Woodborough Farm, Winscombe Planning · Woodborough Farm, Winscombe Planning application update ... Lynch will have no ... under Church Road when the site got planning for housing

Date Month

Date Month

gva.co.uk

Woodborough

Farm, Winscombe

Planning

application update

Winscombe and

Sandford Parish

Council,

24 September 2015

gva.co.uk Short presentation title here / November 2010

Progress to Date

gva.co.uk Woodborough Farm, Winscombe – 24th September 2015

• WINTER 2013 – NSC allocated site in draft Sites and Policies Plan

• WINTER 2014 - Pre-application submission to NSC

• SUMMER 2014 – NSC Pre-application response

• AUTUMN 2014 – NSC confirmed scheme is non-EIA development

• WINTER 2014 - Community Consultation with Parish Council

• SPRING 2015 - Public Consultation Event at Parish Hall

• SUMMER 2015 – Submission of Outline Planning Application

• AUTUMN 2015 – Consultation on Outline Planning Application

• WINTER 2015 – Determination of Outline Planning Application by NSC


Application timeline

• Application validated: 20th August 2015

• Application considered at Parish Council

Planning Committee: 24th September 2015

• Public consultation expiry date: 6th October

2015

• Determination deadline: 19th November 2015

Woodborough Farm, Winscombe – 24th September 2015


Responses since submission

• 9 consultation responses received to date

• Statutory consultees

• Highways England: no objection • Flood Risk Management Team: no objection request planning condition

• Wales & West Utilities: no objection – advice note no build over any of their plant or enclose any of their apparatus

• Strawberry Line Society: no objection suggest 2 entries onto the Strawberry Line have K barriers as per other line entries;

• Members of the public (4 objections, 1 support, 1 comment)

Key issues raised:

• Request access to retaining walls of houses along the Lynch for maintenance

• Objection to Church Road access – reason sight line concerns • Location and scale of development – reason impact on AONB and village

• Impact on traffic and existing village facilities

• Added pressure on existing drainage issues in the village



The proposed scheme


• Scheme Design & Planning

• Traffic/ transport

• Flood Risk and Drainage


Proposed Illustrative Masterplan



Design

• Proposed Density - approx. 22 dwellings per hectare

• Building heights - limited to 2 storeys

• Southern site boundary - proposed layout is deliverable and

justifiable.

• Illustrative masterplan layout - reflects correct footpath

connections to the northeast through the existing orchard.

• Landscape Visual Impact Assessment - to establish scheme

impact on key views



Land use and access



Landscape and green infrastructure



Boundary Edge Response

• Cross-sections - relationship with

existing site levels,

• Cut - a small amount of cut to

provide a level

access lane

• Elevations - the Lynch will have no

windows or doors to

ensure privacy

• Distances – allow for ecology strip

needed between

development

boundaries



Building Distances



Planning Considerations

• Affordable housing: to be provided to comply with NSC

30% affordable housing requirement (82% social rented

housing and 18% intermediate housing)

• Impact on local services and facilities will be addressed

through developer contributions. These are tbc but

expected to be directed towards:

• Education

• Transport (Banwell?)

• Library Services

• Affordable Housing

• Impact on neighbouring amenities during construction

will be managed through a Construction Management

Plan

Woodborough Farm, Winscombe – 15 June 2015


Traffic/ Transport

Key Transport have sought to identify measures that will slow vehicle

speeds without creating too much of an urban feel.

Proposed enhancement

of the island at the Church

Road/ Woodborough

Road junction: island

extended and creation of

new section of footpath



Traffic/ Transport

Traffic calming along

Woodborough and

Church Road achieved

through introduction of

pinch points to narrow

roads and removal of

centerline markings +

introduction of

pedestrian refuge island

along W.R. – this should

also address concerns

about Knapp Drive

junction



Traffic/ Transport

Option for Church

Road access to

become a ‘shared

space’ access,

heavily landscaped

and ‘traffic calmed’

to emphasise

secondary nature

Railway Bridge: the

proposals will not ‘tip

the balance’ in terms of capacity



Flood Risk/Drainage

• Key Issues

• Site lies within Flood Zone 1 and therefore has little or no flood risk from rivers

• Winscombe has problems with surface water drainage including flooding of

Woodborough Road and other areas close to the site

• Foul sewer flooding and foul sewerage capacity are also problems in

Winscombe, especially the lower parts of Church Road and Woodborough

Road

• Sustainable drainage of the proposed development is also an important issue

to ensure that greenfield runoff rates are maintained



Environment Agency Flood Map



Surface Water Issues



Surface Water Issues

• Overland flow route from the highway drain to the east of the site contributes

to flooding problems on Woodborough Road and Church Road

• Highway drain should have been connected to a new surface water sewer

under Church Road when the site got planning for housing in the 1980s

• The highway drain and surface water sewer were constructed but the housing

was not built out and therefore the two sewers were never connected – the

surface water sewer is therefore currently not used

• The proposed development would connect the highway drain to the surface

water sewer and therefore convey the overland flows away from

Woodborough Road and Church Road into Winscombe Brook to the west

• This will reduce the risk of surface water flooding in the local area especially to

Woodborough Road and the lower parts of Church Road



Foul Drainage Issues



Foul Drainage Issues

• Consultation with Wessex Water and during the public event has concluded

that there are issues with foul drainage capacity and foul sewer flooding in the

lower parts of Woodborough Road and Church Road

• The proposed development would exacerbate these problems if it connected

directly to the foul sewer under Woodborough Road

• A foul sewer was put in under Church Road in the 1980s when the surface

water sewer was constructed with the aim of serving the housing development

that was not built out

• Plans are to divert the foul sewers on site, provide attenuation in a 900 mm

diameter section of oversized pipe on site and connect to the foul sewer under

Church Road

• Wessex Water have modelled the proposed foul drainage solution and it

would alleviate local foul flooding problems



Proposed Site Drainage

• The site is currently greenfield land – therefore no increase beyond greenfield

rates is allowed by national planning policy

• The greenfield runoff rate for the 100 year storm has been calculated as 22.5 l/s

for the proposed development area

• The proposed development would generate a runoff rate for the 100 year

storm of 784 l/s

• Sustainable Drainage Systems (SUDS) have been adopted to reduce this runoff

rate (with a 30% addition for climate change) to 22.5 l/s

• Proposed SUDS include a balancing pond, bioretention areas, permeable

paving and swales

• The outline SUDS proposals have been submitted to NSC who have agreed in

principle with the proposed design



Proposed Site Drainage



Q&As


Documents

Woodborough Farm, Winscombe Planning · Woodborough Farm, Winscombe Planning application update ... Lynch will have no ... under Church Road when the site got planning for housing