Wider Benefits
As well as the delivery of new market housing the application proposes new affordable housing amounting to 50% of the total number of dwellings on site. These will be a mix of tenures and different size houses to meet a wide range of local needs.
In addition to the above significant areas of new public open space will be provided on site. This will ensure that development is set well back from the adjacent windmill.
New footpaths and cycleways will be provided to connect to the network beyond the site’s boundary.
Areas of ecological mitigation and biodiversity net gain are to be provided on site along with significant areas of new landscaping and tree planting.
Ecology, BNG and Landscape
The ecological potential of the site has been assessed and has identified the need for further surveys to confirm the presence or otherwise of protected species, which will be undertaken at the appropriate time. These are not expected to pose a constraint to development.
Furthermore, the proposal to retain a large proportion of the site as public open space provides considerable opportunity to achieve 10% Biodiversity Net Gain on site.
The development of the site will create opportunity for the new housing to be embedded within the surrounding countryside. Views across the site from the western side will screen the rear elevations of the existing employment uses.
New landscaping will help to mitigate the impact of the new housing in longer views to the site from the south-east.
Access and Highways
It is proposed that two accesses off Buntsford Hill will serve the site. The first will be via the existing roundabout junction that also serves Avoncroft Museum, whilst the second will be to further to the east of the site on Buntsford Hill. A loop through the development will be created linking the two points of access.
Opportunities for active travel within and from the site will be promoted through the creation of new footways and cycleways, linking the site to existing infrastructure.
The impact of the development in terms of trip generation and distribution has been assessed, and initial conclusions are that the impact of the development on the local highway network is unlikely to be severe.
Drainage
It is proposed that surface water will be positively drained, via a gravity fed system and network of sustainable drainage systems (SuDS) such as attenuation basins and swales before discharging into the River Salwarpe.
The proposed SuDS will be inclusive of numerous benefits which include:
Slowing the flow – the attenuation provided will mean that drainage is held upstream and discharge at a lower rate than in the existing site, reducing flood risk in the catchment.
- Reducing harm to the environment – Sustainable drainage systems hold water before discharging slowly, allowing time for particulates and pollutants to disperse, settle and break down instead of being discharged directly into the rivers.
- A place for wildlife – Many species of flora and fauna are attracted to well designed and maintained sustainable drainage systems.
- A place for people – Sustainable drainage systems deliver an attractive urban environment in which residents and visitors feel a connection to the natural world in pleasant amenity areas.
The proposed surface water drainage system will be designed to reduce flood risk both on site and downstream of the River Salwarpe. Residential areas and key infrastructure are proposed outside the flooding extents of the Salwarpe with allowances for climate change considered in how the rivers flow will change in the future.
Heritage / Archaeology
A Heritage Impact Assessment has been undertaken to assess the impact of the proposed development on nearby heritage assets. The site does not have any designated heritage assets located within the site boundary; however, the proposed development is within the vicinity of a number of heritage assets. These include those located at Avoncroft Museum along with others to the south and south east of the site in Stoke Prior. Through provision of new open space and green infrastructure and the siting of new development within the site the impact on the setting of existing heritage assets is considered to result in less than substantial harm at a low level.
Other Technical Reports
The application will be supported by a suite of supporting technical reports including a Noise Assessment, Air Quality Assessment and Tree Survey. None of these matters pose a constraint to development.
Landscape/Trees
Heritage / Archaeology
Heritage / Archaeology
The site is crossed by a number of hedgerows which form the existing field boundaries which some larger trees interspersed along these.
The north-western boundary of the site, abutting the Avoncroft Museum contains a large number of established trees, forming areas of woodland and tree belts. Further trees are located on the boundary of the site and Tan House Farm.
Alongside the River Salwarpe there are also well-established, substantial trees
In the eastern part of the site there is also a former orchard, some of the trees within this remain but there is opportunity to re-establish this landscape feature.
Heritage / Archaeology
Heritage / Archaeology
Heritage / Archaeology
The site is located to the south of Avoncroft Museum of Historic Buildings where a number of listed buildings have been relocated to protect them. Many of these are screened from the development by a woodland/tree belt which runs along the northern boundary of the site with only glimpsed views between the trees.
The windmill to the north-west of the site is particularly visible from the site. Existing trees between the windmill and site prevent direct views from the northern part of the site. From the southern parts of the site the windmill forms a strong landmark.
The site wraps around the grounds of Tan House Farmhouse and Barn and views are possible to the spire of St Michaels Church in Stoke Prior, to the south-west of the site.
The impacts on the setting of listed buildings will need to be mitigated.