Landscape Characterisation and Capacity Study.

FOREST OF DEAN GARDEN TOWN

Adapted

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7.

1.BRIEF AND METHODOLOGY

A NEW SETTLEMENT IN THE FOREST OF DEAN

Landscape Characterization and Capacity Study

The focus of this study is the production of a Landscape Characterization and Capacity Study for a new settlement for the Royal Forest of Dean District, South of the A40 trunk road.

The initial section describes the existing character of the study area, and through a process of sieve mapping, identifies areas with capacity to absorb the volume of new housing development. The study concludes with a preferred location for the development of a new settlement and a ‘Vision’ for the proposals.

The work is informed by current planning policy and other guidance and best practice. It considers these critically and constructively in the identification, synthesis and analysis of data and in the presentation of the recommendations. The brief has the following criteria;

the settlement is to be monocentric, have 5275 dwellings (based on Forest of Dean District Council calculations 2022), describe the movement & access hierarchy, describe the plan for green infrastructure, describe the plan for blue infrastructure.

In addition to the required 5275 dwellings the other components of the development include; appropriate employment land allocation appropriate school allocations, both primary and secondary appropriate community facilities including; health centre / GP surgery / pharmacy faith buildings community centres / neighbourhood centres sport or leisure centre post office pubs

The study aims to set out the main components, characteristics and qualities of the garden community as outlined in the government’s 2018 publication. The guiding principles of the Garden community approach were first outlined in Ebeneezer Howards seminal work, “Garden Cities of Tomorrow” first published in 1898 and still in print. Howard proposed a garden city would harmoniously combine the countryside with the urban town, where rural flight and urban overcrowding would be simultaneously addressed. The principles of the Garden Cities philosophy has been maintained and adapted to the government’s Garden Communities scheme and is enshrined in its principles. The garden communities approach is explored in more detail in coming 2 and it guides the planning and design of the proposed settlement.

The garden communities prospectus aims to help “developers, investors, local authorities and local enterprise partnerships to build communities with local character, good employment opportunities, strong services,

integrated and accessible transport, innovative uses of technology – and beautiful green spaces.”( Ministry of Housing, Communities and Local Government, 2018)

The land budget for the proposed development is calculated following the mechanism laid out in Shaping Neighbourhoods.(Barton et al., 2021) estimates the net density of dwellings per hectare and including in that calculation the space for gardens parking and immediate roads. This figure does not include the link roads beyond the immediate dwellings. The initial Net residential density is; Massing.

5275 dwellings. Average occupancy 2.4/ dwelling 12,660 population

102.05 ha for 5275 dwellings = 52 average dpha

Employment land = 0.0067ha / dwelling= 0.0067 x 5275 = 35.3425ha

Other uses including, recreation, education, social, commerce, industry =48ha

Subtotal = 185.39ha

Following garden city guidelines 50% of the total land use should be allocated to green infrastructure. = 371ha

Total land requirement for the site is 371ha.

The study area is shown on Figure 3. It does not include the entire administrative district of the Forest of Dean and is bounded in the northwest by the A40 running between Gloucester and Ross-on-Wye. The river Severn forms the south eastern boundary of the study area and the river Wye the north western edge. Both rivers meet at Chepstow where the Wye flows into the Severn as the Severn estuary and the Bristol Channel. The study area is diverse in character and landscape typology. The study area falls into the National Character Area (NCA) 105. Natural England has subdivided areas based on landscape, biodiversity, geodiversity and economic activity. There are 159 areas across England. They are not constrained by administrative boundaries but rather follow natural boundaries. NCA105( Forest of Dean and lower wye) covers 90% of the study area and NCA 106(Severn and Avon Vales) covers the top north western portion towards Gloucester. Much of the forest of Dean is bounded by the Gorge of the Wye which includes Symonds Yat and is a designated area of outstanding beauty (AONB) and represents nearly 30% of the study area. This region bordering Wales has the highest land and steepest inclines and differs dramatically from the rolling pastureland and flood planes of the land adjacent to the river Severn. The forest of dean district is often referred to as mosaic of different landscape types and character areas. (Natural England, NCA105, 2012). The study will look in detail at the variety of these areas from the perspective of developing a settlement that is sympathetic to the environment in which it will rest. It will be held to the standards of the biodiversity net gain metric and provide an increase in biodiversity across the development. The study must consider the context, sustainability and future proofing of the design. In addition the cultural and socio economic context are considered and contribute to developing an understanding the sense of place. The historic environment and cultural traditions and narratives that create the forest’s unique identity must be not only preserved but celebrated in the vision for the new settlement. The NCA105 describes in detail the different aspects that contribute to the character of an area and they are interlinked with one another;

• topography

• geology and soils

• rivers and coastal features

• trees and woodland

• field patterns and boundary features

• agricultural uses

• semi-natural habitats

• species closely associated with the area

• history of the area

• settlement and development patterns

• roads, railways and rights of way

• commonly used building materials and building design

• tranquillity and remoteness

In the following section the planning context is described linking the development to international, national and local planning policy and guidance. Following that, the existing character of the study area is explored and described. Finally, after assessing and describing the nature of the study area, the spatial data will be analysed using GIS to decide the area most suitable for a development that fits within the landscape and one that is holistically planned, self sustaining, and characterful.(Garden Communities, 2018)

1.HERITAGE CONTEXT

“Heritage is a broad concept and includes the natural as well as the cultural environment. It encompasses landscapes, historic places, sites and built environments, as well as biodiversity, collections, past and continuing cultural practices, knowledge and living experiences.(Brooks, 2002)

The Forest of Dean has a rich cultural heritage and evidence of human occupation of the area goes back the before the last ice age ca. 70,000 BC in the upper palaeolithic period Flint tools were found at Woolaston, on the boundary of the first and second gravel terraces, close to the River Severn (James and Walters 1988, 39), an Upper Palaeolithic retouched blade from Morse Lane, Drybrook (Walters 1989, 9) In relation to the development of the new settlement it is the interplay between the landscape and human activity that is most relevant. The land of the Forest of Dean is a heritage landscape and much of what we see today is a consequence of human activity. From Offa’s Dyke to the Royal Core Forest, the field systems to the west and road infrastructures all are part of the heritage landscape The value placed on these heritage assets changes and local communities and societies hold particular assets dear, while others may be forgotten. Gloucestershire’s Historic Environment Records (HER) hold over 42,000 records and the forest of dean account for 21% of those records.

The forest has throughout history been associated with industry and this has left traces on the landscape and shaped the cultural identity of the forest. Minin g most notably has been an important part of the Forest of Dean economy mainly in the core forest area. The coal has also been a resource that attracted other industry such as smelting and forging as far back as the Bronze Age and significantly during the Iron Age and Roman periods. Timber too attracted industrial activity and settlement. Timber for shipbuilding particularly the oak forests and timber used for the production of charcoal This industrial activity has then brought infrastructure which too has left its mark on the landscape Roman roads have been found at Blackpool near the bridge, another ran from Gloucester to Monmouth, the second from Gloucester to Caerleon, the third known locally as ‘the Dean Road’, ran from Lydney to Ariconium(Bury Hill, near Ross on Wye), and the fourth from Newnham

to Monmouth Canals were also built to allow ships to load between tides and transport coal and iron from Lydney out into the Severn. The Lydney canal connected to the Pidcock’s canal which was in turn linked to tramway and railway that brought coal minerals, including lime, and timber from the forest.(Currie, 1996)

The core forest area of the study area is not considered for development in this study neither is the area of the Wye gorge AONB, but both areas are rich in industrial heritage assets. The lower lying areas along the Severn from Blaisdon Flaxley, Weston on Severn and out to the Awre Peninsular have rich agricultural history and evidence of iron awe quarrying from Scowles, open cast quarry features. They range in size and shape and may well have begun their lives as exposed mineral features which were then exploited further The most notable are puzzle wood near Coleford and Dwarfs Hill near Lydney but many examples exist throughout the study area The study area has 92 scheduled ancient monuments within it 47 of those are associated with Offa’s Dyke There are 1460 listed buildings within the study area, 26 are Grade 1 listed, these include, Severn Bridge, Chepstow Bridge, St .Briavels Castle, Flaxley Abbey and 22 churches There are also 26 Conservation areas Conservation Areas(CAs) are places of special architectural or historic interest, which have a particular character or appearance worthy of preservation or enhancement. Groups of buildings, walls, trees and hedges, open spaces, views and the historic settlement patterns all combine to create an individual sense of place. It is this character, rather than individual buildings, that CA status seeks to protect.(Participation, 1990)

There are many local history societies and heritage groups and this reflects a sense of history and place that is strong in the forest of Dean. There has been a recent resurgence of pride in local artists poets and musicians. In the eighteenth-century Wordsworth wrote about Symonds Yat its beauty and Catherine Drew a contemporary of his too wrote of the beauty of the landscape of the forest The Dymock poets too celebrated the area and other writers, including Dennis Potter add to a rich literary history (LDA,2002)

Forest of Dean poets . Leonard Clark, Winifred Foley and Harry Beddington, celebrated in a mural in Cinderford. Harry Beddington was a satirist and humourist and brought the people of the forest to life in his work. He lived in Cinderford and wrote of the view out towards Wales from the top of Belle Vue Road.

" If thouse look due West thou const [can] zee a whole range o’ the Welsh Mountains stretched bevore tha’ and, if thouse turn around and look due East, thee costn’” (Beddington, H. 1977)

Miners brass (Newland 15th century) It is symbolic of the freeminers independence over the crown. It is still the symbol of the freeminers society and evocative of the Forest of Dean’s independent spirit. All male persons born or hereafter to be born and abiding within the said Hundred of St Briavels, of the age of twenty one years and upwards, who shall have worked a year and a day in a coal or iron mine within the said Hundred of St Briavels, shall be deemed and taken to be Free Miners." The Dean Forest (Mines) Act 1838.

(courtesy of www. forestfreeminers.org)

2. PLANNING CONTEXT: UN Sustainability Goals.

The Forest of Dean Planning Policy is held within an international and national framework. It is important to place the local planning framework within this context as the international planning framework is relevant to local planning. Themes and issues that effect global development effect the local development strategies of the Forest of Dean. Sustainability, health and wellbeing and a response to climate change are all Economic growth and good design are all included in the United Nations Sustainability Goals and the European Landscape Convention. Below are some of the most relevant examples from the 17 United Nations Sustainability Goals.

2 End hunger, achieve food security and improved nutrition and promote sustainable agriculture

By 2030, double the agricultural productivity and incomes of small-scale food producers, in particular women, indigenous peoples, family farmers, pastoralists and fishers, including through secure and equal access to land, other productive resources and inputs, knowledge, financial services, markets and opportunities for value addition and non-farm employment ( Target 2.3)

By 2020, halve the number of global deaths and injuries from road traffic accidents. ( Target 3.6) . This supports traffic calming design and car free areas of the design. Supports active travel and creation of walking and cycling infrastructure. Target

3 Good health and wellbeing

By 2030, ensure universal access to sexual and reproductive health-care services, including for family planning, information and education, and the integration of reproductive health into national strategies and programmes. (Target 3.7) Supports the inclusion of community healthcare and education facilities within the development. By 2030, substantially reduce the number of deaths and illnesses from hazardous chemicals and air, water and soil pollution and contamination (Target 3.9) supports the reduction of cars in the development through design and an emphasis on reducing journey times by developing nearby services and jobs in addition to promoting active travel.

6 Clean water and sanitation

7 Ensure access to affordable, reliable, sustainable and modern energy for all

8 Promote sustained, inclusive and sustainable economic growth, full and productive employment and decent work for all.

By 2020, protect and restore water-related ecosystems, including mountains, forests, wetlands, rivers, aquifers and lakes (Target 6.6) supports the developments commitment to SuDS rainwater capture systems and recycling of grey water. It also supports the implementation of flood mitigation infrastructure and the potential impact of the settlement on the surrounding area.

By 2030, increase substantially the share of renewable energy in the global energy mix (Target 7.2) supports the development of renewable energy infrastructure throughout the development and impacts the choice of location which takes into account aspect and potential solar gain.

Achieve higher levels of economic productivity through diversification, technological upgrading and innovation, including through a focus on high-value added and labourintensive sectors(Target 8.2) supports the development of employment within the development which is one of the key principles of the garden cities approach and addresses the commuter travel out of the district for work. The development seeks to be attractive for start-up tech industries and sustainable tourism.

Target 8.3 refers to decent job creation, entrepreneurship, creativity and innovation, and encourage growth of micro-, small- and medium-sized enterprises, all part of the vision for the new town.

11 Sustainable cities and communities

By 2030, provide access to safe, affordable, accessible and sustainable transport systems for all, improving road safety, notably by expanding public transport, with special attention to the needs of those in vulnerable situations, women, children, persons with disabilities and older persons. (Target 11.2) supports the focus on the connectivity and movement infrastructure of the development. Target 11.4 refers to Strengthening efforts to protect and safeguard the world’s cultural and natural heritage which influences the selection of the location and its context in the cultural and heritage landscape. Target 11.6 refers to paying special attention to air quality waste management both core principles of the eco towns guidance. Target 11.7 refers to providing universal access to safe, inclusive and accessible, green and public spaces, in particular for women and children, older persons and persons with disabilities.

Responsible consumption and production

By 2030, substantially reduce waste generation through prevention, reduction, recycling and reuse.( Target12.5) supports the recycling strategy of the district and the Ecotowns ethos of the development.

13 Climate challenge

Protect, restore and promote sustainable use of terrestrial ecosystems halt and reverse land degradation and halt biodiversity loss

Take urgent and significant action to reduce the degradation of natural habitats, halt the loss of biodiversity and, by 2020, protect and prevent the extinction of threatened species. (Target 15.5) the development is bound by Biodiversity Net Gain guidance and as such aims to increase the biodiversity of the site by at least 10% and mitigate any negative impact on the environment. 50% of the site is green infrastructure not including gardens and the focus is on creating sustainable and biodiverse open green spaces.

Integrate climate change measures into national policies, strategies and planning (Target 13.2) the design approach of the settlement addresses climate change through the 20-minute cities approach and by for example aiming for carbon zero infrastructure, sourcing building materials locally and maximising the use of renewables. 15

2.PLANNING CONTEXT: European Landscape Convention (ELC)

The ELC is the first international treaty dedicated to the protection, management and planning of all landscapes in Europe. Signed by the UK government in 2006. The ELC does not advocate the same measures and policies for all landscapes. Instead, it encourages approaches that are adaptable to particular landscape types and which respond to their unique characteristics. The lead government department for the ELC is Defra. Defra has established a small England Project group (EPG) comprising Defra, Natural England and English Heritage to assist in delivering the broad outcomes of the ELC.

The landscape institute also fully supports the spirit and intent of the ELC. While it is not a directive of the European Union – rather it is a Convention of the Council of Europe – the LI regularly highlights to government the continued need to ensure compliance with the ELC.(Landscape Institute, 2018) Landscape Institute guidance is described in more detail in the guidance section but it is important to note the relationship and connection between this convention and the LI guidance as they support one another and in turn lend support to the nature of the site development.

It also important to clarify that “Brexit” does not affect the status of this convention, and the UK remains a signatory.

“Brexit” refers to the departure of the United Kingdom from the European Union (EU). The ELC is a convention of the Council of Europe, not the EU.(Landscape Institute,2020)

Natural England provide guidance on integrating the European Landscape Convention into plans, policies and strategies with the intention of supporting organisations including local government.

The convention adopts a broad definition of landscape: “landscape means an area, as perceived by people, whose character is the result of the action and interaction of natural and/or human factors”.

In short, the Convention highlights the need to develop policies dedicated to the protection, management and planning of landscape.

The ELC is particularly relevant to the development of a new town in the Forest of Dean district in that it guides local policy and planning. The ELC promotes a holistic approach to developing the landscape. The Natural England guidance, paragraph 2.5. states that the ECL definition of landscape embraces a holistic understanding of landscape.it goes on to state, the landscape;

• is the result of the complex interaction of natural (e.g., geology, soils, biodiversity), cultural (e.g., settlement, land use) and the perceptual and aesthetic (e.g., experience, associations, tranquillity, colour);

• links past with present, and represents a manifestation of the evolution of physical processes and human intervention;

• is dynamic and has always evolved and will continue to change;

• matters to people and therefore represents multiple values;

• includes tangible and intangible values;

(Natural England, 2009)

In addition, the ELC stresses the importance of including all stakeholders in assessment and analysis of landscape change and involving the public in setting objectives and recognises that landscape holds different value to different people. This supports the process of consultation and is crucial to the success of the new development.

The Severn Bridge from Beachley slipway. The Aust, Beachley ferry worked from here from 1931 till the opening of the bridge in 1966.(Author photo)

2.PLANNING CONTEXT : National Planning Policy Framework

Forest of Dean Local Plan which includes the Core Strategy and Allocations Plan is guided by the National Planning Policy Framework which in turn refers to internationally agreed guidance. Governments signed up to the United Nations 17 Sustainability Goals.

National Policy.

Planning the development of the new town is in response to the acute need for more housing not just across the Forest of Dean but nationally. The government has a target of 300,000 new homes a year to be built to meet demand. The borough has to meet housing targets. The National Planning Policy Framework (NPPF) sets out how Local Planning Authorities (LPAs) should create their Local Plans and includes a standard method to assess housing need. ( Barton, C. 2021) The number of dwellings to be built in the new town is stipulated to be 5257 (Based on Forest of Dean District Council calculations).

Delivering a sufficient supply of homes

The NPPF acknowledges that small scale development is a vital component of a mixed housing strategic approach and importantly for this development it states that the supply of large numbers of new homes can often be best achieved through planning for larger scale development, such as new settlements (NPPF,2021. 5.73). This supports the nature of this development as it a discrete monocentric development.

Achieving Sustainable Development

Section 2 of the NPPF clearly articulates the importance of sustainability in all aspects of the development it states that the purpose of the planning system itself is to “contribute to the achievement of sustainable development. At a very high level, the objective of sustainable development can be summarised as meeting the needs of the present without compromising the ability of future generations to meet their own needs”. (Resolution 42/187 of the United Nations General Assembly.) (NPPF,2021.2.1). This supports the principles of the new development which are guided by the Garden cities principles. In particular its response to climate change and a commitment to being carbon Zero and incorporating sustainable building processes and materials and incorporating positive energy systems. Achieving a sustainable development is dependent on the implementation of all three of the sustainability objectives; economic, social and environmental sustainability (NPPF,2021, 2.8)

Open space and recreation

Access to a network of high-quality open spaces and opportunities for sport and physical activity is important for the health and well-being of communities. (NPPF,2021, 98.)

Promoting sustainable transport opportunities to promote walking, cycling and public transport use are identified and pursued; (NPPF,2021, 114.)

Making appropriate use of land with appropriate densities

Achieving well-designed places

The creation of high quality, beautiful and sustainable buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. (NPPF, 2021 12. 126.)

Policy TITLE RELEVANCE TO THE DEVELOPMENT

NPPF,2021.2.1 Achieving sustainable development. all plans should promote a sustainable pattern of development that seeks to: meet the development needs of their area; align growth and infrastructure; improve the environment; mitigate climate change (including by making effective use of land in urban areas) and adapt to its effects;

NPPF, 2021. 6.73 Delivering A Sufficient Supply Of Homes.

Identifying Land For Homes

The policy states that the development should ensure that their size and location will support a sustainable community, with sufficient access to services and employment opportunities within the development itself (without expecting an unrealistic level of self-containment), or in larger towns to which there is good access;

NPPF,2021,2.8)

Sustainability

Objectives

NPPF,2021, 2.8)

Sustainability

Objectives

Economic objective a)– to help build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure;

Social objective b)– to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering well-designed, beautiful and safe places, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being; and

NPPF,2021, 2.8)

Sustainability Objectives

Environmental objective

C)-to protect and enhance our natural, built and historic environment; including making effective use of land, improving biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.

NPPF (2021) 3.16 Plan Making Plans should be prepared with the objective of contributing to the achievement of sustainable development

(NPPF,2021,8. 98.) Open space and recreation

Access to a network of high-quality open spaces and opportunities for sport and physical activity is important for the health and well-being of communities

(NPPF,2021, 114.) Promoting sustainable transport opportunities to promote walking, cycling and public transport use are identified and pursued;

(NPPF, 2021 12. 126.) Achieving welldesigned places

The creation of high quality, beautiful and sustainable buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities Table

2.PLANNING CONTEXT: LOCAL

Core strategy.

The Local Plan for the forest of dean district comprises of the Core Strategy the Allocations Plan and the Area Action Plan for the Cinderford Northern Quarter. The Forest of Dean District Local Plan second preferred option, 2022 has been published and is out for consultation. Taking into consideration any amendments following consultation it will be adopted mid-2023. The main policy document that guides development in the study area is the Core Strategy 2012. The strategy sets out an overall vision of how the district and places within it should evolve and a strategy for how they should be delivered. The Core Strategy is the main part of the Local Development Framework (LDF). It will be used to guide change up to 2026. (Core strategy, 2012) It provides the spatial context for much of the change that the Community Strategy). This runs till 2020 but is still relevant to the current development proposals. It’s remit is to focus on improving the economic, social and environmental well-being of their areas and contribute to the achievement of sustainable development. (Community Plan, 2008) In paragraph 3.52 of the core strategy the aspirations of the community plan are reiterated and are relevant to the development of this new development;

• A place where the future matters

• A place where communities feel safe and are safe.

• A place that offers local people a quality home appropriate to their needs and lifestyle

• A place with a strong ,prosperous and diverse economy.

• A place where everyone can access the services they need.

The Core Strategy summarises the overall nature of the Forest of Dean. This summary is particularly relevant and influences the nature of a new development needed in the forest. One of the key components of the Garden Communities approach is that of economic sustainability. The new town needs to be a mixed development encouraging living, working, retail and leisure within its boundary encouraging a holistic 20-minute economy. It should not be simply a dormitory town perpetuating a commuter economy.

"In population terms The Forest of Dean is one of the smaller Gloucestershire districts, but despite its beautiful rural setting there are a number of social problems faced by local residents. In particular, there are issues with affordable housing, health (especially cancer death rates), educational attainment, and an ageing population. Furthermore, while unemployment is low in the district, this is mainly due to large volumes of out-commuting by residents and the pervasive use of cars to make these journeys puts pressure on the sensitive local environment. ......"(Forest of Dean Story, 2005).

There are 10 workers resident in the district for every 6 jobs. This ratio compares with Cotswold District (9.4 jobs per 10 workers), Gloucester (10.3) and Stroud (7.6)(Core Strategy, 2012 paragraph 3.2.) The need to reduce the commuting traffic from the district is reiterated in the core strategy strategic vision. The mechanism for delivering this is to increase the number of jobs available within the local area. The movement out of the district not only effects the environment but takes young people away and retail spending which impacts town centres across the district. Any largescale development would need to create a sustainable local economy and be considered part of the network of major urban centres of the forest, Lydney, Cinderford and Coleford. This supports the core strategy’s overarching vision; for the District of the Forest of Dean to be a “thriving and sustainable community” (Core Strategy, 2012). This vision translated directly to the 5 key objectives which underpin the specific policies which are the mechanism for delivering the best outcomes for the people of the Forest of Dean.

The five key objectives of the Core strategy are;

• Providing quality environments throughout the district-to protect the 1 environment for the benefit of the community and in order to attract new businesses.

• Develop a more self-contained and diverse local economy including 2 tourism-to address out commuting and enable more sustainable transport patterns while providing a greater range and number of jobs and improving the services and facilities that are accessible.

• Providing homes including affordable homes- to meet the housing needs of the community.

• Facilitate regeneration- to support a stronger more sustainable economy in a better-quality environment.

• Creating safer communities with better facilities (Core Strategy2012)

Allocations Plan, 2006 – 2026 (Adopted 2018)

The Forest of Dean District Council Allocations Plan 2006 to 2026 Adopted June 2018 lists 51 specific sites. The Allocations Plan (AP) is complementary to the Core Strategy (CS) and must be read together with it. Both plans cover the period to 2026. The great majority of the policies in the AP are site specific, however there are some which apply across the whole district in certain circumstances or which apply to certain types of development or alternatively have more general themes. The most relevant to the proposed development are listed below and form a bridge between the CS (strategic) or the NPPF and the local (AP/ NDP) scale. (Allocation Plan,2018)

POLICY

NUMBER PURPOSE AND RELEVANCE

Sustainable development AP1

Renewable Energy AP2

Design of development AP4

Historic Character local distinctiveness AP5

Biodiversity AP7

To illustrate how the sustainable development aims of the CS can be achieved and to provide a policy expressing these aims in a manner which is in keeping with the NPPF.

To support renewable energy subject to appropriate environmental safeguards

To make clear the basis on which the design of new development will be evaluated

To ensure proposals take account of historic character and local distinctiveness

To ensure that there is a net gain in biodiversity through the implementation of the Plan, in keeping with the NPPF

Green Infrastructure AP8

To encourage the provision of GI both as an integral part of development and elsewhere and to ensure that development provides GI where appropriate

2.PLANNING CONTEXT: CORE STRATEGY POLICY

POLICY TITLE RELEVANCE TO THE DEVELOPMENT

Policy CSP. 1

Design, environmental protection and enhancement (strategic objective: providing quality environments)

The design and construction of new development must take into account important characteristics of the environment and conserve, preserve or otherwise respect them in a manner that maintains or enhances their contribution to the environment, including their wider context. New development should demonstrate an efficient use of resources. It should respect wider natural corridors and other natural areas, providing green infrastructure where necessary. There is specific reference to AONBs and to flood risk areas both of which are relevant to particular areas of the study area

Policy CSP. 2

Policy - Climate Change Adaptation

(Strategic objective: thriving sustainable communities)

Proposals for development will be required to demonstrate that their design and layout will reduce the impacts of climatic change as identified in national, regional and local predictions over the lifetime of the development concerned. The following should be addressed in an integrated way, demonstrating that one element benefits another. This includes water management including SuDS and management of flood risk. Heating and cooling Proposals will be required to demonstrate how the development comprehensively utilises passive solar gain and provides cooling for buildings, gardens and communal areas at the appropriate times of the year. Specific reference is made to increasing biodiversity and supporting green infrastructure corridors that link to existing habitat corridors. Developments will be required to make long lasting biodiversity enhancements which could include the creation of new habitats where these would be appropriate.

Policy CSP. 3

Sustainable Energy within Development Proposals (Strategic objective: thriving sustainable communities)

A minimum of 20% energy needs to be on site renewable. This policy is intended to reduce the carbon emissions from new development by ensuring that a proportion of its energy requirements are provided by on site renewable means. The design of the new settlement must be mindful of solar aspect and opportunities for wind power generation in order to reduce its carbon footprint and maximize the use of renewable energy. The positioning of the site is important in reducing emission and should make use of existing infrastructures where possible, such as road and rail networks.

Policy CSP. 4

Development principles, development at settlements (strategic objectives: to promote thriving sustainable communities, facilitate regeneration)

This policy is concerned with how development will contribute to the overall aims of the strategy. It sets out the principle that development should be concentrated at settlements and that it should be of a scale and nature which is compatible with the role of the settlement concerned. It relates to all development, and the requirement for it to be located in accord with the existing settlement pattern and hierarchy. The policy aims to protect the character of the district so that any new development compliments and augments existing settlement and landscape character.

Policy CSP. 5

Housing - strategic objectives: to promote thriving sustainable communities – provide affordable homes

The policy is concerned with providing adequate provision of affordable housing. Priority will be given to development on previously developed land and on sites identified for housing in the development plan. No new greenfield sites will be released unless it can be proven that land is not available from other sources and is needed to meet the plan's requirements. The policy makes reference to making specific provision for an aging population not with separate housing but this should be reflected more in the lifetime suitability of dwellings than their design for a particular stage in life. There is a need for smaller dwellings for one and two persons, and for families generally and for a range of affordable housing. The need for affordable housing is overwhelmingly for housing for social rent. This guidance specifically guides the type and density of the proposed developments dwellings

Policy CSP.

6 Sites for Gypsies, Travellers and Travelling Showpeople

Policy CSP. 7 Economy (strategic objective: develop the local economy including tourism)

Sites will be provided for Gypsies, Travellers and Travelling Showpeople according to needs identified within the district. There is a shortage of pitches for Travelling Showpeople in the County. The main need appears to be for site(s) close to the M5 and suitable land in the Forest of Dean could help meet this need. The allocations DPD will consider the need for allocated sites but in their absence, proposals will be considered against the Core Strategy and other prevailing guidance. While there is no provision for Gypsies, travellers and show people in the planned new site the plan is mindful of this in choosing a location.

This policy implements part of the Core Strategy's economic objective, setting out the aims of new employment provision. It provides for a more diverse economy and supports improved education and other facilities. It states that it is essential to deliver a more diverse economy if the vitality of the area is to improve. It can also address the overall sustainability, as the high level of out commuting is in part a reflection of the lack of certain types of job opportunities within the district. It is clear that employment and a sustainable economic infrastructure area essential component of a new settlement. Connectivity, services and tourism including heritage-based tourism which respects and helps to conserve the environment will be encouraged along the same lines.

Policy CSP. 8

Policy CSP.9Recreational and amenity land

The policy states that accessible community halls, shops, places of assembly and GP surgeries are often key to the quality of life in a rural community and provide both points of contact and essential services. CSPs 8 and 9 outline the safe guarding of existing green space and heritage landscape and outline the need for community and recreation facilities to be built into new development. Amenity and recreation spaces along with blue and green infrastructure can shape the character of the new development.

CSPs 10 through to 16 outline specific site plans/ capacity across the district including the three largest towns of the district, Cinderford, Coleford and Lydney. The latter area of Lydney is the largest and has the most potential for a larger monocentric development with better access and capacity however there are multiple housing allocations and neighbour hood plans that are key consideration for any future development. These polices are revisited in later in the study and influential in the shortlisting process.

3. GUIDANCE. The Landscape Institute

Below is a selection of guidance deemed relevant to the development of a large new settlement in the Forest of Dean District. This guidance becomes particularly relevant in phase two of the process when working in more detail with the character spatial hierarchy and sustainable infrastructure of the site. It is also relevant to the decision-making process in the location of the site and how it will fit in the existing landscape context.

Guidelines for Landscape and Visual Impact Assessment (GLVIA,3)

Landscape and Visual Impact Assessment (LVIA) can be key to planning decisions by identifying the effects of new developments on views and on the landscape itself. The LVIA is a part of the Environmental Impact assessment (EIA) process and its main purpose is to protect the environment and make sure that proposed developments are properly considered. It acknowledges that project led development cannot be entirely effective in protecting landscape and that it sits within a strategic framework. The European Strategic Environmental Assessment (SEA) seeks to ensure the environmental impact of development is addressed at a strategic level. Further the document seeks to assess the value of landscape not just in natural, physical cultural terms but also define the perception of the landscapes value to the people who live and work in it. It quotes, “Landscape is about the relationship between people and place. It provides the setting for our day to day lives. The term does not just apply to designated landscapes and it does not only apply to the countryside… it results from the way different components of our environment- both natural ( the influences of geology, soils, climate, flora and fauna) and cultural(the historical and current impact of land use, settlement, enclosure and other human interventions) interact together and are perceived us. Peoples perceptions turn land into the concept of landscape. (Swanwick, 2009)

This is an influential perspective on the process of this study as the process of choosing a location for the new settlement must hold this in mind throughout. The sieving process will ensure that the chosen site will not be on designated land but landscape in which it will be sited is still precious and must be considered with care.

LI Housing Guidance.

The guidance states the demand for new homes is greater now than at any time since the post-war building boom. In 2015, the government set a target of building 1 million new homes by 2020. There is still an estimated 300,000 yearly shortfall in housing delivery. There is a growing need to deliver more housing while meeting other demands, such as enhancing biodiversity, ensuring flood resilience, and creating places and spaces where people can interact and lead healthier lives.

(Landscape Institute,2020)

The guide, ‘Profitable Places,(Landscape Institute, 2014) it shows how housebuilders and developers who use a landscape-led approach are reaping the rewards of focussing on landscape first. Integrating landscape into a housing development increases its capital value and the living standards of residents, says a 2020 survey by property agent Savills. (Savills, 2020) Increasingly, developers understand that landscape planning ensures the best use of land, including identifying the most sustainable sites for development. In 2019 the Landscape Institute published its 12 Key asks document which outlines their policy priorities. 12 key points under 4 broader headings;

Cambourne Lake and Recreation Cambridgeshire. Landscape led development ( LI,2014)

Topics included and linked to an LVIA.

3.GUIDANCE; Design Council

9 Streets for all

Are streets designed in a way that encourage low vehicle speeds and allow them to function as social spaces?

10 Car parking

Is resident and visitor parking sufficient and well-integrated so that it does not dominate the street?

Design Council Built For Life 12.

This is an influential guidance document. Building for Life 12 (BfL 12) is the industry standard for the design of new housing developments. Design Council Cabe states that it firmly believes that housing should be attractive, functional and sustainable – the guide presents how using Building for Life 12 these outcomes.

The guidance has a useful scoring system that can be set against a development to assess whether it has met certain criteria. It uses a traffic light system rather than points score. A well-designed scheme should perform well against all 12 of the new questions – the top score being 12 Greens. The questions are under 3 main headings; Integrating into the neighbourhood, Creating a place, Street & home.

1 Connections

Does the scheme integrate into its surroundings by reinforcing existing connections and creating new ones, while also respecting existing buildings and land uses around the development site?

2 Facilities and services

Does the development provide (or is it close to) community facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafes?

3 Public transport

Does the scheme have good access to public transport to help reduce car dependency?

4 Meeting local housing requirements

Does the development have a mix of housing types and tenures that suit local requirements?

5 Character

Does the scheme create a place with a locally inspired or otherwise distinctive character?

6 Working with the site and its context.

Does the scheme take advantage of existing topography, landscape features (including water courses), wildlife habitats, existing buildings, site orientation and microclimates?

7 Creating well defined streets and spaces.

Are buildings designed and positioned with landscaping to define and enhance streets and spaces and are buildings designed to turn street corners well?

8 Easy to find your way around.

Is the scheme designed to make it easy to find your way around?

11 Public and private spaces

Will public and private spaces be clearly defined and designed to be attractive, well managed and safe?

12 External storage and amenity space

Is there adequate external storage space for bins and recycling as well as vehicles and cycle?

This guidance is useful for phase 2 and influential in the decision about location particularly around the context of the proposed settlement in the landscape. It also places the development in keeping with local and national planning policy guidance. (BfL,2015)

Natural England

Natural England’s role is to provide advice to local planning authorities (LPAs) on the impacts of development on the natural environment and opportunities for environmental gains. Well-planned and designed development proposals can avoid adverse impacts on England’s protected species and irreplaceable ancient woodlands and trees, enhance existing habitats for wildlife or create new ones. In this way, development and infrastructure can make a valuable contribution to nature’s recovery. (Natural England, 2023)

Natural England gives advice and conservation objectives for specific sites across England. Natural England publish the National Character profiles of which there are 159. The wye valley and forest of dean is covered by NCA 105 Forest of Dean and Lower Wye and to the North East of the study area Severn and Avon Vales Area 106. The boundaries of the areas follow natural lines and these profiles are invaluable for making decisions about development and planning for the future. The study area is described in detail and of particular relevance to the development are the Statements of environmental opportunity of which there are 4; From NCA 105.

SEO 1: Protect and manage the extensive internationally important woodland for its biodiversity, landscape, and ability to store and sequester carbon. Provide a sustainable timber resource while recognising the woodland’s recreational value and heritage, and its contribution to a sense of place and tranquillity.

SEO 2 : Protect, manage and enhance the pastoral character of the farmland, with its ancient species-rich hedgerows, drystone walls and traditional orchards. Retain traditional management techniques on the network of small, neutral lowland meadows with its characteristic small-field structure and narrow winding lanes.

SEO 3 – Maintain and enhance the distinctive settlement pattern of small villages using local characteristic materials, ensuring future development recognises and retains the value of the area’s landscape, biodiversity, geodiversity, access and heritage. Encourage the traditional practices intrinsically associated with shaping the physical environment and culture of the area, including commoning, small-scale freemining and Forest Law.

SEO 4 – Protect and enhance assemblages of internationally important species associated with the River Wye Special Area of Conservation (SAC) and River Severn estuarine SAC, employing good land management practice throughout the Forest of Dean and Lower Wye Valley to improve water quality, reduce soil erosion and regulate water flow.

From NCA 106 Severn and Avon Vales much of the content is relevant to the study area particularly in relation to conservation of the landscape and associated biodiversity. Importantly and specifically there is reference to predicted rising sea levels and the impact that will have on the landscape;

• The drive for renewable energy means that the tidal range of the Severn may one day be exploited for renewable energy. Any energy generation scheme that altered the tidal nature of the estuary would impact heavily on the tidal reaches of the both the Severn Estuary SAC and River Wye SAC.

• Rising sea levels will put pressure on existing flood defences, this could lead to higher tidal defences being built, or opening up opportunities for more managed realignment and flood storage schemes, which could include creation of wetland habitats.

Plans for any future development would need to take these issues into account and would be a consideration in the decision about the potential location of a large new settlement.

The NCAs are explored in more detail in the site shortlisting phase and ANGSt with Fields in Trust guidance.

3. GUIDANCE. Historic England

Conservation Areas

Schedule of Ancient Monuments

Historic England maintains a Schedule of Ancient Monuments and administers the listing of a wide range of designated heritage assets. These include, listed buildings, building preservation orders, certificates of immunity, scheduled monuments, parks and gardens, battlefields, protected wreck sites, world heritage sites-buffer zones and boundaries. The Forest of Dean district has a wealth of heritage assets and their conservation is central to decision making when planning a new settlement in the Forest of Dean district.

A listed building is a building that has been placed on the Statutory List of Buildings of Special Architectural or Historic Interest by Historic England. There are 1,563 listed buildings in the district protected for their architectural or historic value and there are three grades of listing:

• Grade-I (Buildings of exceptional, national interest: 43 in the district, including St Briavels Castle, Flaxley Abbey, Severn Bridge and 23 churches)

• Grade-II* (Buildings of outstanding interest nearer to Grade-I than Grade-II: 65 in the district, including fine examples of former country houses, churches, agricultural barns and industrial buildings)

• Grade-II (Buildings of special interest: 1472 in the district, including a number of chartist cottages listed for both their historical and sociology interest) (Historic England, 2023)

Heritage Character Assessments

The Forest of Dean District Council Heritage Character Assessment, 2019, offers a broad view of the heritage assets of the district, both designated and undesignated. The Heritage character assessment offers a broad overview of the wide range of heritage assets across the borough. The assessment provides an evidence base for making informed and balanced decisions on whether future development sites will have an impact (negative or positive) on the special historical features and the support assessment of the potential for enhancing/protecting these assets. This document is not as it states exhaustive and rather gives a flavour of the heritage of the district. It is an invaluable document in conjunction with Historic England’s Schedule of Ancient Monuments (SAMs) and referencing Conservation Area mapping and appraisals. All are referred to in more detail in the shortlisting of the specific site location process later in this document.

Conservation Areas are places of special architectural or historic interest, which have a particular character or appearance worthy of preservation or enhancement. Groups of buildings, walls, trees and hedges, open spaces, views and the historic settlement patterns all combine to create an individual sense of place. It is this character, rather than individual buildings, that conservation areas status seeks to protect.(FoDDC, Conservation Area, 2023) Under the National Planning Policy Framework (NPPF) conservation areas are designated heritage assets and their conservation is to be given great weight in planning permission decisions.(Historic England, 2023) this is carried through to local planning policy particularly in CSP.4 in reference to protecting the character of the landscape.

Historic parks and gardens

Parks and gardens of special historic interest are registered by English Heritage in a similar way to buildings of architectural or historic interest.

There are three parks and gardens of special historic interest in the Forest of Dean district:

• Clearwell Castle, Grade II

• Flaxley Abbey, Grade I

• Westbury Court, Grade II Development is not permitted that adversely affects the character, setting, amenities, historical context or views within, into or from a park or garden of historic interest. Applications involving a park or garden of historic interest need consultation with English Heritage. English heritage separated from Natural England in 2015 and is primarily responsible for management and access to heritage sites. (FODDC, Heritage Character Assessment, 2019)

Heritage is of particular economic importance within the region of the South West and particularly to the economy of the Forest of Dean. Celebrating and enhancing the heritage assets will be important to contributing to a sustainable economy for the new development.

The Woodland Trust

The Woodland Trust is the largest conservation charity in the UK. It works to promote a better understanding of the environment across all sections of society and is particularly involved in education. It works with local government to get positive policies for trees and woods included in local plans, and to helps deliver and shape tree strategies, they lobby councillors, mayors and senior officers at all levels of local government. They help deliver on these policies by working with local authorities to plant trees, create woods and better protect existing woods and trees. They also work with parish and town councils to influence policies in their neighbourhood plans. (Woodland Trust,2023) the guidance the Woodland trust offer to support planning decisions is invaluable. Particularly their involvement in education. In line with eco towns and garden communities approach education about the conservation of the natural environment of the new settlement will be a key component of the success of the new settlement. Also in the planting and nature of the green infrastructure of the site which is 50% of the whole. One such intervention is Agroforestry.

Agroforestry is a land management approach that combines trees and shrubs with crop and livestock farming systems. This practice delivers a multitude of benefits both for the farm and for nature. But it is yet to realise its full potential. The settlement will be build on green infrastructure an this impact can be mitigated by encouraging agroforestry practices on surrounding land and bringing woodland into the development itself. Currently 3% of farms practice agroforestry , an increase to 10% could, it is estimated, will contribute towards meeting climate change targets. this also support the laying of hedges which are a feature of the design of the new settlements green infrastructure as they are part of an ancient agroforestry tradition. Together with hedgerow trees and other field edge habitats, they form an extensive habitat network that's crucial to wildlife and defines our landscapes. They provide lots of practical benefits including protecting livestock from weather extremes, aiding biosecurity, mitigating flooding, and enhancing soil, carbon and water resources. (Woodland Trust, 2023)

Fig. ( Heritage Counts, 2018 )

3.GUIDANCE; Fields in Trust

Fields in Trust’s benchmark guidelines are a crucial tool for developers, planners, urban designers and landscape architects in the design of outdoor sport, play and informal open space. (Fields in Trust, 2023) First published in the 1930’s the Guidance is based on a broad recommendation that 6 acres (2.4 hectares) of accessible green space per 1,000 head of population enables residents of all ages to participate in sport and play; 75% of local authorities adopt this or an equivalent standard (2014 Fields in Trust / David Lock Associates Survey). For the proposed site that is 12600 population x the recommended green space. Recommending 28.8 ha of green space. The current proposal far exceeds this committing 50% of the total footprint to green infrastructure following Garden Communities guidance.

The most recent guidance ‘Guidance for Outdoor Sport and Play’ is a one-stop shop for the practitioner – local planning authorities, developers, planners and urban designers, landscape architects and parish and town councils – in the planning and design of outdoor sport, play and informal open space.( Fields in trust, 2020). This has been coined “beyond the six-acre guidance”. The Planning and Design for Outdoor Sport and Play (PDOSP) was published in 2008. However, there is need for review, given the substantial changes in the political, planning and social landscapes since 2008 including:

• reforms to national planning policy and guidance and the introduction of Neighbourhood Planning and CIL (Community Infrastructure Levy); and

• a growing trend towards a preference for individual participatory sport.

The guidance echoes the aspirations of the NPPF particularly concerning sustainability and reiterates the guidance in PPG 17: Planning for Open Space, Sport and Recreation (ODPM), revised 2012. The guidance outlined in the “Guidance for Sports and Play” essential guidance for the effective and sustainable design of the green spaces of the new settlement and will support the design in phase 2 of the development process. Below are some of the guidance that will shape the direction of the design.

The benchmark guidelines give clear guidance on the nature, distance from dwelling, amount per capita and the quality of formal recreation areas required for a development. They are divided into 4 sections; quantity, accessibility, quality, spatial requirements and a reference to buffer zones.

Along with formal green spaces such as LAPs (Local Area for Play), LEAPs ( Local Equipped Area for Play)and NEAPs(Neighbourhood Equipped Area for Play) there is inclusion of informal green space which includes, woodland, scrub, grassland, wetlands, open and running water, and open access land. The guidance is clear in its quality benchmarks that these informal spaces should also be safe; Designed so as to be free of the fear of harm or crime. The guidance has a strong focus on sustainability. Policy 6 states.

· Fields in Trust supports sustainability benefits arising from outdoor spaces including energy use and generation, carbon reduction, conservation of natural resources such as air, water, soil and biodiversity, sustainable consumption and production.

Open spaces can provide dual use for Sustainable urban Drainage Systems (SuDS), delivering recreational benefits by using attenuation and storage areas for play and/or sports areas. (Fields in Trust, 2020)

A vision for the development of the Green Infrastructure of the settlement. Illustrating a wide variety of uses and activities accommodated in easy reach of dwellings, suitably buffered and developed in consultation and mindful of the needs of the population while conserving nature and increasing biodiversity.

Accessible Natural Greenspace Standards Model.(ANGSt)

These standards were published in 1995 by English Nature. English Nature promoted the conservation of wildlife, geology and wild places. It was merged with the Countryside Agency and Rural Development Service to form Natural England in 2006. English Nature believed that local authorities should consider the provision of natural areas as part of a balanced policy to ensure that local communities have access to an appropriate mix of greenspaces providing for a range of recreational needs. English Nature recommends that provision should be made of at least 2ha of accessible natural greenspace per 1000 population according to a system of tiers into which sites of different sizes fit:

· no person should live more than 300m from their nearest area of natural greenspace;

· there should be at least one accessible 20ha site within 2km from home; there should be one accessible 100ha site within 5km;

· there should be one accessible 500ha site within 10km.

(English Nature,1995)

The fundamental premise of having accessible natural green space is that it provides unique and important benefits for physical and mental health, wellbeing, community cohesion, sustainable transport, and biodiversity. These important outcomes guide both the planning and design of the development.

Photo: Fields in Trust,2020

3.GUIDANCE; Sustrans and active travel guidance.

Sustrans

Sustrans is a national charity encouraging people to walk and cycle; connecting people and places, creating liveable neighbourhoods, transforming the school run and delivering a happier, healthier commute. They have compiled a collection of high-quality UK design guidance for walking and cycling infrastructure. National Route 42 of the National Cycle Network will run west from Gloucester through Cinderford to Chepstow and then north through Abergavenny to join National Route 8 at Glasbury with the option of passing through Hay-on-Wye. the planning of this national cycle route is influential in the location of the development. It would be beneficial to jointly design and integrate connectivity through Sustrans largely traffic free walking and cycling network. The Government sponsored Cycle to Work scheme points out that over 50% of people in the UK commute less than 5km to work by car. It describes a moderate cycle commute as being between 3 and 6 miles. Building safe and attractive active travel networks into the design of the settlement will greatly support health and wellbeing, the local economy and support a health environment. Pollution from cars is now the primary cause of air pollution in the UK and costs the health service an estimated 6 £billion a year in health damages.(Oxford University,2018)

LTN 1/20 Cycle Infrastructure Design, 2020.

This Local Transport Note provides guidance and good practice for the design of cycle infrastructure, in support of the Cycling and Walking Investment Strategy. it is dedicated to the design aspect of cycle infrastructure and will be referred to in phase 2. It does influence the decision of location of the settlement as cyclability is an important factor in shortlisting process. The document out lines 5 core design principles which represent the essential requirements to achieve more people travelling by cycle or on foot, based on best practice both internationally and across the UK. Networks and routes should be Coherent; Direct · Safe Comfortable · and Attractive.

These core principles are expanded upon and supported by clear examples of best practice. The document echoes and expands on the principles outlined in the cycling and walking investment strategy. It states; “Our long-term goal up to 2040 is that walking and cycling should be a normal part of everyday life, and the natural choice for shorter journeys such as the commute to school, college, work or leisure trips. We want to create a nation where cycling and walking are the norm for all people whatever their background or characteristics.” (Department for Tranport,2016).

CD143 Designing for walking, cycling and horse-riding.

This document describes specific design principles for creating safe and inclusive streetscapes for cycling and walking.

In Local Cycling And Walking Infrastructure Plans, 2017 the principles are applied at a local planning level. Local Cycling and Walking Infrastructure Plans (LCWIPs) are set out in the Government’s Cycling and Walking Investment Strategy, they are a strategic approach to identifying cycling and walking improvements required at the local level. The Strategy supports the transformation of local areas: change which will tackle congestion and, it states, extend opportunity to improve physical and mental health, support local economies. (DfT,2017).

This guidance supports a strong emphasis in the design of the new settlement to promote active travel and in particular cycling and walking. This in turn is core to the sustainability of the site both economically and environmentally. This guidance will support the design of the connectivity and streetscape of the development in conjunction with other initiatives such as 20 Minute Neighbourhoods, Manual for Streets guidance, Garden Communities and Ecotown guidance. These are referred to in design phase 2 and in the following sections.

Arup .

Safe and clearly waymarked prioritised cycle tracks that separate cars van sand lorries from active travellers. ( Sustrans,2023) Photo. Sustrans 2023

Arup Cities Alive, Rethinking Green Infrastructure, describes how Green Infrastructure-led design approach can contribute positively to social, environmental and economic issues in our urban environments, whist also contributing to climate change resilience. (Arup,2014). In Cites Alive, towards a walking World the damage caused by infrastructures that prioritise the car to exclusion of other more sustainable modes of transport is explored.

“If you plan cities for cars and traffic, you get cars and traffic. If you plan for people and places, you get people and places.” Fred Kent, Project for Public Spaces.(2013)

The cities Alive series has many insights into creating public spaces that are sustainable and healthy spaces to be. It aspires to make streets a “supreme” place to be. Describes some of the mechanisms by which this could happen. For instance, In Towards a walking World(2014) it suggests the starting point for many developments will be to create a vision and strategy for walking, recognising it as a transport mode in its own right, as well as an important part of almost all trips, whether by car, bus, train or bicycle.(Arup,2014)

“Our current mind-set is that economic success requires increasing consumption instead we should be valuing processes that reduce consumption instead of focusing on GDP growth, we should place more value on improving health, education and quality of life.” Peter Head , “A New Approach to Resources” (2013)

The shortlisting for the site location will be using quality of life criteria to make the final choice.

3.GUIDANCE; Garden Communities

The Town and Country Planning Association (TCPA) has published 6 practical guides to planning designing and sustaining new garden community settlements. This is largely in response to massive shortage of housing and an aspiration to create beautiful and sustainable places to live and work. It is a deliberate design response to avoid building soulless, unattractive, dormitory towns.(TCPA,20)

The guides are not just handbooks but offer The TCPA’s Practical Guides – on location and consent; finance and delivery; design and masterplanning; planning for energy and climate change; homes for all; planning for arts and culture; planning for green and prosperous places; creating health-promoting environments; and long-term stewardship – are not detailed handbooks but instead set out the scope of opportunities for ambitious councils who want to create high-quality, large-scale new developments, whether or not they are able to follow all the Garden City principles. The Garden city principles include;

· Land value capture for the benefit of the community. Strong vision, leadership and community engagement.

· Community ownership of land and long-term stewardship of assets. Mixed-tenure homes and housing types that are genuinely affordable.

· A wide range of local jobs in the Garden City within easy commuting distance of homes. Beautifully and imaginatively designed homes with gardens, combining the best of town and country to create healthy communities and including opportunities to grow food. Development that enhances the natural environment, providing a comprehensive green infrastructure network and net biodiversity gains, and that uses zero-carbon and energy-positive technology to ensure climate resilience.

· Strong cultural, recreational and shopping facilities in walkable, vibrant, sociable neighbourhoods. Integrated and accessible transport systems, with walking, cycling and public transport designed to be the most attractive forms of local transport.

(TCPA,2017)

The frame work refers to the philosophical beginnings of the concept and the precedent early examples of Garden city development at Welwyn and Letchworth but is clear that the framework is just that a framework and not a blue print for development. Some of the later precedent examples give insight into the process of masterplanning new garden towns and the way they are individual and defined by their context. In chapter 3.4, Character Distinctiveness and Harmony, the precedent of Lancaster Cohousing project at Forgebank is use d to illustrate opportunities for many innovative sustainable planning, design and technology interventions the development has a certified Passivhaus/Code for Sustainable Homes level 6 (carbon-neutral) and Lifetime, Homes-compliant, affordable, community housing scheme. It has provided private homes, community facilities, workshops and studios and shared outdoor space, and there is also a travel plan and car club, a co-operative food store, shared meals, and other shared resources. The ground breaking, exemplary owner-occupied (and car-free) eco-housing project benefits from renewable technologies (solar, biomass and hydroelectricity) and has evolved through a participatory design process with the 41 individual householders and Eco Arc architects.( TCPA,2017)

The Passivhaus Standards mentioned above are an informative and useful guide to achieving carbon zero development and creating carbon neutral communities for the future. Buildings are a significant culprit of carbon emissions – accountable for 35% of total global energy consumption. Backed with over 30 years of international evidence, Passivhaus states and they have over 30 years of precedent material to support their claims that it is is a tried & tested solution that gives a range of proven approaches to “deliver net-zero-ready

new and existing buildings optimised for a decarbonised grid and augmented for occupant health and wellbeing.” (www.passivhaustrust.org) The Passivhaus standards will impact the design layout and spatial hierarchy of the development. Solar gain in a vital component of managing energy use across the settlement and consequently aspect and slope are vital considerations to the final location.

While the nature of the design of the development will depend on the exact location and context of the final location decision there are some fundamental guidelines that will steer the development.

· ease of movement and connectivity; walkable neighbourhoods;

· diversity of housing and employment opportunities; designing for art and culture;

· healthy and active communities; multi-functional green infrastructure;

· human scale; and designing for climate resilience. (TCPA,2017)

Some specific guidance will be adhered to from the outset in particular the guidance on connectivity. “A Garden City’s design must enable at least 50% of trips originating in the Garden City to be made by non-car means, with a goal to increase this over time to at least 60%; and the latest best practice in street and transport design should be used as a minimum standard. This in particular impacts on the proximity of the development of other settlements and employment centres and impacts on the use of the dwellings of the site to be multifunctional as in the garden town of Newhall, in Harlow, where design codes have been used to specify that housing on streets around the local centre must be designed so that businesses can be accommodated if required (rather than requiring live/work accommodation as part of the mix), and developers have been encouraged to deliver housing across the development that provides a good environment for homeworking. (TCPA,2017). In addition, response to climate change and building in climate resilience into the green infrastructure is paramount. This is outlined in the brief requiring 50% of the site to be green infrastructure and for it to be net zero carbon and energy positive.

Diagram No.1: The Three Magnets (Ebenezer Howard, Tomorrow: A Peaceful Path to Real Reform. (Howard, E. 1889)

Diagram No.7: (Ebenezer

Howard, To-morrow: A Peaceful Path to Real Reform. (Howard, E. 1889)

3.GUIDANCE; Urban Design Compendium, 20 Minute Neighbourhoods.

Urban Design Compendium

The Urban design compendium has a wealth of design guidance and is relevant to the planning and design of the new settlement. Chapter2 ,Appreciating Context highlights the importance of taking into consideration of natural resources, community and existing connections. In Phase 2 and the design of the settlement sections, creating urban structure and making connections are all particularly relevant and draw attention to energy resource efficiency. Included are many precedent examples such as the development at Bede Island which is an example of good practice of linking new developments to existing fabric. (Urban design compendium : English Partnerships, the Housing Corporation, 2002)

20 Minute Neighbourhoods

Around the world there is growing interest in creating places in which most of people’s daily needs can be met within a short walk or cycle. The benefits of this approach are multiple: people become more active, improving their mental and physical health; traffic is reduced, and air quality improved; local shops and businesses thrive; and people see more of their neighbours, strengthening community bonds.(TCPA,2021). Research has shown(https://www.planmelbourne.vic.gov.au/20-minute-neighbourhoods) that people are generally prepared to walk 20minutes to access the services they need, be it schools shops or leisure centres. So be bringing resources closer active travel is encouraged along with health and wellbeing improved and the economy localised. The TCPA guide outlines some key elements for success and also some barriers to adoption.

The 20-minute neighbourhood approach has its roots in the Garden City model developed by Ebenezer Howard and discussed in the previous section. The 20-minute city ethos emphasises that every town and city will be different dependent on it context. There are however components which support 20-minute neighbourhoods across different sites and shown to create successful.

diverse and affordable homes;

· well-connected paths, streets and spaces; schools at the heart of communities;

· good green spaces in the right places; local food production;

· keeping jobs and money local; community health and wellbeing facilities; and

· a place for all ages.

The guide describes the ideal density of development as medium sized under the banner of “complete, compact, connected neighbourhoods”. The medium density is a mix of housing at roughly 75 dpha and is the preferred model for new developments supporting the 20 minute approach. This supports active travel and the vision for the new settlement in the Forest of Dean.

Info gram showing the components of the 20 minute neighbourhoods. ( TCPA,2017)

3.Geology

The geology of the Forest of Dean has shaped it fundamentally not just the topography and land cover but its settlement patterns and its history and culture. There is evidence of iron ore smelting and coal extraction since roman times and possibilities of its extraction as early as the iron age from exposed seams. The coal fields are largely confined to the sediments of carboniferous limestone beneath the core forest. The evidence for smelting and iron awe extraction comes from the area of the Forest Ring and the pattern of settlement corresponds to the same area. There is a large number of Scowls, sites where iron awe has been exposed at the surface. These were often the sites of early iron smelting industry most probably pre roman in date. Exact dates are hard to establish as the sites were often revisited as technology to extract the iron improved. As early as the 16th century sites were being revisited to collect the remnant ore from earlier workings. The fertile soils of the rolling pasture to the north of the Severn area have been farmed since the Iron Age evidenced by ancient field systems and enclosures.(Gloucestershire County Council,2012). The study area has also been a centre for quarrying of stone particularly in the north west and into the Wye valley. Quarrying for mill stone, building stone and sand and gravel are all in evidence and the remains of the quarries still exist. This is relevant for an number of reasons in the decision making process of deciding the location of the new settlement. The presence of quarry pits can be seen as a constraint and an opportunity depending on the nature of the quarry and the design approach of the settlement. Some of the larger disused quarries may be suitable for development and add character and sense of place to the settlement. Each site would need to be looked at on its own merit and this will be done in the more detailed short listing of the selection process. the geology of the district is still of economic relevance and freemining and mineral extraction are components of the core strategy. The placing of the new settlement could be within proximity of potential geological reserves of coal and iron but should not be an impediment to future plans to develop potential industrial sites.

CARBONIFEROUS

CARBONIFEROUS SANDSTONE

SANDSTONE

RIVER WYE

RIVER SEVERN CORE FOREST

IRON ORE OUTCROPS (SCOWLES)

LIMESTONE

SAND AND GRAVEL

CINDERFORD

LYDNEY

COLEFORD

(GIS, UoG Licence, 2023)

(LDA,2017)

3.Agricultural Land Classification

The agricultural land classifications for the Forest of Dean is shown here. The Agricultural Land Classification classifies land into five grades (plus ‘non-agricultural’ and ‘urban’), where Grades 1 to 3a are the ‘best and most versatile’ land and Grades 3b to 5 are of poorer quality. In terms of the location of the best and most versatile agricultural land in the county, the highest grade agricultural land in the county (areas of land classified as Grade 1 and 2 agricultural land) tends to be in the north-west of, around Newent to the the North of the A40 and consequently not in the study area. The majority of agricultural land in the county is Grade 3 and development on this quality of land is deemed acceptable for development of the settlement in this report. The core forest is categorised as non agricultural and has other protections and designations that apply to it.

The major urban districts of Lydney, Coleford and Cinderford are clearly shown in red. There are as described in the Housing Allocations document of the district ;and that is already ear marked for development and consequently ruled out for development by this study.. Also buffer of 1km is given around each of the major settlements to preserve the distinctiveness of the settlements and prevent urban sprawl.

(GIS, UoG Licence, 2023)

3.Aspect And Slope

The optimum slope for development is between 0° and 12.5°. The development will not be pace on slope above this. The preferred aspect which makes the most of solar gain is east (67.5°) through south to west (292.5°). This is not a binary measure and the preferred site will seek to have the maximum optimal aspect and balance this with other factors such as slope incline.

(GIS, UoG Licence, 2023)

3.Land Use.

The majority of the study area is arable and horticultural land. As described in the land classifications the land withing the arable and horticultural definition can be further subdivided into different grades of land depending on it richness in soil types. Much of the arable and pasture land is improved grassland designed and managed for grazing animals. The land has often been enriched though the introduction of clover species which are particularly nutritious for grazing herds. The brackish saltwater tidal flats of the Severn make up the south eastern boundary of the study area. They are combined with littoral sediments. Littoral sediment includes habitats of shingle (mobile cobbles and pebbles), gravel, sand and mud or any combination of these which occur in the intertidal zone. These are precious and internationally significant areas, rich in nutrients and favour feeding grounds for migratory birds. It’s mudflats and saltmarsh, augmented by freshwater ‘pills’, provide rich invertebrate feeding and roost sites to support the vast assemblage of over-wintering wildfowl and waders. These include dunlin, redshank, ringed plover, black-tailed godwit, shelduck, teal, pintail and shoveler.

The forest and woodland areas area significant land use type of the Forest of Dean district. They are subdivided here into broad leafed mixed and yew woodland and into coniferous woodland. The core forest has great cultural economic and heritage significance and is protected from development as is ancient woodland and indeed the protection of woodland is prioritised across the district. All trees and protected woodland are listed on the council web site and viewable through an interactive mapping system. This is referred to in the final selection of the site location and while it can be considered a constraint to development it is also an opportunity to bring woodland space to the green infrastructure of the site design. It would not prohibit the inclusion of woodland within the development area of the new site and it compliments the green agenda of the design and is in keeping with the Garden Communities Approach. Sensitive including of native forest and woodland into new developments is greatly encouraged. The Woodland trust states in its guidance that incorporating new and existing trees at the early stages of development plans is essential. (woodland trust, 2019). This inclusion of woodland and developing sensitively in proximity to woodland brings environmental social and economic benefits to communities. Consideration of existing land use is essential to deciding the location of the settlement.

Illustration of dunlin by Mike Langman (rspb-images.com)

Extract form the Tree Preservation Order mapping by Forest of Dean District council.

COLEFORD (GIS, UoG Licence, 2023)

3.AONB and Landscape Character Areas

(GIS, UoG Licence, 2023)

The Landscape Character Areas (LCA) describe the distinct nature of specific areas of the study Area. A Landscape Character Assessment (LCA) carried out by LDA in 2002 described in detail the character of areas of the Forest of Dean. The LCAs detail the features and elements that make landscapes distinct from one another by describing the landscape character area and type. 15 such areas are described here and are useful in the process of envisioning the settlement in context. They are defined by natural boundaries rather than municipal ones and give insight into how the new settlement will fit in the landscape. The Wye Valley Area of Outstanding Beauty has a high protective designation and is nationally recognised. It contains several LCAs including Limestone hills wooded valleys and limestone plateau. The character and type of landscape areas does not eliminate and area from development but influences the decision. The AONB is not to be developed on nor its buffer region and any development in proximity would be subject to an Landscape Visual Impact Assessment.

(LDA,2002)

AONB THE WYE VALLEY AND LIMESTONE GORGE AND WOODLANDS.

3.Ramsar, Special Protected Areas, Special Area Of Conservation And Sites Of Special Scientific Interest.

Sites of Scientific Interest (SSSI) notified under Section 28 of the Wildlife and Countryside Act 1981. There are over 60 SSSI’s within the study area. Each site is unique and protected for a specific reason which is held in Natural England's SSI register. There is overlap with Special Protected areas(SPA’s) and SSSI’s and Ramsar sites. SPA’s are a designation under the European Union Directive on the Conservation of Wild Birds and similar to Ramsar sites. Ramsar sites are primarily wetland sites and the area in the intertidal zone of the Severn estuary indicated in yellow and red on respective maps is both SSSI and Ramsar designation.

NThe Ramsar site of the Severn Estuary is of international significance for the protection of migrating birds. The site is also a Special Protection Area along with Walmore Common to the North. It is designated as a SPA primarily because it supports an internationally significant number of Berwick Swans in the winter. The designated sites across the study area are considered from the outset in the choosing of a suitable site. All the sites are vulnerable and any development needs to be mindful of that vulnerability. That being said their uniqueness and beaty also offers great opportunity to appropriate and sympathetic development within a suitable proximity.

SSSI

RAMSAR AND SPA

INCLUDING THE RIVER WYE AND WYE VALLEY WOODLAND SAC’S (GIS, UoG Licence, 2023) (GIS, UoG Licence, 2023)

3.Flood Risk Areas

The district Strategic Flood Risk Assessment (SFRA)of 2008 highlights the extent and nature of flooding across the district. The study area has many local rivers and smaller tributaries running through it most notable the Wye and the Severn rivers and it is the latter that is most prone to flooding and could have the most adverse effect on settlement in the future. There are several other rivers and tributaries of the Severn that flow into the Severn and routinely flood. These include the river Lyd, Blackpool Brook, Forge Brook, Bideford Brook and the Soudley Brook. All are covered by flood alerts and do routinely break their banks. The map shows areas in blue that are flood Zone 3a and represent areas with the highest and most frequent risk of flooding in the study area. They are not suitable for development. Not just because of present flood risk but also projected risk of flooding is due increase due to predicted increased rain fall and sea level increases. Net sea level gain in relation to 1990 is predicted to be 14.8mm / year across the South West (Table 4. P 10,Department for Communities and Local Government, 2012). In addition, plans for a Severn barrage have been muted and this would need to be considered. This resonates in NPPF,2021.2.1, achieving sustainable development and ensuring that future development should adapt to the effects of climate change. The SFRA goes on to state that the primary objective is to steer development towards areas of lowest flood risk (Flood Zone 1). Where development cannot be located in Flood Zone 1, the planning authority will need to apply the Sequential Test to land use allocations.( SFRA,2008). The settle will comprise of vulnerable infrastructure such as health centres schools and transport infrastructure and therefore development in flood Zones 2 and 3 should be avoided.

“Councils will need to demonstrate that the development will be safe from flooding for its lifetime, will not increase flood risk elsewhere, and where possible will reduce flood risk overall.

“The new guidance provides vital advice to planners and developers to encourage the use of more sustainable drainage systems to reduce surface water flood risk as well as how to plan and adapt to coastal change.”( Department for Levelling Up, Housing and Communities and Ministry of Housing, Communities & Local Government, press release August 2022).

On the governments flood map for planning website detailed breakdown of flood risks for specific areas can be obtained, referred to as a product 4 and these data includes a flood zone map (flood map for planning), historic flood outlines, relevant modelled flood levels and extents, flood defence locations and attributes.

In the revised Planning Policy Guidance(PPG, 2022) specific reference is made to mitigation of the effects of surface water and to Suds. It states that many types of sustainable drainage systems are possible, contributing to reducing the causes and impacts of flooding. Multifunctional sustainable drainage systems can deliver a wider range of additional biodiversity and environmental net gains such as to:

· ameliorate urban heating and air pollution; replenish groundwater resources;

· contribute to biodiversity net gain targets; capture and re-use rainwater;

· store carbon;

reduce the need for carbon-intensive construction techniques and pumped systems;

· release capacity in combined sewerage systems and at wastewater treatment works; create and connect valuable areas of blue green infrastructure.

· reduce lifetime maintenance costs; and

· enhance the attractiveness and value of new development by integrating water management with habitat for wildlife and opportunities for amenity and recreation.

(PPG Revised, 2022, Paragraph: 055 )

This will directly effect the design of blue and green infrastructure of the site and support the approach to SuDS and Natural Flood Management. (NFM)

FLOOD ZONE 3.

(GIS, UoG Licence, 2023)

4.Built Form Housing Allocations

BUILT FORM.

The map shows the pattern of settlement within the study area. The forest ring is clearly visible as are the major settlements of Chepstow Lydney Coleford and Cinderford. The geology and consequently employment has played a key role in the development of settlements. Much of the settlement of the study area is dispersed in nature and reflects the nature of the arable farming economy with farms and small nucleated villages surrounded by field systems. The map also shows settlement in relation to the AONB and the SSSI sites( Ramsar site overlap in the Severn estuary)

This Allocations Plan (AP), together with the Core Strategy (CS) and the Area Action Plan for the Cinderford Northern Quarter comprise the Local Plan for the Forest of Dean District. The plan identifies 113 specific sites for sustainable development current until 2026. this allocated land is not part of the land budget for the new settlement.

(GIS, UoG Licence, 2023)

(GIS, UoG Licence, 2023)

4.Transport and Connectivity.

THE Map shows the routes of the old tramways and rail lines within the study area. Most are within the core forest area and were used to transport minerals from the forest to a mainline junction at Northwood Green or the docks a t Lydney. Proximity to this infrastructure along with the existing Gloucester to Newport rail link is favourable and supports sustainable travel options.

The map shows the major roads of the study area. The area is bounded by the A40 to the north and the A48 follows the course of the Severn between Gloucester and Chepstow passing through Lydney. The A413 connects Huntley to Coleford and runs on into Wales. The A4151 connects the A48 to Cinderford and Drybrook. The highlighted B roads represent the largest of the minor roads. The majority of roads within the study area are tracks and lanes and would need a great deal of modification to accommodate any significant increase in traffic as would the B4228 running from Chepstow up to St Briavels and Coleford and the B4231 which intersects it at Trow Green. Proximity to the buffer od the A roads is an important consideration and impacts the sustainable transport strategy of the development and the district.

N(GIS, UoG Licence, 2023)

4.Services and Community Infrastructure.

The map shows the density of the Historic environment records and the dispersal of the historic monuments of the study area. This is taken into consideration in more detail when considering the final location of the settlement . The existence of heritage assets would not preclude a development of the site necessarily and could add quality of life capital to the settlement giving identity and sense of place.

(GIS, UoG Licence, 2023)

NThe map shows the distribution of key services across the study area. There is one hospital in the district at Lydney however planning permission has been granted to build a new community hospital in Cinderford. The hospital will be built following BREEAM (Building Research Establishment Environmental Assessment Method) as will the new development. It is important that the amenities and services of the new development work strategically with existing plans and infrastructure.

COLEFORD

LYDNEY

CINDERFORD

5.Analysis: Sieve Analysis.

Stage 1.

Stage 2.

UNDEVELOPABLE AREAS

The following constraints have been applied to the study area in order to count out areas that are not suitable for the development of a large settlement. The constraints have been described in the previous sections and the maps layered on top of one another.

· Slope and aspect. All areas above 12.5° and facing north east to west have be discounted for development.

· Agricultural land classifications. All land classified 1 and 2 have been discounted for development as they present the most fertile agricultural land. Urban land has also been discounted. Housing Allocation and buffering is considered in later phases. Non Agricultural Land which includes protected woodland and the core forest are also ruled out.

Designated areas including AONB, Ramsar, SSSI, SPA and SACs are ruled out for development and buffering and proximity are considered in later phases. Flood risk areas 2 and 3 inclusive a ruled out for development and proximity due to predicted increase in flooding due to climate change is considered in later phases. Existing housing allocation ruled out for development.

Other considerations such as proximity to higher order settlement, roads, services and amenities are considered in phase 2 along with Landscape Character Assessment, geology and heritage assets. These features may weigh in favour of a particular site for development and contribute to the Quality of Life Capital approach applied in phase 3. All areas that are not shaded are potential areas for development.

Potential more linear development

Potential areas for development at stage 1. The circles represent the area of the proposed settlement and are of an area of 371ha . The settlements will not be circular but preferred design layout is nucleated or clustered.

Areas fragmented or too small to accommodate a monocentric large development

(GIS, UoG Licence, 2023)

5.Analysis Provisional Site Locations.

Eight potential sites have been identified as part of the sieving process . There may be argument that they all could be developed. None of them were excluded from the more binary process of stage 1. With the appropriate design for the context each of the areas could potentially accommodate a large new monocentric settlement. In this stage the sites will be further judged for suitability and a smaller more desirable group of sites will be assessed in the Quality of life capital process in the next phase.

The map shows the 1.5km buffer either side of the Major roads of the study area. Proximity to existing transport is a key consideration in the location and design of the settlement. Closeness to existing roads means that new road infrastructure does not have to be built. It means shorter journey time to and from the new settlement to potential mass transport options such as buses. From an economic perspective goods and services can be connected more efficiently and this in turn is attractive to new business. Active travel networks within manageable distances of key arteries encourage park and ride and walking and cycling strategies and contribute to cleaner air through fewer car journeys. It is desirable that the new settlement be in some part within the buffer even if it is only marginally. Conversely too close can be problem too.

Potential site 1. occupies a long swathe of land running along the A48 between Chepstow and Woolaston. The site is well connected and within easy reach of both Lydney and Chepstow. The available land would be best suited to a linear settlement pattern and the A road would run its length. While linear layout settlements have many appealing characteristics not least an economy of service infrastructure they are not the preferred model for garden cities. The nucleated or cluster model has many advantages in the form of energy conservation, open space preservation, environmental protection, design flexibility, lowered construction costs, recreational opportunities, and neighbourhood development.(Sunith Reddy,2021) All in line with Garden communities principles. The A48 is a major artery and would be increasingly busy with the creating of a 5275 dwelling settlement. For this reason potential site 1. is ruled out at this point.

Potential sites 2. and 3. are both poorly served by transport infrastructure as is the whole area of the district that lies between the south east of the Wye AONB and the west of the core forest. The B4228 runs north south between Coleford and Chepstow and before it intersects the B4231 from Lydney it defines the eastern boundary of the AONB. Due to the limited connectivity sites 1 and 2 will be ruled out at this point. Potential site 4 is well connected and close to Lydney. While the area for development is constrained by the river seven there is sufficient room for a large development in this area.

Potential site 5.is well connected with close access to both rail and the A48. While beyond the flood zone 3 and within flood zone 1 and in parts flood zone 2 it is very close to the flood area of the Severn. With some estimates of sea level rises being 14.8mm yearly by 2050 it would be high risk to build so close to a river with one of the largest tidal zones in the world within the context of the current climate crisis. Potential site 5 is ruled out at this point.

Potential sites 6,7 and 8 these site are addressed together though each is distinctive . All are well connected by road, the A40 to the North and the A48 and rail and close to Gloucester. These sites will be assessed in more detail in the next selection phase.

(GIS, UoG Licence, 2023)

Quality of Life Site Capital Analysis.

Site # 4 : Character Areas 9a. Bledisloe Hundred up to 10a Allaston Ridge Criteria Score

FoDDC Core Strategy

Planning

Environment

Garden Communities Principles

Mitigates biodiversity loss and loss of habitat.

Opportunities to provide green infrastructure.

Opportunities for sustainability energy.

Benefits and protects existing designations.

Proximity to existing services and community infrastructure.

Opportunities to place make.

Social

Protects and enhances local heritage assets.

Access to open spaces and recreation areas.

Supports economic growth potential for onsite employment.

Economic

Connectivity to other settlements local and regional.

Local food production and higher productivity through diversity.

Supports sustainable transport.

Constraints And Opportunities

The site fits well within the core strategy policy and has potential to be sustainable in its design and location with regard to transport links and potential to be energy positive.

Potential to offer well designed car free well connected infrastructure to encourage active travel yet distinct enough to give a sense of place.

The area is described as undulating farmland and has a geology of quaternary drift. It is adjacent to the Ramsar area and SSSI of the Severn estuary and the area has woodland and often ancient hedgerows. Hedgerows with native species like for like could be reinstated and left where possible. But some are irreplaceable due to their age.

There is opportunity and potential for including green infrastructure within and surrounding the new settlement

The aspect of the site varies and there are steep hills with rounded tops hills are generally oriented south west to north east. Not all land is suitable for solar energy production for example. Some of the settlement would not be optimum aspect and slope but is within the selection criteria

The area sits between protected core forest and the Ramsar and SAC of the Severn estuary. In the North east of the area there is Clarks pool nature reserve. The area is adjacent to but does not encroach upon the SAC and Ramsar demanding care consideration and buffering .

The area is well connected and in close proximity to Lydney and to the north Blakeney. The only hospital of the district in Lydney is close by along with all the facilities associated with a high order settlement and a primary school in Blakeney.

The area is the only area in the district that is described as undulating farmland and has a distinct character. The Saxon place names that include “Hlaw” which refers to a settlement associated with a hill.

There are irregular field systems potentially Romano Celtic and Saxon 3 17th century listed buildings near Viny Hill. A disused railway cuts through the area heading to New Fancy Colliery and another to Lydney with cuttings and a tunnel. These heritage assets could be enhanced particularly the rail links and the field systems preserved and incorporated into the final design

While there is enough area to fit the development in terms of the land budget of 371ha there are the constraints of the A48 and the river. The road should not dissect the settlement and the settlement would be constrained to the east or west of the road.

The proximity to the A48 would make the site inviting to business and support the accessibility needed for business. Local land could support diverse and local food production and proximity to the river and forest potential for tourism.

The area is close to Lydney and on the major route between Gloucester and Chepstow. There are small lanes throughout but only on major road that connects regional infrastructure such as the A40 and M5 beyond Ross- on-Wye. The main Gloucester to Newport rail link passes through the area.

There is potential for diversifying and localising food production in the local area. The undulating farmland is productive and throughout the area there are orchards and a variety of crops and livestock reared.

There may be potential to reuse the disused the disused railway and add active travel link adjacent to existing road and rail infrastructure. the area is within moderate active travel commuting distance with Lydney.

Quality of Life Site Capital Analysis.

Site # 6 : Character Areas 6b. Severn Vale 12a Floodplain Farmland

Criteria Score Constraints And Opportunities

FoDDC Core Strategy

Planning

Garden Communities Principles

Environment

The site fits well within the core strategy and has potential to be sustainable in its design and location with regard to transport links and potential to be energy positive. However, it is constrained by Zone 3 flood Areas

Potential to offer well designed car free well connected infrastructure to encourage active travel yet distinct enough to give a sense of place. It’s sustainability is dependent of global warming and consequential sea level rises levelling off by 2050.

Social

Mitigates biodiversity loss and loss of habitat.

Opportunities to provide green infrastructure.

Economic

The area is adjacent to 2 SSSI’s Walmore common and Garden Cliff and EIA would need to assess potential for such a large settlement adjacent to the sites.

There is opportunity and potential for including green infrastructure within the site. The surrounding of the site are prone to flooding and much of the GI would be mitigation of flooding

Blue infrastructure. The settlements of Rodley and Stantway occupy the high ground of the area towards the Severn and to the east of the A48, the remaining land floods routinely and this is predicted to increase.

Opportunities for sustainability energy.

Benefits and protects existing designations.

Proximity to existing services and community infrastructure.

The aspect of the site is largely flat with low hills this is ideal for solar gain. There is little tree cover and opportunity for biofuel production.

The SSSI and Ramsar of Walmore Common and Garden Cliff are adjacent is adjacent and EIA would be needed to assess the impact of a large settlement.

The area is within close distance of Gloucester and its amenities and services. Minsterworth is close by with community centre primary school doctors surgery and Westbury on Severn has a pub.

Opportunities to place make. The area has a distinctive landscape character of meadows and pasture . It is close to Gloucester but is separated by the river Severn. The peninsular has the character of an island and is quite distinct.

Protects and enhances local heritage assets.

Access to open spaces and recreation areas.

Supports economic growth potential for employment.

Connectivity to other settlements local and regional.

Local food production and higher productivity through diversity.

Supports sustainable transport.

There are ancient hedgerows and grade II listed buildings at Rodley Stantway and numerous dispersed farms in the area. It would be challenging to develop a large settlement and not compromise the heritage assets.

There are few woods in the area and the landscape while having irregular and sometimes small fields is largely open and lends itself to creation of open recreation spaces.

With close proximity to Gloucester and good road access there is good opportunity for local business and light industry within the settlement and in keeping with Garden community priorities

The A48 runs through the site and links Gloucester and down the Severn to Lydney. The main Newport to Gloucester railway runs across the north of the site. Westbury on Severn Northwood Green and Minsterworth are close by.

There is potential for diversifying and localising food production in the local area. The undulating farmland is productive and throughout the area there are orchards and a variety of crops and livestock reared.

The proximity to Gloucester makes it an ideal distance for commuting by bicycle and extending cycle infrastructure. The Geopark trail and the Gloucestershire way follow the course of the Severn could be a cycle path towards Gloucester.

Quality of Life Site Capital Analysis.

Site # 7 : Character Areas 6b. Severn Vale

Planning

Environment

Criteria Score Constraints And Opportunities

FoDDC Core Strategy

Garden Communities Principles

Mitigates biodiversity loss and loss of habitat.

Opportunities to provide green infrastructure.

Blue infrastructure.

Opportunities for sustainability energy.

Benefits and protects existing designations.

Proximity to existing services and community infrastructure.

Opportunities to place make.

Social

The site fits well within the core strategy and has potential to be sustainable in its design and location with regard to transport links and potential to be energy positive.

Potential to offer well designed car free well connected infrastructure to encourage active travel yet distinct enough to give a sense of place.

The area has many ancient hedgerows and predominantly oak copses and hosts Ley Park protected semi native woodland. The area is predominantly well managed pasture land and wet meadows

There are orchards and opportunities for increasing biodiversity and woodland planting to increase green infrastructure within the site and its environs.

The area is crisscrossed by streams and the meadow become saturated at times of heavy rain and the run off from the Blaisdon escarpment. The Longhope Brook and the Westbury Brooke flow into the Severn at Westbury on Severn. No parts of the site are flood zone 3.

The rolling gentle nature of the landscape offers many south facing gentle slopes and opportunities for solar gain. Also land for growing biofuel crops is a potential.

There is capacity for the site to be developed on grade 3 agricultural land and not infringe on any protected areas. With sensitive design and inclusion of native planting in the GI a new settlement could well into the landscape.

The area is close to Gloucester which has the service a city of 150,000 affords. Nearby is Blaisdon which has a local shops doctors surgery and a pub. There is a primary school in Huntley off the A40.

The area is characterful and distinctive notable in ancient structure of its field system of large arable fields and smaller copses. Older structure have characteristic brick and timber construction distinct to the area.

Economic

Protects and enhances local heritage assets.

Access to open spaces and recreation areas.

Supports economic growth potential for employment.

Connectivity to other settlements local and regional.

Local food production and higher productivity through diversity.

Supports sustainable transport.

The ridge and furrow of the field systems and churches of the villages are key heritage features. A disused railway cuts though the site heading north from Norwood green to ross on wye. Flaxley Abbey is adjacent to western boundary of the area

There is good access to open spaces and the site borders ancient and semi native woodland and open pasture. Flaxley woods Blaisdon woods and Ley Park are in close proximity and there are open fields within the area.

With the railway, the A40 and the A48 in close proximity there is scope for attracting business to the settlement and for employment opportunities in tourism and the potential to open a station at Northwood Green would increase employment opportunities.

There is good access to existing transport infrastructure. The A40 to the north runs between Gloucester and Ross- on Wye. the A416 runs from the A40 through Longhope to Drybrook. The main Gloucester to Newport line runs along the eastern boundary of the site.

The nature of the field and farming practices largely arable with small paddocks orchards and copses lends itself to mixed and diverse local food production

The area is roughly 12km from Gloucester centre and would be deemed a moderate commute on a bicycle. The disused railway offers opportunity for new active travel infrastructure. A new station at Norwood Green would create a sustainable travel option and potential for park and ride.

Quality of Life Site Capital Analysis.

Site # 8 :

Character Areas 6b. Severn Vale

Criteria Score Constraints And Opportunities

FoDDC Core Strategy

Planning

Garden Communities Principles

Mitigates biodiversity loss and loss of habitat.

Environment

The site fits well within the core strategy and has potential to be sustainable in its design and location with regard to transport links and potential to be energy positive.

Potential to offer well designed car free well connected infrastructure to encourage active travel yet distinct enough to give a sense of place.

Social

The area is described as undulating farmland and has a geology of quaternary drift. It is adjacent to the Ramsar area and SSSI of the Severn estuary and the area has woodland and often ancient hedgerows.

Economic

Opportunities to provide green infrastructure.

There is opportunity and potential for including green infrastructure within and surrounding the new settlement Blue infrastructure. The Ley Brook cuts through the area from north west to south east and enter the Severn. This lower reach of the Ley Brook does break its banks periodically and is within Flood Zone 3

Opportunities for sustainability energy.

Benefits and protects existing designations.

Proximity to existing services and community infrastructure.

Opportunities to place make.

Protects and enhances local heritage assets.

Access to open spaces and recreation areas.

Supports economic growth potential for employment.

Connectivity to other settlements local and regional.

Local food production and higher productivity through diversity.

Supports sustainable transport.

The aspect of the site varies and there are steep hills with rounded tops hills are generally oriented south west to north east. Not all land is suitable for solar energy production for example.

There are no conflicts with existing designations and the majority of the site is grade 3 agricultural land and acceptable for development. The SSSI and Ramsar of Walmore common is adjacent to the South and would need consideration.

The area is within close distance of Gloucester and its amenities and services. Huntley Churcham and Minsterworth are close by with community centre primary school doctors surgery and a pub between them.

The area has a distinctive landscape character of gentle rolling hills and oak copses. It is close to Gloucester but is separated by the river Severn and has a distinct character.

The area has ancient field systems possibly dating from pre Saxon times and ancient hedgerows. Green infrastructure should emulate the native species of the surrounding landscape.

There are few woods in the area and the landscape while having irregular and sometimes small fields is largely open and lends itself to creation of open recreation spaces

With close proximity to Gloucester and good road access there is good opportunity for local business and light industry within the settlement and in keeping with Garden community priorities

The site is bounded by the A40 in the north which links Gloucester and runs to ross on Wye and the main Newport to Gloucester railway in the south east that runs along the Severn at this point. The Gloucester way national walking trail runs though the area.

There is potential for diversifying and localising food production in the local area. The undulating farmland is productive and throughout the area there are orchards and a variety of crops and livestock reared.

The proximity to Gloucester makes it ideal distance for commuting by bicycle and extending cycle infrastructure.

Summary of Site Options.

While all of the sites chosen in the final selection phase have merit and with design and mitigation interventions they could be suitable for the location of some development. The site chosen scores highly across the board but is not without constraints and challenges. It does however offer many opportunities the be the location of an exciting, innovative and sustainable new settlement. The scale of the settlement is a primary consideration in the choosing of the location along with the other criteria applied throughout the sieving process. The settlement will have a populations bigger than that of Lydney (10,043) Coleford (9273) and Cinderford(8711),(2021 Census). The land budget plans for a prospective population of 12,600 and 5,275 dwellings. It is, consequently, essential that the new settlement fit into the strategic vision for the district and that it works with and improves the lives of the residents of the Forest of Dean District. The interdependency of the settlements within the forest is a strong theme of planning policy and consideration of the impact of a new large scale settlement is considered in all decision making. Some of the impacts have potential to be negative such as the impact of such a large development on the biodiversity and green infrastructure of the landscape in which it will rest. While 50% of the development is green infrastructure the nature of than green infrastructure will be carefully considered in order to maintain and enhance the existing character and biodiversity of the area. In the next phase the planning and nature of the design will be explored and the guidance described in the early section of this report will be applied to create an environmentally economically and socially sustainable new settlement.

Aerial view of the proposed area looking north towards Ley Park. (Google Earth,2023)

The Map (© Crown copyright and database rights, 2023 Ordnance Survey) showing proposed site exact boundary and layout to be decided design phase 2.

Histogram showing the rag rating outcome of the site selection process. Site #7 has been decided upon for the location of the new settlement.

Strategy And Vision.

The vision for the settlement sets out the main objectives, components, characteristics and qualities of the development, and addresses its environmental, social and economic aspects. The settlement a holistically planned new development which enhances the natural environment and offers high-quality affordable housing and locally accessible work in beautiful, healthy and sociable communities.(TCPA, 2021). The vision is guided by the principles of the garden city approach the guiding principles are;

· Land value capture for the benefit of the community.

· Strong vision, leadership and community engagement. Community ownership of land and long-term stewardship of assets.

Mixed-tenure homes and housing types that are genuinely affordable.

A wide range of local jobs in the Garden City within easy commuting distance of homes.

Beautifully and imaginatively designed homes with gardens, combining the best of town and country to create healthy communities, and including opportunities to grow food.

Development that enhances the natural environment, providing a comprehensive green infrastructure network and net biodiversity gains, and that uses zero-carbon and energy-positive technology to ensure climate resilience. Strong cultural, recreational and shopping facilities in walkable, vibrant, sociable neighbourhoods.

Integrated and accessible transport systems, with walking, cycling and public transport designed to be the most attractive forms of local transport.

(TCPA,2021)

This is a landscape led approach and it addresses the environmental, social, cultural and economic components of the new town. The development will be distinctive and monocentric and bring a carbon zero, energy positive economically vibrant and diverse hub to the district that augments the lives of the people of the forest and reflects its uniqueness. The settlement responds to the key drivers of change not least climate change but local issues such as employment and housing shortages within the area. The need for more connected and local services including healthcare social care and education. All vital components of the design and place the development within the district wide strategy.

Connectivity and context: The plan shows some of the possible options for sustainable transport and connection with neighbouring settlements. The main green / blue infrastructure incorporates the Ley and Westbury Brooks and the woodland of the higher ground to the north. Housing massing and final positioning of the train station and services come in the next phase. (Basemap OSM,2023)

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