THE SiTE - Kedleston Road

Transcription

LAND OFF KEDLESTON ROAD and memorial road
Allestree, DERBYSHIRE
HOUSING DELIVERY DOCUMENT
february 2014
E S T A T E S
L T D
Nice Cover like Photograph here
The nearest settlement to the Site located
within The City of Derby, Allestree,
dates back to the Doomsday Book
(Adelardestreu). The Church of St. Edmund
is perhaps one of the most significant
buildings found within the area.
The nearest settlement to the Site within
Amber Valley, the village of Quarndon,
dates back to the 9th century. The
Chalybeate Spring historically attracted
spa visitors far and wide and is one of the
most adorned features of the village.
Site photo goes here
Table of Contents
1.0 INTRODUCTION................................................................ Page 7
1.1 OVERVIEW
1.2 SCOPE AND STRUCTURE
2.0 Site and Context.......................................................... Page 9
2.1 THE SITE
2.2 HISTORIC CONTExT
2.3 LOCAL CONTEXT
3.0
Planning Policy Context.......................................... Page 27
4.0
Site Appraisal................................................................ Page 29
4.1 SITE OVERVIEW
4.2 ECOLOGY
4.3 LANDSCAPE CHARACTER
4.4 HERITAGE
4.5 FLOODING AND DRAINAGE
4.6 TRANSPORT
4.7trees and hedgerows
4.8ground conditions
4.9utilities
4.10 VIEWS TO AND AROUND SITE
4.11 VIEWS FROM THE SITE
5.0
6.0
Development Proposals........................................... Page 37
5.1 OPPORTUNITIES
5.2 DEVELOPMENT PROPOSALS
Summary and Conclusion........................................ Page 41
E S T A T E S
L T D
1.0 Introduction
1.1OVERVIEW
1.2 SCOPE AND STRUCTURE
This document has been prepared by Catesby Estates
Limited and the Kedleston Estate in respect of proposals
for residential development at land off Kedleston Road
in Allestree (‘the Site’). The document responds to
meeting the housing needs of the City of Derby and
Amber Valley Borough as identified in the emerging
development plans for the Derby Housing Market Area.
This document comprises of the following sections:
It supports the role of Allestree as a sustainable area
of Derby which is appropriate to accommodate future
housing growth. It also proposes the Site as a suitable and
sustainable location for future residential development,
in accordance with national and emerging local planning
policies. The Site has no constraints to development
and is considered to be a deliverable Site for housing in
the short term.
•
Section 2.0 – Site and Context, land at Kedleston
Road and the context, to introduce the background on
the settlements historic growth, and village context
including local facilities.
•
Section 3.0 – Planning Policy Context, to discuss
the rationale behind the Site and why it provides an
appropriate Site for residential development that is in
accordance with the National Planning Policy Framework
and the emerging Development Plan.
•
Section 4.0 – Site Appraisal, to focus on the
immediate Site context documenting how constraints
will shape the development of the Site.
•
Section 5.0 – Development Principles, to
demonstrate the deliverability of the Site by illustrating
how the Site could be developed and provide an
indication of the likely capacity of the Site.
•
HOUSING DELIVERY DOCUMENT (400) - RevB
Section 6.0 – Summary and Conclusions.
7
8
2.0 sITE AND CONTEXT
2.1 THE SITE
The land at Kedleston Road is located on the urban edge of the city of Derby adjacent to Allestree, a suburb and ward in
the north of the city. Located approximately 0.8 km west and northwest of the Neighbourhood Centres of Woodlands
and Park Farm Shopping Centre and 2.7 km from Derby City Centre, the Site is accessible to a wide variety of local
services and facilities. The Site is also just to the south of the settlement of Quarndon. It has excellent transport links
to the wider road network with direct access from Kedleston Road on to the A38, linking to the wider road network of
the A6, A52 and the M1.
The Site measures 19.35 hectares (47.81 acres) and is in the joint control of Catesby Estates Limited and the Kedleston
Estate. It is located immediately to the west of Kedleston Road and is largely rectangular in shape. A significant
proportion of the Site is surrounded by existing residential development along Kedleston Road, Memorial Road and
Somme Road. The north and northwest of the Site and beyond comprise open countryside. To the west lies Markeaton
Brook. The Site is currently in agricultural use.
In terms of development potential, the Site is capable of accommodating residential development of approximately
400 dwellings at a density of approximately 32 units per hectare.
It is notable that the administrative boundary of Amber Valley and Derby City runs along Kedleston Road and Memorial
Road meaning that the Site sits within Amber Valley Borough and is directly adjacent to Derby City.
9
Regional Location Plan
10
The Common
Quarndon
NORTH
Burley Lane
to Duffield
to Ashbourne
Woodlands Lane
Amber Valley
Borough Council
Woodlands Road
Church Road
Kedleston Road
Robin Croft Rd
Blenheim Drive
Askerfield Ave
Allestree
The Site
Allestree Lane
Memorial Rd
Birchover Way
Kedleston Road
Derby City
Council
Site Location Plan
to Derby
11
2.2 HISTORIC CONTEXT
The Site should be viewed in the historical context of the
surrounding area and the evolution of the built form.
Early records of Allestree show that it was a hamlet
comprising a modest number of dwellings. The first
records of settlement activity date back to the Doomsday
Book, although the villages most rapid expansion has
occurred in the last 40 years surrounding the old village
centre (now a designated Conservation Area).
There was a settlement in Quarndon as early as the 9th
century. Its name is said to be derived from two Old
English words: ‘cwoern’, a handmill for grinding corn and ‘dun’, meaning hill.
Quarndon became a separate parish in 1736, the Norman
chapel was enlarged in 1835 to accommodate a growing
congregation. The chapel was closed in 1874, at the same
time that St. Paul’s Church was completed
The accompanying historic maps show how the physical
structure of both settlements have evolved over the
years and suggests that from a historic perspective, the
Site is the next logical housing site to meet the housing
needs of the area.
Allestree Conservation Area
12
1900
•
•
•
•
HISTORIC MAP
The village of Quarndon is defined by a
number of building clusters located along
the north/south length of Church Road,
spreading off Burley Lane and The Common.
Development grew around the many
features of the village including the former
water mill, the chapel and the Chalybeate
Spring. Completion of St Paul’s Church was
completed in 1874.
Allestree village was largely limited to the
The Site
far east of the diagram, today recognised
by the buildings forming the Conservation
Area centred on Park Lane, Cornhill and St.
Edmunds Close.
The most significant building is the Church
of St. Edmund dating back to the 12th
DIAGRAMATIC GROWTH
century.
1940
•
•
•
•
HISTORIC MAP
Quarndon remains mostly unchanged
from the start of the century apart from
the addition of a handful of generous
properties along Burley Lane.
In Allestree the original village is growing to
the NW due to the provision of post-WWI
housing.
In addition to the SW and along Kedleston
Road, further evidence of post-WWI
housing is evident, forming what will
eventually be the core of the current day
Allestree.
Memorial Road and Somme Road
immediately to the south of the Site, are
formed with the first handful of dwellings
having been constructed.
The Site
DIAGRAMATIC GROWTH
1955
•
•
•
HISTORIC MAP
Quarndon experiences significant growth
to the NE along Burley Lane and Woodland
Lane. At the end of Woodland Lane, a new
highway is formed, Woodland Road linking
directly with Allestree.
Along this new highway, further housing
development is apparant including Firs
Crescent. This development connects
directly to the west of Allestree village
centre.
Much of the previously identified postWWI housing to the SW of Allestree now
have garden boundaries formalised rather
than being to open fields as previous. This
signifies future growth of the wider context.
The Site
DIAGRAMATIC GROWTH
Historic Growth Mapping
13
1970
•
•
•
•
HISTORIC MAP
•
Quarndon is subject to much infill
development which much of Church Lane
now having built form along its frontage.
The most significant change takes place in
Allestree. The settlement is now extensively
urbanised in form and extends up to the
district boundary. Housing numbers have
increased exponentially.
Development includes Woodlands and
Portways schools, Woodlands local centre
The Site
and Evangelical Church.
To the south is the Park Farm Shopping
centre containing many facilities including
medical centre, library and medium rise
residential blocks.
Kedleston Road frontage to the Site is now
DIAGRAMATIC GROWTH
complete.
1990
•
•
HISTORIC MAP
Quarndon remains as previous apart from a
handful of infill plots being developed along
Church Road, mostly at the southern edge
of the village.
Allestree has seen very little change since
major urbanisation other than to infill
vacant land parcels, namely:
•
Development to north of Curzon
Close extending as far as the district
boundary
•
Development on the corner of
Kedleston Road and Memorial Road
extending as far as Somme Road. This
development is directly to the south
of the Site and follows the district
boundary line.
The Site
DIAGRAMATIC GROWTH
2013
•
•
•
HISTORIC MAP
Quarndon remains as previous with the
addition of just one or two infill plots along
Church Road being developed.
In Allestree the vacant land parcel between
Woodlands School and Woodlands P.H. has
been infilled with residential devleopment.
Development along The Somme to the SW
of the Site has recently been completed.
The Future
•
It has been demonstrated that existing
development faces the Site on three sides.
Any future development on the Site will
prove a logical rounding off of the Allestree
settlement without prejudicing the village
of Quarndon.
The Site
DIAGRAMATIC GROWTH
Historic Growth Mapping
14
2.3 LOCAL CONTEXT
Allestree has a significant number of local amenities and
facilities which support the local community. Most of
these facilities are very accessible from the Site within
approximately 800m walking distance. A facilities plan has
been provided on page 17.
Within 400m (approximately 5 minute walking distance)
there is Allestree Woodland School, a secondary school with
sixth-form college. Further afield 800m away (approximately
10-15 minute walking distance) there are a wealth of services
and facilities located in the Park Farm Shopping Centre and
Woodlands Neighbourhood Centre.
Further facilities, such as Portway Infants and Junior Schools
are located within 1200m (approximately 20 minutes walk).
There are a range of higher order facilities, such as colleges,
universities, national train stations within Derby itself.
The adjacent images typify a varied housing
character within both settlements, showing a
mixture of mass and form of building styles borne
out of historical growth and in the case of Allestree,
an easily identifiable urbanisation completed
approximately 40 years ago.
Various Housing Styles in Quarndon
15
Various Housing Styles in Allestree
16
Legend
The Site
Local Facilities Plan
17
The Curzon C of E Primary School, Quarndon: Reception - Yr6
Portway Infant School, Allestree: Reception - Yr2
Also not shown. Portway Junior School: Yr3 - Yr6
Woodlands School Allestree: Yr7 - Yr12 (6th form)
Local Schools
Park Farm Surgery, Park Farm Drive, Allestree
Park Farm Medical Centre, Allestree
Local Healthcare Facilities
18
Allestree Recreation Ground
Kedleston Park Golf Club
Allestree Cricket Club
Sports and Recreational Facilities
19
A wealth of facilities are present at Park Farm
Neighbourhood Centre including:
•
•
•
•
•
•
•
•
•
•
•
•
medical centre
supermarket
lo-cost superstore
post office
banks
optician
dental practise
library
pharmacy
cafe
many other specialist shops and boutiques.
service outlets such as launderette,
insurance broker and solicitors amongst
Park Farm Neighbourhood Centre
20
Woodlands Local,Centre
Quarndon Facilities
21
Access and Movement
The Access and Movement plan shown on page 23 shows
there are good pedestrian and cycle links from the Site
to Allestree and the City of Derby beyond. Of particular
note is the established cycle path located to the north of
the Site linking Kedleston Road to the centre of Allestree.
There are a number of opportunities for highway access
off Kedleston Road, with secondary access possible
from Memorial Road. From here, the Site benefits from
excellent links via Kedleston Road directly to the A38,
linking to the wider road network of the A6, A52, A42,
M42 and the M1. East Midlands Airport is located 27km
away at Castle Donnington, Nottinghamshire off junction
23A of the M1.
Public Right of Way Quarndon FP2
linking Church Road, Quarndon with Laburnam Crescent, Allestree -
The Site also benefits from good access to public transport
as demonstrated on the following pages.
Derby Midland Station is located 5km from the Site and
is an interchange point between the Midland Main Line
and the Cross-Country Line. Local services operate along
the Derwent Valley Line.
Bus shelter in Quarndon adjacent Curzon Primary School playing fields
Bus stop on Kedleston Road directly opposite the Site
Public cycle path linking Site to Blenheim Drive via Crabtree Close. Woodlands
and Portway Schools plus local centre facilities are easily connected to the Site.
Derby Midland Station
22
Legend
The Site
Access & Movement
23
Derby City Cycle Map - Extract
Local Cycle Network
The above map (extracted from www.cyclederby.co.uk)
shows a city wide overview, aiming to show all roads,
pathways and bridleways legally available for cyclists to
use.
National and local cycle route numbers are shown.
Routes are shown as ‘on’ or ‘off’ road, traffic free routes
are also shown, as is the ‘Orbital’ Regional Route 66.
Bridleways are shown regardless of their suitability for
cycling, some may be rough surfaces.
Local schools, colleges and The University of Derby are
shown to confirm a route to school, place of study or
work. In addition BMX and wheeled sports areas are
shown.
24
Derby City Bus Routes - Extract
Local Bus Network
The Site benefits from direct access to public transport including the
local bus network.
The above map (extracted from www.derbyconnected.com) shows a
number of bus routes operating immediately around the Allestree
local area and beyond.
Kedleston Road is directly served by two services, the primary being
the 17/17A service which runs within 200 metres of the Site between
the city centre and Allestree, stopping at the University of Derby.
A secondary service, the 114 service, connects Derby to Ashbourne
via Quarndon and Kedleston Hall.
Derby Bus Station - Opened March 2013
25
this page has been left blank intentionally
26
3.0 planning policy context
Any development proposals need to be in accordance with the
National Planning Policy Framework published on 27th March
2012 (‘the Framework’) and the Development Plan at the local
level.
Amber Valley will cater for the needs of Derby City and economic
growth during the plan period (page 164). A number of deliverable
sites will therefore need to be identified through the Council’s
emerging Development Plan which will be produced in due course.
The heart of the Framework seeks to ensure that planning helps
to achieve sustainable development and a ‘presumption in favour
of sustainable development’ is therefore the basis for every plan
and every decision. Of particular importance to the Framework
is the need to deliver a wide choice of high quality homes and to
boost significantly the supply of housing. This is informed by a
full, objectively assessed need for market and affordable housing
in that specific housing market area.
In terms of existing ‘saved’ planning policy set out in the adopted
Amber Valley Local Plan (2006), which is now time expired, the
Site is located outside of the urban boundary of Derby in the open
countryside. It is worth noting that the Site is not located in the
Green Belt, which is a significant constraint around the majority of
Derby, particularly around Allestree.
The Site is located in the Derby Housing Market Area, which
comprises Derby City Council, Amber Valley Borough Council
and South Derbyshire District Council, an area which has been
identified to accommodate a minimum of around 35,350 dwellings
between 2008 and 2028. From this figure, a minimum of 9,400
of these dwellings are needed to be delivered in Amber Valley
Borough, with the remaining requirement to be delivered by
Derby City Council and South Derbyshire District Council. These
figures are being brought forward in the emerging Development
Plans for each respective authority. At the time of writing, the
‘Local Plan Part 1 Submission Core Strategy for Amber Valley’
(December 2013) has been submitted to the Secretary of State
and is awaiting examination hearings to commence.
The evidence base informing Amber Valley’s emerging Local
Plan states that they are required to accommodate a proportion
of Derby City’s growth who are unable to accommodate 7,200
dwellings of housing need within their administrative boundary.
Indeed, it was clarified in the ‘Regulation 22 Statement of
Consultation and Publicity’ that a minimum of 1,074 dwellings in
National Planning Policy Framework
There is clearly a need in planning terms to identify sustainable
and deliverable sites for residential development in Amber Valley
to meet the housing needs of Derby City. These sites should
logically be located on the boundary of Derby City in sustainable
locations outside of the Green Belt, such as the land at Kedleston
Road which is considered suitable in this respect.
The remaining sections of this document demonstrate through a
site appraisal that the Site has no constraints to development, and
through an indicative masterplan the realistic number of houses
that can be delivered on the Site.
“Development that is sustainable should
go ahead, without delay – a presumption in
favour of sustainable development that is the
basis for every plan, and every decision.” (The
Framework, Ministerial forward)
Local Plan Part 1
Core Strategy
for Amber Valley
Submission Version
December 2013
www.communities.gov.uk
community, opportunity, prosperity
27
28
4.0 Site Appraisal
4.1 SITE OVERVIEW
4.2 ECOLOGY
This section provides an overview of the existing Site
characteristics and summarises the environmental and
technical issues arising. It confirms that there are no
significant physical or environmental constraints to its
development for residential use.
An ecological appraisal has been undertaken by Peak
Ecology (May 2013) which has assessed the existing
habitats on the Site and highlighted potential or actual
occurrences of protected or otherwise notable species.
As previously set out, the Site measures 19.35 hectares
(47.82 acres) gross and is greenfield in nature currently
used for agricultural purposes. It is largely rectangular in
shape and is surrounded by residential properties of two
stories to the west (along Kedleston Road), a mixture of
1 and 2 storey residential properties to the south (along
memorial Road) and substantially sized 2 and 3 storey
dwellings to the south of the Site (along Somme Road).
With residential development on three sides of the Site,
further residential development in this location would
be a logical extension to the existing urban boundary of
Allestree.
The topography of the Site falls away from Kedleston
Road and Memorial Road with distance further west,
northwest and north. This provides an open aspect to
the Site which is addressed below.
A Constraints and Opportunities Plan included at
the end of this section, illustrates the technical and
environmental constraints and opportunities of the Site,
and a technical and environmental review has also been
identified.
The conclusions and recommendations of the appraisal
are summarised below:
•
In respect of the nearby Markeaton Brook
Local Wildlife Site (Markeaton Brook runs alongside the
western boundary of the Site), measures should be put
in place to ensure there are no impacts to the brook from
any development and to include a fenced buffer zone of
at least 5m from the water’s edge. This shall be inclusive
of the young copse which is in existence along the edge
of the Brook which continues along the northern field
boundary. This copse will be retained in full which in
time will mature substantially.
•
The retention of hedgerows, trees and ditches
where possible.
•
Further focused surveys in respect of bats
(which has been commenced at the time of writing) and
badgers.
The ecological value of the Site is not considered to pose
a constraint to development and ecological matters will
be carefully planned into the design of the Site to ensure
that potential for ecology and species is enhanced.
29
4.3 LANDSCAPE CHARACTER
4.4 HERITAGE
A very significant proportion of the Site is already
bounded by existing residential development. The entire
east and southern boundaries of the Site abut existing
development, as does part of the western boundary.
In the opinion of Catesby Estates landscape advisors,
because the existing development is clearly visible to and
from the Site, it affects the character of the Site, making
it less sensitive to further change than would otherwise
be the case and lending at distinctly ‘urban fringe’
character, despite its current agricultural use. Moreover,
this existing development frames the Site appropriately
for future residential development in landscape terms,
allowing for (subject to an appropriately sensitive
masterplan) a cohesive and logical extension to the
settlement.
The local area has a number of heritage assets which
the development of the site would need to take into
consideration.
By virtue of the fact that the Site slopes gently
westwards, away from the current built up area along
Kedleston Road towards the open countryside to the
northwest and north, the potential visual sensitivity of
developing the Site is recognised. However, initial visual
assessments have confirmed that there are very few
likely receptors of visual change in the open countryside
to the west of the Site, it being largely devoid of
settlement, sparsely traversed with rights of way and
with a visual envelope contained by the local undulating
topography. None of the land within the visual envelope
of the Site is protected by virtue of its landscape value,
so this is a matter which should not preclude the Site’s
allocation as it can appropriately be addressed through
careful analysis and the development of a coherent
strategy and sensitive masterplanning the Site. For
example, there is an opportunity to reserve a significant
proportion of the Site’s western flank for strategic
open space and landscaping to mitigate any potential
impact of development in landscape terms. Catesby’s
aspirations for the Site make allowance for a significant
‘buffer’ of landscaped open space along the Site’s
western boundary, in addition to the existing copse.
The Site itself contains a number of landscape features
– largely derived from its agricultural past – but none
which preclude allocation or development of the Site.
In fact, most are located around the Site boundaries so
do not constrain options for site layout or site capacity.
Those features that do exist will provide a valuable
reference point and framework for a sensitive future
masterplan.
Kedleston Hall is a Grade 1 Listed building located over
1km to the northwest of the site and separated from the
Site, both visually and physically, by intervening rolling
topography and the dense woodlands of the Hall’s
associated parkland setting (also a Registered Park and
Garden (RPG)).
The Site lies just within an area identified as ‘Setting of
Historic Park and Garden’ as identified in the adopted
Local Plan and associated policy EN33, which seeks to
ensure that planning permission will not be granted for
any development proposals that would have an adverse
impact on the landscape setting of the Hall or the RPG,
including views into and out of the RPG. Accordingly,
Catesby has sought specialist advice on this matter. Their
advisors, Environmental Dimension Partnership (EDP),
have undertaken initial data trawls and conducted a site
visit to assess the contribution that the Site makes to
the setting of the Hall and its RPG. EDP’s firm conclusion
is that the Site plays no material role in the setting of
either heritage asset for the following reasons:
•
As noted above, there is a substantial
physical separation between the two (over 1km). The
development of the Site would not result in any direct
or indirect physical effects on the fabric of the RPG or
Hall;
•
There is no intervisibility between any part of
the Site or any part of the Hall or the RPG by virtue of
the very strong woodland planting that was conceived
specifically to give privacy to the owners of the Hall, so
its visual setting will not be affected;
•
Further research will need to be undertaken to
establish whether there has ever been any historical or
cultural connections between the Hall, the RPG and the
Site, but this is thought highly unlikely and certainly no
more so than with areas to the east of the Site that have
already been considered acceptable to develop.
continued:.........
30
The Common
Burley Lane
Quarndon
to Ashbourne
to Duffield
Woodlands Lane
Amber Valley
Borough Council
120
0m
Woodlands Road
Church Road
Kedleston Road
800
m
400
m
Legend
Robin Croft Rd
administrative boundary
Blenheim Drive
site boundary
Askerfield Ave
conservation area
historic park and
garden (Kedleston Hall)
Allestree
The Site
green belt
Allestree Lane
Birchover Way
listed building
Memorial Rd
Kedleston Road
NORTH
Derby City
Council
Landscape and Heritage Setting Plan
to Derby
31
4.4
HERITAGE continued
The setting of the Hall and RPG will nevertheless need to
be considered through a carefully designed masterplan
but it is confidently expected that neither issue will affect
site capacity or viability.
Other heritage assets in the vicinity of the Site are the
conservation areas at Quarndon and Allestree, both
of which are within 1km of the Site, listed properties
within these conservation areas and also the Mackworth
medieval settlement. However, none have represented
a constraint to recent local development and likewise,
are not expected to do so in the case of this site. They
will, in any event, be fully considered as part of a
comprehensive heritage and setting assessment, which
will be commissioned as part of the evidence base to
inform site capacity and layout.
Quarndon Village - Gateway Signage
Chalybeate Spring, Quarndon
32
4.5 DRAINAGE & FLOODING
The Site sits within Flood Zone 1 with a narrow band
around Markeaton Brook on the western boundary
of the Site within Flood Zone 3. It is evident from the
Constraints and Opportunities Plan that this represents
a small area of the Site which would not be proposed for
development in any case.
The existing drainage network of the Site consists of
overland flows running directly to Markeaton Brook on
the western boundary of the Site flowing from north to
south. In terms of existing drainage structures there is
existing pipework on the Site.
The drainage strategy for the Site is to connect to the
existing foul water system located in the south western
corner. All surface water will drain to the Markeaton
Brook through a combination of piles, ponds and swales.
In line with current best practice, a minim of three
treatment trains will be required which should include
gullies, infiltration trenches, swales, balancing ponds
and permeable paging.
The Site is therefore not at risk of flooding and an
acceptable drainage solution can be provided with
appropriately designed development on the site.
4.6 TRANSPORT
The Site is in a sustainable location as already set out,
and therefore any proposals would look to capitalise on
this and make full use of existing public transport links. A
Residential Travel Plan would form part of any proposals
to ensure a modal shift is achieved for any permitted
development.
The key access opportunities to the Site are along
Kedleston Road, which is a 40mph road, and a potential
secondary access from Memorial Road, which is a
30mph limit road. There is enough flexibility in the Site
and surrounding roads to accommodate the requisite
access points and associated visibility spays. Therefore
safe and suitable access to the Site can be achieved for
all people.
In terms of impact, a development of up to a maximum
of 400 dwellings is non-strategic in nature and will not
cause severe residual cumulative impacts and therefore,
with a full Transport Assessment and Residential Travel
Plan justification at the planning application stage, will
be fully justifiable in accordance with paragraph 32 of
the Framework.
4.7 TREES & HEDGEROWS
There are a number of established trees and hedgerows
across the Site. The trees on the Site are not protected
by a Tree Preservation Order. Every effort will be made to
retain these features where possible as detailed design
is developed. The young copse which is in existence
along the western edge of Markeaton Brook (Markeaton
Brook adjacent to the Site) which continues along the
northern field boundary, will be retained in full which in
time will mature substantially.
4.8 GROUND CONDITIONS
It is understood that the Site does not have any significant
ground related constraints to development. The Site is
underlain by mud and siltstone which does not have a
cohesive nature. In light of this, standard foundations
can be adopted across the Site and deepened within the
influence of existing trees and hedgerows.
4.9 UTILITIES
A search has revealed the extent of utility provision
across the Site and the existence of a 675mm diameter
water main and 300mm diameter combined sewer. A
20 metre wide easement either side of the water main
should be observed through any detailed design work. A
3 metre wide easement either side of the sewer should
also be observed. These easements have been detailed
and acknowledged on the constraints plan.
33
4.10 Views to and around the site
The Site has been appraised including photographic records taken from
beyond the eastern and southern Site boundaries, where existing housing
forms an adjoining settlement edge.
Along the eastern boundary of Kedleston Road, mid 20th century housing
is found having a traditional theme in two storey vertical scale, both
detached and semi detached. Occasionally, accommodation has been
extended into the roof space, visible through the inclusion of dormer roof
windows.
Along the southern boundary of Memorial Road, housing of approximately
25 years of age has been constructed, the majority of which are detached
and finished in a variety of materials and styles. Memorial Road gives way
to recently redeveloped Somme Road, an unmade unadopted highway.
Above: Viewpoint Locations Plan No. 1
Photograph from viewpoint reference point ‘A’
Photograph from viewpoint reference point ‘D’
Photograph from viewpoint reference point ‘B’
Photograph from viewpoint reference point ‘E’
Photograph from viewpoint reference point ‘C’
Photograph from viewpoint reference point ‘F’
34
4.11 Views from the site
NORTH
Along the eastern edge the Site is able to front Kedleston Road to
complete two sided development. This frontage should be encouraged to
sit marginally back from Kedleston Road to accommodate on-site levels.
C
B
5
4
6a
6
A
2
To the west, due to elevated levels, views are possible across Markeaton
Brook and to the valley and open countryside beyond.
7
3
To the south west, the Site bounds the rear of properties recently
completed on Somme Road. The scale of some of these properties can be
described as large and they appear quite isolated from the remainder of
the settlement in terms of both physical mass and style.
CS
Similarly along the southern edge the Site will front Memorial Road to
complete two sided development.
Above: Viewpoint Locations Plan No. 2
Photograph from viewpoint reference point ‘A’ faces Memorial Road. Kedleston Road is visible to the left, the rear of Somme Road properties to the right.
Photograph from viewpoint reference point ‘B’ faces Kedleston Road from the centre of the Site, central of the three fields.
Photograph from viewpoint reference point ‘C’ faces Kedleston Road from within the northern-most field.
35
Legend
Opportunities and Constraints Plan
36
5.0 Development FRAMEWORK Proposals
5.1OPPORTUNITIES
5.2 DEVELOPMENT PROPOSALS
The previous chapter appraised the Site key features
and constraints, with the final plan shown opposite
correlating all items. In identifying the constraints of the
Site, there are clearly a number of key opportunities as
summarised below, which have been identified through
the assessment of the Site to date:
The indicative proposals for the Site as shown on
the following page, are for residential development
of approximately 400 dwellings with an indicative
developable area of 12.3 hectares (30.3 acres). The
proposals have been underpinned by the following key
design principles:
• Potential to create a sustainable residential
development;
• Provision of a mix of type, scale, mass, style and
size of dwellings, contributing towards a mixed and
varied street scene;
• Provision of affordable housing;
• Creation of appropriate and accessibly public open
space to complement the surrounding area and
define the urban edge;
• Strong links into local highway, pedestrian and cycle
infrastructure within the surrounding residential
area;
• Potential to preserve and enhance key ecological,
landscape and heritage features;
• The potential to integrate the proposed development
with the existing urban fabric at Kedleston Road,
Memorial Road and Somme Road.
• A well-structured housing layout which successfully
utilises the natural features of the Site and provides
key character areas throughout. This includes a
road frontage on to Kedleston Road and Memorial
Road to respond and assimilate well into the existing
residential area;
• Key access point along Kedleston Road in a central
location for the Site on a suitable point where
appropriate visibility splays can be achieved. A
secondary access on to Memorial Road has been
incorporated onto the proposals;
• Tree and hedgerow retention will be maximised
where possible;
• Retention of the existing young copse with
additional provision of extensive structural planting
buffer along the northern and western boundaries
of the Site. Together these measures will offer the
site containment required to minimise any potential
landscape and visual impact from views from the
north and northwest;
• Provision of potential public open space to meet the
needs and enjoyment of the future occupants of the
development and the surrounding community. This
will be located to the west of the Site to form part of
the landscape buffer aforementioned;
• A hierarchy of primary and secondary routes through
the Site to maximise connectivity and permeability
with a priority over key links to the wider area;
• Provision of Sustainable Urban Drainage Systems
(SuDS) to ensure that the Sites’ impact on drainage
can provide a betterment to existing greenfield runoff rates;
• Affordable housing will be provided on the Site
as part of the overall development scheme. This
affordable housing will be negotiated with the
Council and provided at an appropriate level in line
with the current and emerging policy requirement
on a split tenure basis.
There are no significant technical constraints to the
Site and it is available and capable of delivery to help
meet the housing requirements set out in the emerging
planning policy context. Furthermore, it would provide
the opportunity for a sustainable development on the
urban edge of Allestree and form a logical rounding off
of the defined urban boundary, without intrusion into
the open countryside and encroachment on to key
heritage assets set within the locality.
37
38
Legend
Markeaton Brook
Development Framework Proposals
39
40
6.0 sUMMARY AND CONCLUSIONS
The land at Kedleston Road has been robustly assessed
in terms of both the planning and physical context and
it has been demonstrated that the Site is suitable to
accommodate future housing development to meet the
identified needs of the area.
The analysis of the Site and the subsequent review
of a proposed masterplan illustrate how a sensitive,
high quality development can be achieved to respond
to the unique context of the Site to accommodate
approximately 400 dwellings. This document
demonstrates the following points:
The Site is available and suitable for development
and a residential scheme for up to a maximum of
400 dwellings is achievable on the Site. The Site is
therefore deliverable and would make a sustainable
and appropriate allocation for new housing to meet the
identified needs of the area.
• In respect of the Site and surroundings, the Site
should be regarded as suitable for future housing
development without having a detrimental
visual impact on the surrounding urban and rural
environment.
• A historical analysis of development in the
surrounding area from 1900 shows the natural
directions of growth over time in the Allestree area
and the Site is considered the next logical site for
further housing development. Nearby heritage
assets have been considered in forming this view.
• The Site has excellent accessibility to a range of local
amenities and facilities, all of which are within 800m
walking distance from the site.
• Both Allestree and the Site benefit from good local
and strategic road connections and have good
access to public transport.
• There is an identified need to deliver housing to
meet the needs of both Amber Valley Borough and
Derby City in the area. Amber Valley is required
to accommodate an element of Derby City’s needs
within the Borough. This Site forms an appropriate
and deliverable site on the boundary of Allestree
within the Borough of Amber Valley, and therefore
would make an appropriate site to meet this specific
identified need for the area.
41
Version:
Version Date:
Status:
Revision B
06 March 2014
FINAL
This Housing Delivery Document has been prepared by:
Fergus Thomas - Senior Planning Manager
Adrian Clift -
Design Manager
Catesby Estates Limited
Catesby House
5b Tournament Court
Edgehill Drive
Warwick
CV34 6LG
Telephone: +44(0)1926 836910
Facsimile: +44(0)1926 836911
Web:
www.catesby-property.co.uk
Email:
fergust@catesby-property.co.uk
adrianc@catesby-property.co.uk
Registered No.:
03535469
E S T A T E S
L T D

THE SiTE - Kedleston Road

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