Land Adjacent to Burton Gateway, Branston Application...st. modwen recently secured outline planning...

Land Adjacent to Burton Gateway, Branston

Design & Access Statement

Rev D - 11 December 2014

lisa.roberts

Text Box

P/2015/00012 Received 05/01/15

LAnD ADjAcent BRAnSton GAtewAy | design & access statement

#. section Heading

2

1. Introduction 03

2. Location 06

3. Site context and evaluation 08

4. Design Principles 12

5. Layout 16

6. Amount & Scale 18

7. Indicative Masterplan 20

8. Landscape Strategy 24

9. Access and circulation 26

10. Phasing and Delivery 30

11. Development Benefits 32

contentsLAnD ADjAcent BRAnSton GAtewAy | design & access statement

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design & access statement | LAnD ADjAcent BRAnSton GAtewAy

#. section Heading

33


Introduction

this statement has been prepared by stephen george & Partners on behalf

of st modwen developments Limited in support of the submission of an

outline application for:

“outline planning application (with all matters reserved except means of access) for up to 21,500m2 of employment floorspace (comprising 17,200m2 of class B8 Storage and Distribution and 4,300m2 of class B2 General Industrial) with ancillary offices together with associated car parking, servicing, landscaping, drainage works, earthworks and other ancillary works.”

Purpose of this document

this document has been prepared in order to meet a number of

requirements:

• to explain the design principles that have been established,

demonstrate how they have been incorporated into the proposal

and to ensure that the overall application site is developed in a

cohesive manner.

• to protect the future integrity of the development to the benefit

of owners, occupiers, other key stakeholders and the local

community.

• to provide access information that demonstrates reasonable

provision of access for all.

it should be read in conjunction with the following documents:

• site Location Plan (drawing 13-196-P001)

• Parameters Plan (drawing 13-196-P002)

• site Plan (drawing 13-196-P003) (For illustrative purposes only)

• Planning statement

• ecological assessment

• aboricultural survey

• Flood Risk assessment and drainage strategy

• noise impact assessment

• Phase 1 desk study Report

• transport assessment

• Framework travel Plan

1. intRoduction


4

1. intRoduction

Scope and content of the Design and Access Statement

the statement describes the site’s history, its characteristics and

surrounding context. it also explains the design approach that underpins

the development proposals. the design and access statement concludes

that the applicant has thought carefully about how all site users will be

able to utilise the place proposed to be created at the application site.

the town and country Planning (development management Procedure)

(england) (amendment no.2) order 2013 sets out the requirements for a

design and access statement. one statement should cover both design

and access, allowing applicants to demonstrate an integrated approach

that will deliver inclusive design, and address a full range of access

requirements throughout the design process.

it is recognised that it is a formal planning requirement to submit a design

and access statement. We also believe that it is a useful tool to guide

consultation and to present the design and access challenges that

development of the site will bring forward.

in accordance with advice published by the commission for architecture

and the Built environment (caBe) in connection with design and access

statements, the process has been fully informed by a consideration of

issues, including:

• use: What buildings and spaces will be used for;

• amount: How much would be built on the site;

• Layout: How the buildings and public and private spaces could be

arranged on the site and the relationship between them and the

buildings and spaces around the site;

• scale: How big the buildings and spaces could be;

• Landscaping: How open spaces will be treated to enhance and

protect the character of the place;

• appearance: What the buildings and spaces will look like;

• Vehicular and transport Links: Why the indicative access points

and routes have been chosen, and how the site responds to road

layout and public transport provision;

• inclusive access: How everyone could get to and move through

the place on equal terms regardless of age, disability, ethnicity or

social grouping.


5

1. intRoduction

Planning context

st. modwen recently secured outline planning permission for a mixed use

development, principally comprising residential and employment uses, on

Land south of Branston (LsoB) (Ref: P/2013/00432) (approved masterplan

contained in appendix 3). the employment element of this permission is

to be known as ‘Burton gateway’. the applicant is committed to the

successful delivery of areas of high quality employment at this highly

accessible and sustainable location and is now seeking to provide a

sensitively designed extension to the Burton gateway. this will use the

design parameters established through the outline planning permission

and make best-use of the existing and approved infrastructure, including

the left-in / left out junction from the a38 that was approved as part of

the Burton gateway.

the development will give rise to a number of economic, social and

environmental benefits. importantly, the development will create jobs in

the local area in line with the government’s commitment to securing

economic growth. the site benefits from a strategically advantageous

location that is well-suited to employment uses due to its excellent links

with the strategic highway network.

this outline planning application is submitted following discussions with

officers at east staffordshire Borough council (esBc) and other statutory

consultees, including staffordshire county council and the Highways

agency.

esBc provided a screening opinion on 1st may 2014 (see appendix 4)

which confirmed that it did not consider that the proposed development

would have significant environmental effects, having considered the

criteria set out in schedule 3 of the town and country Planning

(environmental impact assessment) Regulations 2011 and, as such, it is

considered by the local planning authority that the proposals do not

constitute eia development.

the planning application represents the culmination of extensive technical,

design and consultative work prior to submission, which has demonstrated

that there are no technical or environmental constraints to development;

that the proposals are consistent with national and local planning policy;

and, that there are no other material planning considerations which would

justify withholding planning permission for the proposed development.

the proposals will bring a range of clear economic, social and

environmental benefits (‘net gains’) in accordance with the nPPF. We

consider that the proposals represent sustainable development and should

benefit from the presumption in favour of sustainable development.

Location

the application site comprises approximately 6.4 hectares of land located

to the south of Branston approximately 6km south of Burton upon trent

town centre and 2.27km northeast of Barton-under-needwood. the site

is situated off the eastern side of the a38 carriageway in Branston;

positioned between the a38 Branston exchange to the north and the a38

Barton turns junction to the south and is positioned directly to the south

of the approved Burton gateway development.

Branston is a village to the south of Burton-upon-trent and adjoins the

main built up area of the town. it comprises approximately 1,700 homes,

together with a range of local facilities including doctors’ surgery, public

house, local convenience stores and a post office. the village is served by

Rykneld Primary school (approximately 250m from the site) and Paget

High school (approximately 1000m from the site) located on main street

and Burton Road respectively.

Branston is connected to the wider region by the a38, notably to derby in

the north and Lichfield in the south. the accessibility of Branston is

enhanced by the proximity of the a38 and, in addition to road

connections, it has a train station and bus service.

2. LocationLAnD ADjAcent BRAnSton GAtewAy | design & access statement

6Location

Barton Under

Needwood

Site

Branston

A38

2. Locationdesign & access statement | LAnD ADjAcent BRAnSton GAtewAy

7

Integration with Land South of Burton Masterplan (LSoB)

the land running from the northern boundary of the site to the existing

urban edge of Burton-on-trent, located between the a38 and River trent,

also falls within the applicant’s ownership. this land has outline planning

permission for a major mixed use development including 71,533m2

(770,000ft2) of employment floorspace (classes B2 general industrial and

B8 storage and distribution) known as ‘the Burton gateway’.

the site will form a natural extension to the adjoining employment

developments and will share an internal link road, connecting to the left in

/ left out a38 junction.

LsoB masteRPLan

site


8

3. site & constRaints

Site & constraints

the site comprises two semi-improved grassland fields divided by a ditch

running east to west with an overgrown hedgerow. the rear gardens of

properties located on the Lichfield Road (a38) back onto the north-west

corner of the site. there are further fields beyond the northern boundary

formerly used for gravel extraction. the south of the site is delineated by a

garden centre, and there is another single residential dwelling on the a38

with a garden boundary that backs onto the site’s south west corner. the

eastern boundary is formed by the cross country (Birmingham to derby)

Railway Line.

environment agency (ea) Flood maps indicate the site is located in Flood

Zone 1 and partially within Flood Zone 2. the surface water flood maps

indicate the majority of the site has a very low risk of surface water

flooding (less than 1 in 1000% (0.1%) chance of flooding) with some

small isolated areas at a low risk (between 1 in 1000% (0.1%) and 1 in

100 (1%) chance of flooding).

the site falls within the national Forest area designation on the adopted

Proposals map; however, it is not subject to any other landscape,

ecological or heritage designations.

Burton Gateway

A38

Railw

ay

site


9

3. site & constRaints

constRaints PLan

a

B

c

d

e

KeY:

site Boundary;

existing hedgerow and tPo tree to be

removed.

adjacent residential uses;

Railway;

a38

area of LsoB masterplan

dB

c

e

B

c a

F

F


10

4. design PRinciPLes

Design Principles

as part of the early design appraisal stage various uses options and layout

configurations were considered both in isolation and in conjunction with

the wider LsoB masterplan.

as part of this analysis a number of key design principles were established,

as follows, these principles were driven by both site constraints and

opportunities along with potential operator requirements and market

demand.

the key design aims are to produce:

• a layout which is flexible enough to accommodate a wide range

of uses, integrated into an extensively landscape setting.

• a primary road system that is an integral part of the landscape

and suds strategy established in the LsoB masterplan.

• a scheme which can accommodate units independently or as part

of the wider masterplan

• a scheme which responds to the site constraints

Design Proposal

the development proposal is for an employment development comprising:

“up to 21,500m2 of employment floorspace (comprising 17,200m2 of

class B8 storage and distribution and 4,300m2 of class B2 general

industrial) with ancillary offices together with associated car parking,

servicing, landscaping, drainage works, earthworks and other ancillary

works.”

the layout will have a clear hierarchy between servicing, cars and

pedestrians, with permeability being maximised to help modal shift by

encouraging walking, cycling and the use of public transport.

Where possible, existing landscaping will be retained and opportunities for

planting to the site perimeter maximised. Planting will be concentrated

into meaningful blocks rather than diluted into narrow planting strips with

a strong landscaped avenue running through the site.

the development will be sustainable with a holistic approach being taken

to create a sustainable development at all levels, from economic and

community through to embodied energy and energy use.

the development will give rise to a number of economic, social and

environmental benefits. importantly, the development will create jobs in

the local area in line with the government’s commitment to securing

economic growth. the site benefits from a strategically advantageous

location that is well-suited to employment uses due to its excellent links

with the strategic highway network.


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4. design PRinciPLes

deVeLoPment PRinciPLes

Key

site Boundary

Landscape buffer to adjacent

residential and a38

existing trees and hedge to be

removed and new planting to replace

suds system connecting into wider

LsoB masterplan

site access via Burton gateway

Key frontage to address estate roadd


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5. design PaRameteRs

Floorspace

the overall site occupies approximately 6.2 hectares and can

accommodate up to 21,500 m2 of employment floorspace split as follows:

• 4,300m2 of class B2 general industrial

• 17,200m2 of class B8 storage and distribution

Parking provision will be provided in line with east staffordshire Borough

council’s (esBc) ‘maximum Parking standards’ supplementary Planning

guidance (december 2004). this specifies a maximum of 269 car parking

spaces in total and a minimum of 71 cycle parking spaces located close to

building entrances.

Scale

the proposed employment units have been designed to complement the

large scale units approved in the southern section of the Burton gateway

development and will adhere to the established Burton gateway’s

established design parameters to ensure the two developments are

congruous.

the site can accommodate either a mix of units as shown on the

illustrated site plan or a larger single unit up to 21,500m2.

Height

maximum heights (to ridge) and floorplates have been established based

on market demand and also to achieve a sensible configuration of units

across the site. it is assumed that a haunch height of 12 to 15m would

meet market demand giving a height of 15m to 18m to ridge. Flues, roof

mounted ventilation and chimneys may exceed the levels and would be

considered as part of the detail design and reserved matters applications.

Ancillary Structures

ancillary structures such as sub stations, bin stores and cycle stores should

be considered at the detailed design stage to ensure that these are an

integrated part of the overall design.

Lighting

an appropriate lighting scheme will be developed that is sympathetic to

the site’s location and minimises light pollution. the applicant would

accept a suitably worded planning conditions requiring further details to

be provided following the grant of outline planning permission.

Fencing

generally car park areas will be kept open to the estate roads with the

service yards enclosed by a Palladin type fence up to 2.4m high. the fence

will be coloured dark green. gates, where required, will be set back from

he highway to allow for one vehicle to queue without impacting on the

highway itself.


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5. design PaRameteRs

PaRameteRs PLan


6. indicatiVe masteRPLan

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Indicative Masterplan

Whilst this application is outline an indicative masterplan has been

prepared demonstrating the way in which the parameters and land use

can be accommodated on the site.

a new estate road links to the Burton gateway masterplan and runs

parallel to the railway. Between the railway and the estate road is a linear

suds feature which provides surface water attenuation.

Buildings are set away from the existing residential uses which are

screened with a large belt of woodland planting to safeguard residents

privacy and amenity. offices are located on the south eastern side of the

buildings to address the estate road. Parking is located to the front with

service yards generally located along the sides of the units.

soft landscaping will be provided along the boundaries to soften the

employment areas and filter views from the nearby residential properties.

the existing hedgerow and tPo tree within the site will be removed and

new tree planting will be used to reinforce these mitigate their loss. this

generates ecological benefits with new planting providing habitat and

foraging areas.

the peripheral landscaped areas proposed will also provide a sensitive

transition from the development to the surrounding countryside, but also

seek to serve as a contained development edge, thereby assisting with the

integration of the proposed development into the surrounding landscape.

indicatiVe masteRPLan


6. access and ciRcuLation

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Site Access

Branston is connected to the wider region by the a38, notably to derby in

the north and Lichfield in the south. the accessibility of Branston is

enhanced by the proximity of the a38 and, in addition to road

connections, it has a train station and bus service.

a number of bus service enhancements will be delivered through the LsoB

proposals, delivered as part of the Burton integrated transport strategy.

the permitted site will include redirected bus services connecting Lichfield

to Burton-upon-trent, real-time information bus shelters within the site

and the provision of a bus gate to enable two-way bus movements

through the site. consideration has been given to the site layout to

ensure bus stops are only a short walk away.

Burton-upon-trent Railway station is situated 4km north of the site and

will be connected to the site via re-directed buses. it provides direct links

to Birmingham and nottingham.

the proposed development will link into the Burton gateway access road

which will provide vehicle, pedestrian and cycle links to the site.

Pedestrian and cycle routes will link into the residential element of the

outline permission to the employment opportunities to the south and the

local centre amenities, including shops and schools to the north.

Access to the Buildings

the solutions adopted will be in accordance with the guidance in the

Building Regulations approved document ‘m’, the intention of the design

team being to follow, where appropriate, the guidance in this document

and to indicate in what respects it was deemed appropriate to consider

any other solutions.

external Pedestrian Access

dedicated pedestrian access facilities will be provided within the extent of

the boundaries.

Pedestrians entering the plots would do so via the car park areas.

Footpaths would lead from the car park areas to the buildings. tactile

paving and dropped kerbs would be provided at all road crossing points

and junctions.

all disabled parking bays will be located as close to the main entrance as

possible, with cycle shelters providing security and protection for bicycles.

safe pedestrian routes from these shelters would meet up with the route

between car park and building entrances. all levels within the car park

areas would have a gradient of less than 1:40, enabling wheelchair access

and ambulant disabled to access the site without difficulty.

all main entrances into the buildings would be ‘wheelchair friendly’ level

entry, with automatic or manual opening doors. the doors would meet all

current Building Regulations Part m requirements. the force required to

operate the doors would be below the maximum force recommended in

the Building Regulations, and the effective opening width of each leaf will

be designed to be more than 800mm.

Internal Pedestrian Access

all entry into buildings would be via the main entrances, which would be

a level approach, therefore removing the need for a stepped threshold or

change in level. all public areas would be suitably sized to accommodate

wheelchair users. they would include appropriate space and waiting

zones. all floor finishes would be suitable for wheelchair access.


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7. deVeLoPment BeneFits

Development Benefits

this proposed extension to the Burton gateway would bring a range of

economic benefits and be consistent the aims of the regional and national

planning policies by strengthening the role of Burton upon trent as a

regional hub. Key benefits would be:

• 6.4 hectares / 21,500m2 of employment floorspace

will provide direct jobs for the local area, plus a significant

number of spin-off and supply chain related jobs.

• the construction of the proposed development would support

construction jobs.

• economies of scale created with clustering of employment uses

that creates a critical mass.

• the development will make efficient use of existing and proposed

infrastructure, particularly as it will take access from the new

junction that was approved through the Burton gateway

development.

• Provision of high quality premises that are flexible enough to

respond to the current and future market to create modern,

bespoke facilities that meet occupiers’ exact needs.

• there is potential that new employment opportunities will be

created including apprenticeships and other forms of training

and skills development for young people.

• the site is sustainably located in close proximity to local

amenities; the potential employee residential catchment areas and

public transport services.

• the proposals would serve as an extension to the consented

mixed use development to the north, providing opportunities to

live and work in close proximity, reducing reliance on the private

car.

• in light of the proposed storage and distribution use, the site

suitably located to benefit from excellent access to the strategic

road network.

• the development is easily accessible via more sustainable modes

of transport with enhancements to the existing public transport

network being delivered through the Burton gateway

development.


17indicatiVe VieW oF distRiBution unit

Stephen George & Partners

contact: Ian yallop

170 London Road

Leicester

Le2 1nD

t: 0116 247 0557

e: [email protected]

www.stephengeorge.co.uk

Stephen George & Partners LLP is registered in england and wales: oc350268.

Registered office: 170 London Road, Leicester Le2 1nD

Land Adjacent to Burton Gateway, Branston Application...st. modwen recently secured outline planning...

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