H22-0015_R001 - Hospital Lane - Development Statement PAGES - 290623

“A N E W P A R K L A N D C O M M U N I T Y F O R B E D W O R T H” H O S P I T A L L A N E, B E D W O R T H DEVELOPMENT STATEMENT JUNE 2023

THE OVAL, SELLY OAK MILESTONE GRANGE, STRATFORD ELLIS COURT, SELLY OAK 2

CONTENTS 0 / OUR VISION 1 / INTRODUCTION 05 / Purpose of the Statement 2 / DELIVERY 08 / Shared Values 10 / The Delivery Team 11 / Case Studies 3 / SITE & CONTEXT 12 / Site Description 14 / Opportunities and Constraints 15 / Technical Analysis 4 / DESIGN PROPOSALS 16 / Our Approach 20 / Design Concept 22 / Character Areas 24 / Landscape Strategy COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Highstone Land & Planning Ltd. Crown copyright. All rights reserved. Prepared by Highstone Land & Planning | Broadstone Farm, Browns Edge Road, Ingbirchworth, Sheffield, South Yorkshire, S36 7GR | June 2023 3

OUR VISION “A N E W P A R K L A N D C O M M U N I T Y F O R B E D W O R T H” We propose to create a new, high quality residential development which delivers new homes within an attractive parkland setting. The site has undergone extensive detailed technical investigations to enable the development team to confidently present a sustainable landscape-led neighbourhood, that will help to deliver a wealth of new community benefits to improve the overall well-being of existing and future residents. 4

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 1 INTRODUCTION PURPOSE OF THE STATEMENT 1.4 The key objectives for the site include creating: 1.1 This statement has been produced for Persimmon • Two Key Community Areas Homes by Highstone Land & Planning Ltd. and supports the bid for the new community opportunity • Modern Day Living; at Hospital Lane, Bedworth. • Enhanced biodiversity; and 1.2 At the heart of the approach to this site is the aspiration to deliver high quality design within a • Housing For Everyone. new sustainable and landscape led community for Bedworth. It will seek to enhance the areas’ 1.5 These objectives have been carefully considered vibrancy whilst delivering strong links to the to ensure this submission provides multifunctional existing settlement and the wider landscape. green connections and a strong character strategy which is in-keeping with the existing aesthetic of 1.3 Our proposal brings together strong housebuilding Bedworth. experience, housing management and local sales expertise along with a development team of 1.6 Persimmon’s commitment to the delivery of respected consultants that will assist us to shape a broad range of tenures to attract and retain and deliver this exciting new neighbourhood. economically active residents will help contribute to an accelerated build programme. 1.7 Persimmon Homes will partner with experienced leaders in the community local and district centre sectors to ensure the aspirations of this vibrant neighbourhood are met. 5

1 INTRODUCTION SITE LOCATION & CONTEXT 1.11 Hospital Lane runs along the west and southwest edges of the site with open countryside beyond. 1.8 The proposed site at Hospital Lane has a total area of 23.17 hectares. 1.12 The existing Moat Farm forms a pocket of retained development excluded from the application area, 1.9 The site is situated on the south western edge of accessed from Hospital Lane, and lies adjacent to Bedworth’s urban fringe, adjacent to residential a retained existing barn within the application area. use at Goodyers End and lies approximately 0.3km north of the M6 Motorway. 1.10 The site is predominantly bounded by residential development to the north, east and southeast, together with Newdigate Primary School and Anderton Road Playing Fields which adjoin part of the northern boundary. View from Hospital Lane looking east across the proposed site 6

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 HOSPITAL LANE Figure 1: Site Location Plan 7

SHARED VALUES an rely on aOtUaRpMrIiScSeIOtNhey can 2.1 To build homes with quality our customers can rely on at a price they can afford. ustomer servicOe UaRt itVs IhSeIOarNt, ble and inclusive communities. 2.2 To be Britain’s leading home-builder, with quality and customer service at its heart, building the best value ur low cost strehnogmtehs aondthe market in sustainable and inclusive communities. eople as possible to buy the 2.3 We will invest in innovation and technology to extend our low cost strengths and enhance our five-star capabilities to enable as many people as possible to buy the homes we build. TEAM WORK SOCIAL IMPACT EXCELLENCE ALWAYS We are one team. We work WfueturbeuiinldshuostmaiensafbolOer thUeR MISSION We strive to be excellent in in an open and collaborative all that we do. custommeanrnsecr tao dnelriveelryfoor n at a pricecomthmeunyiticesa. n To build homes with quality our customers can rely on at a pri customers and communities. We will leave a legaacffyothradt . delivers economicO, soUcRiaVl ISION We focus relentlessly on providing the dream of ahrkqeutainlitysWaunaesdnteandmienbcwaruaibdscteleeoamdsa.ivneedrrssiitenycrvluicseivaetcitosmhematabuornunttid,lhidteeieinncs.vo.irmonmmuennittieaTbsl ovwuaeiblludeeinBgrittahien’bselesatbhthvdouoamiilnudluesgina-eognhwdhtohsnomeoemfrbesfheea-isbpmst uvotiloiaienldlsutebeh,yre,hwigmhitahrkqeutainlitysuasntadincaubstleomanedr service at its h inclusive com obglyetaosemrWxetaewenandyreddvptoeheluoeorptpaloclleeawnreatcsesoorspfsaotnssdtsriebnlegttohsbaunydWstahefeeutyphstoalnddtaherdhs.igeWhenesht awnillcinevoeusrt quality homes in the most in incnosot-veaffitcioienntamnadnnteerc. hnology to extend our low cost strengths a five-star capabilities to enable as many people as possible to bu colleagues. homes we build. We deliver for our customers, communities and stakeholders. IVEN TEAM WORK OUR VALUES CSOUSCTIAOLMIMERPAFOCTCUSED EVXACLEULELDENRICVEENALWAYS TEAM WORK the best value, We are one team. We work OWuer bcuisldtohmoemrseas rfeorotuhre WWee sdtreivlievetor thbee beexcstevllaelnutein, We are one team y homes to our in an open and collaborative fiursttuprerioinritsyu.stainable ahlilgthhaqtuwaelitydhoo. mes to our in an open and co manner to deliver for communities. customers. manner to deliver age customers and communities. customers and co eurship, innovation WWee awiimll letoavbeuialdlegacy that WWee feonccuosureralegnetlessly on fficiency to drive We embrace diversity cdoenlivsiestres netclyohniogmh iqcu, asolictyial pernotrveidpirnegntehuersdhripe,aimnnoofvation We embrace dive ading and new ideas. haonmd eesnivnircoonmmemnutnailtiveaslue haonmd ec-ooswt-eneffricshieipnctoy to drive and new ideas. ce. wtohtehree cpoemopmleunloitvieestwoelive. tinhdouusstaryn-dlesaodfinfagmilies by We develop careers and build in. bpueirlfdoinrmgathneceb.est value, high We develop care competitive reward the talents of quality homes in the most reward the talent nable returns colleagues. WWee wupillheoaldrnthoeurhighest cost-efficient manner. colleagues. csaufsetotymsetarsn’dtraursdtsb. y We deliver competitive eholders. treating them fairly and and sustainable returns with integrity. fWoer oduer lsivhearrefohroolduer crsu. stomers, 8 communities and stakeholders.

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 SHARED VALUES THE FIVE CORE VALUES 2.4 The Church of England, in its report Coming Home, has identified five core values (or pillars) that set a new standard and vision for what good housing should look like: 2.5 “A good home is a place that enables us to live in harmony with the natural environment; it is a place where we feel safe; it enables us to put down roots and belong to a community; it is a place we enjoy living in and delight to come home to. Fundamentally, we believe that a home should be five things: sustainable, safe, stable, sociable and satisfying” SAFE STABLE All housing should be free from dangers like Homes should be affordable damp, fire, intruders or places where individuals cold. and families can settle and put down roots without the It should be warm and fear of disruption. safe, a place we feel protected and at home. SUSTAINABLE SOCIABLE SATISFYING Good homes are satisfying. Housing that does not harm Housing must have enough our planet but sustains the space inside and outside They should be efficient balance of the natural world to socialise, exercise, and utilise innovative design we live in and depend on for interact, to get to know our and technology to create a new and future generations. neighbours and be part of a space that is comfortable, a community. place where we truly belong 9

2 DELIVERY THE DELIVERY TEAM 2.6 Persimmon Homes have a proven track record of delivering large scale developments to a high quality standard. The Central Region has successfully obtained planning permission for over 2,500 dwellings and built over 2,000 new homes across the West Midlands under the current team. 2.7 The following team will be responsible for the delivery of the application at Hospital Lane, Bedworth: Persimmon Central • Neil Williams - Managing Director • Nick Wilkins - Technical Director • Joe Davis - Commercial Director • Emily Berville Charlesworth - Land and Planning Manager 2.8 Persimmon Homes want to ensure that our vision of providing a high quality community is achieved by appointing the best consultants and developers to create an exemplar scheme. Highstone Design • Chris Hunter - Director (Design and Technical) • Steve Williams - Design Manager 2.9 Highstone Design are an Architectural, Urban Design and Landscape Architecture studio with an experienced team that have designed and delivered many high quality residential developments across the UK. 2.10 The team adopt a holistic and innovative approach to their work to maximise the benefits of new development to create memorable places, diverse environments and proud communities. Local and District Centre Delivery 2.11 To provide a sense of community to the scheme it is important for Persimmon Homes to select a Local and District Centre Developer who has demonstrated that they follow through with our aspirations of enhancing the site to increase the wellbeing of existing and new residents of Bedworth. 10

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 2.12 Key components of a meaningful scheme include the ability to understand a community’s needs and aspirations, and combining them with an appreciation of local context. UNDERSTANDING CHARACTER ELLIS COURT, SELLY OAK 2.13 Ellis Court formed part of the Former Selly Oak Hospital and was the admin block for the staff during the hospitals operation. The former building has been refurbished and now has extended wings to the original building all whilst being in keeping with the original red brick of the infirmary and local characteristics of the area. SYMPATHETIC DESIGNS THE OVAL, SELLY OAK 2.14 The Oval’s proximity to The Bournville Conservation Area required a sympathetic approach whilst encouraging designs that are key to the famous conservation area formed as part of George Cadbury’s legacy of providing a sense of identity and community to his workers. The Oval, named so by the cricket oval and pavilion located in its centre is a key focal point for the homes which look onto the green space. LANDSCAPE LED APPROACH KENILWORTH GATE, KENILWORTH 2.15 Kenilworth is a market town on the outskirts of Warwick, famous for its impressive castle and Elizabethan Gardens. Charles Church are currently building 98 homes on the outskirts of Kenilworth. The scheme is landscape and biodiversity led and provides connections to the latter phases and existing dwellings surrounding. The scheme includes many protected trees which will be enhanced by traditional and ornamental hedgerows as well as different character areas to give identity to different portions of the new development. 11

3 SITE & CONTEXT SITE DESCRIPTION 3.2 The fabric of the site is as follows: 3.1 The site is composed of a number of fields of • Agricultural land use (arable crop and livestock varying size which are principally used for arable pasture);. crop production and livestock pasture. It includes extensive hedgerows with scattered hedgerow • Softly undulating topography; trees. The site is located on the south western periphery of the town, between the existing • Hedgerow field boundaries with ditches; neighbourhoods of Smorall Lane and Goodyers End. To the north, east and south east, the site • Field hedgerows are mostly robust in scale, and adjoins well-established residential development, of varied quality and age; which is predominantly two storey in scale. • A number of Public Rights of Way pass through the site; and • A high voltage overhead power line which crosses the northern part of the site close to existing houses. 1 4 3 HOSPITAL LANE 2 Figure 2: Photograph Location Plan 12

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 Photo 1: View across the site from Hospital Lane at the north western corner of the site Photo 2: View from Hospital Lane at the southern boundary of the site looking north Photo 3: View from Mavor Drive looking west into the proposed site Photo 4: View from Anderton Road at the northern boundary of the site looking south 13

3 SITE & CONTEXT SITE ANALYSIS OPPORTUNITIES 3.3 Following a detailed assessment of the site and its • The site is allocated for development; surrounding area, a number of opportunities and constraints have been identified. These findings • New local and district centres to compliment have formed the basis for the sketch proposals for nearby facilities and transport links; the site. • The addition of new homes to the local housing 3.4 The design team have approached the site with stock; positivity and optimism and have sought to view traditional constraints as opportunities to develop • Utilising the existing highways and access off the site in an innovative way. Hospital Lane; CONSTRAINTS • The creation of feature greenspaces with opportunities for sustainable water attenuation to • Relationship with neighbouring properties; improve drainage and appearance; • High power line and wayleave; • Two existing Public Rights of Way cross the site One of these runs north to south providing a • The sensitive edges of the development; connection between Hospital Lane and Cardigan Lane with a spur running along the north-eastern • Retention of established trees and hedgerows/ boundary of the site connecting to Anderton landscape infrastructure; and Road. Another PRoW runs east to west through the middle of the site providing a connection • Existing sewer, gas and telecoms infrastructure. between Mavor Drive and Hospital Lane; and • A network of landscaped corridors and open spaces to create an attractive parkland community. Location of proposed Bus Gate along Hospital Lane 14

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 TECHNICAL UNDERSTANDING ECOLOGY ACCESS 3.11 There is currently no direct vehicular access into 3.5 A preliminary ecological assessment was undertaken to assess the baseline conditions within the application site from Hospital Lane to adoptable the site and further surveys were recommended standards. It is presently serviced from two field in order to inform the design of the site, and any gates with localised dropped kerbs. mitigation requirements. 3.12 Public footpaths B8 and B9 cross the application 3.6 In summary, the habitats impacted on site were site. The recorded alignment of these public of limited ecological value, with those of intrinsic footpaths is shown on the adjacent extract of the value to flora and fauna species such as scattered Definitive Map, the legal record of public rights of tree, and hedgerow to be largely retained within the way. proposed development. 3.13 The existing PRoW network facilitates pedestrian 3.7 In addition, it was identified that there would likely access to the existing residential area to the north be a biodiversity net gain on site due to retention and east of the site providing connections to Mavor of scattered tree, ditches and hedgerows, and the Drive, Cardigan Road and Anderton Road. ecologists recommendations will be adhered to in order to achieve overall net gain. ARBORICULTURE 3.14 An Arboricultural Impact Assessment was LANDSCAPE AND VISUAL undertaken and accompanies this application. 3.8 A Landscape and Visual Appraisal was carried out in December 2022 on behalf of Richborough 3.15 The survey found that the majority of trees on site Estates to identify the baseline conditions of the are located either within field hedgerows to the site and surrounding area and to determine those northern boundary, and within the eastern and landscape and visual characteristics that might south eastern periphery of the site. inform the design of the development, including recommendations for mitigation. 3.16 Trees in the northern site area are predominantly associated with the existing field boundaries, and 3.9 The report concludes that the proposed residential trees within the lower portion of the site are within development would result in a very limited number the field hedgerow. There are a modest number of of material landscape or visual effects and that the trees scattered within the existing field area in the development comprises a logical urban extension south east and the southern periphery of the site. to the existing built-up area of Bedworth. 3.17 In summary, the survey identified 95 individual 3.10 A thorough list of landscape recommendations trees, 40 hedgerows and 5 groups of trees, and guiding principles were set out as part of totalling 140 items. Of these 140 items, 4 have the previous application and these have been been categorised as A, of high quality, 71 have considered when evolving the proposals. The been categorised as B, of moderate quality; and 64 design team have worked closely to ensure that have been categorised as C and are of low quality. the new development will respect and celebrate the existing and future landscape interventions associated with the land at Hospital Lane. 15

4 DESIGN PROPOSALS OUR APPROACH 4.3 Our aspirations for a new parkland neighbourhood at Hospital Lane seek to reflect this perfect blend 4.1 Our proposals for Hospital Lane seek to respect of high quality urban living, that is in harmony with the local area’s built form and natural features its natural surroundings. Using the existing natural whilst complimenting the landscape framework with features of the site and setting as the framework a network of new parks, linear greenways and high for the future development, the new neighbourhood quality public realm. These new spaces will provide will feature the following placemaking elements: an attractive setting for a high quality new parkland neighbourhood which will be a positive addition to • A distinct community which is directly linked to Bedworth. Bedworth whilst responding to the attractive landscape setting; 4.2 There are numerous opportunities to improve pedestrian/cycle links between the site and the • A high quality development which reflects the existing settlement. These improvements will positive aspects of traditional local building boost the local economy whilst creating attractive styles; connections between this part of Bedworth and the wider landscape to the north of the town. • New homes laid out in coherent groupings of formal streets, lanes and private driveways; • A network of blue/green corridors and perimeter greenspaces providing attractive pedestrian/ cycle routes; • A network of parkland which permeates through the scheme on the alignment of the existing footpath network; • Public access to new parkland and Suitable Alternative Natural Greenspaces (SANG); and • A connected series of distinctive street scenes which run through the heart of the scheme, characterised by a succession of evolving vistas and glimpsed views towards green spaces. 16

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 Hospital Lane 8 11 8 Newdigate Primary 4 School 1 Mavor Drive Church Farm 13 7 3 2 11 6 NORTHERN 11 QUA9RTER 6 MID10DLEGATE SQUARE 6 6 6 2 2 Mavor Drive MIDDLEGATE 1 SQUA9RE 6 12 7 5 6 2 6 1 7 Moat Farm Drive Hospital Lane Figure 3: Approved Illustrative Masterplan 17

MIDDLEGATE SQUARE 4.4 The new spaces and uses within Middlegate Square will form an integral part of the new vibrant community and Persimmon Homes are committed to delivering a new District Centre for Bedworth that will benefit people of today and generations of the future. 4.5 As an important entrance gateway into the site from Hospital Lane, this area is key to establishing a high quality and strong character for the wider development. 18

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 NORTHERN QUARTER 4.6 The Northern Quarter is a valuable element when uniting the existing residents of Bedworth and this new parkland neighbourhood. The spaces and facilities will be multi-generational and promote healthy lifestyles and wellbeing. 4.7 As per the previous masterplan, the Northern Quarter is positioned at the northern edge of the new development, overlooking open space, large play area, enhanced habitats and a network of shared footpaths and cycle ways. 19

Figure 4: Sketch Layout 20

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 4 DESIGN PROPOSALS DESIGN CONCEPTS 4.8 The Sketch Layout on the previous page illustrates some of the thought processes and ideas that the design team considered in the early stages of generating the proposals presented within this document. 4.9 The concepts were informed by the work previously carried out under the previous planning application. The principles set out and illustrated by the previous masterplan have been incorporated and expanded upon to provide a suitable framework in which development cells can be delivered. 4.10 Key features of the Concept Plan include: Concept 1 - Parkland First Approach This site presents a fantastic opportunity to deliver a huge area of parkland and a series of attractive green corridors through the heart of a new vibrant community. The Sketch Layout therefore needed to demonstrate a landscape led approach which respects the existing landscape fabric to create attractive parkland and flexible spaces, linked by a safe network of footpaths and cycle routes. Persimmon Homes and the Design Team therefore placed early emphasis on the existing landscape structure and features within site to provide a fantastic foundation for attractive and characterful parkland. These spaces will allow people to socialise, exercise, interact, and be part of a proud community. Concept 2 - A Connected Community It was imperative that we respond appropriately to the previously produced technical material and design work to carry forward the positive influences that contribute to the attractive landscape setting of the site. A significant factor that was considered at an early stage was the need to celebrate the positive aspects of traditional local building styles and materials. The architectural details and materials palette will harmoniously support the introduction of this new neighbourhood to Bedworth. Concept 3 - Vibrant Places Place making is fundamental to the delivery of successful residential development. The existing and proposed landscape structure, as well as the appearance and function of the new Middlegate Square and Northern Quarter centres will therefore combine to create unified, sympathetic and high quality destinations within this vibrant new neighbourhood. High quality landscaping, design details and materials will enhance the biodiversity, appearance and sustainability credentials of the overall development to meet the aspirations of Persimmon Homes and the existing local people. This is knitted together with a clear movement framework and street hierarchy which structures the site into a series of legible development parcels, whilst maintaining focus on creating a walkable and cyclable neighbourhood. 21

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HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 COMPONENTS OF CHARACTER 4.15 The materials palette for the contrasting character type will include rough cast render with red brick 4.11 The materials palette has been developed following detailing. The contrast will create focal points within a detailed study of the existing vernacular within the development at key nodes and at the end of Bedworth. carefully considered vistas. The brick detailing will be applied with a matching brick to the rest of the 4.12 A palette of varying red brick types will be applied development to maintain continuity through the across the site to create a diverse streetscene development. pattern that generates subtle tone and texture differences. A combination of red and grey tiles 4.16 Again, a combination of red and grey roofs across the scheme will also introduce an additional will provide an additional layer of tone to the layer of character to the development. development to enhance the overall appearance of the development. 4.13 Properties with boundaries abutting the highways will include enhanced treatment with a matching 4.17 Porch canopies will be included to provide an brick wall to 900mm and timber close boarded additional level of depth to the appearance of the fences to bring it up to 1800mm in height. built form. 4.14 Front gardens will be landscaped with a diverse 4.18 Low native hedgerows will be proposed to corner mix of native and ornamental shrubs, trees and plots to wrap around the new homes and prevent hedgerows to create an attractive frontage that pedestrians from straying onto private lawns. clearly defines the private and public realms of the development. 23

Figure 5: Green Infrastructure Plan 24

HOSPITAL LANE, BEDWORTH - VISION STATEMENT - PERSIMMON - 2023 4 DESIGN PROPOSALS LANDSCAPE STRATEGY 4.22 Trees planted could be a combination of large canopy species within public open spaces and 4.19 A landscape strategy has been developed to narrower columnar varieties for locations closer to ensure that an appropriate approach is taken buildings. when considering the retention, removal and enhancement of the site. 4.23 The planting designs will be more domestic in scale for private garden frontages with compact 4.20 New tree, hedge, shrub planting will compliment species of trees and a more diverse range of plants the existing setting whilst boosting the biodiversity used. Scent, movement and form will provide benefits of the site. This approach will also seasonal interest whilst creating attractive streets contribute to the development being an attractive, with elevated biodiversity benefits for local wildlife. healthy and desirable place to live. 4.21 A range of tree and shrub species will be selected to contribute to the character of private and communal spaces throughout the development. 25

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