5.0 Development Criteria

5.1

It is not the intention of this brief to dictate how to develop this site, but rather to provide guidance to developers on the sort of uses that would be acceptable and likely requirements of any scheme.

5.2 Land Uses

5.2.1 The Council’s preferred development option:

The Council would like to see residential development on this site. This should provide a balanced mix of housing types. This site has an indicative target capacity of 100 dwellings, which will be dependent upon the results of site surveys and the suggestions in the development concept plan attached to this brief (See Plan 4).

In accordance with policy HS8 of the Borough Local Plan (Deposit Version) the Council will seek to negotiate an element of affordable housing on this site.

In addition the Council would require the provision of community facilities or the payment of a commuted sum towards upgrading existing facilities in the area.

5.3 General Requirements

1.

Any development scheme will need to have regard to the existing use on the Travis Perkins wood yard and existing/ proposed uses on the Rail Property Limited land to the south of the Ellesmere Road bridge (See Plan 1). Where appropriate continuous links should be provided through the Railtrack and Rail Property Limited sites e.g. pedestrian and cycle routes to provide easy links with the town centre. In addition it may be necessary to provide joint infrastructure e.g. surface water and foul water drainage to service both brownfield sites and the Travis Perkins wood yard.

2. Access and parking

A Transportation Impact Assessment would need to be submitted as part of any planning application for the site.

It is considered that a new access will be required directly opposite Wood Street, this could create an unacceptable junction with Ellesmere Road where visibility is restricted due to the proximity of the road bridge. The preferred form of traffic control would therefore be a roundabout onto the Ellesmere Road which would encroach onto part of the development site to facilitate the required turning circle within the roundabout.

The developer of the site would also be required to contribute to off site highway improvements to Berwick Road in the form of a commuted sum.

The existing bus stop on Ellesmere Road will need to be relocated.

The land to the north and south of Ellesmere Road should only be linked by pedestrian and cycle routes (See Plan 4).

Parking standards for residential development are set out in Appendix 3. It should be noted that these are maximum standards and the Council would wish to consider a lower level of provision in association with smaller / affordable housing.

3. Footpaths & Cycle routes

Further pedestrian and cycle routes should be created through the site and should ultimately connect Ellesmere Road (via existing arches under the road bridge) and Castle Foregate and provide links to residential properties in Greenfields. This will involve working closely with the adjacent landowner (Rail Property Limited) and will also depend on the phasing of development proposals on the adjacent site (HS1 (g)). These routes should be well lit and adjacent development should provide good surveillance.

Off site works may be required to link new cycle and pedestrian routes with the existing network.

4. Provision of major services

There are a number of other significant development sites in the area i.e. Rail Property Limited land, Travis Perkins on Wood Street and the former Gas works off St Michael’s Street (See Plan 1). Drainage infrastructure will need to be planned for all these sites, rather than be allowed to develop piecemeal.

Foul water disposal - There is no spare capacity in the existing foul drainage system for this area. The following alternatives would require pumping from the site:

- pumping to Hubert Way pumping station, to the east of Ellesmere Road.

- pumping across Rail Property Limited land to the Hubert Way pumping station more or less following the Bagley Brook, perhaps in conjunction with the Rail Property Limited land and the Travis Perkins site.

- pumping across Rail Property Limited land and on to Castlefields pumping station (near John Street), perhaps in conjunction with the development of the Rail Property Limited and the former Gas works site (for which development briefs have been prepared).

Surface water - The best means of surface water disposal will be determined by the results of investigations into existing surface water disposal.

The Council may require developers to pay a commuted sum to cover the cost of providing improved surface water drainage to service new development on this site.

These improvements may be the subject of planning obligations and conditions.

No significant difficulties are expected regarding provision of water, gas, electricity, telecommunications etc.

5. Design and layout

This site is located within an area of already high density development close to the town centre and is well served by public transport, and therefore would be appropriate for a high density residential scheme. Developers should take advantage of the location of this site in terms of accessibility by modes other than the private car and provide a low level of car parking which should help facilitate the development of a high density residential scheme. Subject to appropriate design and layout of development the Council will encourage densities in excess of 30 dwellings per hectare.

The layout will be determined by the results of the noise profile of the site, taking into consideration the mitigating effect of the proposed buffer area. In general terms residential development should be designed to face away from railway lines (See Plan 4) backing onto the buffer zone.

New development should not give rise to overlooking of existing properties.

Good quality design and use of materials will be required. New buildings will need to contribute positively to the character and appearance of the area.

Adequate arrangements should be provided for refuse storage and collection. Any storage area should accommodate a wheeled bin 715cm x 58cm x 1140cm high. Access by way of steps should be avoided. Adequate width of road and height will need to be provided to allow access by refuse vehicles.

The existing rear access arrangements for some of the properties currently fronting onto Ellesmere Road must be protected. Appropriate off street parking/garages should be provided for those adjacent properties fronting Ellesmere Road that currently do not have off street parking.

6. Provision of open space/play areas

It will be necessary to include public open space in line with Policy TLR9 included in the Borough Local Plan (Deposit Version) (See Appendix 2). This should be designed into the scheme at the outset, rather than being fitted in as an after thought.

It may be appropriate to link these requirements with existing areas of trees and proposed pedestrian/cycle routes through the site.

7. Landscape improvements

Landscape improvements will be required along the Ellesmere Road frontage to provide a positive visual entrance to the site. There would however be no objection to the removal of the existing conifers in this area.

The existing trees on the eastern boundary should where possible be retained to provide a wildlife corridor and footpath access to the northern limits of the site.

In order to mitigate the impacts of noise from the operational rail line to the west of the site developers should provide a buffer area to provide landscape screening between the development site and the railway lines bordering the site (See Plan 4).

This brief was prepared in November 1998. The information it contains was, to the best of the Council’s knowledge, correct at that time. You are however advised to contact Geoff Harrison on (01743) 231456 for any further information.