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REPRESENTATIONS TO THE
GEDLING BOROUGH LOCAL PLANNING DOCUMENT
ISSUES& OPTIONS
LAND AT BROOKFIELDS GARDEN CENTRE
MAPPERLEY PLAINS, ARNOLD
DECEMBER 2013
URBAN DESIGN
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AUTHOR OF THIS DOCUMENT: -
Richard Walshaw, Signet Planning
Michael Cheng, Signet Planning
Paul Stone, Signet Planning
DESIGNED BY: -
Richard Walshaw, Signet Planning
Michael Cheng, Signet Planning
CLIENT: -
Brookfields Garden Centre,
NOTES: -
This document is designed for double sided
printing (flipped on the short edge).
Strelley Hall
Nottingham
NG8 6PE
t: 0115 9061268
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CONTENTS
INTRODUCTION
PLANNING BACKGROUND
CONTEXT
LOCAL CONTEXT
SITE DESCRIPTION
EVALUATION
CONSTRAINTS AND OPPORTUNITIES PLAN
MASTERPLAN FRAMEWORK
VISION
MASTERPLAN
SUMMARY
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1.1 Signet Planning is appointed by Brookfields Garden Centre,
Mapperley Plains, Arnold to submit representations on the
Gedling Borough Council – Local Plan – Issues & Options
October 2013 consultation.
1.2 These representations are in response to the need to
identify further non strategic housing sites in the Borough to
meet the objectively assessed housing need.
1.3 This representation is in response to Questions URB 1a, 1b, 1c
and 1d and shows the location of the site in the context of
existing local infrastructure and provides further justification
as to why this site should be included in the emerging Local
Plan as a site for residential use. It demonstrates that land at
Brookfields Garden Centre is deliverable in isolation or as
part of a larger scheme and that a range of opportunities
exist to deliver a high quality development.
INTRODUCTION
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GREATER NOTTINGHAM ALIGNED CORE STRATEGY
EXAMINATION
2.1 The Gedling Borough Local Plan 2005 is the Development
Plan for the Borough pending adoption of the Core
Strategy. The Greater Nottingham Aligned Core Strategy
was the subject of Examination before the Inspector Jill
Kilgaby over two weeks in October and November.
2.2 The Inspector made a number of initial observations and
suggested that Gedling BC needs to address a number of
matters with regard to Policy 2. She suggested:
• The need to give further consideration to the level
of housing proposed at Top Wighay Farm and
North of Papplewick in view of the objections from
Ashfield District Council and local groups.
• To consider the early release of housing at Gedling
Colliery/Chase Farm and to establish whether all
of the Link Road needs to be constructed ahead of
housing delivery.
• To consider whether there has been too high an
allocation in other non PUA settlements –
Calverton and Raveshead.
• To consider the balance between PUA and non
PUA designations.
2.3 In addition, the Council did indicate that it may be minded
to approved a housing led mixed use development at Teale
Close.
2.4 The Inspector accepted the overall level of housing in the
Greater Nottingham Housing Market Area and consequently
accepted the figure of 7,250 for Gedling Borough 2011-28.
However, as indicated above she did question whether
allocating just 2,840 (39%) in or adjoining the main built up
area was sufficient if the Council is to achieve urban
concentration and regeneration. Save for the future
potential for Gedling Colliery/Chase Farm no sites are
identified in or adjacent the PUA.
2.5 Gedling also allocates some 1,600 dwellings adjacent the
Hucknall Sub Regional Centre (para 2.2 above) together
with a further 500 dwellings at Bestwood, 1,300 at
Calverton and 330 at Ravenshead. Existing commitments at
these settlements were also recognised. Hence the
distribution is:
PLANNING BACKGROUND
Sub Area Housing numbers
PUA 2,840
North of Papplewick 600
Top Wighay Farm 1,000
Calverton 1,518
Ravenshead 416
Bestwood 579
TOTAL 6,953
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2.6 The Inspector also expressed concerns regarding the
housing trajectory and whether the variable “tranche”
approach was appropriate as opposed to a flat rate spread
of house delivery across the plan period.
BROOKFIELDS GARDEN CENTRE
2.7 Land “Around Howbeck Road and Brookfields Garden
Centre” has been identified as a site “Suitable for possible
development” for about 400 homes. My client owns
approximately 3.5ha of land that currently accommodates
the Brookfields Garden Centre. This is a long established
business in a Green Belt location which has grown
incrementally over a number of years. It accommodates a
number of large “greenhouse” style buildings and extensive
car parking areas together with other ancillary buildings.
There is also an unimplemented planning permission to
construct further floorspace on the road frontage on the site
of the previous bungalows.
2.8 Furthermore, the Brookfields Garden Centre site has
housing to the south and west and as stated is a brownfield
site in the green belt. Land to the north is greenfield within
the green belt.
2.9 Notwithstanding, initial discussions have taken place with
the representatives of the land to the north. It is recognised
that if the entire site identified in the consultation document
is to be developed for 400 units then a comprehensive
approach is essential. Our client is prepared to work with
adjoining landowners.
2.10 The illustrative layout for the Brookfields Garden Centre Site
does allow for linkages to land to the north in terms of
vehicles and people movements and the extension of green
infrastructure. However, it is stressed that that the
Brookfields Garden Centre site can be developed
independently if the Council chose to restrict the northward
spread of Arnold.
RESPONSES TO CONSULTATION QUESTIONS
2.11 Question URB 1a – Are there any obstacles to the
development of these sites which cannot be overcome?
2.12 In terms of the 5 year supply of housing sites paragraph 47
of the National Planning Policy Framework at footnote 11
and 12 define both deliverability and developable. These
representations demonstrate the suitability of the
Brookfields Garden Centre site and in addition I can confirm
that the site is available now for development and
achievable in the sense that it could contribute to the 5 year
supply of deliverable sites. As the site is already developed
there will be no impediments relating to access, flood risk,
foul disposal, water supply and ecology.
PLANNING BACKGROUND
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2.15 Question 2 states “Please use this space to provide any
comments you have about the impact and opportunities
arising from the development of these sites”.
2.16 The following sections of this representation highlight the
opportunities and impacts of the development.
2.17 Question URB 1c states “Please use this space to identify
where the development boundary of Arnold should be
changed.
2.18 The use of a brownfield site in the green belt for housing is
compliant with para 89 of the National Planning Policy
Framework bullet point 6 which in listing exceptions to
inappropriate development states:
“limited infilling or the partial or complete “limited infilling or the partial or complete “limited infilling or the partial or complete “limited infilling or the partial or complete
redevelopment of previously developed sites (brown redevelopment of previously developed sites (brown redevelopment of previously developed sites (brown redevelopment of previously developed sites (brown
field) , whether redundant or in continuing use field) , whether redundant or in continuing use field) , whether redundant or in continuing use field) , whether redundant or in continuing use
(excluding temporary buildings), which would not (excluding temporary buildings), which would not (excluding temporary buildings), which would not (excluding temporary buildings), which would not
have a greater impact on the openness of the Green have a greater impact on the openness of the Green have a greater impact on the openness of the Green have a greater impact on the openness of the Green
Belt and the purposes of including land within it than Belt and the purposes of including land within it than Belt and the purposes of including land within it than Belt and the purposes of including land within it than
the existing development.”the existing development.”the existing development.”the existing development.”
2.19 Consequently, if is considered that the northern edge of
Arnold should be re-cast to include the Brookfields Garden
Centre site within the settlement boundary. If the Council
choose not to extend the settlement boundary further north
then a new strong physical landscaped boundary can be
created by enhancing the already existing strong hedgerow.
2.20 Question URB 1d states “Use this space to identify any
development sites around Arnold that have been missed or
make any other comments regarding development in the
Arnold area.
2.21 The consultation document identifies 3 options in Arnold
with a total capacity of 700 homes. Arnold is a strong sub
housing market area; a location where people want to live.
The Brookfields Garden Centre site is well located to
everyday services and is capable of connection onto both
Mapperley Plains and Howbeck Road. In addition it is a
brownfield site and represents the most sustainable location
in Arnold.
2.22 These representations now assess the Brookfields Garden
Centre site and so demonstrate its deliverability.
SECTION 2: PLANNING BACKGROUND
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LOCAL CONTEXT
3.1 The site is located on the north east edge of the Nottingham
Urban Area and close to a range of facilities in the Arnold/
Mapperley area.
3.2 The aerial view of the local area illustrates that the site is well
related to the existing built fabric of the area with residential
development on two edges.
3.3 The site is considered to be in a sustainable location with
local amenities on Howbeck Road including a Tesco Express
Convenience store which can be accessed in a 5 minute walk
with a link through to Crawford Rise.
3.4 The Coppice Primary School and Killibrook Junior School are
both within a 15 minute walk of the site with access to 3
doctors surgeries within 30 minutes walk (Plains View
Surgery, Highcroft Surgery, Hepdens Practice).
SITE DESCRIPTION
3.5 The site comprises the existing Brookfield Garden Centre
buildings and associated car parking and areas of
hardstanding which account for approximately two thirds of
the site. The final third of the site is an open field/grassed
area which is bound by development on three sides.
CONTEXT
AERIAL VIEW OF THE LOCAL AREA
SITE
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3.6 The site has a frontage onto the B684, Mapperley Plains on its
eastern edge which then opens out into the countryside. The
boundaries of the site comprises hedges and foliage with the
southern and western boundaries abutting the rear gardens/
side elevations of existing properties served off Middlebeck
Drive and Crawford Rise.
3.7 The properties along Middlebeck Drive benefit from deep rear
gardens and therefore a good separation distance from any
potential new properties. The properties off Crawford Rise
along the western boundary include bungalows side onto the
site and a small row of houses which front onto the site
behind a hedge/trees and therefore any future housing will
need to treat these edges carefully to protect residential
amenity.
3.8 A permeability link through to Crawford Rise will be important
as it links to amenities on Howbeck Road.
AERIAL VIEW OF THE SITE
SECTION 3: CONTEXT
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EVALUATION
SITE OPPORTUNITIES AND CONSTRAINTS
4.1 A clear understanding of the site constraints and
opportunities has informed the design process. The main
considerations are presented on the accompanying
constraints and opportunities plan and summarised below.
4.2 There is the opportunity to take the existing access into the
Garden Centre off the B684 Mapperley Plains. The frontage
with this road also creates an opportunity to provide an
attractive gateway into the site and feature buildings along
the edge.
4.3 A public footpath exists to the north west edge of the site
which can be integrated into the scheme. There is also an
opportunity to provide a link to the local shops on Howbeck
Road for new residents via a link through to Crawford Rise.
4.4 There are dwellings on Crawford Rise which front onto the
site to the north western boundary. This provides the
opportunity to complete the street and helps integrate the
new development with the existing.
4.5 The residential amenity of properties around the edges of the
development need to be protected, this is considered to be
particularly important along the eastern edge where
bungalows are located side on to the site close to the
boundary and where the row of dwellings previously
mentioned face onto the site. The rear elevations of dwellings
along the southern boundary are set back some 20-30 metres
and therefore amenity will be preserved.
4.6 The existing hedgerows which form the northern, southern
and western boundaries can be retained as they help provide
a structure and help soften the development. The hedges also
provide a natural screening to the surrounding residential
properties which help protect their residential amenity.
4.7 An existing ridgeline runs from through the centre of the site
in a south to north direction. Whilst the ridge line is not
pronounced any development can ensure that large/tall
buildings do not sit on top of this ridge. This area would be
suitable for bungalows or low rise houses.
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THE VISION
5.1 The design process has taken into account the need to
integrate the development with the existing built fabric of
the area and will attract new residents into the area by
offering a wide range of housing types and tenures in the
area.
5.2 The layout of the development has been guided by the
physical characteristics of the site, such as the existing
hedgerows and boundaries and also the likely ‘desire lines’
for pedestrian movements to important locations such as the
local shops on Howbeck Road.
5.3 The overall vision is to create a high quality residential
development which will complement the wider setting of
Arnold.
THE MASTERPLAN
5.4 A masterplan has been produced to set a framework for
potential future residential development. This has been
informed by the planning context and constraints and
opportunities set out in this report. (The numbers below correlate
with the plan on the opposite side of this page).
1. Existing access to the Garden Centre is to be retained
into the site. This provides the opportunity to create a
wide tree lined spine road which runs through the site,
with dedicated green corridor for pedestrians and
cyclists.
2. There is the opportunity to provide ’feature’ plots which
follow the existing building line along the B684
Mapperley Plains enhancing the streetscene and creating
an attractive frontage.
3. The buildings throughout the scheme are positioned to
frame views down the street and/or function as gateway
buildings.
4. It will be ensured that open space will be fronted by
buildings which will provide natural surveillance and
’design out’ crime.
5. Provision of open space which will be well integrated with
the neighbouring community and can be extended north
into the adjacent land.
6. Scheme provides a pedestrian and cycle links onto
Crawford Rise which leads to local facilities on Howbeck
Road including a convenience store.
7. Existing dwellings to the north west fronts onto the
development. This gives an opportunity to complete the
street and integrating with the existing community.
8. The framework is designed to provide the potential to
extend the development further northwards by providing
a link to the north.
9. A street hierarchy is provided in this framework which
includes areas of shared spaces which are pedestrian
friendly and encourage low vehicular speeds.
10. Plentiful landscaping and tree planting is suggested to
create town and countryside.
11. Pedestrian link to ensure the development is highly
permeable.
DESIGN PROCESS
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SUMMARY
6.1 The Local Authority has identified the need to concentrate much of its objectively
assessed housing need (2011-28) in and adjacent the main urban area of Nottingham.
Arnold forms part of the Principal Urban Area and is a strong sub-housing market within
Gedling and an area where additional growth is anticipated. Sites within the existing
settlement framework are limited an as a consequence there will be a need for green
belt release.
6.2 These representations support the allocation of some 3.5 ha of land currently occupied
by Brookfields Garden Centre, Mapperley Plains, Arnold. It has been demonstrated that
the site is located in a highly sustainable location with good access to everyday services
and facilities in Arnold and particularly on Howbeck Road. Within walking distance there
are shops, convenience store, schools, bus routes etc
6.3 Brookfields Garden Centre is a brown field site within the green belt. Paragraph 89 of
the NPPF provides for the development of such sites in certain circumstances. The site
is already characterised by strong urbanised influences by virtue of the existing built
form, outdoor storage, the extensive car park and the general comings and goings
associated with the Garden Centre business 7 days a week throughout the year. The
site no longer has a “feel of being in the green belt”.
6.4 These Representations have outlined the opportunities and constraints associated with
the development of the site. It is concluded that there are a number of opportunities
and matters that influence design and layout and these have been taken into account in
the preparation of the master plan.
6.5 A ridge passes through the site although on the ground it is imperceptible. Once a re-
surveyed topographical survey has been undertaken the master plan can be reviewed if
necessary. Bungalows can be introduced if necessary.
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SECTION 7: SUMMARY
6.6 Overall, there are a number of material considerations that
support the allocation of the Brookfields Garden Centre site
for housing:
1. This is a brownfield site in a green belt location.
2. It already has a strong urbanised character.
3. It is located in a highly sustainable location close to
everyday services and facilities.
4. If developed in conjunction with land to the north
there would be a sufficient quantum of housing to
support other uses.
5. The site is in a single ownership.
6. There are no legal impediments to delivery.
7. The existing access, subject to final assessment,
would be adequate to serve a residential
development.
8. The site is capable of being drained for both foul and
surface water. The site lies within Zone 1 of the
Environment Agency Flood Zone maps. Attenuation
ponds can be incorporated into the site layout if
required.
9. In view of the urbanised nature of the site there are
unlikely to be any ecological impediments to delivery.
10. There are no landscape designations on the site.
11. There are no heritage designations on the site.
12. A mix of house sizes and tenures can be
incorporated.
13. Public Open space will be integrated into the scheme.
14. Development of the site is deliverable.
6.7 Initial discussions have been held with the representative of
the landowners to the north. Whilst joint representations have not
been submitted we are confident that if the Council chose to
allocate a much larger area then both sites can be developed in a
comprehensive manner. Equally, if the Council chose to restrict
development to Brookfields Garden Centre site, it could be
developed independently and a strong defensible boundary to the
revised green belt boundary established.
6.8 Furthermore, if the Council chooses not to allocate Brookfields
Garden Centre for housing then the site should still be released from
the Green Belt.
6.9 Questions URB 1a, 1b, 1c and 1d have been dealt with in the
response. With regard to Question 1a with respect to Brookfield
Garden Centre these representations have demonstrated that there
are no impediments to delivery.
6.10 We are eager to move this forward and would welcome the
opportunity to discuss this further with the Council.