Landscape Supporting Statement - East Staffordshire · Landscape Supporting Statement 4814.LSS.004.VF 3 Policies Local Plan has been used in line with the Secretary of State’s Direction

TESCO STORES LTD

PROPOSED RETAIL STORE,

HAWKINS LANE, BURTON UPON TRENT

Landscape Supporting Statement

July 2014 4814.LSS.004.VF

P/2016/01847Received 23/01/2017

COPYRIGHT

The copyright of this document

remains with Aspect Landscape Planning Ltd.

The contents of this document

therefore must not be copied or

reproduced in whole or in part

for any purpose without the

written consent of

Aspect Landscape Planning Ltd.

Aspect Landscape Planning Ltd Hardwick Business Park

Noral Way Banbury

Oxfordshire OX16 2AF

t 01295 276066 f 01295 265072

e [email protected] w www.aspect-landscape.com

CONTENTS

1 INTRODUCTION 1

2 POLICY BACKGROUND 2

3 SITE & SETTING 4

4 PROPOSALS 10

5 NATURE OF THE CHANGE 13

6 CONCLUSIONS 16

ASPECT PLANS

PLAN ASP1 SITE CONTEXT

PLAN ASP2 EXISTING LINKAGE & MOVEMENT

PLAN ASP3 EXISTING LINKAGE ANALYSIS SHEET 1 OF 2

PLAN ASP4 EXISTING LINKAGE ANALYSIS SHEET 2 OF 2

PLAN ASP5 LANDSCAPE MASTERPLAN

PLAN ASP6 PLANTING PLANS

PLAN ASP7 POTENTIAL LINKAGE ENHANCEMENTS

APPENDICES

APPENDIX 1 PHOTOGRAPHIC RECORD

APPENDIX 2 ARBORICULTURAL ASSESSMENT

Proposed Retail Development, Burton upon Trent July 2014 Landscape Supporting Statement 4814.LSS.004.VF

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1. INTRODUCTION

1.1. Aspect Landscape Planning Ltd are appointed by Tesco Stores Ltd to

address the landscape and visual issues relating to the proposed new

store development at Hawkins Lane, Burton-on-Trent.

1.2. A number of plans have been prepared to illustrate the landscape

proposals and these are included within the Aspect Plans section of this

report.

Plan ASP1 Site Context

Plan ASP2 Existing Linkage & Movement

Plan ASP3 Existing Linkage Analysis Sheet 1 of 2

Plan ASP4 Existing Linkage Analysis Sheet 2 of 2

Plan ASP5 Landscape Masterplan

Plan ASP6 Planting Strategy

Plan ASP7 Potential Linkage Enhancements

1.3. This document should be read alongside all other supporting

information submitted by the consultant team. The proposals are based

on Saunders Architects site layout drawing 7232-P101.


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2. POLICY BACKGROUND

2.1. The site is set within the main urban area of Burton upon Trent and is

covered by the East Staffordshire Borough Council at a local level. The

site forms an area of Brownfield land within the urban area.

National Planning Policy Framework

2.2. The National Planning Policy Framework (NPPF) was published on the

27th March 2012, replacing the existing system of national planning

policy guidance and statements. The guidance sets out a number of

core land-use planning principles in paragraph 17, which underpin both

plan-making and decision-taking. The relevant core principles are as

follows;

always seek to secure high quality design and good standard

of amenity for all existing and future occupants of land and

buildings;

take account of the different roles and character of different

areas, promoting the vitality of our main urban areas,

protecting the Green Belts around them, recognising the

intrinsic character and beauty of the countryside and

supporting thriving rural communities within it;

2.3. The requirement for good design is further emphasised in paragraph 64

stating that:

“Permission should be refused for development of poor design

that fails to take the opportunities available for improving the

character and quality of an area and the way it functions.”

Local Plan – East Staffordshire Borough Council

2.4. East Staffordshire Borough Council adopted its Local Plan in July 2006.

This Plan was in use from July 2006 to July 2009. Since then the Saved


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Policies Local Plan has been used in line with the Secretary of State’s

Direction setting out the policies that could be saved. These policies,

are used to determine planning applications submitted.

2.5. The site lies in the National Forest Area. The relevant land related

policies are: NE14 National Forest: Planting Scheme and NE15

National Forest: Implementation of Planting Scheme.

2.6. In July 2012 the Council published a Preferred Options consultation

document, setting out the Council's views on the new Local Plan and

including draft policies. Following consultation of the Preferred Options

document, the Council has published the full version of the Local Plan,

known as the Pre-submission Local Plan that will be submitted to the

Secretary of State.

2.7. Relevant policies include Strategic Policy SP24 – High Quality Design;

SP26 – National Forest; and Detailed Policy DP1 Design of New

Development; DP8 Tree Protection.


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3. SITE & SETTING

3.1. The site is located on Hawkins Lane, within the main industrial and

commercial area of Burton upon Trent, to the north west of the town

centre. (Refer Plan ASP1 Site Context) The site is currently brownfied

and possesses no remaining urban structures, and is enclosed by the

railway corridor to the northern extent. Historically large scale built form

occupied the north east part of the site, this has subsequently been

demolished and open grassland and some scrub has developed. The

site is of a temporary derelict nature, as it is unoccupied currently,

however it remains a development site.

3.2. The site is open and vegetated, occupied by areas of grass/scrubland

and rubble left over from the demolition of the buildings. The scrubland

is predominantly located to the site boundaries and in small pockets

throughout the site itself. There are no mature onsite trees, only those

that are located in private gardens offsite.

3.3. Current vehicular access to the site is achieved from Hawkins Lane,

between buildings on the road frontage. Horninglow Street forms part of

the south western boundary of the site, and forms the main road

corridor into the town centre.

Setting of the Site

3.4. The north western site boundary is defined by an existing railway

corridor, separating the site from the large residential area of

Horninglow that continues to the north west of the railway and defines

the character of this part of the town. To the northwest, adjacent to the

railway corridor, the prominent Midland Railway building is overlooking

the site. The north eastern site boundary is enclosed by large

commercial and industrial units, which form part of a large industrial

estate that extends east to the river Trent.

3.5. The western site boundary is enclosed by the A5121, Horninglow Road,

which provides the main connection between Horninglow and the town

centre to the south east of the site. The A5121 crosses the railway lines


5

via a bridge and therefore provides views from the elevated position to

the north eastern end of the site. Beyond the A5121 along the railway

corridor are large scale units and depots, which separate the site to

from the residential development beyond.

3.6. The south of the site is defined by a pocket of residential buildings, of

which several are listed buildings that lie alongside Horninglow Street

and Hawkins Lane. There is a degree of softening by several trees and

hedgerows which provide filtered views to the south of the site. South

from the residential pocket and Horninglow Road lies the large scale

commercial unit of the Burton Bridge Brewery, which overlooks the

southern edge of Horninglow Street and forms a significant built form

within the localised setting. A vehicle bridge across the junction of

Hawkins Lane and Horninglow Street forms a prominent structure in the

street scene. This links to further brewery development to the east of

the site beyond Hawkins Lane. Further along Horninglow Street is a

brewery museum, police station and high street uses. The main High

Street lies approximately three quarters of a kilometre to the south east.

Townscape Character

3.7. The site is located within the main urban area of Burton upon Trent to

the northwest of the town centre. The site forms a brownfield

development site and is currently unoccupied by built form and covered

by unmanaged derelict space. The surrounding road and railway

corridors are strong engineered barriers that sever the immediate

townscape character, separating areas of retail/commercial and

residential development. Uninterrupted views across the open and

derelict site provide no positive contribution to the street scene. The

absence of vegetation structure compounds the urban industrial

character and does not improve the character of the site. The quality of

the townscape character is considered low, and there is the potential to

improve this setting though appropriate redevelopment of the site. As

part of the assessment of the site and its context, an appraisal of the

existing pedestrian linkages and public realm has been prepared to

identify opportunities where the existing links could potentially be

enhanced. This appraisal is illustrated on Plan ASP2, 3 and 4.


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Arboricultural Assessment

3.8. Aspect Arboriculture have conducted an arboricultural assessment of

the site (Refer Appendix 2). The survey was carried out in accordance

with BS5837:2012 ‘Trees in Relation to Design, Demolition and

Construction’ and covered the site and any trees in the surrounding

area likely to be affected by development. .

3.9. A total of 36 individual trees and five groups were identified in the

survey. All trees were considered to be of low arboricultural quality

and/or value as individuals and therefore qualify as Category ‘C’ trees;

in addition two exhibit sufficiently poor physiology to relegate them to

Category ‘U’ (Tree Nos. 13 &14). Category ‘U’ trees should be subject

to removal irrespective of development for reasons of sound

arboricultural practice.

3.10. The site contains no significant arboricultural specimens, being an

industrial area where the buildings have already been demolished.

Current tree cover is limited to establishing self seeded specimens of

colonizing species such as Buddleia, Goat willow, Silver birch and Ash.

These form dense low level groups scattered randomly across the site.

All are of low quality and short term potential. Tree Nos. 1 & 2 grow in

close proximity forming a significant feature in the local context, provide

a screen for adjacent residential properties and are two of the most

established trees in the area.

3.11. Other trees identified by the survey are located on or adjacent to the site

boundary and local road network. Offsite trees whose Root Protection

Areas extend into the site constitute constraints to development. Such

constraints are limited to the north eastern boundary (Tree Nos. 7-10

and Group 1) and the south western boundary (Trees Nos. 2-6, 12-18,

20 and Group No. G3). No trees are present to the northwest or south

east boundaries.

Visual Assessment


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3.12. A number of photographs have been taken to illustrate the site and

setting. These have been taken from publicly accessible viewpoints to

demonstrate the existing visual environment within which the site is set.

These are included within Appendix 1 Photographic Record.

3.13. Photograph A is taken from within the former industrial site close to the

north western site boundary. The view looks northwest across the site

and illustrates the site boundary marked by a wire fence line on the

view. The openness of the site is apparent. A Midland Railway brick four

storey building and a contemporary commercial unit define the large

scale built form characterising the immediate site context and character

of the view.

3.14. Photograph B is taken from the south western part of the site, within the

open area of land that was created following the demolition of the

previous built form. The view looks northwards across and beyond the

site and illustrates the open nature part of the site, with large scale built

form within the immediate site context defining the character of the view.

The scattered groups of vegetation associated with the site are also

visible in the foreground.

3.15. Photograph C is taken from the centre of the site. The view is looking

south across the site. The openness of the site is obviously apparent,

with colonising shrubs scattered across the foreground. The residential

development to the south can be seen with the large brewery buildings

prominent in the background to the south, on the far side of Horninglow

Street. Existing vegetation filters the views from the site to the

residential properties along the boundary.

3.16. Photograph D is taken from within the site close to the residential

development to the south. The view, illustrates the rear of properties

Horninglow Street, screened by existing off site vegetation, filtering

views to and from the site.

3.17. Photograph 1 is taken from Hawkins Lane to the south east of the site

and looks across the road corridor to the site. The view illustrates the


8

existing built form that lies between the road and the site, including the

distinctive building occupied by an auctioneer.

3.18. Photograph 2 is taken from Hawkins Lane to the east of the site and

looks across the road corridor to the site access. The view illustrates the

existing built form that lines the eastern site boundary as well as the

proposed site entrance. The derelict nature of the site is apparent in the

street scene.

3.19. Photographs 3 and 4 are taken from Hawkins Lane to the north west of

the site. The Photograph illustrates the character of the street scene

and the degree of enclosure created by the existing commercial units

bordering the site.

3.20. Photograph 5 is taken from Horninglow Street to the south of the site

looking north across the road corridor. The existing residential

development is apparent from within the site and the existing vegetation

is screening the site from any views.

3.21. Photograph 6 is taken from Horninglow Street to the south west of the

site, looking north across the road corridor. The existing residential

development and vegetation filter views into the site. The view illustrates

the character of the Horninglow Street scene, and the existing trees that

lies next to the site boundary and forms a prominent feature within the

view.

3.22. Photograph 7 is taken from Horninglow Street, at an elevated position,

on the bridge to the south east of the site, looking west. The offsite

vegetation adjacent to the residential development is allowing glimpses

of the site. The openness and lack of vegetation across the site is

apparent in this view, with the building form associated with the

industrial estate visible in the background.

3.23. Photograph 8 illustrates the view from Horninglow Street to the north

west of the site, from across the railway corridor. The commercial/

industrial area surrounding the site is apparent; with large scale


9

commercial units defining the character of this view. Large trees in the

background of the commercial units soften the views.


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4. THE PROPOSALS

4.1. The proposals are based on Saunders Architects site layout drawing

7232-P101, based on a new retail store at ground floor level. The store

will be located in the north eastern corner of the site, with the primary

frontage facing south west towards Horninglow Street. Car parking is

proposed across the remainder of the site in order to maximise the use

of the site. The western corner of the site adjacent to Horninglow Street

is allocated for an A3/A5 unit and car parking, for which outline

permission is sought. A single vehicular access point to the site is

proposed, located on the south eastern boundary with a petrol station

and allowing access directly into the main car park area. The service

access is separate, and follows the southeast boundary to the rear of

the store.

4.2. The proposed store will be a large scale contemporary building

incorporating a high degree of architectural merit and elevational

treatment. High quality materials such as larch cladding and glass

feature panels are proposed in order to create attractive elevations to

the store ensuring the proposals sit comfortably within the site. The

current situation is one of adhoc development, with open areas of

previously developed land, derelict elements such as overgrown scrub

and tipping. The proposal will introduce a unifying built form, of

significant merit with a coordinated landscape scheme and highways

improvements. The proposals are illustrated on Plan ASP5 Landscape

Masterplan.

4.3. There will be a low degree of tree and vegetation removal as a result of

the proposed development. The proposed development will result in the

removal of all internal vegetation, with limited removal taking place

along Horninglow Street, and Hawkins Lane. It is considered that the

quality of this vegetation is low in terms of arboricultural quality;

however the limited groups of trees provide some value in terms of

softening views, notably around the existing residential development.

The proposed landscape treatment will seek to reinforce the boundaries

and create a degree of separation and integration between the site and

the immediate context.


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4.4. The principle aim of the landscape scheme is to provide an appropriate

treatment that reinforces the boundaries of the application site in the

context of the urban setting. The more sensitive boundaries along

Horninglow Street, the residential development to the south and

Hawkins Lane will contain a high density of tree planting, consisting of a

range of stock sizes and largely native species to provide a degree of

integration between the site and the surrounding context. Hedge

planting is proposed along the northern boundary in order to soften

views of the service yard from the commercial and industrial units to the

north. This proposed tree planting will provide an element of vertical

scale and three dimensional depth ensuring a degree of physical

integration is created.

4.5. Along the Horninglow Street the lack of existing vegetation will be

improved to soften the views and provide a positive context of the

western site boundary. This will allow glimpses across the site to the

store. Adjacent to the residential development in the south, the offsite

existing trees will be retained, and enhanced through native tree

planting to filter the views to the proposed store and provide an

improved degree of privacy to the residents.

4.6. The area around the petrol filling station will be treated by proposing a

mix of native trees and shrub, to improve the lack of vegetation and to

provide a degree of cover. This will provide an appropriate buffer for the

petrol station and soften the impact on the residential properties to the

south and west of the petrol station.

4.7. In contrast to the existing site situation, a significant number of trees are

proposed for the boundary treatment. This will soften the views to and

from the proposed store and enhance the views and appearance of the

proposed site development. The planting along the site boundary will

provide a buffer zone to the residential development and the

commercial and industrial units. This will soften the views and glimpses

of the store and will provide a positive feel to the boundary treatment. A

hedge is proposed along the entire northwest boundary, along the


12

existing wire fence adjacent to the railway line. This will therefore be

visible from outside the site and internally.

4.8. Tree planting is also proposed internally to provide a secondary level of

softening due to the scale of the built form. A detailed planting scheme

has been produced that takes on board the principles of the landscape

scheme, and the species to be used. A range of stock sizes will help to

integrate the proposals quickly. It is considered that the urban nature of

the site and setting demands a palette of species that will tolerate the

existing site conditions, and will provide the appropriate level of

screening, whilst being largely native plantings to encourage

biodiversity. The species proposed reflect the existing situation, and

those trees that are currently thriving in and around the site.

4.9. The assessment of the existing linkages identified a number of

opportunities to provide enhancements within the public realm between

the proposed development and the retail area to the south east along

Horninglow Street. The suggested improvements include enhanced

signage, upgraded paving, particularly around busy junctions, and the

introduction of additional seating and planting within the streetscene to

enhance the road corridor and the pedestrian environment between the

store and the retail area. The suggested improvements are illustrated on

Plan ASP7.


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5. THE NATURE OF THE CHANGE

5.1. In order to assess the nature of the change, it is necessary to access

the impact of the proposals upon the immediate townscape character

and the surrounding visual amenity.

Impact upon Townscape Character

5.2. With regard to the impact of the proposals upon the immediate

townscape character, it is considered that the proposals represent a

beneficial impact. Due to the development of the site, there will be a

high degree of change within the site, replacing the brownfield with a

high quality contemporary structure. The proposed built form is

considered to be appropriate in the character of the surrounding urban

context where large scale built form is a prominent feature. The

proposed landscape treatment will provide strong, green corridors to

contain the proposals, filtering views of the built form. The surrounding

built form will provide an additional degree of enclosure, ensuring that

the impact of the proposals is highly localised. It is therefore considered

that the proposals can be accommodated within this setting without

detriment to the immediate townscape character.

5.3. In terms of the wider townscape character, it is considered that the

proposals can be accommodated without detriment to the urban

character of this part of Burton upon Trent. The introduction of the

contemporary store into the wider setting of the site will be apparent,

however it is considered that the high quality building combined with the

hard and soft landscape treatment is a significant improvement to the

current setting.

Impact upon Visual Amenity

5.4. To assess the visual impact of the proposed development on the

surrounding area, it is appropriate to discuss the nature of the change in

relation to the photographs within Appendix 2 Photographic Record

which have been taken from publicly accessible viewpoints


14

5.5. Photographs A to D are taken from within the site. The proposal will

have a high degree of change within the site itself. Currently

uninterrupted views of the site are apparent. However, it is considered

that the proposal with its contemporary design is in keeping with the

scale of the surrounding built form. The impact of the proposals will

enhance the existing site, and create an attractive development.

Additionally the high level of landscape treatment will ensure that views

of the proposal are filtered and the character is enhanced. It is

considered that the impact of the proposed development will not be

detrimental to the visual context.

5.6. Photographs 1-4 are taken from various points along Hawkins Lane to

the south east of the site, and illustrate the character of the street scene

and the degree of enclosure created by the offsite built form and

vegetation. Views into the site from this street scene are filtered and

only glimpses available. The proposed built form into the context of

these views represents a minor degree of change; it is considered that

this change can be accommodated through mitigation planting and high

quality built form set back to the northern end of the site. Views of the

proposed built form will be largely contained by the surrounding

commercial and industrial development and existing vegetation. The

proposed acoustic fence associated with the service yard will reduce the

availability of views into the yard, with the high density proposed

vegetation that is to be provided to soften the scale of the proposed

development. Initially, this planting will be young with some semi

matures trees, although as it establishes, it will form a dense green

edge to the service yard and store. It is therefore considered that the

impact of the proposals upon the visual amenity of Hawkins Lane to the

east of the site with be positive and over time will provide an enhanced

boundary.

5.7. Photographs 5 and 6 are taken from Horninglow Street to the south

west of the site and have views along the road corridor. The residential

properties and existing vegetation form the primary frontage, with the

site beyond. The introduction of the proposed Petrol Filling Station

(PFS) and store into these views represents a negligible degree of


15

change. The proposed landscape treatment to the south western

boundary will be of limited change to the street scene.

5.8. Photograph 7 is taken from an elevated position on Horninglow Street to

the south west of the site, and illustrates the extent of the existing site.

The offsite vegetation to the right provides filtered views towards the

proposed PFS, but does not provide filtering of the large scale built

form. The proposed landscape treatment to the site boundary will

provide a degree of integration of the proposals, breaking up the scale

of the proposed site.

5.9. Photograph 8 is taken from an elevated position on Horninglow Street to

the north west of the site and illustrates the context of the site and the

degree of enclosure by large scale commercial and industrial units. The

proposed store and car park will be apparent in this view, but the impact

will be softened by the proposed landscape treatment, which will

provide a degree of enclosure. In the context of the existing industrial

estate, the proposed development will assimilate into the view.

5.10. In conclusion, views are limited of the proposed development, and the

regeneration of the site will be of significant benefit to the character of

the local area.

5.11. In terms of Local Plan policy, it is considered that the proposed

development is in compliance with the new development and design

policies, and the planting scheme will satisfy the National Forest

requirements as set out in policies NE14 and NE15 in the adopted Local

Plan.


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6. CONCLUSIONS

6.1. Aspect Landscape Planning Ltd are appointed by Tesco Stores Ltd to

address the landscape and visual issues relating to the proposed new

store development at Hawkins Lane, Burton-on-Trent.

6.2. The site is located on Hawkins Lane, within the main industrial and

commercial area of Burton upon Trent, to the northwest of the town

centre. The site is currently brownfield and possesses no remaining

urban structures, and is enclosed by the railway corridor to the northern

extent. Historically large scale built form occupied the northeast part of

the site, this has subsequently been demolished and open grassland

and some scrub has developed. The site is of a temporary derelict

nature, as it is unoccupied currently, however it remains a development

site.

6.3. The proposed store will be located in the north eastern corner of the

site, with the primary frontage facing south west towards Horninglow

Street. Car parking is proposed across the remainder of the site in order

to maximise the use of the site. The western corner of the site adjacent

to Horninglow Street is allocated for an A3/A5 unit and car parking, for

which outline permission is sought. A single vehicular access point to

the site is proposed, located on the south eastern boundary with a petrol

station and allowing access directly into the main car park area. The

service access is separate, and follows the south east boundary to the

rear of the store.

6.4. The principle aim of the landscape scheme is to provide an appropriate

treatment that reinforces the boundaries of the application site in the

context of the urban setting. The more sensitive boundaries along

Horninglow Street, the residential development to the south and

Hawkins Lane will contain a high density of tree planting, consisting of a

range of stock sizes and largely native species to provide a degree of

integration between the site and the surrounding context. Hedge

planting is proposed along the northern boundary in order to soften

views of the service yard from the commercial and industrial units to the

north. This proposed tree planting will provide an element of vertical


17

scale and three dimensional depth ensuring a degree of physical

integration is created.

6.5. Due to the development of the site, there will be a high degree of

change within the site, replacing the brownfield with a high quality

contemporary structure. The proposed built form is considered to be

appropriate in the character of the surrounding urban context where

large scale built form is a prominent feature. The proposed landscape

treatment will provide strong, green corridors to contain the proposals,

filtering views of the built form. The surrounding built form will provide

an additional degree of enclosure, ensuring that the impact of the

proposals is highly localised. It is therefore considered that the

proposals can be accommodated within this setting without detriment to

the immediate townscape character.

6.6. Views are limited of the proposed development, and the regeneration of

the site will be of significant benefit to the character of the local area.

6.7. In conclusion, it is considered that the proposals represent a high

quality, robust development within a brownfield site. The proposals have

identified a number of key factors that will ensure that the proposals sit

comfortably within this setting, without detriment to the townscape

character and visual environment.

ASPECT PLANS

Documents

Landscape Supporting Statement - East Staffordshire · Landscape Supporting Statement 4814.LSS.004.VF 3 Policies Local Plan has been used in line with the Secretary of State’s Direction