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Alliance Planning

54 Hagley Road, Edgbaston, Birmingham, B16 8PE

: 0121 456 7444

: [email protected] www.alliance-plan.co.uk

Site Management Plan

Stanton Ironworks, Erewash, Derbyshire

On behalf of

Saint-Gobain PAM UK LTD

November 2012

hbranson

Typewritten Text

026104 Received: 30 NOV 2012

Alliance Planning No part of this document may be copied or reproduced without the express written permission of Alliance Planning Offices at: Wharf House, Wharf Road 3

rd Floor 35 Old Queen Street

Guildford 54 Hagley Road London Surrey Edgbaston, Birmingham SW1H 9JA GU1 4RP B16 8PE Tel: 01483 579098 Tel: 0121 456 7444 Tel: 0207 222 8345 Report Template – Version 6 – Updated Sept 2010

REFERENCE SG3173

SITE MANAGEMENT PLAN FOR:

A MIXED USE NEIGHBOURHOOD DEVELOPMENT CONSISTING OF RESIDENTIAL, EMPLOYMENT USES, COMMUNITY AND HEALTH CARE FACILITIES, NEW PRIMARY SCHOOL, AND ASSOCIATED INFRASTRUCTURE LANDSCAPING AND PUBLIC OPEN SPACE

AT

STANTON IRONWORKS, EREWASH, DERBYSHIRE

ON BEHALF OF: SAINT-GOBAIN PAM UK LTD

PREPARED BY: ___________________

KAMALDEEP SAINI

REVIEWED BY: _ ___

KEITH FENWICK

DATE: NOVEMBER 2012

Stanton Ironworks, Erewash, Derbyshire Saint-Gobain PAM UK LTD SG 3173

Alliance Planning 1 November 2012

CONTENTS

Foreword - Introduction to New Stanton

1.0 Objectives of The Site Management Plan 7

2.0 Funding of Site Management and On Site Management 8

3.0 Security, CCTV and Lighting 11

4.0 Cleaning , Waste Disposal and Deliveries 13

5.0 Public Realm Maintenance 14

6.0 Conclusion 15



FOREWORD – INTRODUCTION TO THE NEW STANTON

i. This report forms part of a series of documents which have been prepared on behalf

of Saint-Gobain PAM UK Ltd (the Applicant) in support of an outline planning

application, with all matters (except for access) reserved. The proposal is for a

comprehensive redevelopment of approximately 185ha of land at the former Stanton

Ironworks.

ii. This Report should be read in conjunction with the drawings and other documents

submitted as part of this application, which comprise the following:

• Development Specification

• Design and Access Statement

• Planning Statement

• Parameter Plan 1: Land Uses

• Parameter Plan 2: Scale

• Parameter Plan 3: Residential Density

• Parameter Plan 4: Access and Movement

• Parameter Plan 5: Green Infrastructure

• Parameter Plan 6: Phasing Plan

• Indicative Masterplan

• Statement of Community Involvement

• Sustainability Strategy

• Employment Land Supply Review

• Site Management Plan

• Environmental Statement

iii. The areas covered by the Environmental Statement include:

• Landscape and Visual

• Contaminated Land, Soils and Ground Conditions

• Water Resources and Flood Risk

• Ecology and Biodiversity



• Air Quality

• Noise and Vibration

• Transport

• Archaeology and Cultural Heritage

• Socio Economic (including Retail Impact)

• Waste Management

• Interactions and Cumulative Effects

iv. Technical Appendices to the Environmental Statement include:

Appendix 1.1

Appendix 1.2

Appendix 1.3

Copy of Scoping Opinion Request and formal response from

Erewash Council

Summary of Grove Farm Tip Application

Energy Statement

Appendix 3.1 Phasing Strategy

Appendix 4.1 Copy of Schedule 4 of EIA 2011 Regulations

Appendix 5.1

Appendix 5.2

Appendix 5.3

Appendix 5.4

Appendix 5.5

Appendix 5.6

Landscape & Visual Figures

Site Application

Visual Appraisal Methodology

Countryside Character Details

Visual Effects Table

Tree Survey

Appendix 6.1

Appendix 6.2

Appendix 6.3

Appendix 6.4

Flood Risk Assessment

Preliminary Risk Assessment (April 2012)

Preliminary Geo-Environmental Assessment Summary (June

2012)

Outline Remediation Strategy (June 2012)

• April 2010, ‘Preliminary Risk Assessment – Stanton-by-

Dale, Ilkeston’, report ref: 131027-5(01). Prepared by

RSK STATS Geoconsult Ltd on behalf Saint-Gobain

PAM UK Ltd.

• January 2011, ‘Preliminary Geo-environmental Site

Assessment – Zone F – Stanton-by-Dale, Ilkeston’,

report ref: 300268-1(02). Prepare by RSK STATS

Geoconsult Ltd on behalf of Saint-Gobain PAM UK Ltd.



• February 2011, ‘Preliminary Geo-environmental Site

Assessment – Zone E – Stanton-by-Dale, Ilkeston’,




Assessment – Zone D – Stanton-by-Dale, Ilkeston’,




Assessment – Zone C – Stanton-by-Dale, Ilkeston’,




Assessment – Zone A and B – Stanton-by-Dale,

Ilkeston’, report ref: 300268-5(01). Prepare by RSK

STATS Geoconsult Ltd on behalf of Saint-Gobain PAM

UK Ltd.

• February 2011, ‘Controlled Waters Site Assessment –

Stanton-by-Dale, Ilkeston’, report ref: 300268-6(01).

Prepared by RSK STATS Geoconsult Ltd on behalf of

Saint-Gobain PAM UK Ltd

Appendix 7.1

Appendix 7.2

Flood Risk Assessment

Supplementary Flooding Report

Appendix 8.1

Appendix 8.2

Appendix 8.3

Appendix 8.4

Appendix 8.5

Appendix 8.6

Appendix 8.7

Appendix 8.8

Desk Based Study

Phase 1 Survey

Bats Survey

Badger Survey and Assessment – (Confidential)

Breeding Bird Survey

Great Crested Newt Survey

Reptile Surveys

Invertebrates Survey

Appendix 9.1

Appendix 9.2

Appendix 9.3

Appendix 9.4

Appendix 9.5

Air Quality Assessment

Location of Noise Receptor

Background Noise Levels

Noise Model

Construction Phasing Works



Appendix 10.1

Appendix 10.2

Transport Assessment

Travel Plan

Appendix 11.1

Appendix 11.2

Archaeology Desk Based Assessment

Appraisal of Standing Buildings

Appendix 12.1

Appendix 12.2

Socio Economic/ Regeneration Statement

Retail Impact Assessment

The Application Site (the site)

v. The site comprises approximately 185 hectares of previously developed land at the

former Stanton Ironworks. The area is dominated by industrial uses including

manufacturing buildings. The two largest buildings on site were the Hallam Plant

(now demolished) and the existing Stanhope Plant. Storage and stockpiling areas

associated with Saint-Gobain PAM UK Ltd’s pipeline business have co-existed with

manufacturing. Additional uses on the site consist of a range of general industry,

manufacturing and ancillary uses. Significant areas of the site now lay unused.

vi. The site is located within the Erewash Valley between Nottingham and Derby and is

situated approximately 1km to the south of Ilkeston and 0.5km to the north of

Stanton-by-Dale. It is accessed by a number of roads, which provide linkages to the

strategic highway, namely the A50, A52 and M1. The M1 motorway is located to the

east of the Site. There is no direct access between the site and the motorway.

Proposed Development

vii. The opportunity to redevelop the Site has arisen following Saint-Gobain PAM UK

Ltd’s decision to cease their manufacturing business in this location. They will be

retaining their administration headquarters. In conjunction with Erewash Borough

Council, statutory and non-statutory stakeholder and local communities, they have

worked together for the past five years to prepare a new mixed use neighbourhood

development – ‘New Stanton’.

viii. Built development comprises the following:

• Mixed use neighbourhood centre – including retail, restaurants, cafe/bar/hotel

uses, and community facilities;

• Provision of 1,950 residential units;

• 150 bed accommodation for the elderly within a care village environment;

• Employment uses (Class B1, B2 and B8):



o Up to 20,000m2 of B1 employment uses;

o Up to 50,000m2 of B2 and B8 employment uses; and

• A new primary school;

• GP/Health Centre;

• Areas of formal sports pitches and open space;

• Infrastructure;

• Allotments; and

• Community Plaza.

ix. This is an outline application with all matters reserved for subsequent approval,

except for access. However, in order to enable a proper consideration of the issues

the application raises, the parameter plans are submitted to clearly define the

limitations to the extent of development proposed and to enable Erewash Borough

Council to exercise control over any planning permissions granted. The masterplan

submitted is an indicative illustration of how the parameter plans might be

interpreted, its purpose is to guide an understanding in this respect.



1.0 OBJECTIVES OF THE SITE MANAGEMENT PLAN

1.1 This Site Management Plan sets out a general framework for the future management

of the proposed development, comprising the creation of a new mixed used

neighbourhood, New Stanton. The objective of this plan is to ensure that adequate

consideration has been given to aspects of the future operation of the development

with a view to ensuring that the development is a safe and secure place for residents

and visitors.

1.2 The key operational aspects such as security, cleaning, waste management, energy

efficiency and general maintenance within any large scale development are

significant, and a development of this scale requires early consideration to be given

to all of these aspects.

1.3 The development will function and be managed as a high quality mixed use

development. The proposed architectural and landscape treatment of the

development are of a high standard and the overall approach to management will

ensure this quality living and working environment is maintained in to the future. This

extends to the physical aspects of the development which will be maintained by

dedicated maintenance of the environment.

1.4 The overall approach to the Management Strategy will be constantly updated and

amended during the life of the development, and this Strategy should be used as a

general statement of intent at this time.

1.5 The detail of the Management Strategy is anticipated to be controlled via way of a

suitably worded planning condition and any monies to secure its on-going and future

maintenance, delivered through a S106 Agreement.



2.0 FUNDING OF SITE MANAGEMENT AND ON SITE MANAGEMENT

2.1 The delivery of the management service on an estate wide basis will be via the

appointment of a professional managing agent. The intention is to provide a holistic

approach to the estate wide management set up that integrates the different

management aspects within the responsibility of a single managing agent.

2.2 The Managing Agent will report to a Managing Board. The structure of the Board will

include members selected from the landowner, principal developers, the new

resident community, employers on site, the Local Planning Authority, the police and

others as deemed appropriate. The initial structure, funding and application of the

New Stanton Management Company will be established and put in place prior to the

first occupation of any residential properties on site.

2.3 Because of the nature of the development, it is likely that the constituent parts will at

some point in the future be split into separate ownerships and be subject to

management by various agents appointed on behalf of the individual owners. This

should not create a problem in practical terms, provided adequate legal and

operational frameworks are in place at the outset. It is the intention of the Applicant to

obtain the appropriate professional advice to ensure this is the case. The legal

framework for the development will be key to ensuring that arrangements are in place

for the maintenance of a high quality integrated approach to management in the

event of the future changes in ownership within the development.

2.4 We have set out below out intentions in relation to key areas of operational

management.

Funding of Site Management

2.5 It is the intention to bring forward a service charge regime for the future operation of

the development. The use of such a funding mechanism is normal practice for a

development of this kind and it is intended that obligations on future occupiers to

contribute towards the cost of operating the service charge will be protected within an

appropriate legal framework.

2.6 The implementation of an overall site wide service charge strategy will result in

distinctive cost centres being established, including an estate wide charge that will

relate to external areas/public realm of the proposal, common plant and equipment

and any other common facilities that are provided for the benefit of all occupiers

within the development. It is expected that separate cost centres will apply to the

residential, parking, commercial employment and leisure/retail/community elements



of the development. The establishment of separate cost centres will ensure that

charges are appointed equally and fairly between the occupiers and flexibility can be

maintained.

2.7 At the onset of development the landowner/developer will create the structure for

future site management with the appointment of the Site Facilities Manager. The

landowner/site developer will fund that part until can become sell sustaining through

the revenue collated from the site wide service charge.

2.8 A Site of this size can benefit from considerable economies of scale and an

appropriate management regime will ensure cost effective and high quality service

delivery. The Applicant recognises the need to ensure that the estate wide services

are of a high standard, and appropriate to the disparate range of occupiers at this

location. It is the Applicant’s intention to ensure that measures are in place to achieve

an estate wide management service which delivers on these key principles and

which is affordable and equitable, particular for those occupying the affordable

housing element of the scheme.

2.9 The proposed service charge regime will allow for the distribution of adequate

resources during the lifetime of the scheme and also ensuring that the scheme is

operated and maintained at the highest standards, and self-funding into the future.

On Site Management

2.10 It is proposed that a central control room will be established to coordinate all aspects

of the management within the estate, inducing public realm. This office will also

provide an interface with common facilities within the residential, employment and

retail/leisure and community elements of the development, which are likely to be

subject to independent management control.

2.11 The intention is for the central control room to be staffed by a full time Site Facilities

Manager who will be responsible for all aspects of the day to day management of the

development, including coordination of on-site security, cleaning, health and safety,

and general maintenance.

2.12 This control room will be manned 24/7, with adequate ventilation and air-conditioning

facilities, secure entry door system to only allow authorised persons with access, in

compliance with the Data Protection Act (DTA). The control room will provide a work

base for security staff and also be capable of housing the various components of

security systems and provide a secure facility for monitoring and recording CCTV

images. It is intended that all security systems will be integrated and centralised to



the control room and that it will provide monitoring of alarms, CCTV and access

control systems. It will also house facilities for visitors and contractor log books, and

general administration. Staff located within the control room will be suitably qualified

in the operations of access control, CCTV and emergency alarm systems and

procedures.



3.0 SECURITY, CCTV AND LIGHTING

Security

3.1 The objective of the Site Management Plan is to provide and maintain an accessible,

attractive, safe and welcoming development for all residents, workers and visitors.

The proposed security features of the development will be implemented and

managed in such a way that they will have minimal intrusion and provide a

welcoming environment.

3.2 The Site Facilities Manager will be responsible for overseeing the day to day function

of the security within the estate wide common parts and it is anticipated that security

personnel will be employed by a licenced security company. Although the scheme

will incorporate appropriate design principles which will limit the necessity for the

employment of security personnel, security staff will be required with regards to the

common areas, to patrol the residential element and provide security within the

neighbourhood centre.

3.3 The security officers who are employed to cover the public and private areas will

complement and coordinate with the concierge staff employed within the commercial

employment, retail/leisure and residential elements of the development. The wider

estate security staff will undertake safety checks in and around the development and

also secure vulnerable areas.

3.4 The Site Facilities Manager will seek to develop a relationship with a local police

partnership, which will help to establish a close working relationship and contribute

towards overall security within the development. The proposed control room will be

equipped with a two-way radio system and also have the facility to establish a radio-

link with the local community police and/or liaison officer.

CCTV

3.5 A sophisticated CCTV system will be installed and this will form a key strand in the

overall security strategy. This system will provide for picture perfect images, day-or-

night. The system shall be equipped with a DM Hard-Drive that can be accessed

remotely. The digital hard-drive will be adequate enough to record in virtual real-time

and also allow playback whilst recording.

3.6 Where possible, cameras will be hidden amongst trees or camouflaged in such a

manner that they will not be intrusive but will cover the main areas of pedestrian

movement within the public realm of the development. The natural channelling of

pedestrians to and within the development, created by the building footprints, will be



exploited with strategically positioned CCTV cameras. In particular, the main access

points into the development will be capable of effective monitoring.

3.7 Detailed proposals for the CCTV installation have yet to but will be subject to review

by security experts.

Lighting

3.8 Lighting at the entrances of all public buildings, car parking areas, bicycles and

refuses storage points and delivery bays will be maintained at a level consistent with

the policy objectives to ensure that people, vehicles and passengers are visible to

CCTV cameras and also to provide a feeling of security.



4.0 CLEANING,WASTE DISPOSAL AND DELIVERIES

4.1 The maintenance and cleaning of the public ream will be undertaken by a contract

cleaning company and high standards of cleanliness will be maintained. The cleaning

contractor will report directly to the Site Facilities Manager.

4.2 The Site Facilities Manager will also be responsible for coordinating the removal of

waste and recycling material safely and effectively, whilst at the same time minimise

potential disruption while these operations are undertaken.

4.3 The access to all delivery points shall be operated by a controlled access basis and

consideration will be given to ‘delivery time’ allocation to ensure that congestion is

minimised.



5.0 PUBLIC REALM MAINTENANCE

5.1 The proposed landscaping of the public realm areas within the development will be of

high specification and also require a full maintenance strategy to ensure that these

spaces are kept to a high standard for use by residents and visitors. In order to

undertake such work, it is anticipated that a professional landscape maintenance

company will be appointed to maintain the landscaping area and that the

maintenance company will work within a maintained framework that has been

coordinated with the landscape architect.

5.2 The maintenance strategy would relate to both hard and soft landscaping within the

development, including roadside tree planting (except in the case of landscaping that

forms part of any local authority adoption), street maintenance, plazas, playgrounds,

canal side, sports facilities, bridges and wetlands etc. the range of tasks to be

implemented under this regime will include: regular and specific cleans, inspections,

repair and replacement and remediation works. This would all be delivered under the

direction of an overall planned preventative maintenance strategy.

5.3 A Management Company will coordinate with the design team to ensure that

adequate storage and preparation facilities are available on-site to allow for efficient

servicing of the maintenance function.



6.0 CONCLUSION

6.1 The completed development will be managed by a dedicated on Site Facilities

Manager, who will be employed by a professional management agent. The primary

responsibility of the Site Manager will be for the common estate elements of the

scheme but will also provide an interface and coordination point with the managers of

the individual residential/commercial elements of the development. This will ensure a

safe and secure environment that is maintained to the same standard for the lifetime

of the development. The following mechanisms to deliver the strategy are proposed:

• This Strategy is to be funded through the imposition of a site wide service

charge.

• Onsite security staff 24/7 with full CCTV coverage of the site including all

parts of public gardens.

• A professional landscape contractor will be employed to maintain the public

gardens and provide the seasonal rotation of plant species.

• On-going building management and maintenance to ensure the appearance

of the development is maintained.

• A full programme of cleaning of the public areas on a daily basis.

• Central management of the communal energy system and coordinated

management of the deliveries and servicing to ensure sustainable objectives

are delivered and local resident’s amenity is protected.

6.2 The Strategy is intended to be flexible so that it can adapt to and incorporate

changed circumstances going forward.

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