PROPOSED MIXED-USE DEVELOPMENT to Bristol Public consultation - PDF document

PROPOSED MIXED-USE DEVELOPMENT to Bristol Public consultation Clevedon on the proposed Town Centre mixed residential and employment to Nailsea development to the west of Kenn Road, Kenn. Kenn M5 Business Park The purpose of this exhibition is for St. Modwen Developments to seek the views of local people on Kenn Road their outline proposals for land to the west of Kenn Road, prior to the submission of a planning application. St. Modwen Developments is the UK’s leading regeneration specialist and an expert in brownfield renewal. to Yatton The company operates across the full spectrum of the property industry from a network of regional offices, Kenn a residential business and through joint ventures with public sector and Map showing the to Exeter location of the Site industry leading partners. The company is focussed upon regeneration with an outstanding 30 year track record. With extensive experience in dealing with complex and challenging sites, St. Modwen Developments is focussed on Examples of St. Modwen Developments Residential Schemes the long-term development of commercial property and residential land. KENN ROAD WEST, KENN MIXED-USE ANGUS MEEK ARCHITECTS

THE SITE & ITS CONTEXT North Somerset Council has previously granted planning permission for an employment development on this site, which is controlled by St. Modwen Developments. The site, which measures 8.2 ha / 20.26 acres, is located within Kenn Parish but is close to Clevedon town centre and other local facilities. It is situated opposite the existing Kenn Business Park on Kenn Road, to the west of the M5, to the east of the disused railway line, and extends from Colehouse Lane to the River Yeo. Aerial photo of the site St. Modwen Developments and 1 previous landowners have marketed this site for employment use since planning permission was granted in 2008, although to date there has 1 been insufficient demand to make 2 the site viable. Nearby manufacturing business In response to current demand for 2 additional housing, St. Modwen Developments is considering the option to promote residential led mixed-use development on the site. Nearby supermarket Aerial photo of the site and surroundings KENN ROAD WEST, KENN MIXED-USE ANGUS MEEK ARCHITECTS

NEED FOR THE DEVELOPMENT Residential On the basis of its size and facilities Clevedon is a key settlement identified by North Somerset Council as suitable Examples of St. Modwen Developments Residential Schemes for major housing development, noting a commitment of 707 dwellings between 2006 and 2026 within the latest Site Allocations Plan document (March 2016). However the Plan has only identified a Blind limited number of sites which the project Yeo team has considered and notes concerns Portbury 2 House with their ability to deliver the housing numbers that the Council envisages. RESIDENTIAL 3 Furthermore it is also clear that the limited housing developments that have taken Kenn place within Clevedon in recent years Business S t r 1 e Park e have not delivered affordable housing. t F RESIDENTIAL r Pond o Whilst this site does fall within Kenn, n t a g e we believe that the only way of delivering the open market and affordable housing Holiday requirement is to look beyond the town’s Village RESIDENTIAL & Caravan immediate boundaries, and in light of EMPLOYMENT Site geographical and flood risk constraints elsewhere, this site appears to provide the only viable option for such development. t e e Disused Railway r t S e g a t n o r F Employment Since planning consent was granted in 2008, a small number of employment units have been constructed to the east of Kenn Road to provide space for Location of illustrations local firms to expand and generate new employment opportunities. However, vacant space and land remains. 1 2 3 There is some evidence of local demand for the further expansion of indigenous businesses in the Clevedon area. To meet this demand and make provision for new businesses, St. Modwen Development examples from Kenn Business Park Developments intends to retain in the region of 3 acres for employment accommodation which will be made viable by the residential scheme. KENN ROAD WEST, KENN MIXED-USE ANGUS MEEK ARCHITECTS

GETTING THERE Vehicle access will be provided from a new junction on Kenn Road with a dedicated right turn lane into the site. There will also be a new footpath leading from the site to a pedestrian crossing linking with the existing footpath on the east side of Kenn Road. The team is also looking at the scope to reduce speed limits. A new estate spine road is to be constructed to serve the development site. The employment development will provide flexible floorspace for business uses appropriate to the Town map of Clevedon showing the site proposed neighbouring residential uses. The development site is well M5 located in terms of nearby housing, Junction 20 offering opportunities for people to cycle or walk to work. St. Modwen Developments is proposing improved footpath links to the site and there is an existing bus route along Kenn Road. A Transport Assessment conducted for St. Modwen Developments shows that there is sufficient capacity in the existing highway network to cope with the traffic generated by the residential and employment sites. Footpath There is evidence to suggest that Link Spine Road a residential led development will greatly reduce the traffic that would have been generated by the employment planning permission. Comparison Aerial photo of south Clevedon (Extant Employment Scheme Time vs Proposed) Arrivals Departures Total 08:00-09:00 -161 +26 -135 17:00-18:00 +48 -109 -62 KENN ROAD WEST, KENN MIXED-USE ANGUS MEEK ARCHITECTS

LANDSCAPE The site is naturally well screened from surrounding areas by the raised 2 tree embankment on the former 1 railway line and the M5. A landscape enhancement strategy will be agreed for the whole site to ensure a coherent policy for planting using native species. The existing mature hedgerow planting to the western railway 3 boundary will be enhanced with additional native hedgerow species and tree planting. Semi native hedgerow planting will Existing off-site be provided to the spine road and vegetation Proposed thickening of semi ornamental landscaping around existing hedgerow with buildings, creating enclosure and an native species Proposed native attractive working environment. 4 hedgerow Proposed native copse planting / surface water compensation area Landscape concept plan 1 2 View of west boundary from former railway bridge showing existing Looking north along railway screening from disused railway showing screening of adjoining land 3 4 View of north boundary looking River Yeo and area of flood towards disused railway compensation at south of the site KENN ROAD WEST, KENN MIXED-USE ANGUS MEEK ARCHITECTS

SITE CONSTRAINTS The site which has previously been Meadow 2 granted planning permission for development, is not within green Meadow belt, is protected from tidal flooding 1 and is no longer within a fluvial Garage floodplain as a result of improved management of the River Kenn and associated watercourses. 3 Commercial Development The drainage ditches which cross Pond the site from east to west and any associated existing hedgerows are to be largely retained. Holiday Village & Caravan Site A landscape mound is to be provided to the motorway frontage to provide an appropriate acoustic and visual Copse landscaped barrier to road traffic. Rhyne to be Diverted Existing Roads New Rhyne Railway (Disused) 4 Existing Trees and Shrubs Hedgerow Reinforcement River Hedgerow on a Mound Kenn Tree Planting Farmland Shrubs 3 Reeds Surface Water Compensation Wildlife Corridor Wildlife Corridor Under New Access Road View from M5 into Site through Gap in Hedgerow Corner of Key Building View over Colehouse Pond 1 2 4 North boundary looking east Kenn Road looking south Looking north along disused railway KENN ROAD WEST, KENN MIXED-USE ANGUS MEEK ARCHITECTS

MASTERPLAN An indicative masterplan has been prepared to illustrate RESIDENTIAL how the development might be laid out and to inform the public consultation process. Residential The number, size and detailed design RESIDENTIAL of individual dwellings has not yet been finalised but the development will provide a mixture of affordable and open market dwellings of mainly 2-4 bedrooms. Initial design work suggests the site cannot accommodate more than 200 dwellings. EMPLOYMENT Employment The business park element will consist of high quality employment units in L A I T N E D an attractive and managed landscape I S E R setting. The maximum height of the buildings is likely to be no more than 3 or 4 storeys. Community Infrastructure The development will be required to mitigate any impacts on existing community facilities through on-site Indicative Masterplan provision or contributions towards enhancing existing nearby facilities through a Section 106 agreement. Depending on identified needs, such provisions might include education, leisure, open space and play provision, Examples of St. Modwen Developments Residential Schemes health, libraries, community facilities, public transport, cycling and pedestrian links. KENN ROAD WEST, KENN MIXED-USE ANGUS MEEK ARCHITECTS