Woodborough Farm, Winscombe Planning · Woodborough Farm, Winscombe Planning application update ......
Transcript of Woodborough Farm, Winscombe Planning · Woodborough Farm, Winscombe Planning application update ......
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
gva.co.uk Short presentation title here / November 2010
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
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
The proposed scheme
Woodborough Farm, Winscombe – 24th September 2015
• Scheme Design & Planning
• Traffic/ transport
• Flood Risk and Drainage
gva.co.uk Short presentation title here / November 2010
Proposed Illustrative Masterplan
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Land use and access
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Landscape and green infrastructure
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Building Distances
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Environment Agency Flood Map
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Surface Water Issues
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Foul Drainage Issues
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
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
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Proposed Site Drainage
Woodborough Farm, Winscombe – 24th September 2015
gva.co.uk Short presentation title here / November 2010
Q&As
Woodborough Farm, Winscombe – 24th September 2015