Meeting documents
Cabinet
Wednesday, 5th March, 2003
Western Riverside
Supplementary Planning Guidance
Draft for Consultation March 2003
Contents Page
Part A Context
1 Introduction 4
1.1 Purpose 4
1.2 Status 4
1.3 Implementation 5
2 Policy Context 6
2.1 Council Policy 6
2.2 Planning Policy 6
3 The Development Area 9
3.1 Western Riverside 9
4 Development Context 10
4.1 Setting 10
4.2 Heritage 10
4.3 Contamination 10
4.4 Flood Prevention 11
4.5 Hydrogeology (Groundwater & Hot Springs) 11
4.6 Geotechnical (Ground Conditions) 11
4.7 Archaeology 11
4.8 Ecology 12
4.9 Landscape 12
4.10 Noise & Vibration 12
4.11 Air Quality 12
Part B Guidance
5 Development Principles 13
5.1 Introduction 13
5.2 Compatibility 13
5.3 Sustainable Development 13
5.4 Community Involvement 13
6 Comprehensive Redevelopment 15
6.1 General Considerations 15
6.2 Housing 15
6.3 Commercial and Employment 15
6.4 Retail & Leisure 16
6.5 Community Facilities 16
6.6 Recreational & Open Spaces 16
6.7 Displaced Uses 16
7 Providing a Sustainable and Integrated Transport Choice 18
7.1 General considerations 18
7.2 Integrated Transportation 18
7.3 Park & Ride Expansion 18
7.4 Residents Parking 18
7.5 Access 19
8 Quality, Excellence and Innovation in Design 20
8.1 General Considerations 20
8.2 Character 20
8.3 Continuity and Enclosure 21
8.4 Public Realm 21
8.5 Ease of Movement 21
8.6 Legibility 22
8.7 Adaptability 22
8.8 Diversity 22
9 Sustainable Use of Resources 23
9.1 Sustainability in Planning & Design 23
9.2 Sustainability in Construction 23
Appendices
1 Background Papers
Part A Context
1 Introduction
1.1 Purpose
This document sets out the key land-use planning requirements, principles and criteria the Council will use, alongside other material planning considerations, to evaluate and determine planning applications for redevelopment of all or part of the Western Riverside area. It is not the purpose of this document to provide a detailed masterplan or to set out the Council's requirements in exhaustive and definitive form. This will be done at a later stage in the development process, as shown in the diagram below.
Figure.1: Public Consultation Opportunities at different stages during the Process
Draft Supplementary Planning Guidance
B&NES
Local Plan
Public Consultation
Public Consultation
1.2 Status
1.2.1 This document constitutes draft Supplementary Planning Guidance to Policy 6 of the adopted Joint Replacement Structure Plan and Policy GDS.1 of the emerging Bath and North East Somerset Local Plan. The Council intends to adopt this draft guidance following public consultation during the summer of 2003. On adoption the guidance will constitute a material planning consideration in the determination of proposals to develop all or part of the Western Riverside area. A more detailed Masterplan for the area based on this guidance will follow.
1.2.2 Once the Masterplan is adopted by the Council it will further increase the weight attached to this guidance as a material planning consideration. Applications will need to demonstrate that they conform fully with the Masterplan and any relevant supporting documents accompanying it.
1.3 Implementation
1.3.1 Over the next 15 years in excess of £1 billion of investment is envisaged for the Western Riverside area. This scale of change needs to be managed in a sensitive, comprehensive and co-ordinated way. Local communities and businesses in the area will continue to be engaged and consulted as the process unfolds. Land assembly will be a key issue to resolve because of the fragmented nature of ownerships and other interests. Compulsory purchase of sites may be required in the event of negotiations not succeeding. The success of the regeneration of Western Riverside will depend on the long-term commitment of private, public and community interests working in partnership to achieve the overall vision for the area set out at 2.1.2 below.
1.3.2 The Masterplan will clarify site boundaries, acceptable land-uses, access and other planning considerations including developer contributions for transport infrastructure, open space, 30% affordable housing and other social infrastructure. It will be based upon an Environmental Appraisal and will incorporate or be accompanied by:
· Urban Design Guidelines;
· a Conservation Area Assessment and Context Study;
· Landscape and Biodiversity Design Guidelines and
· an Integrated Transportation Strategy.
1.3.3 Planning applications will need to address fully the matters set out in this document and in the Masterplan. They will need to demonstrate that the proposed development can be undertaken in accordance with the comprehensive approach set out in Section 5. Proposals will need to demonstrate the capability of the scheme to meet any requirements for developer contributions in accordance with Policy IMP.1 of the revised Deposit Draft Bath & North East Somerset Local Plan.
2 Policy Context
2.1 Council Policy
2.1.1 During 1999 the Council commissioned consultants to produce a Comprehensive Development Framework (CDF) for Western Riverside. In February 2000 the Council's Strategy Committee endorsed the CDF and resolved that it be adopted as the basis for Planning Policy and Design Guidance and that this guidance be incorporated into the B&NES Local Plan.
2.1.2 The Council's adopted Vision Statement for Western Riverside is
To create a vital and viable place which reconnects the urban fabric of Bath in a seamless way to offer a high quality mixed use environment that functions as a working and living quarter of the City, and reinforces its World Heritage status.
2.1.3 In taking forward this vision statement, the Council's Western Riverside Project Team prepared and consulted upon a Regeneration Framework Report in December 2001. Parts A and B of this Report and associated documents form the information base upon which this SPG has been prepared. A list of background documents is provided at Appendix 1.
2.2 Planning Policy
2.2.1 This guidance supplements both the adopted Joint Replacement Structure Plan (JRSP) and the emerging Bath and North East Somerset Local Plan. Development Plan policies in relation to Western Riverside accord with national and regional planning guidance.
2.2.2 Specifically this guidance supplements Policy 6 of the JRSP:
In Bath, development and transport proposals will maintain and enhance the City's economic and social prosperity, and its roles as a regional centre and a focus for international tourism, whilst safeguarding and contributing to its status as a World Heritage Site. This will require provision for:
· the improvement of shopping and related facilities as required to safeguard and enhance the vitality and viability of the City Centre and its district and local centres;
· the enhancement of tourist and cultural facilities;
· employment uses to meet local requirements, in particular through the regeneration of previously used sites and mixed use schemes;
· additional housing, including mixed use schemes, in accord with Policies 34 and 35;
· traffic management and improvements to travel by non-car modes;
· of a scale and form that secures reductions in vehicular traffic, pollution and traffic congestion, safeguards and enhances the environment, and conserves the historic character and diversity of activity in the City.
Local Plans will address the problems of local and regional traffic movements in Bath and seek to achieve traffic reductions throughout the City as a whole by measures which will include
· providing for forms of development appropriate to secure the transport objectives of the City;
· substantially reducing through traffic in the City Centre by directing it to designated alternative routes and giving priority to public transport, pedestrians, and cyclists;
· controlling car parking in accord with the principles of Policy 54; and
· developing public transport on the corridors into Bath, and transport interchanges in accord with Policy 50, including upgrading the Bath bus/railway station.
2.2.3 The emerging B&NES Local Plan allocates Western Riverside for comprehensive mixed use development under Policy GDS.1 (site B1). The policy contains a number of general requirements applicable to all allocated development sites, together with specific requirements for Western Riverside. The site specific requirements have been amended since the Deposit Draft of the Local Plan. These changes have been agreed by Council on 20th March 2003 and will form part of the Revised Deposit Draft Local Plan. However, it should be noted that the general requirements set out below are those detailed in the Deposit Draft Local Plan. As such these requirements and the related policies may be amended in the Revised Deposit Draft Local Plan.
Policy GDS.1:
A. General site requirements for all sites:
I. Public transport services and infrastructure provision where current levels are insufficient to meet the needs of the site (Policy T.24).
II. Satisfactory safe access (Policy T.24).
III. To facilitate ease of movement, and to improve access to surrounding facilities and services, developments should be integrated and well connected to their surroundings. A choice of pedestrian, cycle and vehicle routes should be provided which create safe, secure and attractive environments (Policy D.2).
IV. Building orientation to maximise passive solar gain (Policy ES.2).
V. Sensitive building design and layout with appropriate landscape design and planting that responds to the physical context of the development (Policy D.3).
VI. Taking account of archaeological and nature conservation interests on or near the site (Policy BH.11-13 and NE.6-11).
B. General site requirements for all sites involving residential development:
1) Phasing of development in accordance with Policy HG.3 and as set out in GDS.1.
2) Provision of new and/or contribution to proposed or existing educational, community and recreational facilities including outdoor sports fields and children's playing space (Policies CF.6, SR.3 and SR.6) at a level directly related in scale and kind to the need generated by the site.
3) 30% affordable homes subject to the provision of Policy HG.8 and site thresholds set in the reasoned justification. Provision should be integrated with the general needs housing in such a way that it secures a mix of dwelling size, type and affordability avoiding concentration of only affordable housing.
C. Site specific allocations and requirements:
B1. Western Riverside - Site Area 39.2 ha
Development requirements:
Comprehensive mixed use scheme including:
i. Significant provision for business development (Use Class B1);
ii. About 900 dwellings during the Plan period (total capacity will be greater);
iii. High density urban form;
iv. Relocation of other uses including civic amenity site / refuse transfer station, sewage pumping and storage facility, gas storage facilities;
v. Flood mitigation measures;
vi. On and off site transport infrastructure including Rapid Transit System linking the site to Park & Ride facilities at Newbridge and the city centre;
vii. Public access to and along the riverside;
viii. Remediation of existing land contamination;
ix. Small scale local needs shopping, food and drink uses and local offices (Use Classes A1, A2 and A3);
x. No adverse impact on Bath's hot springs and their sources.
3 The Development Area
3.1 Western Riverside
3.1.1 "Western Riverside" refers to an area of about 40 hectares west from Green Park Station. The area is about the same size as the centre of Bath. In general terms it is bounded to the north by the A4 Upper Bristol Road, to the south by the A36 Lower Bristol Road, to the east by Midland Bridge Road and to the west by Windsor Bridge Road. The River Avon flows on a predominantly east-west axis through the area. 3 vehicular bridges and two pedestrian bridges cross the Avon within the area.
3.1.2 The area comprises a mixture of vacant and occupied land, nearly all of which is in private ownership. The existing land uses include the Waste Transfer Station and Household Waste Recycling Centre, large site compounds of Transco and Wessex Water, commercial and retail uses such as Sainsburys, Homebase, Green Park Station, several car showrooms along the Lower Bristol Road, employment uses such as the MoD Pines Way building, the Bath Press building and Victoria Business Park and residential uses along the Lower and Upper Bristol Road. About a third of the area including several Listed Buildings is within the Bath Conservation Area.
4 Development Context
4.1 Setting
4.1.1 The Western Riverside area forms part of the UNESCO World Heritage Site of Bath. The landscape setting of Bath is a critical contribution to its visual appeal and is a key element in the city being inscribed on the UNESCO list. It is essential that redevelopment is compatible with, respectful of and responsive to the natural and built environment surrounding the area and the city as a whole. The Environmental Appraisal and Masterplan will be expected to take particular account of these fundamental planning considerations. Potential effects of redevelopment of Western Riverside include:
· regeneration of a derelict and blighted part of the city;
· provision of new sustainable transportation facilities;
· direct loss/destruction or enhancement/restoration of historical/archaeological features;
· changes in the character of historic districts where Listed Buildings/Structures are located;
· deterioration in or enhancement of the visual setting of the buildings if the aesthetic nature of the development is not consistent with the heritage nature of the setting;
· water table fluctuations;
· potential loss/ destruction or enhancement of semi-natural habitats; and
· socio-economic change which may occur as a result of improved access and other changes.
4.2 Heritage
4.2.1 The Environmental Appraisal underpinning the Masterplan must include an assessment of the impact of redevelopment on the Conservation Area together with Listed Buildings and Buildings of Local Historic Interest.
4.2.2 The impact of redevelopment in this respect must be considered at all stages of the process. The most significant potential impact of the redevelopment is its potential threat to the visual integrity of the city, particularly in respect of the height and mass of buildings, materials and colours, key views into and out of the city, and the settings of individual buildings and groups such as Royal Crescent and Norfolk Crescent.
4.3 Contamination
4.3.1 The Western Riverside area has been preliminary assessed as having a medium to high contamination risk, principally because of the historic use of much of the area for heavy industry and service installations.
4.3.2 It is not possible at this stage to quantify the nature and extent of remediation needed for the regeneration area. Details must be included in a Remediation Plan forming part of the Environmental Appraisal accompanying the Masterplan. Sites at Western Riverside where a variety of hazards are likely to be encountered include:
· Transco gasworks - includes the area north of the river, currently a Civic Amenity site;
· heavy engineering works and foundry - includes the currently derelict area and the existing Sainsbury's and Homebase sites;
· railway lands - includes the former railway alignment across the area and the Green Park Station area;
· petrol stations/garages - a site south of the current gasworks was once noted as a `petroleum installation';
· wastewater pumping station - located close to the centre of the regeneration area;
· printing works - Bath Press site; and
· timber yards/saw mills - these were located in the eastern half of the regeneration area;
4.4 Flood Prevention
4.4.1 The majority of the development area is within the 1 to 100 year protected floodplain of the River Avon. The Environment Agency will require improved access to the river edge for maintenance and safety reasons, as well as for public enjoyment. Finished floor levels, flood defences and treatment of the riverbanks will need to be considered in greater detail in consultation with the Environment Agency during preparation of the Environmental Appraisal and Masterplan.
4.5 Hydrogeology (groundwater and hot springs)
4.5.1 The protection from pollution of any groundwater sources will be particularly important having regard to the expected level of land contamination within the area. The Environment Agency has power under the Water Resources Act 1991 and other legislation to take appropriate action against any person who causes or knowingly permits a pollutant to enter groundwater (or other bodies of water such as the River Avon).
4.5.2 Thermal water rises to the surface in the centre of the city at the King's Spring, Cross Bath Spring and Hetling Spring via a geological fault. Section 33 of the County of Avon Act 1982 confers legal protection on the hot springs. Any development within the area must not affect the integrity of Bath's hot springs and may require formal permission under the County of Avon Act.
4.5.3 Assessment of any potential impact of the development on groundwater and the thermal springs must be included within the Environmental Appraisal and taken into account in formulation of the Remediation Plan.
4.6 Geotechnical (ground conditions)
4.6.1 In general, the ground conditions in the Western Riverside area are poor. It is likely that the first three or four metres will be made ground or ground of low bearing capacity. Clay is often found at about four to five metres deep with mudstone or limestone being found around 10m. Most construction projects in the area, of any size, have been on piled foundations including the Sainsbury store and petrol station, and Homebase. Pile depths have been around 10-12m. Groundwater and flood level implications will also be a relevant consideration. Details will need to be included in the Environmental Appraisal accompanying the Masterplan.
4.7 Archaeology
4.7.1 The Environmental Appraisal underpinning the Masterplan must include an archaeological assessment of the redevelopment area having regard to development plan policies and designations. The following measures are in accordance with PPGs15 and 16 and having regard to development plan policies will be required as appropriate:
· any ground investigations should be subject to archaeological monitoring, and the Council's Archaeological Officer must be consulted before any proposed archaeological investigations are undertaken;
· the pre-Masterplan Environmental Appraisal must undertake and report upon a comprehensive site inspection to identify extant features of archaeological interest and to assess the likely impact of redevelopment on the survival of buried remains;
· trial trenching (or other appropriate investigative methods) of sites must be undertaken to confirm the presence of archaeological remains;
· in the event that remains of archaeological interest are encountered, further work must be undertaken in consultation with the Council's Archaeological Officer to ensure their proper investigation, recording and mitigation including preservation in situ where necessary.
4.8 Ecology
4.8.1 The River Avon is a Site of Nature Conservation Importance. Enhancement of the area for priority species and habitats as defined in national, regional and local biodiversity action plans will be needed. The Environmental Appraisal underpinning the Masterplan will be expected to include an ecological assessment of the redevelopment area having regard to development plan policies and designations and including:
· Phase 1 Habitat Surveys based upon collation and assessment of existing relevant ecological information within the identified development areas, and areas within any zone of influence (1km buffer from the edge of the area boundary), including target notes for key species (bats, badgers, otters, water voles, great crested newts, birds);
· additional Extended Phase 1 Habitat Survey (bats, badgers, otters, water voles, great crested newts, birds) of the Transport Link to complement existing survey information;
· an assessment methodology to be agreed with the Council's Ecological Officer;
· a detailed description and analysis of survey findings;
· a significance assessment of potential environmental impacts;
· proposed mitigation and enhancement measures; and
· proposals for monitoring change and achievement of aims/objectives.
4.9 Landscape
4.9.1 The Environmental Appraisal underpinning the Masterplan will be expected to include a landscape and visual assessment of the redevelopment area having regard to development plan policies and designations and including:
· an assessment methodology to be agreed with the Local Planning Authority;
· a detailed description and analysis of survey findings;
· a significance assessment of potential environmental impacts; and
· proposed mitigation and enhancement measures.
4.10 Noise and Vibration
4.10.1 PPG24 advises that the LPA must ensure that potentially noise-generating development does not cause an unacceptable degree of disturbance. This is reflected in emerging local plan policy ES12. An assessment of the potential impact of noise and vibration resulting from all stages and aspects of the development will be required as part of the Environmental Appraisal accompanying the Masterplan.
4.11 Air Quality
4.11.1 Air quality monitoring has indicated exceedence of standards in and around the city centre. This is discussed in the reasoned justification for emerging local plan policy ES10. An assessment of the potential impact of all stages and aspects of the development on air quality will be required as part of the Environmental Appraisal accompanying the Masterplan.
Part B Guidance
5 Development Principles
5.1 Introduction
5.1.1 The regeneration of the Western Riverside area offers the potential to make a significant contribution to delivering the Council's economic development, social and housing objectives. It provides a unique opportunity to produce a new city quarter that is an example of the best of contemporary urban design, architecture and sustainable development, contributing to Bath's World Heritage city status.
5.1.2 As well as according generally with principles and policies set out in the emerging Local Plan, any development proposal for part or whole of the area should demonstrate how it has addressed the specific Development Principles set out below. These principles have been consolidated during stakeholder and public consultation exercises in preparation of the Regeneration Framework Report, and they follow the Council's Vision Statement. There are three overarching principles from which the key principles derive.
Overarching Principles:
¬ Compatibility with Bath as a World Heritage Site
¬ Sustainable Development
¬ Community Involvement
Key Principles:
¬ Comprehensive Redevelopment
¬ Quality, Excellence and Innovation in Design
¬ Providing a Sustainable and Integrated Transport Choice
¬ Conserving and Enhancing Resources
The principles are outlined below. Detailed requirements of the key principles are set out in Chapters 6 - 9.
Overarching Principles
5.2 Compatibility
5.2.1 The fundamental consideration for any proposal will be its compatibility with Bath as a World Heritage Site. Appropriate redevelopment offers an excellent opportunity to enhance the fabric of Bath and the potential to integrate contemporary innovative design. The sensitivity of the city, its fabric, character and setting demands the highest standards of design.
5.3 Sustainable Development
5.3.1 The regeneration of Western Riverside must follow principles of sustainable development. The overarching objective is to provide a living and working urban environment at high density that encompasses a sense of community, is socially inclusive, minimises the use of resources where ever possible, encourages a high level of environmental responsibility and economic prosperity, and reduces the need to travel by private car.
5.4 Community Involvement
5.4.1 Regeneration of Western Riverside offers a unique opportunity to provide a balanced community through provision of attractive housing alongside employment and other accessible services in a safe environment. Proposals must involve the public to ensure that the needs of the wider community are met.
6 Comprehensive Redevelopment
6.1 General Considerations
6.1.1 It is only by treating the redevelopment of Western Riverside comprehensively that the implications of the whole area for Bath can be assessed in terms of the mix and location of uses and the infrastructure needed. A piecemeal approach is unacceptable having regard to the sensitivity of Bath and the need to protect the city from large-scale uncoordinated and potentially inappropriate redevelopment. Preparation of a Masterplan is therefore essential.
6.1.2 Mixed-use development is advocated as a positive development form within national, regional and strategic planning policy documents. Mixed uses at Western Riverside will bring activity during different times of the day, bring inherent vitality and sense of place to the area and reduce the need to travel.
6.1.3 Western Riverside is one of the largest redevelopment opportunities in the region. Getting the mix of uses right will result in significant benefits for the city, the district and the region. Getting it wrong may result in undesirable "knock-on" effects elsewhere. It is of paramount importance that the Masterplan proposals for the mix of uses is based on sound research.
6.1.4 As a large area being developed to densities where a complex of infrastructure needs will be unavoidable, the Western Riverside area is potentially suitable for a mix of:
· housing - a range of types and sizes across a wide price tenure and market structure;
· employment - offices and small light industrial/service industries;
· retail - local convenience and other retail to serve the Western Riverside community;
· evening uses/tourist facilities - development of hotels, pubs, restaurants and bars to complement rather than compete with existing city-centre facilities;
· cultural/leisure - a concert venue/conference centre;
· community - development of education, community and health facilities; and
· public space - including a riverside boulevard on the south bank of the Avon, green spaces, children's play areas and a school and community playing field.
.
6.2 Housing
6.2.1 Redevelopment of the Western Riverside area is expected to provide at least 900 new dwellings in the City during the Local plan period up to 2011 in order to make a substantial contribution towards Structure Plan dwelling requirements, with the potential of providing in the region of 1500 dwellings over the life of the development.
6.2.2 PPG3 promotes the creation of mixed and inclusive communities, which offer a choice of housing and lifestyle. Western Riverside must provide a mix of dwelling types and sizes which, given demographic trends and its location, should include a significant representation of smaller units. Flats will be common in this urban location. 3 bed and 4 bed dwellings are considered to be family accommodation and adequate amenity space which may include gardens should be provided in these cases.
6.2.3 Within the Plan period 270 new dwellings in the area (30% of total housing provision) must be affordable housing. Affordable housing of terraced or flatted accommodation should be integrated into the general needs housing so that clusters or groups are avoided.
6.3 Commercial and Employment
6.3.1 Redevelopment of the Western Riverside area is expected to provide business and office space, potentially linked to research and development facilities.
6.3.2. Five types of employment accommodation could successfully be provided. Each is attractive to different types of firms and different professions with different work cultures and skills needs:
· premium offices are large units in buildings of at least 50,000 sq. ft (500 sqm) offering large floor plates, space-efficient layouts and flexibility in use. They are built to a high specification and environmentally friendly systems, attracting corporate occupiers with medium to large workforces;
· modern offices are similar to premium offices, but cheaper thus helping to make Bath accessible to a wider range of companies;
· town house office developments will be in smaller buildings and units with some single-use buildings and others mixed, offering space for retail and A3 uses on their ground floors. These would be designed to fit with a more human scale of streetscape thus fitting more organically into the fabric of Bath;
· innovation-and-enterprise units including light industrial uses are very small units of less than 5,000 sq. ft (500sqm); and
· "live/work" units.
6.4 Retail/Leisure
6.4.1 New shopping should primarily be geared towards meeting the convenience needs of the resident and working population of the redeveloped area. However, paragraph B5.39 of the emerging Local Plan points out having regard to "bulky goods retail" that further studies are required to identify potential locations within the redevelopment area. The area will be suitable for a cultural events venue and a mix of pubs, bars and restaurants.
6.5 Community facilities
6.5.1 Facilities of this type should be planned centrally within the area to be within easy walking distance of every new home. A community complex and primary school should be developed as an integrated facility rather than as stand-alone buildings. The community complex will provide a meeting place for the Western Riverside community, including provision for childcare facilities and indoor sporting facilities. Access to and improvement of existing community facilities will be important in weaving the new development into the established city. Pedestrian movement between surrounding neighbourhoods will need to be built into the Masterplan through creation of north and south safe routes and prioritisation of crossing points on main roads.
6.5.2 The area will require one new two-form entry primary school capable of accommodating up to 420 pupils. The school site must be a minimum of 1.6 hectares in area including suitable space for a playing field of 5,000m2.
6.5.3 Redevelopment of the area will also be expected to provide appropriate healthcare facilities.
6.6 Recreation & Open Space
6.6.1 Any proposal will have to demonstrate how it will meet the outdoor sport requirements set out in Policy SR.6 of the emerging B&NES Local Plan including requirements for playing pitches, tennis courts etc. Informal open space for all age groups and children's play facilities will have to be provided to the Council's standard in accordance with policy SR.3 of the emerging B&NES Local Plan. The river and its frontage should be opened up for publicly accessible recreational purposes.
6.7 Relocated and Displaced Uses
6.7.1 Redevelopment of the area will result in relocation or displacement of uses including waste management, services and businesses. In order to properly manage this process a planned and comprehensive approach to redevelopment is essential. It will be necessary for the Environmental Appraisal accompanying the Masterplan to address the displacement of these uses including appropriate alternative provision.
7 Providing a Sustainable and Integrated Transport Choice
7.1 General considerations
7.1.1 Only by considering the transport implications of redevelopment of the site as a whole can its implications for the transport system of the Bath area be properly assessed and appropriate proposals brought forward. Having regard to the overarching principle of sustainability, any proposals must demonstrate how they will reduce reliance on the private car and enhance public transport infrastructure and other transport modes. The size of the redevelopment area and its envisaged high density is also likely to require provision of substantial off-site infrastructure. The Masterplan and any development proposals must thus be accompanied by an Integrated Transport Strategy which addresses the impact of the development on the transportation infrastructure of Bath and its surrounding transport network and demonstrates how the development integrates into the existing network and fulfils sustainability objectives.
7.1.2 The location of the area near to the centre of Bath allows a form of high density development where people can live and work in close proximity. The development must deliver a sustainable transport strategy based on low levels of private car usage within the site and enhanced public transport infrastructure together with enhanced provision for pedestrians and cyclists.
7.1.3 Access to the area will be achieved by a variety of motorised and non-motorised modes, utilising and enhancing existing infrastructure and introducing new infrastructure to serve the development.
7.2 Integrated Transportation
7.2.1 In order to maximise the development potential of the site it will be necessary that an integrated transportation system is developed and implemented to serve Bath Western Riverside, running between Newbridge Park and Ride and the city centre along the dismantled railway line or a suitable alternative route.
7.3 Park and Ride Expansion
7.3.1 In order to facilitate a development where parking is constrained, comprehensive access by other modes is required. The development will require a significant investment in park and ride to expand existing sites and ensure that the bus services are provide to the same or better frequency.
7.4 Residents Parking
7.4.1 The development of Bath Western Riverside will have an impact on local residents and local businesses in the city. Developers of the area will need to be aware of this and mitigate against adverse impacts of development in this location. Control of on-street parking should be considered and appropriate actions taken to identify areas likely to be affected and then identify whether it can be introduced in those areas affected need to be taken.
7.4.2 Implementation of such schemes can take between 9 and 15 months. Implementation will need to commence prior to commercial (employment) development being occupied.
7.4.3 Close proximity to the city and good public transport infrastructure means that parking standards applied to the development will be on average 0.7 spaces per dwelling. For many of the land-uses this will provide little more than parking to support operational requirements.
7.5 Access
7.5.1 The main means of access to the area will be via public transport. However improvements to pedestrian and cyclist facilities will be made, along with improvements to junctions where required.
7.5.2 Pedestrian access, bus stops and cyclist facilites will be improved with the implementation of measures including new crossing facilities including junction improvements where necessary and enhancement of the National Cycle Network on and around the area;
7.5.3 Additional access to the area will be achieved via the river and Western Riverside should include provision for mooring and jetties.
7.5.4 Rail access will use Oldfield Park station and Bath Spa station; the operator has indicated that service capacity may be increased depending on demand. Improvements to the built fabric of Oldfield Park station will be required and it should be fully accessible according to Disability Discrimination Act standards.
8 Quality, Excellence and Innovation in Design
8.1 General considerations
8.1.1 A fundamental regeneration objective is the pursuit of excellence and quality of design in creating a fully integrated, enjoyable and attractive place accessible to all. Excellence in design can best be set by example. Urban Design Guidelines based on the DETR / CABE publication `By Design' (2000) must be prepared to accompany the Masterplan. The development of the Guidelines must use as a basis the seven Core Objectives of Urban Design and the eight Aspects of Development Form as set out in the publication. The Guidelines will be expected to demonstrate how the development form selected can achieve the core objectives at Western Riverside and respects the cultural heritage of Bath as a World Heritage Site. Detailed design for individual buildings, groups and spaces will be expected to follow the general guidelines and to accompany planning applications in the form of design statements.
8.2 Character
A place with its own identity - reinforcing locally distinctive patterns of development, landscape and culture.
8.2.1 The central challenge for redevelopment of Western Riverside will be to create a new city quarter with its own distinctive and coherent character whilst simultaneously respecting the strong identity and local practices of Bath and integrating new technologies, building types and needs
River Avon
8.2.2 The River is undoubtedly the strongest landscape feature of the Western Riverside area with the potential to underpin and unite the character of the redevelopment. The Public consultation exercise showed strong support for opening up the river frontage for public use. Any proposal for the area is required to:
· provide residents, pedestrians and cyclists with a new and improved route through the area;
· create riverside public spaces;
· address riverside building massing, heights and densities sensitively in conjunction with conservation and enhancement of the riverside to encourage re-establishment of riverside habitats;
· buildings orientation should respect the river frontage as a public space;
· take account of the need to have landing stages to accommodate river transport;
· protect and use views along the river as well as across it.
Scale
8.2.3 Context studies of traditional streetscapes in Bath to establish the appropriate pattern and grain for Western Riverside should be undertaken in preparation of the Urban Design Guidelines. At Western Riverside eaves heights generally should be compatible with the average eaves height of properties in the city centre. Buildings at Western Riverside must not compete with the bigger Georgian groups in the city. It is important that massing and section of groups of buildings respects human scale and does not result in the perception that the development comprises large, solid, coarse-grained blocks, which would run counter to the overall character of development in Bath. There may be some scope for landmark taller buildings, and this will be a particular matter for the Masterplan and Urban Design Guidelines to address
8.2.4 Existing Views
Existing vistas over the area to and from important landmarks and features must be retained. Where the setting of locally important landmarks or buildings is directly affected, careful design will be required to enhance rather than detract from the setting.
Density
8.2.5 Low density development will not be appropriate at Western Riverside. To achieve continuity with the city centre, densities will need to be high. The highest densities should revolve around key focal points subject to design criteria.
Materials & Roofscape
8.2.6 Details and materials are key to the creation of a strong character and sense of place. They can be used both to assert the new, locally distinctive character of Western Riverside as a whole and to integrate it into the city. Particular aspects to address are:
· the nature and continuity of materials and how they relate to the setting of Bath especially in terms of the widespread use of Bath stone; and
· the need for a coherent approach to the design of roofscapes (roofscapes of the central low-lying parts of Bath contribute strongly to the character of the World Heritage Site)
8.3 Continuity and Enclosure
A place where public and private spaces are clearly distinguished
8.3.1 The scale and height of buildings should relate to the width and importance of the space which they enclose. A layout will be required which is consciously based upon familiar street and urban square patterns and proportions. The use of detail such as railings, walls, gates, arches and paving help to clearly define the relationship between fronts of buildings and streets in terms of public and private space.
8.3.2 Continuous street frontages will be required to define and help secure the public realm. However to add interest and variety these should include carefully designed projections and setbacks. Where appropriate certain buildings may step back entirely from the common building line. Active frontages will be required to help define the function of the public realm and to provide security.
8.4 Quality of the Public Realm
A place with attractive and successful outdoor areas.
8.4.1 Many aspects of development form come together to help create and define the public realm. Careful design of the scale and disposition of building frontages is essential to create an attractive, well-orientated public realm with active frontages at street level and with buildings that address the public realm. Public space should be designed with a purpose and relate to the buildings and land-use around it, space left over after development is a wasted resource. Sequencing of well-proportioned public squares and spaces and link routes will be required to form a varied and eventful experience for pedestrians and cyclists.
8.4.2 Long term success of the public realm will depend upon high quality future management and maintenance of both hard and soft landscaped areas. Planning obligations will be sought to achieve this.
8.5 Ease of Movement
A place that is easy to get to and move through
8.5.1 Places that are convenient, safe and comfortable to go to and pass through should be proposed. Within the development area places, spaces and routes will need to be connected to form a well designed network for pedestrians, cyclists and vehicles. Links to adjoining parts of the city and to existing pedestrian, cycle and vehicular routes must be created. Streets should reflect urban design qualities and not just traffic considerations.
8.6 Legibility
A place that has a clear image and is easy to understand
8.6.1 Ease of orientation and movement through the area can be achieved with the creation of a permeable and legible layout. Enhancing existing memorable views, designing buildings so that they reinforce the identity of particular streets or squares and paying particular attention to detailing are just a few ways to increase legibility.
8.6.2 Focal points and landmark buildings will be required. They can assist with orientation, signal change, mark places of activity and identify key routes within an urban environment. Views created within the area to locally important features both new and existing will build character and help with orientation. The temptation to mark every corner with a taller building should be resisted.
8.6.3 Public art should also be developed as an integral part of the public realm to create striking and memorable landmarks. Local communities and businesses should be involved in development of art works.
8.7 Adaptability
A place that can change easily
8.7.1 Buildings should be designed to be adaptable to different uses and not unalterably fitted to some very specific purpose. Places need to be adaptable at every scale (e.g. changes in household sizes but also changes to the nature of workplaces). Adaptability can ensure the "longevity" of buildings/areas and keep their flexibility in order to be successful over time in changing economic and social circumstances.
8.8 Diversity
A place with variety and choice
8.8.1 The correct mix of uses at different scales (e.g. within a single building or within a group of buildings) can determine how well used a place is at different times of the day and the scope of economic and social activities it will support. To achieve this it will be important to avoid simplistic zoning and instead provide a mix of uses within building blocks and within individual buildings which are compatible and interact positively so that 24 hour usage and increased safety and vitality of the public realm is secured.
9 Sustainable Use of Resources
9.1 General considerations
9.1.1 Sustainable development has been defined as: "Meeting the needs of the present generation without compromising the ability of future generations to meet their needs." (Brundtland Commission 1987). Sustainable use of resources is a key element in National, Regional and Local planning policy. "Prudent use of natural resources" is one of 4 National Sustainable Development Objectives set out in the Government publication A Better Quality of Life (DETR 1999). This includes conserving natural resources and biodiversity and making best use of land. These aspects should be considered at every stage of the development process. The Masterplan and development proposals for the site will be expected to demonstrate how best practice in the sustainable use of resources has been incorporated at every stage in the development process and how sustainable conservation and enhancement of the natural, built and historic environment has been taken fully into account.
9.2 Sustainability in Planning and Design
9.2.1 Proposals must demonstrate how the following criteria will be addressed during the planning and design phases:
Drainage
· For the regeneration area, wherever possible, the use of Sustainable Urban Drainage Systems should be adopted so as to address the problems of flooding and pollution which can result from the use of conventional drainage systems.
Land and buildings
· propose landscaping that reflects the composition of local habitats and enhances biodiversity;
· re-use soils for habitat creation and landscape planting;
· bring buildings of character back into "economic use" where possible.
Energy
· use Renewable sources of energy;
· explore Combined Heat and Power (CHP) as an integral element of area infrastructure;
· exploit of passive solar gain; and
· exploit use of natural light.
Waste Management
· recycle grey water and improve water efficiency in buildings e.g. low flush toilets;
· build sustainable urban drainage systems;
· integrate waste management facilities across the area to enable efficient segregation and collection of recyclable wastes and to encourage composting
9.3 Sustainability in Construction
9.3.1 Proposals must demonstrate how the following criteria will be addressed during the construction phase:
· materials should be recovered from demolished buildings and re-used/recycled on site where appropriate including uncontaminated soils and sub soils.
· use of recycled materials in construction where possible;
· design to minimise use of virgin materials;
· new technology/techniques should be explored to introduce new but sustainable materials;
· design for flexibility in use of buildings;
· insulation and energy efficiency of buildings should be improved in buildings;
· designing buildings having regard to orientation, shape, shading and related matters.
Part C
Appendix 1 - Background Documents
1. Bath Western Riverside Regeneration Framework Report, B&NES, December 2001.
2 Bath Western Riverside Regeneration Framework Report - Background Studies, B&NES, December 2001.
3 Bath Western Riverside Comprehensive Development Framework, B&NES, September 1999.
4 Strategy Committee report, February 2000.
5 Bath and North East Somerset Local Plan (Deposit Draft), B&NES, 2002.
6 Joint Replacement Structure Plan (Adopted 2002).
7 "By Design", DTLR (2000).
