10 Access and Movement - Waverley … · The access and movement strategy is based on . ... cars or refuse vehicles and undertake multi-point turns ... 11 Sustainability

104 Shackleford • Mushroom Farm Site • Design and Access Statement

Access Strategy

The site access strategy aims to provide improvements over the existing situation with respect to the safety of drivers, cyclists and pedestrians accessing the site and also those on the surrounding local network of roads and paths.

The Transport Assessment (Doc No.4a and 4b) and Green Travel Framework (Doc No.24) assess the feasibility of alternatives methods of travel and provide specific measures that serve to reduce the reliance of residents on private cars for access to both local facilities and further afield.

The following sections describe how the above principles will be applied in detail relating to site layout, street users needs, street geometry and parking.

Site Layout

The site layout provides a no through route for motorised vehicles and thus creates two character areas each with independent access points. The access from Shackleford Road serves nine houses and the Peper Harrow Lane access serves the remaining nine private houses. This ‘split’ in the development spreads the impact of traffic from the development on the surrounding road network. The two areas will be connected by a shared pedestrian / cycleway link. The absence of a through route for vehicles will promote a tranquil environment in keeping with the character of the area.

10 Access and Movement

“Streets are the arteries of our communities – a community’s success can depend on how well it is connected to local services and the wider world”Manual for Streets

Detailing the Place“Street design should be inclusive. Inclusive design means providing for all people regardless of age or ability”Manual for Streets

Access and movement principles have been informed by Manual for Streets design principles and a thorough understanding of context. The principles have been adapted to fit the site’s AONB context, yet provide a place that is easy to get to and move through for all.

The access and movement strategy is based on the following principles:

1. Layout and Connectivity

The movement framework provides an integrated and connected movement pattern which seeks to make best use of the fact that the site will become publicly accessible for the first time. Priority is given to pedestrians and other non-vehicular modes and new routes seek to provide local connectivity between the site, existing routes and open spaces and establish a relationship to one another.

2. Quality Places

The aim is to achieve a safe and functional movement pattern that meets its users needs and respects its context. Ultimately, the design seeks to provide routes that are in character with the high quality rural setting of the site and to combine this with convenient and safe movement for people.

Shackleford • Mushroom Farm Site • Design and Access Statement 105

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Visibility Splay - Shackleford Road Access

Visibility Splay - Peper Harow Lane Access

3. User Needs

Pedestrians and Cyclists

Priority is for pedestrians and cyclists. Pedestrian access into the site is from Shackleford Road and Peper Harow Lane.

A dedicated footway will be provided from the site to the Cricket Field which continues south towards Shacklefrod Heath.

Pedestrian and cyclist movements within the site will be accommodated within the ‘shared surface’ site roads, which will be designed to encourage low vehicle speeds, low vehicle trips and thus a safe realm for these users.

The footpath link east-west across the central open space is for pedestrians, cyclists and horse-riders only.

Inclusive Mobility

Access to all plots will comply with the requirements set out within Part M of the Building Regulations. This will ensure that all levels, gradients and surface treatments make a reasonable allowance for a person with impaired mobility to access any dwelling.

Servicing and Refuse Collection

Although the proposed road layout will vary in width, the layout has been designed to allow both refuse and service vehicles to manoeuvre within the site.

Refuse collection points will generally be at the boundary of each property, although in some instances (some private houses and for the affordable housing area) defined collection points will be located at the end of a shared driveway / access. These refuse collection points will be located in accordance with the guidance set out within “Manual for Streets”, agreed with local refuse collection providers and provide good access for refuse collection vehicles and staff.

Service vehicles can be accommodated, constituting delivery vehicles such as single axle pantechnicons. However, their requirements have not dominated the design proposals as this would have resulted in large roads and turning areas.

Access by service vehicles will be infrequent and as such it has been assumed that these vehicles will be able to reverse longer distances than generally suitable for private cars or refuse vehicles and undertake multi-point turns to turn around.


10 Access and Movement

4. Road Geometry

The geometry and junction layout improvements described below improve the layout and visibility of both junctions and thus provide safety improvements to both new and existing road users.

Swept Path Analysis

A swept path analysis has been carried out on each proposed junction to ensure that private cars, refuse and delivery vehicles can enter and exit the site without causing undue risk or inconvenience to other road users.

Swept path analysis has also been carried out on the internal road layout to ensure that all vehicles can negotiate the layout, achieve reasonable access to all dwellings and that adequate turning facilities are provided.

Street Gradients and Level Changes

Street gradients within the site are limited to a maximum of 1:16 (for the Peper Harrow access road as dictated by existing levels at site boundaries) and are generally in the range 1:50 to 1:20 throughout the site. Road crossfalls are limited to 1:40. This range of gradients, combined with Part M compliant accesses to all units enables good access to all areas of the site for disabled persons. Shared surfaces mean that there will be no kerbs or other sharp changes in levels.

Home Zone Principles

The road layout has evolved through extensive consultation with the community and is designed to reflect the needs and aspirations of local residents as well as meet highway requirements. It is based on shared surface ‘homezone’ principles which encourage low vehicle speeds through adopting a layout which lacks kerbline definition (variable alignment including narrowing and changing gradients on accesses and grass verges in place of formal kerbs), a lack of footpaths which will bring pedestrians and cyclists onto the roads and the low overall number of vehicles given the split accesses and relatively small size of the development. In addition, the proposed retention of a mature oak tree adjacent to the access lane leading from Shackleford Road requires the road to be narrowed and deflected, which will further manage traffic speeds. These factors all lead to an internal layout that reflects the surrounding country lanes that will be used with equal ease and safety by pedestrians, cyclists and vehicles.

Access and Junctions

The Shackleford Road access is located in the same position as the existing site access, to the east of the development. The Peper Harrow Lane access is also located in the same position as the existing site access, to the west of the development.

The site access junctions are to be adopted by Surrey County Council (SCC), up to and including all land within visibility splays as agreed with SCC. To ensure safe, easy access into the site for all pedestrians, cyclists and vehicles the following improvements are proposed to the existing site accesses in accordance with SCC requirements and the appropriate guidelines:

The existing access points will be upgraded •to create ‘bell mouth’ style site entrances, with appropriate junction radii and visibility splays (horizontal and vertical as agreed with SCC).

The junction radii will be formed using edging •or low kerbs and grass verges in a manner that matches the existing character of the area.

The width of the access roads will be increased •over existing to facilitate the movement of vehicular traffic within the development.

The Shackleford Road junction will incorporate ‘dropped’ kerbs to maintain access to the Chalcotts and Shackleford Cottage properties.

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Road Geometric - Swept Path Analysis

Swept Paths Analysis


5. Parking (cars and cycles)

Car parking provision across the site achieves a standard of 2 parking spaces per dwelling. All private houses have a dedicated double garage and associated driveway, which will be accessed off the “shared surface” access roads. Each double garage will provide a provision for cycle storage.

The affordable houses will each be served by 2 parking spaces, either in the form of garaging or surface parking areas, together with a combined shed /cycle store located at the rear of each plot.

6. Materials, adoption and maintenance

In keeping with the rural location and character the site roads, private drives and parking areas will be surfaced with resin bonded gravel to give a low ‘developed’ impact and to reflect a typical rural access way. The lanes and paths within the development will remain under private ownership and an appointed management company will manage maintenance.


11 Sustainability

This section of the Design and Access Statement reviews the sustainability issues relating to the re-development of Shackleford Mushroom Farm. It considers the environmental as well as social and economic aspects of sustainability.

This section describes the methodology used in assessing the proposed development and initiatives proposed as well as describing the impact of the development in sustainability terms.

A large part of designing sustainably is to do with addressing global warming through energy efficient design and using tools such as life-cycle assessments to maintain the balance between longevity and cost.

However, designing sustainably is also about creating places that are healthy, economically viable and sensitive to social needs. It involves respecting natural systems and learning from ecological processes.

Appendices are included in Section 13 of this statement of the proposed Energy Strategy, together with the completed Code for Sustainable Homes Pre-Assessment Estimator and the Guildford Borough Council Sustainability Checklist.

B. Assessment Methodology

The Sustainability Assessment of the proposed development has involved the following:

i. Completing a detailed policy review of current and emerging national, regional and local policy relating to sustainability to provide a specific policy context for designing sustainability in to the development;

ii. A review of good practice methods and techniques relating to sustainability was made to inform the design and to assist in benchmarking the proposed development;

iii. A review of the proposed development against SEEDA’s Sustainability Checklist for Development in the South East, which comprises a broad assessment of proposals in relation to specific elements of sustainability under the main headings:

Climate change;•

Community;•

Place making;•

Transport;•

Ecology;•

Resources;•

Business; and•

Buildings.•

iv. Pre Assessment of the proposed development using the Code for Sustainable Homes.

In assessing this proposal we have been informed by the following guidance:

Sustainability Checklist for Developments in •the South East;

Homes and Communities Agency’s national standards •framework and best practice standards; and

Code for Sustainable Homes.•


C. Relevant Policies

National Policies

The UK Government published its sustainable development strategy in 1999 entitled “A better quality of life: A strategy for sustainable development in the UK”. This sets out four main objectives for sustainable development in the UK:

Social progress that recognises the needs of everyone;•

Effective protection of the environment;•

Prudent use of natural resources; and•

Maintenance of high stable levels of economic •growth and employment.

Sustainable Communities: Building for the Future, known colloquially as the Communities Plan was published in 2003. The Plan sets out a long-term programme of action for delivering sustainable communities in both urban and rural areas. It aims to tackle housing supply issues in the South East, low demand in other parts of the country, and the quality of our public spaces. The Communities Plan describes sustainable communities as: Active, inclusive and safe, Well run, Environmentally sensitive, Well designed and built, Well connected, Thriving, Well served and Fair for everyone.

The most relevant national planning policy guidance on sustainability is set out in:

Planning Policy Statement 1: “Creating Sustainable •Communities”, published in 2005 and its supplement published in December 2007: PPS 1 : Planning and Climate Change;

Planning Policy Statement 3: “Housing”, •published in 2007;

PPS7: Sustainable Development in Rural Areas; •

Planning Policy Guidance 13: Transport, published •in 2001; and

PPS22: Renewable Energy.•

In addition the Government’s energy policy, including its policy on renewable energy, is set out in the Energy White Paper. It establishes a target to generate 10% of UK electricity from renewable energy sources by 2010 together with a cut in carbon dioxide emissions by some 60% by 2050

PPS1 sets out the key elements of sustainable development. These are to provide for social cohesion and inclusion by providing for the diverse needs of all people in existing and future communities, promoting personal well-being and inclusion and creating equal opportunities for all citizens. In addition the PPS promotes the protection and enhancement of the environment – protect and enhance the quality, character and amenity value of the countryside and urban areas as a whole. In relation to sustainable design, PPS1 identifies that good design should address the following;

Address the connections between people and places by •considering the needs of people to access jobs and key services;

Be integrated into the existing urban form and the natural •and built environments;

Be an integral part of the processes for ensuring •successful, safe and inclusive villages, towns and cities;

Create an environment where everyone can access •and benefit from the full range of opportunities available to members of society; and

Consider the direct and indirect impacts on the •natural environment.

Key objectives should include ensuring that developments:

Are sustainable, durable and adaptable (including taking •account of natural hazards such as flooding) and make efficient and prudent use of resources;

Optimise the potential of the site to accommodate •development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks;

Respond to their local context and create or reinforce •local distinctiveness;

Create safe and accessible environments where crime •and disorder or fear of crime does not undermine quality of life or community cohesion;

Address the needs of all in society and are accessible, •usable and easy to understand by them; and

Are visually attractive as a result of good architecture and •appropriate landscaping.

PPS7 sets out the Governments policies for delivering sustainable development and communities in rural areas and its objectives (as far as this site is concerned) are to raise the quality of life and the environment in rural areas and to promote more sustainable patterns of development

PPS 22 states that local planning policies must establish criteria that can be used to determine planning applications for renewable energy within development proposals and local planning authorities may include policies in local development documents that require a percentage of the energy to be used in new residential developments to come from on-site renewable sources. It also states that the requirement is only applied to developments where the installation is viable and should not be framed in such a way as to place an undue burden on developers.

Regional Policies

The South East Plan was published on the 6th May 2009 and effectively supersedes the Surrey Structure Plan Policy SE2.

Policy NRM11 of the South East Plan requires residential development of more than 10 dwellings and non-residential development of 1,000sqm or greater to secure 10% of their energy needs from decentralised, renewable or low-carbon technologies.

The wording of Policy NRM11 is as set out below: -Local authorities should:

i. Promote and secure greater use of decentralised and renewable or low-carbon energy in new development, including through setting ambitious but viable proportions of the energy supply for new development to be required to come from such sources. In advance of local targets being set in development plan documents, new developments of more than 10 dwellings or 1000m² of non-residential floorspace should secure at least 10% of their energy from decentralised and renewable or low-carbon sources unless, having regard to the type of development involved and its design, this is not feasible or viable.

ii. Use design briefs and/or supplementary planning documents to promote development design for energy efficiency, low carbon and renewable energy.

iii. Work towards incorporation of renewable energy sources including, in particular, passive solar design, solar water heating, photovoltaics, ground source heat pumps and in larger scale development, wind and biomass generated energy.

iv. Actively promote energy efficiency and use of renewable and low carbon energy sources where opportunities arise by virtue of the scale of new development including regional growth areas, growth points and eco-towns.

Local Policies

Guildford Borough Council has a published SPD entitled ‘Sustainable Development and Construction’ which is supplemental to the GBC Local Plan (Jan 2003). Guildford Borough Council also has a Climate Change Strategy (2004) and Energy Strategy (2004), which have been considered within this report.

Waverley Borough Council has produced a document entitled, ‘Climate Change Action Plan’, which was published in 2006. This sets targets for existing and new development. Waverley also enforce the Surrey Structure Plan policy SE2 and have produced guidance setting out how compliance can be achieved. The Council is currently looking at introducing a minimum Code for Sustainable Homes requirement.


11 Sustainability

D. Climate Change

Flooding

Climate change projection predicts a decrease in annual rainfall in the South East by up to 10% with significantly wetter winters (between 15-20% more winter rain) and an increase in frequency of severe weather. Drier summers may lead to increased flash flooding when sudden storms cause rapid run off over dry ground. Recent research suggests the number of people at risk of localised urban flooding in England could increase four fold due to climate change.

There are a number of potential climate change effects, namely:

An increased flood risk due to an increase in severe •storms and heavy rain fall;

Increased wind speeds due to an increase in severe •storms; and

Change in average temperatures.•

Sustainable drainage involves the provision of surface water drainage systems that slow down the run off rate to rivers/watercourses and aquifers, thus conserving water as a natural resource. The following features are incorporated into the proposal to help achieve this objective;

The amount of hard landscaping which is a frequent •cause of flash flooding has been minimised and when compared with the existing situation demonstrates a significant reduction in area;

All surface water will be disposed of on site through •the use of soakaways.

This will be secured by the applicant’s commitment to achieve two credits for the Code for Sustainable Homes Sur 1 credit which requires rainwater holding facilities /SuDs to be used to provide attenuation of run-off from hard surfaces and roofs.

The proposed development will not contribute to any potential increase in wind speeds at ground level, as the development is low level and will not create any canyon effect.

In addition the proposed development is not in an area of floodplain and a PPS 25 compliant FRA has been submitted as part of the planning application.

Heat Island

The layout of the development and new planting and central open space area will reduce the likelihood of the site contributing to the heat island effect.

The development seeks to maximise natural ventilation to the homes in conjunction with heat recovery mechanical ventilation systems, which is to be installed in addition to the air source heat pumps.

Water Efficiency

The proposal incorporates rainwater harvesting for use in landscape maintenance. This will take the form of rainwater butts, which will be located in appropriate locations to all homes.

Wates Developments has considered the use of grey water recycling and do not propose to incorporate these systems into the design. The excavations required for storage tanks would necessitate the removal of additional subsoil and when coupled with customers resistance to the appearance of the recycled water and the cost of systems does not currently make them a viable option.

Sustainable energy

Buildings account for most of the UK’s CO2 emissions. Dwellings alone account for 30% of the UK energy consumption and 28% of the resulting CO2. Wasted energy from power stations and the national grid in the UK is approximately double the energy consumed by transport.

The over riding objective from a national perspective is to improve the efficiency of the use of energy both in the construction phase and during the lifetime of the buildings, in order to reduce CO2 emissions.

General energy efficiency can be achieved by a number of strategies relevant to new build development, as outlined below;

Provide high standards of thermal efficiency in new •construction (improve insulation and air tightness)

Encourage the use of energy efficient appliances•

Promotion of energy saving technologies•

Design so that energy efficiency can be •practically achieved

Education of occupants about energy efficiency•

All of these strategies have been incorporated into the proposed design.

As a result, the specification of the new homes will be;

Air tightness standards will be enhanced through •the use of the ‘Accredited Construction Details’ as compiled by Communities and Local Government (CLG). These will demonstrate a 20% improvement above the Building Regulations and will achieve a permeability of at least 8m3/hr/m2;

Thermal detailing will be improved to reduce •the ‘psi’ value:

Space Air ‘altherma’ air to water heat pumps will be •installed to all units to provide space and hot water heating. This technology will make a contribution towards the total energy required on site from renewable sources of 54%. This compares favourably with the local planning policy which requires 10% of the site energy demand to come from renewable;

The homes will be fitted with dual coil hot water •cylinders to allow for the retro installation of solar thermal panels;

Insulation will exceed Part L of the 2006 Building •Regulations by at least 15%. It is proposed to achieve the following U values;

- Walls -0.22 W/m2K - Roof -0.13 W/m2K - Floor -0.18 W/m2K - Windows -1.50 W/m2K

All homes will be connected to a Green •Electricity supplier;

All windows will be double-glazed with argon filled •units and have thermally insulated frames;

Kitchen appliances will, where provided, be A+ rated •(where available); and

Comprehensive advice upon how to reduce energy •use using the system provided within the homes will be provided to residents from the Sales Team within the Home Owners Pack upon completion.

Energy Predictions

The energy use of the development together with the energy efficiency measures to be employed is considered in Appendix A to this Statement. In addition Appendix A identifies all renewable technologies and which in particular are appropriate to this development.


E. Community

Social Cohesion and Inclusion

In the context of sustainability ‘community’ is the place where we live together with the facilities and services that are offered to us as ‘locals’. Enjoying a sense of community is as important as the physical attributes such as whether there are shops, schools or health facilities within the community. The creation of a sense of place and a sense of being part of that place is central to the design and development of a community. To ensure local services and facilities are sustainable there needs to be a critical mass of population to enjoy the benefit of those services. The addition of 18 homes, albeit a modest number, will support local services, contributing to their sustainability and to the sustainability of Shackleford as a whole.

The site was previously in a single private ownership and with a large area of the proposal given to open space, provision being made for public access to all open areas of the site and a network of pedestrian links connecting the site with the surrounding area, the wider community will benefit from free access across the site and enjoy the amenity space provided at it’s ‘heart’ .

The mix of accommodation, tenure and the design of the development seek to create a sense of place which is socially cohesive and which integrates into the wider community. The detailed design and on-going management regime are intended to foster inclusion in perpetuity.

The homes are designed to be ‘tenure blind’ and the mix of accommodation will ensure no one demographic group becomes dominant. The 7 affordable homes are designed to meet local need and in addition they will be built to the Homes and Communities Agency space and quality standards.

The affordable homes will be indistinguishable in terms of design, appearance, location. They have been split into two small groups and will have prominent locations at the main site entrance and adjacent to the central open space.

All the homes within the development are to be built to the Lifetime Homes standards of the Rowntree Trust.

Community

A Statement of Community Involvement has been produced to support the planning application which sets out what consultations have been carried out and how any responses have been incorporated into the proposals.

The impact of the new development has been assessed in terms of local health and education provision. It is understood that the proposed development will make a financial contribution towards healthcare and education as well as other community services and facilities, such as libraries. Furthermore, the provision of 25 dwellings will assist in supporting existing community facilities such as the village shop/Post Office for use on a daily basis.

A Home Owners Pack will be provided with each dwelling which will contain at least the following information;

Local transport services;•Utility suppliers;•Energy efficiency – including •measures incorporated within the home;Local amenities;•Refuse collection;•Recycling facilities;•Local organisations and •community groups;Environmental technologies installed •in the home; andWater efficiency information.•


11 Sustainability

F. Place Making

The proposed development is located between Peper Harow Lane and Shackleford Road with vehicular accesses from each. Whilst a linking pedestrian and cycle path connects the two vehicular accesses it will not be possible for vehicles to drive through the site. This will improve pedestrian/cycle safety and will discourage crime. Roads will be designed and laid out to Home Zone principles.

The site is generally rectangular in shape and has residential development to the north-west with a cricket pitch to the south-west, open fields to the north and woodland to the south.

Efficient Use of Land

A key objective of Government policy in order to meet the high housing demand is to secure the effective and efficient use of previously developed land.

In terms of sustainability it is important to examine the following;

Size and shape of the site;•

Prevailing character of the area;•

Effect on landscape quality and nature •conservation; and

Accessibility.•

It is important in sustainability terms to ensure that new development “fits” with its surroundings, being in scale with adjoining buildings and in proportion to the average street width as defined by building frontages, as well as use class. The density proposed is broadly consistent with Shackleford as whole.

The site is on previously developed ‘brownfield’ land. It’s redevelopment will reduce the need to develop on Greenfield sites and represents a prudent use of resources.

It is not considered appropriate for any of the existing industrial buildings to be retained. Demolition materials will be used for the proposed ground modelling, thereby recycling materials and reducing the need to dispose of off site.

Design Process

High quality design is an integral element to sustainable development, both of internal and external spaces and some key and commonly agreed elements which have been incorporated into the design to include the following:

Resource efficiency;•

Safety;•

Adequate daylighting;•

Adequate overlooking;•

Provision of outside spaces;•

Flexible and functional use of accommodation; and•

Aesthetically pleasing.•

The Design section earlier in this document incorporates the findings of the context appraisals and explains the design principles. The context appraisals include landscape and ecological assets, existing street network and surrounding and prospective community and demographic appraisal. These confirm the Design Statement has been informed by studies of the site and its surroundings.

Form of Development

A detailed Landscape strategy has been prepared which includes a tree removal and replacement plan and also indicates planned open space, a network of footpaths and cycleways and clearly defined public and private spaces. As a result the development will be highly permeable.

The scheme has been designed to reflect characteristic patterns of development in the area, including an informal layout of buildings and varying buildings lines to reflect the random form of development characteristic of the area. In addition the design incorporates;

Frequent doors and windows with few blank walls;•

Vertical rhythm;•

Articulation of facades with porches, bays and •projections; and

High quality proposed materials and detailing.•

There has been no public access to the site under the previous ownership and the proposals offer the local population, in addition to new residents; the opportunity to access open spaces within and across the site.

Passive Solar Gain

The energy required for space heating and lighting can be reduced by using the orientation, form and fenestration to make the most use of passive solar gain.

The layout of the site has been designed to orientate as many homes as practical towards the south or south west.

Principal rooms have been located to be south or south-west facing and this will allow maximum benefit from solar gain through the winter months. Designing in extended roof overhangs and use of deciduous landscaping will provide sufficient shading in the summer months when the sun is high in the sky.

By sealing the building tightly the heat loss by ventilation will be reduced

Daylighting

The design has sought to provide a high standard of natural daylight to each habitable room, which will ensure both a high quality environment and will reduce the need for artificial lighting. As a result, the proposed siting of the dwellings avoids areas of the site shaded by adjoining woodland.

Open Space

The development have been carefully designed to ensure the layout of the new housing creates an attractive area for the residents to live in, whilst enhancing openness of the Green Belt by introducing new views and vistas to the landscape. The layout provides a spacious environment for local residents which creates a unique and distinctive character for the site.

The development exceeds the NPFA open space standard of 2.4ha per thousand head of population.

The provision of outside space is considered important for all sustainable developments and all homes have private outside space as well as the central green space with the provision of the play area.

Adaptability

All 18 dwellings have been designed to achieve Lifetime Homes standards and therefore adaptability has been designed in from the outset.

The homes have also been designed to provide the opportunity for residents to work from home, with all private market homes having dedicated studies and affordable dwellings having sufficient space and facilities within a second bedroom or living room. These rooms will be equipped with suitable outlets that will enable the occupants to have data access and necessary power supplies as required by the Code for Sustainable Homes.

Inclusive Communities

The development contains a mix of unit types and tenures which seek to draw in a range of family size including single

occupants and young couples. This will ensure no one demographic forms a disproportionate part of the local population.

The design is such that the affordable housing will be indistinguishable from the private homes in terms of aesthetics and the landscaping maintenance regime will ensure the consistent appearance across the tenures is maintained.

The provision of the affordable homes meets the requirements of local housing need, which have been established by the applicant by undertaking a Local Housing Needs Survey.

Site Infrastructure

The public realm within the development, including the open space within the site, will be owned and managed by a resident’s management company.

This includes the provision and maintenance of the children’s play area.

It is also proposed to install a communal satellite television aerial to avoid the need for aerials/ dishes to be placed on individual homes. The location of this will be determined at the detailed drawing stage.

Crime

The architects have had regard to Secure by Design standards in the development of the scheme for the development. This has helped to create a layout, which puts community safety at the forefront, which in turn will help to create a high quality environment for residents and occupiers for the long term.

The Police Architectural Liaison Officers of both Council’s have been consulted and have commented on the proposals. The comments made have been incorporated into the design. Further discussions with the Liaison Officers will take place at the application stage.

Street Lighting Pollution

The site is located in a rural area, therefore has maximum sensitivity to light pollution. Street lighting will be designed to minimise light pollution and will be energy efficient.

Security Lighting

External security lighting will be limited to a maximum of 150W and appropriately sited to minimise nuisance and light pollution.


G. Transport and Movement

General Policy

Government policy calls for a reduction in the use of cars and an increase in the use of sustainable transport means such as public transport, cycling and walking.

The key objective for the Borough’s is to ensure that land use and transport facilities are co-ordinated to minimise the number and length of trips.

The following briefly examines the sustainability issues related to the public transport provision, walking and cycling routes, highways and car parking for the proposed scheme.

Public Transport

The site is approximately 350/400m from the existing bus stop in Shackleford and bus services are available to Aldershot, Farnham Godalming and Guildford. Services are available throughout the day (Mon-Sat) at a frequency of 1 per hour.

Godalming mainline train station is approximately 4.5 km away and provides services to London Waterloo to the north and Portsmouth to the south. Journey times to London Waterloo are approximately 50 minutes and depart approximately every 10-20 minutes during the peak periods and every 30 minutes through the day.

As part of the proposals, it is intended that the Waverley Hoppa Bus service is extended to serve Shackleford, further improving public transport accessibility and choice.

Parking

Sustainable transport seeks to reduce the use of the car and thus encourage alternative modes of transport. The provision for car parking within a scheme can therefore directly affect sustainability by restricting or enabling car use.

The number provided is considered to be appropriate for the profile of the prospective residents and the location of the site.

Pedestrian and Cycling / Pedestrian

The overall design has had regard to Secure by Design principles to ensure natural surveillance through overlooking. There is good pedestrian access to all local amenities in Shackleford which is approximately 5 minutes away. There is currently no safe pedestrian route into Shackleford but as part of the development a surfaced footpath is to be provided across Cyder House Field. A range of facilities are within 2km walking distance of the site, including Post Office/shop, church, infant school and village hall, 2 public houses and the Federal Mogul employment site.

Cycle

Cycling is an important alternative to the car, particularly for journeys of less than 5 Km. The existing cycle route network within the area is extensive and access to the cycle network is achieved via local roads. Government policy on cycling is to provide practical facilities for the safe and convenient movement of cyclists and to give high priority to associated user facilities and local links to the cycle network.

Godalming town centre is approximately 5km away with its high street shops and other amenities. The local service centres of Elstead and Milford are 3-4km away and provide a range of shops, schools, health and leisure facilities.

The development provides sufficient storage for cycles within oversized garages and garden stores.

Traffic management

The layout of the site provides an excellent environment for pedestrians and cyclists and low vehicle speeds are encouraged through the layout of the internal road system and hard and soft landscaping.

H. Ecology

Landscape design and the presence of nature are critical to the quality of our urban environment and their role is not only to make places look greener but also fundamentally to influence the form of the development.

Nature and landscape is important for improving the quality of life within the development and is a key component to the sustainability agenda by:

Ecologically – affecting microclimate, creating wildlife •habitats;

Socially – making places more likeable, hence •heightening the sense of ownership, counteracting stress and improving the quality of life; and

Economically – retaining property values because of the •perceived better quality of life.

Landscape and vegetation influence the immediate microclimate by binding airborne particles, absorbing noise, raising humidity and minimising temperature fluctuations as well as reducing wind speeds. Trees and plants form a contrast to the development and provide a calmer environment for life.

Conservation

Wates Developments has been working with a landscape architect and ecologist from an early stage and their involvement has informed the layout and ensured the protection of existing and creation of new wildlife habitats.

The existing site has been subject to a Phase 1 habitat survey with specific surveys undertaken for protected species in the form of bats, badgers and common reptiles.

The proposals do not affect any statutory designated sites and the habitats due to be lost are of negligible ecological value.

Enhancement of Ecology

The existing site use involves extensive coverage of the site with hard surfacing. The development proposal will therefore provide an enhancement to the ecology on site and the draft Environmental Management Strategy submitted with the application predicts a ‘major enhancement’ as defined by the Code for Sustainable Homes.

Planting

The landscape proposals indicate the planting will comprise 80-90% native species.


I. Resources

Appropriate Use of Land and Resources

The proposed development is considered to be the most appropriate use of a brownfield site in a rural location and reduces the need to develop on Greenfield land. Nevertheless, substantial areas of open space will be provided in the development, which will contribute towards, the amenity and living standards of residents, provide recreational opportunity and enhance biodiversity.

Materials

In the design process materials and systems will be selected that include an environmental assessment using the BRE Green Guide to Specification for Buildings.

Preference will be given to the use of local materials & suppliers where viable to reduce the transport distances and to support the local economy. A full evaluation of these suppliers will be undertaken at the next stage of design.

Wherever possible A rated materials will be used. These selections will include evaluations of cost and performance as well as environmental considerations. In addition, timber would be sourced, where practical, certified by PEFC or an equivalent approved certification body. Site timber used within the construction process would be recycled.

All insulation materials to will have a zero ozone depleting potential

Water resource planning

Throughout the design process for the development the following have been considered as part of the proposal:

Reductions in the use of water within homes;•

Facilities for rainwater harvesting;•

Integrated approach to water demand and rainwater •disposal;

Suitability of sustainable drainage systems;•

Sustainable sewerage systems; and•

Reduction of water use in construction.•

The applicant has committed to achieve a water consumption of less than 105 litres/ person/ day which is the mandatory requirement to secure Code for Sustainable Homes level 4 rating.

Water efficient devices will be fully evaluated, and installed, wherever possible. The specification of such devices will be considered at detailed design stage and each will be subject to an evaluation based on technical performance, cost and market appeal, together with compliance with the water use regulations.

The following devices will be incorporated within each home:

Water efficient taps;•

Water efficient toilets;•

Low output showers;•

Flow restrictors to manage water pressures to achieve •optimum levels; and

Water meters to all premises with guidance on water •consumption and savings.

Advice will be provided to the residents from the Sales Team through a comprehensive Home Owners Pack, detailing how to make optimum use of the devices installed around the home. Further, in marketing the scheme sustainable elements such as water reduction measures will be promoted.

A detailed FRA has been prepared in accordance with PPS 25 and considers the most appropriate SuDs techniques are a combination of permeable paving and hard surfacing and infiltration trenches and/or soakaways.

Refuse composting

It is proposed to provide each home with its own composting facility to allow residents to compost kitchen and garden waste.

Noise pollution

The site will be designed to minimise the impact of noise from external sources. The impact will be mitigated through the use of Robust Details to ensure the buildings are constructed to reduce sound transmission.

Construction waste

A draft Site Waste Management Plan has been submitted with the application. It will be used as the basis for monitoring and reporting on waste generated on site, its division into defined waste groups and disposal in compliance with the SWMP regulations 2008.

The Plan will indicate the setting of targets to promote resource efficiency in accordance with guidance from WRAP, Envirowise, BRE and DEFRA.

The overarching principle of waste management is that waste should be treated or disposed of within the region where it is produced.

Construction operations generate waste materials as a result of general handling losses and surpluses. These wastes can be reduced through appropriate selection of the construction method, good site management practices and spotting opportunities to avoid creating unnecessary waste. A Construction Strategy will be developed, once planning consent has been secured which will explore these issues, some of which are set out below:

Proper handling and storage of all materials to •avoid damage;

Efficient purchasing arrangements to minimise •over ordering;

Segregation of construction waste to maximise •potential for reuse/recycling; and

Suppliers who collect and reuse/recycle •packaging materials

Construction waste is a key element to be considered in achieving a reduction in all waste – it is estimated that some 40% of all waste is construction related.

Domestic Waste and Recycling

Domestic waste is considered in the proposed development in the following way:

External space will be provided for storing recyclable •materials, for collection by the Authority, within the boundary of the site;

The external space for recyclable material will be •of sufficient size to accord with Local Authority procedures;

Internal storage for recyclables is provided at a •capacity in excess of 30 litres; and

The Home Owners Guide will be provided to residents •giving information about the location of the nearest recycling bank.

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J. Business

Competitive business

It is not considered appropriate, due to the size of the development, to provide either mixed uses or commercial units. However, the proposal provides the ability for the residents to work from home through the provision of home offices within the private market dwellings and home working facilities within the affordable homes.

Employment

All residents will be obliged to pay into a management company which will maintain the development. Landscape maintenance would be carried out by site gardeners who would also be responsible for any community composting and the appearance of the site. This mechanism will provide opportunities for local employment.

K. Buildings

Energy Use and release of greenhouse gases

The energy efficiency of the homes is discussed in more detail in Appendix A to this statement. All homes will achieve Code for Sustainable Homes level 4* rating.

Construction Process

Where best practice guidance is available dealing with construction methods and standards these will be adopted.

A draft Construction Management Plan has been submitted with the application in order to demonstrate how these methods and standards will be applied. The Draft Plan is based upon the applicants Zero Waste Policy.

The effects of construction can be divided into two sections:

those related to the materials used on site; and•those related to the construction process.•

The application site would be registered under the Considerate Constructors Scheme which addresses both limiting the effect on the community and the effects on the environment. The applicant is committed to demonstrate best site management practices, and if practical to go beyond this.

To ensure good relations with the local community, the developers will ensure that they keep local people informed of works which might affect them, and provide a method for comments, complaints and required remedial action to be communicated to the developer.

Examples of the types of negative impacts, which could arise from the construction, together with an example of how this might be managed and controlled, are set out below;

Noise pollution, in particular to local residents and •businesses – this will be measured during the construction period and compared with the original ambient levels and with levels allowed by the local enforcement agency;Dust pollution will be managed through the early •identification of potential sources and development of systems of control;Light pollution from lighting required to facilitate •operations will be carefully sited and will be addressed in the early site planning and included as part of the Construction Plan; andChemical spillage – specific procedures will be •developed to control use and handling of chemicals in line with COSHH and Environmental needs

L. Sustainability Review

The proposal has been rated using the Code for Sustainable Homes (CsH) and it is estimated that a level 4 rating will be achieved which puts the proposals in the category of ‘current performance exemplar’. Guildford Borough Council and the Homes and Communities Agency both require developments to achieve a level 3 rating which is challenging. The applicant’s commitment to achieve a level 4 rating puts the development of Shackleford Mushroom Farm at the cutting edge of sustainable development.

Documents

10 Access and Movement - Waverley … · The access and movement strategy is based on . ... cars or refuse vehicles and undertake multi-point turns ... 11 Sustainability