UPPINGHAM GATE, AYSTON ROAD, UPPINGHAM PROPOSED …

UPPINGHAM GATE, AYSTON ROAD, UPPINGHAM

PROPOSED MIXED-USE DEVELOPMENT

COMPRISING EMPLOYMENT, COMMUNITY &

RESIDENTIAL DEVELOPMENT

PRE-APPLICATION CONSULTATION STATEMENT

Prepared for:

By

ANCER SPA Ltd

Town Planning, Development

& Regeneration Consultants

FEBRUARY 2017

UPPINGHAM GATE PRE-APPLICATION PLANNING STATEMENT

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INTRODUCTION

1.1 This Statement has been produced by ANCER SPA Ltd on behalf of Lynton Developments

Ltd, to explain a proposed mixed-use development of land at Uppingham Gate to the

east of Ayston Road, Uppingham.

1.2 The site is located in the north of Uppingham Town Centre, immediately to the south of

the A47 and to the east of Ayston Road. The site area is approximately 5.6 hectares (13.9

acres). Appendix 1 is a location plan showing the boundary of the site.

1.3 The site is principally undeveloped open land. There is a small area of land occupied by

redundant farm buildings at the eastern end of Twitchbed Lane.

Neighbourhood Plan Allocation

1.4 The Uppingham Neighbourhood Plan was formulated by the Uppingham First Group and

Uppingham Town Council "made" by Rutland County Council on 11 January 2016. As the

Plan is now a part of the Development Plan, the entire site is now located within the

Settlement Boundary for Uppingham, as shown on the Development Sites Plan on page

32 of the Neighbourhood Plan.

1.5 The extract below from the Uppingham Neighbourhood Plan shows the revised Limits to

Development, which includes the entire site.

1.6 Policy 6 of the Uppingham Neighbourhood Plan states that the following uses would be

supported at the site:

• B1, B2 & B8 and waste related uses with these characteristics would be

supported:

• A Data Centre, Techno Hub or other high tech employer (s)

• Light industry start up units

• A garage with fuel and a small shop

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• Office & Light Industrial units

• Health Care related employment

• Environment friendly business ‘start ups’

• Transport/coach interchange with public car parking

Uppingham Town Centre and Business Zones Plan

1.7 Earlier this year, Uppingham First produced the first draft of the Uppingham Town

Centre and Business Zone Plan 2016-203. It included an Action Plan for the Uppingham

Gate site that comprised the following initiatives:

a) Care home for the elderly (first stage)

b) Innovation centre and employment starter units

c) Skills based/Employment linked homes with workshop facility

d) Starter Homes

e) Family homes

f) Retail Unit (last stage)

PROPOSED DEVELOPMENT

The Masterplan Proposals

2.1 The proposed site masterplan is shown on the Appendix 1 drawing no. SK14 revB. It

comprises a mix of uses which have been drawn together following an assessment of the

site’s potential based on our experience of development in similar rural areas, market

interest and the known objectives of Uppingham First. It is proposed that all the

development shall be served off a proposed spine road linking with Ayston Road. The

proposed mix of uses is as follows:

Plot 1 - Enterprise Centre

2.2 This is to be located on the 0.4ha field in the northwest corner (plot 1 on the drawing).

The 0.27ha western part of this plot is to accommodate a 780m2 enterprise centre. This

is to comprise a 2 storey block of small offices at its western end and a terrace of small

workspace light industrial units at its eastern end. The offices are to comprise 15 x 30m2

units and the industry to comprise one x 140m2 unit and 2 x 95m

2 units. The two storey

offices should provide a gateway approach to the new development so that it integrates

well with the existing Uppingham Gate offices.

2.3 The proposed offices and light industrial workspaces are intended primarily for

‘start-up’ businesses following the model of rural enterprise workspaces successfully

provided by public and private developers elsewhere in the region.

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2.4 The remaining 0.3 ha eastern part of the plot (1a on the drawing) is to be kept in reserve

for any future demand for ‘grow-on’ workspaces, say 3 x 155m2 units. It is assumed that

if the occupants of the office units in the Enterprise Centre building require ’grow-on’

space could take more than one unit in the building, subject to a management policy

limit to retain space for new start-ups.

Plot 2 – Elderly Care Centre & Park & Ride Facility

2.5 An expression of interest has been received from a developer/operator of elderly

persons care homes who has a specific requirement for this location. Their requirement

is for a standard care facility for the elderly (Class C2 use) which could be between 60 –

80 beds. Plot 2 on the Appendix 1 plan shows a standard footprint of a typical

development which sits on a plot of approximately 0.43ha site, although a larger unit

could require up to 0.6ha.

2.6 This scheme would generate around 80 local jobs and will typically inject anything up to

£1 million into the local economy. The economic and social benefits of such a scheme

are self-evident. Schemes of this nature are recognised as a low traffic generator

particularly during peak times.

Plot 3 - Live/Work and Starter Homes

2.7 This 0.3 ha plot is proposed to be developed for some 3 ‘live/work’ units and 6 ‘starter

homes’. The live/work units can be a combination of two semi-detached 2 x 2 bed units

and a 1 x 4 bed unit to include an integrated workspace

2.8 The 6 starter homes could be a mix of 5 x 2 bed and 1 x 3 bed dwellings, subject to

demand and funding support at the time of construction.

Plot 4 – Light Industrial

2.9 This 0.48ha plot is proposed to be developed with light industrial units which could

comprise 1 x 1000m2 unit and 2 x 370m

2 units, the size and design to be flexible to meet

market demand at the time of design and construction. The larger unit could be used for

indigenous expansions or relocation of businesses from elsewhere in the town.

2.10 The design of the scheme needs to be compatible with nearby residential units. This

could be achieved by ensuring the service yard and loading doors are located on the

northern side facing the A47, a landscape strip is provided along the southern boundary

of the plot and the larger unit has ancillary office accommodation at its western end.

Plot 5 – Residential Phase 1

2.11 This 0.71ha plot between Twitchbed Lane and the site spine road could potentially

accommodate some 18 dwellings with a mix of 2, 3 and 4 bed units. This would achieve

a target density of 25dph which recognises the housing density objective set out in the


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Uppingham Neighbourhood Town Centre Plan and if required include an element of

starter homes.

Plot 6 – Residential Phase 2

2.12 This 1.87ha plot could potentially accommodate some 47 dwellings at a density of 25dph

subject to the requirements of the Neighbourhood Plan with a mix that could provide

some larger units than Plot 5. Affordable housing would be provided subject to viability

of the overall scheme and relative local priorities with starter homes provision.

Plot 7 and 7a – Retail and Petrol Filling Station

2.13 It was evident from a recent residents survey conducted by the Uppingham First

Community Partnership’s Town Centre and Business Zone Plan Task Group that there is

support for improved supermarket shopping in Uppingham. There are limited sites

available for a new supermarket in the town centre and Uppingham Gate provides an

opportunity with good access to Ayston Road and potentially the A47.

2.14 Plot 7, with an area of approximately 1ha could accommodate a store of some 1,000m2

together with a petrol filling station on Plot 7a including ancillary facilities. Operators

would be likely to require an access to the A47 and this could be created by a new

roundabout, subject to the agreement of the highway authorities.

2.15 The market for new food retail stores is in a state of flux at present. Occupier interest

has been expressed by a major retailer in the site. This has not been taken forward at

the present time. We are advised that smaller, new format stores are under

consideration.

Play Area

2.16 It is proposed that a 0.2ha public open space including a children’s play area is provided

at the end of Twitchbed Lane. This would be an accessible location by pedestrians in the

centre of the development and would adjoin an existing area of woodland.

DEVELOPMENT JUSTIFICATION

3.1 The Uppingham Gate site has been allocated for over 15 years in the Local Development

Plan for employment development, but has largely remained undeveloped. The recently

‘made’ Uppingham Neighbourhood Plan allocates the site for a broader range of B1, B2

& B8 employment uses as previously set out.

3.2 Within the last 3 years, however, market interest has not produced any commercially

viable enquiries for the principal employment uses suggested in the Neighbourhood

Plan. The consequence of this is that a large, sustainable site languishes undeveloped

and the economic and social benefits which it could bring to Uppingham are unfulfilled.

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3.3 The development of small business units in rural areas has traditionally been supported

by public agencies such as the former Rural Development Commission, Countryside

Agency and the then Regional Development Agencies. The former East Midlands

Development Agency (EMDA) ran a Rural Development Programme which provided

funding for the provision of small business units. Since their demise, responsibility for

such economic development activity has tended to be taken on by County Councils and

Local Enterprise partnerships.

3.4 Rutland County Council’s Economic Strategy 2014-2021 recognises that the County has a

higher than the UK average proportion of small businesses. It has the objective of

boosting business ‘start-up’ rates in order to create new SMEs and related employment.

It accordingly has the objective of working with the Greater Cambridge & Greater

Peterborough LEP to provide new business opportunities for SMEs.

3.5 One of the ways the County Council has achieved this is through development of the

Oakham Enterprise Park at the former Ashwell Prison site. This comprises some 7,000m2

of floorspace in a range of office and light industrial units from 10-100m2. Of the 61

lettable units it is understood that it is 95% let, which demonstrates the demand for this

type of accommodation in the area. The project was financially supported by the

Greater Cambridge and Greater Peterborough Enterprise Partnership.

3.6 It is evident that to deliver employment development on the allocated Uppingham Gate

site, a key objective of Uppingham First, there is a need for an element of public sector

funding subsidy and/or for enabling development to provide the necessary

infrastructure such as the access road, drainage and services to make development

viable. The site owners and prospective developer have accordingly prepared a mixed-

use scheme for the site that aims to delivers the Neighbourhood Plan employment and

community objectives for the site.

3.7 The proposed residential and retail components provide higher value uses that would

assist towards the funding necessary for site infrastructure to ‘open up’ the site for

development and to also subsidise the first phase of enterprise units. The economics

would be set out in a site viability assessment report which would be submitted in

support of the outline planning application and provide the basis for a site development

phasing strategy and Section 106 Agreement.

3.8 The scheme could provide between 70-80 new dwellings which would make a significant

contribution towards the Uppingham Neighbourhood Plan’s housing targets.

PREVIOUS CONSULTATIONS

4.1 For the past five years on behalf of the owners of the Uppingham Gate land we have

continued to submit representations at various stages of the Development Plan process,

whether Site Allocations or Call for Sites documents, promoting the sites for mixed use

development. Then for the last four years we have engaged with Uppingham First and

Uppingham Town Council in the preparation of their Neighbourhood Plan. This has

included making presentations to Forum meetings.

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4.2 This engagement has culminated in the draft Town Centre Business Zone Plan produced

by Uppingham First and Uppingham Town Council supporting the principle of widening

the range of uses at Uppingham Gate to facilitate its development.

CONCLUSIONS

5.1 The draft masterplan for the Uppingham Gate site shown on the Appendix 2 plan

comprises a mixed-use development that could deliver the employment objectives of

the Uppingham Neighbourhood Plan. This can only be achieved by ‘cross-subsidy’ from

the development of some 70 dwellings, an elderly person’s care home and a food store

development for which there is established market demand. The employment element

would provide small workspace enterprise accommodation for business start-ups and

could also include expansion space for indigenous businesses.

5.2 If this mixed-use scheme is accepted in–principle by Uppingham First and its Partners

then a detailed viability appraisal, including development phasing considerations, will be

undertaken which will confirm the amount of ‘cross-subsidy’ required to make the

development’s employment units, starter homes and live-work units viable. The results

of this exercise will then identify any surplus available to fund additional affordable

housing provision.

ANCER SPA Ltd

20th

February 2017

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APPENDIX 1

SITE LOCATION PLAN

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SITE LOCATION PLAN

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Rectangle

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Polygon


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APPENDIX 2

CONCEPT MASTERPLAN

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CHECKED

DRWNDATEREV

DRAWN

APPROVED

REVISION

STATUSDRAWING TITLE

PROJECT TITLE

CLIENT

UPPINGHAM, LAND SOUTH OF A47 / EAST OF A6003

REVISION DESCRIPTION

Ancer Spa LtdRoyal Oak Business Centre4 Lanchester WayDaventry | Northants | NN11 8PH

DATE

SCALE @A3

DWG No.

Tel: 01327 300355 | Web: www.ancerspa.co.uk

94 m2

1 0 m L a n d s c a p e Z o n e

5

6

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1

BUS STOP

HOUSING

RETAIL STORE(GARDEN CENTRE)

PFSENTERPRISE CENTRE

LIVE/ WORK'

HOUSING

1 0 m L a n d s c a p e Z o n e

Site C3 to be developed with 45 houses comprising a full range of2, 3 and 4 bed properties.5 properties classed as ‘affordable’ or ‘starter’ homes

BUS STOP

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CAR WASH

IN

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SERVICE

INOUT

SUBJECT TODETAIL DESIGN

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RETIREMENT LIVING

(Track)

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32

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1211

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Sub Sta

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1.22m RH

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A 47

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TWITCHBED LANE

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Ordnance Survey, (c) Crown Copyright 2013. All rights reserved. Licence number 100022432

486600

486700

486900

487000

LIGHT INDUSTRIAL

PLAY AREA

ENTERPRISECENTRE - FUTUREEXPANSION

POTENTIAL FUTUREHIGHWAY CONNECTIONTO A47

El Sub Sta

PRELIMINARY

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RETIREMENT LIVING LAYOUT - PLOT 2 D 181216 AR


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APPENDIX 3

SITE PHOTOGRAPHS

PHOTOGRAPHS OF THE UPPINGHAM GATE SITE / SURROUNDING AREA

View eastwards from the end of the access road. The Beeches’ estate adjacent to the Lynton Developments’ part of the site can be seen in the distance

View of the new Uppingham Surgery and the pharmacy

View of one of the new bus shelters – southbound ‐ with electronic display showing the next two buses.

Access Road at the entrance to Uppingham Gate

View east along the private Twitchbed Lane track from the new residential development off Ayston Road.

Agent’s board for the existing office suites at the site

View south east towards the site from the A47. The section where the trees remain on the boundary is where the Lynton Developments' part of the site starts. .

View of the existing offices at Uppingham Gate from the A47, looking south west.

View east along the northern part of the Lynton Developments’ site to the sub-station buildings at the central area of the site.

View of the site from the public footpath / electric fence looking south / south east towards The Beeches. The one large tree on the western part of the site can be seen.

View along Twitchbed Lane – between the site and The Beeches’ estate, looking east.

View of the start of the public footpath att he Beeches estae which passes along the western boundary of the site.

ANCER SPA 19.12.16

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UPPINGHAM GATE, AYSTON ROAD, UPPINGHAM PROPOSED …