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Draft Supplementary Planning Document

Appendix 6

Clearwater Drive

5 July 2006

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Index

Part 1 – INTRODUCTION 4

Purpose of the Brief 4

Public and Stakeholder Consultation 4

Further Information 5

PART 2 – SITE SURVEY 6

Location 6

Area 6

Description 6

Land Ownership 7

Existing Land Use 7

Access 7

Characteristics and Topography 8

Tree Preservation Orders 8

Conservation Areas and Listed Buildings 8

Nature Conservation 8

Landscape 9

Air Quality 9

Noise 9

Archaeology 9

Contamination 9

PART 3 – PLANNING 10

Planning History 10

National Planning Policy 10

Regional Planning Policy 11

Local Planning Policy 11

PART 4 – CONSIDERATIONS 13

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Site Allocations and Designations (outside Central Area) 13Preferred Land Uses

Urban Design 13

Transport and Traffic 14

Opportunities for Sustainability Improvements 15

Landscape Design 15

Community Safety 15

Services and Utilities 16

Sewerage 16

Drainage and Flood Risk 16

Planning Obligations 17

PART 5 – NEXT STEPS 19

Contacts and Further Information 20

Bibliography 22

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PART 1 - INTRODUCTION

1.1 This draft Development Brief has been produced in order to guide the future redevelopment of the Clearwater Drive site, Quedgeley.

1.2 A map showing the area covered by this planning brief is provided on page 6.

1.3 The brief is one of several site-specific Supplementary Planning Documents being produced as part of the Gloucester Local Development Framework.

1.4 The brief will support and be in conformity with, the Council’s draft Sites Allocation and Designations (Non Central Area) Issues and Options Document, which identifies the site for open space with limited residential development.

1.5 The site is or is soon to be in public ownership, is used by the public as an open space and has a significant nature conservation value. If development is to take place on any part of the site, given the residential nature of the surrounding area, then housing must be considered the most appropriate use. Taking into account the designation of a substantial part of the site as a Key Wildlife Site and Site of Nature Conservation Interest, Grade B, then it is considered reasonable that some compensatory measures should be undertaken.

Purpose of the Brief

1.6 The purpose of the brief is to set out, primarily for the benefit of landowners and developers, the requirements of the Local Planning Authority, the Highway Authority and other service providers in relation to the redevelopment of this site either in part or in whole.

1.7 It provides a basis on which developers can prepare plans and financial programmes. It also sets out the principles of development that should be adopted by developers including: land use, layout, design, provision of open space, access landscaping and other issues.

1.8 During the preparation of the brief, technical advice has been sought from various Officers within the District Council who have expertise in certain fields including archaeology, land contamination, highways, noise and so on.

1.9 The development brief will be a material planning consideration when the District Council determines any planning application for the site (either as a whole, or in part).

Public and Stakeholder Consultation

1.10 This brief will be subjected to two periods of public and stakeholder consultation in line with the consultation requirements set out in the Council’s adopted Statement of Community Involvement (SCI).

1.11 There will be an informal period of consultation between 7th August and 18th September 2006. Following this initial consultation, amendments will be made to the brief in light of comments we receive and it will be subjected

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to a further period of formal consultation under Regulation 17 of the Town and Country Planning (Local Development) (England) Regulations 2004.

1.12 This will take place in March 2007 at which point the Site Allocations and Designations (Non Central Area) Issues and Options Document, (to which this brief relates) will be formally submitted to the Secretary of State for approval.

1.13 This two-stage consultation process will allow the comments received to be taken into account more fully.

1.14 In producing the formal consultation draft brief a schedule showing how comments received have been taken into account will be produced.

Further Information.

1.14 Contact details and sources of further information are provided at the back of this document.

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PART 2 – THE SURVEY

Location

2.1 The site lies off Clearwater Drive, which in turn is served off Severnvale Drive, the principal distributor running from the Tesco roundabout on the B4008 in a loop to the School Lane/Fieldcourt Drive roundabout. The plan below illustrates the site boundaries and ownership.

Area

2.2 The site extends to an area of 3.1 hectares (7.7 acres), forming one of the larger open areas within the parish of Quedgeley, now Severn Vale Ward.

Description

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2.3 It is a fairly flat rectangular site that is bordered by the Sharpness Canal to the North West with residential development surrounding the rest of the site. To the south west the properties on Teal Close are screened by a hedge and close boarded fence behind. All remaining properties along Clearwater Drive, Hasfield Close, Eldersfield Close, Aspen Drive and Brockeridge Close either present their back or side elevation to the site.

2.4 Within the site, the South Eastern quadrant is slightly elevated and is predominantly gang mown grassland with a few areas of emerging hawthorn scrub and planted standard trees. Further west the land drops off slightly and wetland vegetation dominates. Some of this area has been stripped of topsoil and the nutrient poor conditions have led to an interesting flora and prevented scrub invasion.

2.5 There is a ridge that runs roughly North - South bisecting the site. This is the line of a redundant rising main. In the far Western corner there is a copse of willow which is developing into a carr-type habitat.

2.6 The remnants of an old fence crosses the site from East to West. To the North the land is to be adopted by Gloucester City Council and to the South the County Council is owner.

Land Ownership

2.7 The site is effectively split in two with the City Council still in the process of adopting that area to the northwest, closest to the canal, and the County Council owning the remainder. The City Council land forms part of the Canalside Park, which is effectively a green way running from the Green Farm site in the north, along the east bank of the Canal to the Dimore 2 playing field and the City Boundary in the south.

2.8 The County Council acquired its site from the consortium of developers responsible for the construction of the Glevum Estates section of the 1983 Appeal decision enabling the comprehensive development of this part of Quedgeley

Existing Land Use

2.9 The whole area is used as informal open space, though access in the half owned by the County Council is only permissive. The lower and wetter parts of the site have become particularly valuable for wildlife, (see Nature Conservation below).

2.10 There is section 106 funding for a LEAP (Local Equipped Area for Play) within the area to be adopted. It is likely to be located adjacent to the hedge on the North West boundary of the site, where it is easily accessed from the public footpath through the canalside park and will have minimal effects upon the wildlife character of the site.

Access

2.11 The land is currently accessed from the path running through the canalside park, which connects to Aspen Drive, and also from Clearwater Drive itself.

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Other than for the purposes of maintenance, there is no public vehicular access to the site. Immediately to the south of the site a small pedestrian bridge crosses the brook to give access to the British Waterways owned land alongside the canal.

2.12 It is understood that the possibility of a vehicular access from Aspen Drive is subject to a ransom strip.

Characteristics and Topography

2.13 See ‘Description’ section above.

Tree Preservation Orders

2.14 There are no Tree Preservation Orders in force on this site. The main features of the site are the stands of naturally regenerating willow in the north west corner and along the western boundary. These serve to screen and soften the development edge. Tree cover along the canal boundary is largely composed of hawthorn, blackthorn, willow, ash and young elm, with occasional larger specimens.

Conservation Areas and Listed Buildings

2.15 The site does not lie within a Conservation Area, nor does it contain any listed buildings or structures.

Nature Conservation

2.16 The site is designated a Key Wildlife Site by the Gloucestershire Wildlife Trust. It is also designated in the 2002 Local Plan Review as a Site of Nature Conservation Interest grade B.

2.17 For detailed information on the wildlife value of the site reference should be made to the Wildworks ecological assessment of 2001. This identified a number of habitat types. A large proportion of the site is dominated by wetland habitat. This ranges from open water to inundation grassland, willow carr and almost swamp type environment.

2.18 The westerly half of the area to be adopted by the City Council is ‘made ground’. This is starting to colonize with quite a rich diversity of species invading what must be a nutrient poor clay substrate. Small areas of wetter habitat occur in small pools and dips. The rest of the site (the South eastern corner) is gang-mown grassland with some emerging hawthorn scrub. Although generally species poor the area is home to some interesting plants for example cowslips and Corky Fruited Water-dropwort.

2.19 The site is a Key Wildlife Site, due primarily to the amphibians it supports. For detail regarding its designation, contact the Gloucestershire Wildlife Trust.

2.20 Given the above, an ecological report will be required as part of any submission.

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Landscape

2.21 The site appears to be in a ‘natural’ state, though of course the area has been re-contoured and significantly disturbed when the surrounding development was constructed. The most obvious topographic feature is the rising main that cuts an elevated path through the site and the footpath that runs along side the ditch and hedgerow.

2.22 Views from the site to adjacent housing to the west are limited by surrounding vegetation (mostly willow and scrub regeneration). To the north runs the Gloucester-Sharpness Canal. This is not visible due to the hedge that runs along the wet ditch which forms the boundary of the site.

2.23 To the east and south, the new housing development is very visible. Views into the site are limited to those from the Canalside Park footpath, the turning head at the end of Aspen Drive and Clearwater Drive itself.

2.24 There is usually standing water across the northern and western parts of the site and the north west area has wetland characteristics (see Nature Conservation).

2.25 The most important view is from Clearwater Drive where the site can be seen almost in its entirety.

Air Quality

2.26 There are no air quality issues on this site.

Noise

2.27 There are no noise constraints on the site.

Archaeology

2.28 There are no archaeological implications on the site

Contamination

2.29 The Environment Agency has indicated that the site may potentially be contaminated from sewage. It is important therefore that, whatever the use, the land is “fit for purpose” in terms of ground quality. The site may also be adjacent to landfill. Subject to the results of investigations the City Council may wish to condition any approval.

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PART 3 - PLANNING

Planning History

3.1 The site has a chequered planning history. Prior to the 1991 Boundary Extension, the parish of Quedgeley was under the administration of Stroud District Council.

3.2 Part of the area nearest Clearwater Drive was initially identified in the Stroud District –Gloucester City Council Quedgeley/Hardwicke Planning Policy Statement as a primary school site (1990). The area nearest the canal was identified as recreational play space.

3.3 Immediately prior to the Boundary Extension in 1991, the County Council approached Stroud District Council (the Local Planning Authority at that time), indicating that the site it was to acquire for school purposes would not be big enough. It requested leave to negotiate an amendment to the S52 Agreement then being negotiated with Stroud, to reduce the amount of Public Open Space to be dedicated on the site and to acquire that additional land for school purposes. In a deed of variation dated 14th February 1991 Stroud agreed with this request without any compensatory Public Open Space being provided.

Lapsed Planning Consents

3.4 There are no lapsed consents on the site.

Implemented Planning Consents

3.5 There are no implemented planning consents on the site, although it does form part of the much larger area that was originally given consent in 1983 at appeal, and the subsequent approval on the “Glevum” land in 1986. This permission has now been fully developed, although a number of issues remain outstanding, namely this site and the adoption of the various open spaces.

Extant Planning Consents

3.6 The 1983 appeal consent, as modified by the 1986 Glevum permission will remain extant until such time as the wider development is complete, including the adoption of public open space.

National Planning Policy

3.7 At a national level irrespective of it being surrounded by housing development this is undoubtedly a green field site. PPS 3 (Housing), urges a sequential approach to allocations. , The potential for development therefore needs to be seen in the context of other sites and the need to maintain a housing supply.

3.8 Because of the nature conservation interest on the site then PPS 9 is of interest. It maintains that planning decisions should aim to maintain, enhance, restore or add to biodiversity interests. It also recognises the

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value of local sites suggesting that criteria based polices should be established in local development documents.

Regional Planning Policy

3.9 At a Regional level RPG 10 requests that Local Planning Authorities draw up policies for the protection of nature conservation interests of regional and local significance. It also encourages the maintenance and enhancement of biodiversity resources of the regions. More recently the new Draft RSS policy ENV1 refers also to protection and enhancement of nature conservation and other environmental assets.

3.10 The Third Alternation of the Structure Plan is also of particular relevance. Although it has not been finally adopted the following policies were not subject to challenge at the consultation stage. Policy MR4 requires development to protect and, wherever possible, enhance biodiversity. It makes clear that this includes local sites. Reference is also made to the Gloucestershire Biodiversity Action Plan (BAP). There are species and habitats mentioned in the BAP which are of relevance to Clearwater Drive.

Local Planning Policy

3.11 Regarding local policy, of most relevance will be the 1996 Interim Adoption copy of the Additional Areas Local Plan. This is clear in that development will not be permitted which would have significant impact upon A or B sites. If development is permitted measures to minimize and mitigate the impact of the development will be required.

3.12 The 1996 interim adoption copy of the Additional Areas (Post 1991 Boundary Extension) formally carried over the school allocation. This was carried through into the 2001 Local Plan Review. However, following representations regarding the lack of POS in Quedgeley the site was given joint allocation that of Primary School and POS should the site no longer be required for educational purposes. The area nearest the canal maintained its status as POS throughout and is shortly to be in the ownership of the City Council.

3.13 The County Council has now resolved that the site is no longer required for education purposes. It has submitted representations regarding its potential as a housing site, which has been considered in the City Council’s response to that consultation. This draft Supplementary Planning Document should be seen as interpreting the City Council’s response within the revised LDF allocation.

3.14 The site was identified as being worthy of grade B Nature Conservation status in 2001.

3.15 The Public Open Space Strategy defines this division (Q) as seriously short of open space. An additional 10.29 ha is required to meet the adopted standard. At the time the strategy was written (1999), Clearwater Drive was to become part of the proposed Canalside Park, which was to provide amongst other things, sites for a NEAP play area with teenage facilities. The majority of the Canalside Park is now complete (including the Clearwater Drive POS), and this has created a surfaced recreational

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footpath route and linked spaces from Green Farm Orchard (Sims Lane) in the north to Dimore Playing Field (School Lane) and Field Court Drive POS (with teenage/skate facilities) in the south.

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PART 4 - CONSIDERATIONS

Site Allocations and Designations (Non-Central Area) Preferred Land Uses

4.1 The site has been considered in the preparation of the Sites Allocation Document, along with other sites outside the Central Area. A number of land use options were considered and it was felt that the most appropriate option would be open space with some limited residential. This is reflected in the policy,SAD22, reproduced below.

Policy SAD22 – Land at Clearwater Drive

Land at Clearwater Drive as shown on the Proposals Map is allocated for open space with limited residential development.

Indicative Capacity

– 30 dwellings

Site-specific obligations

- The area of public open space shown on the Proposals Map to be provided as an integral part of the development- Nature conservation interests of the site to be taken fully into account

4.2 The area allocated for residential is approximately 1ha, (2.62 acres). The allocation will secure a significant amount of public open space on the remainder for the benefit of the local community. It will also assist in meeting a number of core objectives, including enabling the improvement of health through exercise and encouraging sustainable communities.

Urban Design

4.3 The site shall be developed in a way that provides direct overlooking from habitable rooms across all public areas, in order to reduce crime and the fear of crime.

4.4 The open spaces of the site shall be clearly defined and designed in such a way that they are easily accessed from any proposed and existing residential properties.

4.5 Proposed properties shall be sited and orientated so that they do not cause adverse impacts to the occupiers of adjacent properties in terms of overlooking and loss of privacy, nor by being over shadowing or overbearing.

4.6 The site’s existing habitat qualities, its hydrology and topography should be used to inform the design and layout process. Materials and design should reflect and enhance the locally distinctive qualities of the space and the wider locality. Townscape analysis work and a Design Statement should be produced in advance, in order to lead the design process. These will be required as part of the submission of any planning application.

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4.7 The plan below illustrates some of the urban design considerations.

Transport and Traffic

Access

4.8 The primary means of vehicular access can be achieved off Clearwater Drive. The design of the access and internal highway network should be in accordance with Gloucestershire County Council's Highway Requirement for Development (Issue 2) document. The design of the residential development should be to a Home Zone standard, giving equal priority to all road users and limiting vehicles to walking speed by restricting forward visibility.

Parking

4.9 Car parking within the curtilage of dwellings should be no greater than an average of 1.5 spaces per dwelling for the development as a whole.Additional unallocated car parking for visitors can be provided in a non-formal manner on the public highway. The standards set out in the Council's Second Stage Deposit Local Plan will be used as a basis for assessing cycle parking provision.

Pedestrian and Cycle Links

4.10 Clearly defined pedestrian and cycle access should be provided through the site to link Clearwater Drive with the footpath adjacent to the Gloucester to Sharpness Canal.

Transport Assessment

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4.11 A Transport Report will be required detailing the accessibility of the site by all modes of travel and determining the modal split of journeys to and from the site. The Report should include an Accessibility Audit covering the pedestrian routes between the site and the nearest primary school, convenience store and bus stop.

Travel Plans

4.12 A Travel Plan Strategy will be required to be submitted in support of any planning application.

Opportunities for Sustainability Improvements

4.13 The site offers a number of opportunities for sustainability improvements, particularly the provision of a SUDS scheme, linking directly into an existing area of nature conservation importance based upon a wetland habitat. The incorporation of a Sustainable Urban Drainage System could provide opportunities to expand the wetland area and to make existing areas more sustainable.

4.14 Opportunities to increase biodiversity include a Sustainable Urban Drainage System that augments the existing wetland. Give the impermeable nature of the soils in this part of Quedgeley then some of the water from the South East quadrant will already charge the wetland. This needs to be maintained though structures should be included to ensure that polluted water does not enter the wetland. The habitat value of the area in the north eastern quadrant to be adopted by the City Council could be enhanced by lowering the levels and using this as an attenuation pond for the Eastern part of the developable area.

4.15 Surface water from the highway should utilize swales. “In pipe” solutions from the development as a whole should be kept to a minimum.

4.16 The draft RSS and the draft LDF both contain policies requiring 10% of energy from renewable resources for developments of this magnitude. Given residential development then solar hot water is the most cost effective means of fulfilling this requirement. However micro wind and biomass should not be ruled out.

4.17 Given the need for an ecological report, the requirement for a SUDS and the potential to include renewable energy it is suggested that a positive EcoHome rating would be a relatively straightforward aim for the development.

Landscape Design

4.18 Due to the nature of the habitat, new tree planting should be limited to within and adjoining any new development, to provide screening and softening. Any new trees should be native species suitable for this particular habitat type.

Community Safety

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4.19 Currently the open space is not overlooked, having no natural surveillance from existing adjoining properties. This may be as a result of the principal proposed use of the site having been for a school, and the need to maintain the privacy of adjoining residents from that use. The acceptance of some housing on the site will enable natural surveillance to be designed in to the scheme.

4.20 With regard to concerns expressed above relating to potential contamination, the Environment Agency will require a risk assessment including site investigation as a minimum to identify any potentially unacceptable risks.

4.21 Given the proximity of the Gloucester Sharpness Canal, a potable water supply, to the site, pollution prevention from the site is also very important.

Services and Utilities

4.22 It is assumed that all the necessary services and utilities are present on or near the site to enable development to proceed. Prospective developers are advised to check the adequacy and availability of utility services.

Sewerage

4.23 The Environment Agency has highlighted that there are foul sewer capacity issues in the area and this would need to be investigated.

4.24 There is a redundant sewer running through the site. This can remain in situ or be removed. If this is taken out then care will be needed as to the hydrological implications.

Drainage and Flood Risk

4.25 The Northern half of the site is identified within Flood Zone 2. The applicant must submit a detailed FRA (Flood Risk Assessment) that fully addresses the risk of flooding to the site and flood risk associated with the generation of surface water run off from the site. Guidance on FRA requirements for general development in Flood Zones 3 & 2 can be found in Appendix F of PPG25 and also in the Environment Agency's FRA note 4. Any applicant is strongly advised to contact the Environment Agency prior to carrying out the FRA.

4.26 Actual development in the floodplain will not be permitted.

4.27 The site currently drains from East to West. A SUDS system will be required on any development within the site. Gloucester City Council will adopt SUDS structures for a negotiated commuted sum.

4.28 Any drainage scheme submitted must follow the management train approach as laid out in CIRIA C522 and C609 and show how the issues of quantity, quality and amenity have been addressed.

4.29 Developers are reminded that part H3 of the building regulations only allows discharge into a sewer as a last resort.

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4.30 Further information on sustainable drainage systems is set out in the Council’s Supplementary Planning Guidance Note 1: Sustainable Urban Drainage Systems adopted in November 2004

Planning Obligations

4.31 Planning obligations consistent with this Brief and the emerging LDF policies will be sought as appropriate, including:

On-site renewable energy generation

4.32 In line with Policy BNE16 of the Council’s draft Development Control Policies DPD, we will require the redevelopment of this site to generate a minimum of 10% of its predicted energy requirements from on or near-site renewable energy sources.

4.33 Where combined heat and power schemes are to be installed, a percentage of the electricity generated will be allowed to contribute towards the 10% requirement.

4.34 Depending on the scale of development, the Council is likely to require the submission of an Energy Statement dealing with matters of energy efficiency and renewable energy.

4.35 Developers are advised to enter into early discussions with the Council in terms of whether a statement will be required.

4.36 A Section 106 legal agreement or planning condition will be used to secure the 10% renewable energy requirement.

Affordable housing & lifetime homes

4.37 The redevelopment of this site for housing will trigger a requirement for affordable housing provision. The level of provision will be a matter for negotiation but is likely to be in the region of 40% of the net site area.

4.38 The Council will require in the first instance completed affordable dwellings to be provided on-site and subsequent transfer of these to a Registered Social Landlord. Where a financial appraisal is provided that demonstrates that on-site provision of completed dwellings is not viable, the Council will accept the transfer of serviced land plus a contribution towards building costs.

4.39 In exceptional circumstances, the payment of a commuted sum for off-site provision may be acceptable.

4.40 Affordable housing that is provided will be subject to a planning obligation to ensure that all initial and subsequent occupiers will benefit from the affordable status of the dwellings.

4.41 Further advice is set out in the Council’s Draft Supplementary Planning Document - Affordable Housing (January 2006).

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Public Open Space

4.42 Clearwater Drive POS would not be the right site to house a NEAP and MUGA games area due to it’s natural habitat value, but the new LEAP being built here could be enhanced with further equipment and informal play opportunities created across the site.

4.43 Formal sports provision in Quedgeley was also identified as weak with the division needing 7.84 ha. Clearwater Drive site is not suitable for this, so S.106 funding would be sought for nearby sites.

4.44 Any new POS area should ensure strong pedestrian links with the Canalside Park.

4.45 As this site offers one of the few remaining opportunities for correcting the poor distribution of POS within the Quedgeley area we will require substantial on-site POS provision, with particular emphasis on nature conservation issues. However, we would also expect any development to provide additional funding in terms of formal sport and play to be provided or enhanced on other nearby POS areas.

Education

4.46 The developer will be required to liaise with the County Council as Education Authority to identify any requirement for contributions to educational provision as a result of their proposals.

Others

4.47 Provision of one cycle per dwelling and funding of Nature Conservation Management Plan.

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PART 5 – NEXT STEPS

5.1 This draft brief will be subjected to an informal period of consultation in August 2006. Following this initial consultation, amendments will be made as necessary and a further formal consultation under Regulation 17 of the Town and Country Planning (Local Development) (England) Regulations 2004 will then take place in March 2006 alongside the formal submission of the Sites Allocation Document.

5.2 The brief will have material weight in planning terms from August 2006 onwards although it is in March 2007 that the document will be formally approved for Development Control purposes.

5.3 The brief will be adopted alongside the Sites Allocation Document in April 2008 unless no objections are received in which case the date of adoption will be brought forward.

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Further Information and Contact Details

Gloucester City Council

Herbert WarehouseThe DocksGloucesterGL1 2EQ

01452 522232 (Switchboard)www.gloucester.gov.uk

Planning Policy

Telephone 01452 396836Email pdc@gloucester.gov.ukWebsite: www.gloucester.gov.uk/planningpolicy

Access and Transport

Telephone 01452 396799Website www.gloucester.gov.uk/transport

Listed Buildings and Conservation Areas

Telephone 01452 396855 or 01452 396194Email pdc@gloucester.gov.ukWebsite www.gloucester.gov.uk/conservation

Urban Design

Telephone 01452 396847Email pdc@gloucester.gov.ukWebsite www.gloucester.gov.uk/urbandesign

Trees and Tree Preservation Orders

Telephone 01452 396897Email pdc@gloucester.gov.ukWebsite www.gloucester.gov.uk/trees

Landscape Design

Telephone 01452 396827 or 01452 396830Email pdc@gloucester.gov.ukWebsite www.gloucester.gov.uk/landscapedesign

Archaeology

The Historic Environment TeamTelephone 01452 396131Email archaeology@gloucester.gov.ukWebsite www.gloucester.gov.uk/archaeology

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Gloucester Heritage Urban Regeneration Company (GHURC)

Gloucester Heritage Urban Regeneration Company Limited15 Ladybellgate StreetGloucesterGL1 2HN

Telephone 01452 782990Email officemanager@gloucesterurc.co.ukWebsite www.gloucesterurc.co.uk

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Bibliography

‘Draft Affordable Housing Supplementary Planning Document’, Gloucester City Council, January 2006. To download a copy go to www.gloucester.gov.uk/ldf

‘Draft Development Control Policies Development Plan Document (preferred options)’, Gloucester City Council, January 2006. To download a copy go to www.gloucester.gov.uk/ldf.

‘Regional Planning Guidance for the South West’, Government Office for the South West, 2001. To download a copy go to www.gosw.gov.uk.

‘Sustainable Urban Drainage Systems’, Gloucester City Council, November 2004.

‘The Draft Regional Spatial Strategy for the South West 2006 – 2026’, South West Regional Assembly, June 2006. To download go to www.southwest-ra.gov.uk.