File 2 Design and Access Statement

Shelford Road,
R a d c l i f f e - o n - Tr e n t
DESIGN & ACCESS STATEMENT November 2013
CONTENTS
1. Introduction 2. Assessment 3. Involvement 4. Evaluation 5. 6. Design Proposals Other Considerations 3 4 14 16 18 37
FIGURES
Figure 1: Site Location Plan Figure 2: Facilities & Movement Plan Figure 3: Topography Plan Figure 4: Aerial Photograph & Photograph Location Plan Figure 5: Site Synthesis Plan Figure 6: Development Concept Plan Figure 7: Development Framework Plan Figure 8: Development Character Plan Figure 9: Shelford Road Illustrative Sketch Figure 10: Eastern Edge Illustrative Sketch Figure 11: Central Play Area Illustrative Sketch Figure 12: Western Edge Illustrative Sketch Figure 13: Landscape Framework Plan Figure 15: Clumber Drive Boundary Illustrative Section Figure 14: Section Location Plan Figure 16: Eastern Boundary Illustrative Section Figure 17: Shelford Road Boundary Illustrative Section Figure 18: Proposed Movement & Legibility Plan Figure 19: Proposed Access Arrangement 5 8 9 10 17 19 21 24 25 26 27 28 31 32 32 33 33 35 36
Cornwall Buildings 45-51 Newhall Street Birmingham B3 3QR T. 0121 213 4720
Crown copyright, All rights reserved. 2013 Licence number 0100031673
Shelford Road
DESIGN & ACCESS STATEMENT
1. INTRODUcTION
1.1 PUrpOsE OF tHE DOCUMENt
1.1.1 This document has been prepared to support an outline planning application for residential development on land off Shelford Road, to the north east of Radcliffe-on-Trent, Nottinghamshire (hereafter referred to as the proposed development). All matters are reserved, with the exception of the means of access. 1.1.2 The purpose of this document is to communicate the design process and the proposed development principles, whilst demonstrating how the site would be developed in accordance with current urban design guidance. It will demonstrate how a high quality development would be achieved in terms of its use, amount, layout, scale, landscape, appearance, access to the site and the relationship with its surroundings. 1.1.3 The rationale and justification for the proposed development has emerged following a detailed analysis of the site and its context alongside design review and consultation exercises (see Consultation Statement for details). This has been undertaken as part of, and in tandem with, a number of technical studies, including: Landscape and Visual Appraisal (LVA); Transport Assessment (TA); Flood Risk Assessment (FRA); Ecology Surveys; Arboricultural Report; Archaeological Surveys Agricultural Land Quality Survey; and Noise Assessment. 1.1.4 The nature of the proposed development is explained through the design concept and the associated development principles. These will effectively define the framework and key principles for the development to ensure an appropriate and successful form, whilst allowing sufficient flexibility for detailed design solutions to evolve and be consulted on within future reserved matters planning applications.
1.2 StAtUs OF tHE DOCUMENt

1.2.1 This document reflects DCLG guidance (Information requirements and validation March 2010, section 6.4) insofar that it explains the proposals set out in the planning application drawings, but also set out the principles and concepts that will be used when that proposal is developed in the future. The document also follows guidance provided by CABEs Design and Access Statements: How to read write and use them and the Urban Design Groups Design and Access Statements Explained. 1.2.2 The planning applications drawings are listed below. DE085_004 Application Boundary
1.3 FOrMAt OF tHE DOCUMENt

1.3.1 This document communicates the design process undertaken through the Assessment, Involvement and Evaluation (sections 2-4), whilst communicating the key design principles of the application in the Design section (5). Illustrative material is used in section 5 of this document to explain key design principles. These illustrations do not fix the exact form of development, however, they do communicate how the key development principles could be realised.
1.4 DEsCrIptION OF dEVELOpMENt

1.4.1 The proposed development site is 19.63 hectares in size and permission is sought for residential development of up to 400 dwellings, a single form entry primary school, health centre, public open space, strategic landscaping, a new vehicular access off Shelford Road and related infrastructure.
DE085_003C Development Framework E 2335:3A Proposed Access Arrangements
1.2.3 The requirements of the T&CP (Devt Management Procedure) Order 2010, varied by Statutory Instrument 2012 No. 3109 (in removing layout and scale parameter requirements) are met by this document by providing a statement that covers Design and Access. This statement, therefore, provides no fixed parameters for the development aside from repeating information contained in the planning application drawings listed above. It does, however, communicate key design principles, which will guide future design decisions at the reserved matters and condition discharge stages.
Shelford Road
2. ASSESSMENT
2.1 THE SItE
2.1.1 Radcliffe-on-Trent lies to the east of Nottingham, south of the River Trent. The site is situated on the north-eastern edge of Radcliffeon-Trent to the south of Shelford Road and north of the railway line. It is approximately 19.63 hectares in size and predominantly in agricultural use with a number of associated farm buildings to the north west. Hedgerows define the field boundaries and bisect the site into four parcels. 2.1.2 The site is defined by Shelford Road to the north/north west, agricultural land with mature hedgerow boundaries to the east, the railway line and existing vegetation defining a small triangle of land to the south and the rear boundaries of existing residential properties on Clumber Drive to the west. will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit; optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks; respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually attractive as a result of good architecture and appropriate landscaping. 2.2.4 The site lies within the designated Green Belt. A Development Framework has been prepared for the application (as described in Section 5) that seeks to consider both this wider context and the design specific policies and guidance including: 2.2.5 RCS Policy 9 Design & Enhancing Local Identity: seeks to ensure that all new development makes a positive contribution to the public realm and sense of place, reinforcing valued local characteristics and reflecting the need to reduce the dominance of motor vehicles. Development must have regard to the local context including valued landscape / townscape characteristics, where appropriate taking into account the Greater Nottingham Landscape Character Assessment. 2.2.6 Rushcliffe Residential Design Guide Supplementary Planning Document (March 2009) provides detailed guidance on all design related matters to be considered for residential developments. 2.2.7 These policies are reviewed in further detail within the Planning Statement and the principles that they promote are taken into account in this Design and Access Statement. 2.2.8 The applicants are committed to delivering a high quality scheme. As such, the proposals have been reviewed against and influenced by the following national design guidance: By Design Urban Design in the Planning System (DETR/CABE, 2000); By Design Better Places to Live (DETR/CABE, 2001); Safer Places The Planning System and Crime Prevention (ODPM, 2004); Manual for Streets 1 & 2 (DOT/DCLG 2007/2010); Design at Access Statements How to write, read and use them (CABE 2006); and Building for Life 12 (Building for Life Partnership 2012).
2.2 PLANNING
2.2.1 Guidance on the design requirements for development within the Borough are provided within a number of key planning policy documents, namely the draft Rushcliffe Core Strategy Development Plan Document (RCS), as submitted to the Secretary of State on 31st October 2012, and saved policies from the Rushcliffe Local Plan 1996 (RLP). The approach to design related policy and decision-making is also set out within the National Planning Policy Framework (NPPF), the principles of which must be reflected within other policy documents. 2.2.2 To support the over arching objective to secure sustainable development, the NPPF (paragraph 17) sets out a number of core planning principles. These include seeking to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. 2.2.3 Section 7 of the NPPF specifically emphasises the importance of the design of the built environments, noting (paragraph 56) good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making place better for people. Notably it also proposes that policies and decisions should aim to ensure that developments:
2.3 LANd UsE & FACILItIEs

2.3.1 Radcliffe-on-Trent benefits from a wide variety of local facilities, including a vibrant village centre with an array of local shops, eateries and public houses. Radcliffe-on-Trent train station is also located in the centre of the village and a number of bus stops are situated within close proximity of the site providing convenient access to local public transport routes (see paragraph 2.4 for details). 2.3.2 The closest area of public open space is situated to the west of the site, along The Cliffs/Rockley Memorial Park. This area is predominantly used for informal recreation purposes such as walking and appreciating the elevated views over the River Trent, but also includes a memorial garden and childrens play area. Wharf Lane Recreation Ground, a more substantial recreation area with sports pitches and childrens play equipment, is located to the north of the village centre. Bingham Road Playing Fields is also situated directly south of the site beyond the railway line. There is a general lack of public open space, suitable for younger children, within close proximity of the site. 2.3.3 Radcliffe-on-Trent Primary School, Radcliffe Infant and Nursery School, South Nottinghamshire Academy and Radcliffe-on-Trent Health Centre are situated to the south of the village centre. All of which are easily accessible from the site via Shelford Road.
RSPCA
Shelte
Shelford Road
Track
No Joke Plantation
FIGUrE 1: SItE LOCAtION PLAN

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Path
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61m
Lawson's Farm
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2.4 TrANspOrt ANd MOVEMENt

2.4.1 Shelford Road is a well used 30mph single carriageway road that forms the northern boundary of the proposed site. It provides a direct connection to the village centre, containing a range of local amenities, and Radcliffe train station. The road has residential frontage on its northern side, directly north of the site, and on both sides to the west of the site. 2.4.2 The A52, to the south of the village, provides connections to the wider highways network and neighbouring settlements such as Bingham to the east and West Bridgeford and Nottingham to the west. 2.4.3 The Radcliffe Line offers good bus services within the vicinity of the site, operating along Shelford Road and Clumber Drive at a combined frequency of 2 buses per hour to/from Nottingham at peak times during weekdays. The nearest bus stops are located directly north of the site on Shelford Road, easily accessible from all parts of the site. 2.4.4 Radcliffe-on-Trent train station is located in the centre of the village, easily accessible from the site via Shelford Road, providing connections on the Nottingham - Skegness line. 2.4.5 Pedestrian movement within the village is largely concentrated alongside the highway network, with footpaths usually provided on both sides of the street. There are also a number of public footpaths to the north and south of the village. These are generally concentrated along the cliff edge, River Trent corridor and Dewberry Hill. 2.4.6 A traffic free cycle route is located along the A52 Grantham Road. There are no further dedicated cycleways within the village.
2.5 ArCHAEOLOGY
2.5.1 An archaeological desk based assessment was undertaken and concluded that there are no potential impacts on any designated heritage assets, within the site or the wider study area. 2.5.2 Following the desk based assessment a geophysical survey was commissioned which identified two large enclosures with internal divisions, ditches and pits in the western part of the site. These features were interpreted as a multi-phase settlement of probable later Iron Age and Romano-British date. 2.5.3 A trial trench evaluation has been conducted to test the validity of the geophysical survey results. The majority of the features identified in the trenches corresponded with geophysical anomalies, with only occasional features identified through trenching that were not recorded through the geophysical survey. The evaluation suggests that significant archaeological activity is confined to the west of the Site, where both the geophysical and trial trenching results suggest settlement dating from the Late Iron Age to the earlier Romano-British period. 2.5.4 The archaeological investigations have demonstrated that any archaeological remains within the site are not of sufficient importance to preclude development. Should planning permission be granted for the site, further work to mitigate the impact of the development in the form of open area excavation is likely to be secured via a planning condition.
2.6 ECOLOGY
2.6.1 The site is bisected and defined by mature hedgerows, whilst these have been assessed as being species poor, they do provide nesting and foraging habitats for local wildlife and should therefore, be retained where possible. 2.6.2 The hedges are predominantly hawthorn. Some elderberry, ivy and brambles are also present to varying levels. The hedge on the southern site boundary contains some mature trees, mainly ash, and hawthorn. They have all received routine machine maintenance in recent years. 2.6.3 The majority of the site is considered to be of low value to biodiversity, aside from the three smaller fields to the north of the site comprising semi-improved neutral grassland. The existing farm buildings provide nesting opportunities for birds and limited roosting potential for bats. All of the trees have been assessed as having low bat roost potential. For further details refer to the accompanying Extended Phase 1 Habitat Survey. 2.6.4 The other notable landscape feature close to the site is the stream that runs east west along the southern boundary before entering a culvert under the existing urban form.
2.7 ArBOrICULtUrE
2.7.1 There are no Category A trees situated within the site. The majority of the trees are concentrated around Shelford Farm, two of which have a very limited future and as such are assessed as Category U trees. Trees defining the western site boundary, Grooms Cottage and The Hunting Stables are mostly Category B trees with the younger trees falling into Category C. A group of trees to the south east of the site are assessed as being Category B and trees defining the eastern site boundary / rear gardens on Clumber Drive are either of low or medium value and categorised as B or C trees.
Shelford Road
2.8 FLOOd RIsK & DrAINAGE

2.8.1 The EA indicative flood mapping confirms that site would not be at risk of flooding in a 0.1% (1:1000 year) probability flood event due to flooding from local watercourses. We have undertaken a watercourse modelling exercise and this has demonstrated that the watercourse channel has more than sufficient capacity to convey the 1:100year+20% climate change flows without overtopping its banks other than at the western culvert entry where the flows are restricted as they enter the culvert. There is a minor depth of flooding in the 1:100 year flood. Comparison of the flood levels to the topographical survey suggest that overland flow would occur beyond the west of the site towards Clumber Drive. This situation is exacerbated in more onerous flood events. 2.8.2 The existing established stream that flows from east to west along the south of the site offers a natural drainage corridor for ground water and surface water runoff from the existing fields. The proposed drainage strategy for the development will seek to mimic this natural drainage process. In this way we can bring forward the development while also reducing the risk of flooding both on and off site.
2.9 NOIsE
2.9.1 A noise survey has been undertaken as part of the proposed application. It concludes that the recommended WHO/BS 8233 internal noise levels are generally met across the site during the daytime and night-time, assuming a windows-closed scenario. Standard double glazing is sufficient across the majority of the site in order to achieve the target internal noise levels. However, dwellings within approximately 60 metres of Shelford Road to the north, and 100 metres of the railway to the south would require enhanced glazing. All garden receptors are below BS 8233 Upper Limit Criteria levels for LAeq. For further details refer to the accompanying Noise Assessment Report.
Shelford Road
Track
Path
FIGUrE 2: FACILItIEs & MOVEMENt PLAN

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No Joke Plantation
st & CP Co Con Bdy
Malkin Hill
61m
Lawson's
Track
Barn
Farm
61m
Car Park
Gibbet Hill
Path
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The Cliffs
Tra ck
st & CP Co Con Bdy
LD
Shelford Lodge Farm Jubilee Plantation

LANE
Malkin Hill
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61m
LEGEND
Site Boundary Predominately residential Employment
Lawson's Farm
61m
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BY
CL
CL HE NS ON
L IC O
F SH A
LSE
TE
SB
RY
AV
EN
A IR
S
Roads Bus served roads

NS HE ON
AD
CL LE
Y
ROAD
M E AD O W E N
A R D EN S
IVE
HA
E ALB
RT
RO
AD PR IN
CE
C
LO
SE
er
M EA VIC OVH GRING TT 22m NO
TO
ST
RIA
JASPER CL
LAWRENCE
VAR D B O U LE
AT
Y W A K IN G S
ES
ST
RE
L IL
O CR
LE
ET
OW
BA
SA SK
IL E
LA
S T R IN HE T AT S
O CL
DR
CR
TM
IN S
TE
CO
VE
NT
GD
QU
PA
NE
IT
AM
Hill
HA
ST
Schools
C R
R B A
DD
E U
EDW
OR
CL
CH
TR
EE
CL
38m
Dewberry
EEN M A RY 'S CL
PO
R IC
AR D
JO
RO A D
G LA
Allot
LE
BE
LA
Club
Cemy
Gdns
GL
EB
E
GRANTHAM
A52
ROAD
LA Y
NE
F SH A
LSE MS
TE
SB
RY
E AV
N U
in alk Harlequin w s 800m radius / 10 min

BE EC
LA
BL
AK
C LO
School
ER
RY
ER CL PW O CH EE CR TR
New House
MM ER S M
Track
W RE
OO
NS
E EN
O CL
SE
Gdns
SE
RY
L EL
Barn Farm
e nc a t s Radcliffe on Trent Golf Coursedi g n i k l s wa n i m / 15 SCALE 1:10,000 1200m radius

N D
B U CK IN
GR OS
IT H
CL
AV
AP
ce n a ist gd
D
G
G
LE
Allot
CL
Parr's
E C
Footpath
LA
Lings Cottage
B R O O K F IE LD
NU
HARLE
ER
QUIN E OV CL GR
VIC
T O
DR
IVE
HA
Y RSER
IA OR
AVENUE
AVENUE
LE
IC
ES
HOGG
CL LL
ST
LE
LA
CLOS
RE
ET
Sluice
HA
38m
LL
CL
NURSER
T ER ALB D ROA
RO AD
AD
AD RO HAM BING RD
ra diu s / 5 min s w
Field
PO
R IC
A52
EL L
E AR
JO
NS
War
ROAD
ST
Schools
MORTON
L
CL
in alk Harlequin w s n 800m radius / 10 mi

O O D LA
BL
N KE
C LO
SE
Plantation
New House
Barn Farm
Childrens play
S A
B U CK IN
GR
K
E
TM
DR
IVE
TRENT VALLEY WAY

IV
E
0m
Playing
a
RD
EY
Brickyard
AY
D OO
CL
Parr's
LE
TR
EE
HOLME
LANE
LK MA
V IN A
E TH E
NEWT
ON AV
TH
PW
40
CL
R
AD RO
B IN G H AM
AD RO
66m
DR
'
RE
HU TE
n l ki
DSID WOO
AD
ROAD
M E AD O W E N
A R D EN S
IVE
SB
D SO N
OW
B IRK
IN
Path
Pav
Liby
PW
R
S
DORM
AK
EN
CL
CL ON
E COV
R T
CR ESC
HE
NS
ON
L IC O
ce n a ist gd
D
Health centre
OS
AX
ON
IN S
TE
DA
CR
Restaurant / public house

CO
VE
NT
GD
L
C
IL
AV
TO
EN
UE
Dis
ma
ntl
ed
AV EN UE
DF
LD IE
LAN E
T O
LD
a ailw
ES
TC
T BU
ER
E AV
Recn Gd
B R O O K F IE LD
Radcliffe
ROAD BINGH AM
W
LA NE
ID OODS
CLOS Y
WO OD
G AR D EN S
E AV
HARLE
QUIN CL
Radcliffe
LIF
AV
IFF
EN
FE
AV
Sta
GRAN
THAM
on Trent
HA DD ON WY
38m
RU
SH
CLOS ER NURS Y
NURSER
ROAD
Hill
FIELD VW
CL
RO
ve
nu
CK
SC
LE
SH
EL
PA
RD GD
OAK
RK
RD RO AD
RD
Park
AT SW OR
CENTRE
W AY
FERNW
AV
OOD
EN
DRIVE
UE
ROAD
QUE EN'S
40
AD
BING
HAM RD
0m
ra diu s / 5 min s w
Field
Playing
in alk
F
ROAD
WOO DSID E
g
AY
High Street
66m
AT
IE
RO AD
LD
AV
Pa
A52
THOMAS
Local shops
Plantation
MORTON
L
Brickyard
th
CH
TN UT
LA
NE
RIC HM
NORTHFIELD
CL
TH
ON
S AVE
UM BE R
D DR
GR OV E
AM GH B IN
BR
Farm
47m
CL
AX
ON
CL
IFF
C
A
DA
LE DR IVE
Kennels
Schools/education Church
Farm Home
ME HO M R FA LA
R CA
NA
MORTON
W AK
ICK
EF
YA
IE
THE
RD
AV
LD
NE
EN
PA
DR
PE IT NR H
A TE WS D
UE
IVE
L IN
CRES
TE
AVENUE
AVENUE
BR
N VE RA
GDNS
NE
EN IEL
CL
LO
MORTON
GD
BY
CL
E AV NU E
AV UE EN
ROAD
R N E
E OS
CL
UE
M PI
RD
STA NT TIO
AV EN UE
W A LN
BO LT ON
GR
OA
LAN
W ST EA
LF
OV
U
RO TG
DC
OO
VE
EN
RO
MA
AD
RL
ES CH
G R EE
LK W A
RO
UT TN
N
UNT MO
CO LIN
AD
RIC ON HM D DR
NORTHFIELD
RO
ER
AD RO
LN
PW
S AVE
SYD
YA 'S
PLE
GR THOMAS
GR E OV
R EE N
W A Y
AM GH B IN
NEY
TH GR E
PA
ASA
ON D
VE R NO
HA
Y ICK BR D AR
TE
CL
LE
DR
H IL
HU
NT
AN
LAM COTE
LS
L IN
CRES
TE
ID
BR
N VE RA
GDNS
W NE
LO
EN IEL
OS CL
LO R N E
ROAD
SE
CHE
LA
UE
M PI
RD
R GA
NE
B L
STA TIO
DE NS
E T OS C O T C LF KL PAD D O C O G
WO
MS
O LT BO N H
OD
VA
NT E
LK W A ER RD YA 'S
A T
LAN
OU NC
W ST EA
OV
ER
DC
B A IL E
OR
OO D
PE
FO
VE
R
RD
EN
N TI
MA
RO AD
RL
AV
UE EN
RO
N LA
LIN
AD
C
RO
EN
CO LN
RO
PW
AD
GR
EL
ON
NE
IVE
VE
R NO
HA
D TE
Railway and station Disused railway line Nearest bus stop

250 500
CL
RO AD
ES
LE
Saxton's Lings
69m
REGINA CL
CEN
GR
DR
C L TO N IN G
H IL
HU NT
E IV DR
M AN V ER
AN
PORTAGE CL
OO NC L
LS
L IL
E
ID
L E C YO N G
LA
L S C
BE RR
CHE
House
A IR
50
150
S ER PE
CL
G
Allot Gdns
CL
DE
69m
N TI
IT H
AM
HA
OR
CL
CH
TR
EE
CL
38m
Dewberry
BA
Plantation
QU EEN M A RY 'S CL
EE
AD CH
School
ER
Sunpit
RY
MM ER S M
Track
CL
OS
L RY EL ER CL PW O CH EE CR TR
O CL
Hill
L L R D
LO IL
W
O CR
Lees Barn Farm
Nursery
LA Y
NE
e nc a t s Radcliffe on Trent Golf Coursedi g n i lk s wa n i m / 15 1200m radius

Tra ck Tra ck
Club House
E C
0m
100
O NS HE N
LE ES
LA
Lings Cottage
NE
RN
RO AD
Saxton's Lings
69m
68m
DE
69m
BE
RR
Poultry
CL
The Ranch Kennels
Co Const & CP
Farm
Dr
ai
Bdy
KT
HO RN
CL
AC
BL
Dr ain
17m
Foxhills
Dr
NE
LA
The Hams
Dr
ain
H IT
Farm
22m
RT
n ai
River Tre
Gedling
W OO D
Moor Close Plantation
House
RO
AD
21m
Tr
ac
R IV E
45
35m
18m
AM
O TT IN
G H
D ra in
Dr
ain
LC 21m
Track
FIGUrE 3: TOpOGrApHY PLAN

Dr ain Tr ac k
nt
STOKE
Pa
ac Tr k
th
PH 18m
LA
WAT ER
NE
19m
Tr ac k
Sports Field
Dr
ai
18m Carlton-le-Willows School 18m
Water Farm
Lane
N
Dr ain
LANE
Dra in
in Dra
Tra
BU
RT
ON
LIND
B
ck
EN
FE
RR
Y
18m
17m
CH
UR
CH
Woodlands Holly Farm Farm

BU
FU
Dr
23m
T ER
ain
RO
AD
LA
NE
PW
STRE ET
Drain
C ON IS
R
O
OW S
2.10 TOpOGrApHY
25
GRO
VE
PE
TION NA RO CO WAL
ERO
ND
EN
NI
Dr ain
CL
R IS
E D R IV
Outfall
ST
KE
Beech
The Old Vicarage
LA
Farm
NE
SHELFORD AND NEWTON CP

Waterfurrows Plantation
Dr
RD
UG
EN
H AV
A
LA NE
AN LI JU
B E A UM
R A EM A R
D R IV E
CA
MILL ERS
Shelford
LA NE
20 m
CL
22m
RA G
ain
2.10.1 Radcliffe-on-Trent is elevated above the River Trent with a notable cliff face defining the north western settlement boundary. Land then generally falls towards the railway line, before rising again to Dewberry Hill to the south. The site itself, is gently sloping with land falling from the north-east (49.5m AOD) to the south-west (33m AOD).
OK
K
The
ST
LO
Underpass
19m
Da
RR
Y
LANE
21m
Drain
Sl
PH
ST O
KE
HA
Dr
WT
HO
RN
CL
FE
IN FOL D
LA
War Meml
20m
16m
Dra in
ain
R
IS
LA
B R
O
O
Mill
Sluice
N R D
ROAD
FL
OR
AD
IN
Sluice
Sycamore
Mast
Sports Ground
25m
NC
RE
F LO
RO
AD
Ground 22m
M A IN
Dr
ain
19m
Farm
Drai
AV
LA
NE
Masts
Drain
Slipway
Bosworth Farm Farm

Path
48m
th Pa
46m
LC Sewage Works Football
EN
CE
m 30
LO
k ac Tr
Drain
22m
Dr
ain
Pav
Lowes Farmhouse
Ashdown
35m
Recreation Ground
Pip
elii
ne
Bosworth Close
40
RO
AD
AD
EM
Water Reclamation Works

20m
Stoke Barndolph Farm

19m Mill Bridge Perrin House
Nursery
SH
EL
FO
RD
ER
YS
D R
AW
New Works Cottages Allot Gdns
EM
ER
YS
Drain
50m
IL W
22m
AM LI
Works
Dra in
Ppg Sta
Tra ck
Tra ck
Tr
L l d
F i e
Cricket Ground
LO
UIS
STR
EE
PW
ST LUKE'S
Dr
ain
ST
W AY
49m 23m
OK
E
22m
Allot
ST
LA NE
m
Gdns
L ANE
20
Top Row
Track
TO
Stoke Bardolph
Dra in
CR
A NH
Swallow Plantation
O
e
in Dra
BL AM
21m
ac k
ES
CL
E ID
E A V
KE
K IC LW CO
SH ELF O RD
Newton Airfield
HIL L
Rail
Track
way
Manor
AV
Playing Field
disused
Football
Dr
ain
Farm House
LO
Drain
STR EE
Track
VE
GN
ER
EY
BR
HE
A6
12
RL
ST
IE
R OC
WA
Hall
KI N
22m
Ind Est
NO RTHE
RN
EAT
GR
R PA ST UR
RO AD
ET
ST RE
NO
ST RE
RM
ET
RE
LO
PA
RE
GO DF
TH
W L
P
67m FB
54m
K
WAY
55m
51m
The Cliffs
Victoria Park
Shelford Lodge Farm Jubilee Plantation

43m
ck
20
RO AD
DR
Pa
th
LEGEND
Site Boundary 0 - 20m
20m
IL
LA
RD
Petrol and Oil

Dra
AK
LO
RO
Rail Terminal
AD
50m
52m
Track
Dra in
NO
ROAD
3
Aven
RID
ue
GE LAN E
21m
LA
Drain
45m
Tr
PI NTA
MAL
Tr
ac
ac
Stok
e Lo
Weir
Weir
Drain
IC
The
GE
RID
Dyke
20m
Pat
CP
Bd
t&
LAN
ns
Co
Co
NO
ren
Stack Hollow
VA LL E
Y
R I DG
ROAD
er T
Av
Tre nt
Co Co nst & CP Bd
EL
Track
Dr
T V IE W GD
FO
EN
RD
Track
Riv
en
ue
NS
Drain
SH
SH
Th
Water Sports Centre and Country Park

Overflow
FF
CLI
AS
P
RO AD
1 21 A6
h Pat
44m
E ET PE R ST
Ground
BP
River Trent
22m
Pavilion
20
25m
R U
M
M
21m
35m
O N D AV
21m
Path
Y LE
HENLEY
DR
IV
STOKE BARDOLPH CP
Drain
50m
No Joke Plantation
43m
65m
Co Const & CP Bdy
TEAL
LC
CL
Netherfield
CLOSE
Malkin Hill
60 m
61m
Drain
V IC
T OR
IA
21m
Lawson's Farm
Barn
RO
AD
VIC
TO PA RIA R W K Y
61m
Pa
th
Car Park
51m
Dawson's Plantation
AN
ST
NE
VIC
Gibbet Hill
Tra
TO RIA
ck
OATFIELD
48m
LANE
in
Ous
m 40
Track
Drai
Jetty
Crown Cottages
45m
SH
Dra
in
ELF
RD
D
Trac k
47m
SH
RD
EL FO RD
45m
Co Const Bdy
Track
LC
Mast 21m
RO
TR
Dr ain
RD
ain
50
RO AD
E LF
OR
Spellow
D
RO
Hill
AD
Dra
42m
Track
Tr av C
in
NU M BE
Hallow Well
DR
SH IV E
EL
21 -25m 26 - 30m
20m
FO
46m
Shelford Road
AD
56m
38m
45m
Issues
Tr av C
40
DR
CLIF
RK RO AD
SH
EL
RO
AD
45
Pa th
RO
Farm
D ra in
33m
C LU
Drain
45m
M BE R
20m
4
20m
Lodge
HO
Depot
50m
PE
Farm Sycamore Farmhouse Lodge Farm
DR
20m
RO
EL
AD
48m
PA
LC
50m
OA
AD
TF
EN U
LB
th
RD
20
EY
CKL
RO
NT
Sidings
CE
Colwick Industrial Estate

20m
Co Con
The
Th
Colwick
st &
CP
e Av
Pa
en
Tra
Cliffs
ue
ck
th
Bdy
CLI
FF W
AD
SH
45m
38m
Manor Farm
47m
Co Const Bdy
ES
IFF
CR
GR
AY
CL
AN
DFI EL
W
D
ES
TC
LIFF
VE
AV
Hill Farm
HA DD ON WY
AV
Rectory
Junction
Track
Co Pa ns th t
EL I
D
43m
BU
TL
ER
35m
Kennels
A52
42m
Track
31 - 35m
25m
20m Landing Stage
AN
HAM
AV
IL TO N
EN
UE
AV
EN
UE
40m
Tra
RO
ELF
ck
RK
Pa
AV
20m
S AVENUE
RO
R M E UM
CLIFF
AD
K
TR
IV
'
Radcliffe
OAK
Dra
EE
CH ES
N AV LK I MA
NEWTON
AV
TH
E OR
HU
D SO N
OW
W AY
RD GD
in
EL
DR
36 - 40m
Railw
man tle d
FERNWOOD DRIVE
STANFO
RO
AD
FIELD VW
LANE
D C L
Recn Gd
AV
Radcliffe Lodge
20m
OT R O M
41 - 45m
PW The Hall
Drain
WHARF
Path
Pav
RO O
Liby
ON
PW
R
29m
DOR
MY
WO OD
KF
CO
T VE R
EN C R ES C
HE
NS
ON
L IC O
HAR
EW
The
Firs
RO
AD
War
PO
R IC
30
JO
HN
S
BL
AD RO
AK
EN
R AGE LAN
Granfield
Dr
Nursery
The Toll House
Brook
ain
ND
LAMCOTE
21m Holly Lodge Beaton House
Jubilee Cottage
MS
A
L
SH A
N
L
LL DW E
GR
GR
OV
VIC
TO
ER
46 - 50m 51 - 55m 56 - 60m
Holme Pierrepont
HO LM
LA
E
Meadow View
CHU RCH CL
NE
LA
MAIN
ST ALBE RT
PW
HA LL
Meml
Schools
LA
CL O
House
GE
HA
IC
HOGG
LL
LE
LA
RA
ST
RIA
RE
ET
H IL
Sluice
CL
Harlequin
LS
59m
K
TM
DR
IVE
EY
N D
B IN G H AM
EE R G
RO
AD
OD
CL
Parr's
E
New
LE
HOLME
CL
Mast
Track
LANE
THE
PW
TE
AD
ROA
DR
M E AD O W E
A R D EN S
IVE
Polser Brook
ND
20m
Dis
ROAD HAM
WOODS
LA
UE
IDE AV CLOSE
HARLEQUIN CL
R T O
ay
CL
IFFE
NE
C
A
RT
RU
B R O O K F IE L
NUR
SER
G AR D E N S
MORTON
I E
RO A D
EB E LA
79m
THE W OOD LA
VI CA
GL LA
L C
Cemy
F SHA
TE
SB
RY
AV
EN
Home
22m
Allot Gdns
CL
E U
RO
AD PR IN CE
B A R
PA
ac
BA
IL E
LA
NE
CA
G RA
TH
T IN R E T S
Tr
IT W
R
T
HA
BE
OR
CL
CH
ER
TR
EE
CL
38m
Dewberry
Dr ain
QU EEN M A RY 'S CL
AR D E DW
EC
School
RY
Track
CL
MM ER SM
OSE
RY ELL ER CL PW CH EE O CR TR
70 m
The Gables
AP
CL
E
E L
Hill
D
n
Lings Cottage
A4
IT H
20m
20m
Spellow
40 m
EL I
FO
NU
RD RD
BE
K
CH AT
Farm
50
Saxondale
PA
LA
SW OR TH CL UM BE R
A 52
55 m
NE
W AK EF
IE LD
NE
EN
DR
PE NR
EA WST
UE
IVE
Co
ITH
AV EN UE
Dra in
Manor Farm Cottages
AV EN
Tren River
t
W AY
O
B IR
U E E
IN
UE
AV
BY
CL
ON
CL
Dra
& C P Bd y
EN UE
in
20 m
Drai
60m
RO AD
W
AY
Playing
42m
66m
Park
CENTRE
Brickyard
TN
AV
EN
UE
ROAD
QUE EN'S
Field
A52
ROAD
S AVE
Plantation
UT
RIC HM
NORTHFIELD
Radcliffe
on Trent
Sta
ON D DR
Wks Mill
THE
BINGH
AM RD
GRA
BR
38m
NTH
AM WOODS
65
GR OVE
G B IN
THOMAS
M HA
CLOSE Y
NURSERY
ROAD
ICKY AR D
MORTON CL
A X O
SH
ND
IDE
AL
E DR IVE
ME HO RM FA LA
CAR
PA
GDNS L IN
CRES
AVENUE
AVENUE
AV ER
BR IELE
MORTON
Home Farm
GD
CL
LO
BING
NA
BY
CL
W
STAT
ROA
EN
OSE
R N E
N RD
CL
M PI
NE
W A LN
BO LT
ION TE
GR
OA
LAND
EA
T C
LF
OV
U TG
RO VE
ST
W OO D
CL
B E
MAR
RO AD
Lings Farm
E LK W A
Barn Farm
B U
RO
N
MO UNT
LIN
AD
CO
RO
LN
SYDN
PW
G R E E N
GR
PLE ASAN
YA S ' RD
ON HM
N I
SVEN GRO
EL
AM GH
EY
OR
W A Y
C
S IN
TE
CO
NT V E
GD
70m
CL
TE
RO AD
LE
CR
Cropwell Lings Farm

Iss
DR
GR
HU NT
M AN
COTE LAM
VE R
ID E
SE LO
CHEL
GA S EN RD
SEA MS
BO
W Y E EE TR CL
21m
W A T ER
GL
EB
A IR
SE
T CT
K CL P AD D O C
N VA CO
EY B A IL
OR
RP
Farm
CL
G
Moothouse Pit
UV ER
FO RD
LE
EN
HE
NS
CL
ON
AV
E OS
EN UE
AV
LA N E
EN
LA
NE
C RE
61m
RSPCA Animal Shelter
NO
TT
IN
HA
ST
JASPER CL
LAWRENCE
C L
R D BO U L E V A
SW K IN G
AY
IL
W LO
CR
PW
Saxton's
Dr ai
SCE
REGINA CL
R
ON N I G T
SA SK
Lings
75m
69m W
Tra ck
IV DR
NT
AT
NV
PORTAGE
OO N CL
OU
L I
E Y O N G
LE
22m
CL
L AS
C L
CL
34m
Club
Allot Gdns
GRANTHAM
24m
A52
ROAD
27m
LA RR Y
NE
House
SAND Y
61 - 70m 66 - 70m
20
DE
69m 23m
BE
High Thorpe
65m
Dr
RA
DC
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Dr
Dr
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ain
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Dr ain
Sports Ground Pavilion
45m
LAN E
LE ES
A5
OA
Sunpit Plantation
RN BA
RO AD
k ac Tr
Cropwell Grove Farm

Dr ai
Lees Barn
ac Tr
70m
Farm
68m
Nursery
65m
Railway (disused
60
56m
25 m
64m
Dra in
30m
71 - 75m 76m +
Brook House
RADCLIFFE ON TRENT CP
Tr ac k
55m
CR
OP
WEL
Fields
RO AD
Farm
65 m
35m
Tra
ck
40m
Lamcote Fields Farm
45m
Radcliffe Barn Farm

Trac k
55m
50m
n
57m
ck Tra
Drai
52m Lodge
31m
44m
Hall
A Roads Water
Dr
ain
Farm
SCALE 1:2,000
10 0m 20 30
Tip dis Issues
Sewage Works
59m Rose Cottage
50m
Caravan Site
30 m
40 m
Cropwell Court W Barn Farm Court
HA RD IG AT E
Newlands
50
Tra ck
100
26m Sinks Sinks
Lodges
50m
Thornton's Holt
35 m
37m
40 m
Way
RO AD
PH Iss
Cockedhat Plantation
W
40m
Ash
A4 6
North Farm
The Grove
Fo
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45
RO AD
40 m
Issues
45
m
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Tra
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44m
40
MAN
Oak
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Bungalow W
Track
37m
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42m
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Stragglethorpe
Nursery
50m
Tr ac
40
The Limes
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Farm
Barnsfield Farm
RO
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53m
30
Tra
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36m
49m
k
40m
Tr
ac
CROPWELL BUTLER CP
Path
45m
46m Paddock
Track
Cotgrave Place
36m 38m
Cottages
Issues W W
lse Po r Br oo k
25m
CH
The
Works
B AC K
LA
FIGUrE 4: AErIAL PHOtOGrApH & PHOtOGrApH LOCAtION PLAN 2.11 LANdsCApE CHArACtEr & VIsUAL AMENItY
LANDSCAPE CHARACTER 2.11.1 The site is not subject to any landscape policy designation, but does lie within Policy Zone SN05 in the South Nottinghamshire Farmlands Character Area as defined by the Greater Nottingham Landscape Character Assessment (GNLCA 2009). 2.11.2 The site and surrounding area contains some elements that have been identified as general characteristics of this area. The site is characterised by agricultural land that slopes to the stream to the south. The rectilinear fields are divided by hedgerows. There are few trees in the surrounding area, but where woodland is present it is prominently located in irregular blocks. The prominent village fringes in the area are highlighted in the GNLCA, and there are a number of local urban influences on the site, notably the residential development to the north, west and south. The railway line to the south is also a prominent feature in the landscape. In the wider area the landscape is characterised by a gently rolling landform of predominately arable farmland in medium to large scale fields, with a more abrupt escarpment to the River Trent to the north. The GNLCA concludes that the landscape character area has a landscape condition of Moderate and landscape strength of Moderate. The overall landscape strategy is to Enhance. 2.11.3 The landscape actions for the area identified in the GNLCA include enhancing field boundaries by augmenting the hedgerows and adding hedgerow trees and by providing small scale woodland blocks and copses to break up the uniform nature of the urban edge. In terms of built development, the GNLCA refers to the use of red brick and pantile roofs to reflect the local character, and to soften the urban edge through dispersed development with small open spaces. 2.11.4 Further assessment of the landscape character is contained in the accompanying Landscape and Visual Appraisal (LVA). VISUAL AMENITY 2.11.5 Views of the site from the surrounding area are generally limited by the urban form and topography. Existing residential properties effectively contain views of the site from the west and north west to the immediate surrounds of the site. To the north Malkin Hill limits views of the site from the countryside to approximately 1km from the centre of the site. Site visibility extends further east along the valley between Malkin Hill to the north and Dewberry Hill and Upper Saxondale to the south, but there is a flat perspective and the intervening vegetation filters views to the site. From the south the site is visible from open areas located between the railways line and Grantham Road (A52). The site is also visible from the north facing slopes of Dewberry Hill and Upper Saxondale south of the Grantham Road (A52). The available public views are, however, severely restricted by existing buildings in the urban area. 2.11.6 There are no views of particular value that should be retained or protected, and the views of the site from the surrounding area tend to incorporate urban elements within Radcliffe itself, and in some cases elsewhere in the surrounding area. 2.11.7 For a more detailed appraisal of the visual amenity of the site, please refer to the accompanying Landscape and Visual Assessment (LVA).
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2 1
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3 4 5 6 8
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9
AM NTH
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10
Shelford Road
SItE PHOtOGrApHs
Photo 1: The site boundary is defined by a mature hedgerow and the access to the Hunting Stables and bus stop are visible to the west of the site. Photo 2: The site boundary is defined by a mature hedgerow. A layby is situated alongside the north west boundary and existing dwellings are set back behind generous front gardens. Photo 3: The existing farm track defined by hedgerows on both sides provides access onto Shelford Road.
Photo 4: The northern field is largely defined by mature hedgerows. Milton House and Crown Cottages to the north of the site are visible on the horizon.
Photo 5: Existing farm buildings located within the northern extents of the site.
Photo 6: A small field to the south of the farm buildings, within which one of the few trees on site is located. Development on Clumber Drive and Dewberry Hill is clearly visible.
Photo 7: Mature hedgerows define the site boundaries and subdivide the southern part of the site into two. Land gently falls away from Shelford Road towards the railway line.
Photo 8: Views towards the south eastern extents of Radcliffeon-Trent and Dewberry Hill are achieved across the southern fields.
The site
Photo 9: View from the playing fields to the south. The site is visible, wrapped by housing to the north and west.
Shelford Road
11
2.12 SEttLEMENt CHArACtEr

2.12.1 The historic core of Radcliffe-on-Trent is centred around St.Marys Church on Main Road, which itself is found in records dating back to the 13th Century. The settlement grew significantly in the midlate 19th century, following the coming of the railway in 1851, with growth largely focused to the south of the railway line. By the 1930s development to the north of the railway line was underway and the settlement began to spread to the north and east. By the 1970s several larger housing estates had been constructed. Whilst the build form did not extend significantly, the concentration of development within the village notably increased. These parameters largely remain today, with the settlement generally defined by the cliffs to the north and Dewberry Hill/A52 Grantham Road to the south. 2.12.2 A progressive increase in residential development is evident throughout the settlement and architectural styles are typical of the period in which they were built. It is difficult therefore, to ascertain a distinctive local vernacular. The following character assessment therefore, proceeds to identify high quality characteristics found within the area that could influence the future development of the site. The key architectural features / design cues are identified in the following photographs and annotations.
2.12.3 The following positive characteristics should influence the development of the site: Layout Gently curving streets following the local topography. Rectilinear streets stepping up/down the slopes. Development stepping up/down the slopes. Integration of street trees/trees within front gardens. Residential Predominantly two storey dwellings. A range of unit typologies - terraced, semi-detached and detached. Largely detached and semi-detached units in close proximity of the site. Predominantly red brick. Use of clipped hedges or brick/stone walls to define property boundaries. Common architectural details include brick/stone window cills and lintels, brick banding / detailing, bay windows, chimneys and feature gables.
Building Typologies & Arrangements
Half brick/half rendered detached dwelling to the north of the site on Shelford Road.
Detached rendered bungalows to the north of the site on Shelford Road.
The use of semi-detached units increases to the west of the site along Shelford Road.
The use of repeated house types creates a more formal street scene.
The use of hedgerow boundaries and street trees/trees within gardens creates a landscape led street scene.
Timber detailing and tile hanging used to animate the bay windows.
Repeated use of gables to street in a variety of manners.
Simple unit typology with decorative brick banding, exposed rafters and an ornate porch to add interest.
12
Shelford Road
Building Typologies & Arrangements
Building Materials & Ornamentation
BOUNDARY TREATMENTS & LANDSCAPING
Narrow mews/lane type street.
Terraced cottages with simple window/ door lintels and cills.
Red brick
White/cream render
Hedges
Low brick wall
Architectural detailing around the doors/windows and in the brickwork adds interest to the facade.
A common boundary treatment unifies a variety of unit typologies and use of building materials.
Red/brown tiles
Slate/slate effect tiles
High brick wall
Brick wall & railings
Use of dormer windows and gables to provide habitable roof space.
Notable building acts as a local landmark.
Pitched roof
Hipped roof
Avenue - trees in gardens
Avenue - street trees
A strong building line, reduced set back, repeated house types and use of stone walls creates a more urban character closer to the village centre.
Modern interpretation of traditional building forms.
Feature gables and dormer windows
Bay windows
Same surface mews/lanes
Landscaping integrated with car parking
Shelford Road
13
3 . I N VO LV E M E N T
3.1 StAKEHOLdEr CONsULtAtION
3.1.1 The applicants have entered into a Planning Performance Agreement with Rushcliffe Borough Council (RBC) in order to work corroboratively to identify and address key issues effectively and efficiently and realise the preparation of the best possible development proposals for the site. 3.1.2 Consequently there has been a significant degree of preapplication consultation between the applicants and RBC in relation to the on-going site assessment and masterplanning work. Notably this has included the determination of the scale and type of public open space that should be provided within the development. A particular need for childrens play space and allotments was identified. 3.1.3 The public consultation responses highlighted the local importance of both the schools and doctors surgery in Radcliffe on Trent, and the general concern in relation to their capacity. Subsequently consultation with the Education Department at NCC confirmed that there is a shortage of primary school places at both the infant and junior schools in Radcliffe and that is projected to remain the case until at least 2017. Furthermore, there is limited scope to expand provision on the existing sites. However, the secondary school - the South Nottinghamshire Academy- could accommodate the number of children generated by the development. Similarly the consultation with the GPs has confirmed their capacity issues, and the limited ability to expand provision on their existing site. 3.1.4 Consequently, the planning application includes a proposal to provide a 1.5ha serviced site on the application site to accommodate a new one form entry primary school and potentially a health centre as an integral part of the proposed development. 3.1.5 Other significant pre-application consultees include the Environment Agency in respect of the Flood Risk Assessment and proposed drainage strategy, and Nottinghamshire County Council (NCC), particularly in their role as the Highway Authority. The on-going discussions with NCC led to the identification of a roundabout on the Shelford Road as their preferred point and means of site access.
3.2 PUBLIC CONsULtAtION

3.2.1 As part of the pre-application process, William Davis undertook a public consultation event with local residents and community stakeholders. A public exhibition of the proposals was held on Thursday 18th July 2013 at St Marys Church, Radcliffe-on-Trent. Publicity for the exhibition included the delivery of flyers to all businesses and houses in Radcliffe-on-Trent. 299 people signed the attendance list at the exhibition. Questionnaires were handed out at the event and a return email and postal address were provided for those unable to complete the questionnaire on the day. 3.2.2 Over 250 comments forms were received. The principal concerns raised related to site access, an increase in traffic, the scale of development proposed and the impact on local services and facilities, primarily relating to the capacity of schools and the doctors surgery, and the local character of Radcliffe-on-Trent. Notably residents highlighted a concern with both speeding and congestion along Shelford Road. Further details are provided within the accompanying Consultation Statement. 3.2.3 In relation to design specific comments, many of the respondents noted a preference for a lower density of development that reflects the existing character of Radcliffe. A number of respondents, particularly those living on Clumber Drive, suggested that bungalows should be provided along the western edge of the site to prevent overlooking of the existing homes. Several residents of Clumber Drive also suggested having some of the 5m buffer zone as an extension to their existing gardens. 3.2.4 The issues raised above have been considered in detail throughout the masterplanning process. The evidence of which is located within Section 5 of this document and the relevant technical reports. 3.2.5 The advertisements, consultation boards and A4 hand out for the event are provided opposite.
EL FO
SHELFORD ROAD, RADCLIFFE-ON-TRENT

The purpose of the public exhibition is to consult with, and understand the views of, local residents before submitting an outline planning application for Shelford Road, Radcliffe-on-Trent (programmed for September 2013).
Development Proposals
Up to 400 new homes (30% affordable) A new landscaped roundabout designed to calm traffic entering the village An equipped childrens play area Allotments Open space (approximately 4.6ha) including substantial landscaping and sustainable drainage solutions Appropriate funding to be provided to secure any required improvements to local schools and other community facilities.
Crown Cottages
LEGEND
How to comment
William Davis are keen to engage with local residents and would like to hear your views. If you are not able to complete a questionnaire today, it can be sent by email to: radcliffe@wearedene.com or by post to: Dene, Cornwall Buildings, 45-51 Newhall Street, Birmingham, B3 3QR
Site boundary Residential block Key building Low density edge Existing building Public open space Agricultural land Allotments Play Area Primary road Street / mews Lane / shared private drive
SH
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The deadline for receipt of questionnaires is 1st August 2013
Crown Cottages
LEGEND
Site boundary Residential block Key building Low density edge Existing building Public open space
Square / crossing Traffic calming Footpath Cycleway Retained tree Proposed tree Retained hedge Attenuation ponds Existing drain
PLAY
UM CL
Agricultural land Allotments Play Area Primary road Street / mews Lane / shared private drive Square / crossing Traffic calming
LEAP
RD
AD RO
BE RD RIV E
SH
SUSTAINABLE
PUBLIC CONSULTATION
ALLOTMENTS
PRODUCTIVE LANDSCAPE
Footpath
Cycleway
DRAINAGE
SHELFORD ROAD, RADCLIFFE-ON-TRENT Proposed tree

Track
Retained tree
Retained hedge Up to 400 new homes on the eastern edge of Radcliffe-on-Trent including Attenuation ponds PLAY aLEAP new childrens play area, allotments & substantial landscaping. SON W D U A H
Path
No Joke Plantation
Co Const
& CP Bdy
Existing drain
61m
Malkin Hill
61m
The Cliffs
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Allot Gdns
A52
GRANTHAM
William Davis are keen to engage with local residents and would like to invite you to a public consultation. Please come along to view and comment on our emerging proposals.
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Sunpit Plantation
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Lees Barn
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68m
Nursery
RADCLIFFE ON TRENT CP
CR
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14
Shelford Road
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Junction
Date : Thursday 18th July 2013 Time : 3.00pm - 7.00pm Location : St. Marys Hall, Main Road, Radcliffe-on-Trent
Car Park
Gibbet Hill
Trac k
D OATFIEL
RIV E
SUSTAINABLE
Rectory
Shelford Lodge Farm
LANE
Weir
Weir
52m
ALLOTMENTS
Jetty
RID
GE LAN E
PRODUCTIVE LANDSCAPE
Crown Cottages
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Shelford Road
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4 . E Va LUaT I O N
4.1 CONstrAINts
4.1.1 The site is relatively unconstrained, aside from the established hedgerow corridors that subdivide the site and the existing Green Belt designation. However, there are a number of key considerations and influences that the masterplan should respond to. These are listed below. The eastern edges are more visually exposed and require a sensitive development response and creation of a defensible Green Belt Boundary. Careful consideration of the Shelford Road frontage is required to ensure new housing is appropriately designed in the context of existing development. The northern extents of the site are more visually prominent from long distance views due to topography, which generally slopes north to south. Existing hedgerows and trees compartmentalise the site into linear parcels. Close proximity of the Hunting Stables and Grooms Cottages to the north west. Exposed rear gardens along the western boundary require careful consideration and a suitable landscape buffer. Existing properties to the north are wrapped by the site boundary and require careful consideration. Existing railway line to the south of the site. An existing access point provides a direct connection onto Shelford Road to the north. An existing drainage ditch is located to the south of the site. A small area to the south west is identified within a 1 in 100/1000yr flood zone and precludes development in this location.
4.2 OppOrtUNItIEs
4.2.1 The site presents a number of opportunities that are born out of the existing settlement character and facilities, site conditions and features, the benefits that new development offers and as a response to the site constraints. They are as follows: Provide a robust and attractive settlement boundary to the north east of the village through the provision of low density housing and substantial landscape buffers along the eastern boundary; Provide a variety of recreational and amenity facilities, including childrens play and allotments, to enhance the offer to the north of Radcliffe and encourage community cohesion; Provide a site access solution that creates a gateway to the village and helps to reduce traffic speeds along Shelford Road; Draw inspiration from the existing housing along Shelford Road and existing agricultural style buildings, on and within close proximity to the site, to influence the design of the scheme; Provide green links that permeate the development, filtering views of the housing as it steps up the slopes; Utilise the existing hedgerow pattern and site contours to shape the layout of the scheme; Utilise the existing topography to create a gravitationally fed sustainable urban drainage system; Secure the exposed rear gardens adjacent to the site boundaries; and Utilise the existing farm track to create a pedestrian/cycle link into the site from Shelford Road.
16
Shelford Road
LEGEND
Site boundary Agricultural Residential LEGEND Site boundary Shelford Road Farm SportsAgricultural pitches Green Residential Belt Existing tree (Cat B) Farm Shelford Road Existing tree (Cat C) Sports pitches Existing tree (Cat Green Belt U) Existing hedgerow Existing tree (Cat B) Existing drain tree (Cat C) Existing Shelford Road tree (Cat U) Existing Railway line hedgerow Existing Exposed boundary Existing drain Visually sensitive edge Shelford Road Existing access Railway line 1 in 100yr Flood boundary Zone Exposed Visually sensitive 1 in 1000yr Flood Zone edge Existing access Existing bus stop 1 in 100yr Flood Zone 1 in 1000yr Flood Zone Existing bus stop
VIE WF RO
RO AD SH EL FO RD
FIGUrE 5: SItE SYNtHEsIs PLAN

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5. DESIGN PROpOSaLS
5.1 INtrOdUCtION
5.1.1 The following sections represent the product aspect of the Design and Access Statement in so far as it describes the development proposal. It follows on logically from the assessment of context, character, analysis and development concept to explain the application proposals in a structured way. The key product of this stage is the Development Framework and the development principles being applied for within this outline application. The development proposals are communicated in the following order:
Access
5.1.7 The access component of this statement is split into three aspects. The first deals with the physical access proposals to the site, including the new junction arrangement off Shelford Road and the general approach to movement within the site. The second communicates how the site strategy promotes sustainable patterns of movement. Finally, the principle of inclusive access is considered separately, as this will be considered in more detail at reserved matters stage.
5.2 DEsIGN CONCEpt

5.2.1 The development will respond to and respect the existing landscape and settlement character, drawing upon key influences and opportunities that the village has to offer. The core principles of the development are as follows: Create a new gateway to the north east of Radcliffe; Utilise the hedgerow pattern and site contours to shape the development layout, integrating existing hedgerows to create distinctive green corridors that provide valuable wildlife habitats and sustainable movement routes; Retain, protect and enhance existing trees and hedgerows where possible; Create a strong north-south movement spine that stitches the existing and proposed communities together, ensuring new recreational facilities are accessible to all; Create a series of east-west green links, that step up the hill, minimising the visual impact of development when viewed from the south-east Create a strong sense of place that maximises the positive landscape and built form characteristics of the site and village; School and health centre co-located within the site close to its western boundary; Create a central play area at the heart of the development, located along the green corridor to maximise accessibility; Utilise the southern extents of the site to provide sustainable urban drainage, allotments and informal recreation opportunities; Provide landscape buffers along the more sensitive edges to protect the amenity of existing residents and the Green Belt; Create a low density and attractive settlement boundary that facilitates the transition from village to countryside to the east of the site; and Create a clear movement hierarchy that promotes connectivity, aids legibility, reduces vehicle speeds and promotes doorstep play opportunities.
Use and Amount of development

5.1.2 This sub-section clarifies the use and amount of development applied for, involving the identification of maximum unit numbers, the proposed development area, density and public open space with reference to the Development Framework.
Scale of development
5.1.3 The scale is a reserved matter. However, the key scale principles, notably in relation to height are communicated in this section.
Layout of development
5.1.4 Layout is a reserved matter. However, a number of important layout principles have been identified during the design development and consultation stages, and these are communicated in this section to provide a guide for the reserved matters design stage.
Landscape and Ecology

5.1.5 Landscape is a reserved matter. However, the principles of the landscape proposals are identified, particularly with regard to the location and quantum of public open space, the treatment of sustainable drainage measures, and the treatment of existing vegetation.
Appearance of development
5.1.6 Appearance is a reserved matter. However, this sub-section explains and justifies the appearance principles of the proposed development, including how they will relate to the appearance and character of the surrounding area.
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Shelford Road
FIGUrE 6: DEVELOpMENt CONCEpt PLAN

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LEGEND
Site boundary Residential School and health Public open space Landscape buffer Agricultural land
SI Y R NT U CO
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Allotments Central open space Landscape intersection Gateway Primary road/ potential bus route Pedestrian friendly links Green spine / cycleway Retained tree Retained hedge Attenuation area Existing drain
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SCALE 1:2,500
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E SUSTAINABL
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5.3 UsE & AMOUNt

5.3.1 Permission is sought for residential development of up to 400 dwellings, a single form entry primary school, health centre, public open space, strategic landscaping, a new vehicular access off Shelford Road and related infrastructure. A schedule of land uses is provided below: USE Residential NDA
(including 0.23ha of childrens play)
5.5 LAYOUt
5.5.1 Whilst layout is reserved within this application, a set of development principles are provided to ensure the development concept can be realised; it is these principles that will inform subsequent reserved matters applications. A Development Framework and illustrative sketch vignettes have been prepared to assist in communicating the development principles being applied for. The Development Framework has been tested by the technical team, ensuring deliverability and viability of the scheme as a whole. It does not fix the exact form of development and alternative solutions may be suitable providing the following development principles are delivered:
AMOUNT up to 400 dwellings
AREA (ha) 13.24
School and Health Centre Allotments Amenity open space
1.5 0.37 4.52
DESIGN PRINCIPLES
1
A new roundabout onto Shelford Road provides access to the site, creates a gateway into Radcliffe and reduces traffic speeds when entering the village from the north east. Feature buildings are located along key vistas, aiding legibility and deflecting the carriageway to reduce traffic speeds within the development. A central area of open space, including equipped childrens play and parkland is located in the heart of the development, easily accessible to both existing and proposed communities. An existing hedgerow corridor is retained within a central northsouth green corridor, providing a pedestrian/cycle link to Shelford Road and convenient access to the central open space. East - west green links permeate the development, creating woodland blocks and green streets that step up the hill and help integrate the development into its surroundings. Development blocks to the west are broadly aligned with existing contours and the retained linear hedgerow corridor to minimise the impact on the landscape. Development blocks to the east are more organic in form, facilitating the transition from settlement edge to countryside. School and health facilities are provided in a highly accessible central location along the primary route and close to the pedestrian/cycle link onto Shelford Road.
TOtAL
19.63
A significant landscape buffer to the east (minimum of 10m), incorporating retained hedgerows and new woodland, provides a defensible settlement boundary and filters views of the proposed scheme. The varied width facilitates the creation of an informal development edge with open space puncturing the residential areas. Development along the eastern boundary is lower in density, informally arranged and typically served by small shared private drives or lane type streets to create a sensitive settlement edge that responds to the rural outlook. A clear movement hierarchy is established within the development, including a primary loop road, secondary lanes, mews streets and shared private drives, creating a permeable network of streets and spaces, augmented by footpath and cycle links throughout. Changes in surface materials, pinch points within the built form and deflections in the carriageway, are used to reduce traffic speeds and promote a pedestrian friendly environment. A network of drainage basins are located to the south, utilising the sites topography to gravitationally feed and attenuate the surface water on site. Development wraps exposed rear property boundaries to the west. Larger back gardens, with a minimum 5m planting buffer, are provided to prevent overlooking and respect the proximity of existing dwellings. Development is substantially offset from the small flood zone located to the south west of the site.
5.3.2 The net density for the residential development is approximately 30 dwellings per hectare (dph). A density of 30dph allows for variation within the site, such as a lower density rural edge (approximately 20-25dph) and higher density primary avenue (approximately 30-35 dph) and mews (approximately 3035dph), whilst remaining in keeping with the existing settlement character and facilitating the retention and integration of existing hedgerows and buffer planting.
10
11
5.4 SCALE
5.4.1 Residential development will predominantly be 2 storeys in height, with occasional 2.5 storey buildings to create a staggered roofscape, adding interest and variation to the street scene, heightened sense of enclosure and/or definition to the street and distinctive buildings that will aid legibility, such as terminating vistas and/or defining the site entrance or notable gateways within the development. The use of 2.5 storey dwellings will be precluded along the rural edges to the east and adjacent to existing properties to the west.
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13
7 8
14
15
20
Shelford Road
FIGUrE 7: DEVELOpMENt FrAMEWOrK PLAN

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Site boundary Residential block Key building Low density edge Existing building Heath centre School Public open space Agricultural land
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Allotments Childrens play (LEAP) Primary road / potential bus route Street / mews Lane / shared private drive Square / crossing Traffic calming Footpath Cycleway Retained tree / vegetation Proposed tree / buffer planting Retained hedge Attenuation ponds Existing drain
SCALE 1:2,500
10 0m 20 30 50 100
12 10
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UM CL R BE DR IVE
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DSON WA HU Y
5.6 ILLUstrAtIVE SKEtCHEs

5.6.1 Illustrative sketch vignettes of the key areas have been prepared to demonstrate that the masterplan can be realised, delivering a high quality scheme that accords with local planning policy and current urban design guidance and responds to the context of the site and character of the village. It also assists in communicating the development principles stated above. It does not fix the exact form of development and alternative solutions may be suitable providing the development principles are delivered.
SHELFORD ROAD EDGE

5.7.3 The Shelford Road Edge directly responds to the character of Shelford Road itself, as it is important that the proposed dwellings reflect the character of existing houses on the opposite side of the street. The retention/replacement of the hedgerow along Shelford Road will also help assimilate the new houses into their surroundings. The primary characteristics of this edge typology are as follows: Some variation within the building line Detached 2 storey dwellings Development set back from Shelford Road behind the retained/ reinstated hedgerow Dwellings served by a shared private driveway or from the rear Common use of red brick Occasional use of render Feature gables facing the street Car parking to side and/or rear
REsIdENtIAL STREET EDGE

5.7.4 The Residential Street Edge is characterised by a more formal development approach. Whilst building materials and architectural styles will continue on from the Shelford Road Edge, the more common use of repeated semi-detached units will create a subtle change in character and a well defined primary street. Car parking will be located to the side of dwellings, reducing set back distances and allowing development to have more of a presence over the street. The primary characteristics of this edge typology are as follows: Common building line Predominantly 2 storey semi-detached dwellings with occasional 2.5 storeys units for variation/definition Front gardens defined by a low brick wall or low hedge Direct access to dwellings from the street Common use of red brick Occasional use of render Feature gable facing the street Car parking to side
5.7 AppEArANCE
5.7.1 The development character responds to the site surroundings, movement hierarchy and adjacent landscape character. Five edge typologies have been created to ensure the site is legible, comprehensive and in context with the existing settlement character (as defined in Section 2). Each of the five edge typologies are designed to bind together into an appropriate character for Radcliffe, with subtle variations in materials, unit typologies and continuity of built form to create variation and highlight key spaces such as the central play area. A summary of each edge typology, including local design precedents are provided below. Sketch illustrations on the following pages also demonstrate some of the key principles for each of the edge typologies.
SCHOOL ANd HEALtH

5.7.2 The school and health buildings will be designed to sensitively respond to their residential setting with a complimentary application of materials and scale. The buildings do however, have a heightened sense of importance, due to their social significance, and should therefore, be designed as landmark buildings within the development.
The use of glazing, timber and render would sit comfortably within a residential environment.
The increase in scale at the school entrance aids legibility and creates a distinctive architectural feature.
Design characteristics should be taken from existing properties on Shelford Road
Use of feature gables, a mix of render and brick and red roof tiles.
The character of Shelford Road is extended into the site.
Semi-detached units with a brick wall to front creates a formal street scene.
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Shelford Road
GREEN CORRIDOR/STREET EDGE

5.7.5 The Green Corridor/Street Edge is a landscape led, with street trees/trees within front gardens and retained hedgerows creating distinctive linear green corridors within the development. This landscape backdrop acts as a unifying element and therefore, allows a greater degree of flexibility within the build form. The green streets will largely be designed as shared surface homezone type areas to facilitate doorstep play opportunities on the less populated streets. Dwellings will generally be built closer to the pavement edge where trees are situated within the street. Where trees are located within front gardens the carriageway will be pinched by the front gardens reducing vehicle speeds and promoting pedestrian friendly links to and from the key areas of open space. The primary characteristics of this edge typology are as follows: Common building line Predominantly 2 storey semi-detached and linked dwellings Front gardens defined by shrub planting or a low clipped hedge Direct access to dwellings from the street Common use of red brick Simple building forms to allow landscaping to dominate the street scene Varied car parking solutions
COURTYARD EDGE
5.7.6 The courtyard Edge is influenced by the character of the existing farm buildings, The Hunting Stables and Grooms Cottage. Architectural details and the use of materials should be sympathetic to those used on the existing buildings and the use of courtyards and shared surface streets, generally defined by linked dwellings, reflects the existing layout arrangement. This more intimate, pedestrian friendly environment will also facilitate pedestrian/cycle connections to the central green corridor and childrens play area. The primary characteristics of this edge typology are as follows: Common building line Predominately 2 storey linked dwellings with occasional 1.5 storey units Courtyard arrangements / shared surface streets Common use of red brick Simple building forms Varied car parking solutions
RURAL EDGE
5.7.7 The Rural Edge responds to its outlook onto the more sensitive eastern boundary. Here, development will be more informally arranged with larger spacing between dwellings and a greater variety of unit typologies and orientation of gables to create a varied roofscape and lower density development boundary. The primary characteristics of this edge typology are as follows: Staggered building line Predominately 2 storey detached dwellings Larger front gardens incorporating trees and shrub planting Dwellings served by shared private drives or lanes Common use of red brick Varied unit typologies and orientation of gables Car parking to side and/or front
A strong landscape character defines the street typology.
Same surface streets enclosed more by continuous built form.
The cottage character is evident in the built form.
Buildings wrap an internal courtyard.
More earthy shades of brick and roof tiles will allow the buildings to sit back in the landscape.
Built form is subservient to the landscape frontage.
Shelford Road
23
Shelford Road Edge Residential Street Edge
FIGUrE 8: DEVELOpMENt CHArACtEr PLAN

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Green Corridor/Street Edge Courtyard Edge

Crown Cottages
LEGEND
Rural Edge Site boundary Heath centre Shelford Road Edge School Residential Street Edge
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Key building Green Corridor/Street Edge Existing building Courtyard Edge Public open space Rural Edge Agricultural land Heath centre Allotments School
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Primary road Key building Street / mews Existing building Lane / shared private drive Public open space Square / crossing Agricultural land Traffic calming Allotments Footpath Primary road Cycleway Street / mews Retained tree Lane / shared private drive Proposed tree Square / crossing Retained hedge Traffic calming Attenuation ponds Footpath Existing drain Cycleway Retained tree
UM CL R BE DR IVE UM CL R BE IVE DR
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Proposed tree Retained hedge Attenuation ponds Existing drain

SCALE 1:2,500
10 0m 20 30 50 100
FIGUrE 9: SHELFOrd ROAd ILLUstrAtIVE SKEtCH
A landscaped roundabout provides a new entrance to the north of Radcliffe-on-Trent, reducing traffic speeds into the village and providing access into the proposed development A substantial landscape buffer (min 10m), incorporating robust tree planting, creates a strong defensible settlement boundary
Detached dwellings are set back behind a new hedgerow and landscaping, reecting the character of existing dwellings on Shelford Road
Key building terminates vista
Buildings deect the carriageway reducing traffic speeds within the development Staggered lower density development edge to the east A rear courtyard provides car parking access to dwellings on Shelford Road.
Properties situated within the courtyard offer natural surveillance over the area and reect the character of backland development evident on Shelford Road. Footpaths and pedestrian friendly streets provide a recreational route along the eastern landscape buffer An increase in the continuity of built form creates a focal area along the primary street Existing hedgerows are retained and new tree planting punctuates the development, ltering views of the development stepping up the hill.
Shelford Road
25
FIGUrE 10: EAstErN EdGE ILLUstrAtIVE SKEtCH
A substantial landscape buffer (min 10m), incorporating robust tree planting, creates a strong defensible settlement boundary Dwellings served from the rear front onto the green corridor, providing natural surveillance over the footpath link
Existing hedgerows are retained and new tree planting punctuates the development, ltering views of the development stepping up the hill.
Footpath link
More formal development edge along the primary street
Staggered lower density development edge to the east
Pedestrian friendly lanes
Shared surface lane/mews
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Shelford Road
FIGUrE 11: CENtrAL PLAY ArEA ILLUstrAtIVE SKEtCH
Equipped childrens play area
Proposed cycleway
Car parking to side to ensure that cars do not dominate the street scene
Traffic calming surface materials and a shift in the alignment of the carriageway is designed to reduce traffic speeds alongside the central park
Dwellings offer natural surveillance and denition over the central park and green corridor Shared surface lane/mews
Dual aspect units overlook the central park and green corridor
Continuous built form provides denition over the Pedestrian friendly streets connect to the green corridor
central open space
Hedgerow denes private boundary
Shelford Road
27
FIGUrE 12: WEstErN EdGE ILLUstrAtIVE SKEtCH
Key building terminates vista
Car parking located to the rear of the school and health facilities
Traffic calming surface materials and a shift in the alignment of the carriageway is designed to reduce traffic speeds alongside
the school entrance
Primary school building A consistent building line and use of repeated unit typologies creates a more formal development frontage
School playing elds wrapped by housing Shared surface lane/mews Buffer planting along school boundary
Larger rear gardens (at least 15.5m in total) to include a 5m buffer, consisting of a shrub/hedge mix and occasional trees, and a minimum of 10.5m garden alongside existing property boundaries
min 5m bu ffe r
Key buildings terminate the vistas and deect the carriageway reducing traffic speeds within the development
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Shelford Road
5.8 LANdsCApE CHArACtEr

5.8.1 The hedgerow corridors and topography form an integral part of the masterplan. The development parcels and movement routes are shaped by the existing field pattern and site contours, with streets/residential blocks broadly aligned with existing contours or designed to step up/down the slope, as commonly found within the village. 5.8.2 This creates a landscape led, high quality environment that responds not only to the settlement character but also to the sites more rural setting. Both the proposed development and landscape character facilitates the transition from village to countryside, with a more formal character to the west becoming increasing informal and naturalistic to the east. The green infrastructure will be designed to be multi-functional incorporating the following: Ecological mitigation and enhancement; Integrated SUDS; Natural and equipped play opportunities; Distinctive hedgerow/movement corridors; and Buffer planting incorporating native shrub, hedge and tree species along the more sensitive rural edges. 5.8.3 Three distinct landscape typologies/spaces are incorporated within the masterplan, providing a variety of ecological, recreational, accessible and functional open spaces within the development. They are as follows: The central movement spine and childrens play area; The landscape buffers and green corridors; and The productive landscape and SUDS area to the south. 5.8.4 A description of each area is provided below.
Shelford Road
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CENTRAL SPINE & PLAY AREA

5.8.5 The central spine is a key north south movement route connecting to Shelford Road, incorporating the existing farm track and hedgerow corridor. This spine provides convenient and safe access to the childrens play area, which is located at the heart of the development midway along the spine. A footpath/cycleway is provided along its length, connecting to Shelford Road and the southern area of open space, encouraging both existing and new residents into the space. 5.8.6 The childrens play area will be designed for younger children, incorporating a local equipped area for play (LEAP). The space benefits from natural surveillance from onlooking properties and connectivity to the green corridors, making the play area easily accessible to both existing and proposed residents. The area will include the following recreation and landscape amenities: Multi-functional space 3m footpath/cycleway 1 no. LEAP Links to the wider community Retained and enhanced hedgerows Raised pedestrian crossing points where the central spine and highways intersect
GREEN CORRIDORS
5.8.7 The green corridors provide landscape and visual mitigation within the development. They are concentrated along existing hedgerow corridors (excluding the central spine) and the more visually sensitive site boundary to the east. The corridors will generally comprise of buffer planting and grassland with footpaths meandering through. The area will include the following recreation and landscape amenities: Buffer planting - incorporating native shrub, hedge and tree species Wildflower and informal grassland Retained and enhanced hedgerows Informal footpaths
SOUTHERN OPEN SPACE

5.8.8 The area of open space to the south provides the surface water attenuation, a development offset from the railway line and allotments within the site. Native tree planting and informal wildflower planting will also be introduced to create a more informal area of open space encouraging wildlife and ecological biodiversity. Footpaths will also meander though the space creating informal recreational opportunities. The area will include the following recreation and landscape amenities: Allotments Attenuation basins Buffer planting - incorporating native shrub, hedge and tree species Wildflower and informal grassland Retained and enhanced hedgerows Informal footpaths
Development provides natural surveillance and defines the more linear route.
An equipped area for play benefitting form natural surveillance.
Wildflower along hedgerows corridors.
Informal footpaths and buffer planting.
Wildflower and wetlands.
Groups of trees with meandering footpaths.
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Shelford Road
FIGUrE 13: LANdsCApE FrAMEWOrK PLAN

N
LEGEND
Site boundary Proposed housing Existing building LEAP Central spine & play area Green corridors Southern open space Agricultural land Allotments Primary road Street / mews Lane / shared private drive Square / crossing Traffic calming Footpath Cycleway Retained tree Proposed tree Existing tree (Cat B) Existing tree (Cat C) Existing tree (Cat U) Retained hedge Attenuation ponds Existing drain
SCALE 1:2,500
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40 0m
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FIGUrE 14: SECtION LOCAtION PLAN 5.9 DEVELOpMENt BOUNdArIEs

5.9.1 The scheme has been designed to sensitively respond to the site conditions and context. The interrelationship between proposed development and the adjacent land uses has been carefully considered within the masterplan. Three illustrative sections are provided below to demonstrate the development response to each of the site boundaries.
C CC
BB
AA A
FIGUrE 15: CLUMBEr DrIVE BOUNdArY ILLUstrAtIVE SECtION
AA
in g Cl pr um op be ert rD yo riv n e
ga rd en
da r
5m
Re ar ga rd e
un
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(m
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1 0m 2 3 5 10
ar
bo
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in
Ex ist
Ex
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Shelford Road
Bu
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Pr op
ist
rp
os
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Pr op os
B
E he xist dg ing er /r sit ow ein s e bo def tate i un nin d da g ry o fro tpa nt th of ac dw ce el ss t lin o gs Pr op os ed dw el lin g
CC
Shelford Road
C
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ed dw el lin g
SCALE 1:200
La n e /s ha re d dr pri iv va ew te ay
10
La n ds ca pe bu ffe r( m 10 in m )
Pr op os ed w oo pl dla an n tin d g
de
E fin xis in tin g sit g h e ed bo ge un ro da w ry
BB
FIGUrE 16: EAstErN BOUNdArY ILLUstrAtIVE SECtION
FIGUrE 17: SHELFOrd ROAd BOUNdArY ILLUstrAtIVE SECtION
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5.10 ACCEss
Site Access and Movement Concept
5.10.1 The development has been designed with a user hierarchy where the needs of pedestrians and cyclists are considered first and foremost, followed by the specialist service vehicles and then other motor vehicles. 5.10.2 The Transport Assessment (TA) prepared as part of this application has appropriately assessed the current transport infrastructure and existing conditions of the highway network surrounding the development site. This has enabled the design of the scheme to address any existing issues that have been observed, as well as provide appropriate measures to accommodate the impact of the proposed development. 5.10.3 Following consultation with the Local Highway Authority, the proposed development will be accessed via a three-arm roundabout on Shelford Road towards the north-eastern boundary of the site. The roundabout will act as a traffic management feature at the edge of the urban area, encouraging reduced vehicle speeds on the approach to the village. It will also be complemented by appropriate village gateway treatment at the existing change in speed limit. This will be in the form of a minor extension of the 30mph speed limit further east and enhanced signing and lining works. 5.10.4 Off site improvements have also been considered as part of the proposals to reduce vehicle speeds along Shelford Road and improve pedestrian crossing facilities within the village centre. These include: Conversion of the existing mini-roundabout at the Shelford Road/ Main Road junction to a signal controlled crossroads. This will include controlled crossing facilities on all four approaches, thereby, providing a safer environment for pedestrians in the village centre (currently only a zebra crossing is available on the Bingham Road approach). A traffic calming scheme, incorporating pedestrian crossing points and raised junction tables, along Shelford Road. This will help to reduce vehicle speeds between the proposed development and the village centre, thereby, creating a safer environment for pedestrians and cyclists. It will also enhance links to existing recreational facilities such as The Cliffs/Rockley Memorial Park and Wharf Lane Recreation Ground.
Sustainable Movement
5.10.5 The site layout has been designed to facilitate foot/cycle movements along highways (both separate footways and shared surface lanes/mews), desire lines and green corridors. These routes connect the site to the existing movement network and a range of facilities within the village. Traffic calming measures along Shelford Road and controlled crossing facilities at the Shelford/ Main Road junction will also improve pedestrian and cycle links between the site and the village centre. The following dedicated pedestrian and cycle links are proposed within the scheme: The existing track is retained and enhanced providing a pedestrian/cycle link between the site and Shelford Road; A footpath/cycleway is integrated into the central green corridor; and Further green corridors are incorporated within the public open space and green corridors throughout the development. 5.10.6 The existing public transport provision in the area is good, with bus services operating along Shelford Road and Clumber Drive offering a combined frequency of 2 buses per hour to/from Nottingham at peak times during weekdays. The nearest bus stops are located directly north of the site on Shelford Road, easily accessible from all parts of the site. Funding for bus service improvements, either through enhanced frequency services or provision of evening and Sunday services, will be provided by the developers and improvements will be made to the two bus stops on Shelford Road to the north of the site. Free, time limited, bus passes will also be provided to new residents of the development to encourage greater bus use. 5.10.7 The Layout has been designed to facilitate bus access if it is required. The bus route could loop through the development on the primary route, or a turning facility provided close to the school and health centre.
Inclusive access
5.10.8 The detailed design of the proposed development should enable everybody to move around freely without encountering unnecessary obstructions. This is particularly important for pedestrians and cyclists and those less able to move about, such as the elderly, visually impaired or those who need to use a wheelchair. The majority of the inclusive access principles will be applied at reserved matters stage. 5.10.9 The former Commission for Architecture and the Built Environment (CABE) set out the principles of inclusive design as: Inclusive - so everyone can use it safely, easily and with dignity. Responsive - taking account of what people say they need and want. Flexible - so different people can use them in different ways. Convenient - so everyone can use them without too much effort or separation. Accommodating - for all people, regardless of their age, gender, mobility, ethnicity or circumstances. Welcoming - with no disabling barriers that night exclude some people. Realistic - offering more than one solution to help balance everyones needs and recognising that one solution may not work for all.
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Shelford Road
FIGUrE 18: PrOpOsEd MOVEMENt & LEGIBILItY PLAN

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LEGEND
Site boundary Primary road / potential bus route Street / mews Lane Square / crossing Traffic calming Footpath Cycleway Key building
SCALE 1:2,500
10 0m 20 30 50 100
FIGUrE 19: PrOpOsEd ACCEss ArrANGEMENt

N
(refer to drawing no E 2322:10C for details)
SCALE 1:500
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6 . OT H E R C O N S I D E R aT I O N S
6.1 DrAINAGE & FOUL WAtEr
6.1.1 Sustainable Drainage Systems (SuDS) will be used to manage the surface water runoff from the proposed development. The lines of drainage will follow the natural falls of the land with two ponds proposed alongside the existing stream to allow balancing of flows back to greenfield rates prior to entry into the stream. These ponds will also act as stilling basins to maintain the water quality within the stream. Careful integration of these new water features into the natural stream corridor will create potential habitats for wildlife and promote bio-diversity, providing valuable open space and amenity value. 6.1.2 Foul water will be collected in an adoptable standard gravity sewer network and routed to a pumping station situated at the south of the development site. From there foul water will be pumped up to the existing adopted sewers in Shelford Road. We are working with Severn Trent Water to ensure that the existing sewerage network has sufficient capacity to serve the development proposals.
6.4 SAFEr PLACEs

6.4.1 Safer Places: The Planning System and Crime Prevention (2004) identifies the attributes of safer places and gives guidance on how to achieve this. We set out below how the proposed development has considered these attributes: Access and Movement routes have been well defined and reflect convenient and direct movement patterns; Structure the proposed buildings face outwards to the public realm; Surveillance the proposed building positions and active edges provides high degrees of surveillance of public space and movement routes; Ownership the proposed development has been designed to engender a sense of community through its layout, movement routes and open space; Physical protection shared surface routes are used to promote pedestrian priority; Activity we expect the site to have a heightened level of activity, with the associated surveillance benefits; and Management the scheme requires very little management, structure planting and retained vegetation is located in areas that are easily accessed and maintained from publically accessible areas. Roads and public open space are to be adopted by the relevant authorities, where this is not achievable separate management companies will control the areas.
6.5 SUstAINABILItY
6.5.1 Whilst the application of sustainable construction methods and energy efficiency will be considered in further detail in future reserved matters applications, the development principles stated in Section 5 promote a sustainable design solution. In particular, the following layout principles have been applied thus far: Create a permeable network of streets, pedestrian and cycle links to promote walking and cycling within the development and to and from local facilities, public transport links and places of work; Provide a variety of open spaces and recreational opportunities within the development to promote healthy lifestyles; Utilise the existing site topography to gravitationally feed sustainable urban drainage features; Respond to existing site contours where possible to minimise earthworks required and maximise solar gain; Retain and enhance existing hedgerows and trees where possible; Provide flexible development parameters that can respond to local demand and housing needs as well as allowing for future adaptability of individual dwellings; Provide suitable plot dimensions to accommodate suitable private amenity space, car parking and cycle storage; Provide suitable plot dimensions to accommodate refuse, recycling stores, composting and water butts; and Provide native tree, shrub, grassland and hedgerow planting to encourage wildlife and create an attractive residential environment.
6.2 CAr PArKING

6.2.1 The car parking requirement will be delivered in accordance with local policy. Allocated resident car parking will be provided in a variety of ways, including to front of property, side of property, garage to side, integral garage and/or on street within mews/ courtyards. Where car parking is provided to the front of dwellings, soft landscaping will be incorporated into the street and/or front garden to ensure the cars do not dominate the streetscape. Car parking will be provided in close proximity to all dwellings, where possible, to discourage ad-hoc parking in more obtrusive locations.
6.3 BINs & StOrAGE

6.3.1 The detail of external storage space will be developed further at the reserved matters stage, based on the housing mix and type applied for. Where possible, bins will be stored to the rear of properties with an external access for each property to allow bins to be brought out to the front for emptying. Within runs of terraces this could be a shared alleyway between properties.
6.6 CONCLUsION
6.6.1 The development proposals have evolved in response to site conditions, local context and engagement with residents and key stakeholders. This has resulted in a high quality scheme that creates an attractive and defensive settlement boundary to the north east of Radcliffe, whilst also delivering new homes and valuable recreational and ecological areas of open space that will be accessible to the existing community and future residents of the scheme.
Shelford Road
37

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Shelford Road,

DESIGN & ACCESS STATEMENT November 2013

DESIGN & ACCESS STATEMENT

1.2 StAtUs OF tHE DOCUMENt

1.3 FOrMAt OF tHE DOCUMENt

1.4 DEsCrIptION OF dEVELOpMENt

DE085_003C Development Framework E 2335:3A Proposed Access Arrangements

DESIGN & ACCESS STATEMENT

2.3 LANd UsE & FACILItIEs

DESIGN & ACCESS STATEMENT

FIGUrE 1: SItE LOCAtION PLAN

st & CP Co Con Bdy

Shelford Road Farm

ROAD BIN GHAM

Radcliffe on Trent Golf Course

2.4 TrANspOrt ANd MOVEMENt

DESIGN & ACCESS STATEMENT

2.8 FLOOd RIsK & DrAINAGE

DESIGN & ACCESS STATEMENT

FIGUrE 2: FACILItIEs & MOVEMENt PLAN

st & CP Co Con Bdy

st & CP Co Con Bdy

Shelford Lodge Farm Jubilee Plantation

Recreation / public park

Informal public open space

Shelford Road Farm

Allotments Sports facilities

Shelford Road Farm

Roads Bus served roads

M EA VIC OVH GRING TT 22m NO

in alk Harlequin w s 800m radius / 10 min

e nc a t s Radcliffe on Trent Golf Coursedi g n i k l s wa n i m / 15 SCALE 1:10,000 1200m radius

in alk Harlequin w s n 800m radius / 10 mi

TRENT VALLEY WAY

Restaurant / public house

Railway and station Disused railway line Nearest bus stop

Lees Barn Farm

e nc a t s Radcliffe on Trent Golf Coursedi g n i lk s wa n i m / 15 1200m radius

Moor Close Plantation

FIGUrE 3: TOpOGrApHY PLAN

18m Carlton-le-Willows School 18m

Woodlands Holly Farm Farm

SHELFORD AND NEWTON CP

Bosworth Farm Farm

LC Sewage Works Football

Water Reclamation Works

Stoke Barndolph Farm

New Works Cottages Allot Gdns

Shelford Lodge Farm Jubilee Plantation

Petrol and Oil

Water Sports Centre and Country Park

Co Const & CP Bdy

Farm Sycamore Farmhouse Lodge Farm

Colwick Industrial Estate

The Toll House

21m Holly Lodge Beaton House

46 - 50m 51 - 55m 56 - 60m

Radcliffe on Trent Golf Course

Manor Farm Cottages

Cropwell Lings Farm

RSPCA Animal Shelter

Sports Ground Pavilion

Cropwell Grove Farm

Lamcote Fields Farm