON

ibb Cr

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Following pre-application discussions with South Gloucestershire Council it was agreed that the strategic road connection identified within the CPNN proposals which include a strategic road running along the site’s western boundary would not be required. There are no proposals to provide a vehicular link to the existing road network to the northwest or to the proposed development to the south of the Trym.

Silveys Cottages

11

8

35

Laurel Court

1

Catbrain

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Garage

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35

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9

TH

5.12

The road layout itself has been designed in order to create appropriately sized development parcels and where possible run along contour lines to enable development to drop down the existing topography of the site without the need excessive use of retaining walls within the public realm.

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5.11

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BRS.4751 Cribbs Causeway, Bristol ON

L AR CH

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LT AR CH

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2 1 o1

MOVEMENT HIERARCHY PLAN

m)

39

5.16

The following measures to provide accessibility by foot and cycle are proposed:-

5.20

The majority of allocated parking will be provided on-plot and is generally located to the side of dwellings within an individual parking bay and/or garage set just back from the building line to allow ease of access to dwellings. This approach is in accordance with para 5.5 of the CPNN SPD.

5.21

Disabled parking is also provided through larger spaces to enable sufficient room for disabled users to enter and exit the vehicle and located no more than 50m from the principal entrance to the building it serves.

5.22

Disabled parking and cycling parking numbers will be provided in accordance with the appropriate standards.

• Provision of pedestrian/cycle links through the site; • Internal road layout design to ensure low traffic speeds. The design will promote safe walking and high permeability through the site, and limit potential for anti-social behaviour; • Particular attention to be paid to surface quality, and sufficient ‘overlook’ to provide a sense of safety and security for users; and • Appropriate signage and crossing points of roads through the development, to include dropped kerbs, tactile paving and guardrails as appropriate.

5.23

The design of the development proposals are broadly based on the principle of perimeter blocks that provide a strong frontage to the public realm whilst protecting the amenity of existing residents.

This continuity assists in defining the public realm, promotes an active street scene and helps to create a safe and attractive environment. Proposed dwellings will be designed to back onto adjacent existing dwellings in order to minimise overlooking and to incorporate the new development into the existing urban form without forming any physical barriers. Along the the southern boundary, a key interface of the new development will provide frontage over the proposed areas of public open space and existing Trym, providing surveillance over areas of the public realm.

5.17

Cycle use is encouraged through the high degree of permeability within the layout. With traffic movement low within this phase due to dwelling numbers, cyclists will therefore find it safe and convenient to use the streets for cycling.

5.24

Development plots will be defined by a range of boundary treatments including walls, bollards, railings and hedging, depending upon their location, in order to clearly define public and private spaces.

5.18

The existing public right of way which rubs in a north south direction is proposed to be diverted along an enhanced green way which runs along part of the northern boundary, along the western boundary, and along part of the south-western boundary before connecting to the existing wooden footbridge across the Trym. This route will then connect the existing public right of way running in an east west direction to the south of the Trym with the existing right of way to the north between the Cribbs Causeway centre and the residential development at New Charlton Way.

5.25

Key frontages, such as those fronting the Trym, will be particularly prominent and critical to the appearance of the development.

Particular attention will be paid to the massing and architectural style of these buildings, so that they contribute positively to the quality and character of the new development. These frontages should be designed as a composition in order to provide a cohesive element to these prominent positions.

5.19

The new site access served off Catbrain Hill will also increase pedestrian permeability in the area and will include a designated footway within the site as well as highway improvements off site to Catbrain Hill to enhance pedestrian connectivity to the north.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

CONTINUITY AND ENCLOSURE

PARKING

40

BRS.4751 Cribbs Causeway, Bristol

15 11

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ON 1

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CAT IN BRA L HIL

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As previously mentioned a range of densities will be applied across the site in order to differentiate the different frontages that are to be created. In general terms the density will be increased toward the Henbury Trym where a more informal and sensitive interface will be created with the adjoining green corridor both within the site and Laurel Court within the context of the CPNN proposals.

E

( th Pa

Garage

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5.28

As discussed, a variety of house types, tenures and sizes are provided which will assist in creating a balanced community as a variety of households can be accommodated thereby minimising the potential of social exclusion.

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As previously stated, the development proposals achieve an average density of approximately 55dph which accords with Government guidance on ensuring the efficient use of land, yet is reflective of the scale of the local area.

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SCALE AND DENSITY

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DESIGN & ACCESS STATEMENT

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Ordnance Survey Š Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

DENSITY PLAN

41

BRS.4751 Cribbs Causeway, Bristol

17

28 34

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ON

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In terms of a variety in the heights and massing of the residential buildings, this is achieved through the use of a range of house types and sizes ranging from smaller units to 3-4 bedroom detached houses.

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Ordnance Survey Š Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

BUILDING HEIGHTS PLAN

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

1

) um

Landmark buildings, along with focal pointsLaurel andCourt a clear hierarchy of routes and intersections are considered to increase the legibility Garage of developments. Landmark buildings are identified that should be designed to be distinctive from the adjacent built form. These can be designed to utilise variations in materials, colour, frontage treatment and architectural styles and do not necessarily dictate the need for increased height.

ibb Cr

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5.31

35

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5.30

The height and massing of the proposed development varies across the site according to the nature of the public realm to be created.

Two storey units will be placed near to the existing urban form to minimise the impact of new development, there will however be occasional 2.5-3 storey dwellings in key locations to provide distinctiveness in the street scene.

L AR CH

E AZ LE

LT AR CH

BUILDING HEIGHTS AND MASSING 5.29

3t

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2 1 o1

42

This frontage will include larger wider fronted properties following a more fragmented building line. Dwellings should be orientated to BRS.4751 Cribbs Causeway, Bristol overlook the open space to the south and set back to allow for planting and/or front gardens. Dwelling heights are predominately 2 storey with E the occasional 2.5/3LEstorey in prominent locations where an increased AZ N O T height can be justified.

L AR

This area creates a sense of arrival within the scheme with dwellings orientated toBRS.4751 overlook theCauseway, green. Dwellings will include both detached Cribbs Bristol and semi-detached properties and range between 2 and 2.5 storeys to assist legibility.

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Each frontage contains a certain design element for aiding and making it distinct from other areas while sharing common themes that help integrate the proposals within the wider context. The proposed frontages for the development are as follows: TH

5.34

2 1 15 t o 1 3

LT AR CH

28

CH

Different frontages have been identified within the development that will help to achieve the creation of a sense of place.

LT AR CH

3t

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F2 MEADOW GREEN FRONTAGE

2

9

5.33

F1 HENBURY TRYM FRONTAGE

W NE

Following a detailed assessment of local area, street typologies, distinctive spaces, materials and details have been identified in Section 2 that exhibit distinctive local design and these can be further incorporated into the detailed design of the new development. This will ensure the architectural response of the proposal reflects traditional local character, rather than the more recent development in the immediate surroundings.

14

5.32

16

APPEARANCE AND CHARACTER

7

7

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Ordnance Survey Š Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

0m

nb ur yT rym He

nb ur yT rym

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DESIGN & ACCESS STATEMENT

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50m

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Ordnance Survey Š Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

m)

43

ARCHITECTURAL STYLE

F3 GREENWAY FRONTAGE

F4 NEIGHBOURHOOD STREET FRONTAGE

Properties are orientated to create a strong building line which provides surveillanceBRS.4751 along the proposed footway.

Dwellings will be typically be Cribbs Causeway, Bristol semi-detached or include small terraces that will step down the slope.

Dwellings within these frontages are typically narrow fronted semidetached orBRS.4751 terracedCribbs properties varying between 2 and 3 storeys in height Causeway, Bristol (away from the site boundaries) to add variety in the street scene.

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BUILDING FORMS AND MATERIALS 5.38 3

3

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0m

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LB

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7

Catbrain

IN BRA

LB

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IN BRA

Laurel Court

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50m

With the majority of dwellings being provided along either a northsouth, east-west axis, roof pitches and principal facades will be designed to provide south facing elevation, where possible, to make optimal use of solar gain.

100m

150m

Ordnance Survey Š Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500

There will be a combination of render and brick detailing used within the site, with slate effect and red clay tiled roofing. This approach, whilst reflecting that of the adjoining context, will offer an improvement in the overall appearance with the use of higher quality materials.

A variety of boundary treatments will be used in order to create variety and interest. Along key internal frontages brick walls will be used whilst frontages along the Trym and the public open space will incorporate more of a rural character with hedge planting.

SURFACE MATERIALS

5.40

A variety of surface materials will be used across the site in order to create variety and define the transition between different areas of the site as well as help calm traffic. The main access and internal access roads will be constructed from black tarmac with tegula/ block paving, or similar approved, used to define the shared surface areas through the scheme.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

12

17

17

25

14

1

44

25

16

25

The introduction of hipped roofs in certain locations will help reflect the existing character of Catbrain Hill and have been used in favour of the previously proposed gable frontages which were deemed inappropriate. Additional headers and sills have been provided around the proposed windows and in certain cases, wider windows have been proposed in order to help strengthen the horizontal emphasis of buildings to again reflect the existing character of Catbrain Hill. Changes in material will also be used to help strengthen the horizontal emphasis.

11

42

Y WA

44

42

Y WA

8

35

LS

5.36

ON

L AR CH

A range of house types are provided within the design proposals and within this, bespoke detailing is provided to suit individual plots within the scheme in order to increase active frontages in key areas and increase surveillance over the public realm.

34

ON

11

E AZ LE

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N TO

LT AR CH

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W NE

28

L AR CH

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LT AR CH

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2 1 o1

5.35

DESIGN & ACCESS STATEMENT

44

PLAN: LANDSCAPE STRATEGY PLAN

45

LANDSCAPE STRATEGY Landscape design is a key component for creating a successful development at Laurel Hill. The green spaces are an integral part of the place and create a strong landscape structure across the site. The new green infrastructure has been a driving factor in the creation of new routes and spaces within the masterplan and the landscape helps to further define the public and private space whilst adding colour, water and seasonal interest to the residential environment.

5.42

With the proposal in place, all of the existing boundary vegetation would be retained and enhanced where possible through additional native tree and shrub planting.

5.43

5.44

The development proposes a series of private gardens in addition to approximately 0.37 hectares of public open space, and strategic open space aligning the ecological corridor or the Henbury Trym brook on the southern boundary.

In order to adhere to the development objectives set out within the CPNN SPD Document, a 10m wide structural landscape buffer zone containing native trees, shrubs and grassland will be created along the Henbury Trym ecological corridor on the southern boundary of the site.

This will help enhance the existing riparian vegetation and mitigate views from the public right of way adjacent the site to the south.

5.45

The development has also been assessed against Design for Play: a guide to creating successful play spaces by Play England which provides ideas and practical resources for building new play spaces in a fresh and inspiring manner. The guide advocates a fresh design-led approach to commissioning, based on 10 principles and encapsulated in one golden rule: a successful play space is a place in its own right, specially designed for its location, in such a way as to provide as much play value as possible. The play and green spaces are conceived to achieve the following objectives:

• Designed to enhance its setting; • Located in the best possible place; • Close to nature; • Designed so that children can play in different ways; • Geared towards encouraging disabled and able-bodied children to play together; • Loved by the community; • Where children of all ages play together; • Designed to enable children to stretch and challenge themselves in every way; • Maintained for play value and environmental sustainability; • Flexible and able to evolve as the children grow.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

5.41

46

SUSTAINABLE DESIGN 5.46

5.47

5.48

A Sustainability and Energy Statement has been produced to support this application and sets out an approach which would enable the applicant to create a vibrant development based upon the cross-cutting planning policies. These include an effective approach to both reduce CO2 emissions and to provide adaptability which should allow the development to respond to the predicted impacts of climate change. The proposal is designed to perform adequately throughout the lifetime of the development.

The CO2 emissions savings will be achieved through fabric energy efficiency measures, demonstrated by national calculations methods, enabling these savings to be achieved throughout the life of the development. This approach reduces the risk of failure with bolt-on technologies that may fail and further risk that the occupiers may not undertake repairs.

SUDS will be used within the development as permeable paving.

Utilisation of sustainable water consumption technologies and devices may be assessed and, if viable, incorporated within each unit, as follows:

5.49

• Low output showers;

DESIGN & ACCESS STATEMENT

• Flow restrictors to manage water pressure to achieve optimum levels; and • Water meters to all premises with guidance on water consumption.

5.51

Additionally, all occupants of the buildings will enjoy a high quality lifestyle. The buildings will be secure, well designed, environmentally friendly and adaptable to changing needs over the course of their life span.

5.52

The overall development provides an inclusive community where sustainable development is at the forefront of the proposals.

The development responds to the three pillars of sustainable development as follows:

• Preference for the use of traditional and/or long-established materials that do not emit pollutants and have low embodied energy; • Use materials that are stable, durable and appropriate; • Not use materials that contain heavy metals, biocides or known toxins such as lead or asbestos; • Make sure that mineral and other fibres are encapsulated; • Use low or nil-formaldehyde-emitting materials; • Minimise the use of paints, using organic water-based or mineral paints wherever practicable;

•

Economic role – the proposed development has the potential to provide employment through its construction and maintenance of the community.

•

Social role – proposals will provide high quality dwellings appropriate to social mix within Cribbs Causeway and also new residents to the community. The clustered design is punctuated with open spaces and private gardens enabling a cohesive community and increasing health and well-being.

•

Environmental role – the green infrastructure captures the existing ecology and biodiversity within the locality, the buildings respond to climate change through reduced CO2 emissions from energy consumption, resource sensitive materials, water efficiency measures, waste recycling and pollution mitigation during construction.

• Avoid harmful cleaning agents, solvents and smoke from open fire; • Implement a waste reduction strategy; and • Use local suppliers, where possible 5.50

• Water efficient taps; • Water efficient toilets;

The building materials strategy will meet all the following criteria:

A waste management strategy for construction waste and recyclable waste for the dwellings is incorporated by the applicant.

The development will address the two key issues, namely:

•

Domestic Waste: to reduce waste arising from new homeowners and incorporating various techniques for this.

•

Construction Waste: to reduce waste by the contractors and incorporating various techniques for this.

47

CRIME PREVENTION One of the design objectives within item 58 of the National Planning Policy Framework (NPPF) states that developments should:

“create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion;” (point 5, item 58, NPPF 2012) 5.54

5.55

5.56

5.57

The design proposals are based on an understanding of best practice guidance and reference has been made to the relevant documents including “Safer Places: the Planning System” and “Manual for Streets as well as ACPO “New Homes” guidance.

When designing new developments, these should create areas that are attractive and contain clearly defined public and private areas that relate well with one another and create no ambiguity.

In addition, the development should enable residents to take pride in their surroundings without the fear of crime, which in turn will create a sense of shared ownership and responsibility.

Landscape design is essential in achieving an environment that creates a sense of place and community safety. In this context, landscape design encompasses the planning, design and management of external, public spaces. Well designed public lighting increases the opportunity for surveillance at night and will be integrated into future reserved matters applications.

Natural surveillance in the form of doors and windows overlooking streets, pedestrian routes and public open spaces will create activity throughout the day and evening and will be an essential element in creating a safe environment for all users, whilst discouraging criminal activity by increasing the risk of detection.

5.58

In forming the design proposals the following key attributes have been included:

• Buildings are generally orientated back to back to ensure rear gardens are not exposed; • Public open spaces, and in particular children’s play space are well overlooked by the surrounding built form; • All routes are necessary and serve a specific function or destination, where the use of parking courts or private drives have been utilised, these areas serve only a few dwellings and are well overlooked by the surrounding built form; • The internal street network forms the required connected loop within the site, lower category roads serve smaller groups of dwellings but with a clearly different street character to signal a semi-private environment.

• Elsewhere, there are semi-private clusters of courtyard parking serving a limited number of dwellings to encourage residents to know it ‘belongs’ to the dwellings; • The ownerships and responsibilities for external spaces will be clearly identified and the proposals facilitate ease of maintenance and management; • Natural surveillance is promoted wherever possible; and • Architectural details which promote natural surveillance are to be designed into dwellings, not only through window positioning, but also through the use of bay windows in key locations to give a further angle of natural surveillance.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

5.53

06 SUMMARY

3

39

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2

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DESIGN & ACCESS STATEMENT

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1:1500 Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500 Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale - 1:1500 0m 50m 100m 150m 50m 100m 150m

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07 SUMMARY

7.2

The proposed development will create new housing and new amenity spaces for the existing and existing and future community whilst improving public access across the site and to the wider pedestrian network.

The masterplan is founded on the best practice in urban design, community integration and sustainable development, with strong links to the wider area. It aims to create a development for the 21st Century, whilst reflecting the desirable elements of the local vernacular ad integrating with the wider proopsals for the Cribbs/ Patchway New Neighbourhood.

7.3

In this context, the development will respect the local character but also move the community towards a more sustainable future, through an increase in housing choice. Development will accord with the principles of high quality design and best practice to create a townscape that is varied and sympathetic to its environment. The aim must be to achieve a development with a strong identity and distinct sense of place whilst at the same time integrating with the existing and future community.

7.4

The development proposals will be achieved in the following way:

• The creation of an integrated residential community with a sensitive relationship to the existing settlement; • The creation of pedestrian routes through the development; • Providing a development that is well connected, readily understood and easily navigated; • The creation of a strong landscape structure that responds to the local area and retains and enhances the immediate locality; • Providing a range of dwelling sizes, types and tenures that offers an accessible and acceptable choice of lifestyles; and • Promoting the objectives of sustainable development through layout and design.

LAND AT LAUREL HILL, CRIBBS CAUSEWAY, BRISTOL

7.1

Pegasus Urban Design First Floor South Wing Equinox North Great Park Road Almondsbury BS32 4QL www.pegasuspg.co.uk I T 01454 625945

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group.

Crown copyright. All rights reserved, Licence number 100042093.