BELL’S HILL, BANGOR
PROPOSED RESIDENTIAL DEVELOPMENT CONSULTATION MAGAZINE JUNE 2020
WELCOME Welcome to this online community consultation. This online community consultation has been prepared to inform and seek feedback concerning a proposed residential housing scheme being proposed at Bell’s Farm, Gransha Rd, Bangor. The site is positioned adjacent to and south of South Circular Road, west of Gransha Road, east of Bloomfield Shopping Centre and north of Meadowlands Court, Bangor. We warmly invite you to take time to absorb the work the applicant and their professional design team and technical team have prepared to date to support the preparation of a forthcoming planning application. A vital part of the pre-application process is to engage meaningfully with the local community to share our vision for the identified site and to invite your feedback. The feedback received will then be reflected upon and responded to in refining the detailed design as part of a formal planning application to Ards and North Down Borough Council.
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BELL’S HILL, BANGOR
BELL’S HILL, BANGOR |
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Aerial view of the site
INTRODUCTION In light of the current COVID-19 lockdown and social distancing restrictions, temporary pre application community consultation regulations were introduced, removing the legislative requirement for a public event but encouraging and providing guidance for alternative consultation measures. Due to this Clyde Shanks Ltd are using online tools to assist you to review, consider and provide feedback on our development proposals. Your feedback on the proposals is very much welcomed as all matters raised will be taken into consideration and reflected upon in the formal application submission. We will prepare a report, known as the PreApplication Community Consultation report (PACC report), summarising all of the feedback and how the design team has responded to this.
Gransha Road
Bloomfield Shopping Centre
BP PFS
This PACC report will be submitted as part of the planning application package to Ards and North Down Council.
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BELL’S HILL, BANGOR
BELL’S HILL, BANGOR |
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SITE CONTEXT The site is located within the urban area of Bangor, some 1.6 km to the south east of the town centre. Bangor is one of two main towns within the Ards and North Down Borough Council area. The site occupies an area of approximately 7 hectors. The majority of the site is agricultural land with two associated dwellings and a number of modern farm outbuildings. The site boundaries are a mix of hedging/fencing, while the land gently undulates rising from north to south. A small stream enters the site on its southern boundary and generally runs northwards before entering an existing conduit in the centre of the site. The site is bound by the South Circular Road to the north, Gransha Road to the east, the BP petrol filling station and spar retail provision to
the south along with the residential areas of Meadowlands and Rossdowan. Bloomfield Shopping Centre is positioned to the west of the site. The proposal will seek planning approval to deliver a total of 184no. high quality dwellings, which amounts to a break-down of 34no. detached dwellings, 66no. semidetached dwellings, 48no. townhouses and 36no. apartments. As part of the housing scheme, car parking provision for the units is included along with private and public open space, an equipped children’s play area and a cycle linkage out onto the Gransha Road.
View from Gransha Road Roundabout
Furthermore, an enhancement to the natural environment will be delivered through the provision of a wildlife corridor, while boundary trees will be retained where practicably possible. Gransha Road PFS
View from South Circular Road 6
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BELL’S HILL, BANGOR
Bloomfield Shopping Centre BELL’S HILL, BANGOR |
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LOCAL DEVELOPMENT PLAN AND PLANNING POLICY CONTEXT LOCAL DEVELOPMENT PLAN
Planning Policy Statement 21
Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires that all planning applications have regard to the local development plan, so far as material to the application, and all other material considerations. Section 6(4) states that in making any determination where regard is to be had to the local development plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise.
Sustainable Development in the Countryside
June 2010
The adopted Belfast Metropolitan Area Plan 2015 (BMAP) has been quashed as a result of a judgement in the court of appeal delivered on 18 May 2017. Its status accordingly reverts to draft BMAP, which was originally published in 2004. The draft version of BMAP (dBMAP) remains a material consideration and should be given appropriate weight. The adopted plan is the Ards and North Down Area Plan, however, it dates back to between 1984-1995 and is therefore significantly beyond its expected end date. The draft BMAP identifies the application site as being within the settlement development limit of Bangor and also zoned for residential development. There are a number of Key Site Requirements (KSRs) identified within the Draft BMAP relating to this site that should be considered as part of any development proposal. These include: •
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Housing development shall be a minimum gross density of 25 dwellings per hectare and a maximum gross density of 35 dwellings per hectare;
a)
Planning and Environmental Policy Group
Revised Planning Policy Statement 15
‘Planning and Flood Risk’
Access shall be from Gransha Road with limited development, agreed with Roads Service; September 2014
BMAP (draft extract) 8
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BELL’S HILL, BANGOR
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A landscaped buffer 5-8 metres wide, of trees and hedges of native species, shall be provided on the western and southern boundaries of the site; and
•
The design layout shall include provision for cycle and pedestrian links to Gransha Road.
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RevA Introduction turning head and h/type change sites 87-89
JC
05-06
Ref|F4755-050-04-003 :: Scale 1:500 @ A0 :: Drawn|JC :: Date|May 2020 North
South Circular Road
L 153/154
PROPOSED DEVELOPMENT
K 145/146
13H3
J 135
13H4
J 136
J 137
K 147/148
K 149/150
L 155/156
L 157/158
K 151/152
J 138
12J3
The site has been analysed in terms of how best to create a quality residential environment. Consideration has been given to ensure that there is a positive frontage onto the Gransha Road and South Circular Road by having dwellings facing onto these vehicular routes.
12J2
0/161
12J1
12J0
M 159/16
13G 9
13G 2
3/164
14G 0
13G 1
I 141
12E4
J 119
M 162/16
H 144
I 142
6/167
M 165/16
H 143
13I0
J 118
9/170
M 168/16
12I9
I 1 17
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J 117
I 2 17
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E 115
Gran
17H8
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E 114
J 113
sha Roa
17H9
J 112
J 111
18H0
H1 18
A 106
d
F 107
F 108 I 109
A 78
Equipped Play Area 'LEAP'
H2 18 I 110
J 77
H 183
J 76 C 79
H 184
J 75
98I 97I
A 105
G 104
J 74
G 103
96G
A 104
I 101
Site Access
95G
I 100
G 73 E 80
G 72
D 99 E 5
D 94
J 71
C 7
I 8
C 81
J 70 J 69
I 9
J 68
G 3 E 89
G 13
D 90
D 91
C 82
G 14
F 67 F 66
G 88
H 11
F 15
L 51/52
G 87
E 10
F 16
J 62 D 85
A 86
J 17
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J 20
B 83
D 84
J 60
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J 53 L 49/50
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L 47/48
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A 23
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L 45/46 J 35
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BELL’S HILL, BANGOR
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F 2
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A cycle linkage is provided as part of the proposal that will create permeability from the South Circular Road, through the residential scheme (running alongside in part the centralised open space) and out onto Gransha Road.
G 4
E 92
E 93
D 6
Proposed Site Layout
A centralised open space will be created for the benefit of residents to make it accessible to all, while an area for children’s play equipment has also been included. Within the centralised open space the aim was to make a feature of the existing stream.
It is proposed to include a mix of units in order to cater for everyone from one person households to large families. Generous gardens along with communal areas for apartments have been considered and included within the proposal. Sufficient separation distances to existing dwellings has also been provided for in order to prevent any unacceptable overlooking into existing properties. With regards to ecological matters mitigation is proposed to address the important ecological features on the site, while boundary vegetation is to be retained where possible.
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*Semi-Detached Dwelling designed to appear as Detached
ILLUSTRATIVE STREETSCAPE
MATERIALS AND DESIGN
LIMINARY ST It is the intention for the materials to be high quality with the dwellings being finished in a mix of render and stone style for the elevations, while the roof covering would be a mix of tile and slate to provide interest.
The proposed layout will deliver 1 vehicular access and deliver cycle *Semi-Detached Dwelling linkages through the development outdesigned to appear as Detached onto the Gransha and South Circular roads.
With regards to the design of the dwellings this would be focused towards providing a rural feel to reflect the previous use of the site.
Please find below indicative street scene drawings and house types.
*Semi-Detached Dwelling designed to appear as Detached
ILLUSTRATIV
PRECEDENT IMAGERY
As can be seen, the proposed site plan will deliver a high-quality mix residential scheme that responds to the site features. The density will be respectful of the surrounding residential context and the KSR. It was also proposed evB :: NTS @ A2 :: Drawn|RS :: Date|May 2020 to retain where practical the natural boundary features and the delivery of a wildlife corridor.
AMILY
Indicative Street Scene
THE BELL FAMILY Ref|F4755-050-04-002SS~RevB :: NTS @ A2 :: Drawn|RS :: Date|May 2020
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Dwelling designed to appear as Detached BELL’S HILL,*Semi-Detached BANGOR
SUBJECT TO PLANNING PERMISSION AND ALL OTHER STATUTORY APPROVALS
Alan Patterson Design LLP
PRECED
Indicative House Types
THE BELL FAMILY Ref|F4755-050-04-002SS~RevB :: NTS @ A2 :: Drawn|RS :: Date|May 2020
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Street Scene 01 G 4
9
8
C 7 D 6
D 94
D 99
E 5
Site Access
I 100
I 101
95 G
A 104
01 A 105
FOR ILLUSTRATIVE PURPOSES ONLY.
96
Subject to Planning Permission and all other associated statutory approvals
G 103
G 104
H 184
H 183
Street Scene 01 G 4
F 108
F 107
D 99
Gra
H2 18
H1 18
nsha
Site Access
180H
G 4
J 111
J 112
167D9H
E 114
H 184
H 183
d
D 99
127
D 99
Gra
H 184
D 94
D 99
nsha
95 G J 113
Roa
G 103
120J
H1 18
J 96112
d
178H
I 109
02
H1 18
179H
127J
J 117
North 01
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02
126J
J 118
J 119
North
134H
12 J
J 135
North
121J
J 135
J 136
J 137
J 136
J 137
132G
122J
133H
134H
NorthJ
J 135
J 136
137
J 136
J 137
Legend @ 1:500
02
Legend @ 1:500
Indicative Street Scene
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02
Ref|F4755-050-04-004 :: Scale Not to scale :: Drawn|GB :: Date|June 2020
131G 132G
121J
J 135
Ref|F4755-050-04-004 :: Scale Not to scale :: Drawn|GB :: Date|June 2020
124E
120J
134H
Street Scene 02
130I
BELL’S HILL, BANGOR
120J
123J
177H
129I
Legend @ 1:500
133H
124E
121J
133H
125J
02
130I
122J
E 115
J 116
02
132G
120J
178H 128E
129I
123J
131G
01
122J
124E
180H
E 114
121J
123J
125J
J 119
132G
131G
134H
130I
J 119
J 111
J 112
J 113
01
129I
J 118
H2 18
Street Scene 02 133H
125J
F 108
F 107
128E
126J
J 117
A 106
14
127J
J 116
I 110
128E
J 118 177H
124E
120J
01 Street Scene 02
177H
126J J 117
E 115
129I
131G
J 116
179H
Street Scene 02
130I
J 119
178H
127J
122J
180H
123J
H 183
179H
E 115
E 114
H 184
J 112
J 113
125J J 118
180H
J 111
177H
128E
126J J 117
132G
121J
J 111
131G
E 114
d
Gra
G 104
H2 18
01
A 106
H1 18
Roa
F 107
A 105
I 110
I 109
F 108
J 116
H2 18
124E
183
D 6
178H
127J
130I
A 106
nsha
J 119H
E 5
F 108
F 107
179H
E 115
I 110
I 109
180H
J 111
J 112
J 113 E 114
129I
95 G
J 118
9
8
C 7
H 184
96
H1 18
d
125J
G 103
G 104
A 105
96
H 183
A 104
H2 18
A 106
Street Scene 02
G 103
126J
J 117
I 100
I 101
G 104
95 G
Roa
J 116
01
128E A 105
177H
nsha
D 94
01 J
178H
I 100
I 101 A 104
I 110
F 108
F 107
Gra
Site Access
9
8
C 7
E 115
E 5
A 104
96
I 109
Site Access
95 G
G 103
E 5
D 6
I 100
A 105
9
8
C 7
G 104
D 94
Roa
J 113
I 100
I 101 A 104
01
Street Scene 01
Street Scene 01
I 101
Subject to Planning Permission and all other associated statutory approvals
E 5
A 106
G 4
FOR ILLUSTRATIVE PURPOSES ONLY.
D 6
D 94
I 109
9
8
C 7
I 110
02
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ENVIRONMENTAL MATTERS SUSTAINABLE LOCATION The site benefits from an Ulsterbus service that runs in both directions along the Gransha Road with easy access to Bangor town centre using this service. The surrounding area benefits from excellent pedestrian and cycle infrastructure with a fully integrated network of footways and cycle lanes with dropped kerbs on both sides of the road.
ACCESSIBLE SITE
LANDSCAPING
The proposal is positioned in an ideal location, which is in close proximity to Bangor’s transport infrastructure and networks in the form of the South Circular Road. Furthermore, the site is easily accessible to jobs, shops and services including other local amenities such as playing fields and churches.
Trees within the site will be retained as far as practicably possible and integrated within the layout with supplementary planting where necessary to ensure a soft and pleasing environment.
The appointed Roads Consultant RPS have designed the access location in accordance with the KSR and appropriate using design guidance. In addition, an assessment of the additional traffic generated by the development is being assessed.
A detailed landscaping plan and report will be prepared by a landscape architect. This will integrate existing trees on the site with a new planting scheme for the entire proposal.
FLOOD AND DRAINAGE ASSESSMENT An initial assessment has been undertaken regarding drainage for the proposed development and this site has also been reviewed in relation to flood protection standards. The assessment has confirmed that the site is not affected by any fluvial or coastal floodplain and that matters concerning reservoir flooding does not apply in this instance. With regards to surface water a Schedule 6 for consent to discharge to the watercourse, has been acquired and remains valid until September 2020. Further detail on drainage matters will accompany the planning application.
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NOISE AND AIR QUALITY
An initial assessment has been undertaken regarding noise and air quality for the proposed development in terms of its effects on the future occupiers of the dwellings. Once the assessments are completed, they will accompany the planning application submission.
ARCHAEOLOGY
A series of archaeological monitoring programmes of the site under licence has been undertaken over a sustained period of time by an appointed archaeologist. A total of 41no. test trenches were agreed and mechanically excavated under the strict supervision of Historic Environment Division (HED). The monitoring of the site has been carried out in order to establish whether there are any significant archaeological remains within the site that would be a constraint to the development. A preliminary report has been completed and this has concluded that out 40 out of the 41 test trenches contains no significant archaeological features. The remaining trench requires further archaeological mitigation and will be completed under the supervision of HED.
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BELL’S HILL, BANGOR
ECOLOGY
A full suite of ecological surveys was commissioned and completed at the site in preparation for the submission of a planning application. This includes survey work to ensure that there would not be any adverse impact on protected species as a result of the development.
ROADS
The entire site will be solely accessed from Gransha Road with any necessary highway improvements that are required. As part of the planning application package A Transport Assessment Form (TAF) and Transportation Assessment (TA) will be completed. The TAF will inform DFI Roads of the increase in traffic, while the TA will include traffic and queue surveys of the surrounding highway network. It forms a comprehensive review of all the potential transport impacts of the proposed development with a strategy plan in terms of how to mitigate any adverse consequences.
GROUND CONDITIONS
A full contaminated lands assessment will be completed and submitted as part of the planning application package to identify any potential sources of contamination. Any proposed remedial work that is necessary would be clearly set out along with suggested methods on how to best deal with any contaminants found and would be controlled by way of planning conditions.
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WHAT HAPPENS NEXT? We thank-you for taking time to review the content of this consultation and would be delighted if you would take the time to share your thoughts on what you have seen and the prospect of the proposed development proceeding through planning. Following the end of the consultation period (10th July 2020), your feedback will be taken into consideration in finalising the proposed development. A formal planning application will be submitted to Ards and North Down Borough Council. Once submitted, the opportunity for further public engagement in the decision making process will take place in the normal manner through the submission of representations to the Council following the application’s advertisement and neighbour notification procedures.
How to feedback and find out more
View from South Circular Road
On our website you can leave feedback, raise questions or leave your contact details should you require further assistance.
Phone us
If you wish to discuss the proposal you can also do so by telephone: 02890 434393 or 075 8765 8531
Write to us
If you wish to make comments or raise questions on the proposal you can also do so in writing by sending a letter to: Clyde Shanks Ltd 2nd Floor, 7 Exchange Place, Belfast BT1 2NA or Email: gavynsmyth@clydeshanks.com
Request Printed Format
If you would like to receive a printed copy of this magazine, we can post this out to you on request, including a feedback form for completion
Deadline
Please note all comments should be with Clyde Shanks ltd. no later than 10th July 2020.
View from Gransha Road
BELL’S HILL, BANGOR |
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2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com