Camp Hill urban Village
Supplementary Planning Guidance
Extracts relevant to Midland
Quarry
1.1
This SPG aims at
guiding development and redevelopment at Camp hill
1.2
This accords with
key aims in the Councils corporate plan
- to provide the best possible services at all times within
available resources
- to protect sustain and seek to enhance the quality of the
local environment
- to improve the quality of life for all those who live in the
borough
- to encourage local people to take an active part in their
communities
This
SPG also supplements current Borough Local Plan Policies whilst recognizing
that the local plan is under review. It
reflects National Planning Policy Guidance Notes (PPG) particularly PPG3 and
PPG13 and emerging policy contained in the County Councils Local Transport Plan
and its draft guidance, Transport and Roads for New Development.
1.3
This guidance
covers the Camp hill area as defined on plan 1.
It is bounded by Tuttle Hill to the North East, by the
There are some 6000 residents
with a wide range of public and private housing tenure some extensive swathes
of open space local schools a small local shopping centre and two industrial
areas and a former quarry site.
1.4
This guidance
defines the principles which the Council will apply to all new development and
redevelopment proposals in the Camp hill area and will be a material
consideration in the determination of planning applications, etc. Normally planning applications will be
required to demonstrate compliance with this guidance. Applicants will need to be creative and
pragmatic in their interpretation of the principles set out in this Guidance,
and in turn the Borough Council will respond positively in exceptional
circumstances to those applicants who demonstrate a justifiable departure from
those principles. The guidance will be
used to assist:
- the
acquisition and disposal of land for development
- the
control of development through the planning system
- the
design and construction of new and improved roads
- the
implementation of traffic management schemes
- the
development and enhancement of open spaces and public areas
5.1
Creating a sense
of place
5.2
Density
5.3
Mixture of uses
5.4
Diversity of
housing tenure
5.5
Connectivity
5.6
Sustainablity
5.7
Life Cycle
5.8
Security/stewardship
5.9
Quality of the
public realm
5.10
Identifiable neighbourhoods
5.11
Community Focus
6, General Design ground rules
6.1
The report of the
Urban Task Force “towards and urban renaissance” provides a set of basic ground
rules for urban design in general.
6.2
Site and setting
6.3
Context, scale
and character
6.4
Public realm
6.5
Access and
permeability
6.6
Optimising land use and density
6.7
Mixing activities
6.8
Mixing tenures
6.9
Building to last
6.10 Sustainable building
6.11 Environmental responsibility
Urban
form and mixed use
Density
and Intensity
Landmarks
Urban
Form
Mixed
Use
Public
Space
Building
Form and architecture
Streets,
movement and infrastructure
8.1
Ths guidance divides the
Area 4 is located in the east
of the
The individual development
project abbreviations are those used in the Strategic development Framework and
their location are shown on Plan 2. (Taken from the Framework
document – Figure 6.1).
12
Area 4
12.1 This area is located to the east of the study area andd comprises a package of proposals that essentially
focus on employment and recreation related development with interspersions of
housing.
12.2 The key projects are
Inf3
–
Dev
2 – Housing/mixed use adjacent to the Hedgerows
Dev
10 – Willow Road employment
Dev
5 – Midland Quarry employment
Dev
11 Midland Quarry employment/mixed use
Env 2 –
Midland Quarry Environmental improvement
Imp
12.3 The key improvement to this area is the proposed new
link road connecting
12.4 Dev 2 is a privately owned site with existing planning
consent for housing. In line with this
guidance a higher density mixed use scheme might now be more appropriate.
12.5 A later phase (approximately years 3-5 of the village
project) of employment related development is envisaged on site Dev 10, north
west of the current industrial estate.
Located between
12.6 Dev 11 is another longer term project fronting Tuttle
Hill and requires the partial infilling of Midland Quarry providing mixed use
and employment related development.
12.7 To ensure integration of these new developments into
the existing fabric there is a need to improve the existing industrial estate
as defined by Site IMP1. The estate is
currently finctional rather than attractive and
density is lowwith much of the land being used for
open storage. An improvement programme to consist of environmental improvements, grant
support for building projects and targeted business support is envisaged and
could lift the efficiency and appearance of the estate to enable inward
investment.
12.8 The infilling of part of the quarry – to extend land
to the north of the quarry for development (site Dev 11) could use materials
from the demolition from housing in Area 3 or the earth removed as a result of
constructing the balancing lake. The
remaining quarried area could be aised in level and
used for water balancing and ideally as a recreational resource for leisure and
wildlife. Alternative uses for the
redundant quarry should also be explored and will be considered positively
where they meet the principles outlined in this guidance. Employment opportunities in particular would
be beneficial land uses in this area.
Site
dev 2
12.9 This site adjoins open space to the south and is south
east of the recent residential ‘Hedgerows’ development. The site is currently vacant and overgrown
with vegetation sloping southwest towards the open space. A mixed use scheme of offices/light
industrial and residential units is sought.
Access shold be via the development of a new
road from Tuttle Hill to
A relatively early
development of this site is envisaged subject to matters regarding drainage and
highways.
Issues to be resolved prior
to an application being submitted
12.10 The access to this site should be via the proposed
link road to connect Tuttle Hill to
12.11 The drainage of the site will require a comprehensive
drainage strategy. Capacity does not
exist within the existing network to drain this site.
12.12 An open space strategy is required to include
proposals for the open space south west of site dev 2. The upgrading of this space to include boundary
treatments along the northern boundary of that space are
required. Measures to prevent vehicular
access including that of motorcycles will be sought notably along the open
space boundary with the proposed link road (INF3)
Details to be submitted with
any planning application
12.13 A transport Assessment to assess movement and junction
improvements required should be submitted.
Mixed use development as envisaged can generate traffic throughout the
day/evening. The existing crawler lane
could serve a purpose to facilitate traffic turning left into the proposed new
road and indeed this development. A
‘ghost’ lane for traffic coming downhill and turning right is likely to be
required.
12.14 The levels of this site and how it relates to existing
residential development northwest are important issues to address. A development is required which is harmonious
with the adjacent residences whilst creating a gateway feature that has a
strong attractive façade to both Tuttle Hill, the
proposed link road and the open space area.
This will encourage a sense of ownership to that space particularly
where the use of perimeter blocks on site Dev 2’s boundary with this space can
create and attractive frontage.
Plans
detailing levels and the sites relationship with adjacent uses will be
required.
12.15 design statement to illustrate how the development meets the
principles within this guidance particularly those relating to gateway features
and achieving mixed use development will be required.
12.16 A carefully designed communal parking
scheme to serve the mixed usesshould provide safe accessible parking. Design should be used within the site and at
its perimeter to discourage on street parking outside of the parking areas.
12.17 A mixed use scheme of private/low cost home ownership
dwellings and office or light industrial (B1) units is essential.
Achieving
employment development particularly within this area of the urban village
supporting and lifting the profile of the industrial estate beyond is a key
function of this gateway site.
Drainage
and the treatment of Holleystiches Brook
12.18 The development of this site and the INF3 link road
will have an impact on the sensitive ecological habitats of the Holleystitches Brook.
An environmental assessment of this development (site dev 2 and the INF3
road) should detail the implications of the development and include mitigation
measures to reduce adverse impacts on the brook and marsh habitats adjacent to
it.
Potential obligations
12.19 A contribution towards local environmental
improvements on the adjacent open space is required. This contribution will be identified as a
result of the open space strategy and will include open space maintenance
contributions unless these are secured through other funding arrangements.
12.20 Contributions towards public transport are likely to
be sought as a result of the traffic Assessment required. This could include the provision of bus
stops/shelters on Tuttle Hill. Suitable
crossing facilities on Tuttle Hill and on the new link road will also be
sought.
12.21 Junction improvements will be required to address the
connecting of Tuttle Hill to the new link road (INF3). This could also have implications for the
crawler lane on Tuttle Hill. Traffic
lights, new signage and other associated works in agreement with the Highway
Authority will be sought.
Sires dev 5 and Dev 10
12.22 These are two key employment sites that could raise
the economic stability of the urban village.
Both however require the consideration of issues and submission of
details that demonstrate the developments compatibility most importantly with
the natural environment. Site Dev 5 in
particular is a marshy habitat with much herb growth and dense tree/shrub
coverage.
It
is significantly lower in level to the housing north of this site and
construction of satisfactory access could be difficult.
12.23 Site Dev 10 however is open space sloping away from
housing on
Trees to the west and
Issues to be addressed prior
to applications being received
12.24 The drainage of both sites is complex and will require
a comprehensive strategy. British
waterways have already stated that no further surface water can be discharged
into the canal and thus surface water balancing is required. Dev 10 is a site constrained by sewers along
its length underground and floods regularly.
Details should address these issues with a satifactory
drainage system and reflect these constraints on the design and layout of the
site. Channelling
of potential floodwater could be a measure built into the sites infrastructure.
12.25 Dev 5 is identified on the borough Green Plan as a key
wildlife site providing a link to an established wildlife corridor and
providing a valuable buffer between the existing industrial estate and the
disused quarry – which is a geological area of regional importance. The implications of development on the
wildlife site and mitigation measures if appropriate must be carried out prior
to any planning application being determined.
These developments are also
reliant on the construction of the link road (INF3) to base course level and
associated highway works to discourage the use of
Details to be submitted with
an application
12.26 A transport assessment to assess the impacts of these
developments is required. Measures
should be considered as part of this assessment to discourage traffic moving
out of these employment sites and through to
The
new link road will be required to be constructed and available for use for
these development sites prior to their development being completed.
12.27 The relationship between these development sites and
adjacent dwellings –
12.28 Only uses falling within Class B1 of the Town &
Country Planning (use classes) Order 1987 will be permitted.
12.29 Footpaths run through both sites and these should be
retained or procedures undertaken to divert them. The footpath through Dev 5 in particular
should be landscaped in accordance with a landscaping scheme as it is important
to continue this green link and encourage its use. The construction of a footbridge across the
canal should form part of any proposals for this sites development. This footpath should be in place and its
access retained through construction works and after completion the footbridge
should be secured.
12.30 The trees west and
Sites
dev 11 and Env2
12.31 This employment and mixed use site is another key
employment site where the employment prospects of the Urban Village could be
concentrated and intensified should development of sites dev 10 and Dev 5 prove
difficult.
Being
a gateway site the scheme should present a strong statement of vitality for
those entering the
Issues
to be resolved prior to a planning application being received
12.32 The infilling partially of Midland Quarry should be
linked to and use materials from the demolition of properties in sites dev 6, 8
and 9. The development of this site will
therefore be a longer term project.
12.33 Stability of the land will need to be determined to
ensure safe development of the site.
12.34 A comprehensive drainage strategy is required and it
is likely that surface water balancing will be a key feature of any
scheme. The use of Midland Quarry for
surface water runoff could be explored.
Any additional development that will increase flows into the Barpool Brook must be upstream of the lake outlet. There is little capacity in the foul sewer
network. This strategy must be approved
and be in place prior to applications being determined.
12.35 A transport assessment that considers transport flows
and junctions including potential improvements is required. It is likely that any scheme will need to
consider the impact on the existing crawler lane on Tuttle Hill and the heavy
goods vehicles that use the Judkins Quarry site
opposite will need to be considered in the design of junctionsand
how they relate to the Judkins site.
12.36 A recreation/open space strategy to include proposals
for the use of the quarry for a recreation resource should accompany plans for
site dev 11. its
use as a water recreation/nature conservation site is envisaged unless other
proposals come forward suggesting suitable alternative uses.
Details that should accompany
any planning applications
12.37 The sites development includes the partial infilling
of Midland Quarry using materials from the demolition associated with sites Dev
6,8.9 and the digging out of the balancing lake – Barpool
(Env 1). The
transportation of this material and its use will be subject to careful
environmental analysis.
12.38 Plans detailing levels acress
the site once infilling is completed should accompany proposals fro development
12.39 Strong frontages of innovative design and quality
materials should feature along Tuttle Hill and the canal. Indeed views of the canal should be explored
by developments along the southeast boundary of site dev 11 and where possible
views of the Quarry (which will be an important recreation resource).
12.40 A geological survey to identify areas of the Quarry
which should be conserved/preserved is required. The survey will form an important source of
data when implementing the associated open space/recreation strategy for the
Quarry.
12.41 A network of footpaths and cycleways
should accompany detailed plans and link into the open space/recreation strategy
and plans for landscaping. These
footpaths and cycleways should link into existing and
proposed routes. Links to the canal
connecting from Tuttle Hill a circular walk around the quarry and connections
to
12.42 The development of sites Dev 5, dev 10 and 11 must be
supported by a design statement that demonstrates how the proposal supports principlals detailed in this guidance.
12.43 Only offices or B1 light industrial units will be
permitted within close proximity to any dwellings. If other non B1 uses are proposed these must
be located a minimum of 100m from the nearest existing or potential (in so far
as it relates to site dev 2 or dev 11) residential property.
12.44 Where a mix of use exists in proximity to each for
example within the same/adjacent perimeter block of development then a communal
parking scheme should be encouraged. If
areas of more concentrated employment use are developed on the site then a more
practical approach to accommodating parking for those uses alone is
required. Overall a reduced parking
requirement – but one which satisfies the needs of associated land uses is
sought.
Potential Obligations
12.45 contributions towards education provision based on an assessment of
need with the area in relation to residential properties proposed may be sought
from development.
The accessibility of Tuttle
Hill as a key bus route should be exploited and contributions towards improving
the use of services could be sought. Bus
shelters stops and crossing points to serve them could for part of any funding
arrangements.
The funding of signage
pathways cycleways planting and associated works
identified through an approved open space/recreation strategy shall be sought
and be in place prior to any units/dwellings being occupied.
Contributions will be sought
in the light of an associated transport assessment to facilitiate
necessary junction/highway improvements to serve this development, unless other
funding arrangements are in place.
13
Procedural
matters
13.1 Developer contributiuons
13.2 Compulsory Purchase orders and land assembly
Environmental Impact
assessments (EIA)
13.3 Projects of this scale and this complexity will often require an assessment of
their potential environmental impact.
Whilst a mixed use housing/employment development might not for example
require an EIA the
The EIA will highlight areas
of potential impact associated with a particular sites development. Such indications may point to a more detailed
site/area specific EIA being required.
Development of a new link road, residential and mixed uses off Tuttle
Hill within area 4 for example will undoubtedly have an impact on the fragile
habitats of Holleystitches valley and the area around
Midland Quarry – an area of recognized Geological importance.
13.4
EIAs when submitted should accord with the requirements of
the aforementioned regulationsand thus include the
following details:
13.5 Subsequent details or updating of the EIA are likely to be
required in support of particular projects often where a greater attention to
details is required. The development
within Area 4 for example would require additional details because of the
potential impacts the construction of the proposed iNF3 road might have on the
fragile ecosystems of Hollystitches Brook.