1. Introduction

1.1 Camp Hill Urban Village: The story so far

The Midland Quarry component of Camp Hill Urban Village provides a major mixed use development opportunity in Nuneaton, located approximately 1.5 kilometres to the west of the town centre, with the Birmingham to Leicester railway line to the south, the Coventry Canal to the south east and the B4114 to the north. The Urban Village concept provides an holistic framework within which specific regeneration programmes can operate to improve and invigorate the area. Camp Hill Urban Village is currently comprised of two industrial estates, public and private housing with around 6,000 residents, local schools, a small local shopping centre; and the Midland Quarry, a currently non-operational quarry which is the subject of this outline application.

The Camp Hill Urban Village Scheme is being promoted by Advantage West Midlands, the Prince’s Foundation, Warwickshire County Council and Nuneaton and Bedworth Borough Council. Implementation of the scheme is governed by a Management Board on which representatives of these sponsoring bodies are joined by representatives of the local resident and business communities.

Following the finalisation of a Strategic Development Framework for the Urban Village in February 2000, Supplementary Planning Guidance (SPG) was prepared and adopted by the Borough Council. This application is being submitted by Century Park Limited for the Midland Quarry area, the eastern part of the site. This includes areas DEV5, DEV11, ENV2 and INF3 as set out in the SPG.

The Borough Council's deposit draft local plan references the Camp Hill Urban Village initiative on the proposals map, effectively the SPG is the land use policy.

Century Park Limited is the company set up by land owner Mineral Investments plc to deliver the Midland Quarry redevelopment.

1.2 Purpose of Application

This planning application is an outline application for the Midland Quarry site as part of the Camp Hill Urban Village and covers areas DEV5, DEV11, ENV2 and INF3 of the SPG. All matters are reserved for subsequent approval by Nuneaton and Bedworth Borough Council.

This application is submitted in order to establish whether the development proposals are acceptable in principle to the Borough Council and Urban Village partners. Once the principle of the development has been confirmed, detailed matters, such as siting and design, external appearance and landscaping can be agreed with the Council and the relevant statutory bodies.

This planning application is accompanied by relevant documents containing supporting information which are intended to provide information for the Borough Council consultees, and other interested parties. The supporting information includes an Environmental Statement, which has been prepared to enable the likely significant environmental effects of the proposed development to be considered under the Environmental Impact Assessment Regulations 1999.

Details of the supporting information which accompanies this planning application are set out below in section 1.3.

1.3 List of Information Supporting this Application

The key reports and plans supporting the planning application for the Midland Quarry are listed below. This is an outline application and therefore all figures are for illustrative purposes only. The information is listed against the relevant part as follows:

• Part A: Planning Application Form and relevant certificates;

• Part B: Planning Supporting Statement;

• Part C: Environmental Statement: Non-Technical Summary and Main Report;

• Part D: Transport Statement;

• Part E: Outline Land Reclamation Strategy and Hydrological Review.

The following plans are included:

• Figure 1: Site Location Plan;

• Figure 2: Camp Hill Context;

• Figure 3: Site Boundary;

• Figure 4: Land Ownership;

• Figure 5: Site Constraints;

• Figure 6: Development Concept;

• Figure 7: Development Plots;

• Figure 8: Indicative Masterplan; and

• Figure 9: Transport Proposals.

1.4 Structure of Supporting Statement

Following this introductory chapter, the remainder of the supporting statement is structured as follows:

• Chapter 2 provides a detailed description of the site location, the existing uses and the development context;

• Chapter 3 explains the main elements of the proposed development areas;

• Chapter 4 summarises the key development principles underpinning the development concept;

• Chapter 5 examines the policy framework supporting the urban village and Midland Quarry proposals;

• Chapter 6 summarises the key conclusions of the Transport Assessment and Environmental Impact Assessment; and

• Chapter 7 summarises the principal benefits of the scheme and concludes by explaining why outline planning permission for the proposed development should be granted.

2. Site Description

2.1 Site Location

The location of the site of the proposed Camp Hill Urban Village and the relationship to Nuneaton town centre is shown in Figure 1. The Midland Quarry component of Camp Hill Urban Village is show in Figure 2. The application site boundary and area is shown in Figure 3 and is related to the land ownership shown in Figure 4.

Existing vehicular access to the site is off Tuttle Hill via ‘Intercity Shot Blasting’ and a second access adjacent to the Crazy Horse premises.

2.1.1 Site Context

The Midland Quarry site is bounded to the east by the Coventry Canal, beyond which is the railway line and playing fields. Beyond these playing fields there is an extensive residential area, including two schools. To the north, the site is bounded by the B4114, beyond which there is a landfill site, in the former Judkins Quarry to the east.

To the north west of the application site there are existing residential areas accessed from Tuttle Hill, a proposed housing site (DEV2), and a designated Site of Nature Conservation Interest known as Holly Stitches. The Pool Road Industrial Estate lies to the south west of the site and is designated in the SPG as a potential improvement project. This is accessed via a housing estate, which in turn is accessed off Vernons Lane.

The application site constraints are illustrated in Figure 5. The main development constraints within the site boundary are the existing quarry void and cliff faces; the quarry lake and final water level, the Bar Pool Brook; and the existing buildings on Tuttle Hill. Constraints adjoining the site include the relationship with the Coventry Canal, the poor quality aspect of the boundary face of the Pool Road Industrial Estate, overlooking from housing in Willow Road, integration of the Holly Stitches nature; the noise / traffic from Tuttle Hill, and perceptions of the landfill site to the north. Noise from the railway is not anticipated to be a major constraint but further investigation will be necessary at the detailed stage.

The quarry itself has been designated as a Regionally Important Geological site by the Warwickshire Geological Conservation Group.

These development constraints combine to create a complex series of integrated issues which need to be addressed to ensure a sustainable solution is promoted. The development concept produced to highlight the potential opportunities to overcome these constraints is shown in Figure 6 and described in Section 3.

2.1.2 Site Boundary and Existing Use

The application site covers an area of approximately 21 ha. Our approach to developing the site is holistic and integrated, however in order to relate the proposals back to the Urban Village development framework and the adopted SPG the site is described in terms of the following development land parcels:

DEV11 - Land to the East of the site

This part of the site includes the shallow void of the former quarry which is proposed to be infilled prior to development.

DEV11 also includes a number of existing buildings on Tuttle Hill, some of which are proposed for retention and some of which are intended to be demolished and replaced with more appropriate modern buildings.

Land adjoining Tuttle Hill is included in this parcel also which is currently unintensively used for storage and light industrial uses.

ENV2 - The Former Quarry

This area covers the main void of the former quarry which was operated by British Coal. This is now partially filled with water, and rising water levels have been recorded. During operation of the quarry, water levels were controlled by pumping water from the quarry into the Coventry Canal. A comprehensive water management strategy is needed to ensure a sustainable final water level can be achieved (see Supporting Information Section E).

INF3 – Proposed New Link Road

This new road infrastructure would seek to provide a link from Tuttle Hill to primarily serve the DEV5 development with the potential to solve other access problems for the existing Pool Road Industrial Estate. An existing Public Right of Way exists along the proposed alignment which should be integrated into the proposals. The route is narrow between the edge of the quarry and the Holly Stitches nature area but careful design will achieve a safe and appropriate solution.

DEV5 –Land to south west of the Quarry

This area of the site includes an overburden mound containing materials which have been excavated from the surface of the quarry when mining operations on the site began. This is intended to be used to fill the shallow void in DEV11. The southern part of this area is a marshy habitat with quite dense tree/shrub coverage. The mound is also now covered in vegetation.

This area is identified on the Borough Green Plan as a key wildlife site, and it provides a link to a wildlife corridor. It is also acts as a buffer between the existing industrial estate and the disused quarry. There is also an existing footpath running through this site along the Bar Pool Brook to the Coventry Canal.

2.2 Land Ownership

Due to undertaking a comprehensive approach to the development of this site, there are a number of land owners with interests in the development as shown on Figure 4.

They include the former quarry site and surrounds owned by Mineral Investments Ltd . Other key land owners are Nuneaton and Bedworth Borough Council and British Waterways who own land adjacent to the Coventry Canal; and a series of smaller holdings include land along Tuttle Hill owned by the DTLR and other private individuals. Midensor Holdings own land to the western end of the site through which INF3 will pass. Martin Elliot Robey owns land to the south east and Mac Developments own a small piece of land associated with the potential linkage access to Pool Road Industrial Estate.

2.3 Site History

Midland Quarry was worked extensively for granite and sandstone in common with several nearby quarries between Nuneaton and Atherstone. By the 1960's rock reserves were becoming depleted. In the 1980's British Coal acquired the site with a view to remote disposal of colliery spoil, which proposals received planning permission but were not implemented due to radical re-structuring of the coal industry at that time. After privatisation of the coal industry, the site was marketed by the Coal Authority, and bought by Mineral Investments in 1996.

As noted, Midland Quarry is an integral part of the Camp Hill Urban Village initiative, and is designated for redevelopment in line with the users listed in Section 2.1.2 above.

3. Description of Development

3.1 Outline of Proposals

As described in section 2.1.2 of this report, the proposed development has been approached holistically, not only within the site boundary but within the context of the Camp Hill Urban Village and proximity to the town centre. In line with the Borough Council’s SPG descriptions, the following development is proposed:

• INF3: New Road link connecting Tuttle Hill to Willow Road;

• DEV5: Extension to Pool Road Industrial Estate;

• DEV11: Midland Quarry Employment/Mixed Use (including leisure/offices, housing and marina); and

• ENV2: Midland Quarry Environmental Improvement.

More specifically, the proposals as shown on the Development Plots on Figure 7, include the following:

• 2.45 ha of employment uses comprising a mixture of unit sizes. This will be B1 development, and is likely to be light industrial, incorporating some live/work units;

• Approximately 100 new residential dwellings (2.8ha @ 35dph) including a mixture of type, tenure and affordability;

• 2.02 ha of leisure/office users to the north of the site along Tuttle Hill;

• improved water features, including new moorings along the Coventry Canal; and a central lake in the main void with the potential to include such facilities as a marina with boat storage and servicing. The potential for a new lock feature to connect the canal to the south east to the quarry lake/marina is proposed with the backing of British Waterways; and

• integrated areas of open space and landscaping creating nature corridors linking east to west.

3.2 Mix of Uses

The proposed development will contain a sustainable mix of uses, each of which compliment and support the others. The positioning and nature of each of the different uses has been carefully considered in response to the site context. For example, the light industrial and live/work units on the south western part of the site (DEV 5) are intended to act as a new ‘face’ to the existing Pool Road Industrial Estate. This will not only improve the interface of the existing industry and the proposed development at the quarry site but will potentially lift the usage of the existing estate as a result. The proposed canal lock seeks to become a focal point at the node created by residential, live/work and nature corridor uses. This approach will ensure sufficient segregation of residential and work uses as well as controlling vehicular traffic flows whilst ensuring pedestrian integration of the two parts of the proposals. Leisure and offices are along Tuttle Hill to maximise the exposure to passing custom whilst also acting as a buffer between the main body of the site and the busy main road and Judkins landfill beyond. Accessibility by public transport to and from the town centre is also a key factor. The interface between leisure and residential, particularly on the canal side where new moorings are planned will need careful detailed design to maximise the benefits in terms of encouraging vitality and variety into the scheme.

The mix of uses and their appropriateness to the surrounding uses will assist in integrating the proposed development with the existing community. The potential to create cycle and pedestrian linkages eastwards towards the town centre in a new crossing over the canal is proposed utilising the pedestrian underpass under the railway line to link to the existing playing fields and beyond. The Borough Council owned land on the far bank of the Canal has significant potential to be used as a recreation node. This route can be extended across the whole of the site to include a cycleway linking through Holly Stitches to the main residential area of Camp Hill. This mix of uses also assists in maintaining activity levels in the area throughout the day, creating a more secure environment in which to live, work or enjoy leisure facilities. Encouraging a mix of uses within this area will also assist in reducing the local need to travel.

3.2.1 DEV 5 Employment

It is proposed that there is a mix of employment uses within the Urban Village. Within this application site, 120,000 sq ft (metric as well) of employment uses are proposed adjacent to the Pool Road Industrial Estate. This employment is likely to consist of four plots of employment units, with some live/work units located to the south east of the employment area, closest to the proposed housing area in order to maximise integration. The employment area will be designed to a high standard and will be significantly more attractive than the existing rear views of the development on the Industrial Estate to the south east. The new employment area will assist in improving this part of the site, and will provide a more attractive environment to the south west.

Provision of these employment units will assist in the regeneration of the wider Urban Village and will provide a range of employment opportunities for the existing and new community. This new employment area is proposed to be accessed via the new link road (INF3) from the north (Tuttle Hill).

Integration of the wildlife corridor is linked to the wider water management strategy for Bar Pool Brook. The detail of this will be developed following further studies outwith this application.

3.2.2 DEV 11 Housing

The proposals for the application site have been developed to create a high quality waterside residential development, to provide for approximately 100 new dwellings. The opportunity to create a sense of place which reacts to the canal and quarry side location has the potential to result in a unique and exciting residential based development. The latest guidance on higher densities and quality urban design, as promoted in PPG3, will influence the detailed work in bringing the proposal forward to implementation. Streets, squares, courtyard parking, landmarks and perimeter development are envisaged. The final number and mix of dwelling types will be determined at the detailed design stage, although an appropriate proportion of the new dwellings will be affordable housing. These affordable houses would be fully integrated with the market housing on site and a range of different house types would be incorporated to encourage a sustainable residential community in touch with the local market.

3.2.3 DEV 11 Leisure

Leisure/office uses would be provided on the northern part of the site, fronting onto Tuttle Hill. Leisure uses are likely to be concentrated to the eastern corner of the site, as there is currently a former public house on this part of the site which is likely to be retained and new moorings are proposed on the canal making this an attractive part of the site. The leisure uses along Tuttle Hill would be easily accessible to residents from other parts of Nuneaton as they would be located along the key bus route which runs along this road; and a new pedestrian and cycle access over the canal can link existing residential areas.

In addition to these leisure uses and the new moorings, a large lake will be a central feature of this part of the development. This will be a resource for wildlife and for recreation, providing potential boat storage, marina and servicing facilities linked to the canal via a lock. It is proposed that the water level be raised to a final sustainable level of 80 AOD. More detail on achieving this is included in Section E of the supporting information. The leisure facilities will provide for those living and working in the Urban Village and for residents from elsewhere in Nuneaton.

3.3 Density of Development

In seeking to make the best and most efficient use of the land resource in this part of the Urban Village, it is proposed that development is of a high quality and that densities are in accordance with those recommended. In Planning Policy Guidance Note 3: Housing (PPG3) the housing element of the proposals would seek a density of around 35 dwellings per hectare which will assist in ensuring that people will be living close to local facilities and that the Urban Village becomes a vibrant environment in which to live and work. These higher densities will however take into account the need for privacy and retaining open space areas as part of an integrated approach to urban design. Industrial/leisure/office units will ensure that frontage is maintained and that enclosure of urban space is a key factor in the architectural approach to detailed design of buildings.

3.4 Access Arrangements and Car Parking

3.4.1 Principles

The application site will be accessible by road from Tuttle Hill to the north. The INF3 alignment will serve DEV5. The INF3.1 alignment will serve DEV11 with the potential for a bus only or emergency link between the two at the lock position. Potential links south to Pool Road Industrial Estate are subject to further investigation but are shown to highlight the potential benefits. The transport proposals for the quarry site are shown in Figure 7. Pedestrian and cyclist access across the site is encouraged east to west to link destinations.

3.4.2 Road Access

The quarry site will be integrated with the existing highway network providing two access points off the B4114 Tuttle Hill to the north. The access point to shown to the east of the quarry in Figure 7 would serve some of the proposed leisure uses to the east and the proposed housing area. The access to the north west of the site shown in Figure 7 would serve the proposed employment uses and live/work units to the south west.

Secondary roads off this main route would provide access to the proposed new employment area (DEV5), to the proposed housing area and would also serve the new leisure/office uses fronting onto the B4114. The new road would be designed to include traffic calming measures as appropriate.

3.4.3 Car Parking

Car parking standards would accord with the advice set out in PPG13: Transport, and would be at levels which seek to encourage the use of more sustainable modes of transport for those living and working in the area.

Wherever possible, communal parking will be encouraged, and some on street parking may be appropriate in residential areas. Buildings will be designed to maximise the opportunities to place parking to the rear to create better quality urban spaces to the front of development. Detailed car parking standards will be agreed with Nuneaton and Bedworth Borough Council at the detailed design stage.

3.4.4 Public Transport

A key bus route runs along Tuttle Hill to the north of the application site, and bus stops along this route are easily accessible from the site. Where appropriate links through the site and across the road could be provided to bus stops to ensure ease of access and safe access to public transport routes from the site. If appropriate bus stops could be located to be more accessible from the site.

Bus services are likely to be routed through other parts of the Urban Village site, and could form part of the bus showcase route which the Councils seeks to promote in its SPG for the Urban Village.

3.4.5 Pedestrian and Cycle Links

The Urban Village will be designed to encourage alternative modes of transport to the private car and particularly walking and cycling. To assist in this, cycle/footpaths will be retained to link through the quarry site from the housing area through the employment area to the existing residential area to the north west of the site. This will ensure that the new development is linked to the existing community. Where necessary these would be re-routed and if appropriate new routes could be developed. This existing footpath route is overlooked, making it a safer route which is more likely to be well used as a link through the site. A footbridge across the canal linking to the towpath is also proposed. This also links to an area of open space across the canal.

3.5 Open Space and Landscaping

Incidental open space and appropriate landscaping will be integrated into the proposals at an early stage to ensure a balanced development and wherever possible existing features such as trees will be retained. The centrepiece of the development is the improved lake and enhanced surroundings. The wildlife corridor running through DEV 5 would also be retained and enhanced. A footpath link across the canal will provide a useful link from Holly Stitches to open space beyond the canal towpath, and beyond the railway to the playing fields.

3.5.1 Holly Stitches/Bar Pool Brook

The improvement of the wildlife corridor linking Holly Stitches via Bar Pool Brook to the Coventry Canal is a key landscape proposal. This will provide an alternative and varied pedestrian / cycle link across the site avoiding main roads and busy streets.

3.5.2 Quarry Edge Boundary

Development is planned to face onto the lake to maximise the visual benefits of the resource. Roads therefore encircle the quarry edge which will be landscaped so as to maximise the visual links whilst ensuring a safe distance is maintained from the quarry edge.

3.6 Water Feature

3.6.1 Quarry Lake

The development proposals involve raising the water levels in the quarry to around 80 AOD, subject to further investigation, to form a central lake feature to the development. This will also provide a recreational and wildlife resource. It is proposed that this has potential to be used as a canal boat marina for boat storage, houseboats and servicing. This could be linked to the canal vial a lock. This central water feature will assist in creating a pleasant environment in which to live and work and will provide an attractive outlook for the proposed housing, employment and leisure uses.

The lake will also offer an important ecological habitat in the area.

More information on the proposals for the quarry lake are set out in Part E of the supporting documents.

3.6.2 Coventry Canal

The Coventry Canal adjoins the site along the south eastern boundary and provides the opportunity to create new moorings close to the public house in the eastern corner of the site. Some of the proposed housing area will front onto the canal, which will provide an attractive outlook. Where appropriate improvements to this frontage would be carried out. The public tow path is on the opposite side of the canal so privacy could be maintained whilst maximising use of the resource. The new pedestrian bridge would provide an interesting diversion into the development to see the lake and use the leisure facilities. Canal users would be able to stop at the moorings or marina and easily reach local shops to replenish supplies.

3.6.3 Bar Pool Brook

The third water feature on the site will link Holly Stitches to the Coventry Canal and will be wilder in character than the other water features as a contrast.

3.7 Ground Conditions

Ground improvement and stabilisation works will be required to deliver the proposals set out in this statement. Ongoing and future site investigations will result in an engineering strategy to achieve a physical land quality that is suitable for use in respect of the foundations requirements of the proposed development.

Further information on this issue can be found in Part E of the supporting documents.

3.8 Phasing of Development

The development of this site has a number of logistical and procedural constraints which will influence the phasing of the development. It is envisaged that for land reclamation purposes a temporary access to DEV5 will use the INF3.1 access point and go along the canal-side. This will then be used to move the overburden from DEV5 to the shallow void on DEV11. Meanwhile reserved matters approval for INF3 will be sought to serve DEV5 once the overburden is removed. The fill in the shallow void will then need time to settle so DEV5 will be developed in the interim. Leisure and office units along Tuttle Hill would then be developed on DEV11. INF3.1 can then be built off which the housing on DEV11 will come forward together with the moorings. The filling of the quarry with water to form the finished lake will be on-going following the settlement of the shallow void. The lock connection to the canal would be the last piece of the development completed when the lake reached a sustainable finished water level.

4. Development Principles

4.1 Camp Hill Urban Village: a sustainable approach

In line with current Government guidance and good practice, the proposals for the quarry site have been guided by the principles of sustainable development, which have been incorporated into all stages of development of the proposals. The quarry site will be developed in the context of the Camp Hill Urban Village to provide a high quality mixed use development..

4.2 Making Efficient Use of Land and Resources

Much of the Urban Village has been previously developed or is currently in need of improvement. New development in the Camp Hill Urban Village is one key to the regeneration of this part of Nuneaton, and it provides the opportunity to improve areas of the site and to use the land more productively. The development of the quarry site is a key part of this.

Developing quarry site will deliver a number of houses and leisure facilities and importantly provide local employment opportunities in the area. This will assist in meeting Nuneaton and Bedworth’s longer term needs for residential and employment land, whilst assisting in the protection of greenfield sites and sites in less sustainable locations.

The quarry site will be based on high standards of design and will be developed at relatively high density to ensure that resources are used efficiently, whilst still creating a high quality urban environment.

4.3 Providing a Good Mix of Uses

As described in section 3.2 of this report the application site will provide a good mix of uses, and will include a mix of tenures, types and sizes of dwellings, and a mix of types of employment and leisure uses. This will ensure that a balanced community is created and is well integrated with the existing uses on the site. This mix of uses means that those working and living in the Urban Village will have good access to facilities and the proximity of different uses encourages walking and cycling. The range of tenures, types and sizes of dwellings will provide for different types of households, such as for the elderly, single people and families. This mix creates a natural balance in the community and has the advantage of ensuring that there is activity throughout the day which assists in creating a more secure environment and discourages crime.

4.4 Increasing Accessibility

The quarry site will be opened up via new roads and footpaths, which will enable residents and visitors to take advantage of new leisure and recreational facilities on site. Residents and those working on the site will have easy access to nearby bus routes which will form part of the showcase route. Natural traffic calming measures will be used wherever possible to lower vehicle speeds and to ensure a safe environment for pedestrians and cyclists.

In many parts of the site car parking will be limited to communal car parking to encourage the use of modes of transport other than the car.

4.5 Enhancing the Local Environment

Landscaping, incidental open space and water features will be incorporated into the proposed development of the quarry site. Wherever possible existing features such as tress and any wildlife corridors will be retained as part of the development. Recreation uses, such as the proposed marina will assist in creating a pleasant working and living environment, and also act as a recreational resource for the surrounding communities. The proposed development will result in significant improvements to the environment through remediation measures, creating ground conditions which are suitable for development.

4.6 Integrating Proposals with Existing Urban Fabric

Attention has been paid as to how the proposed development on the application site will be integrated with the existing urban fabric. This ensures that existing residents benefit from the new development and can part of it. This is particularly the case in the north western part of DEV5 which is close to existing residential areas.

Facilities and services in the area will benefit from the increase in the population and the increase in the number of people working in the Urban Village. The creation of new routes through the site will also benefit existing residents by providing new routes to various facilities, including leisure facilities and recreational facilities such as the new water feature and footbridge over the canal, allowing access to the towpath.

4.7 Providing a Safe Living and Working Environment

The quarry site has been designed to ensure that open space and footpaths are visible to assist in reducing opportunities for crime. The over looking of footpath routes will encourage users to feel safe and thus encourage footpath use, assisting in the aim of reducing the need to travel by car. The detailed design of buildings will also ensure that areas are not vulnerable to crime, for example in the proposed housing area, cul-de-sac development will be avoided.

4.8 Energy Efficiency

The detailed layout of buildings will ensure maximum use of passive solar gain and buildings will be orientated to ensure maximum daylight.

4.9 Sustainable Urban Drainage

Sustainable urban drainage techniques will also be used wherever possible throughout the proposed development.

5. Meeting Policy Objectives

5.1 National and Regional Context

The delivery of new Urban Village style development forms a central element of the Government’s urban regeneration agenda. Both the Urban White Paper ‘Our Towns and Cities: The Future’ and the Urban Task Force report place emphasis on creating sustainable forms of new, mixed use urban development and bringing previously developed land back in to beneficial use. Camp Hill Urban Village, and within this the quarry site offer the opportunity to do this.

5.1.1 The Urban Renaissance

The Government has committed to delivering an urban renaissance within England’s urban areas. As a priority the Urban White Paper identifies a need to make efficient use of urban land and to tackle social exclusion through improving the pattern of new development. The Government has set a target that 60% of new housing development should be provided on previously developed land and a particular emphasis is given to identifying sites that are in accessible locations and that can bring benefits and improvements for existing residents and workers.

This approach is complemented by the Transport White Paper: A New Deal for Transport: Better for Everyone, which outlines the need for an integrated approach to the delivery of land use and transport planning. The policy objectives require new developments to be located in areas where the existing choice of alternative modes of transport are high, and for new schemes, to identify opportunities for enhancing walking and cycling networks and integration with public transport.

The quarry site offers the opportunity to deliver a sustainable mixed use development including housing, employment and leisure uses on a previously developed site which is in need of environmental improvement.

5.1.2 National Planning Policy

National planning policy guidance sets out a clear framework of policies which support the objectives of the urban renaissance. The key national planning issues of relevance to the Camp Hill Urban Village development and to the quarry site proposals are considered below.

Urban Village Development

The concept of major mixed use or ‘urban village’ style development is supported in PPG1: General Policy and Principles which sets out the Government’s approach to planning. It states that the urban village concept is supported where the development is characterised by a mixture of residential, employment, leisure and community facilities and where high standards of design are applied including good access to public transport and public open space.

PPG1 requires local planning authorities to consider what opportunities exist for incorporating such urban village style developments within any part of their area, and states (at paragraph 12) that they are characterised by:

• Compactness;

• A mixture of uses and dwelling types including affordable housing;

• A range of employment, leisure and community facilities;

• High standards of urban design;

• Access to public open space and green spaces; and

• Ready access to public transport.

It is also noted that such proposals for urban villages may incorporate existing development, as is the case at the Camp Hill Urban Village.

The proposals for the quarry site include a number of these characteristics, such as a mixture of uses and dwelling types (including affordable housing), employment and leisure uses, all of which will be developed to a high standard.

Sustainable Patterns of Development

Planning Policy Guidance Note 1: General Policy and Principles, sets out the general policy and principles underpinning the Government’s approach to the planning system. PPG1 confirms that the government is committed to promoting more sustainable forms of development by:

• Giving priority to the development of land within urban areas, particularly on previously developed sites;

• Concentrating major new development in locations well served by public transport especially where these are close to existing town centres.

PPG3: Housing and PPG13: Transport both support the principle of creating sustainable patterns of development by promoting new development in locations within urban areas and in accessible locations close to existing town and district centres. Specifically, PPG3 encourages new development to be mixed in nature and to make efficient use of land.

To make efficient use of land, PPG3 supports greater intensity of development at places with good public transport accessibility. In parallel to high standards of urban design, high density development is encouraged as is the application of flexible parking standards. Significantly lower levels of car parking are expected in locations which are readily accessible by walking, cycling and public transport.

The proposals for the application site incorporates all of these elements of good practice as described above and will deliver a sustainable pattern of development in line with Government guidance. Development of the quarry site in accordance with this good practice will contribute towards the sustainable development of the whole of the Camp Hill Urban Village.

Suitability of Sites for Housing

In considering the suitability of sites for housing, PPG3 (at paragraph 31) requires local planning authorities to assess the potential and suitability of development against a number of criteria. The proposed housing development at the quarry site is considered against these criteria in Table 5.1 below.

Table 5.1 PPG3 Site Suitability Criteria and quarry site

PPG3 Paragraph 31 Site Suitability Criteria	Quarry Site Assessment
The availability of previously-developed sites and empty or under-used buildings and their suitability for housing use	The proposals will assist in bringing derelict areas back into productive use to create a high quality urban environment which is attractive for those who live and work in the area.
The location and accessibility of potential development sites to jobs, shops and services by modes other than the car, and the potential for improving such accessibility	The quarry site is located around 1.5 km from the centre of Nuneaton and its associated facilities. Footpath and cycle routes will run through the site to connect Camp Hill.
The capacity of existing and potential infrastructure, including public transport, water and sewerage, other utilities and social infrastructure (such as schools and hospitals) to absorb further development and the cost of adding further infrastructure	The Urban Village is well served by existing infrastructure and utilities. There are existing schools and public transport in the area. Improved facilities will be provided in the Urban Village if required.
The ability to build communities to support new physical and social infrastructure and to provide sufficient demand to sustain appropriate local services and facilities	A mix of housing types will be provided within the Urban Village, and there will be improved links through the area which will assist in integrating the new areas with the existing area. The provision of new facilities and leisure uses on the site will also assist in integrating the existing community who live and work in the Urban Village with new residents and workers.
The physical and environmental constraints on development of land, including, for example, the level of contamination, stability and flood risk, taking into account that such risk may increase as a result of climate change	The quarry site will require land reclamation work to make the area safe for development and there will be a need to raise water levels in the quarry.

Greening the Urban Environment

PPG3 encourages local planning authorities to place particular emphasis on the ‘greening’ of new developments. Green areas are recognised as enhancing the quality of new developments while also assisting the permeability of land for storm drainage and contributing to biodiversity.

Planning Policy Guidance Note 9: Nature Conservation (PPG9) also advises local planning authorities to make adequate provision for development and economic growth whilst ensuring the effective conservation of wildlife and natural features.

Planning Policy Guidance Note 17: Sport and Recreation (PPG17) also sets out the importance of Government places on ensuring that there is a suitable level and scale of recreation and amenity open space. PPG17 advises that local planning authorities should seek to achieve a reasonable balance between the need to make adequate provision for development in urban areas and the need to protect open space from development.

Chapter 3 of this statement explains the components of the proposed development. Open space is important within the Urban Village site, and the quarry site will provide incidental open space, along with recreational areas such as the marina. The proposed quarry lake is a substantial water feature which would be a useful wildlife resource, and could provide for a number of different habitats.

5.1.3 West Midlands Regional Priorities

The Approved Regional Planning Guidance for the West Midlands (RPG11, 1998) promotes new development that will improve the economic competitiveness of the Region while enabling improvements to the quality of life of residents and enhancing the natural environment.

The RPG is currently being reviewed, and in November 2001 a Deposit Draft version was produced. Urban renaissance plays a key part in the new strategy , and an important objective of the strategy is to make the Major Urban Areas (MUAs) of the region attractive places where more people will choose to live, work and invest. Policy UR1 of the draft states that:

“Within each MUA, the creation of a variety and choice of high quality living and working environments will be achieved through a comprehensive approach, where quality is raised throughout all areas, and through the promotion of a radical large scale change in selected areas to create new choices.

In each case, opportunities will be sought for:

a) increasing overall housing densities, though lower than average density development may be appropriate in some local authority areas to provide quality and choice, particularly to provide larger homes which would otherwise be in short supply;

b) raising the quality of urban design in both existing areas and new development, including a contribution to the reduction of crime and increasing accessibility;

c) maximising the use of the existing housing and business stock where economically and socially viable;

d) identifying areas for large scale change where existing residential and business stock is no longer sustainable;

e) ensuring appropriate levels of quality open space are provided;

f) developing integrated renewal strategies for the most deprived communities;

g) facilitating the provision of high quality health, education and other services; and

h) the provision of mixed tenure neighbourhoods, incorporating affordable social and market housing”

The proposed development at Camp Hill Urban Village, and specifically at the quarry site accords with many of the opportunities set out above. The proposed development will incorporate housing development at high densities (in accordance with PPG3) and would be designed to a high standard, incorporating open space areas. The development would be incorporated well with the existing development on site. The housing development on site would incorporate affordable housing and a mix of types of housing, and would be assisting in the renewal of the community.

The application site falls within the Coventry and Nuneaton Regeneration Zone as identified in the Draft RPG for the West Midlands. Policy SS3B states that within such areas, the primary focus will be on meeting much of the Region’s new development needs and on supporting public and private investment in infrastructure to bring about major change.

5.2 County Context

The Warwickshire Structure Plan (Adopted 2001) provides the strategic policy context within which the application for the quarry site development will be determined. The key principles of this plan are to provide for the needs of the whole community during the plan period, conserve resources of land and energy and promote greater use of public transport and modes of transport other than the car.

Policy GD5 of the plan sets out the locations where districts should provide for most new housing and industrial development, and puts these in order of priority, the first of which is within existing built up areas of towns over 8,000 people that lie within recognised transport corridors. The second includes two broad locations, one of which is in Nuneaton and Bedworth Borough Council. The third priority is locations which are adjacent to the built up areas of towns of over 8,000 people that lie within recognised transport corridors, outside the Green Belt, are easily accessible to town centre facilities and are well served, or can be well served by public transport. The quarry site clearly falls towards the top of the priority locations. The policy goes on to state that:

“In considering the allocation and release of land, local plans should have regard to the availability of previously developed land and buildings and allocate and provide for such sites to come forward where they meet these criteria……”

The proposed development at the quarry site and at the Camp Hill Urban Village clearly accords with this policy, as it falls within one of the locations which is identified as being a high priority location, and would make use of previously developed land.

Policy H1 of the Plan makes provision for around 31,100 new dwellings in Warwickshire over the period 1996 - 2011. Around 5,600 of these have been allocated to be developed in Nuneaton and Bedworth. The policy also provides an indication that around 55% of these dwellings (in Nuneaton and Bedworth) should be located on previously developed urban land. Policy H2 sets out an indicative figure of 2,500 affordable houses that may need to be developed in Nuneaton and Bedworth (although the exact number will be based on up to date housing needs assessments).

Development at the application site will assist in meeting these dwelling requirements and will also assist in meeting the percentage of dwellings to be developed on previously developed land and will contribute towards affordable housing in the Borough.

Policy I.2 provides for around 768 ha of land for industrial development between 1996 and 2011. Of this 132 ha is provided for in Nuneaton and Bedworth and the plan sets out an indicative percentage of these to be developed on previously developed land, 61%. Development of employment uses at the quarry site and at the Camp Hill Urban Village would assist in meeting this requirement for employment land and would assist in meeting the indicative percentage target for such development on previously developed land.

Policy I.8 relates to new tourist, leisure and recreation development, and states that such facilities will be supported where they will create new jobs to meet local needs, and where there is easy access to the main transport routes and urban areas. The proposals for the quarry site include proposed leisure uses to the north of the site, which are in accordance with this policy as they will provide employment opportunities for those living in the area, and will also benefit the new and existing community on the site.

5.3 Nuneaton and Bedworth Borough Council Policies and Objectives

5.3.1 Local Plan (Adopted and Review Plan)

The Nuneaton and Bedworth Borough Council Local Plan, Adopted in 1993 does not set out any specific development proposals which affect the Camp Hill Urban Village site, other than an Area of Restraint which covers the Barpool Valley part of the site. This designation does not impact on the application site. The SPG produced and adopted by the Borough Council in 2000 sets out how the Camp Hill Urban Village proposal accords with the various plan policies. However, since the SPG was produced, the Borough Council have produced a Deposit Draft Plan (2001) as part of the Local Plan Review. Once it is adopted this review plan will provide the local planning context for the Borough for the period up to 2011. It is therefore appropriate to assess the development proposals against the emerging plan policy. The Deposit Draft Plan identifies the Camp Hill Urban Village site on the proposals map, but does not contain specific policies on the site as this is covered by the SPG.

Housing

Policy H1 of the Plan sets out the housing needs of the Borough for the period up to 2011. Of the 5,600 Structure Plan dwelling requirement for the Borough, a significant number of dwellings have been completed or have planning permission, leaving only 771 to be allocated on new sites. The policy identifies 179 dwellings to be developed in the Camp Hill Urban Village. The housing proposed on part of the application site will assist in meeting this requirement.

Policy H2 of the plan seeks 30% of all new dwellings on sites of 0.4 hectares or more to be ‘affordable’ and Policy H4 seeks a mix of house types and sizes which should vary according to the nature of the development. An appropriate number of affordable dwellings would be developed on the application site, and a mix of types of dwelling would also be provided. The exact details on the mix would be decided following discussions with the Borough Council at the detailed planning stage.

The density of housing development on the application site would accord with Policy H11 which requires densities to be between 30 and 50 dwellings per hectare. There is likely to be a mix of densities on the site, for instance high density development may be appropriate along the canal frontage.

Employment

The Plan states that the Borough has some of the most deprived wards in Warwickshire and some of the highest rates of unemployment, and that new jobs are essential to reverse these weaknesses. The provision of employment uses on the site will assist in providing opportunities in the area, both for the existing and new community.

Recreation

Policy R9 of the Plan seeks to promote the recreational use of the Borough’s rivers, canals, lakes, reservoirs and other water bodies as long as the use is not detrimental to water quality or the ecological value of the area, it will not cause undue disturbance to adjoining residents, adequate measures are taken to ensure security and safety on and around the water body, and there is adequate access. The proposed water feature, including marina in the application site accords with this policy.

Areas Liable to Flooding

Policy Env3 states that development within Flood Plains will not normally be permitted unless there are strong mitigating circumstances why development should be allowed. A small area of land either side of the Bar Pool Brook on the application site may be liable to flooding. No built development will take place in this area, and existing planting will remain.

Canals

Policy Env19 requires that development which fronts rivers and canals in the Borough should be of a high standard of design and should take advantage of the vista across the river or canal, and that improvements may be required to the banks as part of the development. The proposed development would be of a high standard and will be designed to create an attractive environment. Use will be made of the canal to create attractive dwellings at an appropriate density fronting on to the canal. The canal environment will be improved through the creation of new moorings and a lock, and general improvement would be carried out where appropriate, and following detailed discussions with the Borough Council.

Transport

Policy T1 requires that new road infrastructure be designed and provided in accordance with Warwickshire Transport and Roads for development Guide. This Guide will be used in the design of the road infrastructure at the detailed design stage.

5.3.2 Nuneaton and Bedworth Community Plan (2001)

This Plan entitled ‘Shaping Our Future’ is based on the principle of improving the quality of life in the Borough. The Plan supports the comprehensive regeneration of the Camp Hill Urban Village, and sets out a number of goals that if met would create a better environment, including the following:

• Safety in local communities;

• Valuing, protecting and enhancing open spaces, wildlife and habitats;

• Leisure and Community facilities that are easily accessible for all;

• Clean environment; and

• Strong communities.

Development at the quarry site, as part of the wider development of Camp Hill Urban Village would assist in creating an environment which can meet the above goals. The proposed development would respect and retain existing wildlife and habitats on the site, and the proposed water feature (quarry lake) would also assist in attracting new habitats. Leisure facilities would be provided on site and there would be easy access to community facilities in other parts of the Urban Village.

Appropriate remediation would be undertaken to ensure that the environment is suitably clean before development takes place on the site. The site would be planned to ensure that the new development is well integrated with existing development, and that a mix of uses can assist in creating a sense of community. Individual parts of the development would be designed to ensure that there is less opportunity for crime, for example so that key areas, and footpaths are overlooked by the surrounding development.

6. Environmental Implications

6.1 Key Conclusions of Environmental Impact Assessment

The environmental impact assessment has predicted that the Midland Quarry proposals will have no significant adverse environmental effects once the development is complete. The area is considered to be of negligible value for nature conservation with Bar Pool Brook having local/parish importance for nature conservation and is as such incorporated into the proposals as a nature movement corridor. The important feature is to link the canal to Holly Stitches which provides a link across the whole site thus promoting habitat continuity. The site is also demonstrated as capable of absorbing the proposed development without significant detriment to local visual amenity.

The environmental statement which can be found in Part C of the application pack, highlights a number of substantial environmental benefits. These include providing significant socio-economic and regeneration benefits, cleaning up a large area of currently contaminated and derelict land and bringing it back into productive use, and creating a significantly improved landscaped area and an environment of high quality, which both existing and new residents, workers and visitors will be able to benefit from.

6.2 Key Conclusions of Transport Statement

A preliminary transport statement has been produced to consider the issues to be addressed in a full transport assessment of the Midland Quarry proposals. The statement refers closely to the Warwickshire County Council report no. 107 ‘Camp Hill Urban Village Regeneration Project - Transport Impact Assessment’. The full transport assessment will follow shortly after the submission of the outline application.

The transport statement anticipates a full and thorough assessment to be undertaken into the trip generation and distribution generated by the proposed development. The development concept has already embodied sustainable transport principles such as maximising the opportunity for public transport and ensuring links between various forms of transport such as cycling, walking and canal boating.

The transport strategy for the development revolves around two access points of Tuttle Hill. One primarily serving the employment on DEV5 via the route of INF3 with a possible link to the Pool Road Industrial Estate. The other primarily serving the offices/leisure/residential via the INF3.1 route with a possible emergency only connection or bus route only connection to the INF3 route. This ensures a sensible distribution of traffic relative to the area it is serving. Stage One Safety Audits of the two junctions will be included in a broad approach to road safety.

It is expected that there will be high level of use of public transport to move to and from the site, and the anticipated improvements to the pedestrian and cycle links will encourage greater use of these methods by existing residents and workers as well as the new.

7. Determining the Application

7.1 Summary of Key Benefits of the Scheme

Development of the Midland Quarry site forms a key part of the proposals for the redevelopment of the Camp Hill Urban Village. The proposed development will greatly assist in the regeneration of this part of Nuneaton. Development of the site would create a high quality sustainable urban development which will provide a number of benefits to existing residents and workers and for new residents. The proposals encompass good practice in urban design and incorporate the principles of sustainable development.

The key benefits of the scheme are set out below:

• Providing approximately 2.45ha of employment land on a derelict site, creating employment opportunities for the local community;

• Providing approximately 2.02ha of leisure / office land complementing the above employment provision;

• Providing approximately 100 new homes on a derelict site, assisting in meeting the Borough Council’s housing targets on previously developed sites and in providing affordable housing;

• Developing the site reduces the need for greenfield sites to be developed for employment and housing to meet the Borough’s land requirements;

• The creation of a central water feature providing a wildlife and recreational resource, incorporating a new marina, and lock, linking the canal to the quarry lake and improvements to the canal;

• The opening up of the site, including recreational uses to the wider community, assisted through the retention and where appropriate creation of new footpath and cycle links through the site; and

• Enabling significant environmental improvements on the site, which currently consists of under-used or derelict land and a disused quarry.

7.2 Conclusions

This statement has set out a number of reasons why the Borough Council should grant outline planning permission for the proposed development of the quarry site. Importantly, development of the quarry site will assist greatly in moving forward the Borough’s plans for the whole of the Camp Hill Urban Village. As part of the wider Camp Hill Urban Village development it will create a high quality mixed use sustainable urban development which will assist Nuneaton and Bedworth Borough Council in the regeneration of the area and in meeting their housing and employment land requirements. The proposals are based on national planning guidance and good practice, and are supported through Regional Planning Guidance and Strategic Planning Guidance at the County level.

The proposed development accords with the Development Plan, and also accords with the policy set out in the emerging Local Plan (the Nuneaton and Bedworth Borough Deposit Draft Local Plan, 2001).