Station Road Community Consultation

INTRODUCTION Station Road Residences, Bath June 2017

WELCOME Thank you for attending this ‘drop-in’ consultation event. The Council, in its capacity as landowner, and their consultant team are available to explain and discuss draft proposals relating to the proposed re-development of the former coal depot at Station Road.

The purpose of this ‘drop-in’ consultation event is to seek the community’s views on the scope and content of the draft masterplan proposals. Following the event your views will be considered and the proposals will be finalised and submitted as a formal planning application. You will then have a further opportunity to engage directly with the formal planning process.

We are keen to hear your views and would be grateful if could take the time to complete a feedback form after you have considered the following information.

EXISTING SITE PLAN

SITE & CONTEXT Station Road Residences, Bath June 2017

PLANNING CONTEXT Bath and North East Somerset Council seek to develop this 0.77 acre site in Lower Weston in west Bath for the purpose of residential accommodation. The application site lies within the World Heritage Site, the Bath Conservation Area, and Bath City Riverside Enterprise Zone. The site lies outside the River Avon flood plain wholly in Flood Risk Zone 1. A noise survey has concluded that the existing adjacent non-residential uses are relatively benign. The Local Plan requires that provision is made for an extended cycle network in the event that land to the east and beyond comes forward in the future.

SITE & HISTORY For the century following 1869, the site was occupied by a portion of the Mangotsfield and Bath branch train line and sat adjacent to the Weston Station (currently a dentist’s office), hence the name Station Road.

The topography of the site reflects its history. A raised strip of land exists along the north where the train line ran. The flat middle of the site is covered in concrete, where coal had been stored, and the southern boundary consists of a steep foliage covered bank.

The train line was closed in 1966 and the majority of the site is currently a storage area, unoccupied except for two metal containers. This area is bounded by chain link and railway sleeper fences, and the former railway mound is covered in scrub and self-seeded trees.

OS Map 1892-1905, with approximate site boundary

View on Station Road. Site is the wooded area at the centre-left.

View from Station Road. Site is wooded area at the right.

View from Station Road. Site is wooded area at the right.

Interior of site during Winter

Interior of site during Summer

Interior of site during Winter

CONSTRAINTS & OPPORTUNITIES Station Road Residences, Bath June 2017

CONSTRAINTS

OPPORTUNITIES

• The site is partially wooded, particularly along the northern boundary where it is suitable for bats to forage.

• Preserve and allow this habitat to flourish within the development.

• The soil is contaminated due to its use as a coal yard.

• Recover and remediate a brownfield site for positive use.

• The site is narrow, with access only from Station Road.

• Allows for a shared surface (pedestrian/car) with little traffic.

• An east-west route through the site must be kept open should the Bristol and Bath Railway cycle path be extended.

• Allow for future cycle path adaptation.

• There is a steep bank along the southern boundary, making that part of the site unusable.

• The steep bank means a raised building, and better residential views over neighbouring commercial buildings.

• Provide much needed housing for Bath.

• Support local business with added custom.

• Site’s proximity to Bath centre (10 min cycle - 25 min walk).

• Southern aspect orientation great for day-lighting.

Entrance from Station Rd. No thru access

Allows for future continuity of Bristol -Bath railway cycle path

South Facing Aspect

Contaminated Coal Yard to be remediated

Steep Bank Unbuildable area

Ecological corridor Includes existing trees potential bat foraging area

SUSTAINABILIT Y Station Road Residences, Bath June 2017

THE PRINCE’S NATURAL HOUSE APPROACH Built in 2012, The Prince’s Natural House demonstrates a simple, low-tech and easy-to-build alternative for developers seeking to meet increasingly stringent low carbon targets for new homes. Based at BRE’s Innovation Park at Watford, The Prince’s Natural House offers a prime example of how we can live in a traditionally built low carbon home built from natural materials. B&NES learned of the Natural House approach and asked PFBC to design a multi-unit scheme for the Station Road site using the sustainable building method employed in the Natural House.

The house uses timeless principles of the thermal mass, passive ventilation and natural insulation to create a low carbon, healthy and attractive alternative to the hi-tech solutions favoured by most architects.

The walls are composed of a simple solid clay block structure containing small pockets of air - some of which were laid by HRH The Prince of Wales. The small pockets throughout the clay act as insulation for the home.

The Prince’s Foundation’s aim in promoting this long-term project is to show that it is easy to make consumer choices that lead to lower impact and more naturally healthy homes. With current economic concerns, huge bills are a real driving factor for people when making decisions about their homes but other factors, such as health may go ignored.

Clay roof tiles by Sandtoft

Humidity-controlled passive stack ventilation for each room routed through the chimney

Heat loss is low throughout the building. Robust ‘Thermoplan’ clay block walls provide good thermal mass and a U-value of 0.24

High ceilings and excellent daylighting through double glazed FSC certified timber sash windows

Non-toxic building materials: masonite i-beams, wooden floors and single skin masonry walls

Concrete piled foundations: Roger Bullivant ‘SystemFirst’

Designed for an urban environment

KEY MOVES 1. SOLID WALLS Made from strong, lightweight clay blocks by NBT with external lime render, high levels of thermal insulation and lower embodied energy than conventional bricks.

2. SIMPLE CONSTRUCTION Clay block construction can be realised with conventional skills and more quickly than traditional brick and block.

3. NATURAL MATERIALS Natural, non-toxic materials providing a healthy indoor environment.

4. PASSIVE VENTILATION System modulates airflow according to the local relative humidity levels.

5. RESPONSIBLY SOURCED MATERIALS with view to maximising end of life recyclability includes floors and windows made from FSC certified timber and clay roof tiles.

METHODS & TECHNOLOGIES THERMOPLAN CLAY BLOCKS • U-Value of .24 W/m2K for 425mm thick block • Produced by Ziegelwerk Klosterbeuren in Germany • Air channels provide insulation, as well as tiny pores in the clay created by sawdust particles burning away during firing • BREEAM Green Guide ‘A’ rating (out of A,B,C rating) • Breathable to Part L requirements • Fast, simple construction • Build up to 4 storeys.

• Not meant to be ‘fair-faced’; must cover with render outside and plaster within - important for thermal and acoustic performance and air-tightness.

FABRIC Element U-Val Roof 0.11 W/m2K Walls 0.24 Floor 0.15 Party Wall 0.20

Windows/doors 1.20 HEATING & HOT WATER • System boiler for houses, combi for flats - as efficient as possible (rated A to A++) • Minimise heat loss and water wastage by designing short pipe routes WINDOWS • Bereco double glazed sliding sash, U-Value 1.2 W/m2K • FSC certified timber

SITE • Keep run-off to a minimum - permeable paving and water butts to collect rainwater for gardens • Site Waste Management Plan with commitment and procedures to reduce waste on site and divert from landfill • Clear waste and recycling storage outside • Bicycle storage • Composting (for allotements) OTHER • Plentiful daylighting • Low VOC paints • Architecture befitting Bath

TRANSPORT & ACCESSIBILIT Y Station Road Residences, Bath June 2017

TRANSPORT

• 30 minute walk or 10 minute cycle east to town centre (measured from Bath Abbey)

Royal United Hospital Sports Facility

• Pleasant cycle and pedestrian route along the Avon to the town centre

Pre-School

• Oldfield Park Train Station approx. 1km south east of the site, and Bath Spa Station 3km away, on the same line

Ma

jor

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te

• Several bus stops located on Newbridge Road, all within a 3min walk from the centre of site.

Primary School

Royal Victoria Park & Playground

Shops

AMENITIES

Cafe

Amenites within a 10min walk of the site:

Restaurant Supermarket

Major Bus Route

• Victoria Park & Playground,

Restaurants

Post Office

• Royal United Hospital Gym

• Primary and Nursery Schools Restaurant

• Shops and Leisure Facilities • Post Office

n Avo r e Riv

Shop Majo

r Bu

• Eating and drinking establishments

Supermarket

s Ro

ute

Restaurant

School

• Supermarkets

5 Minute Walk

PARKING

Pre-School Bricksfields Park

10 Minute Walk

• 8 private car spaces are provided on site, in addition to a space for a shared ‘car club’ vehicle.

• Approximately 7 cars would be expected to park on streets surrounding the site.

1. CAR CLUB

2.

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4.

BICYCLE PARKING

5.

2 x 25m VISIBILITY SPLAY

SHARED PEDESTRIAN/VEHICULAR SURFACE

6. DISABLED 7.

8.

9.

BICYCLE PARKING AT GROUND FLOORS

Oldfield Park Train Station

Sports & Leisure

• Estimated, according to census data on car ownership by flat/apartment residents, that the proposed 18 flat scheme would contribute 15 cars.

5.

Pub

BICYCLE PARKING AT GROUND FLOORS

BICYCLE PARKING AT GROUND FLOORS

BICYCLE PARKING

June 2017

Station Road Residences, Bath

Landscape Plan

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The Station June Road Residences 2017

Station Road Residences, Bath

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June 2017

Station Road Residences, Bath

North& East Elevations

June 2017

Station Road Residences, Bath

South & West Elevations