Western Riverside APPENDIX 2

Supplementary Planning Guidance

Contents Page

Part A Context

1 Introduction 4

1.1 Western Riverside

1.2 Purpose 4

1.4 Implementation 6

2 Policy Context 9

2.1 Council Policy 9

3 Development Context 13

3.2 Historic Environment 13

3.3 Contamination 14

Part B Guidance

4 Development Principles 17

5 Comprehensive Redevelopment and Delivery 18

6 Providing a Sustainable and Integrated Transport Choice 22

7 Design and Compatibility 24

8 Sustainable Development 28

8.3 Sustainability in Construction 31

9. Community Involvement 32

Appendices

Part A Context

1 Introduction

1.1 Western Riverside

1.1.1 "Western Riverside" refers to an area of about 35 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.

1.1.2 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.

1.2 Purpose of the Supplementary Planning Guidance (SPG)

1.2.1 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 development brief, detailed masterplan or to set out the Council's requirements in exhaustive and definitive form. This will come forward at a later stage in the development process, as shown in the diagram below.

Draft Supplementary Planning Guidance

B&NES

Local Plan

Public Consultation

Public Consultation

1.2.2 It is essential that Western Riverside is developed to its optimum potential, making the most beneficial use of the land particularly given the constraints on major development around and within the City. Western Riverside is the only major land resource available to Bath. It is not efficiently used at present, and must be planned and delivered comprehensively, since partial planning and delivery will lead to possible under-use of its potential. The attainment of the Council's objectives as set out in planning policies and in this Guidance depends upon successful implementation. There is therefore a compelling need to ensure that a fully comprehensive approach to all issues is taken in delivering the regeneration of the area.

1.3 Status of the SPG

1.3.1 This document constitutes 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 guidance constitutes a material planning consideration in the determination of proposals to develop all or part of the Western Riverside area. It replaces the unadopted Regeneration Framework Report 2001, the adopted Comprehensive Development Framework report 1999 and other older documents prepared by Bath City Council relating to regeneration of the Western Riverside area.

1.4 Implementation

1.4.1 Over the next 15 - 20 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. 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. Successful implementation of a comprehensive regeneration of Western Riverside is therefore critically dependent upon a comprehensive Masterplanning process, successful land assembly and comprehensive delivery.

1.4.4 Given the significance of Western Riverside to the future success and prosperity of Bath and North East Somerset, there is a compelling need to ensure that fragmented land ownership does not prevent the strategy of securing comprehensive regeneration being achieved. Redevelopment of the area will result in relocation or displacement of uses including waste management, services and businesses. Land assembly by compulsory purchase may be required in order to further the economic development and regeneration of the area or in order to secure the comprehensive redevelopment and achieve the proper planning of the area. ODPM Circular 02/03 states that compulsory purchase powers are an important tool to use as a means of assembling land needed to help deliver social and economic change and to contribute towards effective and efficient urban regeneration, the revitalisation of communities and the promotion of business. The Council resolved in February 2000 that its statutory compulsory purchase powers will be used should other means of land assembly prove unsuccessful or unresolved title issues remain.

1.4.5 Planning applications will need to demonstrate that the proposed development can be undertaken in accordance with the comprehensive approach set out in this guidance. Proposals will need to demonstrate the capability of the scheme to meet any requirements for developer contributions identified in the Masterplan 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 its Key Principles and Urban Design Objectives be adopted as the basis for Planning Policy and Design Guidance and that this guidance be incorporated into the B&NES Local Plan. The key principles are:

2.1.2 The Council's adopted Vision Statement for Western Riverside is

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 and January 2002. 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 Policy 6 of the adopted Joint Replacement Structure Plan (JRSP) and Policy GDS1 of 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 Since the Bath Local Plan was prepared in the mid-1990's national policy has evolved significantly with greater emphasis placed, through revised Guidance, on the application of principles of sustainable development.

2.2.3 Regional Planning Guidance (RPG10) published in September 2001 provides a regional spatial strategy, sets out a broad development strategy for the period to 2016 and beyond, and provides the spatial framework for strategies and programmes. The RPG promotes a sustainable development pattern, minimising the need to develop on greenfield sites and to travel, and seeks to concentrate growth at the Principal Urban Areas and other designated centres of growth (Policy VIS1).

2.2.4 Development plans should seek the development of suitable previously developed urban land as the first priority for urban related land uses and seek a balance of land uses by promoting mixed use development, ensuring that land is used efficiently with well-designed development taking place at as high a density as possible commensurate with a good living and working environment (Policy VIS2).

2.2.5 The City of Bath is defined as a Principal Urban Area ("PUA") within the Northern Sub Region where the role of PUA's are to be strengthened, fostering urban renaissance (Policy SS3).

2.2.6 The PUA's offer the greatest potential for accommodating change and growth in a sustainable way. The high priority is for new investment; new development should be a positive force for change facilitating regeneration and restructuring (Paragraphs 3.7 and 3.8).

2.2.7 Communities should provide for mixed use, higher density development, viable shopping and educational and community facilities, public open spaces and good public transport links (Paragraph 3.8).

2.2.8 Existing land use allocations should be reappraised where alternative uses would help create mixed and balanced communities and there may be a need to reconsider longstanding but undeveloped employment site allocations as opportunities to provide additional housing (Paragraph 3.9).

2.2.9 Within Bath, the Guidance stresses that, in this area of national and international importance, optimum use needs to be made of any opportunities, including the reassessment of existing sites allocated for other uses, for residential and mixed use development (Paragraph 3.26 and Policy SS9).

2.2.10 Housing policies give priority to the reuse of previously developed land in urban areas (Paragraph 7.1).

2.2.11 Transport policies seek to promote a balanced mixture of uses in new developments (Policy TRAN1).

2.2.12 The Development Plan at present consists of the Joint Replacement Structure Plan adopted September 2002 and the Bath Local Plan adopted June 1997.

2.2.13 The JRSP seeks to concentrate development in the main urban areas including Bath and seeks to secure a more balanced pattern of housing and employment across the Plan area, including maintaining and enhancing the economic role of Bath (Policy 2).

2.2.14 Policy 6 sets out provisions required in order to maintain Bath's future including its economic and social prosperity, its role as a regional centre, its focus for international tourism and employment uses to meet local requirements, in particular through the regeneration of previously used sites including mixed use schemes, and additional housing in accordance with Policies 34 and 35.

2.2.15 Policy 6 (see Appendix 1) sets out an integrated strategic framework for development of transport in Bath and requires that a very careful balance needs to be set in preserving Bath's quality, providing investment necessary to maintain its fabric, economy and social prosperity and to accommodate the increasing demand for housing (Paragraph 2.56).

2.2.16 Opportunities for regeneration and for maintaining and creating mixes of use that reinforce the City will be realised particularly within and immediately adjacent to the City Centre (Paragraph 2.57).

2.2.17 The JRSP explains that optimum use should be made of existing employment premises and potential sites in urban areas (Paragraph 4.4) and that existing employment land commitments and un-used sites should be reviewed. There will be circumstances where an alternative use or mix of uses for an existing employment site or building would be appropriate (Paragraph 4.9), which offer greater potential benefits to the community (Policy 30).

2.2.18 The Structure Plan requires Bath and North East Somerset to accommodate 6,200 dwellings over the Plan period 1996-2011 with the priority being given to the re-use of previously developed land (Policies 33 and 34).

2.2.19 Although the Bath Local Plan adopted in June 1997 is becoming out of date and will be replaced by the emerging Bath and North East Somerset Local Plan, its policies must still be considered in the determination of any planning applications. The Bath Local Plan does not include the Western Riverside core site within any designation on the Proposals Map. The Local Plan through policy E4 safeguards industrial land for employment (B1 and B2) uses. In the light of up-to-date national, regional and structure plan policy, and recent appeal decisions, Policy E4 is now of very limited weight.

2.2.20 Emerging Local Plan Policy is currently set out in the Revised Deposit Draft Bath and North East Somerset Local Plan (September) 2003. The overall strategy for new development promotes a high quality of design, creating safe, secure and accessible environments and promoting mixed use development at high densities in highly accessible areas. A range of policies in the Plan is relevant to redevelopment of Western Riverside, including those set out below.

2.2.21 Policies in the Revised Deposit Draft Local Plan seek to ensure a sufficient supply of employment land by safeguarding existing employment land and buildings (subject to a variety of criteria) and allocating sites under policy GDS.1 for employment or mixed-use development.

2.2.22 Western Riverside is identified as a large redevelopment opportunity. Policy GDS1 (see Appendix 2) sets out general requirements for all sites and site specific allocation requirements in respect of Western Riverside for a comprehensive mixed use scheme.

2.2.23 Parking provision is to be made in accordance with the criteria set out in policy T26 and the maximum parking standards set out in the schedule attached to it. Provision below the maximum will be encouraged (particularly in accessible locations) provided it would not have unacceptable impact on on-street parking and consequently on road safety and/or residential amenity.

2.2.24 In summary, and as a consequence of this policy framework, the issues which this Supplementary Planning Guidance addresses are as follows:

2.2.25 These issues can only properly be addressed in accordance with the policy framework if a fully integrated and comprehensive approach is adopted to the planning and delivery of the regeneration of the area as set out at paragraph 1.2.3 above.

3 Development Context

3.1 Setting

3.1.1 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:

3.2 Historic Environment

3.2.1 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.

3.2.2 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.

3.2.3 The Environmental Appraisal underpinning the Masterplan must include an archaeological assessment of the redevelopment area having regard to development plan policies and designations. The assessment should include the industrial archaeology of the site based on a documentary study of the historical development of the area over time together with an appraisal of the value or otherwise of the remaining structures on it. The following measures are in accordance with PPGs15 and 16 and having regard to development plan policies will be required as appropriate:

3.3 Contamination

3.3.1 The Western Riverside area has been preliminarily 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.

3.3.2 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:

3.4 Flood Prevention

3.4.1 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.

3.5 Hydrogeology (groundwater and hot springs)

3.5.1 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). Identification and, where appropriate, protection of existing watercourses will also be required.

3.5.2 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.

3.5.3 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.

3.6 Geotechnical (ground conditions)

3.6.1 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, flood level and land contamination will also be a relevant consideration. Details will need to be included in the Environmental Appraisal accompanying the Masterplan.

3.7 Ecology

3.7.1 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:

3.8 Landscape and River

3.8.1 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:

3.9 Noise and Vibration

3.9.1 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.

3.10 Air Quality

3.10.1 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.

3.11 Transportation and Movement

3.11.1 Development proposals will be required to include a full assessment of transportation and movement.

3.11.2 Proposals for Western Riverside will need to recognise the key importance of transportation and access on the site and the linkages to the City Centre and the areas around. The development must make provision for a high quality rapid transport link with a high degree of segregation from Newbridge to link to the City Centre. Road access and on-site parking must be compatible with the provision of a true choice of modes of transport within and beyond the site. New and improved pedestrian and cycle linkages to the surrounding areas will need to be secured. The Council will consider further improvements to linkages outside the Western Riverside site.Part B Guidance

4 Development Principles

4.1 Introduction

4.1.1 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.

4.1.2 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. They have been consolidated during stakeholder and public consultation exercises in preparation of the Regeneration Framework Report, and they follow the Council's Vision Statement.

Development Principles:

5 Comprehensive Redevelopment And Delivery

5.1 General Considerations

5.1.1 The reasons why a comprehensive approach to the regeneration and delivery of Western Riverside is required are summarised at paragraph 1.2.3. Western Riverside is of critical importance to the future success and development of Bath and North East Somerset. It represents an opportunity that will not recur and the optimum use of the area's potential must be realised. Only in this way can the complex and interrelated economic, social and environmental objectives, which need to be met, be successfully addressed.

5.1.2 High quality employment generating development of sufficient critical mass needs to be secured. Creating employment depends upon meeting the needs of future commercial occupiers, which in turn is dependent upon the creation of a definable commercial district as part of Western Riverside. Small scale commercial development of a more piecemeal nature will not enable this objective to be achieved. A range of commercial accommodation needs to be provided.

5.1.3 Viability needs to be achieved in all respects across the whole of the regeneration period. The comprehensive regeneration will create substantial private and social costs, which need to be met from the development whilst ensuring that the financial viability is continuously achieved. There are significant abnormal development costs which will need to be met by the gross development value created across the Western Riverside area as a whole. An unplanned incremental approach would severely compromise the ability to achieve this objective.

5.1.4 The optimum land use balance needs to be delivered. A vibrant and vital City quarter will be created through the interrelationship of housing, commercial, retail, cultural, leisure and community activities brought together within the master planning process. The optimum disposition of land uses across the site needs to be achieved in order to deliver integration within Western Riverside and between Western Riverside and the wider City and therefore involves relocation of some existing uses. A range of forms of accommodation within any particular land use will also need to be delivered.

5.1.5 The requisite supporting infrastructure and facilities need to be delivered. The regeneration of an area of the scale of Western Riverside will be dependent upon the provision of substantial social and physical infrastructure and facilities, which need to be planned for and provided in a comprehensive manner. The infrastructure works include comprehensive decontamination and flood risk management.

5.1.6 High quality urban design for the area as a whole needs to be achieved. High quality design is needed not only to integrate the new Western Riverside with the City, but also to ensure that the quality of the environment within Western Riverside will endure in the long term, responding to the context within which it is located and created.

5.1.7 Accessibility, linkages, permeability and transport infrastructure together with integration with the City as a whole needs to be secured. All modes of transport and movement need to be assessed cumulatively if the principles of sustainable development are to be applied. Western Riverside forms a key part of the wider City and should be integrated with it. Western Riverside also forms a key role in assisting towards the provision of a rapid transport link serving the City.

5.1.8 Appropriate sequencing of development will enable the regeneration of the area as a whole to be achieved. A failure to address sequencing at an early stage may result in prejudice to the future regeneration of parts of Western Riverside. Piecemeal development without appropriate sequencing will not enable the full consequences of development to be properly addressed and the optimum development of the whole area to be achieved. For example, the relocation and displacement of certain existing uses will need to be planned for and delivered. The displacement of these uses will need to be addressed through appropriate alternative provision which may need to be within other parts of the Western Riverside area.

5.1.9 It is clear that a comprehensive town planning and development approach is therefore a pre-requisite to the successful transformation of Western Riverside and a piecemeal approach would be unacceptable.

5.1.10 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.

5.1.11 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. The exceptional significance of Western Riverside to the future of Bath requires detailed present and future land use analysis in order to deliver and to sustain a new part of the City in the long term.

5.1.12 The Western Riverside area is potentially suitable for a mix of:

.

5.2 Residential

5.2.1 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 (JRSP Policy 33), with the potential of providing at least 1500 dwellings over the life of the development.

5.2.2 PPG3 promotes the creation of mixed and inclusive communities, which offer a choice of dwelling 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.

5.2.3 Affordable homes subject to the provisions of emerging Local Plan Policy HG8, the Affordable Housing SPG and the Housing Needs Assessment, but not less than 30% of the total residential provision, will be sought. Affordable housing of all types (e.g. social housing for rent, below market rent, shared ownership, keyworkers, low cost for sale) should be integrated into the residential development to form a balanced and sustainable community.

5.3 Commercial and Employment

5.3.1 The provision of high quality modern commercial accommodation of sufficient critical mass to ensure viability and success is a fundamental objective of policy and this Guidance. Bath's regional and local economic role needs to be strengthened and additional accommodation, which meets present and future market needs, made available. The development of Western Riverside is expected to provide a range of business and office floorspace, potentially linked to high value economic activities including research and development facilities. The Masterplan should be supported by demand and supply analysis of such needs to 2011, with an appropriate analysis of the implications for phasing.

5.4 Retail/Leisure

5.4.1 New shopping should be justified in the light of national and local policy taking into account the potential impact on existing shopping provision in Bath. A full study and analysis of retail requirements and need, as well as its impact on existing retailing must accompany the masterplan. In principle, new shopping should primarily be geared towards meeting the convenience needs of the resident and working population of the redeveloped area. A fundamental principle underlying the regeneration of Western Riverside is that land uses/built form must ensure that travel by car in to and out from the site is minimised. Retail warehouses tend to be used predominantly by car borne customers. As such this form of retail development is incompatible with this underlying principle. However, paragraph B5.39 of the Local Plan recognises the need for bulky goods retail provision in Bath and a number of options require further investigation including potential for innovative solutions within the Western Riverside site. The area may be suitable for a performing arts or cultural events venue and a mix of pubs, bars and restaurants. This will be considered during the masterplanning stage and in any subsequent planning application(s).

5.5 Community facilities

5.5.1 Integrated community facilities should be planned centrally within the area to be within easy walking distance of every new home. The precise nature of community facilities will need to be determined by analysis of local requirements at the masterplanning stage. 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 river crossings, the creation of north and south safe routes and prioritisation of crossing points on main roads.

5.5.2 The area will require one new primary school. Further analysis of educational facilities in the wider city area which could be served by a new primary school at Western Riverside will be required to ascertain accurately the extent of requirements. Having regard to sustainable transportation objectives, any new school at Western Riverside will be required to implement a Green Travel Plan for children, staff and visitors.

5.5.3 Redevelopment of the area will also be expected to provide appropriate healthcare facilities.

5.6 Recreation & Open Space

5.6.1 Any proposal will have to demonstrate how it will meet the outdoor sport requirements set out in Policy SR.6 of the Deposit Draft 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 Deposit Draft B&NES Local Plan. The river and its frontage should be opened up for publicly accessible recreational purposes. Security and personal safety will clearly need to be taken into account.

6 Providing a Sustainable and Integrated Transport Choice

6.1 General considerations

6.1.1 The regeneration of Western Riverside provides the opportunity to address the need for public transport solutions for Bath and to generate new and improved linkages within and outside the area in order to integrate development fully with the city as a whole. It is necessary for the route and nature of public transport provision through Western Riverside to be defined at an early stage in order to ensure that such provision relates to, and is integrated with, plans for transport improvements in the wider city area. The proposals for Western Riverside should assist in delivering a high quality rapid transport link with a high degree of segregation from the city through Western Riverside to the transport interchange incorporating `park and ride' facilities at Newbridge.

6.1.2 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.

6.1.3 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, cyclists and recreational river users.

6.1.4 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.

6.2 Integrated Transport

6.2.1 In order to maximise the development potential of the site it will be necessary for the Masterplan to be accompanied by a delivery strategy to demonstrate that a multi-modal integrated transportation system can be developed and implemented to serve Bath Western Riverside, running between Newbridge Park and Ride and other related areas. The delivery strategy must also include a study of appropriate patterns of implementation of the system having particular regard to timing. The Council has resolved to remove the Green Belt designation and allocate land for the provision of a transport interchange incorporating `park and ride' facilities at Newbridge.

6.3 Park and Ride Expansion

6.3.1 In order to facilitate a development where parking is constrained, comprehensive access by other modes is required. Further development in the city and at Western Riverside will require a contribution in support of a Rapid Transit System including Park and Ride to expand existing sites and ensure that the bus services are provide to the same or better frequency.

6.4 Parking Management

6.4.1 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. Subject to further studies needed to identify the precise areas to be affected, control of on-street parking will be required.

6.4.2 Implementation of such schemes can take between 9 and 15 months. Implementation will need to commence prior to commercial (employment) development being occupied.

6.4.3 Close proximity to the city and good public transport infrastructure means that residential parking standards applied to the development will be on average 0.7 spaces per dwelling or less having regard to Policy T.26 of the Deposit Draft Local Plan and forthcoming SPG on parking standards. Commercial development will be required to have parking standards that reflect the sustainability objectives of the Council, Policy T.26 of the Deposit Draft Local Plan and the forthcoming SPG. For many of the land-uses this will provide little more than parking to support operational requirements.

6.5 Access

6.5.1 The main means of access to the area will be via Rapid Transit and other forms of public transport. However improvements to pedestrian, cyclist and river-user facilities will be made, along with improvements to junctions where required.

6.5.2 Existing pedestrian access, bus stops and cyclist facilities 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;

6.5.3 Additional access to the area will be achieved via the river and Western Riverside should include provision for mooring and jetties.

6.5.4 Rail access will use Oldfield Park station and Bath Spa station. Rail access will be provided via Oldfield Park station and Bath Spa station. An assessment of how they will be integrated with Western Riverside should form part of the master planning process. The Council will wish to be satisfied that optimum level of integration with the City Centre is secured.

6.5.5 The Masterplan will need to demonstrate the strategy for provision of key roads within the site and to examine the implications for linkage with the local highway network as a whole.

7 Design and Compatibility

7.1 General considerations

7.1.1 A 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. Whilst compatibility is not synonymous with replication or pastiche, the sensitivity of the city, its fabric, character and setting demands the highest standards of design. The regeneration of Western Riverside must have high quality design at its heart, reflecting the context of the city. This needs to begin at the Masterplanning stage. The new quarter must respect the character of the City and become a true extension of it. The design of Western Riverside must be assessed and formulated as a whole, with a demonstrable integrity of design. It will be necessary to ensure that the sequencing of development is taken into account in formulating the design of proposals.

7.1.2 Excellence in design can best be set by example. Development must demonstrate the highest standards of design measured against relevant recognised published standards existing at the time. At present these are set out in the DETR / CABE publication `By Design' (2000). Unless it is replaced, Urban Design Guidelines based on this document 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 seven Core Objectives of Urban Design are:

7.1.3 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.

7.2 Character

7.2.1 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

7.2.2 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:

7.2.3 Context studies of traditional streetscapes in Bath having regard to the western suburbs of the city together with its wider valley setting to establish the appropriate pattern and grain for Western Riverside should be undertaken in preparation of the Urban Design Guidelines. Appropriate scale and building height should be resolved through the characterisation analysis mentioned at paragraph 1.3.3 above which should give a clear steer to the Masterplan in this respect. 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 buildings, and this will be a particular matter for the Masterplan and Urban Design Guidelines to address

7.2.4 Existing Views

7.2.5 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.

7.2.6 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:

7.3 Continuity and Enclosure

A place where public and private spaces are clearly distinguished

7.3.1 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 that have regard to the user on a human scale.

7.4 Quality of the Public Realm

A place with attractive and successful outdoor areas.

7.4.1 Many aspects of development form come together to help create and define the public realm. The Masterplan will need to address how this is to be properly co-ordinated to ensure consitent high quality. 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.

7.4.2 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.

7.5 Ease of Movement

A place that is easy to get to and move through

7.5.1 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 traffic considerations.

7.6 Legibility

A place that has a clear image and is easy to understand

7.6.1 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, squares or the river and paying particular attention to detailing are just a few ways to increase legibility.

7.6.2 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.

7.6.3 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.

7.7 Adaptability

A place that can change easily

7.7.1 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.

7.8 Diversity

A place with variety and choice

7.8.1 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.

8 Sustainable Development

8.1 General considerations

8.1.1 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.

8.1.2 Sustainability assessment will be a key part of the evaluation of development proposals. The statutory planning process will address a number of issues that are pertinent to sustainability but the Council wishes to encourage a broader approach. Masterplan preparation and subsequent development proposals will be expected to demonstrate sustainability by the employment of a reputable assessment technique under the following headings:

8.1.3 A successful new city quarter will not be achieved unless an holistic approach is adopted to all these issues.

8.2 Sustainability in Planning and Design

8.2.1 Proposals must demonstrate how the following criteria will be addressed during the planning phases:

Drainage

Land, River and Buildings

Energy

8.3 Sustainability in Specification

8.4 Sustainability in Construction

9.0 Community Involvement

9.1.1 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.

9.1.2 Planning applications must be accompanied by a Statement of Community Involvement. Applicants should ensure that inclusive and meaningful extensive consultation is carried out before and following submission of planning applications in discussion with the Local Planning Authority.

9.1.3 The Council will work with stakeholders to promote job training and access for the local community both during and post construction. Planning obligations will be required in order to deliver such opportunities.

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)

8 Bath and North East Somerset Local Transport Plan 2000.

Appendix 2

Joint Replacement Structure Plan

Policy 6

Appendix 3

Bath and North East Somerset Local Plan

Policy GDS.1: