1 purpose of the document introduction

Transcription

LAND OFF WATERY LANE
CODSALL
DESIGN & ACCESS STATEMENT
VISION
‘’GOOD DESIGN IS A KEY ASPECT OF SUSTAINABLE DEVELOPMENT, IS INDIVISIBLE
FROM GOOD PLANNING AND SHOULD CONTRIBUTE POSITIVELY TO MAKING BETTER
PLACES FOR PEOPLE’’
PARAGRAPH 56, NPPF 2012.
4
WATERY LANE | DESIGN AND ACCESS STATEMENT
CONTENTS
PAGE 7
1
2
PLANNING POLICY
CONTEXT
INTRODUCTION
PAGE 55
PAGE 13
5
EVALUATION AND
DESIGN PRINCIPLES
PAGE 65
6
DESIGN PROPOSALS
3
PAGE 21
SITE & CONTEXTUAL
ASSESSMENT
7
PAGE 91
SUMMARY
PAGE 51
4
INVOLVEMENT
PAGE 95
8
SITE SUITABILITY
Pegasus
Urban Design
Pegasus Urban Design
5 The Priory
Old London Road
Canwell
Sutton Coldfield
B75 5SH
www.pegasuspg.co.uk I T 0121 308 9570 I F 0121 323 2215
Prepared by Pegasus Urban Design
Pegasus Urban Design is part of Pegasus Group Ltd
Prepared on behalf of Richborough Estates Ltd.
May 2015 Project code BIR.4516_015C
Contact: Urban Design - Charlotte Lewis
COPYRIGHT The contents of this document must not be copied or reproduced
in whole or in part without the written consent of Pegasus Planning Group Ltd.
Crown copyright. All rights reserved, Licence number 100042093.
6
INTRODUCTION
1
PURPOSE OF THE DOCUMENT
THIS STATEMENT HAS BEEN PREPARED BY
PEGASUS URBAN DESIGN ON BEHALF OF
RICHBOROUGH ESTATES LTD
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01 INTRODUCTION
PURPOSE OF DOCUMENT
1.1 This statement has been prepared by
Pegasus Urban Design (part of Pegasus
Group) on behalf of Richborough Estates
Ltd to accompany an outline planning
permission for a residential development
at land off Watery Lane, Codsall,
Staffordshire. All matters are reserved,
save for access.
1.2 This statement should be read in
conjunction with the following drawings
which accompany the application:
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BIR.4516_8C Proposed indicative
masterplan; and
BIR.4516_9 Site location plan.
1.3 In accordance with the Town and Country
Planning (Development Management &
Procedure and Section 62A Applications)
(England) (Amendment No. 2) Order 2013,
this document explains the proposed
design principles and development
concepts in respect of amount, layout, scale
and access. It also seeks to
•Provide an assessment of the site and
wider context;
•Identify the constraints and opportunities
which have shaped the design proposal;
•Summarise pre-application consultation
sought with South Staffordshire District
Council, key stakeholders and the local
community;
DOCUMENT FORMAT
1.5 Following this Introduction, the document
sets out the planning policy context for
the site. This is then followed by an
assessment of the site and its context, a
summary of consultation and engagement
and an overview of the proposal, identifying
key principles. A summary and an
assessment of the site’s suitability for
residential development concludes the
document utilising the Council first tier
site selection criteria. The document is
structured as follows:
Section 1 Introduction
Section 2 Planning policy context
Section 3 Site and contextual assessment
•Explain the evolution of the design and
access proposals setting out key issues
which have influenced them; and
Section 4 Involvement
•Define key development principles which
set design standards and parameters
for a future detailed or reserved matters
application.
Section 7 Summary; and
1.4 This document has been prepared in
accordance with:
• BFL12. Building for Life. The Design
Council 2012.
O
L D
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F A
• Design and Access Statements and how
to write, read and use them. Commission
for Architecture and the Built Environment
(CABE) 2006.
Section 5 Evaluation and design principles;
Section 6 Design proposals;
Section 8 Site suitability.
RICHBOROUGH ESTATES
D R I V E
1.6 Richborough Estates Ltd specialises in
identifying brownfield and greenfield
development opportunities for residential
and commercial use. Richborough Estates
operates across the UK with a proven track
record for successfully delivering many
large scale developments. The company
work very closely with the landowner, local
communities, local planning officers and
town councils to create the most mutually
beneficial plans.
9
SITE DESCRIPTION
1.7 The application site (thereafter referred
to as ‘the site’) is situated in the village of
Codsall, which is located in the western
area of Staffordshire. The site falls within
the jurisdiction of South Staffordshire
District Council and Staffordshire County
Council.
1.8 Codsall is a ‘main service village’ which lies
within the West Midlands Green Belt, just
to the south of the M54. Codsall is located
close to the border of Staffordshire and
Shropshire, 4 miles northwest of the centre
of Wolverhampton and 3 miles south of
Brewood.
1.9 Codsall and neighbouring Bilbrook each
have distinct centres that contain a range
of services and facilities. Both villages
have the benefit of a railway station which
provides regular travel to Shrewsbury and
Birmingham.
1.10 Beyond open countryside, Pendeford is
situated to the east and is home to i54,
one of a number of significant employment
sites that provide convenient opportunities
to high quality jobs. Tettenhall is located to
the south. Both settlements form part of
the major urban area of Wolverhampton.
The M54 corridor is situated to the north
and west, beyond which open countryside
leads to the village of Albrighton and
Telford.
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1.11 Situated on the northern settlement edge
of Codsall, the application site is greenfield
and 18.94 acres (7.67 hectares) in size.
The site is centered upon National Grid
reference 387251, 303932.
1.12 The site comprises a large field of improved
grassland and a small field of semiimproved grassland and is presently used
for grazing sheep. Each field is bounded
by hedgerows along which a small stream
runs along the northern boundary and
a ditch to the south-east. The site has a
relatively flat topography which gently rises
from north to south.
1.13 Watery Lane runs alongside the eastern
boundary of the site and Sandy Lane
borders the southern boundary. Both
are established residential streets and
comprise the existing urban edge of
Codsall.
1.14 Codsall Conservation Area is located
north of the site off Sandy Lane, where St.
Nicholas Church, is situated. Glimpse views
towards the church can be seen across the
site from Bilbrook Road and Watery Lane to
the east.
DESCRIPTION OF DEVELOPMENT
1.15 This Design and Access Statement is
submitted to accompany the following
description of development:
‘Outline planning permission for
residential development (Class C3)
with associated access, landscaping,
open space and drainage infrastructure
at land off Watery Lane, Codsall,
Staffordshire. All matters are reserved,
save for access.
DESIGN VISION
•To produce a new living environment of
the highest standard, with a clear and
recognisable identity which reflects the
local vernacular and contextual views;
•To provide a sustainable development
comprising a range of family houses, public
open spaces and areas for play;
•To create safe, attractive and secure
neighbourhoods, streets and places which
promote social interaction which will
afford access and movement priority to
pedestrians, cyclists and public transport;
and
•To create a development that will enhance
the attraction of Codsall as a place to live
and work, incorporating valued aspects of
local character, ecology, landscape, visual
amenity and biodiversity.
11
PLANNING POLICY CONTEXT
2
PROVIDES BACKGROUND INFORMATION
IN RESPECT OF PLANNING POLICY
2km
1km
m
500
LEGEND
LEGEND
Site boundary
Public green space
Education
Site boun
District boundary
Woodland
Employment
Resident
developm
Urban area
Allotments
Leisure & recreation
0
1
kilometres
14
LAND USE | 1:20,000
Surface w
attenuati
02 PLANNING POLICY CONTEXT
SITE ALLOCATIONS
2.1 The South Staffordshire District Council
Site Allocations Document (SAD) is
intended to allocate land and identify
specific sites for different types of
development throughout the district. It
will identify the sites needed to meet
the housing numbers set out in the Core
Strategy, and safeguard land for housing
and employment development for 10 years
post 2028.
2.2 The Issues and Options document includes
a useful update on the current progress
being made to deliver the housing to meet
South Staffordshire’s needs as identified
in the adopted Core Strategy. It shows that
some 630 dwellings have been added to
the housing supply and 72 lost, leaving
a minimum requirement of 1,081 homes
to allocate for. For Codsall Main Service
Village, only one house has been added to
the supply, requiring 221 still to allocate for
through the Site Allocations Document.
2.3 The District Council recognised that in a
number of Main and Local Service Villages
it is necessary to immediately consider
land that is currently greenfield and Green
Belt because the opportunities to explore
the first three stages in the sequential
approach do not exist.
2.4 In considering the genuine choices
available in and around Codsall, it is
clear that there is a significant shortfall
in the capacity of new homes that could
be achieved from within the existing
development boundary (or stage 1 of the
sequential approach). Indeed, as identified
in Part B of the consultation document,
there is only one site that has been
identified (adult training centre), which
has a limited capacity of 15-23 dwellings.
The evidence is clear that development is
required outside the existing development
boundary to deliver the allocation of 222
homes for Codsall identified in the Core
Strategy.
2.5 Land at Watery Lane is identified as the
next best site in terms of the sequential
approach set out in the Core Strategy
(Stage 2 of the sequential approach).
The site (identified as site 223 within
Part B of the consultation document) is
the only site outside the development
boundary that does not fall within the
West Midlands Green Belt and therefore is
sequentially preferable to all reasonable
alternatives identified in the District
Council’s consultation document. In light
of the shortfall in deliverable sites within
the existing development boundary, land
to the west of Watery Lane would provide
an opportunity to deliver a sequentially
preferable site that complies with the
policies contained within the Core Strategy.
2.6 Section 8 of this document considers the
site against the Site Selection Criteria
(tier 1) as set out in the Methodology that
accompanies the SAD Issues and Options
consultation paper.
SOUTH STAFFORDSHIRE LOCAL
PLAN 2006
2.7 Land at Watery Lane was considered
through the formulation of the 1996 Plan,
which provides useful background to
the principle of development of this site.
The site, which formed part of the West
Midlands Green Belt, was removed from
the Green Belt through the Local Plan
adopted in December 1996 and identified as
a ‘white land proposal’ under Policy GB4.
2.8 The Inspector supported this white
land proposal as identified in his report
published in June 1995. With regard to
the principle of identifying this land for
longer term development, he stated, ‘the
land is relatively low lying in the valley
of Moat Brook and the visual impact of
development in longer range views and loss
of countryside would not be so harmful as
to warrant refusal. The land is of lesser
agricultural quality than the higher ground
to the west and is reasonably well defined
by a hedge line.’
2.9 Policy GB5 of the 1996 Local Plan states,
with regard to the white land proposals
that,’ Planning permission for the
development of land identified within Policy
GB4 will not be granted until a review of
the Local Plan proposes development of
those areas. Proposals for permanent
development will be regarded as
departures from the Plan.’
2.10 Many of the ‘saved’ Local Plan policies
have been replaced by the recently adopted
Core Strategy Development Plan Document
(DPD). The remainder will be replaced by
the Site Allocations DPD which is currently
being formulated.
15
CORE STRATEGY
2.11 Section 38(6) of the Planning and
Compulsory Purchase Act 2004 requires
that:
“Where in making any determination
under the planning Acts, regard is
to be had to the Development Plan,
the determination shall be made
in accordance with the plan unless
material consideration indicates
otherwise”.
2.12 In this instance, the current adopted
development plan for Staffordshire
comprises the South Staffordshire Core
Strategy which was adopted in December
2012.
2.13 The Core Strategy deals with the strategic
matters for South Staffordshire. The
document sets out the long-term vision,
objectives and high level policies that
are intended to guide development in the
District to 2028, as well as identifying areas
where development should be limited.
Importantly, the Core Strategy sets out
the following key elements of the Spatial
Strategy for South Staffordshire:
•A presumption in favour of development
reflecting National Policy;
•The delivery of 3,850 homes within the
District between 2006 and 2028;
•Growth to be focused towards the most
accessible and sustainable locations;
16
•Protection and enhancement of the
natural and historic environment and
local distinctiveness of the District and the
retention of the current settlement pattern;
•Protection of the Green Belt and
open countryside from inappropriate
development; and
•A sequential approach to the identification
of development allocations.
2.14 For Codsall, the Core Strategy identifies the
following:
•Identification of Codsall and Bilbrook as
‘Main Service Villages’ within the ‘central
locality area’– considered to be the most
sustainable locations in terms of the
level of essential community facilities
and services available, access to public
transport and supporting infrastructure;
•Focus for housing growth, employment
development and service provision;
•The Main Service Villages within South
Staffordshire will deliver 90% of the
District’s housing growth;
•Codsall to deliver a minimum of 222 homes
and neighbouring Bilbrook, a minimum of
105 homes; and
•Codsall sits within the central locality area
identified within the Core Strategy. Within
this central area of the District, planned
and carefully managed housing growth is
supported, which contributes to meeting
local needs, including the provision of
affordable housing.
2.15 The Vision, as set out in the Core Strategy,
sees Codsall supported through the
development of its key role as a main
service villages, with improvements to
community infrastructure, facilities and
services including social care and health
facilities and the provision of extra care
housing.
2.16 Within Codsall, a choice of housing is
envisaged to meet identified local needs,
whilst recognising the constraints that
impact upon the District, including
affordable housing, with extra care and
specialist housing for the elderly being a
particular priority. Housing is to be of a
high quality of design and of an appropriate
character and density. The focus will be to
make efficient use of land and buildings
with priority given to the reuse of previously
developed land (brownfield land) in
sustainable locations, provided it is not of
high environmental value.
2.17 In terms of the site, the Core Strategy
reflects the 1996 Local Plan and identifies
it as Safeguarded Land within policy GB2.
Safeguarded land is identified to contribute,
in whole or part, to the allocation of
housing sites up to 2028. In the identified
sequentially approach to site selection,
safeguarded sites are to be considered
after identified sites within current
development boundaries and before those
that are previously developed land that are
located outside but adjacent to the current
development boundaries of the Main and
Local Service Villages and, lastly, sites
within the Green Belt.
2.18 Relating to design, the following policies
are of relevance:
POLICY EQ4: PROTECTING AND
ENHANCING THE CHARACTER AND
APPEARANCE OF THE LANDSCAPE
The intrinsic rural character and local
distinctiveness of the South Staffordshire
landscape should be maintained and
where possible enhanced. Trees, veteran
trees, woodland, ancient woodland and
hedgerows should be protected from
damage and retained unless it can be
demonstrated that removal is necessary
and appropriate mitigation can be achieved.
For visual and ecological reasons, new and
replacement planting should be of locally
native species.
Throughout the District, the design and
location of new development should
take account of the characteristics
and sensitivity of the landscape and its
surroundings, and not have a detrimental
effect on the immediate environment
and on any important medium and long
distance views. The siting, scale, and
design of new development will need
to take full account of the nature and
distinctive qualities of the local landscape.
Proposals should retain and strengthen
the components of landscape character
and local distinctiveness, with particular
attention to the detailing of any proposal
and its relationship with existing buildings,
features and vegetation.
POLICY EQ5: SUSTAINABLE
RESOURCES AND ENERGY EFFICIENCY
To ensure that development minimises
environmental impacts, including lowering
the demand for energy and water, securing
the highest viable standards of resource
and energy efficiency and achieving greater
resilience to changes in climate, minimum
sustainability standards are required for
all new build and retrofitted developments.
All new residential development will be
required to achieve the minimum carbon
standards as set out in the carbon targets
framework.
POLICY EQ9: PROTECTING
RESIDENTIAL AMENITY
All development proposals should take
into account the amenity of any nearby
residents, particularly with regard to
privacy, security, noise and disturbance,
pollution (including light pollution), odours
and daylight.
CORE POLICY 4: PROMOTING HIGH
QUALITY DESIGN
The Council will expect all development
proposals to achieve a high quality of
design of buildings and their landscape
setting, in order to achieve the vision
of a high quality environment for South
Staffordshire. Support will be given to
proposals that are consistent with the
detailed design policy set out in Policy EQ11
and the guidance in the adopted Village
Design Guide Supplementary Planning
Document (or subsequent revisions), and
be informed by any other local design
statements, and meet the following
requirements:
•To provide an attractive, functional,
accessible, safe, healthy and secure
environment;
•To respect and enhance local character
and distinctiveness of the natural and built
environment including opportunities to
improve the character and quality of the
area and the way it functions;
•To incorporate measures to reduce the risk
of flooding and prepare for the predicted
effects of climate change;
•To make a positive contribution to the
public realm including the incorporation of
public art where appropriate;
•To adopt sustainable construction
principles and use locally sourced and
recycled materials wherever possible;
•To incorporate accessibility measures to
meet the needs of users and facilitate
access through sustainable forms of
transport;
•To facilitate and encourage physical activity
through outdoor sport, recreation (informal
sport and play) walking and cycling; and
•To secure improvements to public spaces
and the provision of additional public
spaces.
17
POLICY EQ11: WIDER DESIGN
CONSIDERATIONS
The design of all developments must be
of the highest quality and the submission
of design statements supporting and
explaining the design components of
proposals will be required. Proposals
should be consistent with the design
guidance set out in the adopted Village
Design Guide Supplementary Planning
Document (or subsequent revisions) and
be informed by any other local design
statements. Development proposals must
seek to achieve creative and sustainable
designs that take into account local
character and distinctiveness, and reflect
the below principles. The Council will
encourage innovative design solutions.
Use
•Mixed use developments will be
encouraged where the uses are compatible
with and complementary to each other and
to other uses in the existing community,
and where the development will help
support a range of services and public
transport (existing or new); and
•Proposals should where possible promote a
density and mix of uses which create vitality
and interest where appropriate to their
setting;
Movement
•Opportunities should be taken to create
and preserve layouts giving a choice of
easy and alternative interconnecting
routes, including access to facilities and
public transport and offer a safe, attractive
environment for all users; and
•Provision should be made, especially
within the proximity of homes, for safe and
attractive walking and cycling conditions,
including the provision of footpath links,
cycleways and cycle parking facilities, and
links to green infrastructure.
18
Form
•Proposals should respect local character
and distinctiveness including that of the
surrounding development and landscape,
by enhancing the positive attributes whilst
mitigating the negative aspects;
the potential for passive solar heating,
taking account of the implications of solar
heat gain;
•Proposals should create pedestrianfriendly places that allow for necessary
vehicular access;
•In terms of scale, volume, massing
and materials, development should
contribute positively to the streetscene and
surrounding buildings, whilst respecting
the scale of spaces and buildings in the
local area;
•Places should be safe and secure, with
effective natural surveillance;
•Development should relate to and respect
any historic context of the site, including
plot patterns and street layout,
•Opportunities should be taken to support
the development of a varied network of
attractive, and usable publicly accessible
spaces;
•Development should take every opportunity
to create good design that respects and
safeguards key views, visual amenity,
roofscapes, landmarks, and focal points;
•Development should take account of
traditional design and forms of construction
where appropriate, and avoid the use of
inappropriate details;
•Development should incorporate high
quality building design and detailing, with
particular attention given to appropriately
designed elements;
•Development must ensure a high standard
of access for all and that safe and easy
access is available to all potential users,
regardless of ability, age or gender;
•Sustainable forms of development should
be designed, incorporating renewable
energy use, minimising waste production
and providing opportunities for recycling,
and minimising pollution. Development
should seek to minimise water use
including the incorporation of water
recycling and harvesting, and ensure the
use of Sustainable Drainage Systems
(SUDS). Use or re-use of sustainable
materials will be encouraged. Orientation
and layout of development should maximise
•Well designed private and semi-private
open space should be incorporated for all
buildings, appropriate to the character of
the area;
•Provision for parking should where possible
be made in discreet but planned locations
within the development; and
•Design should seek to retain existing
important species and habitats and
maximise opportunities for habitat
enhancement, creation and management.
POLICY EQ12: LANDSCAPING
Landscaping of new development must
be an integral part of the overall design,
which complements and enhances the
development and the wider area, and:
•Creates a visually pleasant, sustainable and
biodiversity rich environment;
•Provides for sustainable solutions including
the use of Sustainable Drainage Systems
(SUDS). Designs should respond to the
potential implications of climate change;
•Protects and enhances key landscape
features;
•Creates new features and areas of
open space that reflect local landscape
character; Contributes to character,
appearance and sense of place; and
•Promotes a public realm which is attractive
and safe.
POLICY H1: ACHIEVING A BALANCED
HOUSING MARKET
Proposals for new housing development
should provide for a mix of housing sizes,
types and tenures within both market and
affordable sectors, particularly the needs
of an ageing population, informed by the
Housing Market Assessment, which meet
the needs and aspirations of all sections
of the local community. The Council will
expect all new housing to be built to meet
Lifetime Homes Standards.
POLICY H2: PROVISION OF
AFFORDABLE HOUSING
The Council will seek to ensure that
developments comprising 10 or more
dwellings will provide 40% affordable
housing on greenfield land.
CORE POLICY 11: SUSTAINABLE
TRANSPORT
The Council will seek to ensure that
accessibility will be improved and transport
choice widened, by ensuring that new
development is well served by an attractive
choice of transport modes, including public
transport, footpaths and cycle routes to
provide alternatives to the use of the private
car and promote healthier lifestyles.
POLICY EV12: PARKING PROVISION
The Council will require appropriate
provision to be made for off street parking
in development proposals in accordance
with adopted parking standards.
CORE POLICY 14: OPEN SPACE, SPORT
AND RECREATION
The Council will work with its partners
to promote and provide an appropriate
network of high quality accessible open
space, sport and recreation facilities that
meet the needs of South Staffordshire’s
current and future population and
encourage active participation in sport
and recreation by all members of the
community including adults and older
people.
POLICY HWB2: GREEN
INFRASTRUCTURE
The Council will support the protection,
maintenance and enhancement of a
network of open space, natural and seminatural greenspace in South Staffordshire
and cross boundary links.
CORE POLICY 15: CHILDREN AND
YOUNG PEOPLE
The Council will support proposals and
initiatives to improve access to services
for children and young people and the
provision, improvement and enhancement
of facilities for children’s play and youth
development. The Council will encourage
the provision of additional facilities for
young people within appropriate locations
where a need has been identified and
which are accessible by a range of
transport options. Such facilities should be
appropriate to the target age group, should
be well managed and flexible to meet
changing needs.
SUPPLEMENTARY PLANNING
GUIDANCE
2.19 Additionally, the following documents have
been consulted during the design process:
National Guidance:
•BFL12. Design Council/CABE. (2012);
•Manual for Streets (DoT/DCLG,2007);
•Manual for Streets 2. (DoT/DCLG,2010);
•Urban Design Compendium 1&2. (English
Partnerships and the Housing Corporation,
2000); and
•New Homes 2014. ACPO Secured By
Design. (2014)
Local Guidance:
•Staffordshire Residential Design Guide.
Staffordshire County and District Councils
2000;
•Appendix 5: Car and cycle parking
Standards. Core Strategy Development
Plan Document. South Staffordshire
District Council. December 2012;
•Appendix 6: Space about dwelling
standards. Core Strategy Development Plan
Document. South Staffordshire District
Council. December 2012;
•Village Design Guide. Supplementary
Planning Document. South Staffordshire
District Council. September 2009;
•Affordable Housing and Housing Mix.
Supplementary Planning Document. South
Staffordshire District Council. April 2014;
and
•Draft/ Consultation Open Space Strategy
2014-2028. South Staffordshire District
Council February 2015.
19
SITE ASSESSMENT
3
THIS SECTION PROVIDES AN ASSESSMENT
OF THE SITE AND ITS SURROUNDINGS. IT
SUMMARISES KEY CONSIDERATIONS AND
OPPORTUNITIES
1884
22
1938
Landmark Historical Map
Landma
County:Historical
STAFFORDSHIRE
Landmark
Map
Published
Date(s): 1884
County:
STAFFORDSHIRE
County:
Landmark
Hi
Publishe
County:
STAF
Published
Date(s):
1884
Originally
plotted
at: 1:2,500
Originally plotted at: 1:2,500
Published
Da
Original
Originally plot
03 SITE ASSESSMENT
HISTORICAL BACKGROUND
3.1 Historical Ordnance Survey mapping shows
that the site once comprised a series of
fairly regular, rectilinear fields and formed
part of an open landscape. A tithe map
dating to 1849 confirms the fields were of
arable use however field names provide
little information regarding historic uses
of the site, other than indicating that there
were historically a number of springs in the
area and two small areas of plantation in
the eastern and western areas of the site.
3.2 Historic map regression indicates that
sporadic residential development occurred
along Sandy Lane to the south and west of
the site between the period of 1884 - 1940.
Codsall experienced a significant period
of growth during the 1960–1980 era which
formed the Chillington Drive, Belvide
Gardens and Bromley Gardens areas to the
south west and expanded the urban edge
north eastwards, closer towards the site.
3.3 More recently, further small scale pockets
of residential redevelopment have occurred
along Sandy Lane which has resulted in
a wide range of dwelling types and sizes.
The residential area to the east around
Old Farm Drive is one of the larger and
most recent developments in the area,
and is situated opposite the site off Watery
Lane. This development provides further
enclosure to the eastern site boundary and
is also the settlement edge of Codsall.
Landmark Historical Map
Mapping:
Additional
SIMs
Landmark
Historical
Map
Published
Date(s):
1962-1980
Mapping:
Additional
SIMs
istorical Map
FFORDSHIRE
ate(s): 1938
tted at: 1:2,500
Published
Date(s):
1962-1980
Originally
plotted
at: 1:2,500
Originally plotted at: 1:2,500
1962 - 1980
1985 - 1991
23
SANDY LANE / CHURCH HILL / GUNSTONE LANE
SURROUNDING BUILT FORM
CONTEXT
3.4 The immediate urban area comprises
established residential areas which are
situated adjacent to the eastern, southern
and western boundaries of the site.
3.5 Sandy Lane and the wider residential area
to the west evolved predominantly during
the 1960-1980 period. A number of smaller
scale development additions have occurred
over more recent years which has resulted
in a varied vernacular and a range of
houses between 1 and 2.5 storeys in height.
3.6 The building line which aligns the southern
side of Sandy Lane is generally set well
back from the streetscape and terminates
perpendicularly in front of Watery Lane.
Some older properties are an exception
being taller in mass and protrude beyond
the building line, opposite the site.
3.7 The building line which aligns the northern
side of Sandy Lane sits adjacent to the
southern site boundary and comprises two
residential properties. A hedgerow flanks
the streetscape and defines the edges of
the site.
3.8 Most recent, larger scale residential
development comprises Old Farm Drive,
which is situated to the east of the site and
borders Watery Lane. This development
is typical of a UK volume householder
and comprises family houses ranging
from bungalows to 2.5 storeys houses.
Although the vernacular varies little, the
development has an overall identifiable
theme.
3.9 The following pages provide an assessment
of the makeup of Sandy Lane and Watery
Lane.
24
SANDY LANE
SAN
OLD FARM DRIVE / BILBROOK ROAD
NDY LANE
SANDY LANE / WATERY LANE /
BILBROOK ROAD
SANDY LANE
STREET PATTERNS AND CHARACTERISTICS LOCATOR | NOT TO SCALE
SANDY LANE/ CHURCH HILL,
GUNSTONE LANE
Location: North-west of the site.
Land use: Residential and religion.
Characteristics:
•Conservation area and listed building (St.
Nicholas Church).
•Very low density, informal, loose building
patterns irregularly dispersed along linear
routes, which are narrow and enclosed by
tall, defined boundary treatments.
•No repetition. Footprint sizes vary and gaps
between buildings are large. Buildings
and architectural styles differ and use of
architectural styles and materials vary
greatly.
•No defined building lines due to looseness
of development.
•Buildings arranged around central focal
point feature (church).
•Buildings take prominence rather than
cars.
•Some enclosed, very narrow streets which
constrains vehicle speeds.
26
SANDY LANE
Location: South west of the site
Land use: Residential.
Characteristics:
•Medium-low density, structured building
patterns, arranged to align linear streets.
•Building lines are defined, set back
from the streetscape with landscaped
front gardens. Little variance in building
footprint sizes, architectural style or use of
materials.
•Generally 2 storeys. Gaps between
dwellings are narrower.
•Garages set to side, which adjoin buildings.
Frontage and side car parking, within
curtilages.
27
SANDY LANE
Location: South of the site
Characteristics:
•Low density, structured building patterns,
arranged to align linear streets.
•Building lines are defined, set back from
the streetscape with landscaped front
gardens.
•Variation in building footprint sizes,
architectural style and use of materials due
to some recent development (past 5 years)
and bungalows.
•Generally 2 storeys with some 1 storey.
Variance in massing due to bungalows.
Gaps between dwellings
•Garages set to side, some integral garages.
Frontage and side car parking, within
curtilage.
28
SANDY LANE
Location: South of the site
Characteristics:
•Low density, structured building patterns,
arranged to align linear streets.
•Building lines are defined, set back from
the streetscape with landscaped front
gardens.
•Some variation in building footprint sizes,
architectural style and use of materials.
•Plots adjacent to the site are enveloped by
landscape.
•Generally 1 storeys. Variance in massing
due to some 2 storey houses and
occasional 2.5 storeys.
•Garages and car port style structures set to
side, which adjoin buildings. Frontage and
side car parking, within curtilage.
29
SANDY LANE / WATERY LANE,
BILBROOK ROAD
Location: South-east of the site
Land use: Residential, education, recreation
Characteristics:
•Very low density, loose building patterns,
set away from the streetscape. No defined
building lines. Street is not enclosed.
•Some character properties, and recent
development, typical of a UK volume house
builder.
•Plots adjacent to the site are enveloped by
landscape.
•Generally 2 storeys. Building massing
varies.
•On plot parking, with driveways and turning
areas. Some garages.
•Distinctive lozenge shape of public open
space overlooked by dwellings.
30
OLD FARM DRIVE / BILBROOK ROAD
Location: East of the site
Land use: Residential
Characteristics:
•Medium-low density, structured building
patterns, which align streets.
•Fluidity in the building line. Dwellings align
streets and are set back with landscaped
front gardens.
•Range of house type sizes, with bias
towards larger detached plots. Little
variation in building footprint sizes.
•Generally 2 storeys. Some bungalows and
2.5 storey dwellings.
•Range of street types including lanes and
courts.
•Rear gardens abut the Watery Lane
streetscape.
•Garages set to side and front, with some
integral garages. Some grouped car
parking in courts.
31
20 20 20 20 20 20 20
2km
27
1km
1
m
500
26
28
25
2
16 17
18
38 31
3
39
6
24
40
37
7 36
14 23
12 29
34
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33
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19 20 21
35
22
32
8
11
10
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0
1
kilometres
32
LOCAL AMENITIES | 1:20,000
LEGEND
LEGEND
Site boundary
Woodland
Ancient Monument
(EQ3)
Listed buildings
(EQ3)
District boundary
Green Belt
(GB1)
Historic Landscape
(EQ4)
G
a
Urban area
Safeguarded Land
(GB2)
Ancient Woodland
(EQ4)
P
a
Development boundary
Conservation Area
(EQ3)
Employment
(EV1)
K
a
S
Information from South Staffordshire Core Strategy (December 2012)
LOCAL AMENITIES AND
SURROUNDING CONTEXT
LEGEND
Site boundary
District boundary
Educational Facilities
Leisure and Recreation
1 Pendrell Hall College
2 St Nicholas C of E First School
24 Codsall Leisure Centre
3 Codsall Community High School
4 Codsall Middle School
26 Allotments North of the site
5 Saint Christopher’s Catholic Primary School
6 Bilbrook C of E Middle School
7 Lane Green First School
8 Birches First School
25 Allotments West of the site
Place of Worship
27 Church of Saint Peter Codsall Wood
28 Saint Nicholas C of E Church
29 Trinity Methodist Church
30 Saint Christophers Catholic Church
9 Palmers Cross Primary School
10 Aldersley High School
Public Houses
11 Dovecotes Primary School
12 Codsall Library
32 The Bentlands
Supermarkets/Convenience Stores
31 The Bull Hotel
33 Woodman Inn
13 The Co-Operative Food
14 Tesco Express
Community Services
15 Spar
35 Codsall Community Fire Station
Healthcare
36 Lane Green Post Office
33
16 Russell House Surgery
17 Codsall Dental Surgery
18 Pharmacy
19 Lloyds Pharmacy
34 Local Council Offices
37 Bilbrook Village Hall
33
38 Codsall Post Office
33
39 Police Station
33
40 Codsall Village Hall
33
20 Coven Dental Surgery
21 Treetops Dental Surgery
22 Bilbrook Medical Centre
3.10 The site has good access to a range of
services and facilities within Codsall,
including Codsall Community High School
which is located immediately to the
southeast of the site. Bilbrook Church
of England Middle School, St. Nicholas
Church of England First School; Codsall
Middle School and St. Christopher’s
Catholic Primary School are also situated
close by and are within walking distance
from the site.
3.11 Codsall village centre is located
approximately 850 metres from the site and
offers facilities including a supermarket,
pharmacy, banks, post office, public
houses, butchers, hairdressers and
numerous other shops. Bilbrook village
centre is located to the east of the site,
approximately 1000 metres away, where a
supermarket, pharmacy, public house and
other smaller shops are available.
3.12 The nearest doctors are located in Codsall
and Bilbrook village centres and comprise
Bilbrook Medical Centre off Brookfield Road
and Russell House Surgery off Bakers Way.
The nearest dentist is located in Codsall off
Wolverhampton Road and is approximately
1000 metres walking distance from the site.
23 Lloyds Pharmacy
LEGEND
S
U
LEGEND
S
A
S
i
LEGEND
S
P
b
LEGEND
S
P
E
K
li
LEGEND
Site boundary
Contour
Existing ditch
Existing culvert
Existing surface water sewer
Long distance view
33
LEGEND
S
2km
M54
M54
1km
m
500
Codsall Station
LEGEND
LEGEND
Bilbrook Station
Site boundary
Public green space
Education
Site boun
District boundary
Woodland
Employment
Resident
developm
Urban area
Allotments
Surface w
attenuati
A4
1
LEGEND
34
LEGEND
Site boundary
Primary road
National trail
Site boun
Urban area
Secondary road
Bus stop
(Within 1km radius)
Principal
and acce
Railway line/station
Tertiary road
Motorway
Public Right of Way
MOVEMENT AND ACCESS | 1:20,000
Secondar
0
1
kilometres
MOVEMENT AND ACCESS
3.13 Watery Lane and Sandy Lane bound the
southern and eastern edges of the site.
Both are single sided streets serving
residential areas and range between 5.5
– 7 metres in width. Both streets meet at
a four arm roundabout which is situated
at the junction of Bilbrook Road. Three
arms are presently in use with the fourth
compromising a stub which abuts the
south eastern site boundary. A number of
informal gated accesses into the site are
situated along the eastern boundary via
Watery Lane.
3.14 The site can be readily accessed by a
pedestrian footways each side of Sandy
Lane. These footways also lead to wider
residential areas, local amenities, public
transport connections and nearby schools.
No footway provision is present along
Watery Lane.
3.15 No Public Rights of Way or Bridleways
cross the site. The nearest Public Rights of
Way are situated off Gunstone Lane to the
north and Watery Lane/ Bilbrook Road to
the east. Both are a short walk away from
the site.
3.16 By cycle, SUSTRANS National Cycle
Route 81 runs to the east of the site along
Bilbrook Road and through the centre of
Bilbrook. The route connects Aberystwyth
and Wolverhampton via Shrewsbury and
Telford. The route consists of a mixture of
on road cycling and traffic free routes along
roads with speed limits of 30mph.
3.17 The village is well served by public
transport. There are three regular hourly
bus services operating within close
vicinity of the site which provide access to
Wolverhampton and neighbouring towns
and villages. Service numbers 5 and 5a
provide a regular weekday and weekend
service stopping opposite the site along
Elliots Lane/Watery Lane, operating
approximately every 30 minutes. The
number 10b service also stops along
Bakers Way and facilitates access to
smaller villages. Services 88 and 88a run by
ARRIVA operate at different times providing
a service to Stafford, Wolverhampton and
local towns on route. Service number
535 is run by Banga Bus and provides a
weekday service on an hourly frequency to
Wolverhampton.
3.18 The closest bus stops to the site are located
200 metres walking distance west of the
site access and are served by bus services
5 and 5a. These stops can be accessed
via the existing footway which has street
light provision. These stops are currently
unmarked with no facilities provided. All
other bus services operate along Bakers
Way.
3.19 Codsall and Bilbrook train stations are
situated approximately 1200 and 1750
metres walk from the site. Both stations
operate along the same rail network and
provide links to major cities including
Birmingham and Wolverhampton.
35
7
Outfall
Allotment Gardens
6
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Pat
VI
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RIV
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Pond
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W
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FARM
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DRI
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8
RI V ER
5
SI D E
G A RD
Allotment Gardens
4
Sinks
Issues
A
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12 K E
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Church
View
S
13 A
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112.5m
The Barn
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Corner
Farm
110.9m
D
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110.0m
L
SE
V
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14
BILBRO
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2
Springfields
Y
OK ROA
D
H
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Sub
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SCH
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W A
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TCB
36
VIEWPOINT LOCATIONS | NOT TO SCALE
111.9m
Guide
Post
School
House
Youth
Centre
112.2m
B I L B R O O K
R O A D
D R I V E
M E A
D
W
R M
F A
O
CH
O
3
L D
15
EN S
VIEWS
VIEWPOINT 2
VIEWPOINT 1: KEY VIEW
VIEWPOINT 4
VIEWPOINT 3
VIEWPOINT 5
VIEWPOINT 6
VIEWPOINT 7
37
VIEWPOINT 8
VIEWPOINT 9
VIEWPOINT 10
VIEWPOINT 11
VIEWPOINT 12: KEY VIEW
VIEWPOINT 13
VIEWPOINT 14
VIEWPOINT 15
LANDSCAPE AND VISUAL
AMENITY
LANDSCAPE CHARACTER
3.20 In terms of published guidance, at the
Regional Level, the site and its context
lie within the Shropshire, Cheshire and
Staffordshire Plain (LCA 61), as set out in
the Staffordshire Landscape Character
Assessment (2010). This regional LCA is
thereafter sub-divided into a number of
Landscape Character Types (LCT’s); the site
lies just within the Ancient Clay Farmlands
LCT. It is characterised by the irregular
pattern of hedged fields with ancient
hedgerows and oaks, by subtle evidence
of former heath land, and by a dispersed
settlement pattern with small rural towns.
The major land use has been dairying, and
this is a landscape of mixed arable and
pastoral farmland, the character of which is
strongly influenced by existing land use and
farming practices.
3.21 Characteristic landscape features include:
•Mature hedgerow oaks and strong
hedgerow patterns;
•Narrow winding lanes, often sunken;
•Small broadleaved and conifer woodlands;
•Well treed stream and canal corridors;
•Hedgerow damsons;
•Occasional native black poplars;
•Numerous farmsteads, cottages, villages
and hamlets of traditional red brick;
•Gently rolling landform with stronger
slopes in places;
•Dispersed settlement pattern;
•Halls and manors;
•Marl pits and field ponds; and
•Meres and mosses.
3.22 Strong hedgerow patterns, narrow winding
lanes and well treed streams are evident
both on and adjacent to the site. The site
is also influenced by the urban fringe, with
existing residential built form directly to the
south and east, and also with allotments
slightly further to the north.
VISUAL AMENITY
3.23 The site is generally well visually enclosed,
in particular from the south and east by
existing residential development in this part
of Codsall. These areas retain views across
the site, as do the adjacent lanes. Further
to the west, land rises over a localised, soft
ridge to around 134 metres AOD (Abore
Ordnance Datum). From this area there
are a number of filtered views looking
east towards the site and the existing
residential edge of Codsall, together with
some glimpsed views from the north-west
in the vicinity of the public right of way
network. Reciprocally, there are some
glimpsed views from Watery Lane across
the southern part of the site, towards the
St. Nicholas Church Tower on the elevated
land to the west.
3.24 Further information can be found in the
Landscape and Visual Appraisal by Pegasus
Group, which supports the application.
39
ECOLOGY
TALL RUDERAL;
3.25 An ecological appraisal was undertaken
in April 2014. Hedgerow and Protected
Species Assessments were also undertaken
in August and June (respectively) that year.
All three reports were prepared by Just
Ecology and accompany the application.
3.30 Situated alongside hedgerows, this habitat
borders the northern boundary of the site.
It comprises nettles and cleavers and is
approximately one metre wide;
3.26 The site consists of a field of improved
grassland, with a small field of semiimproved, tussocky grassland in the south
eastern corner. The site is bounded to the
south and east by a species-poor hawthorn
hedgerow, which also borders the smaller
field. This hedgerow becomes a tree line
along the north western boundary of the
site and contains a number of mature
trees. A small stream runs along part of
this boundary and also along the northern
edge of the semi-improved grassland.
3.27 The following habitats or vegetation types
were identified on the site during the
course of the survey:
IMPROVED GRASSLAND;
3.28 This forms the primary habitat on site
and is sheep grazed. The grassland is
dominated by perennial rye grass, with
other species such as Yorkshire fog,
meadow buttercup, ribwort, plantain,
dandelion, broad leaved dock and thistles;
SEMI IMPROVED GRASSLAND;
3.29 This habitat occupies the field in the south
eastern corner of the site. Grass species
include Yorkshire fog, false oat grass,
cocksfoot, false wood brome and annual
meadow grass. This area also contains
tussocky grassland on the southern
boundary of the site, adjacent to existing
houses;
40
SCATTERED SCRUB;
3.31 Bramble is situated in the south eastern
corner of the site and between the existing
houses on Sandy Lane to the south;
HEDGEROW;
3.32 A hedgerow survey was undertaken
in August 2014. The survey finds that
under the Hedgerow Regulations Act
1997, all hedgerows within the site are
considered important due to their historical
significance.
3.33 As UK BAP and Staffordshire BAP (LBAP)
priority habitats, hedgerows are the most
ecologically important habitat on the
site, offering good potential nesting and
foraging habitat for local bird populations
and badgers. They also act as commuting
routes and provide foraging opportunities
for bats.
3.34 The majority of hedgerows on the site
are unmanaged and are dominated by
hawthorn, ranging between 4 and 6 metres
in height. The hedgerows are generally
in good condition, with some gaps. Most
contain trees.
3.35 The hedgerow which aligns the north
western boundary is a tree line comprising
mature trees which range between 4 and
25 metres in height. A wet ditch aligns the
northern section of the tree line and also
the western and northern boundaries of the
smaller field to the south-east.
3.36 Few woody species exist within most of the
hedgerows however the hedgerow which
runs alongside the western boundary is
species rich. Species such as Hawthorn,
Blackthorn, Elm, Field maple, Crab apple,
Elder, Alder, Creeping willow, Hazel, Holly,
Rose, Oak, Wych elm, Ash and Privet
are present. Understorey vegetation is
varied and contains mostly common and
widespread species;
RUNNING WATER;
3.37 A small stream runs alongside the
north western boundary of the site. It is
approximately 500cm wide and 5cm deep.
The bank side is generally bare with nettle
and ivy in places. No aquatic vegetation
is present. A small stream also runs
along the northern boundary of the field
in the south east of the site, underneath
a hedgerow. The stream is approximately
1 metre wide and 3 cm deep, with no
associated vegetation; and
41
SCATTERED TREES;
SURROUNDING HABITATS
3.38 Scattered hawthorn and elder trees are
located in the south eastern corner of the
site and border semi improved grassland.
Beech, Ash and Silver birch trees are also
present within and around gardens of
neighbouring properties on Sandy Lane.
3.44 The southern and eastern edges of the
site border urban areas, which comprises
predominantly residential development.
A small area of broad leaved woodland is
situated on the western boundary together
with a field of allotments. The remainder of
the site is bordered by farmland, primarily
used for grazing, which makes up the wider
landscape.
3.39 An arboricultural survey to BS5837:2012
was undertaken in November 2014 by
Midland Forestry to assess the condition of
the trees and hedgerows on site. A total of
31 individual trees, 10 tree groups and 11
hedgerows were identified as follows:
•1 tree unsuitable for retention;
•2 trees of high quality;
•22 trees, 5 tree groups and 10 hedgerows of
moderate quality; and
•6 trees, 5 tree groups and 1 hedgerow of
low quality.
3.40 Trees with a retention span of less than
ten years for reasons connected with their
physiological or structured condition are
not a consideration in the planning process.
These trees are graded as category U (or
as trees unsuitable for retention) and can
be generally considered for removal to
facilitate development.
3.41 Species noted include Ash, Crack willow,
Alder, Sycamore, Weeping willow, Apple,
Silver birch, Beech, Flowering cherry,
Common lime, Pedunculate oak, White
willow, Horse Chestnut, Cypress, Lawson’s
cypress and Weeping willow.
3.42 None of the trees on site are subject to a
Tree Preservation Order.
3.43 The arboricultural survey supports the
application.
42
3.45 A pond lies within 500 metres of the site to
the northeast. The quality of the water is
poor, with a lack of aquatic or submerged
vegetation. A fishing lake is situated 420
metres to the northwest. Whilst lacking in
aquatic vegetation, the lake supports fish
and a variety of water fowl. Two smaller
areas are situated within broadleaved
woodland on the western boundary of the
site and adjacent to the allotments area.
3.46 Moat Brook lies approximately 150 metres
to the north of the site and runs in a westeast direction.
PROTECTED AND NOTABLE SPECIES
3.47 A Protected Species Survey was undertaken
by Just Ecology in June 2014 and
accompanies the application.
3.48 Five bird species were recorded during
the survey, including pheasant, common
buzzard, blackbird, blue tit and carrion
crow. Hedgerows, scattered trees, tussocky
grassland and scrub within the site offer
good potential nesting and foraging
habitats for local bird populations.
3.49 Open and improved grasslands on the
site are of poor bat foraging potential,
however the hedgerows and trees are
potential linear navigational features for
commuting bats and could offer a degree of
connectivity to the wider hedgerow network
to the north. Situated on the eastern,
northern and western areas of the site, a
total of fifteen trees have been identified as
having low and medium potential for bat
roosting.
3.50 Semi-improved grassland, tall ruderal
vegetation and hedgerows within the
site provide some foraging potential for
badgers. A badger survey was undertaken
in April 2014 which identified two setts on
the northern and western boundaries of the
site, however, neither showed signs of use.
3.51 The suitability of the adjacent ponds
for potential great crested newts has
been found to vary between average and
poor. Presence/ absence surveys were
undertaken during April and June 2014. No
great crested newts were recorded.
3.52 Reptile presence/ absence surveys were
also undertaken between April and June
2014. Again, no reptiles were found.
FLOOD RISK AND DRAINAGE.
3.53 A watercourse runs alongside the northern
and western boundaries of the site and
a ditch is situated beneath the hedgerow
which defines the western and northern
boundaries of the south eastern field.
3.54 Environment Agency flood mapping
identifies the site as being within Flood
zone 1. Flooding is noted to extend from
Moat Brook, which is situated north of the
development site however is beyond the
boundary of any proposed development.
3.55 In accordance with the National Planning
Policy Framework and its associated
Technical Guidance, the development is
sequentially acceptable and no exception
test is therefore required. From a flood
perspective, the site is considered to
be entirely appropriate for residential
development.
3.56 A public surface water sewer crosses the
south-eastern corner of the site. Survey
work has confirmed that there is scope for
the sewer to be diverted and incorporated
into the proposed development.
UTILITIES
3.62 Consultation has taken place with all
Statutory Undertakers for the Codsall area
and a summary is provided below:
TOPOGRAPHY AND LANDFORM
3.57 The topography of the site rises from 106
metres AOD (Above Ordnance Datum)
to a high 112.5 metres in a north-south
direction and 107 metres to 110 metres
AOD in an east-west direction. Both read as
gentle inclines.
3.58 A more distinct change in level occurs
between the two fields in the south eastern
area of the site.
3.59 Sandy Lane leads beyond the site in a
northerly direction rising to a high of 134.4
metres AOD where St. Nicholas Church is
situated. A Public Right of Way is located in
this area on Gunstone Lane.
3.60 Watery Lane runs relatively level with
the eastern boundary of the site until it
converges with Bilbrook Road, which rises
more steeply in an easterly direction where
views of St. Nicholas Church are more
defined.
AGRICULTURAL LAND
CLASSIFICATION AND GROUND
CONDITIONS
Foul Drainage
(Severn Trent Water)
Foul sewers are present within the local area and adjacent to the site.
2 foul drainage options are available and some capacity improvements
with the existing network may be required however these will be
delivered by Severn Trent Water. Diversions to existing foul sewers will
be required to facilitate the access proposals.
Surface Water Drainage
An existing 525mm/600mm sewer crosses part of the site and this will
be diverted as part of the development proposals. Surface water from
the proposed development will not connect to the sewer network.
Clean Water
Severn Trent Water have confirmed that reinforcement works are
required for their existing apparatus to supply the development. Severn
Trent Water have advised they will install a new 180mm main from the
existing 3’’ main on Bilbrook Road to provide a connection.
Gas (National Grid)
National Grid has advised that connection to the Low Pressure main in
Sandy Lane is acceptable with suitable capacity available.
Electricity (WPD)
Subject to the payment of costs, suitable capacity can be made
available in the electricity network to serve the proposed development.
Diversions are required for the underground HV cable within the
northern footway of Sandy Lane.
Telecommunications
(BT Openreach)
Diversions are required for the relocation of underground and overhead
apparatus within Watery Lane and Sandy Lane to facilitate the proposed
development.
3.61 An agricultural land use classification
survey was undertaken in June 2014. This
confirms the site comprises Grade 3a and 4
agricultural land. Soils are generally sandy
clay loams, which overlay sandstone.
43
2km
1km
m
500
LEGEND
LEGEND
8
Site boundary
Public green space
Education
Site boun
District boundary
Woodland
Employment
Resident
developm
Urban area
Allotments
Surface w
attenuati
LEGEND
LEGEND
Site boundary
Primary road
National trail
Site boun
Urban area
Secondary road
Bus stop
(Within 1km radius)
Principal
and acce
Railway line/station
Tertiary road
Motorway
Public Right of Way
Seconda
LEGEND
LEGEND
Site boundary
Woodland
Ancient Monument
(EQ3)
District boundary
Green Belt
(GB1)
Historic Landscape
(EQ4)
Green inf
and SuDS
Urban area
Safeguarded Land
(GB2)
Ancient Woodland
(EQ4)
Principal
access
Development boundary
Conservation Area
(EQ3)
Employment
(EV1)
Information from South Staffordshire Core Strategy (December 2012)
44
PLANNING DESIGNATIONS | 1:20,000
Listed buildings
(EQ3)
0
Site boun
1
kilometres
Key pede
and eme
ARCHAEOLOGY
3.63 There are no documented HER records
either within or adjacent to the site. No
previous archaeological investigation has
been undertaken in the vicinity.
3.64 Due to insufficient baseline information
for the area, the potential for below
ground archaeological remains dating to
prehistoric periods is unknown, however
the location of the site on favourable,
free draining geology means that there
is a possibility that buried remains could
survive.
3.65 The site appears to have been located
outside the core of any settlement during
medieval and post-medieval periods. The
Archaeological Desk Based Assessment
(which accompanies the application) finds
that there is low potential for below-ground
archaeological remains other than those of
agricultural origin. The sinuous boundaries
of the site originated during enclosure and
probably follow the course of medieval
furlongs.
NATIONAL AND LOCAL
DESIGNATIONS
NON STATUTORY PLANNING
DESIGNATIONS
3.69 Codsall Conservation Area is situated
approximately 350 metres northwest of
the site and is elevated 25 metres above it.
Built form and vegetation mostly screens
the Conservation Area from the site
however longer distance ‘glimpse’ views
of St. Nicholas Church (Grade II* listed
building), can be seen above the tree line
from Bilbrook Road.
3.67 The site itself is not covered by any specific
landscape designation that would preclude
its use for development.
3.70 Other buildings of special local interest can
be found in the historic core of the village to
the west.
STATUTORY HERITAGE DESIGNATIONS
STATUTORY AND NON STATUTORY
NATURE CONSERVATION
DESIGNATIONS
STATUTORY PLANNING DESIGNATIONS
3.66 The site is not subject to any Public Rights
of Way or Bridleways.
3.68 There are no designated heritage assets
(Listed Buildings, Scheduled Monuments,
Conservation Areas, Registered Battlefields
or Parks and Gardens) within site. Leper
Well, a Scheduled Monument and Grade
II listed building, is located at Gunstone,
Brewood (HER reference 00229),
approximately 900 metres northwest of the
site.
3.71 There are no areas of Sites of Special
Scientific Interest (SSSI’s) near the site.
Two Deciduous Woodland Biodiversity
Action Plan (BAP) priority habitats lie within
1 kilometre of the site, to the north east.
Due to the distance of the site from these
sites, no negative impacts are anticipated.
45
16 Russell House Surgery
17 Codsall Dental Surgery
18 Pharmacy
19 Lloyds Pharmacy
38 Codsall Post Office
33
39 Police Station
33
40 Codsall Village Hall
33
LEGEND
20 Coven Dental Surgery
Site boun
21 Treetops Dental Surgery
22 Bilbrook Medical Centre
Public op
23 Lloyds Pharmacy
Ecologica
Key pede
linkages
El Sub Sta
LEGEND
E
N
E
N
A
L
C
H
L
Pat
h
Contour
Existing culvert
Existing surface water sewer
HI
LL
St. Nicholas
Church
S A N D Y
134.4m
G
S
N
U
N
O
T
CH
UR
CH
Existing ditch
E
R
U
C
H
Site boundary
A
126.8m
L A N E
LEGEND
LB
Long distance view
to St. Nicholas Church
Limited long
distance view
Views into site from
existing dwelling
Sensitive
boundary edge
LA
NE
120.4m S
A
N
D
DR
UR
Y
Long distance view
Site boun
Primary
infrastru
Y
L
Key spac
A
N
E
Existing
Green in
Local amenities
113.4m
I
E
G
A
R
D
E
N
T
O
N E
L E
I G
H
G A
R D
E
N
S
S
Y
Existing vegetation
D
I V
V
D
Existing access point
R
E
S
E
B
L
C
R
A
N
L
E
Trees with bat roost
potential
Vicinity of Badger Sett
(location indicative)
Field Pattern
46
WATERY
LANE | DESIGN
ANDTO
ACCESS
SITE
CONSIDERATIONS
| NOT
SCALESTATEMENT
L
I
D
E N
S
H
G A
R
C
W A
L T O
N
L
I
N
G
T
O
N
D
NU
RS
R
ER
I
YD
V
AR
E
DE
NS
Existing public
open space
S
T
R
E
T
T
O
N
G
El
Sta
A
R
D
E
N
S
Outfall
Allotment Gardens
h
Pat
TE
VI
OT
GA
RD
EN
S
N
E
107
SITE
LOW
POINT
RIV
L
A
8
10
Pond
R
E
A
OL D
W
ENS
FARM
T
E GARD
DRI
VE
Y
ERSID
11
G A RD
EN S
Sinks
0
DE
R
A
8
10
107
NS
Issues
SI D E
107
109
Allotment Gardens
RI V ER
M AY T H O
A
D
O
W
G
M
E
S
K
RY
OR
CH
AR
D
EN
OO
109
111
RN G
D
AR
BR
ER
A
Springfields
Y
A
N
E
112.5m
O
V
The Barn
I
EN
S
Corner
Farm
110.9m
110.0m
BILBRO
OK ROA
D
H
I
Sub
a
112.2m
B I L B R O O K
R O A D
G A
R D
E N
S
SCH
OO
LC
LO
SE
111.9m
Guide
Post
School
House
Youth
Centre
ES
GA
RD
EN
S
R E
E V
E S
W A
T E
R Y
R
L
A
A
V
N
E
E
N
TCB
EV
RD
RE
GA
R
E
D
LL
L
VI
L
SE
M E A
D
110
E
L
RO
109
1
D
Church
View
11
N
V E
G R O
D R I V E
S
S
R M
F A
110
112
W
L D
CH
O
108
47
SUMMARY OF ANALYSIS
3.72 The findings of the survey, appraisal and
technical work completed to date have
established that the site is a suitable
location for a residential development
which could be brought forward without
giving rise to significant environmental
effects. Development of the site could
provide a modest and logical extension
to Codsall, without disproportionately
changing the village envelope.
3.73 The site is situated on the existing urban
edge of Codsall which is an established,
predominantly residential area. It has a
sustainable location with local schools
situated a short walk away. The existing
footway and public transport network
provides good linkages to nearby shops,
services, facilities and recreation spaces.
3.74 It is considered there are no significant
constraints associated with providing
access to the site by private vehicle and the
site can be readily accessed from the local
adopted highway network. New pedestrian
footways can link to existing footways on
Sandy Lane and there are opportunities to
provide a new footway provision on Watery
Lane to improve linkages to Old Farm
Drive, Jubilee Gardens and the allotments
close by.
3.75 There are no significant ecological, historic,
highways, landscape or environmental
constraints which would otherwise
preclude development potential within the
site. The site is visually disconnected from
Codsall Conservation Area and does not
therefore contribute to its setting.
3.76 Visually the site is a well contained parcel
of land due to its perimeter vegetation and
surrounding urban form and is generally
consistent with the local landscape
character. A development proposal could
48
deliver a modest and contained extension to
Codsall whilst retaining site characteristics,
such as hedgerows, ditches and trees
which are important to the local landscape
character.
3.77 Surveys indicate that the site is relatively
unconstrained with regard to nature
conservation and ecology. Such nature
conservation and ecological value as
there is will be protected if hedgerows
and trees are retained and development
is offset from the northern and western
boundaries. A proposed program of habitat
enhancement and creation should result in
a positive impact for nature conservation
and ecological value at the local level,
when implemented through an appropriate
management regime.
3.78 Identified constraints and opportunities are
as follows:
Constraints/ considerations
•Hedgerows, trees and ditches;
•Existing foul sewer;
•Field patterns demarked by hedgerows;
•Residential amenity of neighbouring
dwellings;
•Site high and low points; and
•Long distance views to the north-west.
Opportunities
•Provide access the site via the existing road
network and roundabout off Watery Lane;
•Improve accessibility by foot to the adjacent
allotments on Watery Lane;
•Open up public access across the site,
connecting new streets and public open
spaces with Sandy Lane and Watery Lane;
•Extend existing urban edges into the site;
•Mirror the Sandy Lane residential building
line alongside neighbouring dwellings and
use similar building mass;
•Create new housing patterns which
channel views towards St. Nicholas Church;
•Make efficient use of land through the
application of appropriate densities which
consider contextual housing patterns;
•Slot new development within existing field
patterns, retaining hedgerows and ditches;
•Create a landscaped soft edge along the
northern boundary as a suitable interface
between urban and wider landscape
contexts;
•Provide a new wildlife corridor along the
northern and western boundaries, retaining
potential badgers setts, hedgerows, trees
and the adjacent watercourse;
•Bolster existing vegetation along the
northern edges of the site to provide a
suitable boundary to the adjacent Green
Belt;
•Create a balanced, sustainable residential
development which offers a range of family
house types, sizes and tenures;
•Unite new and existing residential
communities through the provision of
public open spaces, children’s play areas
and a central community green; and
•Interlink green spaces and sustainable
forms of drainage to promote biodiversity;
and assist habitat enhancement.
LEGEND
Site boundary
Sensitive edges
Outfall
Allotment Gardens
Up to 2.5 Storeys
Key space
El Sub Sta
E
N
L
h
Pat
A
LEGEND
Site boundary
Development core
EN
S
A
Green edge
Proposed
pumping station
R
E
FARM
T
A
RI VE RS
OL D
W
ENS
LEGEND
RD
ID E GA
EN S
Existing housing
blocks
Site boundary
Allotment Gardens
V
I E W housing
Proposed
blocks T O C
Key views
Sinks
H
NS
RC
Issues
OR
RY
ER
CH
N
D
A
N
Green corridor and
ditch
D
Paddock (former field pattern)
E
NU
RS
ER
L
E
V
E
GA
R
I
The Barn
RD
D
LL
EN
S
E
M
O
W
S
V E
G R O
Farm
F
Green Link
G
Tree lined avenue
(development gateway)
BILBRO
OK ROA
D
R O A D
A
N
E
B I L B R O O K
G A
R D
E N
S
H
SCH
OO
Hedgerow removal to assist
School
integration
Youth
House
LC
L
OSE
Centre
RE
EV
ES
GA
RD
EN
S
R E
E V
E S
W A
T E
R Y
R
L
A
V
E
N
H
I
El Sub
Sta
D
Sustainable urban drainage
(indluding
Corner wildlife features)
E
L
VI
L
SE
C
Springfields
Y
O
CH
D
Y
E
L
N
A
R
C
NS
DE
AR
A
View
Hedgerow
replacement
A
G
D R I V E
S
Key pedestrian
linkages
RO
Soft green edge and
wildlife corridor
Community green with
equipped children’s play
area (LEAP)
Church
Ecological corridor
YD
B
S
K
R M
F A
Supplementary
landscape
EN
OO
L D
A
RD
BR
O
Public open space
Key space
GA
W
M E A
D
D
Site boundary
R
S
RN
M AY T H O
AR
E N
LEGEND
I V
E
A
R
DE
HU
E GARD
DRI
VE
Y
ERSID
Sandy Lane
interface
RIV
Pond
E
RD
L
Avenue
VI
GA
N
E
TE
OT
LEGEND
Site boundary
Formal tree planting
Attenuation pond
Primary road
infrastructure
Residential
development zone
Continuation of
building line
Key space
Existing ditch
Potential vehicular
access
Existing vegetation
Existing culvert
Green link/pedestrian/
cycle route
Green infrastructure
Proposed drainage
Potential emergency
access
OPPORTUNITIES PLAN | 1:2500
0
100
metres
49

1 purpose of the document introduction

Transcription

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