Puriton Energy Park SPD - Sedgemoor District Council

Transcription

Puriton Energy
Park
Supplementary Planning Document
Draft FOR Consultation March 2011
Puriton Energy Park SPD Sedgemoor District Council 2011
Contents
1
Introduction
3
2
Policy Context
12
3
Site Analysis
3.1 Brownfield and Greenfield Proportions
3.2 Transport and Accessibility
3.3 Flood Risk
3.4 Biodiversity and Ecology
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19
20
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24
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Vision and Key Deliverables
4.1 Vision
4.2 Key Deliverables
4.3 Potential Energy Related Uses
4.4 Phasing and Future Growth Opportunities
4.5 Employment Sectors
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5
Design Principles and Masterplan
5.1 Design Objectives and Design Principles
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6
Requirements of a Planning Application
6.1 Requirements of a Planning Application
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Appendix 1: CABE Design Principles from 'Better Places to Work'
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Introduction 1
2
Introduction 1
Acknowledgements
All maps, diagrams and images contained within this document are reproduced with permission from
Aedas UK (March 2011).
Additional information has also been provided by the owners of the site, BAE Systems, and their
agents Alder King.
Status of the Document
1.0.1 A local planning authority may prepare Supplementary Planning Documents (SPDs) to
elaborate and provide greater detail on particular policies of development plan documents as part of
its Local Development Framework. SPDs provide guidance on local planning matters and are generally
either area based (i.e. masterplans and development briefs) or topic based (i.e. dealing with a specific
local issue such as a design guide).
1.0.2 Unlike development plan documents, SPDs are not subject to an independent examination
process and therefore can be prepared more quickly. However an SPD is still subject to a process
of consultation and engagement with relevant parties including key stakeholders and the local
community.
1.0.3 The Council’s Executive approved this draft SPD for the proposed Puriton Energy Park for
public consultation on the 9th March 2011.
1.0.4 Alongside the SPD the Council are making available a Sustainability Appraisal of the content
of the draft document. The findings and recommendations of this appraisal and the representations
received during the consultation period will inform the preparation of the Final version of the SPD. It
is anticipated that the final version will be adopted by the Council in October 2011 following the
adoption of the Core Strategy (the higher level development plan document that the SPD elaborates
on).
1.0.5 Once adopted the SPD will be a significant material planning consideration when determining
applications for planning permission for the site, setting out the key principles that developers will
need to follow and will form part of the Sedgemoor Local Development Framework. The SPD will
also be used to demonstrate the deliverability of the relevant policies and proposals of the Council's
Core Strategy document when it is the subject of independent examination in May/June 2011.
Public Consultation
1.0.6 The public consultation period for this SPD begins at 9:00am on Tuesday 22nd March and
runs for six weeks, ending at 5:00pm on Tuesday 3rd May 2011. This includes the following public
events:
Saturday 16th April 2011 at Angel Place, Bridgwater from 10:00am to 4:00pm (to be confirmed,
please check the Council's website for updates)
Thursday 14th April 2011 at Puriton Village Hall from 2-30pm to 7:00pm
Tuesday 19th April 2011 at Woolavington Village Hall from 2-30pm to 7:00pm
1.0.7 To assist you in making representations more easily, we are using an Online Consultation
(1)
Portal . This allows you to access, read and directly comment on the content of this SPD.
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http://sedgemoor-consult.limehouse.co.uk/portal/
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Sedgemoor District Council 2011 Puriton Energy Park SPD
1 Introduction
1.0.8 If you are unable to use the online consultation portal, a pdf version of the SPD as well as
an electronic copy of the representation form are available from the Council's Puriton Energy Park
(2)
web page . Hard copies are available at a cost of £10 or electronic copies available free of charge.
The SPD is also available to be inspected (alongside the Sustainability Appraisal) at the Council
Offices (Monday to Friday 8:45am to 5:00pm at the following address:
Reception, Sedgemoor District Council, Bridgwater House, King Square, Bridgwater, TA6 3AR
(Monday to Friday 8:45am to 5:00pm)
1.0.9 Please return completed representation forms to: LDF Team, Strategy and Business Service,
Sedgemoor District Council, Bridgwater House, King Square, Bridgwater TA6 3AR. Or by email to
[email protected]. Please note that copies of all representations will be made publicly available.
1.0.10
All representations must be received by 5pm on Tuesday 3rd May 2011.
1.0.11 Further guidance and information on this, and the Sedgemoor Local Development Framework
(3)
in general, is available on the Council’s LDF website or by contacting the LDF Team on 01278
435409.
Purpose of this Document
1.0.12 The Council has prepared this Supplementary Planning Document (SPD) to examine the
potential of the brownfield site of the former Royal Ordnance Factory (ROF) located at Puriton to the
north of Bridgwater in Somerset. The SPD elaborates on policies in the Council’s Local Development
Framework Core Strategy and is closely aligned to current and emerging corporate policy, including:
Sedgemoor District Council Sustainable Community Strategy;
Sedgemoor District Council Corporate Strategy;
Sedgemoor District Council Economic Masterplan;
The Bridgwater Vision
1.0.13 Following the decommission of the factory in 2007 by owners BAE Systems, discussions
on the future for the site have been on-going and, as a former employment site, the Council and its
partners are focused on retaining the site for employment purposes.
1.0.14 The Bridgwater Vision published in 2009 identified that the concept of the Puriton Energy
Park could provide significant employment opportunities through business and industrial development
linked to low carbon energy sources.
1.0.15 As a result BAE Systems appointed Alder King Planning Consultants to co-ordinate a
multi-disciplinary team tasked with realising the full potential of the site and progressing redevelopment
towards a mixed use Energy Park.
1.0.16 The multi-disciplinary team consists of; BAE Systems Environmental Services and Ecological
Solutions, Alder King Planning Consultants; AEDAS Architects; Peter Brett Associates and the
Richards Partnership.
1.0.17 The SPD focuses on the main development objectives required to deliver the Energy Park,
and has been informed by detailed technical studies to gain a robust understanding of site constraints
and opportunities.
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www.sedgemoor.gov.uk/energypark
www.sedgemoor.gov.uk/ldf
Introduction 1
1.0.18 The SPD seeks to define, through development principles, the role, function and character
of the proposed Energy Park with the objective to achieve sustainable high quality development. The
SPD considers a range of matters including:
Development layout and masterplanning, including the siting of development within the site
Landscape design, open space and patterns of movement;
Development densities and gross floor space;
Building heights and massing;
Quality of design and materials;
Uses and activities;
Traffic and access arrangements, including for public transport, pedestrian and cycle access,
and parking;
Phasing, the pattern of expansion and key infrastructure requirements;
The approach to planning control at the site, particularly with regard to permissible uses, and
quality of design;
The requirements of planning applications for development, including the scope of the
Environmental Impact;
Development constraints and the balance of ‘critical mass’ to achieve viable development:
The potential for creating attractive working environments and drawing on CABE guidance ‘Better
Places to Work’;
Telecommunications;
Visibility and profile.
1.0.19 The SPD seeks to draw a balance between providing robust guidance and advice to
landowners and developers and avoiding unnecessary constraints to masterplanning creativity,
development opportunity and viability.
Strategic Context
1.0.20 The former ROF site is located approximately 3 miles to the north east of Bridgwater in open
countryside between the villages of Puriton and Woolavington, close to Junction 23 of the M5 (see
Figure 3.1 below). Bridgwater itself is an historic town in a prime strategic location with a strong trading
and manufacturing tradition. It is the administrative and commercial centre of Sedgemoor District and
the focus for significant inward investment, regeneration and development over the next 15 years.
1.0.21 Bridgwater is however constrained being contained by the M5 motorway to the east that
creates a physical barrier to development as well as being threatened by flood risk with significant
areas of low lying land. Plans are in place to invest in a surge barrier in the future, funded through a
tariff system.
1.0.22 Despite physical constraints the town is acknowledged as an area of major growth with the
Council seeking to establish Bridgwater and the wider District at the heart of a new South West
Enterprise Coast (See Sedgemoor Economic Masterplan 2008-2026).
1.0.23 Located between the cities of Bristol and Exeter and in close proximity to the nationally
significant infrastructure project at Hinkley Point in West Somerset, there is a significant opportunity
to boost the economic profile of the town. It is essential that a boom and bust scenario is avoided
and that any economic growth has a sustained and positive improvement on the image and
performance of the town.
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1 Introduction
1.0.24 Today Bridgwater stands at the threshold of change and is an integral part of the M5 Corridor
Functional Zone as defined in the South West Regional Economic Strategy (RES). High population
growth and an expanding employment and business base continues to fuel the local economy and
while manufacturing is traditionally the strongest sector it is declining in employment numbers.
1.0.25 There is a need for diversification of employment opportunities and a need to attract high
skilled categories of industry to develop the local labour force and re-structure the economy. The
knowledge economy in respect of energy production is particularly critical to the future development
of the town, the proposed new nuclear facility at nearby Hinkley Point in West Somerset, the new
Energy Centre at Bridgwater College points the town in the direction of low carbon and renewable
energy functions.
1.0.26 The former ROF site offers a unique opportunity to deliver new employment opportunities
of both local and regional significance that will complement the development strategies for the town
and deliver a new and sustainable future for this brownfield site.
Figure 1.1 Strategic Context
Introduction 1
Development and Landscape Context
1.0.27 The site comprises the Royal Ordnance Factory, formerly used primarily for the manufacture
of explosives, the current site covers an area of 171 hectares (422 acres) within an enclosed security
fence and BAE Systems own another 104 hectares (258 acres) of farmland surrounding the site,
outside the security fence.
1.0.28 The whole area in BAE Systems ownership is 275 hectares (680 acres) situated in open
countryside, between the villages of Puriton and Woolavington, approximately 6km (3.5m) north east
of Bridgwater.
1.0.29 The site lies 2km to the east of J23 of the M5 motorway and benefits from a redundant rail
connection that may have potential for reinstatement for freight use
Figure 1.2 Aerial Photograph of the Site
1.0.30 Within the security fence the site consists of brownfield previously developed land, which
has been incrementally developed over the past 70 years. The site features a mix of buildings,
consisting of a central factory core and individual magazine buildings surrounded by earth bunds
spread across the site. The formation of the 2 to 6 metre high ‘blast bunds’ has created a very artificial
site ‘pock-marked’ with grass mounds and a military utilitarian grid pattern of access roads and
overhead service lines. A notable feature of the munitions site is the ‘borrow pit’. This was excavated
to provide earth for the ‘blast bunds’ within the site.
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1 Introduction
1.0.31 Building height is mixed across the site with the majority of buildings low lying single storey
but some buildings in the central factory core are approximately 35m in height and can be seen from
neighbouring land and in particular from the M5 and the Polden Hills to the south of the site.
1.0.32 The existing site is, well served with electricity, gas, telecoms and potable water services
and while some reinforcements may be required depending on the final configurations of the site,
there should be no practical difficulties in delivering what is required. Development as an Energy
Park offers the opportunity for generated electricity to power elements of the site therefore possibly
negating the requirement for off-site electrical reinforcements.
1.0.33 ROF Bridgwater was built during the ‘Re-armament’ period leading up to World War 2,
specifically for the manufacture of high explosives. In simple terms, this was a chemical process that
involved reacting strong acids with organic compounds under controlled conditions, followed by
processing into a finished product.
1.0.34 Each stage of the process was carried out in a separate building protected by a grassed
earth mound, giving the site its characteristic appearance. The explosive compositions made at ROF
Bridgwater (including RDX, HMX, TNT and tetryl) were ultimately dispatched to ‘filling factories’ to
be incorporated in various munitions. Figure 1.3 below identifies how the site was zoned according
to particular uses during its operational period.
1.0.35 Manufacturing ceased in 2008, when the plant was decommissioned but at the height of its
operation the site provided up to 1,200 jobs for local people.
Figure 1.3 Historic Uses Plan
Introduction 1
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1 Introduction
1.0.36 The site is set in the landscape context of long views and wide panoramas within the low
lying Somerset Levels and Moors, abutting the south of the site are the Polden Hills. The site itself
is low lying and flat, with average ground levels of between 4.5m and 6.5m AOD and is relatively
unobtrusive in the context of its surroundings.
1.0.37 The avenues of trees planted within the site have been heavily managed and pollarded
whilst the Horse Chestnuts on rising ground outside the site entrance have grown into large attractive
trees.
1.0.38 Generally surrounded by a mixture of farmland and grazing meadows which are primarily
featureless although to the south east of the site hedgerows and hedgerow trees form strong features.
It is probable that the field patterns closest to Puriton and Woolavington are mediaeval in origin. The
site and the adjoining landscape to the north have an open, expansive character, its principal landscape
features being the rhynes that drain the levels and the rectilinear field pattern. An important and
prominent feature of the rising landscape to the south is the rectilinear woodland blocks which are
something of an oddity in an otherwise agricultural landscape.
1.0.39 The northern boundary of the site is bordered by the Huntspill River, specifically cut,
straightened and widened during ROF operations and used as the primary water source for the factory
operations and also helping to drain the site. Water management issues are of course still a major
issue within the levels, the process of drainage and the control of water levels through pumping and
storage form an important part of the landscape character surrounding the site.
1.0.40 The Huntspill River is contained within high embankments to either side and therefore
provides significant flood protection and storage potential. Water levels in the river are controlled by
the sluice at the downstream end which allows discharge into the estuary at its western end, but
precludes inflow from it. A reed bed extends from the former ROF site in a northerly direction to the
river.
1.0.41 Land to east and west of the site is generally open, low-lying grassland criss-crossed by
drainage channels (rhynes) which are typical of the area.
1.0.42 In close proximity to the site the scattered buildings of Rookery Farm and Withy Farm are
located between the site and the Huntspill River. Other farmsteads are dotted around the area to the
north of the river and on the Huntspill Level; Withy Bow Farm, Withy Grove Farm, Ashton Farm,
Cornmoor Farm. Beyond are other isolated properties and hamlets leading toward the larger villages
of East Huntspill and Mark.
1.0.43 From various points along the ridge of the Polden Hills to the south there are expansive
views into the site and beyond towards the lower rolling hills, knolls and ridges which divide the
wetlands leading toward the Mendip Hills. Travelling south along the M5 quite close open views into
the site from the western boundary are possible, with the larger degraded munitions buildings being
visible. Other close views are of course possible from the northern fringes of Puriton and Woolavington
villages as well as from the Woolavington Road between the two villages. Walkers and cyclists using
public rights of way to the north of Woolavington will have a range of views into the site as will users
of the road north to East Huntspill from Woolavington through the Woolavington Level.
1.0.44 Another important aspect of landscape character are the power lines which criss cross the
area, the site itself is closely contained with lines running along the west, east and north boundaries
of the site. The plethora of high voltage power lines and their pylons have a significant influence on
the character and visual amenity of the landscape as does the noise from the nearby M5.
Policy Context 2
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2 Policy Context
2.0.1 The site is located in open countryside outside of the settlement boundaries for Bridgwater,
Puriton and Woolavington as defined by the adopted Local Plan; however, it is now allocated
specifically as an energy park in the councils Core Strategy.
2.0.2 This follows earlier studies including the Sedgemoor Economic Strategy and Bridgwater
Vision, both adopted as material considerations, which established the employment led approach of
the Council, focused on enabling appropriate private sector investment that contributed to wider
objectives and Council priorities.
2.0.3 This site has the potential for exciting and design led employment development to provide a
impetus to the town that can help to transform the image of Bridgwater and the wider District to a
more modern and enterprising dynamic perspective.
2.0.4 The following section provides a summary of relevant emerging planning policies and those
contained within the emerging Core Strategy.
Regional Spatial Strategy for the South West
2.0.5 The former ROF factory was initially promoted through the draft Regional Spatial Strategy
(RSS) for the South West as a strategic mixed use employment site. Although its scale and previously
developed status was acknowledged at the Examination in Public, it was not specifically identified in
the Panel Report. Instead the Panel recommended that the merits of the site's redevelopment for
employment should be considered further in the context of the emerging Sedgemoor Local
Development Framework.
2.0.6 The Government, in July 2010, subsequently confirmed the intention to revoke Regional
Spatial Strategies in advance of an adopted Regional Spatial Strategy for the South West.
Sedgemoor Economic Masterplan (2008-26)
2.0.7 The Economic Masterplan sets the goal of moving to a higher value-added knowledge driven
economy. Whilst Bridgwater is recognised as the focus for inward investment, the coastal and rural
areas of the District and Burnham-on-Sea & Highbridge have an important role in driving economic
growth and prosperity as an integral part of a modern, living, working countryside. It includes the
following vision:
"Sedgemoor will be one of the UKs leading centres for energy related business, employment and
skills, with Hinkley, Puriton and Bridgwater College as the foundation, and other initiatives based on
renewable energy and low carbon technologies".
2.0.8
The Economic Masterplan identifies that the district is at a cross roads in respect of its
development. Although there have been substantial successes already achieved some underlying
structural weaknesses in the local economy remain. These will impact on future investment and
growth in the District and there is a need to strengthen traditional sectors and develop new employment
opportunities.
2.0.9 Ten commitments are identified to transform Sedgemoor over a 15 year period and designed
to secure new investment and employment. These include identification of Bridgwater as a future
enterprise and business hub for the south west, leading on energy related business and as a centre
for creative digital and media industries.
Policy Context 2
2.0.10 By being recognised as a regionally significant location for inward investment, the Council
is providing local community leadership to meet high level objectives to strengthen the local economy
and re-structure employment, skills and the health and well being of local people.
2.0.11
The opportunity for Puriton Energy Park is further developed in the Masterplan as:
"A key opportunity site for low carbon energy centre development has been identified at the former
ROF facility in Puriton, which could complement development at Hinkley. Development of the energy
sector will allow the district to build on the experience and benefits to be secured at Hinkley, allowing
local people and businesses to share the benefits.
2.0.12 As a brownfield site that is well shielded from surrounding uses and served by existing
utilities, this site provides an opportunity to develop an energy centre of regional significance. As well
as presenting potential to accommodate energy generating uses, the site could be promoted to attract
energy related R&D uses to create a dedicated facility for the sector. Given the requirements for
energy generation and the potential for perceptions as a bad neighbour use, the district has limited
alternative sites"
Bridgwater Vision
2.0.13 The draft South West Regional Spatial Strategy identified Bridgwater as a Strategically
Significant City and Town (SSTC) and promoted an employment led strategy to sustainable growth.
To support the delivery of this growth Sedgemoor District Council and key partners have developed
the Bridgwater Vision, a long term strategy for the regeneration of the town.
2.0.14 Whilst the Vision does not allocate sites, it does recognise the importance of the former
Royal Ordnance Factory as a transformational project and promotes the concept of the Puriton Energy
Park, stating:
"Puriton Energy Park would be a significant employment area for B1 and B2 energy related uses for
the town linked to a renewable low carbon energy source. The employment area would benefit from
on-site rail links, a bespoke travel plan service for workers from Bridgwater town centre and the
promotion of cycle tracks and footpaths through the site providing links to Puriton , Woolavington and
Bridgwater encouraging greater use of non-vehicular transport modes.Opportunities to incorporate
other uses on the site would also be explored including leisure uses, key worker/specialist/market
housing and areas of open space for recreation."
2.0.15 The overarching driving theme threaded throughout the Bridgwater Vision is that development
will need to reflect the aspirations and ambitions through the delivery of high profile, contemporary
and highly sustainable buildings. The scale of the ROF site is of regional significance and for this
reason is ‘visible’ and requires the highest levels of development and implementation.
Sedgemoor Core Strategy (2006-27)
2.0.16 The proposed development of the site will be required to meet the policies and approach of
the Council’s LDF Core Strategy (currently at the Submission Version). The key overarching policy
areas are discussed below:
Policy S1: Spatial Strategy
Policy S1 sets out the Spatial Strategy for Sedgemoor and advises that:
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2 Policy Context
"Bridgwater will be the focus for the District’s housing and employment growth. As the principal town
in the District it will accommodate the majority of new development within its urban area through the
provision of a strategic urban extension, brownfield sites and at other well related Greenfield locations".
Puriton and Woolavington villages are both identified as Key Rural Settlements and the Spatial
Strategy advises that:
"Priority will be given to development opportunities in the identified settlements that contribute towards
regeneration, viability and vitality and which are within or close to existing or proposed public transport
corridors. These will normally be on previously developed land and buildings which offer the opportunity
for redevelopment or re-use".
With regard to the well located position of the villages and the site to Bridgwater the requirements of
this over arching policy are achieved.
Policy D11: Economic Prosperity
Policy D11 sets out the approach towards economic development and states that:
"In general employment proposals will be supported where they contribute to the following objectives:
Accord with the Spatial Strategy;
Deliver a minimum of 9,160 9,620 new jobs between 2006-267;
Encourage a diverse, robust, thriving and resilient (in terms of both climate change and economic
resilience) economy;
Enhance the image of the area as a business location;
Provide or retain appropriate work spaces to meet local demand;
Provide local and higher quality job opportunities;
Improve the skills of the resident work force;
Increase self-containment, reduce the need to travel and accessible by sustainable transport
modes;
Are compatible with the scale and character of their location."
Policy P1: Bridgwater Urban Area
The employment section of Policy P1 sets out the intention for employment proposals to contribute
to the restructuring of the local economy through the provision of local higher skilled jobs in competitive
economic sectors, stating:
"All employment proposals in Bridgwater will be supported where they add higher value to the economy
through the provision of local employment opportunities, the promotion of higher skilled jobs and/or
allow for the expansion of appropriate existing businesses.
The Council will encourage knowledge intensive sectors including Information and Communication,
Technologies (ICT) related manufacturing, research and development and environmental technologies
including low carbon/renewable energy. Large-scale employment proposals (over 1,000m² of gross
floor space) for research and development, light industry, general industry and distribution (B1c, B1b,
B2 and B8) will be supported where they meet the requirements of Policy D11: Economic Prosperity
and the policy objectives above."
In addition the policy prioritises the redevelopment and remodelling of existing sites and specifically
allocates the Former Royal Ordnance Factory at Puriton as an Energy Park and sets out some key
requirements for the redevelopment of the site:
Policy Context 2
"Priority will be given to brownfield sites through the redevelopment and remodelling of existing land
and buildings within established industrial/business areas, including the former Royal Ordnance
Factory site at Puriton allocated as an Energy Park, and ‘saved’ allocated employment sites, followed
by preferred greenfield locations."
"The former Royal Ordnance Factory site at Puriton is allocated as an Energy Park, with priority given
to renewable or low carbon energy generation and other energy-related or complimentary uses,
including green technologies, supply components and support services. The Council will work with
interested parties to develop an overall masterplan for the site. This will include the following elements:
About 90 hectares of developable employment land identifying a range and mix of appropriate
uses;
Phased delivery of the site and essential infrastructure;
Habitat enhancements and the creation of an ecological park;
Accessibility through the promotion of sustainable modes of transport, improved road infrastructure
and the feasibility of reinstating the former rail link;
Opportunities for passive energy production including photovoltaic’s;
Community, recreational uses;
Publicly accessible green space;
Strong internal landscape structure;
Network of footpaths and cycleway linking the site to the villages of Puriton and Woolavington;
Consideration of industrial heritage;
High quality design and sustainability standards;
Safeguarding existing sites and premises.
Policy D2: Promoting High Quality and Inclusive Design
Policy D2 sets out the Council's commitment to achieving high quality, sustainable and inclusive
design for all new developments throughout the district to deliver places and spaces that are attractive
and safe, accessible for all, enjoyable to use and which encourage social interaction together with
healthy lifestyles and environments. The policy emphasises the importance of: local character and
identity; the quality of the public realm through creating safe and attractive public open spaces and
street scenes; amenity value; efficient use of land; soft and hard landscaping; and the promotion of
a range of sustainable modes of travel.
Policy D4: Renewable or Low Carbon Energy Generation
Policy D4 sets out the Council's support for proposals that maximise the generation of energy from
renewable or low carbon sources, provided that the installation would not have significant adverse
impact taking into account a number of factors including: unreasonable adverse impacts on landscape
character, amenity, nature conservation interests and users and residents of the local area.
In addition Policy D4 encourages the provision of small-scale renewable energy developments utilising
technology such as solar panels, biomass and woodfuel heating, small-scale wind turbines and
photovoltaic cells where these would not have any significant adverse impact.
Other Relevant Policies
In addition to the above overarching policy context there are a number of other policy areas within
the Core Strategy that will be relevant to the detailed aspects of the redevelopment of the Former
Royal Ordnance Factory, and proposals for the site should be prepared taking these into consideration.
These are listed for reference below:
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Policy S2: Infrastructure Delivery
Policy S3: Sustainable Development Principles
Policy S4: Mitigating the Causes and Adapting to the Effects of Climate Change
Policy MIP1: Major Infrastructure Projects
Policy D1: Managing Flood Risk
Policy D3: Sustainable Construction and reducing carbon emissions in new developments
Policy D9: Sustainable transport and movement
Policy D10: Managing the transport impacts of development
Policy D14: Natural Environment
Policy D16: Pollution impacts of development and protecting residential amenity
Policy D17: Historic Environment
Policy D19: Health and Social Care
Policy D20: Green Infrastructure
Policy D21: Community and Cultural facilities
Sustainable Community Strategy for Sedgemoor
2.0.17 The overarching themes within the Sustainable Community Strategy for Sedgemoor ('Sowing
the Seeds for a Better Future') promote the economic, social and environmental well being of the
district, creating a better quality of life and a sustainable economy for Sedgemoor. It includes the
following Vision for the District:
"By 2026, Sedgemoor will be a place:
Safequarded against the most serious threats of coastal and inland flooding and climate change;
celebrated for our Energy – in our people, our carnivals and our economy; made Distinctive due to
the beauty and variety of our unique environment, landscapes and heritage; recognised as the
Gateway to the Levels and Moors, Somerset and the further South-West – a place to arrive, not just
pass through; known for its vibrant Economy – able to withstand future recessions and reductions in
fossil fuels and able to provide jobs which are valued by local people; with people Motivated to
maximise their educational achievement and skills.; giving everyone the Opportunity to live well –
free from the effects of crime, poverty, social isolation or discrimination, ensuring that services and
facilities are accessible to all; home to Optimistic people – confident in their ability to shape their
communities and respond to future challenges; and where people Respect themselves, other people,
the environment and the needs of future generations."
Policy Context 2
2.0.18 Bridgwater being the main focus of economic activity in the district is identified in the
SCommunity Strategy as having priority needs including economic development, raising skills and
aspirations. This employment led strategy links opportunities through better travel provision, better
jobs with local labour agreements and re-training to help communities improve their economic well
being.
2.0.19 The Sustainable Community Strategy encourages inward investment with the goal of attracting
knowledge intensive businesses which in turn encourages existing business re-investment. Additionally
improving the image of the area and raising economic productivity and profile will also assist the
development of the workforce and the improvement of skills.
Sedgemoor Corporate Strategy (2009-14)
2.0.20 The Sedgemoor Corporate Strategy 2009-14 (refreshed in 2010) sets out the Council’s
priorities and the key areas of activity and delivery. The Strategy provides a clear expression of the
Council’s long-term vision of what it is striving to become and of what it wants to achieve in the
community. It is an essential framework within which the Council can set out its priorities.
2.0.21 It identifies four priorities; housing, efficiency, regeneration and the environment which are
contained within the themes of; economic growth and regeneration, health and well being and a clean
and sustainable environment.
2.0.22 In respect of economic growth and regeneration priorities, specific aims include improving
the perception of the district to create a new era of economic regeneration and job creation, up skilling
the workforce and providing learning opportunities.
Sedgemoor Climate Change Strategy
2.0.23 The Council has signed the Nottingham Declaration on Climate Change, a commitment to
work in a way that counteracts the impacts of climate change. The promotion of renewable energy
use, sustainable construction, re-use and recycling of waste, sustainable modes of travel, water
management and green infrastructure are key elements of the Council's emerging Climate Change
Strategy. The Climate Change Strategy will set out how the Council will set out its commitments both
internally as an organisation and externally through its wider community leadership role.
2.0.24 The allocation of Puriton Energy Park and its priority for renewable or low carbon energy
generation and other energy-related or complimentary uses is an integral component of this strategy
and will contribute significantly to meeting the Council's carbon reduction targets.
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Site Analysis 3
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Site Analysis 3
3.1 Brownfield and Greenfield Proportions
3.1.1 The internal layout of the former ROF is unusual, in that the majority of buildings in the outer
areas of the site are small storage buildings or ’magazines’ surrounded by earth bunds, used in the
past for the storage of inflammable or explosive materials. The vast majority of the site is considered
to be previously developed with there being circa 400 buildings on site.
3.1.2 Former administration and service areas are located along the central north-south spine of
the site which includes offices, a hospital, fire station, changing rooms a canteen, power stations and
engine shed.
3.1.3 To either side of the central area are the main areas of armament production, which took
place in small embanked workshops scattered throughout the site, finished materials were stored in
embanked magazines located in the north-west of the site.
3.1.4 For the purposes of calculation, the buildings and their bunds have been assumed to be
developed land. On this basis, we have calculated that approximately 55% of the total land area
within the wire constitutes previously developed brownfield land, amounting to 90ha (222 acres). In
late 2010, BAE Systems began a programme of building decontamination and demolition that is due
to be completed in early 2012 approximately 95% of the demolition material will be recycled.
3.1.5 The potential significance of land contamination was recognised at an early stage, and its
subsequent assessment has drawn on BAE Systems wealth of practical experience in dealing with
the industrial legacy of explosives manufacture at other former Royal Ordnance sites.
3.1.6 The assessment process began with a ‘desk
study’, a review of the sites history and
environmental setting, identifying the potential types
and locations of contamination. This led to an initial
exploratory phase of sampling in 2008, and a
second phase in 2009 to home-in on areas of
potential concern including waste disposal, and soil
contaminated with heavy metals, petroleum and
explosives residues, the total number of sampling
locations is in excess of five hundred.
3.1.7 In order to bring the site back into beneficial
use through redevelopment it will be necessary to
remediate the land to ensure that contamination
does not pose an unacceptable risk to the health of future occupants or the environment.
3.1.8 The remediation scheme, currently at the planning and design stage and due to be implemented
in 2012/13, will comply with Government policy and guidance and have due regard to the requirements
of relevant stakeholders.
3.1.9 Evidence of wartime defences can be seen across the site, particularly on the site boundary,
where 14 pill boxes and 21 defence posts (larger pill boxes equipped with telephones) exist and two
small anti-aircraft gun emplacements all survive on the site.
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3 Site Analysis
3.2 Transport and Accessibility
3.2.1 The site lies within reasonable walking and cycling distance of a limited range of local
community facilities in Woolavington and Puriton, with higher order services accessible in Bridgwater
via existing bus routes.
3.2.2 Currently there is no public access through or around the site either by vehicle, cycle or on
foot and it is clearly feasible for increased permeability and accessibility to be achieved potentially
linking public rights of way and isolated hamlets and farmsteads to Puriton, Woolavington and further
afield to Bridgwater by also linking to public transport routes.
3.2.3 Given the rural location, bus passenger waiting facilities are of a basic standard and
opportunities to increase bus accessibility and improve passenger waiting facilities should be
considered as part of the re-development of the site. Figure 3.1 below shows the existing bus services
relevant to the site's locality.
3.2.4 The site benefits from an established access onto Woolavington Road in the form of a ‘Y’
shaped priority junction where the western and eastern approach roads link to form a single point of
entry to the development area. The general condition of the road is considered to be reasonable,
although sub-standard in areas with restricted visibility and localised narrowing making the route
unsuitable for high levels of traffic use. The site constitutes a previously developed site which has
provided employment for up to 1,200 employees in the past, its future use is to some extent constrained
by poor access routes via the villages of either Puriton or Woolavington and to overcome this, a new
link to the A39 is necessary, skirting the south eastern edge of Puriton. In view of the current highway
constraints, feasibility studies have been carried out to investigate the opportunity for providing a new
southern access road which would enable a new strategic access between the site and the A39
corridor.
3.2.5 The redevelopment of the site presents opportunities for improving existing highway conditions,
in particular at existing local access junctions linking Puriton village to the A39 corridor.
3.2.6 However, the requirements for off-site infrastructure improvements to support development
are unknown at this stage and would be established through detailed assessments informed through
consultation with Somerset County Council Highways and the Highway Agency as part of the planning
process. In particular, the capacity of Junction 23 of the M5 along with the scope and need for
improvements should they be necessary are yet to be fully investigated and any potential
improvements are currently unknown.
3.2.7 It is clear however that the full potential of the site would not be realised without substantial
improvements to create access suitable for operation of the Energy Park in a sustainable and effective
manner and to mitigate the impact on the highway infrastructure of the villages of Puriton and
Woolavington.
3.2.8 Options for the alignment have been considered and preliminary assessments favour a new
route to the South east of Puriton village, following the existing contours of the open land south of
Woolavington Road, crossing Hillside Road and connecting into the A39 to the east of Puriton Hill.
3.2.9 Land to the north of Woolavington Road is owned by BAE Systems enabling a new access
to be provided into the site. This would enable the retention of the existing access with minor
modifications to provide a secondary access to the site.
Site Analysis 3
3.2.10 Baseline traffic surveys have been carried out and analysis of road safety data indicates
that the highway network in the vicinity of the site experiences problems with congestion and delay
during peak times on the A39 and A38 corridors and at Junction 23 to the M5, with baseline evidence
also highlighting accident ‘hot spots’ at key junctions along these corridors.
3.2.11 The site benefits from a redundant rail connection to the existing mainline route west of the
site. This originally enabled rail access to and from the site from the southbound line only via a goods
loop at Highbridge. The branch link from the site was last used in 1990 and used to transport outgoing
ordnance products and incoming coal and sulphuric acid for the factory power plant.
3.2.12 Preliminary engineering studies
have been carried out in 2007 and 2010 to
establish the feasibility of reconnecting the
site to the main line. Investigations indicate
that whilst much of the original sidings and
track have been removed, the track bed
remains in place and the embankment is
considered to be in a serviceable condition.
Re-connecting the site to the main line would
require the relaying of the branch line track
together with new point and signal controls.
3.2.13 In addition feasibility studies are
currently being carried out to assess the
requirement for refurbishment and
strengthening of the existing bridge crossing
of the M5 motorway in order to meet modern day standards in terms of loading capacity.
3.2.14 Preliminary consultations have taken place with Network Rail on-site and indicate that there
is capacity in the network to accommodate freight movement to and from the site for possible energy
and waste related uses. Subject to detailed feasibility and viability studies, rail contract and statutory
processes it would be feasible to reconnect the site to the main line.
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3 Site Analysis
Figure 3.1 Existing Bus Services
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Site Analysis 3
3.3 Flood Risk
3.3.1 The site lies within an area identified by the Environment Agency's Flood Map as Flood Zone
3a, (high risk). The primary flood risk to the site is from extreme tide levels in the River Parrett Estuary
breaching the flood defences. In the event that the flood defences are overcome, then most of the
low lying land behind the defences in the Pawlett levels as far as Glastonbury would be flooded.
3.3.2 A detailed analysis of the flood risk from the Parrett Estuary was conducted in 2007 and the
results showed that the ROF site at Puriton remained clear of tidal flooding even when the effects of
climate change were taken into account over the next 60 years.
Figure 3.2 Extent of Tidal Flood Risk
3.3.3 However it will be necessary for any planning applications to be supported by detailed flood
risk assessments and any mitigation measures to be implemented. The river systems within the
Somerset Levels are complex and extensively managed and the watercourses that have the greatest
influence to the ROF site are the Black Ditch and the Huntspill River.
3.3.4 The original purpose of the Huntspill River was as the primary source of water to the ROF
factory and at present it is used to assist in the management of water levels and river systems. Water
levels in the Huntspill River are therefore controlled and do not pose any flood risk to the ROF site.
3.3.5 Surface water runoff caused by excessive rainfall is currently managed using existing rhynes
and ditches located throughout the site and which flow into the Huntspill River. The redevelopment
of the ROF site should continue to use these rhynes and ditches and in addition the individual plots
should include water storage ‘on plot’ to provide storage for extreme rainfall events reducing the flood
risk from surface water run offs.
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3 Site Analysis
3.4 Biodiversity and Ecology
3.4.1 Ecological surveys have been carried out over a number of years to establish the ecological
baseline of the site and to identify any potential constraints to future development. The exclusion of
intensive agricultural activities for the last 50-60 years has allowed some notable ecological interest
to develop principally along the site’s rhynes.
3.4.2 Desk based studies and a Phase 1 habitat survey were undertaken in order to identify further
surveys required for protected species and habitats within the site. Surveys of the Hedgerows, Rhynes,
ditches and detailed botanical surveys were carried out As well as species surveys for Badgers, bats,
Otters, Water Voles, wintering and breeding birds, reptiles, amphibians, butterflies, dragon flies and
aquatic invertebrates. Figure 3.3 below identifies the key habitats relevant to the site.
3.4.3 The nearest statutory designated site is the Huntspill River National Nature Reserve (NNR)
which is situated to the North of the BAE site. The next nearest statutory designated site is the Severn
Estuary Special Area of Conservation (SAC), Special Protection Area (SPA) and Ramsar Site
approximately 2.6km to the west of the BAE site the Somerset Levels SPA and Ramsar site is also
within 5km of the BAE site.
3.4.4 There are a number of non-statutory designated sites within the BAE site, these are County
Wildlife Sites (CWS) and there are 9 separate CWS within the BAE site. Figure 3.4 below identifies
these.
3.4.5 The Phase 1 habitat survey has identified 15 broad habitat types present within the BAE
Systems site and these are shown on the Phase 1 Habitat Plan.
3.4.6 The majority of the site contains habitats that are of limited ecological value in their own right,
such as the areas of amenity grassland, buildings, hard standing, species poor hedgerows, ruderal
and plantation although some of these habitats have value due to the protected species they support.
Other habitats hold higher ecological value such as the rhynes (shown on Figure 3.5 below) and
ditches, reed beds, orchards, semi-improved grassland, species rich hedgerows, standing water,
marshy grassland and ephemeral and short perennial grassland.
3.4.7 The bat surveys carried out of the buildings and trees within the site identified a number of
bat roosts which were non-maternity roosts for both Brown Longer-eared and Common Pipistrelle
Bat. Both of these species are regarded as commoner species of bat and as the roosts were not
maternity are of a lower conservation status.
3.4.8 Foraging activity was also fairly limited with five species of bat identified, these included
Common Pipistrelle, Soprano Pipistrelle, Brown Long-eared Bat and Noctule, all of which are regarded
as common within the British Isles. A single recording of Greater Horseshoe Bats was also recorded
from the orchard area and these are regarded as a rare species restricted to the southwest of England
and Wales.
3.4.9 A number of Badger setts have been identified within the site and it is assumed that 5 different
social groups hold territories foraging evidence has been recorded across the site in the grasslands,
plantations and scrub.
3.4.10 No evidence of Otters was found within the site during the 2007, 2008 and 2009 surveys.
However water voles have been recorded in a number of the rhyne and ditch systems within the site
the majority of these are in the north of the site with only limited activity within the centre of the site
and to the southwest corner. A number of other rhynes and ditches were considered to be suitable
to support water voles and with suitable management others would also provide additional habitat.
Site Analysis 3
3.4.11 The wintering bird survey did not identify any particularly rare species or any significant
aggregations of species overwintering at the site. The breeding bird surveys undertaken recorded
two protected species breeding within the site, these were Barn Owl and Cetti’s Warbler, one pair
of Barn Owls were nesting in one of the decommissioned buildings. Potentially 20 pairs of Cetti’s
Warbler were recorded within the scrub areas, reed beds and rhyne edges, a good number of other
breeding birds were recorded with 42 other probable or confirmed breeding species.
3.4.12 The surveys identified that the site holds a good assemblage of both butterfly and dragonfly
species with three County Priority butterfly species and a Local Priority damselfly species recorded.
3.4.13 The aquatic invertebrate survey identified species typical to the habitats that are present
within the site the most diverse assemblage was recorded within the ‘borrow pit’ with two notable
species recorded.
3.4.14 A low population of Grass Snake was found to be present within the site no other reptile
species were recorded.
3.4.15 Two populations of Great Crested Newts were recorded within the site these are in the
southeast corner in a collection of small field ponds, where a medium population exists and to the
west of the site within a pond and ditch system, where a low population exist. Other amphibians
recorded include Smooth Newt and Common Frog.
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3 Site Analysis
Figure 3.3 Habitats
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Figure 3.4 Wildlife Sites
Site Analysis 3
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3 Site Analysis
Figure 3.5 Rhyne Classification
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Vision and Key Deliverables 4
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4 Vision and Key Deliverables
4.1 Vision
4.1.1 The concept of the Energy Park developed through the Economic Masterplan, Bridgwater
Vision and the Core Strategy builds upon the overall vision for Bridgwater focused on becoming an
energy conscious town with an ambitious approach to sustainability and low carbon environment.
4.1.2 The Energy Park will form an integral part of the Somerset Low Carbon Cluster through the
delivery of energy related uses such as; energy production, manufacturing and advanced engineering
operations, research and development, education and training, logistics related to the energy sector
and other energy supply chain businesses.
4.1.3 The Energy Park will be a key source of employment for the residents of neighbouring
settlements, Bridgwater and the wider Sedgemoor District and will be sensitively designed responding
to the Development Objectives and Design Principles.
4.1.4 Redevelopment of the site will respect and enhance the existing landscape, ecological assets
and improve the function and accessibility of the site and surrounding villages and hamlets. The site
will be well connected by public transport to neighbouring settlements and provide an exemplar of
high quality design and sustainable development.
4.2 Key Deliverables
4.2.1 A number of key deliverables can be defined from this vision to inform the redevelopment of
the former Royal Ordnance Factory and to help shape the concept of Puriton Energy Park. These
are listed below:
Key Deliverables 1
Key Deliverables will include, but are not limited to the following provisions:
90 hectares of developable land with a focus on land uses for the energy sector;
A combination of passive and active energy producers acting as a catalyst for site wide
redevelopment;
High standards of design throughout the site, reflecting the principles of sustainable
development, low carbon construction and operation of buildings and integrated renewable
energy;
A range of support services, community, recreational and leisure uses;
A new strategic road access linking the site to the A39 corridor as well as improved road
infrastructure in and around the site;
Maximising the potential for reconnecting the site to the mainline railway to the west;
The frontloading where appropriate of key infrastructure associated with phased
redevelopment;
The development of an appropriate hierarchy of roads and traffic management systems to
accommodate a variety of vehicular modes and enabling sustainable modes of transport;
A comprehensive network of pedestrian routes and cycle paths which provide sustainable
access into and through the site linking to neighbouring settlements and the wider
environment;
Opportunities for habitat enhancement and protection through the delivery of a park around
the perimeter of the site enhancing the biodiversity and ecological value of the site;
Incorporating historical elements of the site which are to be retained into the landscape and
built form to form points of interest potentially contributing to biodiversity and ecological
elements;
Framing the Energy Park against a strong internal landscape structure that incorporates
publicly accessible green space and which integrates the ecology and biodiversity aspirations
of the park through the use of green corridors;
Development should work with the existing constraints and features that the site provides
and deliver a substantial environmental and ecological benefit in providing a sustainable
and green setting;
The open spaces around the site should be managed to enhance the areas ecological value
for example integrating landscaping with sustainable water management;
A long term Management Plan safeguarding the site and the surrounding landscape and
ecological value in the long term.
4.3 Potential Energy Related Uses
4.3.1 According to the requirements of Policy P1 of the Council's Core Strategy, priority will be
given to renewable or low carbon energy generation and other energy related or complimentary uses,
including green technologies, supply components and support services.
4.3.2 The following breakdown provides a more detailed account of potential uses that could be
accommodated within the Energy Park. This list is not exhaustive and instead serves to demonstrate
what uses would be appropriate having regard to the Energy Park concept and the specific attributes
of the site:
Potential Uses 1
Energy Production - A combination of active and passive energy production should be pursued
such as:
Combined cycle gas turbine or combined heat and power plant;
Standalone photovoltaic solar parks and buildings;
Anaerobic digestion plant (animal, dairy, human slurry, sludge, solids).
Potential Uses 2
Manufacturing Sector - Clean industrial and manufacturing processes should be pursued such
as:
New energy management such as marine, wind and micro-generation technologies;
Automotive low carbon technologies and research;
Chemicals and pharmaceuticals such as genomics, preventative care and biotechnologies.
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Potential Uses 3
Research and Development Sector - Plugged in to Universities across the region as well as
connecting to other research parks, science facilities nationally and internationally:
Composite technologies;
Aquaponics/Hydroponics – enclosed systems for food and energy production;
Educational facilities accommodating renewable alternative and energy production;
Potential Uses 4
Energy Storage/Research
Electrical flow battery systems;
Non-electrical fly wheel storage systems (large and small);
Pressurised air tank storage systems (large and small);
Pumped water storage;
Electricity to heat through hot water storage;
Electricity to hydrogen through electrolysis creating viable storage and distribution;
Potential Uses 5
Other Potential
Super capacitors and electro-magnets;
Energy from algae through photosynthesis;
Heat recovery systems.
Potential Uses 6
Logistics - Specifically connected to energy related industries or able to utilise or contribute to
key infrastructure, the strategic location and facilities of the site together with the national
infrastructure nearby provides international and national connections:
Warehousing and Assembly;
Distribution;
Information and communication technologies.
4.3.3 Overall development on the site should accord with the aims and objectives of the Core
Strategy and meet SDC’s wider aspirations including raising the image and economic profile of
Bridgwater as well as improving the reputation of the town and the wider District as a place to live,
work and invest.
4.4 Phasing and Future Growth Opportunities
Phase 1: Major Power Generator and Solar Power Generation
4.4.1 Development of these sites is anticipated to provide an anchor tenant and additional power
generation, establishing an energy identity for the site that will also act as a catalyst for other energy
related or energy dependant industries and operators.
4.4.2 Development is expected to facilitate implementation of the new access road from the A39
to the site and upgrading of the internal circulation system, providing access to other sites, including
the delivery of necessary walking and cycling links. Contributions will also be sought towards the
creation of the internal landscape framework, establishing a high quality image for the energy park.
Phase 2: Industry, Manufacture and Research and Development associated with Green
Technologies
4.4.3 Developers of these sites will contribute towards the associated provision of central support
services in the eastern part of the site, creation and safeguarding of the Ecology Park around the
periphery of the site, establishment of enhanced footpath and cycle links to Woolavington and the
Huntspill River and internal commercial, community and recreational.
Phase 3: Industry, Logistics, Energy Storage
4.4.4 Developers of these sites will contribute towards central support services in the west of the
site, reinstatement if appropriate of the freight line connection to the main line railway network, creation
and safeguarding of the Ecology Park around the periphery of the site, establishment of shared
footpath and cycle links to Puriton and informal community and recreational facilities in Area A.
Phasing Flexibility
4.4.5 Dependent upon the nature, size and specific requirements of development proposals received
there is scope to advance development of Phase 2 according to site preference. Additionally,
consideration may be given to other appropriate uses within Phase 3 that could benefit from initial
and earlier investments secured for on and off site infrastructure which may have included road, rail
or utilities.
4.4.6 It is not suggested that the reinstatement of the rail link will be secured at a specific phase
as this could come forward during any phase of the development dependent on need, appropriateness
and feasibility.
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4.5 Employment Sectors
4.5.1 This section drawing on comparable good practice and exemplar development sets out the
employment sectors considered to be relevant to the Puriton Energy Park concept with particular
priority on energy related and green technology opportunities.
Energy Related Employment
4.5.2 Major power generation is a
potential use for the site located away
from the two villages and providing the
site with the anchor uses that are
required to kick start development.
4.5.3 Secondary power generation is
also proposed providing opportunities
for solar energy cultivation on the
perimeters of the site and would be
designed to ensure ecological and
biodiversity potential is not affected.
Industrial and distribution
4.5.4 The site is expected to attract energy related technology, industrial processing, manufacturing,
research and development energy storage systems, logistics and distribution uses.
4.5.5 These may vary from small to large scale buildings, which the masterplan will accommodate
through an adaptable and flexible approach to ensure the future development of the site reflects
changing market demands.
4.5.6 Green, brown and energy producing roofs will be considered alongside other sustainable
measures.
Commercial, community support services
4.5.7 Additional services are proposed to support the uses around the site that may include a
hotel/conference facilities, small scale retail, sports and leisure facilities. The commercial centre will
be located within easy access from both the villages and from within the site potentially utilising the
existing social facilities located to the south of the site.
4.5.8 The centre will serve the site and will not seek to compete with the adjacent villages and act
as a social and service hub and can also provide information and education facilities interpreting the
history of the site.
4.5.9 The majority of the public facilities available at the site will be located at the centre and
potentially include; Medical Centre, tourism facilities, public transport interchange and offices.
4.5.10 Small scale offices are envisaged to provide support to the energy related, industrial and
distribution uses with potential to include demonstration projects of new green technologies and
energy users as a one stop location for commercial and domestic users, education and small scale
conference facilities could also be provided.
Community, recreation and leisure facilities
4.5.11 The existing community uses will be enhanced and be subject to consultations and
discussions with the adjacent Parish Councils, potentially this could include cafe, canteen, sandwich
shop, crèche, cash machine and gym and other leisure facilities.
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Design Principles and Masterplan 5
36
5.1 Design Objectives and Design Principles
5.1.1 The ROF development site has the potential to become a model of good development in the
way it is delivered and implemented, a comprehensive master planned approach is necessary to
integrate the site within its context and it is essential it makes a unique and robust contribution to the
economic growth of Bridgwater and the wider District.
5.1.2 The masterplan approach will be critical in
defining the perception of the development from its
visual impact through to its commercial viability and
how it can meet the needs of different users and
business needs through a cohesive and flexible
approach which can respond to demand.
5.1.3 The prominence and importance of the site,
which could be perceived regionally and nationally,
requires the highest quality approach in respect of
masterplanning, sustainable design, landscape and
architecture.
5.1.4 In line with national and local Government
guidance and policy, the highest importance is
placed on achieving high standards of design and
sustainability across the site; the application of
urban design objectives will ensure a high quality
layout is achieved whilst the identification of the
constraints and opportunities will ensure that the
proposals are sensitively assimilated into the
surrounding landscape and urban fabric.
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5 Design Principles and Masterplan
5.1.5 The success of the design of the development will be dependent upon achieving an appropriate
relationship between development objectives, development form and a positive response to local
conditions.
5.1.6 The following design principles have been developed to inform the masterplan approach
towards the redevelopment of the site. The first six design principles expand upon and locally interpret
those developed by the Commission for Architecture and the Built Environment (CABE) and published
in January 2006 within their ‘Better Places to Work’ guidance (see appendix 1). A further three design
principles have been added to cover 'scale and massing', 'landscape design' and 'safe working
environment'.
5.1.7 A draft masterplan (see Figure 5.4 below) is included at the end of this section that outlines
the key principles for the redevelopment of the site including developable area and phasing.
Design Principles 1
Design Principle 1: Ease of Movement and Legibility
"Workplaces that are located to be accessible by a wide range of transport modes including foot,
cycle, public transport and car".
New and enhanced existing linkages from the site to villages and surrounding countryside
with improved public transport routes penetration and links within the development, together
with the provision of new bus stop and waiting facilities (see Figure 5.1 below for an indication
as to how public transport can be integrated into the redevelopment);
Enhanced public transport services facilitating improved connections between the site and
Bridgwater including the potential for dedicated shuttle link to Bridgwater, potentially utilising
electric vehicles and Demand Responsive Transport (DRT) systems linked to future
operational activities on the site;
Integration with potential park and ride facilities proposed to the north of Bridgwater;
Potential to reduce car use by provision for cycling, encouraging car-share and providing
bus links and public transport interchanges articulated in a Green Travel Plan.
Provide safe pedestrian and cycle routes through and around the site (see Figure 5.2 below
for an indication as to how pedestrian and cycle networks can be integrated into the
redevelopment). These should be well lit overlooked and consider existing and likely desire
lines connecting to existing established nodal points;
Retain established hierarchy of routes and establish a new strategic access road skirting
the edge of south east Puriton, linking the site to the A39 Puriton Hill (see Figure 5.3 below
for indicative vehicle route hierarchy). Trigger points for the required new access should be
established on the basis of masterplanning, land use release and traffic modelling;
Establishing an additional access onto Woolavington Road for local traffic serving Puriton
and Woolavington villages;
Protecting the future potential for re-instating a rail connection to the site;
Ensure links to existing networks such as public rights of way;
Reinforce access to community uses and important destinations;
Retention where possible of existing roads and streets inside and outside of the site;
Developing a layout where users can access the site and find their way around without
difficulty allowing access for everyone as an integral part of inclusive design;
Carefully integrated pedestrian and vehicle movement and car parking to ensure friendly
public spaces;
Ensure individual plots are easily distinguishable to define ownership;
Utilising lighting that is appropriate for rural location;
Create green corridors with potential formal and informal leisure uses to link with park
proposals;
Create ‘green buffers’ to delineate the site and reinforce zones within the site;
Ensure legibility of functions in buildings; and
Create new spaces and routes that integrate features such as existing landscape and views.
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Figure 5.1 Potential Public Transport Linkages through the Site
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Figure 5.2 Potential Pedestrian and Cycle Network
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Figure 5.3 Indicative Access Linkages
42
Design Principles 2
Design Principle 2: Character, Quality & Continuity
"Workplaces that exhibit a strong positive relationship with surrounding areas, services and
facilities"
Quality architecture and urban design, controlled to ensure a positive impact on the local
economy;
Create a new environment that responds to the surrounding uses and strengthen links so
that the development is seen as an integral part of the surrounding landscape well related
to the nearby villages and respectful of the historic importance of the site;
Built form, design and landscaping should create enclosure, thereby developing a safe,
overlooked public realm and a visually pleasing environment;
Use materials and the details of external spaces and buildings to create a coherent and
attractive whole, responsive and respectful to the context;
External surfaces and landscape features to be of consistent design to create a ‘sense of
place’ or create character areas;
‘Designing out’ opportunities for crime and ‘designing in’ community safety, including making
provision for natural surveillance from adjoining buildings and from access roads, together
with adequate lighting for use before or after daylight hours;
Lighting and security should be balanced to ensure safety but within the context of design
and landscape;
Consider how building heights, frontage and road section relate to the definition of the
surrounding space;
The buildings within the development should feature elements of colour, contemporary
materials and architectural treatment that create a focal point for people when visiting the
site, colour and texture should however be recessive against the background and landscape.
The elevations should feature a large amount of glazing to maximise outside awareness
for the workers.
The creation of environments which are welcoming to pedestrians and create interest at
street level with a consistent design approach applied to the lighting, signage and street
furniture across the site. High quality products will assist in re-enforcing the desired image
for the buildings and landscape strategy across the site as a whole.
Parking ratios, highway requirements and building footprints should be integrated into the
design of place and not predetermining design decisions.
Design Principles 3
Design Principle 3: Diversity
"Workplaces that contribute to the vitality and viability of their locality by providing a mix of
complementary uses"
Plan integrates a wide range of uses and support facilities that provide for a varied workplace,
which benefits both the workplace’s users and the local area;
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Encourage community uses and businesses which will provide interest and activity in the
evenings to avoid the site becoming a potentially empty and threatening night time
environment;
Promote quality detailed design with durable materials that enliven the environment;
Encourage spatial variation and building interest;
Ensure variety of detail and materials whilst maintaining a coherent overall sense of place.
Use landscaping features and public art to create spatial interest;
Provide amenities to encourage social contact between users and the local populations;
Paths and cycleways should be accessible by all and compliant with DDA requirements;
Create variety through the type of built forms across the site to add vitality to the
development.
Design Principles 4
Design Principle 4: Sustainability
"Workplaces that contribute to the achievement of sustainable development by minimising energy
use through design, both during construction and in occupation"
Maximises non-vehicle access to development and facilities;
Easy access by foot and cycle and allow for convenient links to public transport and the
strategic cycle route;
Building techniques will adhere to the Building Research Establishment Environmental
Assessment Method (BREEAM) energy efficiency standards or equivalent on all buildings
across the site;
Development accords with Government guidance on ensuring the efficient use of land;
Will provide a positive contribution to the local economy;
Minimises resource use in building construction and operation;
Increases biodiversity and enhances landscape features;
Creates a healthy and attractive working environment;
Have regard to SDCs Green Infrastructure Strategy;
Ensure buildings are designed to respect orientation and demonstrate responsible
environmental principles;
Choose materials to create healthy, comfortable buildings with the lowest possible impact
on the environment including recycled and low energy embodied materials;
Encourage the use of materials that can be re-used and recycled at the end of the life of
the buildings;
Use locally source materials wherever possible;
Maximise natural lighting and minimise solar gain;
Create a demonstration facility or pilot project initiative in relation to alternative fuel or
building technologies, include electric vehicle charging points, integrated photo voltaic and
so on;
Seek to achieve good passive solar gain by orientation and massing taking advantage of
renewable energy technologies;
Encourage non-vehicular visits and trips to the site.
Design Principles 5
Design Principle 5: Adaptability
"Workplaces that are able to accommodate changing requirements, including responding to
changing market forces"
Provides for varied end users allowing for the needs of different commercial markets,
accommodating changing, technological, economic, social and environmental factors;
Incorporate a flexible and responsive phased development of the site;
Provides appropriate flexibility in parking and servicing provision;
Encourages building designs that will be flexible and adaptable so they can either be changed
from single occupancy to multiple occupancy, extended or change their use;
Provide the site with state of the art connectivity and services to encourage high quality
employment opportunities;
Ensure a variety of built space to accommodate a variety of uses and spatial requirements;
Be prepared to react to changing economic circumstances and provide a development
framework to accommodate;
Design Principles 6
Design Principle 6: Management
"Workplaces that are designed to accommodate systematic management and maintenance
regimes so that quality and sustainability is maintained".
Maintains landscaped areas to ensure the landscaped environment is always of a high
quality and not allowed to fall into neglect;
Promotes Green Travel Plans and provides to end users with other strategies that promote
sustainable transport and;
Promotes the development in order to maximise building occupancy thereby retaining the
site as an important employment destination;
Promote the development to ensure maximum building occupancy retaining the site as an
important employment destination for Bridgwater;
Ensure design and layout consider management and maintenance, to discourage crime in
the present and future.
Site marketing and communications plans to be produced and maintained;
Design quality of the site to be integral to marketing strategies;
Strong branding should create sense of place;
Long term sustainability to be reinforced by effective management strategy to encompass
a variety of operational tasks from building and grounds maintenance through traffic and
parking management to the provision of shared facilities and meeting spaces.
Scale and Massing
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5.1.8 This issue of scale is particularly relevant in this flat landscape and structures associated
with the ROF and electricity pylons demonstrate the more intrusive impact of tall buildings on the
wider character of the landscape. In addition the M5 motorway and the main line railway from Taunton
to Bristol run through this area of the Levels, and constitute important view corridors in terms of
perceptions of the landscape.
5.1.9 Whilst the majority of the existing site is occupied by relatively low lying buildings there is a
core of taller buildings towards the centre of the site ranging to a maximum of about 35 metres in
height. Though the mature and established landscaping around the site does currently provide effective
screening for the lower buildings this is more challenging for the taller elements.
5.1.10 In terms of redeveloping the site it is essential that the landscape context is considered in
respect of establishing parameters for scale and massing of new buildings. Whilst there may be limits
on the extent to which tree planting can successfully reduce the visibility of larger buildings in the
wider landscape, it is nevertheless important that landscaping is undertaken to assimilate development
into its surroundings.
5.1.11 As part of any outline planning application it will be a requirement that the 'parameters plan'
and/or the masterplan sets out the expectations for footprints and heights of buildings across the site
which must be complied with for the development to demonstrably to reduce or, at least, not exacerbate
visual impact. To assist this the construction of a three dimensional computer model of the proposed
buildings and their setting including land forms, trees and woodland, principal hedgerows etc will be
required. Key considerations in terms of scale and massing for the site are included in the following
design principle:
Design Principles 7
Design Principle 7: Scale and Massing
The opportunity for large building footprints on the site should limit the need for excessive
height;
Screening of new lower level development as viewed from other areas at low elevation
means that capacity for development to minimise its visual impact through effective screening
in this part of the Levels is higher than in many other areas of the District;
Careful choice of the colours of the roof and cladding of any buildings will be important in
limiting visual prominence;
High buildings (generally in excess of 10 metres / 3 storeys)should be avoided in the
peripheral areas closest to residential properties, particularly in Puriton and Woolavington;
Where height is unavoidable (i.e. essential to the operation of the use) it should be located
within the site to minimise visual impact on residential properties and where strategic
landscaping is most effective in terms of long views. This should, where possible, include
clustering and grouping of taller buildings;
The design of any such tall building should be compatible with its potential landmark status
where these help provide reference points, emphasise the hierarchy of the place and adds
to the visual interest of the skyline. At the same time these benefits will need to be balanced
with the potential negative impacts outlined above.
Even where height is proposed all buildings should attend to the human scale at the bottom,
i.e. making it interesting and active, whilst locating the most visible compositional elements
at the top;
All proposed buildings should carefully consider the relationship to any streets, public spaces
and other buildings in terms of massing, heights, frontages, entrances and materials, in
order to help create a cohesive sense of place overall for Puriton Energy Park;
Where distinctive areas are created within the site, defined by broad and specific land uses,
these should be distinguishable from one another but also have internal variation of built
form, a sense of place and an appropriate balance between built development and open
space.
Landscape Design
5.1.12 Successful green spaces can help create attractive places, increase land values and provide
safer routes. From an environmental perspective they can also increase flood protection and
sustainable drainage as well as providing better microclimates and enhance biodiversity. Green
spaces should promote a distinct sense of place, address a range of environmental issues and also
be able to accommodate a variety of uses. CABE outline the following qualities of successful open
spaces:
Sustainability;
Character and distinctiveness;
Definition and enclosure;
Connectivity and accessibility;
Legibility;
Adaptability and robustness;
Inclusiveness and;
Biodiversity.
5.1.13
Key considerations in terms of landscape design are included in the following design principle:
Design Principles 8
Design Principle 8: Landscape Design
An attractive setting and frontage should be created with a series of new ponds and water
features, including the retention and enhancement of the existing rhyne structure, provided
within the site, the design of the ponds will be detailed to provide an attractive frontage to
new development, and an attractive outlook from adjoining employment buildings. These
landscape features should be provided with appropriate management in order to maintain
water quality;
High quality landscaping, including formal tree and shrub planting on the roads throughout
the site should provide an attractive and appropriate setting for the Energy Park. The design
of planting and choice of species will need to respond to the scale of the buildings and
reflect indigenous species;
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New structural planting should also be undertaken to help define the boundary and create
a sense of place;
Integration of the new development with the surrounding area will be achieved both by
responding to the existing context and character of the site, by tree planting, and by providing
strategic landscaping to soften the appearance of the new development on surrounding
areas. There should be planting at lower levels with trees to enhance screening of low level
activity such as fencing and parking;
Indigenous trees and shrubs found within the locality and tolerant of current ground conditions
will be selected to reflect local landscape character and to achieve successful establishment;
Views within the development will be softened by a strong avenue of trees along the internal
road network, by appropriate planting alongside the ponds and opportunities for extensive
green spaces and tree planting within car parking areas;
Green spaces will provide an attractive outlook for adjoining premises, and offer a valuable
opportunity for informal recreation and relaxation for occupants and their visitors;
The main access routes will be lined with trees, to provide an attractive approach and
frontage to buildings;
The ponds within the site will be planted with native species that provide habitat creation.
Appropriately planted green spaces and new pond network will create new wildlife habitats
and enable natural drainage, whilst providing an attractive environment;
The ponds will incorporate a variety of landscape treatments, ranging from reed beds,
species-rich grass banks, close mown margins, clumps of scrub and occasional trees.
Access strips for maintenance may also incorporate informal seasonally dry footpaths; and
Advance planting will be required across the site irrespective of phases; this will enhance
lower levels of the site, aid drainage and enable maturity across the development phases
of the project.
Figure 5.4 Draft Masterplan
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Requirements of a Planning Application 6
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Requirements of a Planning Application 6
6.1 Requirements of a Planning Application
6.1.1 A planning application for Puriton Energy Park will need to include within the red line the
entire development area identified, and should be based on a comprehensive Masterplan for the
development. It is recognised, however, that the growth of Puriton Energy Park over time will need
to respond to user requirements rather than present an inflexible pre-determined approach.
6.1.2 Therefore an Outline planning application based on a Masterplan and ‘Parameters Plan’ is
the preferred approach. A Reserved Matters application would then be required for the Phase
development (which could be submitted simultaneously if necessary), and for subsequent elements
or phases of growth. Any Outline planning permission granted will include conditions requiring Reserved
Matters applications to accord with the Parameters Plan as a primary requirement, and with the
Masterplan.
6.1.3 A formal EIA will be required to accompany the Outline planning application and will need to
consider the totality of the Puriton Energy Park development. The Parameters Plan is of central
importance to the planning application and should define the environmental impact ‘envelope’ within
which development and its effects will remain.
6.1.4 The Parameters Plan and accompanying text should set the upper limits for aspects of Puriton
Energy Park that may have environmental impacts, and present the assumptions that will be subject
to Environmental Impact Assessment (EIA). The parameters must be defined in sufficient detail, and
will be conditioned in any Outline permission, in order to avoid the need to undertake fresh EIAs at
Reserved Matters stages.
6.1.5 This approach allows a legislatively compliant EIA to be undertaken of outline proposals when
certain detailed aspects may not be fixed until some years in the future. It also allows it to be made
clear that if future requirements at Puriton Energy Park take development outside the envelope defined
in the Parameters Plan, then a new EIA would need to be undertaken to assess any impacts arising
from the exceedance of that envelope.
6.1.6 The Parameters Plan will define limits to the development for the purposes of EIA and will
need to run closely alongside the Masterplan. The two can be combined if necessary. The precise
content will therefore respond to the Masterplan proposals, but should include the following information:
Total floorspace, including for individual phases as appropriate;
A robust Phasing Strategy;
Number of storeys and building heights at different parts of the site;
Densities and distances between buildings and between built form and site boundaries
Precise disposition of individual buildings where these may be sensitive in relation to landscape
and visual impacts;
Extent of any below ground excavations and basements;
Site modelling materials balance;
Trip generation figures, including for given stages of development and in relation to external
constraints on nearby junction capacity;
Noise, vibration and air quality limits during construction and operation;
Quanta for areas of formal and informal open space;
Detailed and measurable proposals for habitat enhancement and creation in order to increase
biodiversity interest at the site.
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6 Requirements of a Planning Application
6.1.7 The scope of the EIA should adhere to appropriate statutory and best practice guidance and
should include analysis of direct, indirect, secondary and cumulative impacts. The assessment should
cover both construction and operational stages.
6.1.8 In addition to an EIA a full Transport Assessment and set of Workplace Travel Plans will be
required. The travel plans should adopt a framework approach rather than seek to address all issues
in a single plan. Therefore there should be an overarching travel plan for the Energy Park under which
each individual employer should produce their own travel plan according with the overarching objectives
and providing personalised travel planning to all new employees.
6.1.9 It is important that the EIA and TA consider the cumulative and in-combination effects of
Puriton Energy Park with other relevant strategic developments at Bridgwater, including at different
stages of completion.
6.1.10 Other supporting information required to supplement an outline planning application (or to
be part of the EIA) for the site will include:
Flood Risk Assessment
Design and Access Statement
Construction Environmental Management Plan (CEMP)
Contaminated Land and Soil Assessment
Site Waste Management Plan
Sustainable Construction Statement
Air Quality Assessment
Water Quality Assessment
Landscape and Visual Impact Assessment
Light, Noise and Vibration Assessment
Ecological Impact Assessment (including sufficient detail to enable the Local Planning Authority
to undertake 'Appropriate Assessment' under the Habitats Regulations 2010)
Proposed Local Labour Agreement
Health Impact Assessment
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The following principles are taken from the CABE guidance published in 2006 : Better Places
to Work. These have informed the development of draft design principles for the Puriton
Energy Park set out in Section 6 and have been expanded upon where appropriate. The original
six principles as they appear in the guidance are reproduced below for information:
1. Ease of Movement and Legibility
Workplaces that are located to be accessible by a wide range of transport modes including foot, cycle,
public transport and car".
Users can easily access a site, and find their way around the site without difficulty;
The workplace is easily and conveniently accessible by public transport, reducing reliance on
the car;
The site is well laid out and carefully integrates pedestrian movement, vehicle movement and
parking to create people friendly public spaces;
There are good-quality interchanges between transport modes nearby;
There is a co-ordinated environment where the built form works with the transport network
Users can easily access services such as shops, cafés and banks;
Locations outside urban centres pursue measures to reduce car use, such as provision for
cycling, encouraging car-share, reducing parking spaces and providing bus links to public
transport interchanges, articulated in a Green Travel Plan;
Services and service access are sited in functional, unobtrusive, locations.
2. Character, Quality and Continuity
"Workplaces that exhibit a strong positive relationship with surrounding areas, services and facilities".
The design of the workplace contributes to, and is an integral part of, the quality of the wider
public realm, sitting comfortably within the surrounding spaces, streets, buildings and communities;
The workplace has a positive impact on the local economy;
The workplace is a visually pleasing environment with a strong sense of place;
Functional requirements such as parking ratios, highway requirements and building footprints
are integrated into the creation of a successful place and are not allowed to predetermine design
decisions;
Materials and the detail of external spaces and buildings create a coherent and attractive whole.
3. Diversity
"Workplaces that contribute to the vitality and viability of their locality by providing a mix of
complementary uses"
The workplace provides an activity that diversifies but complements those already found in the
local area;
The design and layout of the workplace, along with planning conditions applied, negate the
possibility of it being a ‘bad neighbour’;
A mix of uses on the site benefiting both the workplace’s users and the local area.
4. Sustainability
"Workplaces that contribute to the achievement of sustainable development by minimising energy
use through design, both during construction and in occupation".
The location has been chosen with sustainability in mind, for example transport;
The workplace is constructed to BRE Environmental Assessment Method (BREEAM) energy
efficiency standards for offices and industrial premises (an assessment that includes consideration
of health and wellbeing, energy, transport, water, materials and pollution
Energy use and CO2 emissions are minimised through design, including measures such as
natural ventilation, orientation, energy recycling, passive solar design/natural day lighting, grey
water recycling and insulation;
The building provides a healthy working environment;
Sustainability is promoted through construction techniques, such as those that minimise waste,
prevent pollution and protect wildlife and their habitats, use of local labour and local materials
from sustainable sources;
Biodiversity is conserved and enhanced, including recognising the value of existing landscape
features.
5. Adaptability
"Workplaces that are able to accommodate changing requirements, including responding to changing
market forces".
The workplace has the ability to accommodate changing technological, economic, social and
environmental requirements;
The workplace has the capability of being altered or extended conveniently when necessary;
The built structure can be easily converted from one use to another, for example office to
residential and back again;
The development allows for as many servicing and layout options as possible, enabling transience
in terms of tenant turnover and changes in terms of work-setting change.
6. Management
"Workplaces that are designed to accommodate systematic management and maintenance regimes
so that quality and sustainability is maintained".
Management and maintenance regimes to be enforced so that quality is maintained;
Promote Green Travel Plans and provide end users with strategies that ensure sustainable
transport options are developed;
The workplace continues to positively contribute to the character of the local area.
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Puriton Energy Park SPD - Sedgemoor District Council

Transcription

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