Strategic Development: Banbury 5 – North of Hanwell Fields (BAN5)

BAN 5 Persimmon / Pegasus Plan Submission – 21st Dec 2012

• 06984091 – planning statement
• 06983854 – design & access statement
• 06983849 – access plan
• 06983848 – land use plan
• 06983847 – green infrastructure plan
• 06983845 – building height plan
• 06983843 – illustrative masterplan
• 06983841 – outline of boundary
• 06983835 – email Pegasus – CDC
• 06983833 – email Pegasus – CDC
• 06983831 – email Pegasus – CDC
• 06983832 – email Pegasus – CDC
• 06983826 – Tree pres
• 06983830 – email Pegasus – CDC
• 06983825 – outline
• 06983823 – rights of way map
• 06983822 – public footpaths
• 06983821 – notification to neighbouring properties
• 06983819 – property history
• 06983817 – CDC application form

Old proposals, history of plans for BAN5

As you can see from above the latest map indicates differently to the map below which we obtained from the documentation in August

An area of land to the north-west of Banbury has been identified for development as an extension to the recent Hanwell Fields development. The 27 hectare site lies immediately north of Dukes Meadow Drive, a carefully designed residential spine road which links Warwick Road to the west (adjoining the site) with Southam Road to the east. The road presently marks the northern extent of the town. The site will be developed in a planned, coordinated, integrated way using a single Masterplan for the area as a whole.

The site benefits from its proximity to employment areas, a secondary school, supermarkets and a retail park in the north of the town. It is large enough to accommodate some small scale employment uses in addition to providing local services and facilities to complement those nearby in Hanwell Fields and to the south in Hardwick. It can be readily connected to, and integrated with, existing residential development to the south and there is also the potential to improve local bus services to the wider area.
The site includes grade 2 and 3a ‘Best and Most Versatile’ agricultural land and has ecological value in its small areas of woodland, hedgerows and semi-improved grassland. Bats and badgers have also been recorded. However, the site is considered to have low landscape sensitivity and has no flooding issues. There is scope for wildlife mitigation and biodiversity enhancement through the replacement and improvement of existing features and the extension of green corridors.
Hanwell village is situated about 500 km to the north and the southern boundary of its Conservation Area is approximately 400m from the site. The village also hosts a community observatory. Development of the site can be achieved without harm to the character and appearance of the Conservation Area but the existence of a local ridgeline means that new houses could protrude into the skyline when viewed from the north. Careful design will therefore be necessary to ensure harm to the historic environment is avoided and the impacts on the character of the rural area and local amenity are minimised. This could include the enhancement of the band of semi-mature trees on the site’s northern and western boundaries and detailed consideration of building heights and lighting schemes. The improvement of woodland to the north would help permanently establish a green buffer between the site and Hanwell.
It will also be important that development respects the design and layout of the Hanwell Fields development, sits well in the rural landscape, and ensures that a ‘soft’ urban edge is created in view of the site’s prominent position at a northern gateway to Banbury. Land North of Hanwell Fields has been identified as having the potential to provide up to 400 homes and associated services, facilities and other infrastructure, set out in the policy below:

Policy Banbury 5: North of Hanwell Fields
Development area: 28.04 hectares
Development Description – Located at the northern edge of Banbury, this residential-led strategic development site will provide 400 dwellings with associated facilities and infrastructure in a scheme that demonstrates a sensitive response to this urban fringe location. The development area will require an integrated, coordinated and comprehensive planning approach to be taken with a link road between the various sites to ensure a sustainable and inclusive access and movement strategy for the Development Area to be taken and connection in to the surrounding road network.

Housing

• Land area – 11.55 ha (net)
• Number of homes – 400
• Affordable Housing – 30%

Employment

• Small scale local employment opportunities, such as would be appropriate for a semi-rural setting, such as live-work or small scale office / workshops.

Infrastructure needs

• Education – 100 additional primary school places will be required, 80 secondary school places, and that North Oxfordshire Academy has capacity (as at 2008)
• Health – Health needs would be best met by expansion/improvement of existing surgeries or development of a branch surgery
• Open Space – to include general greenspace, play space, allotments and outdoor sports provision as outlined in Policy BSC12. Additional playing pitches can be provided towards the western edge, and children’s play space on a phase by phase basis Access
• Movement – Initial single access point off existing roundabout; later phasing will need second access point. Extension and improvement of existing bus services.
• Community facilities – provision of a local centre including the opportunity for a local shop and small scale community facility. A contribution towards indoor sports provision may be required
• Utilities – Two new electrical substations will be required; Hanwell Fields water booster station will need to be upgraded, Hardwick Hall booster pumps will need to be upgraded, SuDS will be required, sewerage networks likely to be required (Source: Site promoter’sreport).

Key site specific design and place shaping principles

• Layout of development that enables a high degree of integration and connectivity with the Hanwell Fields development to the south.
• A layout that maximises the potential for walkable neighbourhoods, with a legible hierarchy of routes and community facilities
• Provision of a Travel Plan to maximise connectivity with existing development, including linkages with and improvements to existing public transport servicing Hanwell Fields and the Hardwick area
• Careful consideration of street frontages to ensure an appropriate building line and incorporation of active frontages
• A well designed, ‘soft’ approach to the urban edge, which integrates with the design and layout of the Hanwell Fields development and which respects the rural, gateway setting
• The maintenance of the integrity and quality of the strategic landscaping for the Hanwell Fields development
• Retention of the two Public Rights of Way and a layout that affords good access to the countryside
• Enhancement of the semi-mature band of trees on northern and western boundaries and establishment of a Green Buffer between the site and Hanwell village
• Public open space to form a well connected network of green areas within the site, suitable for formal and informal recreation
• Provision of opportunities for Green Infrastructure links beyond the development site to the wider town and open countryside in accordance with policy ESD17
• Detailed consideration of ecological impacts, wildlife mitigation including relocation of a bat roost and the creation and enhancement of wildlife corridors