Development Guide for Throckmorton Airfield Supplementary Planning Document

41 Pages·2007·1.83 MB·English

ADOPTED SUPPLEMENTARY PLANNING DOCUMENT
POLICY ECON10
BUSINESS AND TECHNOLOGY PARK
CORE AREA OF THROCKMORTON AIRFIELD

March 2007
THROCKMORTON AIRFIELD
SUPPLEMENTARY PLANNING DOCUMENT

ADOPTION STATEMENT

This adoption statement is written in accordance with Statutory Instrument 2004
No. 2204 The Town and Country Planning (Local Development) (England)
Regulations 2004. Part 5 16.(2).

a) The Supplementary Planning Document (SPD), for the Local Plan
employment allocation at Throckmorton Airfield, was adopted by Wychavon
District Council on 6th March 2007.

b) Any person aggrieved by the SPD may apply to the High Court for
permission to apply for judicial review of the decision to adopt the SPD.

c) Any such application for leave must be made promptly and in any event not
later than three months after the date on which the SPD was adopted.

Wychavon District Council
Planning Services
Civic Centre
Queen Elizabeth Drive
PERSHORE
Worcestershire
WR10 1PT
DRAFT SUPPLEMENTARY PLANNING DOCUMENT

POLICY ECON10
BUSINESS AND TECHNOLOGY PARK
CORE AREA OF THROCKMORTON AIRFIELD

Contents
Page

Chapter 1: Introduction 1

Background 1
The Site 1
The Site Policy 1
Existing Uses 2
Purpose of the SPD 3
Guiding Objectives 3
Consultation Process 3

Chapter 2: Site Context and Description 4

Location and Size 4
Adjacent Land Uses 4
Access 4
Landscape 4
Heritage and Archaeology 6
Ground Conditions 6
Nature Conservation 6
Drainage 7

Chapter 3: Site Constraints and Opportunities Analysis 8

Access and Highways 8
Landscape and Visual 10
Nature Conservation 10
Archaeology 10
Ground Conditions 10

Chapter 4: Planning Policy 11

National Policy 11
Regional Policy 11
County Policy 11
Local Policy 11

Chapter 5: The Vision 14
Page

Chapter 6: Development Guidelines 16

Sustainable Development Principles 16
Development Guidelines 16
Use 16
Main Access 17
Layout 18
Design and Landscape Principles 18
Circulation and Parking 21
Lighting 21
Infrastructure 22
Nature Conservation and Enhancement 22
Ground Conditions 23
Archaeology 23
Re-use and Redevelopment of Existing Buildings 23
Application Requirements 23

Figures

Figure 1 – Location and Context Plan
Figure 2 – Topography
Figure 3 – Ecology
Figure 4 – Access Options
Figure 5 – Initial Concept Layout

Appendices

Appendix 1 – Assessment of Site Access Options
Appendix 2 – Statement of Consultation

Separate Volume – Sustainability Appraisal
Chapter 1: Introduction

Background

1.1 This Supplementary Planning Document (SPD) amplifies Policy ECON10 of the
adopted Wychavon District Local Plan, 2006. The SPD is intended to guide any future
application to develop the core part of the former Throckmorton Airfield as defined by
Policy ECON10. The SPD was adopted by the Council on 6 March 2007.

1.2 Wychavon District Council has prepared this SPD in close consultation with
stakeholders including Worcestershire County Council, Advantage West Midlands, The
Central Technology Belt and the site landowner, QinetiQ Ltd.

The Site

1.3 Throckmorton Airfield was created as a military flying base during World War II.
However, after a decade of decreasing flying activity, the airfield ceased to operate in
1977. The site was part of the Royal Signals and Radar Establishment in the 1980s,
DERA Pershore in the 1990s and in 2001 the formation of QinetiQ Ltd transferred the
site management and control from a Government organisation to a private-sector
company.

1.4 QinetiQ’s 126-hectare landholding is the substantial part of the former Throckmorton
Airfield (see figure 1).

1.5 The QinetiQ site consists of a large open trials area of approximately 86 hectares (212
acres) on the airfield inside a perimeter fence and a secure inner area of approximately
40 hectares (100 acres). The secure inner area corresponds to the former base/camp area
of the airfield. It is within this inner area that Wychavon District Council has allocated
10 hectares of land for the purpose of new business and technology development.

1.6 The overall QinetiQ site comprises hangars, other permanent and temporary built
structures including test facilities and equipment, former runways, roads, hardstandings,
relic building bases and grassland.

1.7 The former airfield hangars are the most prominent buildings on site. Whilst a total of 37
buildings within the main built-up area of the site were demolished during 1994, there
still remain approximately 40 permanent and temporary buildings on site.

The Site Policy

1.8 Policy ECON10 of the adopted Wychavon District Local Plan allocates 10 ha of the
inner area land for B1 (business office, research and development, light industry) and B2
(general industrial/hi-tech) uses. This allocation is additional to the existing buildings in
use at the site. The policy states:

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“Within that part of the former Throckmorton Airfield defined on the
Proposals Map, planning permission will be granted for up to 10ha of new
B1 and B2 (hi-tech) uses, subject to the prior completion of a new road link
from the site to the A44 Wyre Piddle bypass. Permission will be granted for
new build within this 10ha, and for the re-use or redevelopment of existing
established lawful buildings within the wider defined ECON10 policy area,
provided:

a) the intensity of use and density of development, whether for an
individual proposal or cumulatively, is consistent with the rural
location, the character of the site and its categorisation as a Technology
Park, and any new buildings do not exceed the height of existing
buildings, and

b) any proposals include adequate arrangements for access, servicing and
landscaping.

In addition proposals for the re-use or redevelopment of existing buildings
should not lead to a major increase in their combined footprint. The main
development principles for the site, covering all these matters, will be set
out in a development brief (SPD)”.

1.9 The Policy ECON10 site area, and the wider context, is illustrated on figure 1. The
Council is keen to promote development within the Policy ECON10 area that will
contribute to the creation of a Business and Technology Park.

Existing Uses

1.10 Buildings and open areas of the site have historically been in use for trials, testing and
training exercises by Government defence/research organisations and associated
contractors, including the army, DSTL (the Government’s Defence Science and
Technology Laboratories) and QinetiQ itself. The site has been used in recent years by
commercial organisations for testing purposes and by the West Mercia Police for
training. In addition, the large hangars on site have been leased to commercial
organisations, including Droitwich Glass Fibre, and the defence-related contractor
General Dynamics.

1.11 Wychavon District Council issued a Certificate of Lawfulness of Existing Use or
Development in July 2005 confirming the primary use of the site as a research,
development and testing facility. Ancillary uses referred to by the Certificate include
offices, laboratories, workshops, storage and car parking.

Purpose of the SPD

1.12 This document seeks to guide the redevelopment of the area of Throckmorton Airfield
which is covered by Policy ECON10 of the adopted Wychavon District Local Plan,
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2006. Any future proposals to develop the site should be in accordance with the
principles set out in this SPD.

1.13 This SPD has been prepared in line with Government guidance in Planning Policy
Statement (PPS) 12: Local Development Frameworks (2004) and should be used as a
material consideration in the determination of any subsequent planning applications.
Prescriptive detail has been avoided and broad principles are established, allowing
flexibility to develop creative detailed design solutions at a later stage.

1.14 Under Section 39(2) of the Planning and Compulsory Purchase Act 2004, a
Sustainability Appraisal (SA) is mandatory for new SPDs. The SA document
accompanying this SPD sets out the likely significant social, environmental and
economic effects of Policy ECON10 and considers alternatives, taking into account the
objectives and geographical scope of the document. Following adoption of the SPD, the
effectiveness of the document will be monitored as part of the District Council’s Annual
Monitoring Report (AMR).

Guiding Objectives

1.15 Overall, the District Council’s key aims for the Throckmorton Policy ECON10 site are
to:

a) Embrace the principles of sustainability

b) Achieve high quality/high value added employment opportunities; and

c) Promote a comprehensive and responsible approach to development.

1.16 In that context, the Council’s key objectives for this SPD are to:

• Provide additional guidance on the appropriate form and type of development on the
site

• Provide flexible policies that support the development of new and existing
businesses at Throckmorton

• Enhance linkage of the site with wider movement networks

• Provide policy control that will safeguard and enhance the quality of the local
environment.

Consultation Process

1.17 The SPD and SA were subject to public consultation that commenced in October 2006
and ended in December 2007. The statement of consultation at Appendix 2 provides
more details.
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Chapter 2: Site Context and Description

Location and Size

2.1 The Policy ECON10 site is located south of Long Lane, Throckmorton, within the north-
western portion of Throckmorton Airfield, approximately 5km to the north east of
Pershore (see figure 1). It comprises a mix of buildings, hardstandings and open space.

Adjacent Land Uses

2.2 The wider area of the former airfield bounds the Policy ECON10 area to the west, east
and south. The legacy of the airfield includes three former runways and a number of
taxiways, turning areas and other concrete hardstandings.

2.3 To the north of Long Lane, two former areas of the airfield have been developed as a
commercial poultry farm and a haulage business. Agricultural land bounds the former
airfield directly to the west and north, which is used primarily for arable farming and
grazing sheep respectively. An operational landfill is located approximately 400m south
of the proposed development site. The village of Throckmorton lies to the east and a
grouping of residential properties known as Tilesford Park is located to the north-west.

Access

2.4 The perimeter of the site is fenced, with the sole vehicular access to the site being via a
junction on Long Lane to the immediate north. Long Lane loops around the QinetiQ site
to the north and east, joining the A44 at Lower Moor. To the south-west, the A44 Pinvin
crossroads can be reached via Snodsbury Road (B4082).

2.5 There are no public rights of way within the ECON10 site area although a footpath is
situated immediately beyond the western edge of the wider airfield, running in a north-
south direction.

Landscape

Landscape Character

2.6 The site is centrally located in the ‘Severn and Avon Vales’ which comprise a diverse
range of flat and gently undulating landscapes, united by broad river valley character.
Much of the area is in mixed arable and pasture use, with intensive horticulture at some
locations including Wyre Piddle. The absence of hedgerow trees, together with low and
sometimes intermittent hedges, gives a very open character.

2.7 The character of the ECON10 site and wider Airfield site is influenced by its existing
uses, which combine to provide an urban fringe type of landscape character. The uses
have resulted in the removal of many of the characteristic local landscape elements and
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features, significantly altering the original rural nature of the site.

2.8 The southern and western parts of the site are the most open in character and make the
most significant contributions to the surrounding countryside.

2.9 A number of water features exist in the surrounding area. The most significant
watercourse is the River Avon to the south, which is served in part by the Brook to the
west of the site. No significant water features exist on the site itself although a drainage
ditch extends westwards from just beyond the western site boundary. The Brook is a
tributary of the Piddle Brook, which in turn flows into the River Avon.

Topography

2.10 The basic site topography is shown in figure 2. The airfield is located on a shallow
ridgeline in an area of gently rolling countryside. The area is generally at an elevation of
30-40 metres AOD. To the west the landform falls towards Piddle Brook, which drains
south towards the Avon Valley. This forms a wide meandering valley below 20 metres
AOD. To the southeast the landform rises gently to approximately 60 metres AOD
along the foot of Bishampton Bank and then rises steeply to above 100 metres AOD.
Bishampton Bank is an escarpment, orientated north-south which increases in height
steadily from 40 m to the east of the site to 209m 3 km to the north, where it terminates
in hills above Rous Lench.

2.11 To the north and west of the site the land undulates slightly between 20-50m AOD,
rising steadily to the north and west. To the south is the River Avon, the western end of
the Vale of Evesham. The valley floor is below 20m AOD with a floodplain up to 1 km
wide on the southern bank. Localised high points occur at Allesbrough Hill 56m AOD in
Pershore and over 50m AOD at Endon Hall. The substantial feature of Bredon Hill 8 km
to the south of the site is at 294m AOD.

Views

2.12 Vegetation on and around the former airfield softens the visual impact of the existing
areas of development and helps to integrate the site into the surrounding landscape.

2.13 The Policy ECON10 site abuts open countryside along its western boundary but is
always seen either in the context of the adjacent development on the remainder of the
Airfield or is screened by a combination of the buildings and the landform.

2.14 The position of the Policy ECON10 site in its wider landscape context is seen from more
distant, elevated viewpoints on the ridgeline to the east and from Bredon Hill to the
south. From here it is apparent that it forms part of an extensive area of existing
development.

2.15 From closer viewpoints the scale and form of the existing buildings gives the Policy
ECON10 site an industrial character that is seen against the open expanse of the former
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runways.

2.16 The south and southwestern parts of the Policy ECON10 site are most open in character
and provide views to the countryside beyond the airfield. This represents the only part of
the site that provides a significant local contribution to the openness and typical
character of the surrounding landscape.

Heritage and Archaeology

2.17 The Policy ECON10 site area contains no Scheduled Ancient Monuments, Listed
Buildings, Registered Parks and Gardens or Registered Battlefields.

2.18 The presence of a number of World War II military buildings and structures on the site
have been assessed by English Heritage as part of their national review of aviation
structures and were identified as being of less than national importance.

2.19 A number of discrete areas of important archaeological remains are known to exist on
the wider airfield site following recent examinations.

2.20 On the ECON10 site, the construction of buildings and earthworks in the early twentieth
century is likely to have disturbed any potential archaeological interest.

Ground Conditions

2.21 The solid geology beneath the site comprises Lower Lias deposits, which are dominated
by clays and shaley mudstones with silts in places near the top of the sequence and
limestone bands near the base. Lias clays are a non-aquifer although the limestone bands
can yield significant quantities of water.

2.22 Within part of the Policy ECON10 site the removal and remediation of the former petrol,
oil and lubrication (POL) storage and the north bulk fuel installation occurred in April
2004, thereby removing contamination from these sources in this immediate area.
However, building design and materials must consider any identified risk from ground
conditions identified by investigation for contamination.

Nature Conservation

2.23 The ECON10 site and wider Throckmorton Airfield site are not subject to statutory or
local nature conservation designations.

2.24 Generally the Policy ECON10 site offers low biological diversity. Existing buildings,
flat areas of hardstanding, internal roads and former building bases offer little interest
and amenity grasslands have low botanical value.

2.25 Small areas of rich grassland are situated in the extreme southern areas of the site,
between the runways of the wider airfield, but beyond the Policy ECON10 area. A
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