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REPRESENTATIONS TO THE

GEDLING BOROUGH LOCAL PLANNING DOCUMENT

ISSUES& OPTIONS

LAND AT BROOKFIELDS GARDEN CENTRE

MAPPERLEY PLAINS, ARNOLD

DECEMBER 2013

URBAN DESIGN

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AUTHOR OF THIS DOCUMENT: -

Richard Walshaw, Signet Planning

Michael Cheng, Signet Planning

Paul Stone, Signet Planning

DESIGNED BY: -

Richard Walshaw, Signet Planning

Michael Cheng, Signet Planning

CLIENT: -

Brookfields Garden Centre,

NOTES: -

This document is designed for double sided

printing (flipped on the short edge).

Strelley Hall

Nottingham

NG8 6PE

t: 0115 9061268

e: info@signetplanning.com

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CONTENTS

INTRODUCTION

PLANNING BACKGROUND

CONTEXT

LOCAL CONTEXT

SITE DESCRIPTION

EVALUATION

CONSTRAINTS AND OPPORTUNITIES PLAN

MASTERPLAN FRAMEWORK

VISION

MASTERPLAN

SUMMARY

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1.1 Signet Planning is appointed by Brookfields Garden Centre,

Mapperley Plains, Arnold to submit representations on the

Gedling Borough Council – Local Plan – Issues & Options

October 2013 consultation.

1.2 These representations are in response to the need to

identify further non strategic housing sites in the Borough to

meet the objectively assessed housing need.

1.3 This representation is in response to Questions URB 1a, 1b, 1c

and 1d and shows the location of the site in the context of

existing local infrastructure and provides further justification

as to why this site should be included in the emerging Local

Plan as a site for residential use. It demonstrates that land at

Brookfields Garden Centre is deliverable in isolation or as

part of a larger scheme and that a range of opportunities

exist to deliver a high quality development.

INTRODUCTION

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GREATER NOTTINGHAM ALIGNED CORE STRATEGY

EXAMINATION

2.1 The Gedling Borough Local Plan 2005 is the Development

Plan for the Borough pending adoption of the Core

Strategy. The Greater Nottingham Aligned Core Strategy

was the subject of Examination before the Inspector Jill

Kilgaby over two weeks in October and November.

2.2 The Inspector made a number of initial observations and

suggested that Gedling BC needs to address a number of

matters with regard to Policy 2. She suggested:

• The need to give further consideration to the level

of housing proposed at Top Wighay Farm and

North of Papplewick in view of the objections from

Ashfield District Council and local groups.

• To consider the early release of housing at Gedling

Colliery/Chase Farm and to establish whether all

of the Link Road needs to be constructed ahead of

housing delivery.

• To consider whether there has been too high an

allocation in other non PUA settlements –

Calverton and Raveshead.

• To consider the balance between PUA and non

PUA designations.

2.3 In addition, the Council did indicate that it may be minded

to approved a housing led mixed use development at Teale

Close.

2.4 The Inspector accepted the overall level of housing in the

Greater Nottingham Housing Market Area and consequently

accepted the figure of 7,250 for Gedling Borough 2011-28.

However, as indicated above she did question whether

allocating just 2,840 (39%) in or adjoining the main built up

area was sufficient if the Council is to achieve urban

concentration and regeneration. Save for the future

potential for Gedling Colliery/Chase Farm no sites are

identified in or adjacent the PUA.

2.5 Gedling also allocates some 1,600 dwellings adjacent the

Hucknall Sub Regional Centre (para 2.2 above) together

with a further 500 dwellings at Bestwood, 1,300 at

Calverton and 330 at Ravenshead. Existing commitments at

these settlements were also recognised. Hence the

distribution is:

PLANNING BACKGROUND

Sub Area Housing numbers

PUA 2,840

North of Papplewick 600

Top Wighay Farm 1,000

Calverton 1,518

Ravenshead 416

Bestwood 579

TOTAL 6,953

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2.6 The Inspector also expressed concerns regarding the

housing trajectory and whether the variable “tranche”

approach was appropriate as opposed to a flat rate spread

of house delivery across the plan period.

BROOKFIELDS GARDEN CENTRE

2.7 Land “Around Howbeck Road and Brookfields Garden

Centre” has been identified as a site “Suitable for possible

development” for about 400 homes. My client owns

approximately 3.5ha of land that currently accommodates

the Brookfields Garden Centre. This is a long established

business in a Green Belt location which has grown

incrementally over a number of years. It accommodates a

number of large “greenhouse” style buildings and extensive

car parking areas together with other ancillary buildings.

There is also an unimplemented planning permission to

construct further floorspace on the road frontage on the site

of the previous bungalows.

2.8 Furthermore, the Brookfields Garden Centre site has

housing to the south and west and as stated is a brownfield

site in the green belt. Land to the north is greenfield within

the green belt.

2.9 Notwithstanding, initial discussions have taken place with

the representatives of the land to the north. It is recognised

that if the entire site identified in the consultation document

is to be developed for 400 units then a comprehensive

approach is essential. Our client is prepared to work with

adjoining landowners.

2.10 The illustrative layout for the Brookfields Garden Centre Site

does allow for linkages to land to the north in terms of

vehicles and people movements and the extension of green

infrastructure. However, it is stressed that that the

Brookfields Garden Centre site can be developed

independently if the Council chose to restrict the northward

spread of Arnold.

RESPONSES TO CONSULTATION QUESTIONS

2.11 Question URB 1a – Are there any obstacles to the

development of these sites which cannot be overcome?

2.12 In terms of the 5 year supply of housing sites paragraph 47

of the National Planning Policy Framework at footnote 11

and 12 define both deliverability and developable. These

representations demonstrate the suitability of the

Brookfields Garden Centre site and in addition I can confirm

that the site is available now for development and

achievable in the sense that it could contribute to the 5 year

supply of deliverable sites. As the site is already developed

there will be no impediments relating to access, flood risk,

foul disposal, water supply and ecology.

PLANNING BACKGROUND

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2.15 Question 2 states “Please use this space to provide any

comments you have about the impact and opportunities

arising from the development of these sites”.

2.16 The following sections of this representation highlight the

opportunities and impacts of the development.

2.17 Question URB 1c states “Please use this space to identify

where the development boundary of Arnold should be

changed.

2.18 The use of a brownfield site in the green belt for housing is

compliant with para 89 of the National Planning Policy

Framework bullet point 6 which in listing exceptions to

inappropriate development states:

“limited infilling or the partial or complete “limited infilling or the partial or complete “limited infilling or the partial or complete “limited infilling or the partial or complete

redevelopment of previously developed sites (brown redevelopment of previously developed sites (brown redevelopment of previously developed sites (brown redevelopment of previously developed sites (brown

field) , whether redundant or in continuing use field) , whether redundant or in continuing use field) , whether redundant or in continuing use field) , whether redundant or in continuing use

(excluding temporary buildings), which would not (excluding temporary buildings), which would not (excluding temporary buildings), which would not (excluding temporary buildings), which would not

have a greater impact on the openness of the Green have a greater impact on the openness of the Green have a greater impact on the openness of the Green have a greater impact on the openness of the Green

Belt and the purposes of including land within it than Belt and the purposes of including land within it than Belt and the purposes of including land within it than Belt and the purposes of including land within it than

the existing development.”the existing development.”the existing development.”the existing development.”

2.19 Consequently, if is considered that the northern edge of

Arnold should be re-cast to include the Brookfields Garden

Centre site within the settlement boundary. If the Council

choose not to extend the settlement boundary further north

then a new strong physical landscaped boundary can be

created by enhancing the already existing strong hedgerow.

2.20 Question URB 1d states “Use this space to identify any

development sites around Arnold that have been missed or

make any other comments regarding development in the

Arnold area.

2.21 The consultation document identifies 3 options in Arnold

with a total capacity of 700 homes. Arnold is a strong sub

housing market area; a location where people want to live.

The Brookfields Garden Centre site is well located to

everyday services and is capable of connection onto both

Mapperley Plains and Howbeck Road. In addition it is a

brownfield site and represents the most sustainable location

in Arnold.

2.22 These representations now assess the Brookfields Garden

Centre site and so demonstrate its deliverability.

SECTION 2: PLANNING BACKGROUND

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LOCAL CONTEXT

3.1 The site is located on the north east edge of the Nottingham

Urban Area and close to a range of facilities in the Arnold/

Mapperley area.

3.2 The aerial view of the local area illustrates that the site is well

related to the existing built fabric of the area with residential

development on two edges.

3.3 The site is considered to be in a sustainable location with

local amenities on Howbeck Road including a Tesco Express

Convenience store which can be accessed in a 5 minute walk

with a link through to Crawford Rise.

3.4 The Coppice Primary School and Killibrook Junior School are

both within a 15 minute walk of the site with access to 3

doctors surgeries within 30 minutes walk (Plains View

Surgery, Highcroft Surgery, Hepdens Practice).

SITE DESCRIPTION

3.5 The site comprises the existing Brookfield Garden Centre

buildings and associated car parking and areas of

hardstanding which account for approximately two thirds of

the site. The final third of the site is an open field/grassed

area which is bound by development on three sides.

CONTEXT

AERIAL VIEW OF THE LOCAL AREA

SITE

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3.6 The site has a frontage onto the B684, Mapperley Plains on its

eastern edge which then opens out into the countryside. The

boundaries of the site comprises hedges and foliage with the

southern and western boundaries abutting the rear gardens/

side elevations of existing properties served off Middlebeck

Drive and Crawford Rise.

3.7 The properties along Middlebeck Drive benefit from deep rear

gardens and therefore a good separation distance from any

potential new properties. The properties off Crawford Rise

along the western boundary include bungalows side onto the

site and a small row of houses which front onto the site

behind a hedge/trees and therefore any future housing will

need to treat these edges carefully to protect residential

amenity.

3.8 A permeability link through to Crawford Rise will be important

as it links to amenities on Howbeck Road.

AERIAL VIEW OF THE SITE

SECTION 3: CONTEXT

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EVALUATION

SITE OPPORTUNITIES AND CONSTRAINTS

4.1 A clear understanding of the site constraints and

opportunities has informed the design process. The main

considerations are presented on the accompanying

constraints and opportunities plan and summarised below.

4.2 There is the opportunity to take the existing access into the

Garden Centre off the B684 Mapperley Plains. The frontage

with this road also creates an opportunity to provide an

attractive gateway into the site and feature buildings along

the edge.

4.3 A public footpath exists to the north west edge of the site

which can be integrated into the scheme. There is also an

opportunity to provide a link to the local shops on Howbeck

Road for new residents via a link through to Crawford Rise.

4.4 There are dwellings on Crawford Rise which front onto the

site to the north western boundary. This provides the

opportunity to complete the street and helps integrate the

new development with the existing.

4.5 The residential amenity of properties around the edges of the

development need to be protected, this is considered to be

particularly important along the eastern edge where

bungalows are located side on to the site close to the

boundary and where the row of dwellings previously

mentioned face onto the site. The rear elevations of dwellings

along the southern boundary are set back some 20-30 metres

and therefore amenity will be preserved.

4.6 The existing hedgerows which form the northern, southern

and western boundaries can be retained as they help provide

a structure and help soften the development. The hedges also

provide a natural screening to the surrounding residential

properties which help protect their residential amenity.

4.7 An existing ridgeline runs from through the centre of the site

in a south to north direction. Whilst the ridge line is not

pronounced any development can ensure that large/tall

buildings do not sit on top of this ridge. This area would be

suitable for bungalows or low rise houses.

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SECTION 4: EVALUATION

SITE OPPORTUNITIES & CONSTRAINTS PLAN

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THE VISION

5.1 The design process has taken into account the need to

integrate the development with the existing built fabric of

the area and will attract new residents into the area by

offering a wide range of housing types and tenures in the

area.

5.2 The layout of the development has been guided by the

physical characteristics of the site, such as the existing

hedgerows and boundaries and also the likely ‘desire lines’

for pedestrian movements to important locations such as the

local shops on Howbeck Road.

5.3 The overall vision is to create a high quality residential

development which will complement the wider setting of

Arnold.

THE MASTERPLAN

5.4 A masterplan has been produced to set a framework for

potential future residential development. This has been

informed by the planning context and constraints and

opportunities set out in this report. (The numbers below correlate

with the plan on the opposite side of this page).

1. Existing access to the Garden Centre is to be retained

into the site. This provides the opportunity to create a

wide tree lined spine road which runs through the site,

with dedicated green corridor for pedestrians and

cyclists.

2. There is the opportunity to provide ’feature’ plots which

follow the existing building line along the B684

Mapperley Plains enhancing the streetscene and creating

an attractive frontage.

3. The buildings throughout the scheme are positioned to

frame views down the street and/or function as gateway

buildings.

4. It will be ensured that open space will be fronted by

buildings which will provide natural surveillance and

’design out’ crime.

5. Provision of open space which will be well integrated with

the neighbouring community and can be extended north

into the adjacent land.

6. Scheme provides a pedestrian and cycle links onto

Crawford Rise which leads to local facilities on Howbeck

Road including a convenience store.

7. Existing dwellings to the north west fronts onto the

development. This gives an opportunity to complete the

street and integrating with the existing community.

8. The framework is designed to provide the potential to

extend the development further northwards by providing

a link to the north.

9. A street hierarchy is provided in this framework which

includes areas of shared spaces which are pedestrian

friendly and encourage low vehicular speeds.

10. Plentiful landscaping and tree planting is suggested to

create town and countryside.

11. Pedestrian link to ensure the development is highly

permeable.

DESIGN PROCESS

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SECTION 5: MASTERPLAN FRAMEWORK

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SUMMARY

6.1 The Local Authority has identified the need to concentrate much of its objectively

assessed housing need (2011-28) in and adjacent the main urban area of Nottingham.

Arnold forms part of the Principal Urban Area and is a strong sub-housing market within

Gedling and an area where additional growth is anticipated. Sites within the existing

settlement framework are limited an as a consequence there will be a need for green

belt release.

6.2 These representations support the allocation of some 3.5 ha of land currently occupied

by Brookfields Garden Centre, Mapperley Plains, Arnold. It has been demonstrated that

the site is located in a highly sustainable location with good access to everyday services

and facilities in Arnold and particularly on Howbeck Road. Within walking distance there

are shops, convenience store, schools, bus routes etc

6.3 Brookfields Garden Centre is a brown field site within the green belt. Paragraph 89 of

the NPPF provides for the development of such sites in certain circumstances. The site

is already characterised by strong urbanised influences by virtue of the existing built

form, outdoor storage, the extensive car park and the general comings and goings

associated with the Garden Centre business 7 days a week throughout the year. The

site no longer has a “feel of being in the green belt”.

6.4 These Representations have outlined the opportunities and constraints associated with

the development of the site. It is concluded that there are a number of opportunities

and matters that influence design and layout and these have been taken into account in

the preparation of the master plan.

6.5 A ridge passes through the site although on the ground it is imperceptible. Once a re-

surveyed topographical survey has been undertaken the master plan can be reviewed if

necessary. Bungalows can be introduced if necessary.

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SECTION 7: SUMMARY

6.6 Overall, there are a number of material considerations that

support the allocation of the Brookfields Garden Centre site

for housing:

1. This is a brownfield site in a green belt location.

2. It already has a strong urbanised character.

3. It is located in a highly sustainable location close to

everyday services and facilities.

4. If developed in conjunction with land to the north

there would be a sufficient quantum of housing to

support other uses.

5. The site is in a single ownership.

6. There are no legal impediments to delivery.

7. The existing access, subject to final assessment,

would be adequate to serve a residential

development.

8. The site is capable of being drained for both foul and

surface water. The site lies within Zone 1 of the

Environment Agency Flood Zone maps. Attenuation

ponds can be incorporated into the site layout if

required.

9. In view of the urbanised nature of the site there are

unlikely to be any ecological impediments to delivery.

10. There are no landscape designations on the site.

11. There are no heritage designations on the site.

12. A mix of house sizes and tenures can be

incorporated.

13. Public Open space will be integrated into the scheme.

14. Development of the site is deliverable.

6.7 Initial discussions have been held with the representative of

the landowners to the north. Whilst joint representations have not

been submitted we are confident that if the Council chose to

allocate a much larger area then both sites can be developed in a

comprehensive manner. Equally, if the Council chose to restrict

development to Brookfields Garden Centre site, it could be

developed independently and a strong defensible boundary to the

revised green belt boundary established.

6.8 Furthermore, if the Council chooses not to allocate Brookfields

Garden Centre for housing then the site should still be released from

the Green Belt.

6.9 Questions URB 1a, 1b, 1c and 1d have been dealt with in the

response. With regard to Question 1a with respect to Brookfield

Garden Centre these representations have demonstrated that there

are no impediments to delivery.

6.10 We are eager to move this forward and would welcome the

opportunity to discuss this further with the Council.

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URBAN DESIGN