Land to the Rear of Alexandra Hospital Development Brief

22 Pages·2007·2.06 MB·English

Supplementary
Planning
Document
Land to the Rear of Alexandra
Hospital Development Brief
Adopted: 17 September 07
0707 ref: 0339
This and other Local Development Framework documents can be made
available in large copy print, audio cassette, Braille or languages other than
English. If you require the document in one of these formats please contact:
Suzanne Bennett, Communications Manager,
Redditch Borough Council, Town Hall,
Walter Stranz Square, Redditch, Worcestershire B98 8AH
Email: [email protected]
Supplementary Planning Document

Land to the rear of Alexandra Hospital, Redditch

Contents

1. Introduction 1
2. Key objectives of the SPD 2
3. Site description and character 3
4. Planning policy framework 5
5. Design strategy 12
6. Implications for the surrounding environment 17
7. Landscaping 17
8. Drainage/public utilities 17
9. Planning obligations 17
10. Planning application requirements 18
11. Conclusion 18
12. Further information 18
13. Plans 18
14. Publications 19
15. Consultation opportunity 20
1. Introduction

1.1 This draft Supplementary Planning Document (SPD) has been prepared in order to
guide the development of employment site IN 69 as identified in Local Plan No. 3. The
parcel of land to the rear of the Alexandra Hospital is designated for two hectares (Ha)
of employment land (Class B1 only) and is listed under the Borough of Redditch Local
Plan No.3 which was adopted on 31 May 2006.

1.2 The site covered by this draft SPD lies within the Woodrow area of Redditch,
approximately 6.43 kilometres from Redditch town centre. The site is located to the rear
of the Alexandra Hospital and comprises 2 Ha of greenfield land (see plan 1).
Approximately 40% of the site is within Redditch Borough Council Ownership.

Image 1: Land to the rear of the Alexandra Hospital as viewed from the
Southern boundary looking towards the Northern boundary

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Redditch Borough Council – SPD – Land to the rear of Alexandra Hospital, Redditch – Adopted September 2007
2. Key objectives of the SPD - Land to the rear of the Alexandra Hospital

• To encourage B1 development.
Reason: to ensure compatibility with the adjacent hospital and to assist with the
move away from a manufacturing based economy towards more expanding
sectors.

• To ensure that the site is safely accessible by a range of modes of transport.
Reason: to reduce the need to travel by private car and to increase the desirability
of sustainable alternative modes of transport.

• To ensure that the activities of the Alexandra Hospital are not adversely
impacted by the development.
Reason: the daily activities of the Alexandra Hospital must continue as normal.

• To minimise the impact of the development on surrounding land uses, in
particular Kingsley College and nearby residential properties.
Reason: to ensure the development does not have adverse effects on
neighbouring land uses.

• To ensure that the development can contribute to the reduction of climate
change through the use of renewable energy sources.
Reason: to comply with Government guidance and ensure that the development is
sustainable.

• To ensure that the proposed development has sufficient flexibility in its
design to cater for future user needs.
Reason: the development will be more sustainable if it can cater for future needs
and uses.

• To ensure that the development minimises the impact on the Green Belt and
other designated environmental sites.
Reason: the environmental impacts of the development are minimised.

• To ensure maximum regard to Biodiversity issues.
Reason: to protect and enhance all aspects of the natural environment and reduce
any negative impacts.

• To ensure that the design is of high quality, promotes community safety and
fully respects local distinctiveness.
Reason: to improve the built environment and ensure built design is of the highest
quality.

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Redditch Borough Council – SPD – Land to the rear of Alexandra Hospital, Redditch – Adopted September 2007
3. Site Description and Character

3.1 This section details the landscape and environmental conditions that the land to the rear
of the Alexandra Hospital affects.

3.2 The site is located in the Woodrow area of Redditch, which is predominately residential.
The site is in close proximity to activity associated with the hospital due to its location.
The site is located west of the Kingsley College playing fields. Green Lane borders the
southern edge of the site and also the Borough boundary. The cycle and walking path
extending from Nine Days Lane is the Western boundary. Redditch Borough Council
owns approximately 40% of this site, the rest is owned by the NHS Trust.

The site is two Hectares in size and is listed in the ‘Schedule of employment land’ of
Local Plan No.3 (Appendix B) as Site IN 69 (B1 use only).

Plan 1: Extract from the Borough of Redditch Local Plan No.3 Proposals Map. The purple
rectangle indicates the employment land in relation to the Alexandra Hospital
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Redditch Borough Council – SPD – Land to the rear of Alexandra Hospital, Redditch – Adopted September 2007
Hospital

Land

RBC
Land

Plan 2: The red line indicates the extent of Redditch Borough Council Land ownership
The black line indicates the extent of NHS Trust ownership
The purple block indicates the 2 Ha of employment land covered by this SPD

3.3 In terms of topography, the site slopes from North to South. The western boundary is
lined by a thick hedge line, while the southern boundary is edged by a tree belt. The site
is predominantly flat grassland. However, bordering the eastern boundary are mature
trees and a substantial hedgerow.

3.4 Worcestershire Wildlife Consultancy carried out an ‘Extended Phase 1 Assessment’ of
the land to the rear of the Alexandra hospital. This assessment found that the area is
classified as lowland meadows. The report details that any removal of hedgerows
requires permission from the Local Authority. It also recommends that surveys are
undertaken to evaluate the importance of birds, badgers and reptiles with regard to the
site.

Image 2: An example of the tree belt at the southern boundary of the site
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Redditch Borough Council – SPD – Land to the rear of Alexandra Hospital, Redditch – Adopted September 2007
4. Planning policy framework

4.1 This section outlines the planning policy from national to local level which needs to be
taken into consideration before development on the site occurs.

Planning Policy Statement 1: Delivering Sustainable Development

4.2 Planning Policy Statement 1 ‘Delivering sustainable Development’ sets out the
overarching planning policies for the delivery of sustainable development through the
planning system. It notes that sustainable development is the core principle
underpinning planning. At the heart of sustainable development is the simple idea of
ensuring a better quality of life for everyone, now and for future generations.

4.3 Good planning ensures that we get the right development, in the right place and at the
right time. It makes a positive difference to people’s lives and helps to deliver homes,
jobs, and better opportunities for all, whilst protecting and enhancing the natural and
historic environment, and conserving the countryside and open spaces that are vital
resources for everyone.

4.4 The four keys aims of PPS 1 are the achievement of social progress, protection of the
environment, prudent use of natural resources and high and stable levels of economic
growth and performance.

4.5 The guidance also seeks to promote good design by stating (Para 33):

“Good design ensures attractive usable, durable and adaptable places and is a
key element in achieving sustainable development.”

4.6 This guidance seeks to produce developments where good design is of high quality.
The PPS encourages the use of specific guidance when designing a proposed
development. In planning for the achievement of high quality design, planning
authorities should have regard to good practice set out in By Design – Urban design in
the planning system: towards better practice; By Design – better places to live; Safer
Places – the Planning System and Crime Prevention; and Planning and Access for
Disabled People: A Good Practice Guide.

4.7 Safer Places, the companion guide to PPS 1, states about sustainable communities; ‘They
are well designed where people feel safe and secure; where crime and disorder, or the
fear of crime doesn’t undermine the quality of life or community cohesion’.

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Redditch Borough Council – SPD – Land to the rear of Alexandra Hospital, Redditch – Adopted September 2007
Planning Policy Guidance 2: Green Belts

4.7 The land to the rear of the Alexandra Hospital is located within the administrative
boundary of Redditch Borough; however the southern boundary of the land adjoins land
within the Stratford-on-Avon District, which is designated Green Belt land.

4.8 Any employment development on this site may be visible from the Green Belt.
Paragraph 3.12 states that,

“visual amenities of the Green belt should not be injured by proposals for
development within or conspicuous from the Green Belt which, although they
would not prejudice the purposes of including land in Green Belts, might be
visually detrimental by reason of their sitting, materials or design.”

4.9 Consequently, the visual amenity of this site is an issue and, therefore, design must be
considered as a fundamental part of any development proposal.

Planning Policy Statement 9: Biodiversity and Geological Conservation

4.10 In accordance with Planning Statement 9 'Biodiversity and Geological Conservation'
Redditch Borough Council will seek to encourage development proposals where the
principal objective is to conserve or enhance biodiversity and geological conservation
interests. The aim of planning decisions will be to protect and enhance biodiversity and
geological conservation interests.

4.11 Development proposals provide many opportunities for building-in beneficial biodiversity
or geological features as part of good design. When considering proposals, Redditch
Borough Council will seek to maximise such opportunities in and around developments,
using planning obligations where appropriate.

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Redditch Borough Council – SPD – Land to the rear of Alexandra Hospital, Redditch – Adopted September 2007
Planning Policy Guidance 13: Transport

4.12 Planning Policy Guidance Note 13 ‘Transport’ has an overall objective of integrating
planning and transport at the national, regional and local level. With regard to the land
to the rear of the Alexandra Hospital development, an integrated transport system will
be required with sustainable travel methods promoted.

4.13 Within certain parameters Green Travel Plans are now a requirement of any new
development to encourage sustainable methods of access to and within the site and are
therefore a requirement for this site.

4.14 New developments will be required to significantly reduce the amount of available
parking and instead will be required to promote sustainable transport choices.

4.15 Good design is integral to sustainable transport as stated in Paragraph 28,

“The physical form and qualities of a place, shape – and are shaped by – the way
it is used and the way people and vehicles move through it. New development
should help to create places that connect with each other sustainability,
providing the right conditions to encourage walking, cycling and the use of public
transport.”

Planning Policy Statement 22: Renewable Energy

4.16 Planning Policy Statement 22 ‘Renewable Energy’ seeks to encourage and guide the
use of renewable energy sources. Given these guidelines, for the purpose of this
document, the aim will be to encourage the use of renewable energy sources, in new
employment developments.

4.17 The policy statement (Page 1) defines renewable energy as,

“Renewable energy covers those energy flows that occur naturally and repeatedly
in the environment – from the wind, the fall of water, the movement of the oceans,
from the sun and also from biomass.”

4.18 PPS 22 supports the Government’s objectives related to reducing Carbon Dioxide
emissions and maintaining the use of renewable energy supplies. It also aims to
stimulate the use of new technology to continue to provide growth in the use of
renewable energy. The use of renewable energy is vital in achieving the Government’s
aim of slowing climate change.

4.19 Following Government guidance in PPS 22, this SPD aims to promote and encourage
the use of renewable energy through new developments.

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Redditch Borough Council – SPD – Land to the rear of Alexandra Hospital, Redditch – Adopted September 2007