chapter 4 · • based upon preferred preferred masterplan option 3a melton south sustainable...

Character Areas Plan

Melton South Sustainable N

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Figure 4.4 - South Sustainable Neighbourhood Character AreasNote: • Based upon preferred Preferred Masterplan Option 3A

• The Character Areas Plan is not fixed but shows the principles of the site wide spatial arrangement for the Sustainable Neighbourhood. Each land parcel should use this plan as a guidance tool.

• Based upon preferred Preferred Masterplan Option 3 and information/ stakeholder input freeze on 31/05/2020

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Allotments

Local Centre Residential Centre

Residential Rural Character Commercial

Secondary School Primary School

Linear Park

Residential Character Primary Road

Wetlands Park Play AreasPlay Areas

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Chapter 5: Local C

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Local Centre

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Introduction5.1. A Local Centre is required as part of the South SN to cater

for the new residents and provide a range of community, employment and retail facilities.

5.2. The purpose of the Local Centre is to provide a focus for local life and a successful community that meets the local needs, is accessible and within easy reach by foot, bike or car.

5.3. The Local Centre would mutually benefit other community facilities such as schools and public open space if it is located in close proximity. For example facilities such as parking and public realm can be shared and it would create a central gathering space for the community.

5.4. Policy SS4 South Melton Mowbray Sustainable Neighbourhood sets out the following requirements for the Local Centre in the South SN;

“An accessible local centre to serve the needs of the residents of the development including:

A: A parade of shops providing up to 400 sq.m (net) of A1 (retail)

B: Up to 400 sq.m (net) of other ‘A2 – A5 class’ uses;

C: Small-scale employment opportunities (including B1 (a) office uses); and

D: A range of appropriate non-retail and community facilities and services (including community hall and medical services).”

Melton Borough Retail Study 5.5. Melton Borough Council commissioned a retail study as

an evidence base to support the Local Plan Policy. The following documents were completed in 2015;

• Melton Borough Retail Study 2015, Volume 1 by Peter Brett Associates, July 2015

• Melton Borough Retail Study 2015, Volume 2 (Appendices) by Peter Brett Associates, July 2015

• Melton Borough Retail Study 2015, Volume 3 Melton Household Survey by Peter Brett Associates, July 2015

5.6. Refer to www.meltonplan.co.uk/evidencebase-economy

5.7. The purpose of the study was to provide up-to-date and robust evidence to inform Melton Borough Council’s emerging Local Plan in relation to the requirements for comparison goods and convenience goods retail; food and drink uses; and commercial leisure floorspace.

5.8. For the South SN, the report converts the projected expenditure of the SN population into net retail floorspace for convenience and comparison goods. The report then goes on to rationalise the projection for meeting a proportion of the day-to-day needs of local residents.

5.9. “This assessment therefore only considers whether any top-up convenience spending i.e. between 25 to 30% of total convenience need could be served through a new centre or centres.”

5.10. The report recommends the following provision for the South SN; convenience goods, 240 to 280sqm floor space and comparison goods 210sqm floor space.

5.11. The report concludes

“In relation to South Melton Mowbray, it is considered that planning for some small-scale town centre uses (A1-5) could sustainably be accommodated. Having regard to the figures identified above, it is recommended that the principle of a new local centre or neighbourhood parade could be supported in policy terms. It is suggested that policy be framed in such terms as to restrict A1 retail floorspace to 400 sqm (net). An equal amount of other A1-5 uses (in total) is considered appropriate in this context. It is, however, recommended that the policy provides the Council with the scope to control the format, specifically in terms of unit sizes, of the parade to ensure that it is focused on meeting local needs primarily those generated by the development. It is not considered necessary at this juncture to plan for any formal centre allocation.”

Community Hall5.12. A community hall is a multi-purpose building that can meet

a range from needs such as public meetings, community events, clubs, children’s activities and indoor sports.

5.13. A Community Hall generally has a main activity and assembly space and other ancillary rooms and could include additional small halls.

5.14. The design of the building must ensure that a full range of activities can be carried out at different times of day without impacting on each other.

5.15. The Community Hall for the South SN should as a minimum have a Main Hall of 18m by 10m with a clear height of 6.1m, a kitchen, a meeting room, toilet facilities and an appropriate quantity of storage.

5.16. Other considerations are car parking, the development of outdoor facilities and subsequent extension of the building.

Medical Centre5.17. The Local Centre may present an excellent opportunity

accommodate the increased primary care capacity which is required in the town. The Clinical Commissioning Group (CCG) has provided information about the development process and how they would like the process managed; The CCG prefer that the new surgery to be built and owned by the practice concerned or a nominated specialist healthcare 3rd party developer, and have set out the area requirement for the extended facilities as 0.5 acres (0.2 hectares) of land to build a two storey building with approximately 700sqm GIA.

Other non-retail and community facilities and services5.18. Additionally a variety of other community facilities and

services should be provided at the Local Centre for functionality and to supplement the offering.

5.19. These could include a public realm area with seating, public art, leisure facilities, recycling area and informal play areas. Outdoor sports (e.g. bowls, tennis or multi use games area) would also supplement the Community Hall.

5.20. Parking should be provided to meet Leicestershire County Council parking standards contained within the Leicestershire Highways Design Guide for all the buildings within the Local Centre.

Local Centre Location5.21. Options for the location of the Local Centre have been

considered and assessed. These options can be seen on Figure 5.1 Local Centre Location Options.

5.22. All options position the Local Centre centrally to the SN with good connections by road and with the majority of residential areas in the South SN within 10 minutes walking distance. Option 3 however is less well connected by walking and cycling as it is separated from the SN by the MMDR road.

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5.23. Option A - Pro’s and Con’s

• Good visual presence and accessibility from busy roads; Dalby Road linking to the centre of Melton, the MMDR and the Primary Road through the SN;

• Compliant with policy SS4 providing a parade of shops to either side of the Primary Road;

• Location forms a gateway into the SN and the compact layout creates a focal point for the community.

5.24. Option B - Pro’s and Con’s

• Good visual presence and accessibility from busy roads; Dalby Road linking to the centre of Melton, the MMDR and the Primary Road through the SN;

• Compliant with policy SS4 providing a parade of shops along the Primary Road;

• Location forms a gateway into the SN and it’s linear nature allows flexibility.

5.25. Option C - Pro’s and Con’s

• Location only constrained to the north therefore opportunity to extent as required in the future;

• Makes use of land within the SN allocation that has been severed from the allocation by the MMDR located further north than originally considered;

• Good accessibility and presence on the MMDR but less so than Options A and B as it is not on a primary road link to the centre of Melton;

• Could be delivered when required without impacting on dwellings that are occupied;

• Location to the south of MMDR, accessibility will need to be considered in the design of the road (pedestrian crossings etc.).

Local Centre Preferred Location5.26. Option B is the preferred choice in line with Masterplan

Option 3A.

Figure 5.1 - Local Centre Location Options

Local Centre

NOTE• Based upon preferred Preferred Masterplan Option 3A

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• Urban Landscape Materials Palette and emphasis on robust materials. Public realm and street tree planting with well defined street-scape and public realm areas. Public open space to be provided at the front of the main entrances.

• Cycle parking provided near schools, workplaces, shops and public buildings in prominent location with natural surveillance for security.

• Public car parking incorporated into public realm with potential to share use with Primary Schools during pick-up and drop-off times.

• Deliveries and refuse storage to the rear of buildings

Location5.27. Centrally within the Sustainable Neighbourhood and

adjacent to a main road that leads to the centre of Melton with strong pedestrian and vehicle access links

Function5.28. A neighbourhood hub that provides a destination for the

local community and can provide a diverse mix of uses including homes, shops, employment, health and/or other community facilities.

Character5.29. Provide an parade of shops

5.30. Retention of existing mature trees and hedgerow vegetation wherever possible. Designed around ‘secure by design’ principles to ensure safe, accessible and welcoming environments for people of all ages. Safe and dedicated access routes for walking and cycling, including formal planting of avenue trees and shrubs to enhance character. High quality public realm materials.

Requirements:• 1400 square meters of retail and commercial floor space• Small scale employment B1 office use• Community facilities, such as a ‘Village’ Hall and / or

medical facilities• Higher density residential dwellings• Minimum 40-bed extra care housing, fully accessible

Design Parameters 5.31. The following design parameters should be adhered to:

• Occasional 2.5 and 3 storey high density mixed use buildings at key focal points

• Buildings designed to exceed building regulation standards for energy and efficiency where viable

• Fully accessible buildings • Prominent frontages onto public realm and public open

space• Community buildings to be focal buildings in prominent

location and defined by a change in design, materiality or height.

• Urban Built Form Materials Palette. Building design to tie in with the surrounding neighbouring buildings.

• Strong pedestrian and cycle links to neighbouring schools, Parks and Linear Park

• Public realm to include formal SuDS, street tree planting, street furniture and benches and potential for informal play.

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Chapter 6: Education

Schools

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Introduction6.1. With the generation of 2000 new homes within the South

Sustainable Neighbourhood, additional schools are needed to cater for the growth in population.

6.2. Policy SS4 contains the following guidance on the provision of schools - “A new primary school (2.5 hectares) as part of a local centre and financial contributions towards secondary education, to meet the identified need for school places”.

6.3. Leicestershire County Council Education Authority have now provided updated requirements for school provision within the South Sustainable Neighbourhood. These requirements are additional to policy SS4 and are as follows:

• 1 Primary School - single form entry (210 place) within 1 hectare of land.

• 1 Primary School - two from entry (420 place) within 2 hectares of land.

• 1 Secondary School - A 650 place school within 5 hectares of land.

6.4. A number of considerations have been made when choosing the locations for the schools both to serve their functional needs and to integrate them with the community and the Sustainable Neighbourhood. These are;

• Location on main links and roads that are easy to access by car, foot or bike.

• Ensuring good pedestrian and cycle links

• Providing a relationship with other facilities such as the Local Centre, sports pitches and public open space that could be used and benefit the school.

• Located so that schools can be phased and be delivered as needed to serve the populations/ housing.

• In prominent locations that are easy to find where the building can act as a landmark and provide character to the area

• Locations with coverage across the SN (within 15 minutes walk) so that all new residents are able to use sustainable methods to travel to school which will improve the health of students.

• Located to be able to share the school facilities with the local community.

6.5. Policy SS4 stipulates the requirement of a Primary School that is part of a Local Centre. The Secondary School being near the Local Centre may also have a mutually beneficial relationship however it is not a policy requirement.

6.6. A series of options have been brought forward and reviewed for both the Primary Schools and the Secondary School.

Secondary School Location Options6.7. A secondary school needs to be accommodated to support

the South SN and other development in Melton Mowbray with 650 places and a minimum land requirement of 5 hectares. Contributions will be made towards the school from other developments in the town and the villages as well as the Melton South SN.

6.8. The 5 hectares is the recommended minimum gross area for a 650 place Secondary School recommended for mainstream schools with Building Bulletin 103 government guidelines. It is therefore assumed that 5 hectares of land does not include space needed for the school to expand in future plan periods should Melton (and the wider rural catchment area) have further development beyond this Plan period (up to 2036) therefore additional land for future expansion of the school should also be considered. School location Option A is the only option that would allow future expansion of the school.

6.9. A Secondary School was not a requirement of the Local Plan Policy (SS4) and therefore it is not included within the Sustainable Neighbourhood. However, it is critical to allow the anticipated levels of growth both from this development and others in the wider catchment area.

6.10. For this reason, the land required for the school has to be found in the most suitable location, but most likely, outside the allocated masterplan area.

6.11. Five potential options have been identified within the Masterplan area and its surroundings. The location of these options is identified on Figure 6.1.

6.12. An analysis of deliverability of the five options is summarised in table 6.1.

Secondary School Preferred Location6.13. The preferred secondary school location is Option B. This

option is supported by Melton Borough Council and can be supported by the landowner. It has been integrated into Masterplan Option 3 of the South Sustainable Neighbourhood Masterplan at Chapter 4.

6.14. Leicestershire County Council were consulted on the location of the Secondary School on 11th March 2020, and advised in May 2020 that in their opinion, Option B is their preferred location as it is within the allocation; however it is contrary to the adopted Plan due to not being specified within the Policy.

6.15. Following consultation with stakeholders, and a detailed analysis of the pros and cons of each option (see chapter 4), Option B from the table 6.1 has been taken forward to produce the Council’s preferred Masterplan for the South Sustainable Neighbourhood.

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South Sustainable Neighbourhood Boundary

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Figure 6.1 - Secondary School Location Options

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Primary School Location Options6.16. Primary School provision needs to be accommodated to

support the South SN and other development with 630 places and a minimum land requirement of 3 hectares.

6.17. The requirement for a Primary School was in the Local Plan Policy (SS4) as a single school provision on 2.5 hectares of land however this has now been clarified by Leicestershire County Council as a slightly larger provision of 3 hectares provided as 2 schools rather than 1.

6.18. When assessing the location and delivery of Primary Schools, various options have been considered.

6.19. Providing two schools; a single form entry and two form entry school.

• This is the requirement requested by Leicestershire County Council for provision within the South SN

• The delivery of each school can be phased to be delivered at the necessary point in the growth of the town

• The schools can be provided in walkable locations to cover the whole population of the SN.

• No provision for future expansion• No provision for future expansion

6.20. Providing a single three form entry school• This would provide the necessary school places within a

single location, central to the SN• The school can be phased and extended to deliver

school places at the necessary point in the growth of the town

• Development cost efficiencies • No provision for future expansion• LCC do not support a 3 form entry school option

6.21. Locating a Primary School south of the MMDR• Land to be selected that is represented by a developer• Would use access from an MMDR roundabout or main

road and make positive use of the new link road.• Make use of SN allocated land that is south of the

MMDR.• The delivery of the school could be at the necessary

point in the growth of the town• Pedestrian and cycle access would be more difficult• Open up land for housing (approximatively 70 dwellings)• Potential provision for future expansion

Option Deliverability

A Option AApproximately 5.4ha of land, to the south of the Southern Melton Mowbray Distributor Road, immediately to the west of the B6047, outside of the Melton South Sustainable Neighbourhood allocation, but close to the centre of the allocation.

Ownership/Control: Davidson have option over the land.

Location: It relates and connects well to the land allocated for the SN, and due to its central location and anticipated infrastructure it should be easily accessible for residents. In addition, it is in a geographically appropriate location for a third secondary school for the town, given the location of the other two secondary schools in the town centre and to the far north of the town.

Policy: Outside, but adjacent to the Local Plan allocation.

Timescales: This could be delivered at the necessary point in the growth of the town and therefore accelerate the delivery of HIF as well as housing and the masterplan

B Option BNorth of the Southern Melton Mowbray Distributor Road, immediately west of the B6047, centrally located within the Melton South Sustainable Neighbourhood allocation

Ownership: Davidsons have options on the land, but it is owned by the Town Estate. This option would involve commitment from the County Council with regards to the payment for the land due to it being owned by a charity, which could delay its delivery significantly.

Location: Good central and accessible location.

Policy: It is within the allocation, but would remove at least 5ha of development land (c. 150-200 dwellings)

Timescales: This could be delivered at the necessary point in the growth of the town, if funding is made available.

C Option CSouth of the Southern Melton Mowbray Distributor Road, outside of the Melton South Sustainable Neighbourhood allocation, adjacent to employment land allocation.

Ownership: Greenlight (land promoter)

Location: Poor in terms of accessibility. It doesn’t relate well to the housing allocation.

Policy: Outside the allocation area.

Timescales: This could delay the housing delivery as there is no access infrastructure in place until the southern link is completed.

D Option DLand to the west of the Leicester Road Industrial Estate, south of Leicester Road (A607), allocated as employment land within the adopted Local Plan.

Ownership: Davidsons have option over the land

Location: On employment allocation, adjacent to other existing employment land. Not ideal for school.

Policy: This would result into the loss of ideally located allocated employment land which is crucial for the delivery of the Local Plan.

Timescales: This could be delivered at the necessary point in the growth of the town, but the loss of employment land is not desirable.

E Option ELand to the east of the Melton Sports Village site (north of MMDR, east of A606 Burton Road).

Ownership: Believed to be Mr Hill. No options on the land by the developers and promoters of land within Southern SN.

Location: Good, adjacent to existing school and potential to expand to meet future needs.

Policy: Not allocated in the Local Plan.

Timescales: This could require a significant amount of time for negotiations with the land owner and could have negative impact on costs and housing delivery.

Table 6.1 - Secondary School Location Options



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Figure 6.2 - Primary School location Options

Primary Schools Preferred Locations6.22. Preferred locations are in line with Masterplan Option 3A.

6.23. The primary schools are located to give a good coverage of the South SN, so that all residents will be within 10 minutes walking distance of a school.

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Proposed Schools 6.24. Combining the secondary school and two form entry

primary school into a single campus with shared facilities, making an efficient use of land was considered. However it was felt that the 7ha area of land would create a large parcel of land that is inaccessible to most of the population in the centre of the SN, creating severance and impacting on connectivity.

6.25. The location of the schools will enable a phased delivery strategy to meet the needs of the growing population as thresholds are met.

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Location6.26. Adjacent to the Local Centre or on a primary vehicle route

Function6.27. To provide education facilities to meet the requirements of

the Local Education Authority, are deliverable and serve the population of the Sustainable Neighbourhoods and additional growth within Melton Mowbray.

Character6.28. Landmark building with positive frontage along the primary

roads

Requirements:• 1no. One form entry primary school 1 hectare in size• 1no. Two form entry primary school 2 hectares in size

Design Parameters6.29. The following design parameters should be adhered to:

• To conform with LCC criteria document for site suitability• Primary school building height to be 1 to 2 stories.• Prominent location fronting on to a major road and visible

when approached from main pedestrian green links.• Fully accessible building• Additional pedestrian and cyclist links from public open

spaces to be provided into the school grounds• Secure and sheltered cycle parking to be located near

the building main entrance in prominent location with natural surveillance for security.

• Urban Built Form Material Palette. Building design to tie in with the surrounding neighbouring buildings.

• Rear boundary to be secured with 2m high weldmesh fencing and building provides secure line to front.

• Car parking to be to the side or rear of building and electric vehicle charging points provided.

• Drop-off zone to be included and shared use of Neighbourhood Centre car park for peak use times where capacity dictates.

• Urban Landscape Materials Palette. Public realm and tree planting to be provided at the front of the main entrance to the school.

• Planting to be robust and to include trees and shrubs. • Sustainable drainage to be provided within the school

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Location6.30. Adjacent to Neighbourhood Centres and on primary vehicle

routes

Function6.31. To provide education facilities set out by Leicestershire

County Council that serve the population of the Sustainable Neighbourhoods and additional growth within Melton Mowbray and the surrounding catchment villages.

Character6.32. Landmark building with positive frontage along the primary

roads

Requirements:• 1no. 650 place Secondary School 5 hectares in size


• To conform with LCC criteria document for site suitability• Secondary school to be up to 2 storey.• Prominent location fronting on to a major road and visible

when approached from main pedestrian green links.• Fully accessible building• Additional pedestrian and cyclist links from public open

spaces to be provided into the school grounds• Secure and sheltered cycle parking to be located near

the building main entrance in prominent location with natural surveillance for security.

• Urban Built Form Material Palette. Building design to tie in with the surrounding neighbouring buildings.

• Rear boundary to be secured with 2m high weldmesh fencing and school building to provide secure line to front of site

• Car parking to be to the side or rear of building and electric vehicle charging points provided.

• Drop-off zone to be included and shared use of Neighbourhood Centre car park for peak use times where capacity dictates.

• Urban Landscape Materials Palette. Public realm and tree planting to be provided at the front of the main entrance to the school.

• Planting to be robust and to include trees and shrubs. • Sustainable drainage to be provided within the school

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Location7.1. A dense core of residential streets at the centre of the

Sustainable Neighbourhoods and surrounding the Neighbourhood Centre.

Function7.2. A sustainable residential neighbourhood with an urban

character that provides a great place live.

Character7.3. Formal higher-density housing, for example terraced town

houses and apartments fronting on to urban streets and public spaces. High quality, contemporary urban living with good walkable access to local schools, amenity facilities, and recreation and leisure spaces.

Requirements:• Minimum 40 bed extra care development (additional

40 beds provided within, or in close proximity to the Local Centre)

• Density to be higher than the surrounding development.


• Include 2.5 and 3 storey terraced dwellings and apartment blocks

• Buildings designed to exceed buildings regulation standards for energy and efficiency where viable

• Continuous linear frontage with gaps to access rear gardens

• Positive frontage to all public land and buildings orientated not to compromise amenity to neighbours and neighbouring properties.

• Focal buildings located at key nodes and defined by a change in design, materiality or height.

• Front gardens depth varies and used to provide defensible space with 1 meter high railing or wall as boundary

• Rear gardens to be community/ shared garden spaces with controlled access or private gardens to town houses. Rear gardens to have 1.8m high boundary fence or wall.

• Adequate parking to the front or side of properties where possible. Elsewhere parking can be accommodated to the rear of properties or as on street parking. One electric car charging point per dwelling where parking is within private ownership. Parking to Leicestershire County Council Parking Standards

• Refuse and recycling storage to the rear of buildings.

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Location7.5. Large areas of development that sit near existing built form

or naturally extend the existing town

Function7.6. A sustainable residential neighbourhood with an semi-rural


Character7.7. Medium density urban streets designed for family living.

Walkable neighbourhoods designed around ‘secure by design’ principles to ensure they are safe, accessible and welcoming environments for people of all ages. Good access to green infrastructure including recreation and leisure facilities.

Requirements:• Medium density, e.g. 30 to 35 dwellings per hectare


• 2 and up to 2.5 storey terraced and semi-detached dwellings


• Consistent frontages aligned to the road, arranged at regular intervals and with a consistent set back

• Positive frontage to all public land and buildings orientated not to compromise amenity to neighbours and neighbouring properties.

• Focal buildings located at key nodes and defined by a change in design, materiality and/or height.

• Front garden depths vary to with some able to accommodate car parking with 1m high wall, railing or vegetated boundary.

• Rear gardens to have 1.8 meter high boundaries and rear pedestrian access gates where possible. Boundaries to public space to be 1.8m high walls.

• Adequate parking to the front or side of properties where possible. Elsewhere parking can be accommodated to

the rear of properties or as on street parking. One electric car charging point per dwelling where parking is within private ownership. Parking to Leicestershire County Council Parking Standards

• Refuse and recycling storage within rear gardens where possible. Elsewhere to have an allocated area to side of plot and to be contained within an enclosure.

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Location7.9. Fringes of the Sustainable Neighbourhoods and areas with

visual sensitivity

Function7.10. A sustainable residential neighbourhood with an rural


Character7.11. Open stepped or staggered frontages of semi detached and

detached properties. Retention of existing mature trees and hedgerow vegetation wherever possible to enhance rural character and setting. Walkable neighbourhoods designed around ‘secure by design’ principles to ensure they are safe, accessible and welcoming environments for people of all ages. Good access to green infrastructure including recreation and leisure facilities. Integration of existing Public Rights of Way (PRoW) to maintain existing connectivity across wider area.

Requirements:• Lower density, e.g. 25 to 35 dwellings per hectare


• 2 storey (maximum) and occasional single storey semi detached and detached dwellings


• Open stepped or staggered frontages that may include garages and rear garden walls

• Positive frontage to all public land and building orientated not to compromise amenity to neighbours and neighbouring properties.

• Focal buildings located at key nodes and defined by a change in design, materiality or height.

• Front garden depths vary to with some able to accommodate car parking with low vegetation, lawns and occasional small trees

• Rear gardens to have 1.8 meter high fences or hedges with rear pedestrian access gates. Boundaries to public space to be 1.8m high walls.

• Adequate parking to the front or side of properties and within garages. Elsewhere parking can be accommodated to the rear of properties. One electric car charging point per dwelling where parking is within private ownership. Parking to Leicestershire County Council Parking Standards

• Refuse and recycling storage within rear gardens

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Introduction8.1. The Leicester and Leicestershire Local Enterprise

partnership will create a Manufacturing Zone (MZ) in and around Melton Mowbray.

8.2. Iceni Projects Limited were commissioned in Spring 2020 to undertake a Feasibility Study. The purpose of the study was to sustain and grow food and drink manufacturing in Melton Mowbray by identifying an attractive portfolio of land combined with support, based on demand analysis and feasibility work.

8.3. The following documents were prepared by Iceni Projects Limited on behalf of Melton Borough Council.

• Stage 1 report Melton Manufacturing Zone (MAZ) Feasibility Study (assembly of Baseline Data)

• Stage 1 Overview of Identified Sites Melton Mowbray: Manufacturing Zone, January 2020

• Stage 2 Report, Melton Manufacturing Zone (MAZ) Feasibility Study, February 2020

• Stage 2, Development Options for the Melton Mowbray Manufacturing Sites, February 2020

• (preparation and presentation of Options, drawing on the evidence identified in Stage 1)

• Stage 3 Report, Melton Manufacturing Zone (MZ), March 2020

• Stage 3 Strategy Note, Melton Manufacturing Zone (MZ) Feasibility Study, February 2020

• Stage 3 development options - design assessment of sites, Melton Mowbray Manufacturing Sites, March 2020

Conclusions of the Feasibility Study8.4. Three locations on the edge of the town, together with

a centrally located site have been identified as suitable locations for a distinctive food and drink focused manufacturing zone and Iceni work has explored their feasibility.

8.5. Based on the analysis the Leicester Road site (Area 1) and the Crossfield Drive and Saxby Road site (Area 3) appeared to be the preferred sites to be developed in the short to medium term.

Figure 8.1 - Leicester Road Gateway Existing ContextReference: Plan from Stage 3 development options - design assessment of sites by Iceni Projects Limited, March 2020

Leicester Road Gateway Feasibility Report Findings8.6. The site is a greenfield site c. 48.8 ha in area, with c. 20

ha allocated for employment in the Melton Local Plan. The proposed development area is c 25.89 hectares.

8.7. The site can accommodate light industrial units of varying sizes. However, the existing site constraints will control the layout and distribution of the units within the site.

8.8. Potential distribution of buildings on the site will be –A. Medium to large commercial units to the west of the site.

• The land in this part is relatively flat and less undulating.

• This part of the site is lower than the rest and is well screened.

• The buildings could be up to a maximum eaves height of 25m.

B . Small to medium commercial units to the north and east of the site.

• The land rises in this part with the highest part of the site in the north.

• This part of the site could accommodate buildings that are lower, up to a maximum eaves height of 15 meters, to ensure visual mitigation. This will help with the screening of the industrial area from the housing, to the north of the site.




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ercial Figure 8.2 - Leicester Road Gateway Existing Context Development OpportunitiesReference: Plan from Stage 3 development options - design assessment of sites by Iceni Projects Limited, March 2020

Table 8.1 - Leicester Road Gateway Development AreasReference: Plan from Stage 3 development options - design assessment of sites by Iceni Projects Limited, March 2020


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Location8.9. The west section of the Southern Sustainable

Neighbourhood located in close proximity to existing commercial development and accessible from the A607.

Function8.10. To provide employment opportunities for the sustainable

neighbourhood community and economic growth for Melton Mowbray.

Character8.11. Contemporary commercial development plots designed

to a variety of sizes and to suit a variety of tenancy and ownership opportunities. Safe and dedicated access routes for walking and cycling to work, including tree and shrub planting to enhance character and define access ways.

Requirements:8.12. South Sustainable Neighbourhood

• 20 hectares of B1 (business) B2 (general industrial) and B8 (storage and distribution) uses


• Single storey and two storey office buildings located to the east and the west and single storey warehouse and office buildings located within central zone of the commercial area.

• Building heights to respond to site topography with shorter buildings located at high points with maximum ridge height of 11m. Building heights to be a maximum of 2 storey or 15m at ridge.

• Fully accessible buildings

• Buildings to have windows to the length of their front façade and frontages to face onto main commercial circulation roads, on to parks and toward the Melton Mowbray Distributor Road.

• Rural Built Form Materials Palette to all frontages and boundaries to the countryside, Kirby Lane or A607 Leicester Road.

• Buildings to reflect vernacular of rural buildings and barns; pitched roofs, timber and barn doors to all frontages and boundaries to the countryside, Kirby Lane or A roads.

• Building orientation to follow main commercial circulation roads and the site topography

• Plot boundaries to be open, defined with formal hedges or timber fence.

• Car parking located to the rear of buildings with limited parking to frontages where buildings front onto Melton Mowbray Distributor Road or public open space. All other buildings to have parking located to the frontage. Electric vehicle charging points to be provided to all plots. Parking to Leicestershire County Council Parking Standards

• Cycle parking provided near workplaces, shops and public buildings in prominent location, near building entrances and with natural surveillance for security.

• Swales and attenuation basins and ponds planted with wildflower meadow and native wetland planting in natural swathes

• Native tree planting within car parks and to perimeter of plots

NOTE• Hatched area is potential development in flood zone 3.

Deliverability of development subject to sequential test and policy EN11.

• 12 hectare area outside South SN boundary of commercial development land identified in Manufacturing Zone Feasibility Study commissioned by Melton Borough Council in Feb 2020. Whilst this land is not within the South SN allocation, it is adjacent to it and therefore represents a reasonable assumption for future employment growth should there be demand.

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Figure 9.1 - Pedestrian and Cycle NetworkNote: • This plan is not fixed but shows the principals of the site wide movement network for the

Sustainable Neighbourhood. Each land parcel should use this plan as a guidance tool.

• This plan is based upon the Preferred Masterplan Option 3A and the design information/ stakeholder input freeze on 31/05/2020

Pedestrian Cycle and Transport Network

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Transport, Accessibility and Parking9.1. The road network and street hierarchy has been developed

to provide a harmonious approach across the SN masterplan. It will create cohesive through the SN across land parcels providing consistency within the public realm while leaving other design elements to the discretion of the developers.

9.2. The transport network supports and promotes sustainable travel and offers a range of transport choices for the movement of people, reduces the need to travel by car and encourages use of alternatives, such as walking, cycling, and public transport.

9.3. The strategy is to minimise travel demand through measures such as travel planning, convenient public transport, walking and cycling links and cycle parking.

9.4. Provide appropriate and effective parking provision and servicing arrangements.

Cycle Network9.5. The Major Residential Access Road has a shared foot and

cycle path adjacent to the road. It is separated from the road by a large verge providing a safe route for sustainable travel through the neighbourhood.

9.6. The main roads off the MMDR roundabouts up to Kirby Lane, and beyond towards town where possible, should also embrace cycling continuity with shared or segregated footpaths and cycle paths.

Bus route/ bus stops9.7. A new and frequent bus service connecting the Sustainable

Neighbourhood with the town centre and local employment.

9.8. Bus stops to be within walking distance, located within a 5 minute (400 metre) walk from the residential areas. Indicative bus stops are shown on the parameter plan.

Melton Mowbray Distributor Road (MMDR)9.9. The MMDR is a strategic link road that is critical for the

delivery of the South SN. The south MMDR forms part of the wider Melton Mowbray Distributor Road scheme.

9.10. A HIF grant has recently been offered to Leicestershire County Council to provide funding for the southern section of the MMDR however this funding has not currently been formally accepted.

9.11. The MMDR could form the southern boundary of the South SN however the alignment of the MMDR does not follow the site and leaves a slither of land to the south of the new road. To ensure a deliverable and viable masterplan, options have been explored for use of the land to the south of this road.

9.12. As the South SN Masterplan proposes the dwellings and extra care housing to the south of the MMDR. As the southern section of the MMDR is at an early stage in its design development and is still evolving, this new road should ensure that walking and cycling connectivity to these facilities is part of its design.

9.13. Also the Masterplan will need to adapt to accommodate changes to the MMDR road design such as road alignment, number or location of roundabouts and other changes to its design.

Highways Road Sections9.14. Meetings were held with LCC Highways to establish the

over-arching principles for the road sections. The meeting was held on 10/04/2019 and again on 19/07/2019 followed by on-going correspondence.

9.15. The Highways Sections have been approved by Leicestershire County Council Highways at a meeting on the 19/07/2019.



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Major Residential Access Road

NOTE• Indicative highway cross sections based on principles as

outlined in Leicestershire Highways Design Guide, Table DG1: General geometry of residential roads.

• Highways Sections approved by Leicestershire County Council Highways on 19/07/2019.


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Major Residential Access Road9.16. This road provides the primary route for traffic through the

development. The road is staggered where it meets existing north south roads. This staggering provides junctions that slow down traffic speeds and will prevent car using the road as a cut through.

Carriageway: 9.17. 6.75m wide carriageway.

Pedestrian/Cyclist provision: 9.18. One side with a 2.0m wide pedestrian footpath. The other

side with a 3.0m wide footpath/cycleway.

Soft landscaping: 9.19. One side with a 3.1m wide grass verge and tree planting

designed to separate pedestrians from the road and provide space for services.

9.20. Pedestrian and vehicular visibility to be maintained by regular mowing of verge and carefully located street trees.

Plot Frontages: 9.21. Variable widths, defined by formal 1m high evergreen

hedge to boundary or 1m high boundary brick walls.

Car Parking: 9.22. On plot. Garages set back behind house line.

Tree Planting: 9.23. Trees to be planted in tree pits. Formal, large size tree,

columnar form

• Alnus glutinosa ‘Imperialis’

• Tree species restricted due to Highways Design Guide

9.24. Additional mature/semi-mature large trees species to be planted to adjacent to adopted corridor at areas of intersection with public open space and green linkages.

Design Speed: 9.25. 25mph.

Materials: 9.26. Black bitumous road surface and pedestrian footway;

Cycleway laid to bitumous surface

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Carriageway: 9.27. 4.8 - 5.5m wide carriageway dependant on number of

served dwellings (refer to Leicestershire Highways Design Guide, Table DG1: General geometry of residential roads.)

• 4.8m up to 50 dwellings• 5.5m 50 - 400 dwellings

Pedestrian/Cyclist provision: 9.28. Both sides with a 2.0m wide pedestrian footpath. Cyclists to

share carriageway.

Soft landscaping: 9.29. 1.0m offset margin to roadside edge of plot to contain tree

planting. Offset margin subject to wayleave agreement between adopting authority and plot owner.

Plot Frontages: 9.30. Varies, defined by formal 1.1m fence to offset boundary.

Car Parking: 9.31. On plot. Garages set back behind house line. Some on

street parallel parking.

On Plot Trees: 9.32. Trees to be planted in tree pits. Small tree species

• Betula albosinensis ‘Fascination’• Prunus ‘Snowgoose’.


Materials: 9.34. Black bitumous road surface and pedestrian footway.




Residential Access Way

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Plot Frontages: 9.38. Varies, defined by informal small tree and shrub planting.


Street/On Plot Trees: 9.40. Trees to be planted in tree pits. Small tree species;

• Amelanchier ‘Robin Hill’• Pyrus communis ‘Beech Hill’• Sorbus aucuparia ‘Streetwise’.


Materials: 9.42. Black bitumous road surface and pedestrian footway.

Carriageway: 9.35. 4.8m wide carriageway, interspersed with 4m passing

points. Dual use as car and pedestrian /cycle access; overlooking and adjacent to public green spaces; organic frontage.

Pedestrian/Cyclist provision: 9.36. 2.0m wide pedestrian footpath to one side. Cyclists to share

carriageway.

Soft landscaping: 9.37. 1.0m wide shrub planted verge. 1.0m offset margin to

roadside edge of plot to contain tree planting. Offset margin subject to wayleave agreement between adopting authority and plot owner.




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Soft landscaping: 9.47. Some on-plot tree and shrub planting used to reduce

vehicle speeds and soften edge

Plot Frontages: 9.48. Varies, defined by informal small tree and shrub planting.


Street/On Plot Trees: 9.50. Trees to be planted in tree pits. Small tree species;

• Amelanchier ‘Robin Hill’ • Pyrus communis ‘Beech Hill’• Sorbus aucuparia ‘Streetwise’.


Materials: 9.52. High quality block paving.

Carriageway: 9.43. Minimum of 4.25m wide for at least 5m behind the highway

boundary serving 2 to 5 dwellings. For streets serving over 5 dwellings or greater than 25 metres in length, the minimum width should be 4.8metres throughout its length

9.44. Road to be no through. To be interspersed with 4m passing points and turning area.

9.45. Dual use as car and pedestrian /cycle access; overlooking and adjacent to rural periphery and outside edge of area of built form; organic frontage.

Pedestrian/Cyclist provision: 9.46. Pedestrians/Cyclists to share carriageway.




Privately-maintained Access Lane

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Carriageway: 9.53. Minimum of 4.25m wide for at least 5m behind the highway

boundary serving 2-5 dwellings. For streets serving over 5 dwellings or greater than 25 metres in length, the minimum width should be 4.8metres throughout its length.

9.54. Road to be no through. To be interspersed with 4m passing points and turning area.

9.55. Dual use as delivery access to back of properties or as pedestrian/cycle link.

Pedestrian/Cyclist provision: 9.56. Pedestrians/Cyclists to share carriageway.

Soft landscaping: 9.57. None - On-plot only

Plot Frontages: 9.58. Varies, defined by formal 1.1m fence to offset boundary.

Car Parking: 9.59. Limited on-street parking available where space permits

On Plot Trees: 9.60. Trees to be planted in tree pits. Small tree species;

• Amelanchier ‘Robin Hill’• Pyrus communis ‘Beech Hill’• Sorbus aucuparia ‘Streetwise’.


Materials: 9.62. High quality block paving.




Green Infrastructure



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Figure 10.1 - Green InfrastructureNote: • This plan is not fixed but shows the principals of the site wide green network for the

Sustainable Neighbourhood. Each land parcel should use this plan as a guidance tool.

• This plan is based upon the Preferred Masterplan Option 3A and the design information/ stakeholder input freeze on 31/05/2020


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Introduction10.1. Local Plan Policy EN7 sets out the requirements for green

infrastructure within new developments.

“Where there are identified local deficiencies in the quantity, accessibility and/or quality of open space, sports and recreational facilities, new residential development of 10 dwellings or more will be required to contribute towards their provision and/or enhancement, in accordance with the table below, subject to viability considerations.”

10.2. The types of green infrastructure required for delivery within the South SN are parks and gardens, natural and semi-natural green spaces, amenity green space, provision for children and young people, allotments and playing pitches/ football pitches. The quantities of these are set out in ‘Open Space Typologies’ table https://www.meltonplan.co.uk/en7

10.3. In addition, the provision of green infrastructure makes positive contributions towards climate change, provides health and well-being benefits for the community and has ecological value. Evidence also suggest that green space can make a positive impact on land values and investment, contributing towards an environment where people want to live and work.

10.4. Masterplan Option 3 delivers 36.9 hectares of green infrastructure across all the green infrastructure types set out in policy EN7. This meets and exceeds expected quantity for

Parks and Gardens10.5. Provide high quality, multi-functional green spaces.

Natural and Semi-natural Green Spaces10.6. Provide a network of spaces that support sustainable

transport methods.

10.7. Provide natural and semi natural green spaces that retain and incorporate existing features such as hedgerows, trees and water course.

Amenity Green Space10.8. Provide high quality multi functional and adaptable spaces.

Provision for Children and young people10.9. Provision to be made as designated play areas within the

South SN. The play area strategy is to move away from lots of small play areas (e.g. LAPs) and provide larger facilities at key areas of public open spaces that are also more efficient to maintain.

10.10. Alternatively developers can make contributions towards an emerging strategy for a destination play project in Melton town centre. The contribution is to be negotiated with MBC on an application by application basis.

Allotments10.11. Allotments are in a single location to create a manageable

site with an efficient layout. The site has good pedestrian links and will also have a vehicle access point. Additionally, they provide a buffer between the employment and residential land uses to aid with residential amenity.

Playing Pitches/ Football Pitches10.12. Provision to be made as an off-site contribution for

provision at Melton Sports Village at King Edward site off Burton Rd, Melton Mowbray LE13 1DR. The contribution is to be negotiated with MBC on an application by application basis.

Existing Trees and Hedgerows10.13. Retain and enhance existing trees and hedgerows where

possible and incorporate them into areas of proposed public open space.




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Introduction10.14. The spatial nature of the South SN development is linear,

running west to east along the southern boundary of the existing town. A Linear Park will be used as a strategy to link the development land parcels together.

10.15. A park within employment land is located here as it is within the flood zone of the river and can be used to enhance the wildlife corridor along the existing water course.

Parks A Linear Park

B Wetlands Park

Requirements10.16. All parks to comply with Melton Mowbray Local Policy EN7

Open space Provisions

10.17. Each park to provide and varying characters, functions and experiences.

Linear Park



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Location10.18. An east west alignment through the central spine of the

development.

Function10.19. A relaxing and recreational space that provides somewhere

to exercise, walk the dog, or to catch up with friends. A space that provides the opportunity for interaction with wildlife and the natural environment;

10.20. A green, pleasant and safe route providing the primary pedestrian and cycle link between key destinations within the Sustainable Neighbourhoods.

Character10.21. A linear urban park with a meandering layout, planting and

formal materials.

10.22. Contemporary urban recreational space providing a series of alternating activities, a variety of spaces and focal points along a route.

Requirements10.23. Green infrastructure to comply with Melton Mowbray Local

Policy EN7 Open space Provisions

10.24. A multi functional space including;• Amenity space• Pedestrian and cycle routes• Formal and informal play spaces• Seating areas• Sustainable Drainage• Small informal kick-about spaces• Picnic areas


• Existing features to be retained include good quality trees and hedgerow trees, existing watercourses. Intersecting hedgerows to be removed.

• Primary route to meander the length of the park as a 3m wide shared pedestrian and cycle path in high quality consistent material. Path to be well lit and lighting designed to BS5489.

• Secondary paths to be 1.2, 1.5 and 1.8 wide meandering routes

• North south path intersections to provide clear visible route across the park.

• Points of interest and activities to be provided at 250 meter intervals along the length and to include art features, natural play and green gym opportunities, formal play areas, community orchards and community gardens.

• Urban Hard Landscape Materials Palette.• Urban Furniture Palette. Variety of street furniture

including benches, lounge seats, picnic tables. Cycle parking to be provided next to formal play areas.

• Litter bins and dog waste bins provided at main entrance points

• Cycle parking provided near play areas and picnic areas in prominent location with natural surveillance for security.

• Urban Planting Palette. Formal planting layout using a low maintenance palette with a high percentage of evergreen. Planting to include formal hedges, formal cut shrubs, low growing ornamental planting areas and formal groupings of trees.

• Sustainable drainage used to provide focal points of spaces in a formal linear style. Features to be used include swales, basins, rain gardens and soakaways

• Safe and secure by design• Positive frontages on all sides from surrounding

development to provide natural surveillance• Regular maintenance regime to provide a high quality

amenity space

Wetlands Park



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Location10.26. On the west of the South Sustainable Neighbourhood

area and to the immediate south of Leicester Road, with employment land surrounding.

Function10.27. A relaxing and recreational space that maintains the

landscape character of the existing Public Rights of Way and water course.

10.28. To provide a biodiversity corridor to retain existing connectivity for wildlife and to avoid development on existing land which may be susceptible to flooding from the existing watercourse.

Character10.29. Natural and informal recreational space and wildlife habitat

Parameters10.30. The following design parameters should be adhered to:

• Existing features to be retained include good quality trees and hedgerows, existing watercourses.

• Primary links into park from surrounding commercial development and from Linear Park.

• Network of footpath; primary route 2m wide, secondary paths to be 1.2 and 1.5 wide meandering routes. Paths through wetlands designed to allow occasional flooding. Boardwalks for access to waters edge

• Existing public right of way to be 2m wide and formally surfaced to provide main north south route.

• Points of interest and activities to be provided and to include natural play and green gym opportunities, ponds and wetland features.

• Rural Landscape Materials Palette

• Minimal street furniture including benches and picnic tables in key locations near commercial development.

• Litter and dog waste bins provided at entrance points

• Native species planted in swathes and natural groupings. Robust planting of trees, shrubs and wildflower meadow grass. Biodiversity and wildlife enhancement and hibernacula.

• Natural forms of SuDS in swales, basins and ponds planted in meadow grasses and native wetland planting.

• Safe and secure by design and to be positively overlooked from surrounding development.

• Boundary to be hedgerows and trees providing a semi permeable visual barrier between the park and commercial development.

Green Infrastructure and Links



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Location10.31. Running through the development and to the site periphery,

location often determined by existing mature hedgerows and field boundaries.

Function10.32. Pedestrian movement links to through built form to promote

sustainable movement.

10.33. Biodiversity corridors to retain and enhance existing connectivity for wildlife and to break up blocks of urban massing.

10.34. To soften the development edges, provide a vegetative buffer and allow development to better integrate with surrounding countryside.

10.35. To act as a welcoming green entrance feature at main junctions into the development.

Character10.36. Natural and wild, with retention of existing mature trees and

hedgerow vegetation;

10.37. Enhancement of existing natural habitat to improve existing biodiversity offering;

10.38. Rural and natural in feel, and providing a ‘green’ connection between schools, parks and residential areas;

10.39. Native planting forming natural groupings

10.40. Safe and secure by design.




• Existing features to be retained include existing hedgerows, hedgerow trees and existing water courses and ditches.

• Secondary paths to be 1.5 and 1.8 wide routes • Rural Landscape Materials Palette.• No street furniture to be provided• Rural native planting. Gaping up and enhancement of

existing hedgerows, biodiversity enhancements including meadow grass to base of hedgerows.

• Sustainable drainage used to provide in swales, ditches or filter drains

• Safe and secure by design;• Positive frontages on all sides from surrounding

development to provide natural surveillance.• Maintenance regime to provide a safe and tidy space

with mown edges to paths

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Provision for Children and young people• Play Areas strategically located with the South SN to be within

5 minutes walk of the majority of residents. Located within parks and key areas of public open space and with good access and connections from footpaths.

• 3no. Play Areas

Play Areas

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Location10.43. In residential areas and within parks and key areas of green

infrastructure connected by major pedestrian and cycle routes in the Linear Park.

Function10.44. Providing a variety of play opportunities and experiences

that cater for children of all ages

Character10.45. Natural play space using timber, play equipment and

natural features that spill out seamlessly into the park.

Design Parameters:

10.46. The following design parameters should be adhered to:• Located on well used pedestrian route with natural

surveillance and overlooking from dwellings• Well-drained, reasonably flat site surfaced with grass

or a hard surface, along with appropriate surfacing for play equipment or structures

• Minimum activity zone is 1000m2, comprising an area for play equipment and a hard surfaced area of at least 465m2.

• Buffer zone of 30m minimum depth separates activity zone and the boundary of the nearest property

• Stimulating, challenging play experience with provision for a minimum number of nine play experiences

• Adequate space for active play• Boundary to play for children below 8 years to be fully

enclosed with appropriate play fencing• Other boundaries to be recognisable by landscaping

or fencing if necessary for safety and to define boundaries

• Seating, picnic tables and litter bins to be provided• Convenient and secure parking facilities for bikes



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Allotments


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Location10.47. A distinct area located in close proximity to residential areas

which is easily accessible through the green network and by road.

10.48. The allotments also provide a substantial buffer between residential and employment land uses.

Function10.49. To provide areas for domestic horticulture and market

gardening offering opportunity to pursue ‘active lifestyle’ goals for exercise and fitness through gardening.

10.50. To support local networking and community building and to build upon wider Melton Mowbray promotion as ‘Rural Capital of Food’.

Character10.51. Semi-rural, domestic garden feel; and,

10.52. Formalised in structure and layout, but open to allotment tenant’s interpretation as to individual usage.




• Existing features to be retained and enhanced include trees, hedgerow trees, hedgerows and existing watercourses.

• Pedestrian access to be provided from Linear Park. Vehicle access to be provided with parking for a small number of cars near site entrance

• Site to be laid out in regular sized allotments plots set out in a formal grid layout or to respond to topography where site is steep.

• Pedestrian circulation within site to be to 3m wide central path with 1.2 wide secondary paths. Vehicle traffic to be limited to site entrance.

• Rural Landscape Materials Palette

• Cycle parking provided near entrance areas in prominent location with natural surveillance for security.

• Community orchards located to edges of site and at site entrance

• Timber post and rail fence or native hedgerow to site boundary

Materials Palette



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Facing Details

Brick by EH Smith or similar in a range of colours; Priory Red, Birtley Old English, Buff Multi and Leicester Multi

Coloured render in whites, creams and buffs

Roof

Caste concrete roof tiles; Grampian range by Russell Roof tiles of similar in a mix of colours Anthracite, Slate Grey, Cottage Red and Peat Brown

Brick detailing

Porches

ChimneysKey buildings blue render

Urban Built Form Materials

Materiality11.1. This chapter seeks to illustrate the types of materials and finishes that may be appropriate in the Sustainable Neighbourhood,

giving ideas as to the quality and finish that will be sought to achieve a high quality development. The materials illustrated within this chapter are not prescriptive. It is recognised that over the course of the development of the Sustainable Neighbourhood there will be changes to Building Regulations, market conditions and the demands of the customers which may require developers to use modern methods of construction (MMC) and other different materials to achieve a high quality, sustainable development. There may be other design changes to reflect the types of development required at these times and the Council is open to discussions on a case by case basis.

Apartment Blocks

11.2. Materiality within the adopted Highways is described in Chapter 9 and is to comply with the Highways Design Guide. Ref https://resources.leicestershire.gov.uk/sites/resource/files/field/pdf/faq/2019/2/6/Specification-for-highway-works-for-new-developments.pdf

Materials Palette

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Block paving - silver grey Block paving colour mix Block paving colour mix Permeable paving Permeable paving

Bench - Timber and galvanised steel with arm and back rests

Long curved bench - Timber and galvanised steel

Lounge bench - Timber and galvanised steel

Picnic tables Litter bins Bollards - Timber

Formal arrangement of parkland trees

Small groups of large feature trees

Avenue trees Amenity grass Swathes of bulbs Mix of ornamental grasses and flowering species to SuDS

Swathes of ornamental grasses

Shared pedestrian and cycle paths

Footpaths

Block paving colour mix

Street Furniture

Feature Lighting Columns

Planting

Urban Landscape Materials

Macadam or resin bound gravel in ‘Buff’ with pin kerb edging

Materials Palette



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Brick by EH Smith or similar in a range of colours; Priory Red, Birtley Old English Buff, Priory Weathered Buff and Leicester Multi

Key buildings - Timber cladding

Roof

Caste concrete roof tiles; Grampian range by Russell Roof tiles of similar in a mix of colours Anthracite, Slate Grey, Cottage Red and Peat Brown

Brick detailingFacing Details

Porches

Chimneys

Coloured render in buffs Key buildings green render

Rural Built Form Materials

Materials Palette

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Macadam or resin bound gravel in ‘Buff’ with pin kerb edging

Self binding gravel with timber edging

Macadam Timber boardwalk with timber and wire balustrade

Permeable paving Permeable paving

Bench - Timber with arm and back rests

Long curved bench - Timber and galvanised steel

Picnic tables Litter bins Bollards - Timber

Native tree planting and informal hedgerows

Feature parkland trees - native species

Orchard trees Amenity grass Mown paths through meadow and informal tree planting

Wildflower meadow

Shared pedestrian and cycle path

Footpaths

Street Furniture

Planting

Tegula block paving to primary paths in ‘Original’

Native planting species to SuDS

Rural Landscape Materials

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Introduction12.1. A key objective of this masterplan for the Southern

Sustainable Neighbourhood (SSN) is to enable the delivery of the Melton Local Plan. In order to achieve this objective, deliverability is considered in every stage of the preparation of the masterplan. While it is accepted that the delivery of this size and scale of development will be governed by forces that may not be in the control of the Local Authority at all times (such as market forces etc.), a serious attempt has been made to ensure that the proposed plan is deliverable and achievable within the Local Plan timescales and policy framework.

12.2. The key criteria taken into account for ascertaining the ease of delivery are:

• General compliance with policy SS4 and meeting the objectives of the Local Plan

• Land ownership

• Other Infrastructure requirements

• Viability

12.3. A range of options for the plan have been considered and assessed against these criteria to ascertain deliverability. Adherence to the funding approaches set out in this chapter will allow for infrastructure costs to be recovered in full.

Phasing and Timescales12.4. Timescales of delivery on site will play a critical role in this

process and will be informed by the need for infrastructure development to be in place to achieve a sustainable development.

12.5. This masterplan will form a key material consideration for future planning decisions. Its approval is a definitive first step which will be followed by the submission of planning applications with firm commitments to S106 contributions. This masterplan and the delivery mechanism provide the guiding principles for these next steps.

12.6. Attention has been given to land ownership boundaries to reduce dependency on commercial competitors for the delivery of each development parcel, while still achieving the overall vision. The Council will work with all landowners and developers to bring forward the delivery of each land parcel in accordance with the approved masterplan. This could be concurrent and parallel or linear, depending on the market conditions and commercial strategy of the developers.

12.7. Developers have shared with the Council their delivery strategies, demonstrating the commencement of development at the eastern extent, off roundabout 6 of the MMDR at Burton Road. The next phases would progress to the east and west of Dalby Road in the centre of the South SN, with final phases off Sandy Lane, and to the west of Dalby Road following substantial completion of the southern MMDR. The substantial completion of MMDR would then allow for further development to the west, south of Kirby Lane.

12.8. A phasing and delivery strategy/programme will be required with planning applications to ensure co-ordination of development and infrastructure provision with appropriate agreements following the framework provided by this masterplan. Overall, the development of the Sustainable Neighbourhood is envisaged to take place over the period to 2036 with part begin delivered beyond this date.

Infrastructure delivery: funding and funding sources12.9. It is recognised that the delivery of infrastructure in

the form of transport, education, community facilities and open spaces is a key part of the delivery of this Sustainable Neighbourhood. The quality and co-ordination of infrastructure development with development phases is critical in determining the quality and attractiveness of the environment, which in turn have a significant bearing on sales revenues and land values, and therefore impacts upon the viability of the sites. In recognition that infrastructure delivery at the scale proposed in the masterplan can be a complex task that cannot be achieved by a single organisation or site owner, a co-ordinated approach is proposed encouraging partnership working with public and private sector stakeholders.

12.10. Infrastructure necessary for the development is proposed to be funded through developer contributions collected through the planning application process by the Local Planning Authority (LPA). Additionally the Homes Infrastructure Fund may support the delivery of the MMDR.

12.11. Some elements of the infrastructure such as MMDR and education facilities will precede the substantial completion of development of the sites and hence public sector funding will be necessary to forward fund this work and accelerate the delivery of the Masterplan, but will be recovered from later phases where required. This will include deployment of the risk sharing agreement between the Local Authorities (LCC and MBC) to facilitate forward funding.

12.12. The necessary land will be transferred to the local highways and education authority as part of S106 agreements along with the ‘per house’ tariff , discounted where applicable for land value relevant at the time, in accordance with the LCC Developer Contributions Policy (July 2019) to enable the relevant authority to deliver the required infrastructure at appropriate time. Where no land is involved, the full tariff applicable at the time will be required.

12.13. Land will be made available for the local centre by developers. The delivery of local centres will need to be commercially viable and details are to be agreed as part of the planning application process following more detailed discussions with service providers and local operators for community facilities.

12.14. It is expected that the components of green infrastructure and open spaces as identified in the masterplan will be provided as the development progresses. Management companies will be used to deal with maintenance of these open spaces and adoption of these spaces will be in accordance with the LPA’s open space adoption policy. Where appropriate, off-site contributions will be considered for the enhancement of existing facilities including improved connections to and from the development.

12.15. Viability is recognised as essential to enable delivery. The Sustainable Neighbourhood was examined at the Local Plan Examination and found to be viable. However the additional demands now made and volatile market conditions may require additional viability testing. At each stage, via planning applications, detailed viability analyses will further examine viability issues if requests are contested by the developer. The LPA will adopt a constructive approach to reaching a consensus and compromise where it is necessary and justified, with a view to facilitating development. However, critical infrastructure that is necessary to facilitate the development (such as provison of the MMDR and education infrastructure) will be prioritised.

12.16. In the longer term, additional development beyond the plan period may assist in meeting the total infrastructure costs.

Delivery

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Principles for developers’ contributions12.17. The key principles for developer contributions are identified

here. The details of which will be part of the planning applications and relevant S106 agreements.

• Planning applications for each land parcel are expected to accommodate the required infrastructure within the development and in accordance with the Masterplan and phasing plan .

• The contributions for transport infrastructure will be in accordance with the strategy agreed with the Local Highways Authority (LHA) as part of the wider transport strategy (MMTS) including a ‘per house’ tariff contribution and will be collected according to the triggers agreed.

• The financial contributions for primary and secondary schools will be steered by the Local Education Authority (LEA) and on a ‘per house’ basis in accordance with the LEA’s stated co-efficient (‘tariff’) set out in the Developer Contributions policy 209 (and subsequent updatrs) . Triggers for payments will be agreed with the LEA as part of the planning approval process, e.g. 25th, 50th and 75th percentile point of completions on each phase

• Where applicable, school sites will be transferred to the LEA early in the development. This will enable the LEA to be empowered to manage the provision and phasing of the schools to add capacity when determined by demand. The LEA will require the land to be transferred in a serviced, cleared and level condition in order to facilitate delivery.

MMDR southern link road delivery12.18. The transport studies undertaken as part of the Local Plan

process concluded that a maximum of 175 homes should be built before the completion of the MMDR southern link due to the existing road network being constrained and close to capacity. However in the absence of a planning permission on any part of the masterplan area at present, the programme for the MMDR southern link is likely to be in advance of this threshold and form the first key phase of this development delivering 175 homes.

12.19. The development of the link road is envisaged to be undertaken as an extension of the contract for the MMDR north and east sections scheduled for 2021 – 2023 and this is likely to be completed circa 2024/25.

Education provision 12.20. Primary school capacity in Melton Mowbray is very limited

so the initial phase of the school will be required quite early in the progression of the development .This is reflected in the phasing of the project (refer to Figure 12.1), at circa 400 dwellings.

12.21. It is envisaged that the two form primary school adjacent Sandy Lane, north of MMDR would be the first of the schools to be developed, associated with the progression of the early stages of development described above and subsequently other phases in the eastern parts of the Sustainable Neighbourhood centred upon Dalby Road and then extending both east and west.

12.22. However it is acknowledged that the position regarding school capacity and demand is volatile due to changes in school roll and the progression of other development within the single Melton Mowbray catchment area.

12.23. A similar approach is anticipated for the second primary school, located further west within the Masterplan area, which will be equally linked to the progression of development in that area by the same delivery mechanism and s106 thresholds.

12.24. There is a similar position with regard to Secondary Education provision, with limited surplus capacity available in the existing 2 schools compounded by limited opportunity for them to expand capacity. It is anticipated that the secondary school will be needed circa 800 dwellings on the site, therefore transfer of the land significantly in advance of this stage is required in order to allow physical provision at the relevant point.

12.25. The requirement for the secondary school will be crucial to meet the need generated by the development in combination with demand from the wider catchment area. Funding will be collected via s106 following the LEA’s strategy in the Developer Contributions Policy (July 2019) and any subsequent updates.

12.26. The ‘preferred option’ masterplan (see Chapter 4) provides for the provision of land for infrastructure in accordance with the requirements of the Local Education and Highways Authorities. Physical provision of the schools would be led by the Local Education Authority either directly or by agreement with the developers of the relevant phase.

Employment land delivery12.27. The Employment Area will be completed in phases

following the completion of the MMDR access on to the A607 Leicester Road and the relevant section of the MMDR to service this part of the location. As above, delivery of the MMDR south link is expected to be in advance of implementation and as such will facilitate its delivery. However should a pressing need arise, the development of the employment land could be facilitated with a separate partial implementation of the MMDR south link at its west end, so long as it is in full accordance with the proposed route and detail, and can be connected safely to the existing highway network.

12.28. The Council has taken a proactive approach and used the grant money received from Midlands Engine Manufacturing Zone programme to prepare separate and detailed masterplan options for the employment area. The Council will continue to work with the landowners and existing businesses to bring forward the delivery of employment land over 10+ years period.



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Figure 12.1 - Indicative Phasing Plan (subject to change)Note: • This plan is not fixed but shows the principals of phasing for the Sustainable Neighbourhood.

Each land parcel should use this plan as a guidance tool.

• This plan is based upon Masterplan Option 3A and the design information/ stakeholder input freeze on 31/05/2020

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Stakeholder Engagement 13.1. The Melton South Sustainable Neighbourhood was

formulated by the Melton Local Plan (2011-2036) and was subject to significant engagement with statutory consultees and interested parties at its various stages of development, in accordance with statutory requirements over the period from 2014-2018. The key stages were:

13.2. Following the adoption of the Local Plan in October 2018, the Council commissioned One Creative Environments Ltd in early 2019 to undertake the Masterplanning work for the two Sustainable Neighbourhoods to the north and south of Melton Mowbray.

13.3. Over the course of the Spring and Summer of 2019, various stakeholder engagement sessions were undertaken with developers, representatives of the landowners and statutory consultees in order to understand the complexities of delivery in the context of the place. The dates of those consultations were:

Date Stakeholder

29th Jan 2019 LCC Education

13th Feb 2019 Developers and Land Promotors

20th March 2019 LCC Education

21st March 2019 Developers and Land Promotors

28th March 2019 Developers and Land Promotors

10th April 2019 LCC Highways & LCC Education

18th April 2019 LCC Planning re viability testing

14th May 2019 LCC Highways & LCC Education

2nd July 2019 LCC Highways, LCC Education, Developers and Land Promotors

16th July 2019 LCC Highways (am), LCC Education (pm)

30th July 2019 LCC Highways, LCC Education, Developers and Land Promotors

13.4. Draft Masterplans were produced for consultation and engagement purposes in April, May and July 2019 . However feedback to these revealed considerable uncertainty which made deciding on a preferred way forward a significant task. Particularly, uncertainties around the funding and delivery of the southern MMDR and education requirements which had evolved since the adoption of the Plan.

13.5. The 2019 work and associated engagement sessions have provided the foundations for the creation of this Masterplan with its preferred Option. A strong impetus to conclude the Masterplan for the Melton South Sustainable Neighbourhood (SSN) has arisen in order to meet deadlines required by Leicestershire County Council associated with the offer of grant from Homes England under the Housing Infrastructure Fund to support the development of the Melton Mowbray Distributor Road (MMDR) ‘southern leg’ (Leicester Road to Burton Road). This part of the road is critical to the delivery of the SSN as access to the allocation and contribution to alleviation of congestion in the town centre.

13.6. Work on the Masterplan was resumed in earnest in May 2020 against a streamlined and demanding timetable seeking completion by 18th June 2020.

13.7. This Masterplan was subject to further stakeholder engagement in Spring 2020. It is considered that the document will set the preferred Option at this particular period in time, in order to facilitate the development of the Sustainable Neighbourhood and inform and guide planning applications. As the Masterplan covers the period to 2036, it will be subject to changing market conditions and potential changes of land ownership and option agreements. Indeed, the Local Plan will be reviewed by 2023 at the latest. Therefore, whilst the masterplan represents the policy, best practise and aspirations today, this may not be true for the lifetime of the Masterplan.

Approval Record

Revisions

Ref Description By Date

(-)

Quality Control

Prepared By: Ruth Sears Urban Designer 11/6/2020

Checked By: Mark Martin Director 11/6/2020

Approved By: Mark Martin Director 11/6/2020

chapter 4 · • based upon preferred preferred masterplan option 3a melton south sustainable...

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