Design and Access Statement For an outline planning application at
Oughtibridge Mill | Oughtibridge Issue 4| 18th March 2016
STEN | Issue 4| 2016| 18.04.2016 | Oughtibridge DAS Issue 1526 4 |18th March Prepared by STEN Architecture
Contents
1.0 | Introduction 2.0 | Site Location
The Team
Client – CEG
Architect – STEN Architecture
3.0 | Planning Policy Context 4.0 | Area and Site Analysis
Planning Consultant – NLP Planning Landscape Architect - Influence Drainage / Flooding - Weetwood
5.0 | Opportunities & Constraints
6.0 | Community Consultation
Ground Works / Levels - Sirius Transport—Bryan G Hall Communications & Public Affairs—Beattie Communications
7.0 | Design Parameters & Principles
Heritage and Archaeology—Northern Archaeological Associates Ecology—Baker Associates
8.0 | Landscape 9.0 | Sustainability
Arboriculture—JCA Noise—Cole Jarman Air Quality—Aecom
10.0 | BFL 12 Assessment
Ground Conditions—Sirius Legal Advisor—Walton & Co.
11.0 | Summary
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1.0 | Introduction
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1.0 | Introduction
This Design and Access Statement has been prepared by STEN Architecture with input by NLP, Influence, Bryan G Hall and Weetwood on behalf of CEG in support of an outline application for planning permission for residential development on land to the North of Langsett Road North at Oughtibridge Mill, Oughtibridge.
The document has the following functions and purpose:
Identify the existing context of the site
This statement has been prepared under the requirements of the Town & Country (General Development Procedures) (Amendment) (England) Order 2006. The structure and content has been informed by:
To provide a description of the key issues, constraints and opportunities afforded by the site, and the evaluation that has informed and led to the proposed form of development;
Identify the key development principles and framework which has informed the design of the scheme; and
To provide appropriate information on the development in terms of layout, scale, amount, landscaping, appearance and access.
The Town & Country Planning (General Development Procedure) (Amendment) (England) Order 2010
DCLG ‘Guidance on Information Requirements and Validation (March 2010)
‘Design & Access Statements – How to write, read and use them’ (CABE 2006); and
The ethos of the design is to:
Secretary of State Appeal decisions on the role of a Design & Access Statement
The statement seeks to explain the design principles for the development, based upon an understanding of what is appropriate for the site, determined through an analysis of the surrounding context. These principles are based upon good practice as set out in national planning and urban design guidance.
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Create a sustainable development that supports the existing community and respects the positive features of the site
Create a legible and attractive place with a sense of identity
Create a high quality environment
Provide a well planned layout designed streets and spaces.
and the creation of pleasant and well
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2.0 | Site Location
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2.0 | Site Location
The site is located on the northern outskirts of Sheffield, at a gateway to the Peak District close to the rural village of Oughtibridge. Oughtibridge stands 5 miles north from the city centre in the valley of the River Don. It is connected to the M1 through junctions 35 and 35a which are approximately 8 miles east from the site. The site straddles the boundaries of both Sheffield and Barnsley Metropolitan District Councils, being partly located in both areas.
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3.0 | Design Policy Context
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3.0 | Design Policy Context The application is supported by a Planning Statement, which provides a comprehensive assessment of the proposed development against relevant planning policy. This section reviews key national and local design policy and guidance.
areas. All of which will provide the underlying principles on which the development for this site is designed. There is general consensus over the principles of good design, although different terminology is sometimes applied. The core factors contributing to good urban design which underpin all of the above best practice include the following principles:
National policy (NPPF)
The National Planning Policy Framework aims to make the planning system less complex and more accessible, to protect the environment and to promote sustainable growth. The underpinning thread of the NPPF is sustainable development and paragraph 56 states: “Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.” With regard to design NPPF states in paragraph 58 that developments should: function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit; optimise the potential of the site to accommodate development; create and sustain an appropriate mix of uses and support local facilities and transport networks; respond to local character and history; and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually attractive as a result of good architecture and appropriate landscaping.
Character – somewhere with a sense of place and local distinction Legibility – a place which is easy to understand and navigate Permeability – achieving a form of layout, which makes for efficient pedestrian and vehicular movement An articulated townscape – creating an interesting location, responsive townscape utilising building height, scale and massing, all of which should be human in scale Human scale – the arrangement of building forms, which are easy for the human eye to read and provide a sense of scale and perspective Security, natural surveillance – creating places which are properly overlooked and make effective passive and active policing Detailing, richness and interest – promoting ornamentation, rhythm, consistent vernacular, richness and intrigue to the built environment Quality within the public realm – promoting routes and spaces which are attractive, safe and uncluttered
National design guidance There are numerous best practice documents relating to design including ‘By Design’ (DETR and CABE), The Urban Design Compendium (English Partnerships and Housing Corporation), and ‘Better Places to Live By Design’ which all outline the importance of good urban design and provide advice for the design of residential
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3.0 | Design Policy Context Continuity and enclosure – promoting the continuity of the street frontage and the definition of public and private space Adaptability, robustness and sustainability – the layout of the site and individual buildings should all contribute towards the minimisation of resources from the design stage CABE - By Design
National Planning Policy Guidance (PPG) The centrality of good design as an integral part of achieving sustainable development is reinforced from the NPPF. An emphasis is placed on good design, making “the best possible use” of resources, including land, community, economic, infrastructure and other resources over the long as well as short term. It suggests good design should: Ensure that development can deliver a wide range of planning objectives; Enhance the quality of buildings and spaces, by considering form and function, efficiency and effectiveness;
specialists and it is important to seek the views of local communities, emphasising the importance of the consultation process. It is recognised that although design is only part of the planning process it can affect a range of economic, social and environmental objectives. Planning policy and decisions, of which design is a part, are identified as needing to support these objectives and should therefore consider matters relating to: local character (including landscape setting); safe, connected and efficient streets; a network of green spaces (including parks) and public places; crime prevention; security measures; access and inclusion; efficient use of natural resources; and cohesive and vibrant neighbourhoods. The outcomes of good design are to be benchmarked against 7 criteria or “qualities” typical of valued places, including: functionality; supporting mixed uses and tenures; successful public spaces; adaptability and resilience; distinctiveness; attractiveness; and ease of movement. Notwithstanding that By Design: Urban Design in the Planning System (2000) and Better Places to Live By Design (2001) have been cancelled with the publication of the PPG, the central urban design principles that underpin good design and need to be considered are reiterated, including: Layout, Form, Scale, Detailing and Materials. Which planning processes and tools can we use to help achieve good design?
Address the need for different uses sympathetically. The NPPF’s expectation that design will have a prominent role in plan making is reiterated by a reaffirmation that the plan making body will need to “evaluate and understand the defining characteristics of the area as part of its evidence base” as a means of informing appropriate design opportunities and policies. Once again, good design is identified as indivisible from good planning, and should be at the heart of the plan making process. A clear attempt is being made to demystify ‘good design’ by establishing sound, clear and easy to follow design policies and processes. This provides the foundation for assessment by use of expert advice from appropriately skilled in house staff or consultants. However, it is clearly stated that design should not be the preserve of
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The promotion of good design is identified as being relevant to all stages of the planning process, from the development plan stage through to planning applications. For the latter stage a series of ‘established ways’ are identified in which good design can be achieved: Pre-application Discussions; Design and Access Statements; Design Review; Design Codes; Decisions on Applications; 9
3.0 | Design Policy Context The Use and Implementation of Planning Conditions and Agreements.
Local design policies and guidance Sheffield design policy and guidance
The guidance recognises that the qualities of well designed places are similar across most developments but articulates what this can mean for housing design, town centre design, and street design and transport corridors.
Until the new Sheffield Plan is adopted, Development Management decisions will utilise:
Core Strategy (adopted March 2009);
Housing Design
Unitary Development Plan (adopted March 1998); and;
Pre-Submission Draft City Policies and Sites and Proposals Map (April 2013)- to be given limited weight as this document is no longer been progressed.
Themes consistent with the NPPF are in evidence with functional, attractive, sustainable and adaptable criteria being singled out as underpinning well designed housing. Affordable housing provision is also highlighted as needing to be tenure blind and not ‘banished to the least attractive part of the site’ in well designed places. In recognition that comparatively small items can have a significant influence on the success of places, bin and bike storage, access to meter boxes, spaces for drying clothes and space for deliveries are identified as requiring particular consideration with a duty placed on local authorities to ensure that each dwelling is carefully planned. The Manual for Streets influence is evident in the principles identified for successful streets, with an integrated approach ‘where buildings and spaces and the needs of people, not just of their vehicles, shape the area’. The rigid application of highway engineering standards are condemned as delivering a ‘sense of sprawl and formlessness and development which contradicts some of the key principles of urban design’. Imaginative and context specific design is advocated with a requirement for each street to be considered as ‘unique’, responsive to its character and location. The quality of streets, the integration of public transport, the removal of street clutter, the legibility of the place are all also highlighted as strong contributory factors in supporting social, economic and environmental goals by encouraging people to walk and use streets.
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saved
policies
and
Proposals
Map
Sheffield Core Strategy (adopted March 2009) The Core Strategy is the first of the planning documents of the Sheffield Development Framework. Its purpose is to answer the question "At a strategic level, what is going to happen where and how is it going to happen?" It sets out the overall vision, objectives and spatial strategy and policies for Sheffield over the period to 2026. The site falls within the Rural Settlements area of the Core Strategy. Policy CS23 ‘locations for new housing’ suggests in the larger villages of Oughtibridge, Worrall and Wharncliffe Side housing development will be limited to suitable, sustainable sites within the existing built-up areas. Policy CS24 ‘Maximising the Use of Previously Developed Land for New Housing’ suggests priority will be given to the development of previously developed sites in sustainably located larger sites within or adjoining the urban areas and larger villages. Policy CS 26 ‘Efficient Use of Housing Land and Accessibility’ suggest that housing development will be required to make efficient use of land but the density of new developments should be in keeping with the character of the area and support the development of sustainable, balanced communities e, in rural areas 30 to 40 dwellings per hectare. Densities outside these ranges will be allowed where they achieve good design, reflect the character of an area or protect a sensitive area.
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3.0 | Design Policy Context Policy CS40 ‘Affordable Housing’ outlines the Council’s approach to affordable housing provision. The application site is located in an area which has a requirement for 10% affordable housing. Policy CS45 ‘Quality and Accessibility of Open Space’ recognises the constraints on creating new open space, both physical and budgetary, and the potential for improvement wherever open spaces already exist. CS54 Pedestrian Routes encourages trips made on foot by creating an attractive environment for pedestrians. It also encourages walking routes to be developed along the corridors of the Strategic Green Network. Policy CS64 ‘Climate Change, Resources and Sustainable Design of Developments’ suggests new development provides an opportunity for reducing energy consumption and enabling more efficient use of energy, through sustainable construction techniques including; achieving energy efficiency, making best use of solar energy, passive heating and cooling, natural light and ventilation; producing renewable energy, minimising water consumption, minimising waste and encouraging recycling and where possible to re-use buildings and design adaptable / flexible buildings. It suggests use of the now redundant Code for Sustainable Homes for new housing and BREEAM for commercial development. Policy CS65 ‘Renewable Energy and Carbon Reduction’ states that new major developments should provide a minimum of 10% of their predicted energy needs from decentralised and renewable or low carbon energy; and generate further renewable or low carbon energy or incorporate design measures sufficient to reduce the development’s overall predicted carbon dioxide emissions by 20% (including the renewable energy requirement). CS67 ‘Flood Risk Management’ sets out the approach for managing flood risk. It suggests that In Sheffield, the high probability zones in the Don Valley lie within key regeneration areas and suitable alternative broad locations are not available in the city which means relying more on mitigation measures and applying the exception test more than might be appropriate in a less constrained area. The policy sets out a range of potential mitigation measures and suggests that where an overriding case remains for developing in a zone with high probability of flooding, development will be permitted only when certain criteria are met which manage the risk effectively. Issue 4 |18th March 2016| Prepared by STEN Architecture
CS73 ‘The Strategic Green Network’ states that Sheffield’s main river corridors are one of its most distinctive and valued features, defining the main areas of the city and associated with its historic development. They form part of a more extensive network of locally accessible open space that provides the means for wildlife and people to move through the built-up areas and to connect with the surrounding countryside. The policy seeks to protect and enhance the network that follows the rivers and complement this with a network of more local green links. The Network will be secured by preserving open space through development control, enhancing existing open space, creating new open space as part of new development and through developer contributions. The draft Public Rights of Way Improvement Plan proposes to enhance the provision of good quality paths and network links to and along the river corridors. It also proposes to integrate parks, woodlands site facilities, canal/riverside, and open country access into the overall path network. Policy CS74 ‘Design Principles’ focuses on what is distinctive to Sheffield and its vision. It states that high-quality development will be expected, which would respect, take advantage of and enhance the distinctive features of the city, its districts and neighbourhoods, including: the topography, landforms, river corridors, Green Network, important habitats, waterways, woodlands, other natural features and open spaces; views and vistas to landmarks and skylines into and out of the City Centre and across the city to the surrounding countryside; the townscape and landscape character of the city’s districts, neighbourhoods and quarters, with their associated scale, layout and built form, building styles and materials;
the distinctive heritage of the city. The second part of the policy identifies three strands of design of particular importance for the Strategy’s overall vision, dealing with economic, physical and social implications. It states that new development will be expected to: contribute to place-making, be of a high quality, that contributes to a healthy, safe and sustainable environment, that promotes the city’s transformation; help to transform the character of physical environments that have become run down and are lacking in distinctiveness; 11
3.0 | Design Policy Context enable all people to gain access safely and conveniently, providing, in particular, for the needs of families and children, and of disabled people and older people; contribute towards creating attractive, sustainable and successful neighbourhoods.
Sheffield Unitary development Plan (adopted March 1998)
The Unitary Development Plan (UDP) was adopted as the statutory development plan for Sheffield in March 1998. Whilst a number of it’s policies have been superseded by the Core Strategy, there are a number of remaining relevant ‘saved’ policies. Policy BE5 ‘Building Design and Siting’ aims to encourage good design and use of quality materials. In terms of physical design it promotes; original and coordinated architecture which complements the existing surroundings; human scale buildings and massing; special architectural treatment to corner properties; and layouts which encourage energy efficiency. In terms of user requirements the policy promotes inclusive design and safety and security. Policy BE6 ‘Landscape Design’ aims to promote good quality landscape design that integrates existing features and provides an interesting and attractive environment. It states applications should include a landscape scheme which sets out existing features to be retained as well as new proposals. And that schemes promote wildlife and nature, using native species where appropriate. Policy BE9 ‘Design for vehicles’ promotes a safe, efficient and environmentally acceptable site layout for all vehicles (including cycles) and pedestrians. This includes; clear access arrangements, adequate space for parking and manoeuvring and access for emergency vehicles. BE10 ‘Design of streets, pedestrian routes, cycleways and public spaces’ sets out a number of design principles including; making these areas safe and convenient to use, creating attractive spaces, coordinating landscape design and street furniture, minimise modal conflicts, and be designed to an adoptable standard where required. BE15 suggests Buildings and areas of special architectural or historic interest which are an important part of Sheffield's heritage will be preserved or enhanced, and Issue 4 |18th March 2016| Prepared by STEN Architecture
development which would harm the character or appearance of Listed Buildings, Conservation Areas or Areas of Special Character will not be permitted. The accompanying map highlights the centre of Oughtibridge as an Area of Special Character. GE10 ‘Green Network’ promotes a network of green corridors and links and suggests these will be protected from development which would detract from their mainly green and open character or which would cause serious ecological damage, and be enhanced by encouraging development which increases their value for wildlife and recreation. The policy map highlights the Don as a green corridor. Policy GE11 ‘Nature Conservation and Development’ states that the design, siting and landscaping of development should respect and promote nature conservation and include measures to reduce any potentially harmful effects of development on natural features of value. GE12 ‘Sites of Special Scientific Interest and Local Nature Reserves’ says that any development which would damage Sites of Special Scientific Interest or Local Nature Reserves will not be permitted. A similar principle is applied under policy GE13 ‘Areas of Natural History Interest and Local Nature Sites’ which suggests where damage is caused to a site through new development this must be adequately compensated for. The site falls within the South Yorkshire Forest area where policy GE14 ‘South Yorkshire Forest’ seeks to promote expansion of forest areas. GE15 ‘Trees and Woodland’ seeks to ensure new developments retain and protect existing trees and woodlands and provide new plantings, particularly in the SY forest area. GE17 ‘Rivers and Streams’ suggests that as part of the development of the Green Network, all rivers and streams will be protected and enhanced for the benefit of wildlife and, where appropriate, for public access and recreation. It expects the setting back of new development to an appropriate distance from the banks of major rivers and streams to allow for landscaping and encourages the creation of a continuous public footpath along one bank, except where this would conflict with important nature conservation interests or public safety. GE26 ‘Water Quality of Waterways’ states that development will be permitted only where is would not cause damage to the waterway environment and people's appreciation of it by reducing the water quality of rivers, streams or the Canal. Policy H15 ‘Design of New Housing Developments’ sets out a number of key design principles which new housing will be expected to meet, these include;
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3.0 | Design Policy Context provide easy access to homes and circulation around the site for people with disabilities or with prams;
Inclusive Design in Public Buildings and Places of Work D1
provide adequate private gardens or communal open space to ensure that basic standards of daylight, privacy, security and outlook are met for all residents;
Parking E2
provide uniform walls or fences around rear gardens next to roads, footpaths or other open areas; and
Safeguarding and Enhancing Biodiversity and Features of Geological Importance G1
provide pedestrian access to adjacent countryside where it would link with existing public open space or a footpath. H16 ‘Open Space in New Housing Developments’ requires that for new housing developments, developers will be expected to ensure that there would be sufficient open space to meet the local needs of people living there, including well designed informal open space, play facilities and outdoor sport where appropriate. It states that for sites over 1 hectare in size, a proportion of the site should be laid out as open space, except where provision of recreation space in the catchment area of the site would continue to exceed the minimum guideline after the development had taken place and the developer makes an appropriate contribution, if needed, to the improvement of existing recreation space in the catchment area of the site.
Open Space in Large New Housing Developments D2 Design for Roads and Movement E3
The Green Network G2 Trees, Woodland and the South Yorkshire Forest G3 Water in the Landscape G4 Development and Area Character G5 Countryside Character G6 Landscape Character G6B Design Quality G10
The Climate Change and Design SPD and Practice Guide was adopted in March 2011 and expands on policies in the Core Strategy. This document was previously called Designing for Environmental Sustainability and it includes several guidelines and a Practice Guide with advice on how to satisfy the Core Strategy environmental sustainability policies.
Sheffield Pre-Submission Draft City Policies and Sites (April 2013) This draft document contains a number of policies which the design team have reviewed and considered as part of the development appraisals. However, as the plan was never adopted and is no longer been progressed, these will be given less weight in development management decisions. They are therefore not covered in any detail in this section. They include the following policies: Access to Local Services and Community Facilities in New Residential Developments C1 Residential Design C2
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Barnsley design policy and guidance Barnsley Core Strategy (adopted September 2011) Policy CSP2 ‘Sustainable Construction’ states that development will be expected to demonstrate how it minimises resource and energy consumption, compared to the minimum target under current Building Regulations legislation, and how it is located and designed to withstand the longer term impacts of climate change. It requires all new dwellings to achieve at least a level 3 rating under the Code for Sustainable Homes or
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3.0 | Design Policy Context equivalent. However these requirements have now been removed by central Government as part of the Housing Standards review.
Policy CSP3 ‘Sustainable Drainage Systems’ requires all new developments to incorporate SUD’s, giving consideration as to how this can be incorporated into the overall design and layout.
The policy states that development should contribute to place-making, transform rundown areas and those lacking in distinctiveness, and help create attractive, healthy, safe and sustainable environments for all members of the community.
Policy CSP5 ‘Renewable energy in developments’ requires developments of 10 or more dwellings to incorporate decentralised, renewable or low carbon energy sources and other appropriate design measures sufficient to reduce the development's carbon dioxide emissions.
Policy CSP33 ‘Green Infrastructure’ seeks to protect, maintain, enhance and create an integrated network of connected and multi functional Green Infrastructure assets that:
Policy CSP14 ‘Housing mix and efficient use of land’ expects new developments to include a broad range of house size, type and tenure to help create balanced communities, with reference to local needs assessments. Density targets are given in the policy which includes a minimum density of 40 dwellings per hectare rising to 45 per hectare where there is good public transport provision. Policy CSP25 ‘new development and sustainable travel’ sets out a number of transport related design objectives. It expects new development to be located and designed to reduce the need to travel, be accessible to public transport and meet the needs of pedestrians and cyclists, provide at least the minimum levels of parking for cycles, motorbikes, scooters, mopeds and disabled people, and should not provide more than the maximum number of car parking spaces set out in a Supplementary Planning Document.
heritage, townscape and landscape character including the scale, layout, building styles and materials of the built form.
provides attractive environments where people want to live, work, learn, play, visit and invest
meets the environmental, social and economic needs of communities across the borough and the wider City Regions
enhances the quality of life for present and future residents and visitors
helps to meet the challenge of climate change
enhances biodiversity and landscape character
improves opportunities for recreation and tourism
respects local distinctiveness and historical and cultural heritage
maximises potential economic and social benefits
Policy CSP29 ‘Design’ sets out a number of design principles and objectives and suggests major residential developments should achieve a ‘good’ rating using Building for Life. It suggests new development should be high quality and respect / enhance key distinctive features of Barnsley including:
At a strategic level Barnsley's Green Infrastructure network includes the following corridors:
River Dearne Valley Corridor
topography, Green Infrastructure assets, important habitats, woodlands and other natural features,
River Dove Valley Corridor
River Don Valley Corridor
views and vistas to key buildings, landmarks, skylines and gateways,
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3.0 | Design Policy Context
Dearne Valley Green Heart Corridor
Historic Landscape Corridor
maintain a clear distinction between urban areas and the countryside and to ensure that development is not obtrusive in the skyline. Relevant Supplementary Planning Documents (SPD) and Design Guidance
The network of Green Infrastructure will be secured by protecting open space, creating new open spaces as part of new development, and by using developer contributions to create and improve Green Infrastructure. Policy CSP34 ‘Protection of Greenbelt’ seeks to protect the countryside and open land around built up areas. The extent of the Green Belt will be safeguarded and remain unchanged. Safeguarded land includes areas and sites which may be needed to serve long term development needs beyond the lifetime of the current plan. The aim of protecting this land is to make sure that the Green Belt boundaries will remain in the long term avoiding the need to review them at the end of the plan period. Policy CSP35 ‘Green space’ seeks to protect areas of existing green space and sets out a number of criteria as to when it may be appropriate to develop green space. This includes where there is an over-provision of a certain type of green space and where replacement open space of equivalent community value can be provided to off-set any loss. Policy CSP36 ‘Biodiversity and Geodiversity’ expects new developments to conserve and enhance biodiversity and geodiversity by maximising opportunities in and around new developments. Policy CSP37 ‘Landscape Character’ seeks to retain and enhance the character and distinctiveness of the individual Landscape Character Area in which it is located (as set out in the Landscape Character Assessment of Barnsley Borough 2002). All new development should be in keeping with the surrounding landscape and reflect the character, materials and details of the local area. They pay particular attention to development in prominent positions, for example, by waterside locations, within Conservation Areas and on the edge of towns and villages where it is important to
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Designing New Housing Development (Adopted March 2012) sets out key design principles and standards for new residential development and represents a condensed version of the South Yorkshire Residential Design Guide (see below). The SPD supports policy CSP29 in relation to residential developments and seeks to create a good level of residential amenity for new and existing homes. It includes separation distances and minimum garden sizes as well as design principles relating to street layout, parking, boundary treatments and landscaping. It suggests the design of all new development must be based on an appraisal of the townscape of the site and surrounding area and its relation to topography and be designed as a considered response to these issues, with the analysis set out in the DAS.
South Yorkshire Residential Design Guide (2011) sets out more detailed design guidance in support of the SPD and technical requirements in relation to highways and street designs. It sets out overall design principles for new housing developments with an emphasis on appreciating the existing context of the site and facilitating integration between new development and existing neighbourhoods. It incorporates the principles of Building for Life. Detailed technical guidance is provided in the appendices in relation to highway design, parking approaches and street typologies which are considered to be acceptable. The highways guidance represents a local interpretation of the Manual for Streets approach. Open Space Provision on New Housing Development (adopted March 2012) offers guidance to those submitting a planning application for residential development on what will be expected in terms of open space provision. The SPD sets out the types of open space that may be required with each site considered on its own merits taking account of local considerations and existing provision. The SPD refers to the South Yorkshire Guide in terms of open space design and sets out a number of key design principles which include making sure open space areas are accessible, well defined, overlooked and incorporate existing landscape features where possible. It states buffer zones should be provided from play 15
3.0 | Design Policy Context areas to residential properties- at least 20m from the nearest curtilage. A contributions schedule is included at appendix 2 for off-site open space provision. Parking SPD (adopted March 2012) sets out vehicle and cycle parking standards for different types of development. It also includes design principles for residential parking with reference to the SY design guide. The following standards are set out for housing: 
1 space for 1 or 2 bed properties,

2 spaces for properties with 3 or more bedrooms.
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4.0 | Area and Site Analysis
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4.0 | Area analysis: wider context and community facilities The Oughtibridge Mill Estate is centred on a former paper mill dating back to Victorian times. It currently comprises a series of industrial buildings and offices, industrial land, grazing land, sports fields and woodland. The Oughtibridge Mill plant is no longer economically viable and all paper production and processing activities have ceased. The river runs through the application site which accommodates the Mill and related industrial buildings. The site is well located to adjacent residential areas of Oughtibridge to the south and Wharncliffe Side to the north. It has access to most local services and amenities within a 10-15 minute walk, or short bus ride along the A6102. Oughtibridge functions as a commuter village with many of the residents working in nearby Sheffield and much of the local industry having given way to private housing development. There are approximately 1,355 housing units in Oughtibridge, 79% of which are owner occupied, with a population of around 3,500 people. Wharncliffe Side village has a population of 1355 and also functions as a commuter village for Sheffield and Stocksbridge. Local shops and services on Langsett Road in the centre of Oughtibridge
The A6102 road, one of the main transport exits from the northwest of Sheffield towards Stocksbridge and eventually Manchester, goes through Oughtibridge splitting into a one way system in its passage through the village. It continues northward past the site on its western edge to link with Wharncliffe Side to the north. There are good public transport links to Sheffield by bus including a link to the Sheffield Supertram network at Middlewood. The site is served by local bus services (Routes 57 and 58) along the A6102. There are a number of shops and services located in both village centres, with Oughtibridge being the nearest main local centre to the site. This includes, convenience stores, post offices and other local shops and services. There are four public houses within Oughtibridge (The Pheasant, The Cock Inn, The Travellers, and The Hare and Hounds) and two in Wharncliffe Side (Wharncliffe Arms adjacent the northern end of the site and Blue Ball Inn). Oughtibridge primary school is situated on Naylor Road; Wharncliffe Side primary is located on Brightholmlee Lane, secondary school pupils have to travel to Bradfield School in the nearby village of Worrall.
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Coronation Park located off Station Road in the centre of Oughtibridge
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4.0 | Area analysis: wider context and community facilities The Parish Church of the Ascension on Church Street in Oughtibridge is the main parish church. Coronation Park is situated in the centre of the village by the river and includes a children's playground and tennis courts. A sports and recreation ground in the ownership of the estate is located to the north of the park. Just across the road from the park is the hall of the Oughtibridge Brass Band. The War Memorial sports ground is situated next to the River Don slightly downstream, providing facilities for Oughtibridge village football and cricket teams. Glen Howe Park is situated at the southern end of Wharncliffe Side village. The site is enclosed on its southern and western edges by a steeply wooded escarpment called Ushers Wood. Located in the centre of the wood opposite the main site access there are five residential properties with residents of the properties having a right of way over this land. There are also five small storage sheds along the access road. To the north and east of the site is Wharncliffe Wood, a large dense woodland plantation covering the valley side. The site is cut off from these networks, however, by the railway line which serves the Stocksbridge steel works to the north and cuts through the wooded hillside. Similarly, overhead electricity pylons cut through the wooded valley side following the contours of the hill.
Aerial view of sports and recreation ground north of Coronation Park
There are some long distance views from elevated hilltop positions surrounding the valley. However, the site is relatively well hidden due to the low-lying position on the valley floor, the narrow width and curvature of the valley at this point, and the steep sided hills and mature woodland surrounding it. Further information is also contained within the submitted LVIA prepared by Influence.
Aerial view showing Wharncliffe Wood to east of site with railway and pylons cutting through
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4.0 | Area analysis: wider context
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4.0 | Area analysis: local facilities 15 minute walk
A
Oughtibridge
10 minute walk
Inset B Site
Key community facilities Primary school Park / Recreation Ground Shops / services / Post Offices Inset A
Place of worship Public house Doctors surgery Community centre
B
Wharncliffe Side
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4.0 | Area analysis: landscape setting and topography Part of the site is located within the Green Belt at the gateway to the Peak District, set at the bottom of the upper Don Valley straddling the river, it is enclosed by the steep sided wooded valley sides to the east and west which means it is relatively hidden within the wider landscape. It is in a valley with a narrow valley floor which is aligned north, north-west to south-southeast. The Sheffield Preliminary Landscape Character Assessment (2011) seeks to identify the main character areas and types within the Sheffield Green Belt and other countryside areas. The site most closely relates to the VA2 area typology– wooded upland river valleys. There are two areas of this typology found to the north of Sheffield joining together with the Barnsley Metropolitan Borough Council landscape character area described as Wooded Don River Valley, and characterised by native woodland and some coniferous plantation on the steep valley sides. The valley bottom is narrow with a busy main road and degraded industrial and post industrial development. Some pastoral farmland is also included particularly in the southern area. This character area includes suburban development in some locations which encloses the villages of Oughtibridge and Worrall. At Wharncliffe Crags, there is also a small area of heath land and several areas of pastoral farmland. Pylons run along the valley sides. The busy A6102 dominates the narrow valley floor. The area is well served with trails, footpaths and bridleways with the Trans Pennine Trail running along the valley side to the north east of the site.
Extract from Sheffield Landscape Character Assessment Issue 4 |18th March 2016| Prepared by STEN Architecture
Topographic heat maps showing upper Don Valley (top) and site context (bottom)
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4.0 | Area analysis: landscape setting and topography
View to south west showing steep wooded escarpment enclosing the site
Sheffield & Barnsley Green Belt extent
View from site to the north showing wooded hills and upland pastoral fields further away
Contour plan showing wider land levels
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4.0 | Area analysis: landscape setting and topography
View from Birley Edge looking over the Don Valley south toward Sheffield
Aerial view southward over the site showing how it is encircled by wooded valley sides
View from Birley edge looking north up the Don Valley over Oughtibridge toward the site
Land model looking south showing how site is set within a bowl created by surrounding hills
View north to the site from Cockshutts Lane showing how higher views are shielded by woodland
Land model looking north and showing the steep escarpment to the south west of the site
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4.0 | Site analysis: site levels A full topographical survey of the site has been undertaken to inform the layout.
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4.0 | Site analysis: Viewpoints & Landscape Sensitivity
Through Zone of Theoretical Visibility (ZTV) analysis and site visits, several locations within the landscape surrounding the site have been identified as having the potential to see the proposed development. Groups of receptors who are particularly sensitive to the proposed development are local residents, users of nearby public rights of way and visitors to locally promoted viewpoints and the Peak District National Park. The existing warehouse units within the site are often visible in long distance views of the site, such as from the Local Viewpoint on the Sheffield Country Walk long distance route to the east of Oughtibridge and footpaths on the edge of the Peak District National Park to the northwest. Residents in proximity to the site, such as on the southern edge of Wharncliffe Side, are also susceptible to changes in their views.
Viewpoint 3 (please refer to LVIA)
The site is encompassed by woodland in many of the views, which is identified as a key characteristic of this valley location. The woodland combines with the low-lying valley floor location of the site to contain the site and restrict views across it. Views through the valley are of a settled landscape, with settlement extending across the wooded lower valley slopes and parallel to the valley floor. Viewpoint 4 (please refer to LVIA) Landscape Sensitivity The landscape surrounding the site consists of interlocking, wooded landform with a variety of features including valley settlements and vegetated skylines. Elements of this landscape pattern such as woodland edges, the River Don and steep contours are sensitive to development due to the potential adverse impact upon their legibility. In the context of the site itself, the features are less susceptible due to existing land uses and eroded character. The landscape encompassing the site is considered to have a medium sensitivity to change, particularly the more tranquil areas on the mid- to upper-slopes of the valley. The lower slopes contain a variety of built form within the existing settlements and are more capable of absorbing change.
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Viewpoint 8 (please refer to LVIA)
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4.0 | Site analysis: flood risk The site lies mostly within the Environment Agency’s (EA) Flood Zone 2 with small areas adjacent to the River Don within Flood Zone 3 (see EA flood maps below) and is therefore considered to be at risk from fluvial flooding. The main source of flood risk affecting the site is the fluvial flood risk posed by the River Don, which flows from north-west to southeast through the site .
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4.0 | Area analysis: historical development
1850 map showing historic core of village centred around the river crossing
1950 map showing the development of Wharncliffe Side estate and growth along the arterial routes into Oughtibridge
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The origins of Oughtibridge date back to the first part of the 12th century when a ford existed in the area over the Don. The ford was managed by a man named Oughtred who resided in a nearby cottage. When a bridge was built on the spot in approximately 1150 it became known as Oughtred’s Bridge or by his nickname of Oughty’s Bridge and the small settlement around the bridge adapted the same name. The hamlet of Oughtibridge grew up as a focal point for local farming communities and the first documented mention of Oughtibridge occurred in 1161 when one of the signatories of an agreement on the grazing rights of Ecclesfield Priory was “Ralph, the son of Oughtred”. The name Ughtinabrigg, meaning Oughtred’s Bridge in Middle English, was used in the document. The priory’s grazing rights included Beeley Wood, a remnant of which still exists to the east of the village. Oughtibridge Hall was built on the high ground to the east of the hamlet in the 16th century; it still stands today and is a Grade-II-listed building. Oughtibridge appears to have grown from settlement around a former common or green. Enclosure of this land, probably by the Hallam Enclosure Award of 1805 appears to have defined the current property boundaries and conditioned the later growth of the village. The oldest historic character in this area, on a landscape scale, is around the junctions of Langsett Road and Church Street, representative of 19th century development. Otherwise the village is made up of medium density 20th century suburban extensions to the early core area. The settlement at Wharncliffe Side probably post-dates the construction of the Wadsley and Langsett Turnpike in 1804-5, as the oldest stone fronted buildings here are generally strung out along this road. Most of the buildings depicted by the OS in 1854 survive, although the vast majority of housing in this area dates to the construction of mid 20th century municipal housing estates. These were expanded with private developments in the late 20th century. Estate development has fossilised any evidence for the earlier piecemeal enclosure landscape. Oughtibridge remained a small isolated rural hamlet over the centuries and even by 1747 it was made up of only five families. However, the population started to rise in the latter part of the 18th century as a result of the Industrial Revolution and a further expansion in farming. Oughtibridge's position within the Don valley made it a prime location as the water power of the river could be used to drive the machinery of the early and mid-19th century. In 1841 the population had risen to 1,005 with Oughtibridge forge being the main industry in the village. The forge still stands today on Forge Lane and is a Grade-II-listed building; it has been renovated in recent years and turned into several apartments within a new housing development. There was a corn mill, paper mill, tannery and a small brewery among the other industries at this time. During the second half of the 19th century Oughtibridge reached its height as an industrial centre with the opening of Oughty Bridge
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4.0 | Area and site analysis: historical development railway station in 1845 on the Sheffield, Ashton-under-Lyne and Manchester Railway. By 1891 the population had grown to 1,784. The mid 20th century saw the construction of a number of large municipal estates which have subsequently been added to by private suburban developments. The modern-day development of Oughtibridge has seen it become a commuter village with many of the residents working in nearby Sheffield and much of the local industry having given way to private housing development. There are approximately 1,355 homes in Oughtibridge, 79% of which are owner occupied; there is a significantly lower percentage of rented properties compared to the rest of Sheffield.
Dixon’s Mill 1871ridge and
Spring Grove paper mill (1851-1899)
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Originally known as Spring Grove Paper Mill, the Dixon family bought the paper mill to the northwest of the village in 1871 and it became a flourishing business, being one of the first to use wood pulp to produce paper instead of rags. The mill specialised in tissues, making the Dixcel brand for many years. Wood pulp for Dixon's paper mill was imported from the Toppila pulp mill (Toppila Oy) in Oulu, Finland from 1931–1985. The Dixons signed an agreement with the railway company to provide a siding for the works to transport raw materials and the finished product which can be seen on the 1901 plan overleaf. At one time, it was one of the area’s largest industries employing several thousand people, producing and distributing paper worldwide. Following the Dixons, the site has had several subsequent owners, namely Georgia Pacific, British Tissues, Jamont UK and fort James. The site is currently owned by SCA. The paper mill ceased paper production in 2007 leaving only the processing and packaging operations. For many years the mill complex, settling tanks and Mill Race were located to the west of the Don, as can be seen in the photos and plans overleaf. The extent of the operations on the site remained similar for the first half of the 20th century. The complex consisted of a collection of traditional stone mill buildings and workshops with a distinctive chimney, which grew organically and were reflective of the local vernacular. Only one of the original buildings now remains, as over time the older buildings were replaced by larger floorplate employment sheds and modern office buildings. Land was cleared and operations expanded into the large units east of the river and purpose built facilities. More recently some of the buildings have been demolished and the Mill Race and reservoir tanks filled in.
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4.0 | Site analysis: historical development
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4.0 | Area analysis: figure ground plan
2015 figure ground plan. The existing mill buildings have the largest footprint in the surrounding area, being incongruous to the finer grain suburbs, farmsteads and hamlets in the vicinity Issue 4 |18th March 2016| Prepared by STEN Architecture
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4.0 | Area Analysis: settlements set within the landscape Landform is one of the most enduring aspects of a place and the relationship between development and topography is therefore one of the most important in achieving a sense of local distinctiveness. The surrounding hills provide a green backdrop to the settlements in this part of the upper Don Valley, with settlements and clusters of buildings separated by green gaps, woodland and tree plantings which soften development edges and blur rooflines. Settlements are generally located on the lower slopes where access would have been easiest historically, there is less development on the exposed upper slopes and ridgelines. Main streets and older historic routes are located along the bottom of the valley and rising up the slopes at right angles. It is these streets that tend to frame long vistas and panoramic views down and across the valley. These routes are then joined by tributary streets and lanes which tend to run parallel to the to the contours of the hillside. Often these are less open to wider views, but where enclosed by properties either side they tend to have good views from upper storeys due to the stepped nature of development following the contours. This naturally results in a street pattern that forms a lattice laid over the landform and settlements that express the underlying topography.
B
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Surrounding hills and woodland on the valley sides provide a green backdrop. Streets at right angles to the hillside contours often provide wider views and vistas.
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View of Oughtibridge from Birley Edge with settlement located on lower slopes, enclosed by woodland.
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Streets and properties following the contours with Oughtbridge Lane rising up the hill side to connect to Grenoside over the ridge top.
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Streets following contours in Oughtibridge step up the hillside providing long distance views from the upper storeys of properties. The composition is interspersed with, and softened by, tree plantings and woodland copse.
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4.0 | Area Analysis: development responses to topography
Streets following contours with frontage drives at gradients following the slope of the hill
Stepped suburban development with rooflines following hill side contours in Oughtibridge
Forge Lane– 3 storey properties are predominantly located at lower levels along the valley floor
Steep change in levels at one side of a residential street in Wharncliffe Side requires steps to front door
Stepped semi detached houses in Wharncliffe Side with rooflines following topography
Low Road Oughtibridge– 4 storey apartment blocks located at low levels adjacent to the river
Stepped front access to these properties which are set back at a higher level to the street running parallel to the slope
Church Street Oughtibridge runs perpendicular to slope with traditional stepped stone cottages running down hill
Taller properties defining key junctions in the valley floor which would have traditionally included larger scale mills
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4.0 | Area Analysis: key character areas The following pages include an overview of the key characteristics of surrounding areas to inform the design. The key character areas are highlighted on the plan opposite and include:
Traditional frontage properties
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Traditional frontage properties
Mixed suburbs
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Mixed suburbs
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Modern suburban housing
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Modern suburban housing
Apart from a grade II listed Milepost adjacent the site on Langsett Road North, there are no listed buildings or heritage assets located on or near to the site.
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4.0 | Area Analysis: key character typologies Traditional frontage properties. The older traditional stone buildings reflective of the historic vernacular are concentrated along the principal routes of Langsett Road, Church Street and Oughtibridge Lane and adjacent to the river crossing in Oughtibridge. The older pubs, workers cottages and former mill buildings remaining on this site are included in this typology. Properties tend to be simple in form with a horizontal emphasis either individually or in composition / clusters. There are slight variations in eaves / ridge line , with stepped rooflines where these terraced to address the topography. Chimneys remain a strong characteristic punctuating slate covered gable roofs. The buildings tend to be located close to the back of the footway, or behind small front gardens providing a high degree of continuity and enclosure. There is a simple regularity to windows and door openings present on relatively flat faced elevations with contrasting stone headers and sills. The traditional stone properties are the most locally distinctive building typologies found in the area, and represent historic reference points which help root the more modern development into the vernacular of the area.
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4.0 | Area Analysis: key character typologies Mixed suburbs Large areas of Oughtibridge and Wharncliffe Side are characterised by suburban estates consisting of a range of post-war and mid-late 20th century municipal and private housing developments with some more modern infilling. These areas tend to have more formal planned layouts consisting of a high proportion of semi-detached and detached properties regularly sited along conventional streets. There are a mixture of house types and styles present, from semi- detached ‘arts and crafts’ inspired municipal dwellings to modern social housing apartment blocks, bungalows and Radburn layouts. Often the only unifying element being the street types, with the valley-side backdrops and the topography providing the only locally discernible characteristics. There is widespread use of different materials, with buff / red brick being the most prevalent. Similarly there is much variety in roof forms and orientation across areas, however there tends to be similarities along streets where common typologies are employed. Parking is located to the front or side of dwellings where the topography permits, where there are steep frontage thresholds there tends to be a higher proportion of on-street parking with associated pressures. Front gardens are either open plan with landscape, enclosed by low walls (often retaining walls) or hedgerow boundary treatments.
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4.0 | Area Analysis: key character typologies Modern suburban housing developments. More recent late 20th century and turn of century suburban developments have taken place on sites around the villages and adjacent the edges of the settlement gradually infilling them. It is perhaps this typology which has most relevance to the design and layout of the site considering the location. These areas tend to consist of a range of suburban dwellings, including 2, 2.5 and 3 storey house-types in places. Slightly older suburban developments also include some bungalows. Four Storey apartment blocks can be found along Low Rd. These areas are laid out around conventional streets serving more intimate shared space mews and cul-de-sacs. The developments tend to have more closely spaced family homes with average size gardens. Frontages are typically open plan and include driveways and parking to the front / side of properties, often with integral garages or garaging to the side of properties. Architectural interest and individuality of the developments and house-types is provided through the variation of building elements such as windows doors, porches and projections, although many of these estates show little acknowledgement of the traditional character or detailing. Materials are predominantly buff / red-orange brick, or stone cladding with dark grey or brown concrete roof tiles. There are few POS focal points and small amenity greens. Homes at the edge of the settlement tend to back out onto the countryside or woodland.
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4.0 | Site analysis: site description The land to east of the River Don falls within Barnsley Metropolitan Borough Council and the area to the west of the River Don falls within Sheffield City Council’s administrative boundary. The site is where the previously operational part of the Mill was focused. The buildings on the site consist of one large, turn of the century mill building, one brick built building, two large (linked) industrial buildings of metal construction, a three storey office building and two smaller single storey office buildings.
The part of the site within the Sheffield boundary is designated an Industrial Employment Site and the part within the Barnsley boundary is designated Green Belt (notwithstanding this is occupied by a 346,641 sq ft (32,203sq m) of building and hard standing). Existing main buildings within the green belt: B19: warehouse- A metal corrugated building with a brick / breezeblock base. The northern section has a flat roof and the remaining building has a slanted roof. Internally the building has a metal frame and the roof is open to the pitch.
B20: warehouse Annex / Interlink Building- A brick building with a flat roof covered with roofing felt and PVC double glazed windows. A small metal framed and glass panelled skylight section is contained above the roof. B21: warehouse- A series of corrugated metal warehouses with a brick base and several shallow pitched corrugated metal roofs. Internally the roof is open to the pitch with skylights. At the eastern end is a single storey brick building with a flat roof and no internal loft void. There is ground level loading with an canopy area. The eaves height is c.16ft (4.8m). B22: Main Offices- A four storey reinforced concrete building with a partial brick fascia. This building has a flat roof and a metal framed and glass panelled wall to the southern end. B23: Office and Canteen- A brick built building with a flat roof. B24 – B29: Various outbuildings- include water tanks, oil store, boiler and pump house, switch room and toilet block. Summary of building floor areas
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4.0 | Site analysis: site description
Existing main buildings: B19: warehouse B20: warehouse Annex / Interlink Building B21: warehouse B22: Main Offices B23: Office and Canteen B24 – B29: Various outbuildings B30– Outbuilding now demolished Main office building
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Main warehouse
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4.0 | Site analysis: site description
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4.0 | Site analysis: site description Land to the east of the river falls within the Sheffield administrative boundary. The part of the site between the A1602 and the river consists of a number of linear plateaus stepping down toward the watercourse. It includes the existing main site access point and road to the east of Usher Wood, with a bus stop located opposite the access. A secondary access point from the A1602 exists further north to the side of Wharncliffe Arms public house, and consists of a lane gated at the site boundary. Another bus stop is located close to this access. Immediately east of the A6102 to the north of the main access is a linear area of hardstanding which functioned as a car parking area. This is bounded on its eastern edge by a tall hedge and to the west by a stand of trees located on a steep embankment between the car park and the area to the east which previously consisted of the former Mill chase and tanks. These features have now been removed and the area remediated so that it now consists of an open area of unmade ground with a few trees located in the centre. This part of the site is enclosed by mature trees on its eastern edge which are located at the sides of the river embankment.
At this point the river is in a narrow channel with retaining walls to the land either side and is relatively sparse of trees adjacent to the watercourse. The site access road is at a higher level and forms an embankment at the point of the bridge crossing over into the part of the site to the west of the Don.
To the north of this area is the pub and a strip of two storey detached, semi-detached and terraced residential properties which front onto the A6102 with private gardens to the rear. The site boundary includes a strip of land to the rear of these properties between the residential curtilages and the river which includes an attractive weir at this point. The site boundary includes 3 of the residential properties and curtilages that front the A6102. To the west of the main access point, Usher Wood encloses half a dozen terraced cottages which are screened from the site and buffered by the dense woodland. There is a public right of way through this area linking the site with the park further west up the hillside. Access to these properties is provided by a private lane which joins the A6102 adjacent the historic mill building. To the south of this junction and to the west of the A6102 is another triangular area of hardstanding which functioned as a car park previously. South of the main access point the access road into the site turns sharply south at a decline down toward the security gates and offices. The part of the site to the south of this contains the remaining buildings of the historic part of the mill complex which has now largely been cleared leaving an area of unmade ground between the river and the A6102 which is at a much higher level and retained by a wall along the edge of the road. Remnants of the buildings which fronted the A6102 remain as walls along the edge of the road. This area contains the remaining 3 storey stone former mill building with a brick built extension which now functions as an office and ancillary space. Further to the south at the edge of the road is another two storey stone building set at a higher level to the land between it and the river. The remaining buildings and walling provide a strong edge to the A6102 at this point and are reflective of the traditional industrial character of the site and the vernacular of the wider area. Issue 4 |18th March 2016| Prepared by STEN Architecture
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4.0 | Site analysis: site description Land to the west and north of the River Don falls within the Barnsley administrative boundary and is largely classified as Green belt albeit it contains the buildings and structures described previously. The bell shaped area of land to the north and west of the river is enclosed by mature woodland and consists of an area of unmade ground, former yards, hard standings, vehicle parking and manoeuvring spaces which are hardstandings. A sub-station and number of small ancillary buildings are located in this area which is at a higher level to the main warehouse. To the east of this area at the side of the river there is a gated track leading from the site to the Sewage Works further to the north. The river bank is heavily planted with mature trees at this point. To the south of this area and the bridge crossing is the warehouse building located immediately at the side of the river creating a strong defined built edge to it. To the east the warehouse annex and interlink building are at a lower level served by a sloping access road accessed from the yards to the north near the canteen. This access also serves the 4 storey main office building with the office entrance and a yard being located at the foot of the slope. The large main warehouse building is located at a lower level than the yards and service road to the north. There are views over the roof of the warehouse from the service road adjacent to the canteen. Between the warehouse service road and the warehouse building is a steep embankment containing a stand of mature trees. This along with the wooded northern edge of the site gives the service road a country lane character. The service road proceeds southward at an incline down to the warehouse loading yard at the eastern end of the building. This is enclosed by the mature woodland which exists to the north and east, and the river bank plantings to the south. To the south of the main warehouse there is a narrow access road before the river corridor. The river corridor and watercourse are at a slightly lower level in the bottom of the valley. Enclosed by mature woodland either side the river has a semi natural character through this part of the site. At the opposite side to the river the A1602 runs along the steep valley side at a higher level, creating a backdrop of traffic noise along this edge of the site. The site boundary includes the linear woodland to the southern banks of the river and the A6102 along the southern edge. This woodland corridor adjacent the river serves to screen the site from the A6102, and the steep escarpment along the southern edge provides a high degree of containment.
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Views over warehouse roof from elevated service road
A6102 at higher level on opposite side of river to warehouse
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4.0 | Site analysis: Tree Preservation Orders
Many of the trees on or adjacent to the site are subject to Tree Preservation Orders. This plan shows the approximate extent of the TPOs. The planning application includes a Tree Survey of any trees which may be affected by the development.
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4.0 | Site analysis: site photos– adjacencies
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4.0 | Site analysis: site photos– adjacencies
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4.0 | Site analysis: site edges
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4.0 | Site analysis: site photos
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4.0 | Site analysis: site photos
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5.0 | Opportunities & Constraints
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5.0 | Opportunities and constraints: Reports & Assessments As part of this outline planning application a range of surveys have been commissioned that have served to guide the design process. They also provide guidance for detailed planning applications going forward. Below is a brief summary of each of these reports below:
Transport Assessment / Access Design — Bryan G Hall Bryan G Hall have produced detailed design drawings of the new vehicular access (copy below) and this has been submitted as part of the application. They have also carried out a transport assessment.
Tree Survey - ‘JCA Limited’ JCA Ltd have carried out a detailed tree survey as part of the application and also produced a tree constraints plan which can be seen on the following page.
Ground Investigation – ‘Sirius’ A ground investigation report has been produced by Sirius.
LVIA – ‘Influence’ Influence have carried out a landscape and visual impact assessment of the site which gives recommendations on developing the site.
Ecology Survey – ‘Baker Consultants’ An ecological survey has been undertaken by Baker Consultants and has been submitted as part of this outline planning application.
Flood Risk—’Weetwood’ Weetwood have undertaken a flood risk assessment and this also provides information on potential drainage strategies for the site when developed.
Summary The surveys, reports and assessments that have been carried out have been reviewed and form some of the design decisions that have been made in preparing the parameter plans.
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5.0 | Opportunities and constraints
Tree Survey & Constraints
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5.0 | Opportunities and constraints
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6.0 | Community Consultation
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6.0 | Community Consultation On Thursday 21st January 2016 CEG held a Public Consultation event in Oughtibridge at the following times and locations. 1.30-2.30pm – The Parish Centre, Church Street, Oughtibridge (Preview session for stakeholders, including local Councillors); 2.30-4.30pm – The Parish Centre, Church Street, Oughtibridge; and 5.30-8.30pm – Oughtibridge Weslyan Reform Church, Church Street, Oughtibridge Members of the consultant team (including planning, highways and drainage) were in attendance to answer any questions that the public had. Examples of the exhibition boards and photographs fro the event can be seen below. Further information can be found in the Statement of Community Involvement prepared by NLP.
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7.0 | Design Parameters & Principles
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7.0 | Design Parameters & Principles Introduction
pedestrian links out onto Langsett Road North.
As this is an outline planning application then CEG are not seeking approval of a detailed
A central area of open space is proposed that also breaks up the new massing of the built
layout for the site. This will be subject to a reserved matters planning application at a
form as recommended in the LVIA.
later stage.
Due to the removal of existing buildings the proposal is also to open up the riverside to
There has been extensive site analysis, surveys, reports and assessments that have been
create a green corridor that allows views out over it from new dwellings and attractive
carried out at this site in order to set a number of development parameters, as set out in
riverside walks / cycle routes.
the application drawings. These parameters provide flexibility for the final scheme design whilst providing certainty as to how key elements would be brought forward at the detailed design stage.
Additional strategic breaks in the massing are proposed within the larger area of development to further break up the built form as recommended in the LVIA. As demonstrated on pages 68-69 there are a number of solutions to achieve this. The parameter plans produced on pages 61-65 provide guidance on how the site can be
Development Proposals
The proposal is to redevelop the site with upto 320 residential units with vehicle access
developed and pages 66-71 contain a series of sketches showing one potential way in which the site could be laid out. Please note that these are illustrative drawings and the layout of the site will be subject to a reserved matters planning application.
taken from Langsett Road North by means of a new junction (refer to detailed access proposal by Bryan G Hall). If you refer to Parameter Plan 1 the site splits up into four parcels of land, all proposed for residential development. Three of these propose dwellings at a density of 25-40
There are some significant changes in levels on the site and so careful consideration has been given to this in the preparation of the parameter plans. To demonstrate these level changes a series of indicative proposed site sections have been produced on pages 7374. These will be subject to the final recommended levels in the FRA.
dwellings per hectare with heights of up to three storeys. The parcel of land closest to Langsett Road North, and associated public transport services along this route, provides the opportunity for higher density development, including apartments and/or riverside
townhouses of 3 and 4 storeys in height.
Use and Amount & Scale
It is considered that the proposed residential use is entirely suitable in the context of the site due to the fact that the predominant use to the south eastern boundary is
To cross the River Don a new vehicular bridge is proposed (subject to detailed design) which allows all parcels of land to be accessed. A new pedestrian bridge is also proposed (subject to detailed design) to the southern end of the site over the River Don providing
residential. In total upto 320 residential units are proposed as part of the outline application in the form of houses and apartments The gross site area of the outline application is 13.79 Ha and includes a developable area
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7.0 | Design Parameters & Principles of 11.19Ha for the new dwellings with 10% of this area shown as areas of public open space and amenity areas.
The introduction of feature spaces that act as ‘visual incidents’ along the street;
Changes in the carriageway surface with the use of ‘unexpected’ road
The proposed new development could include a mix of 2-5 bedroom accommodation in a range of types from 2 bedroom apartments, 2 bedroom dwellings through to 5 bedroom detached properties.. The majority of dwellings are likely to be 2 and 2.5 storey in height with 3 storey units which could be located in key locations to create visual interest. A denser scheme of apartments is proposed adjacent to Langsett Road North where
surfaces such as paving setts as rumble strips for example;
The narrowing of the carriageway and/or the street to create ‘pinch points’;
Positioning buildings that act as ‘pinch points’ or ‘gateways’
Where appropriate the removal of the traditional footway-kerb-carriageway arrangement and the use of well designed ‘shared surfaces’;
storey heights will be a mixture of 3 and 4 storeys.
Access
Carefully restricting forward visibility through street alignment, the arrangement of buildings and landscape treatment;
The new residential development that will form part of the outline application will be accessed from Langsett Road North by means of a single vehicular access. A new access
has been designed in detail by Bryan G Hall and can be seen on page 51. Internally within
The use of well placed street trees and/or street furniture; and
The occasional use of on-street parking.
Care will be needed to ensure that some methods, such as ‘shared streets’ for
the site a new vehicular bridge is proposed (subject to detailed design) over the River Don allowing vehicles to access the eastern part of the site. Internally the road layout will need to include internal loops to create good permeability within the development.
example, are inclusive in their design in terms of materials and demarcation.
To the southern end of the site a new pedestrian and cycle bridge is proposed (subject to
Inclusive access within the layout will provide for ease of movement by all social
detailed design) from the development over the River Don to Langsett Road North. This
groupings and will meet the standards for disabled access for such items as steps, ramps,
provides good pedestrian routes from within the new development to Oughtibridge
door widths, etc.
village to the south.
The 'approach' to the dwelling, the area of land within the curtilage of the property from
The parameter plans provide (page 61-65) details of how the site could be laid out. The
the boundary of the plot up to the building itself, will have 'accessible' paths and drives ,
key principles of any more detailed layout coming forward are:
taking into account the topography of the site. The use of various surface materials, dropped kerbs, tactile paving, parking and drop off points will be used to facilitate ease
Locating homes so that they are close to the street edge or carriageway;
of movement by all.
Where practical, the use of some tight junction and corner radii;
Footpaths
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7.0 | Design Parameters & Principles There are no public footpaths adjacent to the site however we are proposing a new pedestrian footbridge to the southern end of the site so that any new residents have good pedestrian access out onto the footpath on Langsett Road North and into
fences, with rails inboard to reduce climbing potential. Open Space
Oughtibridge Village. This footbridge will be brand new and over the river Don and is
The proposed parameter plans identify where the open space provision will be located
subject to a detailed design.
on site. There will be a central area of open space where dwellings will front out onto
Good pedestrian links will be created within, and through, the site .
and could be an ideal location for a LEAP if one is required on site. This open space creates a break in the built form of development and allows a long distance view through
Layout
the site to the woodland beyond.
AS this is an outline application no detailed layout is proposed and so a series of
The second key area of open space will be the green corridor along the side of the River
parameter plans have been produced to guide a future detailed layout for the site.
Don. This green corridor will have dwellings that face out onto it and enjoy the river side setting. A river side footpath / cycle route is proposed along this corridor that will create
The location and orientation of any proposed new dwellings should respect the surrounding properties and relate well to one another.
Certain buildings should be located to create focal ends and vista stops. There should be a clear definition between the public and private domain with all properties having 'defensible spaces' to their frontages, and sides on a corner position,
an attractive and safe route to be enjoyed by the residents. Other undeveloped areas are proposed within the scheme and will be in the form of river banks and buffer planting as well as wider site landscaping. Parking
with a variety of hard and soft treatments to the street, some giving physical enclosure
Particular care will be taken on any detailed layout to limit groups of cars parked to the
to the semi-private spaces such as railings, hedges and shrub beds. Additional gable
front of dwellings and to achieve this car parking areas will be broken up using grassed
windows should also be introduced to overlook public areas and ensure 'active
areas and soft landscaping to ensure that any frontage parking will not dominate the
frontages' exist throughout the site creating a safe and naturally surveyed environment.
street scene.
All the properties should have individual footpath accesses to their rear gardens giving
All new dwellings would have car parking in curtilage. Detached dwellings would either
direct control over their own private domain. This will aid security and, with easy access,
have a drive to the side leading to a garage or has a drive to the front with an integral
also enable waste and recycling provisions to be located at the rear of the properties, out
garage.
of sight from the street. Where possible the dwelling's private amenity spaces should back onto other gardens or
Semi detached / terraced dwellings will have parking either in front or down the side of each dwelling.
be screened from public areas by 1800mm high brick pillar/fences or vertically boarded
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7.0 | Design Parameters & Principles Apartments will have parking in the form of parking courts however these should be
Robust 1.8m high fences and lockable gates provided.
designed to have good natural surveillance. Parameter Plans Visitor car parking will be provided throughout the layout in the form of incidental parking on the roads and designated visitor parking spaces on the shared surfaces.
The following pages contain a series of parameter plans
that set out the design
parameters that any detailed layout at reserved matters stage should follow. These have Appearance Any detailed design of the dwellings will be subject to a reserved matters planning
been produced following the detailed assessment of the reports and surveys that have been produced.
application. On page 74 however we have shown a number of illustrative street scenes
The parameter plans have been produced to show how the site could be developed
to show how the new dwellings ‘could’ look on the new development.
however this is only one way of laying out the site and so it will be at the reserved
Designing out Crime
matters stage when a detailed layout will be proposed and approved.
All new developments should create pleasant environments for residents where they feel safe and quality of life is not undermined by crime or the fear of crime. To this end
opportunities for criminal activity should be recognised and designed out where possible. The following considerations have been taken into account when planning the scheme layout;
Well defined routes for cars and pedestrians which are well overlooked.
Car parking overlooked
Structured places with no conflict between uses.
All publicly accessible spaces overlooked.
Well defined defensible spaces and the use of suitable planting.
Management scheme to ensure landscaped areas are well maintained.
Layout designed to minimise vulnerable rear and side boundaries
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7.0 | Design Parameters & Principles: Parameter Plans
Please note full size plans have been submitted as part of the planning application
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7.0 | Design Parameters & Principles: Parameter Plans
Please note full size plans have been submitted as part of the planning application
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7.0 | Design Parameters & Principles: Parameter Plans
Please note full size plans have been submitted as part of the planning application
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7.0 | Design Parameters & Principles: Parameter Plans
Please note full size plans have been submitted as part of the planning application
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7.0 | Design Parameters & Principles: Parameter Plans
Please note full size plans have been submitted as part of the planning application
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7.0 | Design Parameters & Principles Central Green Space Design guidance general notes: To help ensure a high quality of design is maintained through to the detailed design stage, this section of the Design and Access Statement will provide some design guidance on some of the more critical areas and interfaces on the site. Please note that this is purely illustrative at this stage and shows how a detailed layout ‘could’ look.
ACTIVE FRONTAGE OVER THE SPACE CREATES A PLEASANT STREETSCENE AND ENSURES GOOD NATURAL SURVEILLANCE
ROOT PROTECTION AREAS AND CANOPIES RESPECTED
Public Open Space EXISTING WOODLAND
The public open space provides a focal central space to the site, and a strategic gap in the built development. This space could also encompass a LEAP, should one be required. Properties must overlook this space to ensure high levels of natural surveillance.
Dwellings to front on to the space
Potential provision of a LEAP
Clear distinction of public and private space
RIVERSIDE CYCLEWAY/ FOOTPATH
KEY PLAN
CLEAR DEFINITION OF PRIVATE SPACES
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7.0 | Design Parameters & Principles River frontage / riverside walk
LOW DENSITY EDGE WITH RURAL CHARACTER
Riverside The river frontage is one of the primary assets of the site, and as such it is important that the design takes full advantage of this. A cycleway/pedestrian footpath will meander along the river frontage and it important that dwellings overlook this. This will also ensure that the river frontage remains in the public realm for use by the local community
Lower density edge
More rural character
Integration of 3m cycle footway
Dwellings to predominantly front on to the river
Frontage parking could be minimised to encourage an attractive street scene
DWELLINGS PREDOMINATLY FRONT ONTO THE RIVER CREATING A PLEASANT AND ACTIVE STREETSCENE
KEY PLAN
3M CYCLE/FOOTWAY ALONG RIVERBANK FORMS PART OF THE PUBLIC REALM
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7.0 | Design Parameters & Principles Strategic Gap in Built Form | Location A
TREE PLANTED BOULEVARD REINFORCES THE VISUAL SEPARATION THROUGH THE DEVELOPMENT
GREEN CONNECTION BETWEEN WOODLAND AND RIVERSIDE
Strategic Gap in Built Form | Location A In line with the recommendations made in the LVIA, strategic gaps in the built development could be introduced within the scheme. An example of how this might be done is shown on the adjacent image.
A tree planted boulevard adds to the sense of visual separation and connects the woodland with the riverbank trees
The front to front distance between dwellings could be larger than usual
Drive crossing can be kept to a minimum to maximise the opportunity for planting
EXISTING WOODLAND
KEY PLAN
NODE REDUCES TRAFFIC SPEED AND CREATES AN IMPORTANT SPACE WITHIN THE DEVELOPMENT
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7.0 | Design Parameters & Principles Key Nodal Strategic GapSpaces in Built Form | Location A
A second example of how this can be done is shown on the adjacent image. This example has wider areas of green space that could have the dual purpose of a useable amenity area and providing visual separation.
Small ‘pocket’ parks could be used to create pleasant amenity spaces
Dwellings served from private drives could overlook these spaces
Visual links provided between the woodland and the river
EXISTING WOODLAND
DWELLINGS OVERLOOK WOODLAND AND POCKET GREEN SPACES
CONNECTION BETWEEN WOODLAND AND RIVERSIDE
NODE REDUCES TRAFFIC SPEED AND CREATES AN IMPORTANT SPACE WITHIN THE DEVELOPMENT
KEY PLAN
DWELLINGS OVERLOOK POCKET GREEN SPACES
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7.0 | Design Parameters & Principles Woodland Interface
WOODLAND BUFFER TO BE MAINTAINED
The interface with the ancient woodland is a critical part of the site to ensure the woodland is protected and the amenity of the residents is not compromised. The adjacent plans shows 2 solutions which keep the woodland in the public realm.
Lower density edge
More rural character
Woodland buffer to be maintained
Secure defensible boundary
Clear distinction of public and private space
Minimise overshadowing
KEY PLAN
EXISTING WOODLAND
LOWER DENSITY EDGE TO WOOODLAND
USE OF DUAL ASPECT DWELLINGS ON KEY CORNERS
DWELLINGS OVERLOOK THE WOODLAND
RURAL CHARACTER WOODLAND BUFFER TO BE MAINTAINED EXISTING WOODLAND
DWELLINGS SIDE ON TO THE WOODLAND
CLEARLY DEFINED PRIVATE SPACES
ROOT PROTECTION AREAS AND CANOPIES RESPECTED
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7.0 | Design Parameters & Principles Higher Density Riverside Apartments
PROPOSED NEW VEHICULAR BRIDGE (SUBJECT TO DETAILED DESIGN)
This area of the site lends itself to a higher density development – ideally apartments. The change in levels would allow the use of split level apartments to create a central plateau for the parking and maximise the river frontage.
Split level blocks can be used to work with the challenging topography
Apartments to river frontage and roadside provide strong perimeter blocks
Bin and cycle storage to be integrated into the design
Parking provision of 1.25 spaces per dwelling
Provision of active frontage to Langsett Road North
ACTIVE FRONTAGE TO RIVERSIDE CREATES PLEASANT AND UNIQUE LIVING ENVIRONMENT FOR RESDIENTS
KEY PLAN
ACTIVE FRONTAGE TO PRIMARY HIGHWAY
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7.0 | Design Parameters & Principles: Illustrative Street Scenes Illustrative Street Scenes
Illustrative Street Scene A
Illustrative Street Scene B
Illustrative Street Scene C
Illustrative Street Scene D
Illustrative Street Scene E
Illustrative Street Scene F
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7.0 | Design Parameters & Principles: Indicative Site Cross Sections A series of illustrative cross sections have been produced to demonstrate how the levels work on site with a proposed development. The final finished floor levels will be subject to a detailed design and what is recommended in the FRA.
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7.0 | Design Parameters & Principles: Indicative Site Cross Sections
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8.0 | Landscape
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8.0 | Landscape South Yorkshire Community Forest The site falls within the South Yorkshire Community Forests which covers a large area in
New development that contributes to a high quality, diverse, accessible and well wooded landscape which is rich in biodiversity and that will provide an attractive setting, assisting in securing economic regeneration and improving the quality of life for local people.
and around the edges of towns and cities. Community Forests are not continuous plantings of trees but a rich mosaic of wooded landscapes and land uses including
The Public Open Space strategy for the proposed development will consider the policies
farmland, villages, leisure enterprises, nature areas and public open space. Their aim is to
set out for the Community Forest.
create well-wooded landscapes for wildlife, work and education, with new opportunities for recreation, all on the doorstep of half of England’s population. Each Community Forest has a non-statutory plan, approved by Government, which
LEAP and open spaces
describes the proposals for developing that Forest over the next 35 years and guides its
The open space will be easily accessible to all future residents and provides opportunities
implementation.
for the existing villages to connect to the new recreational resources.
The main principles of the South Yorkshire Community Forest, key to this location are:
The open space will be multi-functional providing visual amenity, breaking up the mass
to regenerate the environment of the Green Belt and equivalent areas, where it is public policy to keep it open, and help to ensure that it is permanently green and
of the residential areas, providing ecological enhancements to the existing river
landscape and restoring lost habitats to the brownfield site, allowing for informal
open;
to improve the landscape of the area, including reclamation of derelict land, to create a visually exciting and functionally diverse environment;
to protect areas of high quality landscape or historical or archaeological interest will be targeted within the open spaces through;
to protect sites of nature conservation value and create new opportunities for nature conservation;
to improve the environment near housing and local industry and to increase the value of properties and businesses.
The overall aim for new development within the South Yorkshire Forest is to create: Aspirational Image—Play Space
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8.0 | Landscape recreation and dedicated footpath and cycle links.
Riverside walks
Where possible residential frontage will face onto the open spaces, rather than turning
Good pedestrian links will be created within, and through, the site. A riverside walk,
its back, to ensure the spaces are overlooked and secure.
which will also comprise a cycle route is proposed along the northern bank of the River
A LEAP could be included on the site with play equipment incorporating natural play
Don.
design and the use of sustainable materials such as timber. The LEAP should have good
A mix of ecological planting, indigenous to the local area will create a series of
surveillance, be easily accessible and be well connected to the wider, existing open space
experiences, both intimate and open, allowing users to meander and enjoy the
and woodlands in the local area through green corridors.
surroundings, small woodland glades, with views across the river and to the surrounding
The planting strategy for these areas improves the diversity of native species and enhances local habitats for nature and conservation education.
countryside beyond. Residential units will overlook the route and improvements to the landscape treatment along the path will create a positive, safe aspect for future users.
A central green space will provide a larger area for more informal recreation, with wildflower planting and bulbs to add seasonal interest and create a space for relaxation.
Strategic gaps and internal planting Tree planting will help create visual and physical connections, framing views, breaking up the mass of the residential development and connecting the existing woodlands and river landscape to the edges of the built form creating an integrated, green development. Proposed species will be appropriate to and typical of the local area, reflect the local character and will provide a visually attractive feature whilst establishing and enhancing
wildlife habitat. The presumption will be in favour of native species although it is acknowledged that there will be a transition to more formal planting as the green spaces graduate toward the residential area.
Aspirational Image—Riverside Walk
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8.0 | Landscape landscape strategy should be those found within the boundaries of the site, in order to retain the existing biodiversity and integrate the site’s character. The new development will:
Through the use of soft landscape features and a cohesive streetscape create a high quality, integrated residential design which responds to the local character;
Provide improved and more legible connections between the new residents and existing communities to the Public Open Space;
Provide opportunities to improve local green corridors and contribute to the wider green network;
Enhance the biodiversity of the site through management of the existing wildlife resource and creating the provision for this to be protected and extended.
Aspirational Image—Strategic Gap in built form
Contribution to biodiversity The existing site contains a variety of habitats along its boundaries, that are associated
Key criteria of POS within the site
Integrate the built form and landscape proposals into the wider landscape setting,
with the river and ancient woodland. Retention and appropriate management of these
by providing street trees throughout the scheme; helping mitigate the loss of
areas would maintain and benefit the variety of species and value of the site.
existing vegetation and providing vertical, soft elements to break up the linear streetscape;
Any management and development proposals should be holistic and integrated across
the whole site; they should include management of areas within the proposed
development as well as those protected from it. Elements of these habitats should be incorporated within the proposed development
Protect and retain existing trees where appropriate and feasible, in order to retain the wooded nature of the wider site;
Create safe and enjoyable open spaces throughout the proposed development,
Provide a green network of open spaces and planting that links to the wider site,
areas, in order to connect with those surrounding habitats. It is not possible to directly reproduce these habitats within the development areas, but any species used within the
using site specific local species in accordance with the ecological surveys;
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8.0 | Landscape
Use recommended local tree and plant species found in the environs of the site, in order to contribute towards the local biodiversity and ecology, and enhance the local landscape character;
Incorporation of high quality architectural design that reflects the existing character of the local area and integrates with, and contributes to the overall character of the landscape;
Tree planting used to direct people through appropriate routes and protect areas of high ecological value;
Series of strategic breaks in the massing within the development, each of a different character; created through the use of different plant species that relate to the variety of habitats within the site
Hierarchy of public footpaths/cycleways that direct people around the site via a
variety of routes. These include lit formalised routes, constructed of a material such as tarmac with low level lighting to provide a safe ‘movement for all’ route, between new and existing settlement areas, a formalised link along the river edge and less formal way-marked routes through the site to connect to different areas of interest;
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9.0 | Sustainability
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9.0 | Sustainability Sustainability Appraisal / Assessment The proposals will generate a new place that aims to meet the needs of the new community and its future generations. The proposals seek to deliver a sustainable development and a high quality of life that improves economic, social and environmental well being. Section 4.0 shows how well the site is located in terms of access to existing community facilities and services (with an excellent range located within 5-15 minute walk) supporting the walkable neighbourhood concept. The proposals therefore have the potential to support the existing community facilities and local businesses through an increased population living nearby. Sustainability Objective
How the proposals help deliver the objective
Education
The site will help support the local educational facilities through an increased population of families in the area.
Health
The site has good access to local healthcare facilities located within walking distance. The improvements to public access to open space and recreational facilities will help to encourage outdoor activities and play. The scheme has been designed to incorporate the key principles of Secure by Design. Increased population of residents living on the site 24/7 will improve the security and ownership of the area through enhanced activity and surveillance.
Crime
Culture, leisure and recreation Housing Community cohesion Greenspace
The proposals will enable access to new open space and recreational opportunities for the wider community.
Biodiversity or geological interests Flood risk
Existing bio-diversity and natural features, which would be enhanced through an appropriate management scheme.
Transport network
The site has good access to local facilities. Its development near to existing bus stops will enable easy access to public transport and support the use of bus services. The design of the proposal gives due care and consideration to the existing site landscape to ensure that it includes measures to mitigate any potential impact and enhance landscape quality.
Maintain and enhance landscape quality local distinctiveness Preserve the historic environment
The site would contribute to a well-balanced mixed community. It provides the opportunity for a housing mix. The development site would provide the opportunity to deliver a meaningful new green-space. This also provides the potential to enhance public access to the wider countryside and network of recreational routes subject to further consultations.
Refer to flood risk assessment
The site is not located close to statutory protected heritage assets or listed buildings. The intention is to contribute to local distinctiveness by developing a layout and architectural vernacular which gives the site its own identity but which is appropriate to the wider area, has as been ascertained through the analysis process.
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9.0 | Sustainability The Government’s guidance on sustainable development is contained in the National Planning Policy Framework. The following statement addresses the 5 key headings set out by Sheffield City Council which are listed below:
REINFORCE NEIGHBOURHOODS AND COMMUNITIES The development of this residential scheme will contribute towards an increase in the number of people living in this area.
Support and help revitalise the local economy;
Reinforce neighbourhoods and communities;
Provide a range of transport options and inclusive access;
Protect and enhance the natural environment and resources; and
Integrate high quality design and construction.
The health, wellbeing and quality of life of those who will be using an area will be influenced by its cohesion.
SUPPORT AND HELP REVITALISE THE LOCAL ECONOMY
The vitality of neighbourhoods is enhanced by creating variety and choice within the development and should cater for a range of demographic groups especially families.
This application is proposed in a relatively sustainable location with good access to local villages and into Sheffield City Centre by bus. There are existing bus stops to the north of the site with good bus services to Sheffield. The site is also located within close proximity to both Oughtibridge and Wharncliffe Villages which have services such as shops, pubs, post office and schools. All of these can be walked to in 5-10 minutes. The site provides an opportunity for residential development within easy reach of a range of education, employment, retail and leisure opportunities.
Neighbourhoods can be reinforced by movement networks, the mix of uses and tenures, the amount and position of open space and local vernacular building materials and styles.
The layout of the proposed development will increase natural surveillance both within the application site and of the surrounding area and woodland. An increase in activity in the area will also promote a safer, crime free environment.
PROVIDE A RANGE OF TRANSPORT OPTIONS AND INCLUSIVE ACCESS The new residential development that will form part of the outline application will be accessed from Langsett Road North by means of a single vehicular access. Internally within the site a new vehicular bridge is proposed (subject to detailed design) over the River Don allowing vehicles to access the eastern part of the site.
The proposed redevelopment of this site will revitalise and enhance this site and provide high quality residential accommodation. The site will contribute towards the overall amenity and sustainability of the area.
To the southern end of the site a new pedestrian footbridge is proposed (subject to
Employment will also be created during the construction process.
village to the south.
detailed design) from the development over the River Don to Langsett Road North. This provides good pedestrian routes from within the new development to Oughtibridge
There will be a variety of vehicle routes, pedestrian routes and cycle routes within the proposed development with pedestrians / cyclists been able to access / exit the site
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9.0 | Sustainability from both the northern and southern ends. Inclusive access within the layout will provide for ease of movement by all social groupings and will meet the standards for disabled access for such items as steps, ramps, door widths, etc. The 'approach' to the dwelling, the area of land within the curtilage of the property
from the boundary of the plot up to the building itself, will have 'accessible' paths and
There are opportunities to reduce the environmental footprint of the development by incorporating sustainable design and construction techniques. The following list are a set of principles that could be explored by the developer.
Use renewable / sustainable sources and recycled aggregates in construction.
Orientating the new homes and buildings to maximise solar gain
Provide opportunities and space for home based working and office space within new homes;
The use of efficient appliances, heating systems, energy controls and management; improved insulation and glazing;
Project wide preference for local labour, materials, goods and services where possible.
Enhance existing green spaces in the surrounding area.
Provide cycle parking and associated facilities within the development.
Waste minimisation during construction process and the promotion of future waste reduction.
The use of permeable surfaces and paving as part of the sustainable urban drainage strategy (Which Sheffield City Council have confirmed they will adopt)
Investigate into the potential use of grey water / rainwater harvesting systems to reduce water consumption.
A certain percentage of dwellings could also be fitted with Photovoltaic panels to the roof to provide solar energy.
Dwellings will have energy efficient condensing boilers installed together with toilets and showers that have water saving features.
High levels of insulation will be provided as required by current building regulations in order to make the buildings sustainable as well as cost effective.
drives , taking into account the topography of the site. The use of various surface materials, dropped kerbs, tactile paving, parking and drop off points will be used to facilitate ease of movement by all.
PROTECT AND ENHANCE THE NATURAL ENVIRONMENT AND RESOURCES The site is surrounded by existing woodland and ancient woodlands. These are proposed to be retained and the new development will respect this woodland by not encroaching into it. The River Don runs through the centre of the site and at present flows between buildings which are hard up to the riverside. The proposals of this development are to open back up the riverside area and create a green corridor with river banks that will provide the habitat for wildlife and plants to thrive. This will also enhance this area providing attractive outlooks from new dwellings and promote riverside walks by local residents.
The proposals will provide opportunities for a mix of biodiversity within the garden areas of the new dwellings. The garden areas will be lawned and surrounded by secure boundary treatments. The mix of plant species grown within gardens will provide opportunities for small wildlife and garden birds to benefit from the development to a much greater extent than that which currently exists.
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9.0 | Sustainability Climate Change
Sheffield City Council have a number of policies relating to climate change and so below we have highlighted what we will be seeking to achieve.
The development should seek to minimise water consumption and maximising water re-cycling
The development should use sustainable materials wherever possible and make the most sustainable use of other materials;
The development should minimise waste and promote recycling, during both construction and occupation.
Policy CS63 ‘Responses to Climate Change’
The proposed development responds positively to policy CS63 in the following ways:
The development proposes a higher density of development in a location that is well served by sustainable forms of transport
Promotes routes that encourage walking, cycling and the use of public transport
Development will be designed to increase energy efficiency and reduce energy consumption and carbon emissions
The development has been designed so that it is located to eliminate unacceptable flood risk
The development is on previously developed land
The development will be designed with a sustainable drainage system
Policy CS 64 ‘Climate Change, Resources and Sustainable Design of Developments’
The proposed development responds positively to policy CS64 in the following ways:
All new buildings should be designed to reduce emissions of greenhouse gases and function in a changing climate.
Any future layout will make the best use of solar energy, passive heating and cooling, natural light and natural ventilation
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10.0 | BFL 12 Assessment
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10.0 | BFL 12 Assessment Building for Life is the industry standard endorsed by Government, for well-designed homes and neighbourhoods that local communities, local authorities and developers are invited to use to stimulate conversations about creating good places to live. The 12 questions below reflect the vision of what new housing developments should be: attractive, functional and sustainable places. Redesigned in 2012, from the original 20 questions, Building for Life 12 is based on the new National Planning Policy Framework and the Government’s commitment to build more homes, better homes and involve local communities in planning. We have carried out our own assessment below where we have answered each of the 12 questions and given each either a green or amber light.
Integrating into the neighbourhood 1 Connections Does the scheme integrate into its surroundings by reinforcing existing connections and creating new ones; whilst also respecting existing buildings and land uses along the boundaries of the development site? There is an existing vehicular access that is being moved slightly further north to allow improved visibility but ultimately retains that existing connection. A new pedestrian connection is being created to the southern end of the site that did not previously exist. This is to provide pedestrian connection from the proposed residential development into Oughtibridge village to the south. This will be provided by the construction of a new footbridge over the river Don. There are no other uses along the site boundary other than a few residential dwellings to the north and these will be respected by creating a new tree buffer between Langsett Road and the site to the east.
2 Facilities and services Does the development provide (or is it close to) community facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafes? The site is located within 600m of Oughtibridge village to the south where there are pubs, shops, a primary school, a post office, a chemist, a large park and sports fields. To the north it is only 150m to the nearest Pub (The Wharncliffe Arms) and then 500m to Wharncliffe where there is a further pub, a primary school, a post office and a church.
3 Public transport Does the scheme have good access to public transport to help reduce car dependency? There are existing bus stops on Langsett Road to the northern end of the site (routes 57SL and 268SL) that go to and from Sheffield City centre and also link to the SuperTram and so provide very good public transport connections.
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10.0 | BFL 12 Assessment 4 Meeting local housing requirements Does the development have a mix of housing types and tenures that suit local requirements? The development will provide for a range of housing opportunities, from starter homes and apartments to medium and larger size family dwellings, including an element of affordable housing to be delivered either on site or as a contribution to off-site provision elsewhere. This diversity of homes and tenures will help to create a balanced and sustainable community over time. The final details of this will be submitted as part of any reserved matters planning application.
Creating a place 5 Character Does the scheme create a place with a locally inspired or otherwise distinctive character? The design approach is to create a positive identity for the site which helps improve local distinctiveness, whilst being sympathetic to the prevailing mixed suburban character, in terms of scale, materials and detailing. A co-ordinated approach to the architectural treatment of individual properties within the site will ensure there is a common distinctive architectural aesthetic across the scheme. Variety to key plots will aid legibility and place-making. The most distinctive characteristic of this site will be the setting of it in amongst the existing woodland setting with the river Don running through the centre of the site.
6 Working with the site and its context Does the scheme take advantage of existing topography, landscape features (including water courses), wildlife habitats, existing buildings, site orientation and microclimates? Once the existing buildings have been demolished there will need to be some re-grading of the land and raising of levels in areas however in general the proposals are to work with existing topography. One of the main features of the site is its setting within the existing woodland. This is being retained and will create an attractive setting for the development. The river Don runs through the middle of the site and is not only being retained but will also be taken advantage of as the proposal is to create attractive riverside walks along the river bank and design riverside apartments and dwellings that enjoy the setting.
7 Creating well defined streets and spaces Are buildings designed and positioned with landscaping to define and enhance streets and spaces and are buildings designed to turn street corners well? Buildings will be designed to provide a clear distinction between public space (the street) semi-private space (front gardens) and secure private space (homes and rear gardens). The orientation of dwellings will ensure active frontages relate to the street and maximise surveillance. Any detailed proposal at reserved matters stage should consist of a clear hierarchy of streets and spaces which are well defined by buildings and landscape.
8 Easy to find your way around Is the scheme designed to make it easy to find your way around?
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10.0 | BFL 12 Assessment The proposed movement and street network provides a clear hierarchy of street types which will aid legibility and way-finding. The street hierarchy and variation within development plots will aid localised navigation and ensure it is easy for people to find their way around the development. Key prominent plots, corner locations and vista stopping homes will have slightly contrasting design approaches from neighbouring properties to provide subtle way-markers throughout the scheme
Street & Home 9 Streets for all
Are streets designed in a way that encourage low vehicle speeds and allow them to function as social spaces? As this is an outline planning application then no detailed design is being proposed however any detailed proposals forming part of the reserved matters application should seek to do the following: The main street should include speed restraint measures such as horizontal deflections and tight corner radii. Lower hierarchy streets should be designed to encourage low vehicle speeds through narrower carriageways, shared surfaces and the positioning of homes to create more intimate streetscapes. Lower order streets should be a shared space, and therefore offer more scope for informal activity. The design approach should be to create good access to open spaces throughout the development as key locations for social interaction.
10 Car parking Is resident and visitor parking sufficient and well integrated so that it does not dominate the street? Sufficient allocated parking and spaces for visitors will be provided throughout the scheme. As this is an outline application we are not proposing a detailed solution and so any detailed scheme at reserved matters stage should seek to provide sufficient parking that integrates into the development. There should be a mix of parking solutions proposed, some dwellings having parking to the front while others having parking down the side of the dwelling allowing areas for landscaping to the fronts of dwellings. A large number of the detached dwellings may have integral garages to allow people to put one of their cars away out of sight. There is then only a single drive in front allowing areas for landscaping to the street. Throughout the development there should also be adequate visitor parking provided.
11 Public and private spaces Will public and private spaces be clearly defined and designed to be attractive, well managed and safe? All residential streets will benefit from active frontage and natural surveillance from the new homes that enclose them. Front gardens will be clearly defined by changes in surface, landscape and/or boundary treatments to provide clearly defined public and semi-private space. Rear gardens are locked together to form secure private spaces with robust and attractive boundary treatments to public areas and between plots. The open space focal points each have a specific function and have been located as to provide easy access for residents, and high levels of natural surveillance from surrounding properties, passing pedestrians and motorists.
12 External storage and amenity space Is there adequate external storage space for bins and recycling as well as vehicles and cycles? Proposed homes will have sufficient private amenity spaces for the storage of bins away from the front of properties in rear gardens, with easy access to the street. Homes will have sufficient allocated parking and in most instances garages are provided which can store cycles. Where garages are not available (e.g. terraced and some semi-detached units) sufficient amenity space will be provided to enable sheds to be erected.
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11.0 | Summary
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11.0 | Summary In respect of this outline planning application the applicant CEG are not seeking approval for the detailed design of the layout or the new dwellings at this stage. The Design and Access Statement has covered extensive site analysis and identified the key constraints leading to a series of Parameter Plans that will guide any future reserved matters application. These parameter plans have been produced following the extensive site analysis and the series of surveys and reports that have been carried out by consultants. It is considered that the approach to the development of the scheme provides a robust guide.
Below is a summary of the scheme proposals:
Circa 320 new dwellings / apartments.
10% of the development area will be publicly accessible open / amenity space
Retention of the existing woodland surrounding the site
New vehicular and footbridge over the River Don at the southern end of the site
Creation of new pedestrian and cycle links including a riverside walk.
Potential for a variety of accommodation type ranging from 2-5 bedroom dwellings and apartments
Range of dwelling types including terrace, semi-detached and detached types.
Range of house storey heights including 2, 2.5 and 3 storeys in height.
Higher density scheme of 3/4 storey apartments / dwellings close to Langsett Road North
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