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Site Location

Welcome

Barwood Strategic Land II LLP (Barwood) would like to welcome you to this public consultation on our emerging plans for up to 150 new homes and public open space on land at Hayslan Road, Great Malvern.

This is an opportunity for you to view the draft proposals and let us know what you think. We will carefully review the feedback you provide and use it to inform our thinking and evolution of the plans before we submit a planning application for the scheme to Malvern Hills District Council.

How to Comment

Please take your time to look at the boards and speak to Barwood and members of its project team who are on hand at the Exhibition. All of the information is available to view at www.gva.co.uk/hayslanroad

We are keen to get your comments so that we can use these to evolve the scheme to deliver a high quality scheme that maximises benefits for the local communities. We would particularly welcome your views and any ideas on our approach to the improved pedestrian crossings and use of the public open space the development will create.

Feedback forms are available, which we would ask that you complete and leave in the post box provided. You can also return your feedback forms:

by post to Consult Hayslan Road, GVA, 3 Brindley Place, Birmingham, B1 2JB;

orby email to consulthayslanroad@gva.co.uk.

We would be grateful if you can provide us with your comments by Friday 16th May 2014.

INTRODUCTION

Why more homes are needed

The National Need

It is essential that more homes are delivered in the places where they are needed and where people want to live. In particular:

There is a chronic demand for housing with approximately 3 million new homes required between now and 2025, with build rates at the lowest level since the Second World War.

Through the National Planning Policy Framework (NPPF), the Government is therefore committed to significantly boosting the supply and choice of housing.

Many people are being excluded from the housing market due to high cost and low availability. The average age of first time buyers (currently at 37), and the number of larger families living in unsuitable accommodation are increasing.

All Local Authorities, including Malvern Hills District, are required to identify sufficient deliverable housing sites to ensure that there is a continuous five year supply of houses (i.e. land with planning permission for new development).

The Local Need

Malvern Hills District Council has been planning for its future growth and development needs for the next 15 years. Its plans, produced jointly with Wychavon and Worcester Councils are outlined in a draft South Worcestershire Development Plan (SWDP), which has been Examined by an independent Government Inspector.

The Inspector concluded that at least 28,370 new dwellings are required across South Worcestershire up to 2031, 5,000 more than identified in the draft SWDP.

Malvern Hills District Council has accepted the Inspectors findings, which confirms 8,590 new homes should be located in the District and it is currently assessing which additional sites can be allocated.

Malvern Hills Council cannot identify sufficient sites that can deliver housing to meet its needs over the next 5 years so there is an urgent and immediate need for Malvern Hills Council to grant planning permission for new housing and for that housing to be built in the District, some of which needs to happen in advance of the Local Plan being adopted.

Land at Hayslan Road, Great Malvern

Why the land at Hayslan Road

Background

The land off Hayslan Road has been redundant for several decades after all of the schools sports facilities were moved to its current site at Barnards Green Road.

The school needs to plan for its anticipated growth into the mid-21st century and beyond and investment in a new sports centre at the school means that it has no future need to retain the land off Hayslan Avenue. The School has therefore selected Barwood to support this and take forward plans to secure planning permission and sell the site on its behalf, recognising that it shares the commitment to excellence and responsible, community-minded development.

The school intends to use the proceeds of the sale to support its long-term commitment to increasing its accessibility, in particular to those girls who would be unable to attend the school without financial assistance.

It is a sustainable location

The Council accepts that it needs to allocate and grant planning permission for housing in the District in order to meet both its immediate and future growth requirements. It recognises that there are insufficient brownfield sites in the District to meet this need and that greenfield sites are needed to help meet this housing need.

It is therefore looking for additional sites in sustainable locations and to be considered a sustainable location:

There is a preference for sites to be located within, or on the edge of the defined settlement limits of its towns and larger villages;

It is preferable for housing to be delivered on sites that are not located within the Malvern Hills Area of Outstanding Natural Beauty or other sensitive designations;

New housing should be located within a convenient walking distance of key services and community facilities, including bus stops, schools, shops and work.

The site at Hayslan Road is:

located within the defined settlement limits for the town it is not in the open countryside, not within the Area of Outstanding Natural Beauty, and is not within the Green Belt;

located within a convenient walking distance (within 5 - 10 minutes) of many local community facilities:

bus stops are within 250m on Pickersleigh Road and the Malvern Link train station is within 1.3km;

Grove Primary School and the new health centre within 450m; and the town centre is within 2km;

leisure and recreation facilities are nearby, including the Manor Park Sports Facilities on Albert Road North and open space to the south west of the site.

The Local Education Authority has confirmed that there is sufficient capacity within the local primary and secondary schools for the additional population that would be created;

There are a number of opportunities to deliver benefits through development on this site for new and existing residents in the local area, as you will see as you continue along the Exhibition.

A SUSTAINABLE LOCATION

Some of the benefits this site offers

Delivery of up to 150 new homes will include a wide mix of house types and sizes, which will provide opportunities for those living in, or wishing to move, to the area who are looking to downsize, for family housing or affordable housing.

The public rights of way crossing the site are well used, predominantly by dog walkers and those crossing the site to access shops, the primary school, health centre and local services. There is a good opportunity for those rights of way to be properly surfaced and upgraded to provide more convenient, safe and accessible routes.

Other than the public rights of way, this site is private land. The proposals will create areas of public open space, including a green loop around the perimeter of the site and a new childrens play area. That space is being designed to create an attractive option for those walking their dogs, runners and for other recreational and leisure activities.

The land is not at risk of flooding but surface water drainage will be improved, with natural (largely unmanaged) drainage patterns would be replaced by an effective sustainable urban drainage solution that will ensure that the land drains effectively and protects against at least a 1 in 100 flood event.

The area of scrubland to the north of the site is not managed and is in a poor condition, with evidence of people dumping domestic waste and the potential for antisocial behaviour. We would like to implement an effective management scheme for this area which will become publically accessible and will enhance biodiversity and its ecological value.

Land at Hayslan Road, Great Malvern

Findings of Technical Assessments

Ecology

A tree survey and an ecological assessment of the habitats on site has been undertaken to assess the presence of species and to understand their importance and to find opportunities to contribute to biodiversity and ecological enhancement.

Existing mature trees and hedgerows will be retained as they provide the greatest existing ecological opportunities and additional trees, hedgerows and landscaping will be provided to enhance these opportunities.

The area of scrubland is currently of poor quality and there is a good opportunity to significantly enhance its value through a management scheme to provide a high quality area for ecological enhancement. Trees that will contribute to the woodland habitat will be retained and enhanced by additional planting.

Through the design of the sustainable urban drainage system, there is the potential for the addition of aquatic habitat and marginal vegetation. This will provide opportunities for a number of birds, invertebrates and amphibians currently absent from the site.

Heritage and Archaeology

The site is not within or close to a conservation area and there are no heritage assets (e.g. listed buildings) within or adjacent to the site. Trial trenching on the site has confirmed that there is no evidence of archaeological activity.

Landscape and Visual Amenity

The main value of the site, in landscape terms, is its open, green, informal character and the green setting that it provides for footpath links between the surrounding urban areas. Whilst the character of the site will change, the footpath links, the enhancement to the area in the north of the site and retention and additional planting of trees and hedgerows along the western and southern boundaries will create an attractive environment.

Where the public rights of way meet on the western edge, it is intended to create an area of open space, which will allow those using the footpaths and the open space to fully appreciate the views over to the Malvern Hills.

Access and existing Highways

Traffic counts, queue length surveys and speed surveys have been undertaken (at weekday morning and evening peak hours outside the school holiday period) to inform the transport assessment being undertaken by Peter Brett Associates. Full details will be provided in the detailed Transport Assessment and Travel Plan that will be submitted alongside the planning application.

The proposed site access will be from Hayslan Road, facilitated by the demolition of the vacant property at 2 Hayslan Road. This has been designed in accordance with the requirements of the Highway Authority and informed by the speed surveys, which confirm that the average speed in the vicinity of the site on Hayslan Road is low at only 20mph.

It is expected that Hayslan Road will be re-aligned, with Oldfield Road and Hayslan Avenue forming a cross roads with the realigned Hayslan Road;

The traffic counts and queue length surveys indicate that there is often no more than 1 vehicle queuing in peak hours on Hayslan Road, with no more than 5-7 vehicles per lane on the Pickersleigh Avenue and North End Road junctions. At most, it is expected that queue lengths on any of these roads would increase by no more than 1 vehicle in peak periods and is therefore unlikely to be noticeable.

Barwood is also strongly promoting sustainable transport measures to ensure that this is the case through the implementation of a Residential Travel Plan. This will seek to minimise vehicle trips from the outset of the scheme, with residents being encouraged to walk, cycle and use public transport for their travel needs wherever possible. Incentives may include the offer of a free 1 week bus pass or a cycle voucher and the implementation of a car sharing database.

Flood Risk and Surface Water Drainage

Full details will be provided in a Flood Risk Assessment as part of a planning application. This Assessment has been undertaken in line with the requirements of the Environment Agency, the Local Water Authority and the Lead Local Flood Authority, and has not identified any significant sources of flood risk. In particular:

The site is located within Flood Zone 1 and is therefore not a risk of flooding and is suitable for development.

There are existing ditches that run along the northern, western and southern boundaries of the site. There is an opportunity to improve their management and drainage of the site through the design and implementation of a sustainable drainage system.

By creating sustainable drainage features along the eastern boundary of the site (such as swales and attenuation basins), this will provide capacity for up to and including the 1 in 100 year rainfall event (including an allowance for climate change). Water will be discharged to the adjacent ditches at the existing greenfield runoff rates. This will benefit existing properties, reducing the existing runoff from the site in extreme events.

The spring on the western boundary of the site flows into the western ditch and therefore does not pose a flood risk to the development proposals.

Foul Drainage and Utilities

Local utility providers have confirmed that there is capacity within the existing drainage and utility networks within Hayslan Road to serve the development proposals without any reduction in provision to existing properties

Noise

The site lies more than 150m from the exiting railway line which is further away than many existing dwellings.

A noise survey has been undertaken and shows that there are no noise related constraints to developing this site.

In addition the orientation of dwellings within the proposed development will be designed such that the new properties will provide additional shielding to existing dwellings, further reducing existing noise levels for adjacent existing dwellings.

LANDSCAPE, HIGHWAYS & DRAINAGE

Site Considerations

Land at Hayslan Road, Great Malvern

SITE PROPOSALS

2973 Land at Hayslan Fields, Great MalvernIndicative Masterplan1:1250 @ A2

Pedestrian Access

Pedestrian Access

Pedestrian Access

Public Access to adjacent playing elds

Propos

ed Veh

icular

Access

Managed POS & ChildrensPlay Area

Retained & improved public access through site increasing connectivity between neighbouring land.

Approved Festival Housing. Application Ref : MH/13/00900

Sustainable UrbanDrainage System

Sustainable UrbanDrainage System

Landscape buffer to maintain views of Malvern Hills to existing properties

Green Loop footpath to perimeter of site

Woodland, opened up to the public enhancing biodiversity / ecological value

Key Scheme Components:

Retained and improved pedestrian access through site and connectivity to neighbouring land, through proper surfacing of footpaths to provide more safe, convenient and accessible routes.

In addition to the upgrading of existing public rights of way the proposals create a green loop around the perimeter of the site.

Managed Public Open Space (P.O.S) and childrens play area

Development buffer to Eastern boundary to protect existing properties.

Continued building line from Hayslan Road to retain and frame views of Malvern Hills.

Enhancement of existing woodland by introducing a management scheme to provide a high quality area of ecological enhancement.

Sustainable urban drainage feature to improve the management of drainage throughout the site, also offers opportunities for addition of aquatic habitat.

Informal streetscene to development edge

Courtyard Development

Formal streetscene framing views of Malvern Hills

Land at Hayslan Road, Great Malvern

HAVE YOUR SAY

Barwood would like to thank you for attending this exhibition.

This is your opportunity to help influence and shape the proposed development so please take the time to complete a feedback form today or send us a completed form by email through the dedicated website.

Please try to keep your comments to planning issues. These can include things such as:

Amount and location of new homes

Amount of affordable homes

Impacts on neighbouring properties

Visual appearance

Transport impacts

< ExistingPoorly maintained footpath to neighbouring residential development. Poorly lit, making for an uninviting route for pedestrians.

Proposed >Creating a maintained landscaped link between the neighbouring residential development to allow for free flowing pedestrian access.

< ExistingSmall, narrow and poorly maintained foot-paths with no form of night time lighting for pedestrians.

Proposed >Plan to enlarge the walkpaths to provide a light and inviting space for dog walkers, cyclists & runners.

< ExistingArea of shrubland in poor condition with evidence of people dumping domestic waste & the potential for anti-social behaviour.

Proposed >Cleaning of shrubland and removal of domestic waste. To implement an effective management scheme. With potential for an outdoor adventure area for public use.

< ExistingCurrent paths through the site determined by direct routes of dog walkers with no sub-stantial form of coverage.

Proposed >Right of way to be properly surfaced & upgraded to provide more convenient, safe and accessible routes.

< ExistingArea of shrubland in poor condition with potential for anti-social behaviour and dumping of domestic waste.

Proposed >Private land being turned into public open space with a new childrens play area being created. A key principle is to design the space to create an attractive option for those walking their dogs, runners and other recreational & leisure activities.

Land at Hayslan Road, Great Malvern