westfield farm - earl shilton...the analysis of westfield farm has taken into account the guidance...

WESTFIELD FARM - EARL SHILTON

QUALITY OF LIFE - SUSTAINABLE GROWTH AT THE HEART OF EARL SHILTON

This document is submitted on behalf of JGP Properties Ltd in support of representations to the Earl Shilton and Barwell Action Area Plan Pre Submission consultation as prepared by Hinckley and Bos-worth Borough Council (HBBC).

In particular this document is a supporting response to our analysis that additional sites should be identified for development at Earl Shiliton in light of the development capacity shortfalls from the Earl Shilton SUE when compared with the growth requirements identified by the adopted Core Strat-egy (HBBC December 2009).

The document provides additional information on our proposals at Westfield Farm, Earl Shilton and provides evidence of its credible development capacity, sustainability qualities and the overall avail-ability of the development land to be delivered in an appropriate time frame. It draws together all of the evidence previously submitted to the Council demonstrating the suitability of the site for inclu-sion within the AAP.

The analysis of Westfield Farm has taken into account the guidance and policies of the National Plan-ning Policy Framework (NPPF) and the adopted Core Strategy. In addition, the submissions have taken account of the background studies and evidence used in the preparation of the local develop-ment plan, and where necessary has provided specific evidence of the site’s suitability. We have also utilised 10 years of technical studies and assessments commissioned by JGP Properties Ltd in the promotion of this site, including but not exhaustive; transport and highways assessments, ecology surveys, visual assessments, land quality assessments, character assessment of exiting settlement, sustainability assessment and water capacity assessment.

The Core Strategy is clear that in addition to sustainable urban extensions, some settlement boundary amendments will be required in order to deliver the future housing and employment needs of the District. Earl Shilton forms a part of the Hinckley Sub-Regional Centre where appro-priate new development will need to be located, presenting an opportunity for new development in locations that are within easy walking distance of existing services and facilities, and which can make a positive contribution to regeneration and reducing deprivation. The Council Directions for Growth assessment identified the potential for a settlement amendment to the north of Earl Shilton.

It is within this context, this submission proposes a settlement amendment at the northern town centre fringe of Earl Shilton as a viable, deliverable, sustainable direction for organic growth and spe-cifically it identifies a site at Westfield Farm as having the potential for sustainable urban extension incorporating new community woodland, enhanced rural accessibility, extensive marginal landscap-ing and local facilities.

The key benefits of this scheme include:

• Ensuring the soundness of the AAP.• Potential to make a significant contribution to meeting District requirements for the provision of housing development on the town centre fringe of Earl Shilton.• Potential for several pedestrian, cycle and public transport routes, linking the proposed development area directly to the town centre.• Direct and indirect opportunities to support the regeneration of Earl Shilton Town Centre, with additional benefits to address deprivation in the town.• A reduction on pressure for new and major development in less sustainable locations.• A high potential to consolidate the existing sustainable community linking to local social, employment, education and retail facilities.• The opportunity to improve the visual context of the urban edge through woodland planting and landscaping.• The proposal has the ability to contribute to the objectives of the District’s vision and sustainable development as a whole.

The document contains a series of development principles and a masterplan vision drawing together the opportunities and constraints to identify a deliverable concept for taking forward the develop-ment and contributing towards town centre regeneration and household growth within the Sub-Regional Centre.

The sustainability of the Westfield Farm Masterplan is assessed in Appendix 1 with ref-erence to a Sustainability Review based on that used by Hinckley and Bosworth Coun-cil in its ‘Directions for Growth’ assessment, which formed part of the background evi-dence for the Core Strategy Preferred Options. The assessment found the site capable of making a significant contribution to the sustainable development objectives of the Dis-trict as a whole and comparing favourably with the main identified directions for growth.

FOREWORD


This document was prepared by

PLANNING AND DESIGN GROUPPure Office:Icon Business CentreLake View DriveSherwood ParkNottinghamNG15 0DT

www.panddg.co.uk


contents Page

Section 1: Introduction 6Section 2: A Sustainable Location for Growth 8Section 3: A Sustainable Community 10Section 4: Town Centre Regeneration 13Section 5: Visual Impact 16Section 6: Ecology and Green Infrastructure 19Section 7: Access and Movement 21Section 8: Opportunities and Constraints 24Section 9: Development Principles and Masterplan 27

Appendix 1: Sustainability Review 36

CONTENTS


SECTION 1INTRODUCTION

In order to accommodate the future housing and employment needs of the District, Hinckley/ Barwell / Earl Shilton are identified in the Core Strategy as the sub-regional centres, or ‘main towns’ where appropriate new development will need to be located. Land within and adjoining the main towns in the County will form the priority areas for new development and the need for sustainable urban extensions is anticipated in view of the limited potential for deliverable sites within the Sub-Regional Centre. In addition, the Core Strategy identifies the need for sustainable settlement amendments. Background evidence prepared by the Council in seeking directions for growth, identified the north of Earl Shilton as having the potential for a settlement amendment.

It is within this context, that this submission proposes an infill extension to the northern fringe ofEarl Shilton town centre as a viable, sustainable location for the organic growth of the set-tlement and identifies land at Westfield Farm as having the potential to deliver sustain-able development which will not only support the regeneration of the town and its cen-tre in achieving a sustainable community, but will significantly enhance the rural / urban interface through woodland planting, improved accessibility and landscaping of the town fringe.

This submission places the site within the context of the NPPF and the adopted Core Strat-egy and sets out how an achievable form of development could be brought forward in a way that will maximise the sustainable, location advantages of the site, supports the regeneration ofEarl Shilton town centre and minimises the environmental and visual impact of development.The sustainability potential of the site is assessed with reference to a Sustain-ability Review, and finds the site capable of making a significant contribu-tion to the sustainable development objectives of the District as a whole.

It is emphasised, that JGP Properties Ltd control the land in question, and have the ability to de-liver everything in this brochure within the LDF period. The proposals for the site are to pro-vide for a sustainable development which will consolidate the urban form to the north of EarlShilton centre with residential development of up to 300 - 350 homes in association with new green infrastructure, and community facilities. The developers are keen to work with the Coun-cil, other key stakeholders, and the local community in formulating detailed proposals for the site.In developing these proposals and the evidence base supporting the site, we have directly consulted with planning officers within the coun-cil, members of Earl Shilton Town Council and the Local Strategic Partnership.

Importantly JGP Properties Ltd have an economically viable scheme which depending on the amount of land included can deliver as a minimum 200 to 350 houses.


• This document supports representations to the AAP Pre Consultation prepared by HBBC

• This document sets out support for an urban addition to the town centre of Earl Shilton as a realistic and sustainable settlement amendment to be incorporated into the AAP.

• The site at Westfield Farm is identified as a sustainable location for comprehensive residential and community development including new woodland planting and fringe landscaping.

• The information set out in this document has been evidenced by technical assessments under taken over the past 10 years by consultants of JGP Properties Ltd.

SECTION 1INTRODUCTION


SECTION 2A SUSTAINABLE LOCATION FOR GROWTH

The NPPF and development plan policy support sustainable urban growth, and the development of sustainable communities through the planned provision of mixed uses.

The focus of the Core Strategy is on growth through urban concentration and regeneration. Firstly, this is to ensure that the much need growth in the district takes maximum advantage of the oppor-tunities available to utilise and support existing infrastructure, so that scarce resources are used as efficiently as possible and to reduce the need to travel. Secondly, the Plan aims to direct investment into former industrial towns and cities where regeneration is needed to halt decline, address depriva-tion and to ensure cities and market towns can adapt to a new global economy. As such, the Core Strategy is not simply about accommodating growth, but ensuring growth is directed spatially in the most sustainable way, where it will best benefit local people.

This is proposed to be achieved through urban regeneration of Hinckley town centre, and two large sustainable urban extensions at Barwell and Earl Shilton. A significant proportion of growth is also directed at larger villages, and it is acknowledged that settlement boundaries will also need to be reviewed in some locations. This requirement is enhanced by the fact that the proposed Earl Shilton SUE cannot deliver the amount of housing originally envisaged and would result in a shortfall in delivery overall.

In order to ensure that the urban concentration policy of the Core Strategy is reflected in site specific development, the Hinckley and Bosworth Site Allocations DPD Issues and Options document advo-cated a sequential approach to site selection. However, as background research demonstrates that readily deliverable sites within the existing settlement boundary are extremely limited, consideration needed to be given to sustainable settlement amendments adjoining the urban area, in line with Core Strategy objectives.

Our own assessment of the site at Westfield Farm (Appendix 1) has taken into account the conclusions of these documents and the specific selection criteria identified. As a result it finds no conflict with the general principles and objectives. In fact, following detailed review of the site, and direct com-parison with sites identified as available within the Strategic Housing Land Availability Assessment, it is clear that no other edge of settlement site is as sustainably located, or has more potential to sup-port the regeneration aspirations of the Core Strategy and to promote non-car modes of transport.

The identification of the Westfield Farm site has taken into account the priorities of the Leicestershire Together Community Strategy, the Hinckley and Bosworth Community Plan and the Earl Shilton Pri-ority Neighbourhood Profile. This has ensured that the proposed site is capable of contributing fully towards a sustainable, equitable and high quality of life, which responds directly to the needs of its community. In addition, its proximity to the town centre will ensure that development will directly and indirectly support the Community Plan objectives in regenerating Earl Shilton town centre, and can assist in addressing identified deprivation issues. The Community Plan also supports opportuni-ties to improve the rural / urban interface, and above all to improve accessibility to the countryside and green space.


• “Sustainable Growth at the Heart of Earl Shilton” reflects the NPPF and the Core Strategy, and has the potential to contribute to sustainable growth in a way that minimises the impact on landscape character and has the potential to enhance the urban / rural interface.

• The close proximity of the main retail and service centre of Earl Shilton to the northern edge of the town makes the site a logical location for sustainable urban growth.

• Close proximity to the town centre, public transport, with the potential to provide a number of non-car modes of access, and the promotion of pedestrian and cycle routes.

A Sustainable Location For Growth

SECTION 2A SUSTAINABLE LOCATION FOR GROWTH

Having regard to these primary policy considerations, development on the northern fringe to Earl Shilton has the potential to contribute to the sustainable growth of the town, in a visually discreet location that lies in close proximity to the centre. Development in this location is physically close to the town centre, and has the potential to consolidate and support the existing retail and service core, and community facilities, such as existing allotments, in a sustainable location. Such an approach is supported by the Council’s 2007 Community Facilities Audit, which seeks the enhancement of exist-ing facilities rather than the provision of new facilities.

Westfield Farm has been demonstrated as a potentially highly walkable location, from which resi-dents will not be reliant on the use of private vehicles to access a large range of services, community facilities and employment opportunities. In addition, and in light of the NPPF we are continuing to identify opportunities within the site for on-site and decentralised renewable energy provision, ei-ther in isolation, or in conjunction with neighbouring high energy use community facilities. In this regard, the specific location of the site and its context provides identifiable potential opportunities for low carbon development.


SECTION 3A SUSTAINABLE COMMUNITY

The Core Strategy notes at paragraph 4.5 that the majority growth directed to the Sub-re-gional centre will, in part, be accommodated through ‘sustainable amendments to the settle-ment boundary’. The Council’s ‘Directions for Growth’ document which comprises background evidence to the Core Strategy document notes that on the northern boundary of Earl Shil-ton “there may be scope to amend the settlement boundary to allow for limited develop-ment on the edge of the urban area…This will be investigated through the Site Allocation DPD.”

The Westfield Farm site comprises an irregular shaped area of land lying at the northern edge of Earl Shilton. The main existing access comes in from Keats Lane to the east, which connects direct-ly to the A47 at Hill Top. The site comprises agricultural land and is made up of five large fields, centring on the farmstead at the end of Keats Lane. To the north east, the site is bounded bya ditch edged by mature vegetation, with open agricultural land to the north and west. To the south west and north east are two large areas of well used allotments. Immediately to the south of the site lies the centre of Earl Shilton.

Earl Shilton itself is primarily residential, with a retail centre, to the south east of the site, and sporadic pockets of small scale employment uses. It remains a well established and relative-ly self contained settlement containing a range of shops and services. As such it can be consid-ered as a sustainable form of settlement. However, it suffers from out-commuting, and out-ward car journeys for shopping and service trips, which represent a significant loss to the town’s economy and jeopardize its sustainable credentials. As such there is a clear need for growth that will directly support the town centre in a walkable location. Westfield Farm repre-sents the only deliverable, available site that lies within a walkable distance of the town centre.The site itself comprises Grade 3, primarily arable farmland of approximately 19 hectares (although the development area is restricted to approximately 10 ha). The central farmstead contains a large number of agricultural buildings, and has grown westward considerably over the years. The proposal location lies just north of several main bus routes - an hourly service to Leicester on Mondays to Sat-urdays, with stops on Wood Street, while other routes provide a 20 minute service to Hinckley. There exists significant potential to expand and enhance existing non-car modes of access, including new public transport links to the town centre, and the promotion of pedestrian and cycle routes.

The site lies within 200 metres of a range of employers, shops and community facilities, all of which are within easy walking distance. This accessibility is in contrast with proposed sites in other locations which range between 1 and 2 kilometres from the town centre, well beyond a reasonable walking distance. As part of the assessment of this site, pedestrian, cycle and public transport priority links to the town centre to reduce the impact of traffic generation on the core area have been identified.

The review in Appendix 1, based on criteria utilised by the Council in preparing its LDF documents, finds the site fully capable of achieving a sustainable form of development, but also finds the site compares very favourably against identified directions for growth in the Core Strategy Preferred Op-tions.


• The site lies within the urban edge to the north of the town centre where the potential for a sustainable amendment to the settlement boundary has been identified by the Council

• The site is enclosed by urban land uses, and reads visually as the fringe of the urban area

• A genuinely deliverable residential and green space development scheme including approximately 300-350 new dwellings, affordable housing, leisure uses, employment opportunities and community benefits

• A walkable, convenient and connected development

• High quality, safe and inclusive design

• Within easy walking distance of existing local education, employment and leisure facilities

• Opportunities to complement and consolidate existing community

A Sustainable Community


The delivery of a town centre fringe development, which can provide for the daily needs of residents within a short distance of their homes, is a realistic target and represents a sig-nificant opportunity to contribute towards sustainable objectives and vision of the CoreStrategy. The potential for residential and live / work development combined with extensive wood-land planting and landscaping provides the potential for the organic growth of Earl Shilton, directly and sustainably linked to the town centre, significantly reducing the need to travel by private car. This is a situation unique to the north central quadrant of Earl Shilton and marks it out as the only genuinely sustainable extension point to the town, without the need for capacity building through extensive new infrastructure. As such the site is readily deliverable.

The proposal presents an opportunity to achieve new housing and supporting uses of high quality inclusive design having regard to the advice of the NPPF, ‘By Design’, and ‘Safer Places’.The site is large enough to accommodate a mix of housing types and tenures.

Developed in a way that creates a sense of place; layouts which foster a sense of ownership and community safety; walkable neighbourhoods focused on the needs of pedestrians; housing range and choice; landscape enhancement; transportation choice, and, expansion which is fully integrated with the existing community of Earl Shilton, will all serve to encourage the creation ofa sustainable community

On this basis it is strongly recommended that Westfield Farm site is included as a deliverable residen-tial site within the AAP, and that a minor amendment to the northern settlement boundary of Earl Shilton should incorporate the urban recreational land uses associated with the town, to integrate the site at Westfield Farm as an infill extension.


SECTION 4TOWN CENTRE REGENERATION

• A development location with the potential to assist directly in addressing the identified regeneration issues

• Helping Earl Shilton adapt to life with a by-pass – exploit the benefits, address the consequences

• Economic support for town centre business

• Enhanced connectivity between the town and countryside

• Live / work dwellings to reduce commuting and directly support local businesses

• Community lead development to help deal with issues of low income, poor health, high crime and skills needs

As previously set out, a central tenet of the Core Strategy, is regeneration of existing urban areas. Fur-ther, the Community Plan, of which the Core Strategy is the spatial expression and directly aligned, identifies the regeneration needs of Earl Shilton and the pockets of deprivation which it aims to help address.

In order to contribute to the objectives of the Core Strategy, Community Plan and the AAP, site alloca-tions should demonstrably support the key objectives and assist in addressing identified issues. In identifying the deliverable site at Westfield Farm a thorough review of identified regeneration issues highlighted in LDF documents, and deprivation issues set out in the Earl Shilton Priority Neighbour-hood Profile has been carried out, in order to identify the needs to be addressed by the sustainable settlement amendment at Westfield Farm.

Town Centre Regeneration

A key issue for the town centre is to ensure that is remains economically vital and viable, in the con-text of the new Earl Shilton by-pass, and an increasing mobile population, who drive to other centres for goods and services. In this respect the by-pass represents both an opportunity – by removing noisy and polluting traffi c, and a threat - by removing potential spend from through traffic, and pro-viding greater access for residents to travel out to other larger centres.

In the past the town centre has suffered from low footfall and a poor environment. As such it appears relatively weak in an economic sense, and generally run down and unattractive. Having previously worked on a review of issues and opportunities in Oakham following the opening of its by-pass, we are aware of the environmental, economic and social enhancements required to deal with the posi-tion Earl Shilton now finds itself in.

In order to help to address these issues, the site at Westfield Farm presents a number of op-portunities. In respect of environmental improvements, the proposal has the potential to di-rectly contribute financially to identified improvement works off site, but also to present a whole series of new and improved footpaths and cycle paths, that will help to reconnect the town to its rural hinterland. This will provide significant opportunity to explore the country-side from the town centre, and raises the potential for linked leisure and shopping / service trips. The master plan has the potential to be integrated fully with an emerging town centre master plan, and to provide much of the economic impetus necessary for successful implementation.

In this regard, the site at Westfield Farm offers the opportunity to act as a driver for economic en-hancement, as residents and employees from the site will be within walking distance of shops, ser-vices, employment and leisure facilities and will undoubtedly replace lost spend from through traffic. The provision of live / work units within the site will ensure that employment opportunities are cre-ated and that growth in this area does not result in additional out-commuting. Resident employees will use local support services such as banks and post offices, pubs and restaurants, and will support other businesses in the locality. In turn, a greater economic catchment will attract new and specialist retailers, enhancing overall provision, and improving local distinctiveness.

Town Centre Regeneration – Addressing Deprivation



Addressing Deprivation

The Earl Shilton Priority Neighbourhood Profile identifies local deprivation issues and has been used directly to inform the type and form of development that would take place at Westfield Farm. While the priority areas are not encompassed by Westfield Farm, or the SUE, the areas share a zone of influ-ence, and as such, development at Westfield Farm has the potential to contribute to enhancements that will support regeneration and assist in addressing deprivation. In particular, the neighbour-hood profile reveals pockets of high deprivation relating to income, education, skills and training, health, crime and employment.

In respect of income, while development can have little direct influence, the Westfield Farm site will include opportunities for local employment, not just in short term construction, but through live / work units, local spend within the high street, and grounds maintenance. By providing opportuni-ties for residents to live and work in the same place, local economic generation and increased de-mand will place upward pressure on wages and increase opportunity.

Education and skill shortages are highlighted and development at Westfield Farm has the poten-tial to directly support the work of the William Bradford Community College, which already offers a range of formal and informal learning opportunities, as well as Extended Schools initiatives, and programmes aimed at reducing levels of educational failure, ill heath, substance misuse, teenage pregnancy, abuse, neglect, crime and anti social behaviour. As well as enhancing local accessibility to the college and surrounding area, by developing within the college’s catchment, there are further opportunities for support and the reduction of car borne journeys to the college. In addition, there may be opportunities for shared on site renewable energy provision, such as biomass generation, which is best suited to high energy use, larger buildings. Alternative, more remote, sites are unlikely to achieve these sorts of synergies, and will rely on new infrastructure, rather than sustainably sup-porting existing facilities.

Development at Westfield farm will also help to directly assist in addressing local health deprivation, highlighted by high smoking rates and high levels of obesity. Through the creation of a walkable neighbourhood, the potential for car borne journeys will be significantly reduced. The master plan directly responds to the need for greater accessibility from the town centre to the countryside, and new multi user leisure routes through the site will encourage walking and cycling, while the integra-tion of existing playing fields and the creation of new recreational space will broaden the green infrastructure in the town and improve exercise provision. There are further opportunities for the provision of additional cycle routes to key facilities such as the health centre and the William Brad-ford Community College.

In addition, development around the health centre opens an opportunity for improved accessibility and linked trips with other town centre uses.

The provision of high quality affordable housing, within easy walking distance of jobs, schools, shops and services will help to ensure that local residents have a healthy home environment that meets their individual needs, in line with the aims of the community plan. This is not the case in more distant locations, where out-commuting will inevitably result in greater numbers of, and longer car borne journeys to higher order centres.

A key issue identified in both the neighbourhood profile, and the Community Plan is crime and the fear of crime. Particular concerns are burglary, criminal damage and assault, with burglary in the Earl Shilton priority neighbourhoods twice as high as the rest of the Borough. As well as employing the highest standards of Designing out Crime, consultees will be encouraged to consider the need for high levels of natural surveillance. By including local residents in the design process, and by ensuring that the development is locally distinct, a sense of place and identity can be established. In so doing, the site has the potential to encourage a sense of ownership amongst its residents, where the com-munity takes responsibility for itself. In this way, the potential for crime, and opportunities for crime are reduced, to the benefit of the town as a whole. There is further potential for the development to contribute to schemes such town centre wardens.

A higher than average proportion of the population in the priority neighbourhoods is in the 0 - 15 age group. As such, engaging young people in the process is particularly important, and as well as providing significant opportunities from new leisure and recreational facilities, the identification of the site at Westfield Farm offers the potential up front involvement of young people. This will ensure that they are able to participate in the growth of their community, and are empowered by active engagement. We would note that a key issue arising from the Neighbourhood Profile is that a signifi-cant proportion of the population did not feel that they could influence decisions affecting their local area. By virtue of proximity, the site at Westfield Farm has the potential to support improved youth provision through the support of the Community College.



The ability of the site to assist in addressing the identified regeneration and deprivation needs of Earl Shilton is a significant key benefit, over and in addition to the identified opportunity to de-liver a highly sustainable form of development. In this regard the site at Westfield Farm is dem-onstrated to have the potential to directly respond to meeting the Core Strategy objectives of town centre regeneration. No comparable alternative location has been identified through theStrategic Housing Land Availability Assessment, and as such, Westfield Farm presents a unique op-portunity for early delivery with direct regeneration benefits.


SECTION 5VISUAL IMPACT

The landscape in this part of Earl Shilton is characterised by relatively undistinguished semi open land comprising a mix of agricultural, residential and small scale commercial uses. The land is not recog-nised as having any significant visual qualities worthy of special protection. The Leicester, Leicester-shire and Rutland Landscape Character Assessment identifies the site as lying within the Upper Soar landscape character area where landscapes are a mix of urban and rural. The Hinckley and Bosworth Landscape Character Assessment identifies the site as lying within the Stoke Golding Vales Character Area and highlights that it is a predominantly flat agricultural area, with settlements usually associ-ated with local highpoints. The assessment seeks to increase woodland, tree and hedgerow planting in order to enhance urban fringe transition and warns against creeping urbanisation associated with road improvements. No flood risk has been identified on the site.

A visual assessment of the site has fully informed the concept master plan, to ensure that develop-ment of the site can be suitably assimilated. As noted by the Hinckley and Bosworth Landscape Character Assessment, the area is largely flat, with Earl Shilton being the high point. The brook to the north western edge of the site is a significant linear feature within the landscape, visually identi-fied by a strong row of mature trees. The land cover of the site and wider area generally consists of arable fields enclosed by hedges with a scattering of hedgerow trees. To the edge of Earl Shilton and Barwell, residential and farm development is the significant built form. Two large areas of allot-ments enclose the undeveloped area, having the appearance of formal recreational areas bordered by hedgerows. The allotments contain various glasshouses and walkways and are read against the urban area of the settlement.

From viewpoints to the north of the area, the northern edge of Earl Shilton and Barwell is seen as a ridge of urban development on the horizon. From the north and west, most of the site lies below this visible ridge, and is well screened by mature vegetation running along the brook at the shallow valley bottom. The only exposed areas of the site lie to the north of the farm-stead adjacent to the north eastern allotments, the farmstead itself appears as a significant existing built feature, and edge to the settlement, and currently screens fields to the south.From Kirkby Lane, looking east, the site is almost entirely screened by existing mature planting and topography. The fields closest to the brook are low lying and are hidden behind the brook vegeta-tion. The site has a low level of approximately 100 metres in the north west rising to approximately115 metres in the north east.

Overall, the site has a restricted visual envelope. From public view points the site / development would be well framed and contained below the skyline and against strong landscape elements on the western edge of Earl Shilton and Barwell. Within the zone of visual influence the ‘visual receptors’ consist of a few nearby properties along the southern edges of the site and the local public rights of way crossing surrounding areas.

The effects and impact on regional and sub-regional landscape character areas are expectably mod-est in relation to the size of these landscape resources, but also as a result of the generally low intervis-ibility of the landscape with its level landform. The scheme would not significantly affect the integrity of these character areas.

Within the local landscape setting there will be a combination of effects. While there may be some minor adverse impact from specific points, there will also be significant benefits, such as the creation of a more structured landscape through tree and hedge planting. Extensive landscaping will be of significant benefit in restoring the balance of this urban / rural fringe, where planning policy acknowl-edges the need for local landscape improvements and where sporadic, unplanned development and semi urban uses have encroached into the countryside. The landscape constraints and mitigation recommended directly informed the revise draft masterplan for the site.


• Strategically, the area immediately to the north of Earl Shilton is visually undistinguished and is identified as an area requiring landscape improvements. Within this Local Land- scape Improvement Area, development proposal will include comprehensive landscaping proposals, and a minimum of 10% of the development site set aside for tree planting, including, where appropriate a proportion of native tree species, either within or at the boundary of the development site.

• A site contained and enclosed by urban, formal recreational and semi- urban land uses which has good potential to assimilate development.

Visual Impact


The growth of Earl Shilton will necessitate development beyond the limits of existing settlements into the urban fringe. While the loss of countryside always seems regrettable, this is a value judge-ment which clearly assumes a worst case scenario. However, this default position, that additional built form in the countryside is necessarily harmful, does not give sufficient consideration to the fact that new built form in the countryside need not be unattractive and discordant. It is fair to consider that a well-planned layout with thoughtfully designed spaces, landscaping and architecture can pro-vide an ‘attractive’ development in this context. In fact the masterplan developed so far illustrates a sound basis for achieving this and it is a key aim for the scheme. As such, removed ‘attractive’ open countryside elements are replaced with new, ‘attractive’ woodland, settlement / built form elements.

Not only are other identified sites far more exposed and visually prominent than Westfield Farm, but they would also take significant additional landscaping works in order to ensure assimilation. Such extensive works will inevitably reduce the capacity of sites to deliver housing numbers at the level required, and Westfield Farm provides a sustainable settlement amendment option.


SECTION 6ECOLOGY AND GREEN INFRASTRUCTURE

In ecological terms, much of the site is dominated by arable fields with typically low diversityand narrow field margins. Consequently much of the site has limited ecological and natureconservation value. No statutory designations apply to the site. Hedges which cross andsurround the site provide good connectivity both within the site itself and out to the widercountryside. Along with the ditch to the north east, the existing hedges have potential to provideenhanced habitat.

As part of this assessment Baker Shepherd Gilespie carried out an extended Phase 1 habitatassessment of the site. The assessment comprised a desktop assessment habitat survey andpreliminary protected species survey carried out on 6 September 2007. Hedgerows were alsosurveyed, all in accordance with identified good practice. This assessment found that overall,the habitats present within the site “are considered to be of low local ecological value and nosignificant impact is anticipated as a result of their loss.” In addition, the assessment foundthat subject to further survey work on the presence of protected species within the site, there ispotential for development to exclude sensitive areas, and to apply mitigation techniques wherenecessary

Following the initial Assessment, further protected species survey work was carried out inaccordance with recommended good practice. The findings of this Ecological Survey work arecontained within a Protected Species Report which have been previously submitted to HBBC.

Further work on the masterplan was postponed in order that it could be directly informed bythe recommendations and constraints identified by the Ecological Survey work. In addition,following the formation of the draft master plan, further advice has been taken from the ecologist.

As such, the production of the masterplan has been a fully iterative process, bearing in mind akey objective of enhancing the ecological potential of the site.

At present there are a limited number of public rights of way across the area. The developmentof an enhanced Green Infrastructure framework in association with the development proposalswould provide the opportunity to significantly enhance the footpath and cycleway network,providing convenient safe access to the countryside for the Earl Shilton community. There isthe potential to provide enhanced links to open space and recreation facilities in associationwith this new network.

Overall, the site offers a unique opportunity for additional habitat creation and biodiversityenhancement in an area that currently has limited ecological value. Such a proposal sitscomfortably with the aspirations of Local Plan policy for development to enhance the quality ofthe urban fringe to the North of Earl Shilton. Development in this location also offers opportunitiesfor enhanced public accessibility to the countryside and a more integrated urban rural interface,where fingers of green and built environments interlace.

National and local planning policies set the framework for the protection of habitats,enhancement, and impact mitigation. The site provides opportunities for habitat creation andenhancement. Where areas of habitat value do exist, this assessment has been used to informthe concept master plan to show a substantial proportion of the site retained as habitat area,with tracts of woodland planting and meadow creation to form Amenity Open Space in thenorthern and western areas. Habitat creation and enhancement opportunities exist on areasthat are currently under low value agricultural use. The proposals will provide major positiveecological benefits both on and off site, consolidating woodland blocks, linking green routesand creating complementary meadow grassland. Species rich verges along new public routewaysare recommended and all new and retained habitats will be the subject of managementplans to ensure a contribution to local and national BAP policies.

Where development is proposed the majority of hedgerows will be retained as green corridors,and buffer zones are recommended, including a variety of habitats and opportunities for habitatcreation and linkage. Mitigation measures and Sustainable Urban Drainage schemes will beused to avoid an effect on local hydrology. Development will be kept away from identified badgersetts and care has been taken in master planning to ensure that no fragmentation or isolation ofthe badger population occurs.


• Limited nature conservation value at present, with good scope for enhanced biodiversity.

• Provision of enhanced Green Infrastructure can deliver significant landscape, ecological and recreational benefits.

SECTION 6ECOLOGY AND GREEN INFRASTRUCTURE


SECTION 7ACCESS AND MOVEMENT

Pedestrian and Cycle Movements

The proposed development will result in a unique opportunity for providing sustainablepedestrian and cycle links, from the developed area, directly into the heart of the town, andneighbouring retail, educational and community uses. The site evaluation appended to thisreport demonstrates that the site is within sustainable walking distance of key services andfacilities.

Public Transport

Sustainable locations are not just about local walking distances, or a site’s connectivity to keyservices by a range of means of non-private car modes of transport. The proximity of the site tothe centre of Earl Shilton, and its close relationship with local and inter city bus routes ensuresthat it is extremely well located to take maximum advantage of the potential for the use of non-carmodes of transport.

The proposal location lies just north of several main bus routes. Routes 148 and 158 provide anhourly service to Leicester on Mondays to Saturdays, with stops on Wood Street, while route 81provides a 20 minute service to Hinckley. Bus service 48, stopping on Wood Street, just outside the site, has a 10 minute journey time to the Hinckley and Bosworth Community Hospital. Assuch, as well as being accessible to a range of local services, the site is within quick and easyrange of higher order services via public transport.

Development at Westfield Farm provides ample opportunity for maximising the opportunityafforded by supporting existing intra-urban bus services to provide frequent, good publictransport accessibility levels to and from the development.

Highways

A traffic issues review carried out by Bryan G Hall Consulting highway engineers demonstratesthat the proposed development can be accommodated within the identified site, with modestenhancement of the existing highway network.

The report identifies that site is within a convenient walking distance of local schools, thesettlement centre and bus services and therefore offers a good opportunity for sustainabletravel by alternative means of transport to the private car.

Heath Lane, Keats Lane and public rights of way adjacent to Earl Shilton Community Parkprovide the opportunity to create a permeable movement network for pedestrians and cycliststo encourage sustainable travel.

Vehicular access to the site can be achieved from Heath Lane by way of the existing Healthcentre access which can be modified to a standard which will be suitable for adoption by thelocal highway authority. The principal of vehicular access being taken from Heath Lane haspreviously been agreed with the local highway Authority (Leicestershire County Council).

Heath Lane and its junction with A47 Wood Street are capable in traffic capacity and road safetyterms of accommodating the traffic likely to be generated by the development.


• Well located to take maximum advantage of the potential for use of non-car modes.

• Served by existing bus routes

• Close to existing and developing employment areas

• Traffic generated by the development could be accommodated, with suitable enhancement of the existing highway network.

• Within close proximity of the A47


Development at Westfield Farm provides ample opportunity for maximising the opportunityafforded by supporting existing intra-urban bus services to provide frequent, good publictransport accessibility levels to and from the development.

Highways

A traffic issues review carried out by Bryan G Hall Consulting highway engineers demonstratesthat the proposed development can be accommodated within the identified site, with modestenhancement of the existing highway network.

The report identifies that site is within a convenient walking distance of local schools, thesettlement centre and bus services and therefore offers a good opportunity for sustainabletravel by alternative means of transport to the private car.

Heath Lane, Keats Lane and public rights of way adjacent to Earl Shilton Community Parkprovide the opportunity to create a permeable movement network for pedestrians and cycliststo encourage sustainable travel.

Vehicular access to the site can be achieved from Heath Lane by way of the existing Healthcentre access which can be modified to a standard which will be suitable for adoption by thelocal highway authority. The principal of vehicular access being taken from Heath Lane haspreviously been agreed with the local highway Authority (Leicestershire County Council)Heath Lane and its junction with A47 Wood Street are capable in traffi c capacity and road safetyterms of accommodating the traffic likely to be generated by the development.


SECTION 8OPPORTUNITIES AND CONSTRAINTS

Opportunities

Sustainable Development

The site offers the opportunity for a sustainable residential development close to the heart ofEarl Shilton that will contribute to the delivery of housing development within the District. Itsdevelopment will accord with national and local planning priorities aimed at directingnew development towards existing urban areas. The location is such that development of the sitemaximises the opportunity for non-car accessibility and comprehensive planned integration intothe existing infrastructure. Proposed redevelopment is of sufficient scale to provide affordablehousing, green infrastructure improvements, and to support a balanced, mixed community.New development gives the opportunity to use the least resource intensive methods of buildingand achieve the highest standards of energy efficiency. A combination of modern technology,and layout and orientation will ensure that the site will make a positive contribution to minimisingenergy use.

Town Centre Regeneration and Addressing Deprivation

As identified, the production of the master plan, and development of the evidence base, hasbeen directly influenced by the key issues raised by the Core Strategy, the Community Plan andPriority Neighbourhood Profile for Earl Shilton.

The allocation of land at Westfield Farm for a sustainable settlement amendment has clearpotential to support regeneration and to reduce deprivation.

Quality Integrated Public Transport and Alternatives to Car Use

The proposal location lies just north of several main bus routes - Routes 148 and 158 provide anhourly service to Leicester on Mondays to Saturdays, with stops on Wood Street, while route 81provides a 20 minute service to Hinckley.

The site is less than 200 metres from the town centre, with a number of schools, a college and alibrary in between.

Variety of House Types and Tenures Providing a Variety of Lifestyle Choices

The proposal presents an opportunity to provide new choice in terms of residentialaccommodation. The site will provide a variety of housing types and tenures in response tolocal needs which will also assist in creating the basis for a balanced, sustainable community.

Landscape and Ecology Preserved; Biodiversity Enhanced.

The site offers an opportunity to enhance the biodiversity of the wider area through thecreation of new habitat and landscaping. Significant new planting will also help to integrate thedevelopment visually into the landscape.

Reduced Flood Risk and Sustainable Urban Drainage

Sensitive development, which exploits the natural drainage capacity of the land and topography,and which works in harmony with existing landforms and the natural process of flooding, willenable development to take place in a way that places minimal burden on natural resources, andpresents further opportunities for habitat creation.

While the site is not within the recognised flood plain it is acknowledged that drainage for newdevelopment in Earl Shilton should not contribute to the potential for flooding. As such, the useof sustainable urban drainage techniques will be investigated in further submissions.


• Major opportunity to contribute towards meeting Hinckley and Bosworth’s ‘Vision’ and to addressing the identified Core Strategy issues.

• Sustainable development opportunity

• Potential to deliver beneficial mix of housing of all tenures, including affordable housing, family housing, and accessible homes

• Potential to integrate with and enhance existing network of ‘safe’ routes for pedestrians and cyclists, and integrate with existing public transport links.


Energy Effi cient Growth

New development gives the opportunity to use the least resource intensive methods of building,and achieve the highest standards of energy efficiency. A combination of modern technology,and layout and orientation will ensure that the site will make a positive contribution to minimisingenergy usage. The opportunity to provide a proportion of the development’s energy use fromon-site or decentralised renewable sources is being explored.

Deliverability

The NPPF advocates the identification of up to 15 years supply of housing land. Central to thenew guidance is deliverability, and it is stated that to be deliverable a site must be available,suitable and achievable.

In this instance, the Westfield Farm site has a realistic ability to deliver a sizeable contribution tomeeting the District’s land requirements. No insurmountable constraint has been identified thatwould prevent delivery of all aspects of the proposal within the planning time frame.



Constraints

Visual Impact

The effects and impact on regional and sub-regional landscape character areas are expectablymodest in relation to the size of these landscape resources, but also as a result of the generallylow intervisibility of the landscape with its level landform. The scheme would not significantlyaffect the integrity of these character areas.

Within the local landscape setting there will be a combination of effects. While there may besome minor adverse impact from specific points, there will also be significant benefits, suchas the creation of a more structured landscape through tree and hedge planting. Extensivelandscaping will be of significant benefit in restoring the balance of this urban / rural fringe,where planning policy acknowledges the need for local landscape improvements and wheresporadic, unplanned development and semi urban uses have encroached into the countryside.

Ecology

The area is generally identified as having limited ecological value. Development in this locationalso offers opportunities for enhanced public accessibility to the countryside and a moreintegrated urban rural interface, where fingers of green and built environments interlace. Such aproposal sits comfortably with the aspirations of Local Plan policy for development to enhancethe quality of the urban fringe to the North of Earl Shilton.

Protected species surveys have directly informed the development of the concept masterplan so that habitat creation strategies and mitigation specific to the development form hasbeen fully incorporated. The opportunity for biodiversity enhancement represents a significantcontribution to the overall sustainability of the site.

Access

The development will need to provide a safe and convenient access to Heath Lane. Initialtechnical studies show optimum site access arrangements are possible, and traffic flowscapable of being accommodated on the local highway. (Particularly in the light of options fornon-car travel)

Contamination

The historic uses of the site indicate that it unlikely to be significantly contaminated. In areaswhere there is the potential for contamination, the development will take account of groundinvestigations and any recommended mitigation strategies.


SECTION 9DEVELOPMENT PRINCIPLES AND CONCEPT MASTERPLAN

Detailed proposals for the site, including the form and layout of the built development, will need to take account of the input of the community, a wide range of statutory bodies, and of course the Council. At this stage it is therefore inappropriate to present fully detailed plans. However, the con-cept master plan has fully taken on board the need for the development to enhance the visual ap-pearance of the urban edge, to assimilate and integrate new development, to create new habitat, to be accessible.

It is envisaged that in the long term the development has the potential to provide in the region of 300 - 350 homes, alongside amenity open space and ancillary uses

The site has the potential to achieve:

a community designed in a way that creates a sense of place;

inclusive layouts which foster a sense of ownership and community safety;

a walkable neighbourhood focused on the needs of pedestrians; housing range and choice;

landscape protection;

woodland planting;

transportation choice;

the integration of renewable energies and sustainable materials;

and, extension which is fully integrated with the existing community of Earl Shilton

The site lies within close proximity of existing schools, areas of employment, leisure opportunitiesand local services. New development in this location would help to support, regenerate andconsolidate existing communities and community facilities. In addition, the location of existingeducation, leisure and employment uses provides for opportunities to expand pedestrian routesand to support environmental enhancements to the town centre. The developers’ control of thesite ensures that a sustainable scheme is not only realistically achievable, but is also attainablewithin the time frame of the LDF.

Although the details of the development are yet to be determined, an initial analysis of the siteand the surrounding area suggests a number of key principles will emerge which would shapethe form of the scheme, and which would include.

A sustainable, locally distinct and energy effi cient extension to Earl Shilton

A form of development which favours the needs of pedestrians over that of the private car.

Provision of a choice of sustainable transportation links and modes ensuring excellentconnectivity between areas of employment, housing, leisure and shopping.

The provision of green links with opportunities for enhanced biodiversity and leisure facilities.

Minimal visual impact and the consolidation and enhancement of existing, trees and hedgerowswherever possible.

Sustainable Urban Drainage working in harmony with the existing landform.

The structure of the new development will emphasise ease of movement and legibility.Connectivity with the surrounding area will also be of importance. The road network will bedesigned to efficiently serve the development whilst incorporating treated and combinedsurfaces to help calm traffic where necessary. The site itself will be made as permeable aspossible, with shorter ‘cut-through’ routes made available to pedestrians.


• A genuinely deliverable mixed use scheme including 300-350 new dwellings, affordable housing, leisure uses, non-car infrastructure improvements, woodland planting.

• Potential for a comprehensive walkable scheme, offering choice and fully integrated with the existing urban area, and surrounding environment to support a sustainable community.

• Enhancement of existing landscape features.

• Enhanced access to open space / recreation areas.



OPTION 1



OPTION 2


Settlement Context

The plan diagram (right) illustrates the importance of the proposed development site in the urban and settlement context of Earl Shilton

The site is extremely well located in relation to the town centre, within a distance of 200 to 600 metres to the re-tail and service centre focus of Earl Shilton. Development of this site would be highly sustainable as this would be within easy walking distance and be a significant number of new dwellings potentially directly benefiting regen-eration and use of the local economy of the town centre.

The diagram also shows the relationship to the sus-tainable urban extension towards the A47 by-pass. It can clearly be seen that the major housing expan-sion is along the southern edge of the settlement, to-wards and up to the line of the A47 by-pass. The pro-posal for Westfield Farm redresses this inbalance.

The diagram also shows that the site sits well within the effectual settlement envelope whilst maintaining and improving on the green urban countryside fringe to this northern edge of the settlement. Providing improved countryside parkland towards the brook is incharacter with and will add value to Earl Shilton’s public green open framework of allotments, school playing fields and sports grounds. The associated improved public footpath net-work will reinforce and integrate linkage between the town and surrounding countryside.



The aerial perspective on this page is a view from the north west looking towards the town centre with the site in the foreground. It illustrates an in-dicative layout of master plan option 2. It shows the development contained within the settlement envelope, whilst maintaining the irregular coun-tryside penetration along this urban fringe green edge.

Also evident are the green corridor ‘fingers’ lead-ing into the development forming important open space links between Earl Shilton centre and the surrounding countryside.

From this perspective the significance of main-taining and enhancing existing hedgerows and strategic tree planting can be appreciated and how this helps to integrate, partially screen and contains the development in its landscape setting.

SECTION 9MASTERPLAN AERIALOVERVIEW

Sketch Reference Plan

The purpose of the next series of illustration is to give an indicative idea of the scale and type of housing development envisaged for this expansion to Earl Shilton. The drawings have taken into consideration local character and vernacular.

The plan below, shows the location of the perspective sketches and the evolving thoughts on built form, massing, scale, space creating, character and edge detailing: (1) Main access into the site from Barwell Road. (2) Secondary access point to Westfield Farm, (3) Countryside Edge from public foot-path, (4) interior access road and (5) private cul-de-sac house grouping.

The central ‘focus green’ is also illustrated as a three dimensional inset detail.


SECTION 9CONCEPT MASTERPLAN - CREATING PLACES OF CHARACTER

The perspective above shows a view looking from the main entrance into the development showing the character of the street, variation in built form and house types and the significance of integrated landscaping and attention to edge and boundary treatment.

1 Main Access



2 3Secondary Access Countryside Edge

Above shows the secondary access point from Keats Lane with the cricket ground to the left. Development around the farm site will be contained by existing landscape planting with restricted glimpses of the new development from this view point.

A view looking from the footpath and north towards the development and the town centre. The indicative sketch shows the built form contained in the landscape with significant rein-forces hedgerow edge and against the backdrop of existing mature woodland coppice. This would be an informal countryside resource with improved countryside access an important resource to the Earl Shilton community.



4 Internal Access Road

A view looking along the internal access road towards the heart of the development and the ‘Green’. This again shows the variety in built form with different frontage treatment depending on the building type. This will help to determine spatial character. Attention to the effect of road alignment such as a creating a gentle curve to the road will allow the eye to be drawn into the de-velopment. Getting the right balance between good built grouping and the landscape elements will determine the sense of place and identity.

The Heart of the Development’



5

Development Focus - ‘The Green’

Residential Semi-Private Cul-de SacThe sketch right, illustrates the most intimate and private cluster of houses. This shows an indicative group of houses around a private drive. Emphasis is on people rather than cars, possibly with traffic calmed surface treatment with safe defensible space around the home. Integrated home parking and garage provi-sion is an integral part of developing good built form grouping with the housing. Good urban design principles need to be applied at this level to create sense of place where people feel safe and want to live. If this is designed to best practice principles, the success of the development in helping to create local community will be achieved.

The three dimensional inset detail (opposite left) illustrates the prin-ciple of creating a focus to the scheme base on a cluster and group-ing of houses around a green open space. The density of built form could be higher at this point as it is located within the centre of the development and more urban in character. The orientation and vari-ation in built form reflects local tradition and identity of Westfield farm development in Earl Shilton.

APPENDIX 1SUSTAINABILITY REVIEW


westfield farm - earl shilton...the analysis of westfield farm has taken into account the guidance...

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