A9.1 The site specific policies contained within this chapter are principally designed to govern both the development of key areas allocated for future housing and employment growth within the town, and proposals within small, defined geographic areas where policies, in addition to those elsewhere within the Plan, are deemed appropriate. It is stressed that, in all cases, proposals will be judged not only in accordance with site specific policies but also in conjunction with other material policies of the Plan concerning general matters and specific land uses.
| Policy | ||
|---|---|---|
| LEYS ROAD/HIGHFIELD ROAD | U1 | |
| ST JOHN STREET | U2 | |
| BURROW'S BUSH | U3 | |
| DODDINGTON ROAD | U4 | |
| LAND TO THE REAR OF 86-92 FINEDON ROAD | U5 | |
| HARDWICK PARK | U6 | |
| PARK FARM WAY/SHELLEY ROAD | U7 | |
| REDHILL FARM | U8 | |
| EAST OF WILBY WAY | U9 | |
| WINDSOR ROAD | U10 | |
| HATTON PARK | U11 | |
| THE EMBANKMENT | U12 | |
| LAND TO THE NORTH EAST | U13 | |
| WELLINGBOROUGH EAST | ||
| General Provisions | U14 | |
| Land North of the A45 | U15 | |
| Land South of the Railway | U16 | |
| Land Between Finedon Road and the Railway | U17 | |
| Neilson's Sidings | U18 | |
| Land North of Finedon Road | U19 | |
| Land East of Eastfield Road | U20 | |
A9.2 This site, shown in Fig 9.1, measures approximately 1.14 hectares and is currently in use as a scrap yard. Redevelopment of the site for housing will be dependent upon the existing Waste Management Licence being surrendered and a successful remediation scheme being completed, as the site is likely to be contaminated.
A9.3 The site is within a predominantly residential area and is close to local facilities. The surrounding streets are characterised by traditional terraced development and the new housing layout and design should reflect this character. The site should be developed at a minimum net density of 45 dwellings per hectare; this would result in approximately 50 dwellings. It is anticipated that removal of the existing use will result in an improvement in residential amenity due to a reduction in Heavy Goods Vehicle movements, however care must be taken to ensure residents of Albert Road and the property fronting Finedon Road are not overlooked.
A9.4 The principal vehicular access should be from Leys Road. There should however be a pedestrian/cycle route through to Finedon Road to ensure easy access to Eastfield Park and the adjacent schools (refer to Policy T5).
LAND OFF LEYS ROAD/HIGHFIELD ROAD, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES.
PROPOSALS SHOULD PROVIDE FOR:
VEHICULAR ACCESS FROM LEYS ROAD AND A FOOTPATH/CYCLE LINK TO FINEDON ROAD;
SATISFACTORY REMEDIATION OF ANY POLLUTION OF THE LAND PRIOR TO DEVELOPMENT COMMENCING; AND
A MINIMUM NET DENSITY OF 45 DWELLINGS PER HECTARE
A9.5 This site, shown on Fig 9.2, is currently occupied by a car dealership. It covers approximately 1.2 hectares and comprises two main buildings that front onto St John Street and a large vehicle storage area to the rear. It is considered unlikely that the site would become available for development until the latter half of the Plan period.
A9.6 The surrounding streets comprise a mixture of uses including housing at a fairly high density. Any housing on the site should be mixed in nature and at a density of at least 50 dwellings per hectare. The locality, in close proximity to the town centre, makes the site suitable for an element of sheltered housing. If fully developed, the site should accommodate a minimum of 60 dwellings. This is a higher density than usual but the town centre location of the site, the possibility of sheltered housing and surrounding densities justify this.
A9.7 Early investigations should take place to take account of drainage and determine whether the site contains any contaminated land or archaeological interest in order that these factors can be addressed in any development proposal. Access should be solely off St John Street with provision within the site for access for possible future development on land to the west (fronting onto Wharton Close) and to the east (fronting onto Alliance Terrace).
LAND BETWEEN ST JOHN STREET AND OUTLAW LANE, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES, BASED ON A RANGE OF DWELLING TYPES AND SIZES, INCLUDING FLATS, AT A MINIMUM NET DENSITY OF 50 DWELLINGS PER HECTARE.
PROPOSALS FOR THE SITE SHOULD PROVIDE FOR PRINCIPAL VEHICULAR ACCESS FROM ST JOHN STREET AND SHOULD INCLUDE PROVISION FOR ACCESS FOR POSSIBLE FUTURE DEVELOPMENT ON LAND TO THE IMMEDIATE EAST AND WEST.
A9.8 Approximately 3.6 ha. of land at Burrow's Bush is allocated for residential development. The site lies to the north of Finedon Road and to the rear of dwellings fronting Cross Road and Nest Lane.
A9.9 Proposals should be comprehensive and, if designed at a net minimum density of 35 dwellings per hectare, will yield about 130 dwellings. The preferred point of access is from Finedon Road at it's junction with Eastfield Road; this is likely to create a need to upgrade the existing junction. An alternative access point will be acceptable, however, provided this will not have an undue adverse impact on the road network or prejudice highway safety. In addition, the access road should, as shown in Figure 9.3, be designed so as not to prejudice the future development of adjoining land in the event of changing circumstances. A footpath/cycleway link has been constructed from Jersey Close up to the south-west boundary of the site. This link (or an alternative if considered more appropriate) should be extended into the site in order to provide a shortened route to facilities such as local schools and Eastfield Park.
A9.10 The site has in the past been worked for ironstone and may also be affected by high, naturally occurring levels of arsenic. Ground conditions will therefore need investigation and an appropriate remediation strategy will be required. Part of the site is also covered by a Tree Preservation Order; these trees, together with any other healthy trees, should be retained wherever possible in accordance with policies G21 and G22. Developers will be expected to ensure that facilities made necessary by the development are provided in accordance with Policy G25. Attention is also drawn to the need to provide for affordable housing in accordance with Policy H8.
LAND AT BURROW'S BUSH, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES. PROPOSALS FOR THE SITE SHOULD ACCORD WITH AN AGREED COMPREHENSIVE SCHEME FOR THE ALLOCATED AREA AND INCLUDE PROVISION FOR VEHICULAR ACCESS TO THE ADJACENT ALLOTMENT GARDENS, AND A FOOTPATH/CYCLEWAY TO EXIT THE SITE AT ITS SOUTH-WEST END.
A9.11 This site measures approximately 8.3 hectares. It is the site of the former John Lea School, which was closed in July 1998. The site is close to local facilities, including the Denington Industrial Estate, and is considered appropriate for residential development.
A9.12 The former use included school sports pitches, which need to be retained or compensated for by providing replacement facilities elsewhere. In addition, new open space and sports and recreation provision will need to be provided to serve the new development in accordance with Policy L7. The facilities at John Lea School also provided for a range of activities for both the local and wider community. A new community facility should therefore be provided to both compensate for this loss and to provide for the needs of the new development. This should comprise a new purpose built multi-purpose community facility.
A9.13 The former school buildings were set back from Doddington Road providing an attractive open aspect to the site. It is considered that this should be reflected in any new layout. The approximate limits to development are shown on Figure 9.4. Similarly, the hedge along Turnells Mill Lane should be retained. The primary access should be from Doddington Road. Pedestrian and cycle links should be incorporated throughout the development providing convenient links to the Denington Industrial Estate and Victoria Retail Park. Developers will be expected to ensure that facilities made necessary by the development are provided in accordance with Policy G25 and this will include suitable drainage for the site.
A9.14 The site is of sufficient size to provide a mix of housing types, sizes and styles, including affordable housing in accordance with Policy H8. If the site beyond the limits of development is developed at 35 dwellings per hectare the site would yield 270 dwellings.
LAND AT DODDINGTON ROAD, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES
PROPOSALS SHOULD ENSURE THAT:
PROVISION IS MADE TO ADEQUATELY COMPENSATE FOR THE LOSS OF PLAYING PITCHES FROM THE SITE AND FOR A NEW MULTI-PURPOSE COMMUNITY FACILITY; AND
THERE IS PROVISION OF PEDESTRIAN AND CYCLING LINKS THROUGH THE SITE.
A9.15 The site, which has an area of approximately 1.5 hectares, consists primarily of privately owned allotments. A number of the plots are in use whilst others are vacant. The rear gardens of several of the houses fronting Eastfield Road have been extended into the site and a small area at the southernmost end is used as a scrapyard and for storage. It is likely that the site, which is shown in Fig 9.5, is contaminated owing to the presence of the scrapyard and high, naturally occurring levels of arsenic in the area. Accordingly, there will be a need for a risk assessment to be undertaken and for appropriate remediation works to be implemented.
A9.16 Whilst this is essentially a greenfield site, it is located within a predominantly residential part of the existing urban area. It is close to facilities and within 500 metres of the town centre. The site should be developed at a net minimum density of 35 dwellings per hectare taking into account the character of surrounding residential development. A density very close to this minimum will give scope for some of the existing allotments to remain and result in about 50 dwellings on the site. The precise location and extent of allotment land to be retained shall be agreed as part of a comprehensive scheme for the development of the site.
A9.17 The existing access to the site from Finedon Road is inadequate and the Highway Authority advises that the sole vehicular access should be off Eastfield Road.
LAND TO THE REAR OF 86-92 FINEDON ROAD, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES.
PROPOSALS FOR THIS SITE SHOULD INCLUDE A RANGE OF DWELLING TYPES AND SIZES IN ACCORDANCE WITH AN AGREED COMPREHENSIVE SCHEME FOR THE ALLOCATED AREA WITH VEHICULAR ACCESS FROM EASTFIELD ROAD AND THE RETENTION OF AN AGREED AREA OF LAND FOR ALLOTMENT USE.
A9.18 The land at Hardwick Park, shown on Fig 9.6, is allocated for residential development. The site measures approximately 2.5 hectares and forms the residue of a residential area south of Hardwick Road, previously allocated within the Local Plan. Infrastructure works have taken place to enable development to proceed. A minimum net density of 40 dwellings per hectare is considered appropriate, as this reflects the density of the surrounding development. Development at this density would yield approximately 100 dwellings.
PLANNING PERMISSION WILL BE GRANTED FOR RESIDENTIAL DEVELOPMENT ON LAND AT HARDWICK PARK, AS SHOWN ON THE PROPOSALS MAP, AT A NET MINIMUM DENSITY OF 40 DWELLINGS PER HECTARE.
A9.19 Residential use of this land, shown on Fig 9.7, can be regarded as a logical extension of the existing Shelley Road/Queensway housing area. Further work is necessary to define the precise access points. The main access should be to Park Farm Way and a footpath, cycleway and vehicular link through to the Queensway estate will be necessary to ensure that the new development is not 'isolated' from the remainder of the town. The link through to the Queensway Estate should be designed so as to try and prevent traffic cutting through the new development from Park Farm Way into the town. There is an existing right of way across the site and this should be either retained or satisfactorily diverted in any development proposal. An investigation will also be necessary to ascertain if there is any archaeological interest present in order that this can be taken into account. Substantial drainage works will be necessary and, in particular, the existing Swanspool Valley trunk foul sewer is already overloaded. Any development should address these points and incorporate the use of sustainable drainage systems.
A9.20 Adjacent to the stream, and within the site, an open space corridor, of a width commensurate with that of the existing linear park system, must be provided in accordance with the established strategy of open space based on valley tributaries. Other recreational facilities must also be provided, as defined in Policy L7, although, where appropriate, these may be integrated into the linear park system, thereby reducing the overall open space requirement. Comprehensive proposals must also include provision for a meeting/sports hall for local requirements. The adjacent Sainsbury's superstore is likely to need to be supplemented by other shops to serve the development. A suitable pedestrian access through to this from the site should be secured in connection with any development proposals. Other facilities made necessary by the development, such as a doctors surgery, should also be provided in accordance with Policy G25. Therefore, agreements will be sought with developers to ensure financial contributions which fairly and reasonably relate to their proposals are made towards facilities such as education. Attention is also drawn to the need to provide for affordable housing in accordance with Policy H8 and for a footpath/cycleway network in accordance with Policy T5. Substantial landscape screening to Park Farm Way will be required to prevent the development of this site resulting in the coalescence of Wellingborough and Wilby. It is considered, therefore, that, excluding open space provided as part of the town-wide system, provision for a small community hall and screening adjacent to Park Farm Way, a net minimum density of 35 dwellings per hectare is appropriate. This would result in a development of some 770 dwellings.
A9.21 The overall development of this site shall be guided by a comprehensive scheme, which shall be prepared in consultation with the local community.
LAND BETWEEN PARK FARM WAY AND SHELLEY ROAD, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES.
PROPOSALS FOR THIS SITE SHOULD INCLUDE A RANGE OF DWELLING TYPES AND SIZES AND RELATED COMMUNITY FACILITIES, BASED ON AN AGREED COMPREHENSIVE SCHEME FOR THE ALLOCATED AREA.
THE SCHEME SHOULD PROVIDE FOR PUBLICLY ACCESSIBLE OPEN SPACE ADJACENT TO THE STREAM AND SUBSTANTIAL SCREEN PLANTING ALONG THE BOUNDARIES OF PARK FARM WAY AND THE RETAIL STORE. PRINCIPAL VEHICULAR ACCESS SHOULD BE TAKEN FROM PARK FARM WAY WITH A SECONDARY ROAD CONNECTION SUITABLE FOR PEDESTRIANS, CYCLISTS, PUBLIC TRANSPORT AND CARS TO SHELLEY ROAD.
A9.22 Major infrastructure (including roads, sewers, a cycleway network and landscaping) has been provided in recent years to serve planned residential development at Redhill Farm and many houses have now either been completed or are under construction. The residue of the site includes the allocation of land for a local centre, including shops, to serve the housing areas at both Redhill Grange and Redhill Farm, and 9.1 hectares of land for residential development, as shown in Figure 9.8. Having regard to the location of the site, on the periphery of the town, a net minimum density of 35 dwellings per hectare is considered appropriate. This will result in approximately 320 dwellings on the land allocated for housing.
A9.23 Elevated levels of arsenic are present and appropriate remediation works will be necessary. The allocated land is in close proximity to the A510 Northen Way and developers will therefore also need to undertake a noise assessment study and implement appropriate remediation measures. The need for improvements to the A509 Harrowden Road will, in part, be generated by development at Redhill Farm. In accordance with Policy G25, agreements may therefore be sought with developers to ensure that financial contributions, which fairly and reasonably relate to the impact arising from their proposals, are made towards infrastructure provision.
PLANNING PERMISSION WILL BE GRANTED FOR RESIDENTIAL DEVELOPMENT AT REDHILL FARM, AS SHOWN ON THE PROPOSALS MAP, PROVIDED THAT PROPOSALS FORM PART OF AN AGREED COMPREHENSIVE SCHEME FOR THE WHOLE OF THIS LAND, INCLUDING PROVISION FOR:
A NET MINIMUM DENSITY OF 35 DWELLINGS PER HECTARE; AND
A LOCAL CENTRE TO SERVE THE HOUSING AREAS AT BOTH REDHILL FARM AND REDHILL GRANGE.
A9.24 This site, shown in Figure 9.9, forms the residue of a larger area previously allocated for residential development and open space in the Local Plan. A recent planning permission has been granted which allows for the erection of 29 dwellings on this site (WP/01/281). This is at a density of approximately 30 dwellings per hectare. To ensure that the wider area of housing development to the east of Wilby Way is properly integrated into the existing town, provision must be made to enable vehicular access to be provided through this site to Windsor Road, as described in Policy U10. At its southern end the land allocated for housing East of Wilby Way adjoins the A45 and developers will therefore need to undertake a noise assessment, in accordance with PPG24, and implement appropriate remediation measures. Attenuation measures for surface water drainage will also be necessary.
LAND EAST OF WILBY WAY, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES.
PROPOSALS SHOULD ENSURE THAT:
CONSIDERATION IS GIVEN TO THE NEED FOR A VEHICULAR LINK FROM THE SITE TOWARDS THE ALLOCATED HOUSING SITE OFF WINDSOR ROAD; AND
THE SITE IS DEVELOPED AT A MINIMUM NET HOUSING DENSITY OF 30 DWELLINGS PER HECTARE.
A9.25 The principal vehicular access into this site should be from Windsor Road and this is likely to necessitate the acquisition and demolition of a pair of existing dwellings. In order to improve access between the housing estate directly east of Wilby Way and the town, the road in from Windsor Road must also link through to the site allocated for housing under Policy U9 and as indicated in Figure 9.9. This road link should, however, be designed to discourage traffic from using it in order to get to and from the A45.
A9.26 The land off Windsor Road, which consists of vacant allotments, is expected to accommodate approximately 90 dwellings.
A9.27 The land allocated for housing lies adjacent to the A45 and developers will therefore need to undertake a noise assessment study in accordance with PPG24 and implement appropriate remediation measures. It is envisaged that the site will drain to the watercourse that runs parallel to Doddington Road at the eastern end of the site. Attenuation measures, in accordance with Policy G2, will be necessary in order to prevent any increase in the risk of flooding downstream. A water main cuts across the south-west corner of the land allocated for housing and measures will therefore need to be taken to provide for appropriate access to enable future maintenance. Anglian Water advise this water main has an easement strip of 12 metres which should be protected and kept free from built development and deep rooted planting.
A9.28 There is a watercourse running through part of the site which has potential to be improved in terms of biodiversity. This aspect should be explored as part of any planning application.
LAND OFF WINDSOR ROAD, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR RESIDENTIAL PURPOSES.
PROPOSALS FOR THIS SITE SHOULD INCLUDE A RANGE OF DWELLING TYPES AND SIZES BASED ON AN AGREED COMPREHENSIVE SCHEME FOR THE ALLOCATED AREA.
PRINCIPAL ROAD ACCESS SHOULD BE TAKEN FROM WINDSOR ROAD AND A SECONDARY VEHICULAR CONNECTION SHOULD BE PROVIDED TO ALLOCATED HOUSING LAND TO THE WEST.
A9.29 Directly west of Hatton Park Road (see Fig 9.10), between Harrowden Road and Hardwick Road, lies an area of low density residential development with many substantial and largely detached dwellings set in extensive and mature gardens which often include trees covered by a preservation order. Retention of the distinctive environmental quality of this area is considered to be of fundamental importance. Accordingly, a lower net density than the 35 dwellings per hectare referred to in Policy UH5 will be appropriate where this will ensure that the development is compatible with the character of the site and surrounding area. To retain the distinctive environmental quality of this area, the following policy is introduced:
PLANNING PERMISSION WILL ONLY BE GRANTED FOR NEW DWELLINGS WITHIN THE HATTON PARK AREA, AS DEFINED ON THE PROPOSALS MAP, WHERE, BOTH INDIVIDUALLY AND CUMULATIVELY, THIS WILL NOT HAVE AN ADVERSE IMPACT ON THE CHARACTER OF THE SITE AND SURROUNDING AREA.
A9.30 A number of different uses currently occupy this site, including offices, workshops and caravan and car sales. Whilst "B1" business uses will normally be appropriate, the site, shown on Fig 9.11, is also considered to be particularly suitable for quasi-retail uses (e.g. car and caravan sales and workshops with a retail element) not readily accommodated within either the industrial estates or the town centre. To maintain future control of the nature of retailing, suitable conditions, in accordance with Policy S10, will normally be imposed where quasi-retail uses are proposed. Account will also be taken of the effect of any proposals on the vitality and viability of the town centre.
A9.31 There is known to be historical contamination at this location. Any development proposals should include a risk assessment to ensure this factor is taken into account.
LAND AT THE EMBANKMENT, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR BUSINESS AND QUASI-RETAIL PURPOSES.
PERMISSION WILL NOT BE GRANTED FOR ACTIVITIES THAT ADVERSELY AFFECT THE VITALITY AND VIABILITY OF THE TOWN CENTRE.
A9.32 The site, shown on Fig 9.12, lies at the north-east corner of the Finedon Road Industrial Estate and is currently in use as a private sports ground and for agriculture. Development of this site for employment-related uses would effectively round off the Finedon Road Industrial Estate. Replacement playing field provision will, however, be necessary, together with adequate landscaping to maintain a clear buffer between Great Harrowden and the town. Proposals for specific uses, buildings and extensions will be assessed against policies relevant to Finedon Road Industrial Estate.
PROPOSALS FOR INDUSTRIAL DEVELOPMENT OF THE LAND TO THE NORTH EAST OF FINEDON ROAD INDUSTRIAL ESTATE, AS SHOWN ON THE PROPOSALS MAP, WILL BE GRANTED PLANNING PERMISSION PROVIDED THAT:
ADEQUATE PROVISION IS MADE FOR REPLACEMENT PLAYING FIELD FACILITIES ON AN ALTERNATIVE AND APPROPRIATE SITE; AND
PROPOSALS INCLUDE SUBSTANTIAL SCREEN PLANTING ALONG THE NORTHERN AND EASTERN BOUNDARIES OF THE SITE.
A9.33 In accordance with the County Structure Plan the area to the east of Wellingborough is allocated as a Strategic Development Area (SDA). This area of land provides the opportunity to provide an exciting mixed development of housing, leisure and employment uses integrated with the existing urban area of Wellingborough and the facilities it offers. This site is considered to be the most sustainable option for developing Wellingborough. It offers the potential for maximising the use of brownfield land and other disturbed land, thereby minimising the amount of greenfield development. It also has the opportunity for maximising the use of the railway. The area referred to as Wellingborough East is shown on Figure 9.13.
A9.34 Planning a sustainable transportation network for Wellingborough East is seen as a key objective. It should ensure that priority is given to non-car modes of travel, whilst still providing excellent access to the strategic transportation network to encourage economic development. In order to ensure that the area is fully integrated with the existing town effective transportation links with the existing fabric must be provided. Extensive footpaths and cycle routes should be provided throughout the development in accordance with policies T5, T6 and T7, which as well as linking to the town provide links to the surrounding countryside. The existing Public Rights of Way network should be protected and enhanced. Where new routes are provided their future maintenance should be secured. Fig 9.13 indicates the means of access that would be, in principle, acceptable to the Council. This is not intended to be prescriptive and consideration of other safe and convenient access routes is not precluded.
A9.35 Part of the land lies within the floodplain of the Rivers Nene and Ise. Before any development takes place a flood prevention and protection scheme, based on a risk assessment approach, will need to be prepared and agreed with the Council. This should follow current guidelines and take a precautionary approach seeking, wherever possible, to reduce flood risks. There should be no built development in the floodplain except for rail related development and other essential infrastructure . For example, in order to ensure appropriate access, links will need to cross the Ise floodplain back into the town. Emphasis will be put on the use of Sustainable Drainage Systems (SUDs) throughout the development, such as detention ponds, grass swales and porous surfaces to minimise surface water run off. All necessary drainage infrastructure should be completed prior to development commencing and provision should be made for its long term maintenance.
A9.36 The Borough Council has sought to retain the river valleys and ridgelines in the town for public open space. The Ise Valley is not readily accessible at present and its visual attractiveness is affected by sporadic industrial development. Development of Wellingborough East will present the opportunity to create an attractive and accessible valley park with compatible leisure facilities, which will contribute to the environmental quality of the associated residential, leisure and employment development and improve the nature conservation value of the area. This should form an important element in a comprehensive landscape and open space strategy, which also seeks to integrate the development into the landscape. Retention of existing trees and hedgerows and significant advanced structure planting, particularly along the ridgelines, are seen as key features in ensuring this. Avoiding coalescence and undue impact on the neighbouring settlements of Finedon, Irthlingborough, Rushden and Irchester is also a high priority.
A9.37 Information upon mineral deposits in the area can be obtained from the County Council. Policy G1 requires that known mineral reserves should not be unnecessarily sterilised. It will be necessary to carry out site investigations prior to development to establish ground conditions within this valley area. Quarrying has taken place in parts of the area in the past. Similarly, as a brownfield site, investigations will be required into potential contamination. The area is also of archaeological interest and appropriate evaluation must be undertaken before planning applications are determined and to inform the preparation of development briefs. Provision will be required for preservation or recording of important remains in accordance with Policies G14 and G15.
A9.38 Part of Wellingborough East is on high quality agricultural land. The design of the site should take into account the need to minimise the impact on this resource. This can be mitigated by locating 'soft' uses such as parkland or recreational land on these areas. Care should also be taken to ensure that the effects on adjacent farmland are minimised.
A9.39 The Plan divides Wellingborough East into 6 broad zones, indicating acceptable uses and any requirements particular to each; the zones, described in the following sections and shown on Figure 9.13, are: Land North of the A45, Land South of the Railway, Land Between Finedon Road and the Railway, Neilson's Sidings, Land North of Finedon Road and Land East of Eastfield Road. Supplementary Planning Guidance will be prepared by the Borough Council to provide the framework within which all these sites will be developed. This will develop the key principles set out within the policies of this plan and describe and illustrate how the vision should be achieved. It will also set out the broad location of the different uses planned for the area and a phasing programme. This programme will seek to ensure that the number of dwellings specified in Policy UH3 is achieved and that infrastructure and community facilities to serve the development are introduced progressively. The SPG and phasing programme will reflect the desire to prioritise the redevelopment of brownfield land and will seek to ensure the development of areas within Wellingborough East that would be well related to the town. The brownfield land is primarily located adjacent to the railway corridor, on the periphery of the existing urban area. It is recognised that there may be practical constraints in terms of the procurement and implementation of access, associated infrastructure and landownership issues for some of this brownfield land. Where there are particular constraints on brownfield land this will not be allowed to prevent the achievement of the dwelling figures in Policy UH3. In such circumstances the development of greenfield land within Wellingborough East will be considered appropriate subject to this being in conformity with a previously submitted and agreed phasing programme.
LAND IS ALLOCATED AT WELLINGBOROUGH EAST, AS DEFINED ON THE PROPOSALS MAP, FOR MIXED-USE DEVELOPMENT INCLUDING 2875 DWELLINGS, 110.8 HECTARES OF EMPLOYMENT LAND, 9 HECTARES OF LEISURE USES, COMMUNITY AND SOCIAL FACILITIES, AND OPEN SPACE.
PLANNING PERMISSIONS WILL NOT BE GRANTED IN ADVANCE OF APPROVAL OF SUPPLEMENTARY PLANNING GUIDANCE, SHOWING THE BROAD DISTRIBUTION OF PROPOSED USES FOR THE ALLOCATED AREA, WHICH THE COUNCIL WILL ADOPT AFTER PUBLIC CONSULTATION. PROPOSALS FOR INDIVIDUAL SITES SHOULD ACCORD WITH THE PROVISIONS OF THE SUPPLEMENTARY PLANNING GUIDANCE, OR SUBSEQUENTLY AGREED AMENDMENTS, WHICH WILL BE BASED ON THE FOLLOWING KEY PRINCIPLES:
SAFE AND CONVENIENT ACCESS LINKS BETWEEN ALL PARTS OF THE ALLOCATED AREA, THE EXISTING URBAN ROAD SYSTEM AND THE WIDER TRANSPORT NETWORK, WITH HIGHWAY IMPROVEMENTS WHERE NECESSARY.
REDUCED DEPENDENCY ON THE USE OF THE PRIVATE CAR AND THE PROMOTION OF PUBLIC TRANSPORT OPTIONS AND CYCLING AND WALKING.
THE PREVENTION OF FLOOD RISKS, BY AVOIDING UNNECESSARY BUILDING IN FLOODPLAINS AND EMPLOYING SUSTAINABLE DRAINAGE SYSTEMS, AND ACHIEVING A REDUCTION IN FLOOD RISKS WHERE POSSIBLE.
THE PROTECTION OF THE CHARACTER OF THE COUNTRYSIDE AND WILDLIFE HABITATS BY RETAINING IMPORTANT TREES AND HEDGES AND ADVANCE PLANTING WITH INDIGENOUS SPECIES, AND THE CONSERVATION OF PUBLIC RIGHTS OF WAY.
A REGULATED DEVELOPMENT PROGRAMME TAKING UP, AS FAR AS POSSIBLE, PREVIOUSLY DEVELOPED LAND FIRST IN AN OUTWARD EXPANSION OF THE EXISTING BUILT-UP AREA, AND ENSURING THAT THE PROVISION OF INFRASTRUCTURE AND COMMUNITY FACILITIES KEEP PACE WITH HOUSE-BUILDING.
A9.40 The area north of the A45, measuring approximately 30.5 hectares, is allocated for employment uses. By its prominent and attractive location adjacent to the A45 it should be a key element in continuing the momentum of economic success of the town. A mixed development of business, industry and warehousing will be acceptable, provided that considerable emphasis is placed upon a high quality of design and landscaping to complement the surroundings. In particular great emphasis should be placed upon the design of buildings fronting the A45 and the River Nene. The site is considered suitable as one that should be promoted for developing clusters or networks of knowledge driven companies as supported by the County Structure Plan.
A9.41 The western extremities of the Chester Farm Scheduled Ancient Monument lie within the site. Whilst it is likely that significant remains are limited west of the walled area of the Roman town, archaeological investigations will be necessary. It will be important to protect and enhance the setting of the Ancient Monument and any features related to it. Chester Farm is considered separately in Chapter 11, Policy IR1.
A9.42 The site is within 250m of old landfill sites which were licensed to take inert waste and were closed in 1992. The site also contains a site believed to have taken inert waste and closed in 1982, although this site was not licensed. It is thought unlikely that any are producing landfill gas in any quantity to become hazardous but developers should carry out appropriate investigations and assessments and carry out any mitigation necessary.
A9.43 Outline planning permission has been granted on this site for business, industrial and storage and distribution uses, as part of a larger scheme. This permission is capable of being implemented and any outstanding details would need to comply with policies of the development plan only to the extent that they are relevant to the matters reserved for subsequent approval. Any new planning application would be judged in accordance with current policies.
LAND TO THE NORTH OF THE A45, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR EMPLOYMENT PURPOSES, BASED PRIMARILY ON BUSINESS CLASS USES, THE LAYOUT OF WHICH SHOULD CONFORM TO ANY PUBLISHED SUPPLEMENTARY GUIDANCE FOR THE AREA, INFORMED BY A DEVELOPMENT BRIEF PROMOTED AND APPROVED BY THE COUNCIL WITH PUBLIC CONSULTATION.
PROPOSALS FOR THIS SITE SHOULD SATISFY THE NEED:
FOR A HIGH STANDARD OF BUILDING DESIGN AND APPEARANCE IN A LANDSCAPED SETTING
FOR THE PROVISION OF PRINCIPAL ACCESS FROM THE A45 AND SECONDARY ROAD LINKS TO ADJOINING LAND SUITABLE FOR CYCLING AND PEDESTRIAN MOVEMENT AND PUBLIC TRANSPORT CONNECTIONS WITH THE URBAN ROAD NETWORK
TO PROTECT SCHEDULED HISTORIC INTERESTS AND RELATED ARCHAEOLOGICAL FEATURES.
A9.44 The area designated under Policy U16 surrounding the confluence of the Rivers Nene and Ise should be reserved primarily for informal recreation and the conservation of the riverside areas. Restoration for water based recreation following mineral extraction in part of the area will accord with the Nene Strategy. Proposals will allow for restoration and enhancement of public rights of way comprising a complete riverside footpath forming part of the major county path the Nene Way. The continued strategy of linked open space throughout the town will enhance its wildlife capacity as a whole and create 'green' corridors into the built up areas.
A9.45 This area contains part of a licensed waste management facility which is licensed to take inert waste. Before the license is surrendered environmental monitoring may be necessary. Whilst it is unlikely that the site is producing landfill gas in any quantity sufficient to become hazardous, developers should undertake appropriate investigations and assessments and carry out any mitigation necessary.
LAND TO THE SOUTH OF THE RAILWAY, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR LEISURE PURPOSES.
DEVELOPMENT ON THIS SITE SHOULD ACCORD WITH ANY PUBLISHED SUPPLEMENTARY GUIDANCE FOR THE AREA AND SEEK TO CONSERVE AND ENHANCE PEDESTRIAN AND CYCLE ACCESS BETWEEN THE URBAN AREA AND THE RIVER VALLEY.
PROPOSALS FOR RECREATIONAL DEVELOPMENT SHOULD AVOID HARM TO NEARBY RESIDENTIAL AND COMMERCIAL INTERESTS.
A9.46 The area between Finedon Road and the railway forms the core of Wellingborough East. Supplementary Planning Guidance will be prepared by the Borough Council to cover the entire WEAST area which will guide the detailed layout and design of this area, by developing the key principles set out in Policies U14 and U17. In addition to this, further design/development briefs will be prepared by the Council to guide specific areas or uses such as the Local Centre and around the railway station (known as Station Island). These documents will also be adopted as Supplementary Planning Guidance. The public and interested persons will be consulted about these documents and about any major changes that might become necessary as development proceeds. Subsequent applications will be expected to reflect the guidance of the Supplementary Planning Guidance. In addition, in order to ensure that the site is planned comprehensively the developer will be expected to provide a Master Plan for the entire U17 area to accompany the initial planning application. This must be prepared in accordance with the guidance adopted by the Council and should include written and illustrative proposals.
A9.47 Residential proposals should provide for a mix of densities and dwelling types and sizes as referred to in Policy H5, spread throughout the site and providing an overall net minimum density of 35 dwellings per hectare. The highest densities should be located around the railway station area and the local centre where flats, apartments and town houses may be appropriate. The progressive introduction of ancillary facilities made necessary by the housing development will be required in accordance with Policy G25 and part of the housing provision will be affordable housing in accordance with Policy H8. Other types of special needs housing, such as sheltered accommodation, are also likely to be required. Ancillary facilities will include school provision to meet the standards of the Local Education Authority, local shops, as referred to in Policy S7, public open space to meet the standards set out in policy L7, and other community facilities. Most of the community facilities should be located within a local centre which should be an attractive focal point for the development. A high level of design will be required providing attractive civic spaces and public art. Within the centre priority should be given to pedestrian and cycle traffic in a 20 mph zone. Further guidance on the design of residential areas is provided in Policy UH5.
A9.48 Proposals should respect significant natural features of the area and buildings of important local character. The floodplain of the River Ise will be preserved, providing an informal open park with pedestrian access to both the new development areas and the existing town. It will add considerably to the character of this area and will make an appropriate contribution to meeting local biodiversity targets. The area should link to other areas of open space and landscaping proposed as part of the overall landscaping Master Plan, providing a variety of habitats and recreational opportunities. Significant landscaping will be necessary on the edge of the development and along the ridgeline of Irthlingborough Road to ensure that the development sits within the landscape as much as possible. Native species appropriate to the area will be required and, wherever feasible, they should be of local provenance.
A9.49 The employment areas will benefit from the high quality landscaping proposed, and with good access to the strategic transport network should be attractive to knowledge driven companies. This is important in helping Wellingborough's economy to diversify. Provision should be made for a variety of employment uses, with a mix of building sizes. The Council is committed to ensuring that Wellingborough East evolves as a vibrant mixed use area with small scale businesses, workshops and live-work facilities interspersed with housing and other community facilities. Care will be taken at a detailed level to ensure compatibility between uses. Live-work units are increasingly being sought after and IT improvements are expected to increase this demand. Where areas of predominantly industrial uses benefit from clustering, business parks will be promoted. Further advice on the layout and design of employment areas is provided in Policy UE1.
A9.50 In accordance with the policies of the County Structure Plan and the Local Transport Plan the railway station should be developed as a multi-modal transport interchange. This is fundamental in providing improvements in public transport accessibility for the town as a whole. It will effectively bring the station into a more central location in the town rather than on the periphery as at present. The development brief should allow sufficient space for future expansion needs of the interchange and ensure it becomes a focal point within the development. It will be an appropriate location for a mixture of uses including offices, leisure and residential.
A9.51 New built leisure facilities serving the Borough as a whole and which can not be readily accommodated within the town centre would be appropriately located within this section of Wellingborough East in accordance with Policy L4. This area will be conveniently accessible by non car modes of transport for all residents of the Borough.
A9.52 An area measuring approximately 15 hectares will be reserved for housing to accommodate the discount allowance referred to in paragraph 3.21. In addition, an area measuring approximately 10 hectares will be reserved for employment uses. This land will be required if existing planning consents within the River Nene floodplain (Whitworths) are not implemented. Phasing should ensure that, as far as possible, the development commences closest to the existing town and proceeds outwards in a logical fashion, which is linked to the progressive introduction of community facilities and advanced structure planting and landscaping. This will ensure that greenfield sites remain as long as possible in agricultural use.
A9.53 This area contains two landfill sites at South Hill Farm. These sites were completed in 1992 and were licensed to take inert waste. It is thought unlikely that they are producing landfill gas in any quantity to become hazardous. Sidegate Lane Landfill site is also close to parts of this site and is still operational. This site has been used to dispose of a full range of waste including domestic and special wastes. It is therefore a possibility that landfill gas could migrate. Appropriate investigation and mitigation measures should be carried out in accordance with current environmental protection legislation.
LAND BETWEEN FINEDON ROAD AND THE RAILWAY, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR MIXED-USE DEVELOPMENT.
DEVELOPMENT SHOULD BE COMPATIBLE WITH A MASTERPLAN FOR THE WHOLE OF THIS SITE WHICH SHOULD ACCORD WITH ANY PUBLISHED SUPPLEMENTARY PLANNING GUIDANCE FOR THE PLANNING OF THE WIDER AREA, TOGETHER WITH ANY OTHER MORE DETAILED DEVELOPMENT BRIEFS FOR SPECIFIC AREAS OR USES PROMOTED AND APPROVED BY THE BOROUGH COUNCIL WITH PUBLIC CONSULTATION.
PROPOSALS SHOULD INCLUDE THE FOLLOWING KEY ELEMENTS:
A LOCAL CENTRE
EDUCATIONAL, MEDICAL, SOCIAL AND COMMUNITY FACILITIES
A LINEAR PARK IN THE ISE FLOODPLAIN, AND OTHER ANCILLARY OPEN SPACE
DEVELOPMENT OF THE AREA OF THE RAILWAY STATION TO FACILITATE EASY ACCESS TO AND TRANSFER BETWEEN FORMS OF PUBLIC TRANSPORT
AN EFFICIENT AND SAFE FOOTPATH AND CYCLE NETWORK LINKING THE SITE TO THE TOWN AND THE COUNTRYSIDE
OFFICES, BUSINESS AND RESEARCH EMPLOYMENT USES MIXED THROUGHOUT THE DEVELOPMENT OR IN CLUSTERS
AN AREA OF APPROXIMATELY 15 HECTARES, TO ACCOMMODATE THE DISCOUNT ALLOWANCE OF THE PLAN, RESERVED FOR POSSIBLE FUTURE HOUSING DEVELOPMENT
AN AREA OF APPROXIMATELY 10 HECTARES RESERVED FOR FUTURE EMPLOYMENT DEVELOPMENT TO ACCOMMODATE UNIMPLEMENTED PLANNING CONSENTS
IN GRANTING PERMISSION THE COUNCIL MAY IMPOSE CONDITIONS OR SEEK AGREEMENT TO ENSURE THAT DEVELOPMENT PROCEEDS IN AN ORDERED WAY.
A9.54 This area comprises disused railway land, known as Neilson's Sidings, and adjacent farmland. Neilson's Sidings could be a valuable asset to the town for rail traffic. An area of 31 hectares is therefore allocated for development which has specialised requirements for rail-based transport. PPG13 advises local authorities to identify and, where appropriate, protect existing and potential sites that could be critical in developing infrastructure for the movement of freight.
A9.55 Part of this site is within the floodplain of the River Ise, therefore flood prevention measures will be critical. Development is only proposed in this location due to the existence of the railway and sidings and the sustainability benefits that utilisation of the railways in preference to road based transport can bring. Building in the floodplain should normally be avoided but re-generation of this site in a way that takes account of the flood risks is regarded as an important planning objective. The threat of flooding should be managed to ensure that the development is and remains safe throughout its lifetime and does not increase flood risk elsewhere.
A9.56 Landscaping around the site as a whole will be important to ensure that development is not unduly obtrusive - views from Finedon will be especially important. One of the access points to the site should be a link to the Finedon Road Industrial Estate and Northen Way as indicated on Fig 9.13 and safeguarded by Policy UT1.
LAND IS ALLOCATED AT NEILSON'S SIDINGS, AS DEFINED ON THE PROPOSALS MAP, FOR EMPLOYMENT AND DISTRIBUTION USES BASED PRIMARILY ON ACTIVITIES INVOLVING TRANSPORT BY RAIL.
DEVELOPMENT ON THIS LAND SHOULD ACCORD WITH ANY PUBLISHED SUPPLEMENTARY GUIDANCE FOR THE PLANNING OF THE WIDER AREA. PERMISSION WILL NOT BE GRANTED IN THE ABSENCE OF SATISFACTORY HIGHWAY ACCESS AND LINKS TO THE TRUNK ROAD NETWORK.
PROPOSALS FOR THE SITE SHOULD INCORPORATE LANDSCAPING TO SCREEN DEVELOPMENT FROM THE RURAL AREA, AND MEASURES FOR FLOOD PROTECTION AND TO AVOID INCREASING FLOOD RISKS. IN GRANTING PERMISSION THE COUNCIL MAY IMPOSE CONDITIONS OR SEEK AGREEMENTS TO SECURE THE SUBSEQUENT MANAGEMENT OF ANY APPROVED FLOOD MITIGATION SCHEME.
A9.57 An area measuring approximately 10 hectares, is allocated for general employment uses adjacent to the allocation known as Neilson's Sidings, referred to in Policy U18. Its development in association with Neilson's Sidings would be preferred. An acceptable scheme for the development of this site prior to the development of the adjacent site would however be acceptable, provided that it conforms to the Master Plan required under Policy U14 and does not prejudice the development of the adjoining land.
A9.58 There is a recognised shortage of dedicated lorry parking facilities within the industrial areas of Wellingborough. It is therefore considered that adequate provision should be made in this part of Wellingborough East for facilities of this nature.
A9.59 Development in this location should be contained by the natural landform and has good highway access via Finedon Road. Appropriate landscaping to ensure that views from Finedon are not unduly affected will be especially important.
A9.60 Sidegate Lane Landfill site is close to this site and is still operational. This site has been used to dispose of a full range of waste including domestic and special wastes. It is therefore a possibility that landfill gas could migrate from the landfill site into the strata below this area. Developers should carry out appropriate investigation and assessment and undertake any mitigation necessary.
LAND TO THE NORTH OF FINEDON ROAD, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR EMPLOYMENT USES.
DEVELOPMENT SHOULD ACCORD WITH ANY PUBLISHED SUPPLEMENTARY GUIDANCE FOR THE PLANNING OF THE WIDER AREA. PROPOSALS FOR THE SITE SHOULD INCORPORATE:
LANDSCAPING TO SCREEN THE DEVELOPMENT FROM THE RURAL AREA; AND
PROVISION FOR DEDICATED LORRY PARKING FACILITIES.
A9.61 The Land East of Eastfield Road is characterised by a mixture of uses, vacant and obsolescent property and environmental and traffic problems. It is proposed that this site be progressively redeveloped to provide for an improved environment and additional housing. The site is predominantly brownfield and close to existing facilities which could be accessed by all modes of transport. As a brownfield site it is likely to be contaminated and a remediation strategy will be required. There are also known to be problems of land instability in the area and the site is in multiple ownership.
A9.62 The site is on the edge of the existing built up area of the town and is seen as an opportunity to ensure that Wellingborough East is fully integrated with the town. This site could be a gateway to the eastern expansion. The Master Plan required in Policy U14 is likely to be significant in addressing transportation issues for the site. Finedon Road and Mill Road are likely to be used as access points for Wellingborough East. The Master Plan should also address the mix of uses that would be appropriate on this site and in particular the amount of housing from the total provision for Wellingborough East which should be developed here.
A9.63 The Development Brief, required by Policy U20, should ensure that at least 2.5 hectares of the allotments are retained, together with the woodland and lake area identified as a Site of Nature Conservation Value under Policy G18. Landscaping, in accordance with Policy G22, is likely to be especially important in integrating various land uses in a mixed use scheme. The housing should be developed at a minimum net density of 35 dwellings per hectare and contributions towards facilities made necessary by the development will be sought in accordance with Policy G25. In view of the site's proximity to the Finedon Road Industrial Estate and the Railway Station a footpath and cycle route should be provided as shown on the cycle route Master plan on Figure 7.1. A noise assessment will be necessary due to the presence of the railway.
LAND TO THE EAST OF EASTFIELD ROAD, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR MIXED DEVELOPMENT PURPOSES BASED PRIMARILY ON HOUSING AND RETAINED EMPLOYMENT USES.
DEVELOPMENT SHOULD ACCORD WITH ANY PUBLISHED SUPPLEMENTARY GUIDANCE FOR THE PLANNING OF THE WIDER AREA, INFORMED BY A DEVELOPMENT BRIEF PROMOTED AND APPROVED BY THE COUNCIL WITH PUBLIC CONSULTATION
PROPOSALS FOR THE SITE SHOULD INCLUDE THE RETENTION OF AT LEAST 2.5 HECTARES OF ALLOTMENT LAND, THE CONSERVATION OF THE EXISTING LAKE AND WOODLAND AS PUBLICLY ACCESSIBLE OPEN SPACE, AND FOOTPATH AND CYCLE LINKS BETWEEN FINEDON ROAD AND MILL ROAD. ANY CHANGES OF USE OF EXISTING EMPLOYMENT USES WILL BE EXPECTED TO BE FOR HOUSING PURPOSES.