COALITE SITE, BOLSOVER - Bolsover District Council

COALITE SITE, BOLSOVER
DESIGN AND ACCESS STATEMENT
JANUARY 2013
CONTENTS
1.0 Introduction
4.3.6 Working with the Site and
its Context
1.1 Development Objectives
1.2 Scope of Application
7.2.8 Incorporation of Drainage
Proposals into the Landscape
4.3.7 Creating Well Defined Streets
Scheme
and Spaces
2.0 Site and Context
7.2.9 External Works Materials Palette
4.3.8 Easy to Find Your Way Around
7.3 Boundary Treatments
2.1 Site Overview
4.3.9 Streets for All
7.3.1Industral Boundaries
2.2 Site Context
4.3.10 Car Parking
7.3.2 Boundaries to Chesterfield Road
2.3 Site Constraints
4.3.11 Public and Private Spaces
7.3.3 Boundaires to Buttermilk Lane
2.4 Planning Policy
4.3.12 External Storage and
7.3.4 Boundaries to the River
Amenity Space
2.5 Environmental Impact Assessment
2.6 Flood Risk & Proposed Hydrology
Overview
4.4 Scale and Massing
8.0 Sustainability
4.5 Layout
8.1 BREEAM and Climate Mitigation
4.6 Appropriate Mix
8.2 Plot Phasing
3.0 Design Proposals
3.1 Design Strategy
5.0 Appearance
3.2 Accommodation/Development Schedule
5.1 Design Study Areas
3.3 House Types
5.2 Materials
9.0 Summary Statement
3.4 Local Centre / Retail
3.5 Industrial
6.0 Access and Security
3.6 Open Storage
6.1 Vehicular Access
3.7 Transport Hub
6.2 Pedestrian and Cycle Access
3.8 Energy Centre
6.3 Connections to the Wider Area
6.4 Secure by Design
4.0 Layout and Scale
4.1 Design Evolution
7.0 Landscape
4.2 The Masterplan
7.1 Existing Landscaping and Habitat
4.3 Building for Life 12
7.2 Proposed Landscaping
4.3.1 Connections
7.2.1 LEAP—West
4.3.2 Facilities and Services
7.2.2 NEAP—East
4.3.3 Public Transport
7.2.3 Residential Street / Court—East
4.3.4 Meeting Local Housing
7.2.4 Riverside Park
Requirements
4.3.5 Character
7.2.5 Local Habitat Area
7.2.6 Chesterfield Road Gateway
7.2.7 Buttermilk Lane Gateway
Coalite Site, Boslover_Design & Access Statement
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1.0 INTRODUCTION
1.1 DEVELOPMENT OBJECTIVES
1.2 SCOPE OF APPLICATION
This outline planning application has been developed to seek approval in outline for the redevelopment of the
former Coalite site on Buttermilk Lane and an adjacent agricultural plot fronting Chesterfield Road, Bolsover.
The development site can be categorised into 5 land parcels – 4 of which are Brownfield and 1 that is
currently agricultural Greenfield land.
This Design and Access Statement is intended to establish a clear vision and series of design development
principles which have underpinned the design evolution of the scheme. These principles are supported by the
inclusion of illustrations of the proposals including a site masterplan, images and indicative 3D visuals.
The broad development proposal is to construct a mixed development comprising residential housing to the
south of the river Doe Lea and commercial development/open storage areas to the north of the river.
In addition, supplementary reports have been prepared in support of the application considering flood risk
assessment, landscape, ecology, highways, acoustic, air quality, visual impact assessments and site
conditions/remediation issues/reports. These are submitted as standalone documents and should be read
together for clarity.
The Brownfield plots are currently derelict and contaminated as a result of the former Coalite operations
which occurred on the site from 1936. The site was closed in 2004 leaving behind significant areas of
contaminated land. Historically, no remediation works has been undertaken to these plots or the surrounding
This outline application is for the following development:
area(s). These plots are bisected north to south by the River Doe Lea. The agricultural plot is bisected from
the Brownfield plots by the River Doe Lea and a disused railway embankment to the west.
The proposals covered in this application have been developed to provide a considered, coherent masterplan
proposal for the site which is informed in part, by the necessary remediation works, and addresses its unique
context. Key to the proposal is the regeneration of the site for employment and residential use whilst opening
up public routes and recreation spaces to the south of the Doe Lea, on the flood plain. This will introduce
permeability into and across the site from the wider context of Bolsover.
Appropriate massing and orientation of buildings will mitigate potential visual impacts from identified visual
receptors. The landscaping, ecological and open space strategies will enforce this design principle whilst
providing legibility; creating new links to the riverside, Chesterfield Road and the wider context.
•
Up to 795 dwellings and a local centre to plots 1,2 and 3;
•
Up to 419,096sqft of B2/B8 Industrial units to plot 4;
•
An 11MW Energy Centre to plot 4b;
•
A transport hub and associated trailer parking to plot 5;
•
Up to 177,143sqft of B2/B8 Industrial units to plot 6/8, with two areas totalling 4.80 acres set aside for
open storage;
•
Up to 139,480sqft of B2/B8 Industrial units to Plot 8, and a museum/visitor centre of up to 11,787sqft
providing exhibition space for the history of the site.
The application defers a number of specific design issues for consideration as a future Reserved Matters
application. The specific reserved matters in the context of this application are as follows;
The principle objective of the scheme, in view of its immediate context, is the creation of a fully
sustainable eco community with a commercially sustainable mix of uses and opportunities. This will
be presented as a cohesive design solution which enhances the wider site context and provides a
synergy between the industrial elements, energy centre, residential, landscaping and provision of a
major wetland bio diverse habitat.
The application will demonstrate the quantum of development illustrated can be delivered through
the key design principles and strategies set out in this statement and when read alongside the design
information.
•
Scale
•
Layout
•
Appearance
A site parameters plan will be submitted for formal approval. This will demonstrate the proposed
strategic development of the site, outlining the access, landscaping, development zoning, road
infrastructure and how the site will address the wider context. Whilst the illustrative masterplan being
submitted is indicative only, it demonstrates in a detailed form the type of high quality development
that could be brought forward at the reserved matters stage in accordance with the parameters plan.
2.0 SITE AND CONTEXT
2.1 SITE OVERVIEW
Despite the current condition of the site, it supports a range of ecological habitats, including Great Crested Newts.
The site is located 1.5 miles north-west of Bolsover
and 1.2 miles to the east of the M1 motorway
(junction 29A).
The design proposals consider the ecological environments and habitats and retain and enhance the bio diverse habitats that are established.
The site has an overall area of approximately
143.64 acres / 61 hectares and is located to the
west of Buttermilk Lane (B6418) to the north of the
disused railway line, to both sides north of the river
and to the east south of the river. Chesterfield
Road (A632) forms the southernmost boundary of
the development, with the agricultural field fronting
the highway east of the discussed railway
embankment. The site is bound to the north by
existing colliery spoil heaps and agricultural fields.
The existing ground levels within the site generally fall towards the river Doe Lea and lie between 62.5m and 85.2mAOD to the north of Buttermilk Lane, and between
62.5m and 73.4mAOD in the south west of the site.
Located to the north west of Bolsover Castle, the site is visible from within the Castle and the terrace. Visual mitigation of the development when viewed from this hisExisting Aerial Plan, Site Boundaries shown in Red
SHUTTLEWOOD
DUCKMANTON
As referred to above, the site is bisected by the
former Bolsover Colliery branch railway line, which
is now mostly dismantled. The site is also bisected
by the river Doe Lea, which flows from east to west
through the centre of the site.
The site straddles the boundaries of Old Bolsover
CP to the north of the Doe Lea, and North East
Derbyshire to the south. The Brownfield plots (1, 2,
4-8) are historically associated with coal mining
and coal oil chemical processing, and in their
current state are contaminated with chlorinated
phenols and other noxious compounds. The
contamination however, is not exclusive to these
plots. This presents a serious health and safety
risk as a result of the chemicals and structures that
remain within the spoil, soil and built environment.
The site consists of various existing tank/bund
THE SITE
NEW
BOLSOVER
structures, laboratory and office buildings, hard
standings and roofed storage areas previously
CARR
VALE
associated with the Coalite chemical plant.
BOLSOVER
CASTLE
BOLSOVER
The agricultural plot is referred to as plot 3.
Coalite Site, Boslover_Design & Access Statement
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PLOT 7
PLOT 8
PLOT 6
PLOT 5
PLOT 2 PLOT 4
PLOT 1
PLOT 3
PLOT 5
PLOT 1
PLOT 6
PLOT 7
PLOT 8
PLOT 2
PLOT 4
PLOT 3
Birdseye View facing West of the site and its immediate context. Reference Plan inset showing plot demises.
View from Plot 7 facing North West
View from Plot 6 facing South West
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2.2 SITE CONTEXT
In 1936, The Low Temperature Carbonisation Company (later The Coalite Chemical Company) established a
manufacturing plant on land at Buttermilk Lane to manufacture Coalite, a brand of low-temperature coke used
as a smokeless fuel.
The manufacturing plant at Bolsover produced other by-products including fuel for the RAF. The site closed in
2004 and is contaminated with chlorinated phenols and other noxious compounds.
There is a legacy of contamination on the site due to its former use. The northern site area (plots 5-8)
contains a number of large storage tanks, the majority of which have been cut open and these contained a
range of hydrocarbon wastes that include coal oil, crude tyre oil, tar acid and phenolic wastes. All loose
drums of chemicals and the contents of the above ground storage tanks were removed from the site during
2013. However, there remains significant contamination of the soils and groundwater at the site that
represents a significant risk to human health and the aquatic environment.
PLOT 7 PLOT 8
PLOT 6
The site soils are contaminated with a range of complex hydrocarbons that include chlorinated phenols and
phenolic compounds, fuels and oils, coal tars and pitch and locally dioxins. These compounds can emit
odours and site sensitive receptors have been identified. A specialist consultant undertook odour surveys in
2008 and latterly in 2013—a comparison of these demonstrates a reduced odour nuisance associated wit
hthe site due to the removal of loose chemicals. Results of this can be read in the ‘Odour Assessment’ report
accompanying this application. An odour management plan has been developed to provide a framework for
managing the remediation and construction processes to reduce the risk of odour impacts at off-site
locations.
PLOT 5
PLOT 4
PLOT 2
PLOT 1
The development proposals are for demolition, clearance and remediation of the former Coalite chemical
works to allow the site to deliver the scope of accommodation outlined in the masterplan proposals. The
demolition and remediation strategy, together with monitoring data can be read in the detailed reports
accompanying the application.
PLOT 3
As noted, despite the current levels or chemical contamination, and the current derelict state of the site there
are significant ecological habitats accommodated adjacent to the river, and even to the developed plots –
notably the presence of Great Crested Newt ponds on plots 1 & 2. The east-west orientation of the Doe Lea
and the disused railway line which forms the northern boundary to plot 4 currently provides habitat corridors
which bisect the site.
A principle objective of the proposed masterplan is to retain, enhance and open these areas to public realm
space where appropriate to offer open space for community use but to support and to provide further bio
diversity to the site and surrounding areas.
Existing Aerial View of Site
2.3 SITE CONSTRAINTS
The primary constraint to developing large areas of the site is extent of contamination and the necessary
scope of remediation which is required to deliver the site ready for development. These proposals are set out
in the SKM Enviros reports and schedules for review.
The river Doe Lea runs through the centre of the site and is considered to be the primary flood risk to the
development. A separate Flood Risk Assessment report has been produced to address the development
constraints in relation to the river Doe Lea.
The physical constraints of the site including the river Doe Lea, Buttermilk Lane, the disused railway line to
the north and the railway embankment between plots 1,2 and 3 have, from feasibility stage been considered
as design generators; primary elements and characteristics which will enhance, provide identity and diversity
to the overall proposals. They have also been considered as a way to heighten the legibility of the scheme
and to provide natural screening and node points between the plots and their respective proposals.
View facing West of from Buttermilk Lane Bridge showing disused railway. Plot 5 to left, Plot 6 to the right.
View from Plot 5 facing North
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View from Plot 5 facing South East
View of River Doe Lea from site boundary between Plots 2 and 4
Existing infrastructure located to the north of Plot 2
Example of typical vegetation/habitat conditions to site boundary of Plot 6
View facing North West from Plot 5
Coalite Site, Boslover_Design & Access Statement
Derelict storage tanks, Plot 5 adjacent to Buttermilk Lane
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View facing West from within Plot 5
View facing North from boundary of Plot 8
2.4 PLANNING POLICY
Land in Bolsover District Council Boundaries
The proposed development is covered by a range of relevant planning policy at both national and local level.
Details of the key policies and considerations are set out below with a detailed planning statement
accompanying the application which provides a more detailed analysis of planning policy.
The land within Bolsover is currently allocated for employment use in the Local Plan (2000). The Council is
currently consulting on its Local Plan Strategy Proposed Submission (May 2013), and once adopted this will
replace the current Local Plan and set the strategic policies and allocations for growth for the next 15- 20
years.
National Policy
Bolsover District Council’s draft Local Plan which is currently out to consultation has not identified the former
Coalite Works as a strategic site for development. It ignores the environmental legacy that exists and appears
to overlook the potential of the site to enhance the economic benefit of regeneration. The site presents an
opportunity to deliver wider regeneration and stimulate significant investment in the area if looked at
National policy is set out within the National Planning Policy Framework. The NPPF was published in its final
form in March 2012 and replaces 30 planning policy guidance notes and planning policy statements. It
provides the most up to date policy and sets out important considerations in relation to design and access.
comprehensively across the borders of Bolsover and NE Derbyshire.
A key element of the NPPF is the need to achieve sustainable development. The framework dictates that
there are three dimensions to sustainable development; economic, social and environmental. The economic
Land in North East Derbyshire District Council Boundaries
role seeks to contribute to building strong, responsive, and competitive economy, by ensuring that sufficient
land of the right type is available in the right places and at the right time to support growth and innovation. A
social role seeks to support strong, vibrant and healthy communities. An environmental role seeks to
contribute to protecting and enhancing our natural, built and historic environment.
The land that lies within North East Derbyshire comprises of both Brownfield and Greenfield land. Within the
Local Plan (2005) the Brownfield land is identified as part of Coalite Works and the Greenfield land is not
allocated for any specific use. The North East Derbyshire Local Plan 2011 – 2031 will replace the 2005 plan
and be in two parts comprising of Part 1 Strategic Policies, and Part 2 Allocations and Development
Management Policies. The site has not yet been identified by North East Derbyshire as a strategic site for
development.
Planning Policy Framework
The site spans two local authorities; Bolsover District and North East Derbyshire District Councils. Both Local
Planning Authorities (LPAs) are responsible for determining their own planning applications within their
boundary and preparing their own Local Plan to guide development needs and distribution over the next 15 –
20 years.
Bolsover Land Ltd have made representations to North East Derbyshire Council to request the site be
included in the Council’s Local Plan to help meet their housing targets without needing to release Green Belt
land in other parts of the Council’s jurisdiction.
The land within Bolsover is currently allocated for employment use in the Local Plan (2000). The Council
recently consulted on its Local Plan Strategy Proposed Submission (May 2013), which again identified the
site for employment use. The proposal is therefore considered to support the objectives of the both the
current and emerging Local Plan in terms of land use.
Pre Application Advice
Throughout the design development stage of the masterplan proposed in this application, advice was sought
from Bolsover and North East Derbyshire Council. This included a series of dialogue and pre-application
discussions with Officers from Local Authorities, most notably - Adrian Kirkham (Head of DC at North East
Derbyshire), Chris Doy (Head of DC at Bolsover) and Wes Lumley (Joint Chief Executive, Bolsover and NE
Derbyshire Council), and Bolsover councillors Eion Watts (Leader) and Alan Tomlinson (Deputy Leader) in
relation to the proposed development and scope of the applications. All work undertaken has been agreed in
The land within North East Derbyshire is partly Brownfield and falls within the Coalite Works Employment
allocation, and partly Greenfield which is not allocated for any specific use. The Council does not have a five
yearly housing land supply and should therefore, in accordance with the Government’s National Planning
Policy Framework (NPPF), support applications for residential development where it can be demonstrated it
comprises of sustainable development. We consider the proposal will assist the Council in meeting their five
year housing land supply, reducing pressure on areas of Green Belt land elsewhere in the District, and also
advance with statutory consultees, and these consultations are ongoing, for example with English Heritage,
Natural England, the Highways Authority and Agency and the Environment Agency.
secure the long term viability and redevelopment of this site for sustainable uses.
A public consultation and exhibition was held for local residents to view and comment upon the proposals in
June 2013. This coincided with the launch of the Coalite Regeneration website:
We have submitted representations to both Local Authorities in relation to their Local Plans, commenting on
the North East Derbyshire Council’s Green Belt Methodology Review and Strategic Policies in September
2012, and Bolsover’s Local Plan Strategy in June 2013.
Coalite Site, Boslover_Design & Access Statement
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2.5 ENVIRONMENTAL IMPACT ASSESSMENT
2.6 FLOOD RISK & PROPOSED HYDROLOGY OVERVIEW
On larger projects is it normal to consider the environmental impact that they will have on both the site and
surrounding area. The requirement and principles of what is to be considered and the methodology is set out
in the Town and Country Planning (Environmental Impact Assessment) Regulations 2011.
The flood risk assessment report, associated drawings and proposed hydrology design(s) drafted by Rodgers
Leask Ltd and submitted as part of the application should be read for further detail. A brief synopsis of
existing site conditions, design concept and management of the scheme are outlined below.
The extent of the proposed development requires an EIA to be carried out where there are likely to be
significant effects on the environment. The regulations set out three broad criteria which should be
considered:
The site presently drains towards the river Doe Lea which generally runs through the centre of the site.
•
The areas close to the Doe Lea lie within Zone 3 of the Environment Agency Flood Map (with risk of 1 in 100
year or greater for river flooding.) However, a large proportion of the site is located within Zone 1, low risk.
The characteristics of the development - e.g. Its size, use of natural resources, quantities of pollution
and waste generated;
•
The environmental sensitivity of the location;
•
The characteristics of the potential impact—e.g. its magnitude and duration.
Climate change will be allowed for in the surface water drainage design calculations. This should be included
as an additional 20% on the modelled rainfall intensity for the proposed commercial/open storage areas and
an additional 30% for the proposed residential areas.
It is proposed to incorporate SuDS into the scheme by creating two large open off-line balancing ponds and
new ditches draining to the river Doe Lea. The ponds will be designed in such a way that they provide
effective surface water storage and also provide a pleasing visual amenity alongside the re-engineered river
Doe Lea flood plain and river channel. This will form part of the public realm space and will be integral to the
landscape masterplan proposals. The bank slopes of the balancing ponds will be varied and suitably
landscaped in order to appear more natural and less ‘engineered’.
An Environmental Impact Assessment Screening and Informal Application Scoping Letter was submitted to
Bolsover and North East Derbyshire councils by Knight Frank. Bolsover District Council subsequently
confirmed in writing on 03.09.13 that an EIA was required.
It was requested that the following matters be included in the assessment:
The residential masterplan layout and the proximity to the existing flood plain of the river Doe Lea have
allowed the allocation of space for open balancing lagoons and the creation of new open watercourses.
•
A chapter on Impact on Human Health;
•
Additional modelling of impacts on Air Quality arising from additional traffic generation at the Town End
road junction and arising from any preferred remediation strategy;
The pond locations are tied in to the proposed landscaping corridors for the development, with a band of
proposed tree’s around the southern perimeter of the balancing ponds. This landscaping buffer will provide a
natural screen between the proposed housing and help to separate the SuDS features from the development
•
Additional modelling of pathways for all potential contaminants to the Doe Lea and the Aquifer (if
required) from the site and taking account of the preferred remediation strategy;
and deter vandalism / littering. By screening the ponds from the development it is also hoped that biodiversity
within the balancing ponds would also be helped to establish by reducing interference from the public.
•
Noise modelling to include that arising from additional traffic as well as the future processes on site for
any remediation scheme;
Under the recent Flood & Water Management Act, the approving and adopting body for new SuDS features
in the Bolsover area is likely to become Derbyshire County Council. The detailed design of the balancing
•
Sensitive viewpoints to be agreed with the LPA in consultation with English Heritage.
ponds will be carried out in accordance with their requirements if the ponds are to be offered for adoption and
maintained by Derbyshire County Council.
These additional items have been addressed in the relevant consultant reports.
The following recommendations are made to promote a sustainable and practicable drainage strategy for the
proposed development:
•
Existing pipe work and potentially contaminated drainage structures should be removed or abandoned/
grouted up to prevent migration of contaminated ground water:
•
Overall surface water discharge rates to the river Doe Lea from the former Coalite works should be
reduced;
•
Surface water discharge from development constructed on Greenfield areas should be restricted to the
equivalent Greenfield run-off rate of 5 l/s/ha;
•
The surface water drainage network should be designed such that no flooding occurs for storm events
up to and including the critical 30yr storm event;
•
The surface water drainage network should be designed to ensure that any flooding which occurs
during the 100yr + climate change storm event does not leave the site;
•
The use of SuDS should be incorporated into the detailed drainage design where practicable: Surface
water drainage should be passed through a minimum of 2 no. treatment systems to improve surface
water run-off quality;
•
Surface water drainage should be passed through a suitable fuel interceptor where necessary: The
existing watercourses within the site should be diverted to allow redevelopment of the site and existing
culverts removed where possible to create open ditches;
•
Foul water drainage should no longer be discharged to the river Doe Lea: Foul water should be
discharged to the Yorkshire Water public sewer network.
•
The foul water drainage strategy should consider the sensitive local sewer capacity issues and be
designed in accordance with the requirements of the Environment Agency and Yorkshire Water.
A small area of the development site lies within the Flood zone of the river Doe Lea. The land adjacent to the
southern bank of the river Doe Lea currently acts as a flood plain. There are improvement works planned to
the river Doe Lea channel including removal of existing obstructions and structures, replacement bridge
structures and enhancements to the existing flood plain.
There are a number of protected species supported by the site. Great Crested Newt habitats are located to
the north and south of the river Doe Lea within existing man made settlement ponds and concrete storage
lagoons. Another Great Crested Newt colony is present on the southern parcel of the site within an existing
pond. It is proposed that, where possible, the existing Newt habitats on the site should be retained. Where
this is not feasible then new habitat areas will be created. The principle hydrology strategy will seek to consider flood risk, suitability of the development and proposed drainage techniques that are in line with current
guidelines and best practice.
This also requires assessment of the development constraints of the site and the opportunities offered by the
existing infrastructure and natural environment in order to propose a strategy by which the site can be developed both economically and sustainable.
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