Meeting documents
Cabinet
Wednesday, 11th October, 2006
Appendix 2 (Revised)
Schedule of Proposed Changes to Draft Bath Western Riverside SPD
Main SPD Document
Part 1: Strategic Framework
Para. 1.1.7 change ODPM reference to DCLG
Replacement para. 1.1.11 The Bath Western Riverside Supplementary Planning Document has been Approved by the Council for Development Control Purposes and will be given significant weight by the Council in the consideration of planning applications at BWR.
Para. 1.1.12 Reference to conformity with published Modifications to the Bath & North East Somerset Local Plan.
Replacement para. 1.1.13 The SPD takes into account the recommendations made by the Inspector's Report regarding the Bath & North East Somerset Local Plan and accords with the Council's response to those recommendations.
Replacement para. 1.1.14 The SPD will be formally Adopted by the Council, once the Bath & North East Somerset Local Plan has been Adopted, subject to due consideration of any issues arising during the course of the modifications process.
New Section 1.4 World Heritage Site Management Plan
The WHS Management Plan aims to provide a framework to conserve the cultural and heritage assets of the World Heritage Site of Bath. This remit includes protection and enhancement of the architectural, archaeological, landscape and natural assets and their urban and landscape settings, improving the understanding of the Site, its interpretation and use as an educational resource, and supporting the local community in its cultural, social and economic viability.
The redevelopment of BWR must respect the outstanding universal values of the World Heritage Site and in so doing must continue the strong tradition of development that respects its context and creates visual harmony.
A summary of the outstanding universal values of the WHS is included in Section 2.2.
Existing Section 1.4 re-numbered 1.5.
Existing Section 1.5 re-numbered 1.6.
Para. 1.5.1 Replacement text in brackets:
"This is the wording put forward as part of the published modifications to the Bath & North East Somerset Local Plan".
Revised text in bold:
"Any planning application will need to demonstrate that it is consistent with and contributes to the delivery of comprehensive development of the whole site by reference to the BWR Supplementary Planning Document which accords with this policy."
Para. 1.5.14 revise to say "between 450 and 600".
Footnote to para 1.5.16 in order to future-proof income levels quoted.
Para. 1.5.20 Amended to refer to successors to Scheme Development Standards and Eco-Homes schemes and to lifetime homes.
Para. 1.5.23 Amend to reflect recommendations of Local Plan Inspector.
Para. 1.5.43 Additional phrase to be added to second bullet point in parenthesis to be added to read: "Roof integrated photovoltaics and solar hot water generation (where these can be successfully integrated into the roofscape by avoiding prominent roof slopes and using internal roof slopes and hidden / screened roof areas."
New Para after 1.5.45 Setting out requirements for Travel Plans.
Para. 1.5.47 Expand to refer to efficient water consumption.
New para after 1.5.48 Space should be provided within BWR to showcase sustainable energy and ways of living, where residents and also visitors to Bath can be informed of techniques, technology and practice of sustainable living through in the form of an information and education centre, including practical working demonstrations.
Para. 1.5.51 Expand to make reference to requirement to reduce need to travel by private car to school, and role of a school in drawing together existing and new residents and establishing communities.
Replacement paras. 1.7.1 & 1.7.2 setting out the SPD consultation process.
Part 2: Spatial Masterplan
Amend para 2.1.4 to report WSP's involvement in townscape and visual impact assessment and Sustainability Appraisal.
New para after 2.1.5 This spatial masterplan has been developed with the benefit of considerable research and baseline data. It is not possible to credit all sections of the report as the information has been obtained from a wide range of sources and interactions with specialists. The Bibliography at Appendix A lists the range of source material that has been used in developing this supplementary planning document.
Plan 2.1 Amend boundary to exclude all land south of Lower Bristol Road.
Delete para. 2.2.10.
Replacement para. 2.2.10 Respect for the combination of the outstanding universal values of the city (refer to box below) over time has created a highly distinctive character to the city, with a strong contextual history, this has created a very strong visual harmony, which must be maintained as part of the redevelopment of BWR.
Section 2.2 New highlighted box: Summary of Bath World Heritage Site Outstanding Universal Values:
The Hot Springs
The Hot Springs prompted the first development of the city by the Romans and have been responsible for its regeneration on several occasions throughout history, most notably in the 12th and 18th centuries. The presence of the Springs has given rise to great periods of activity and prosperity, leading to some of the most impressive architecture in Europe, particularly of the Roman and Georgian eras. They have been a continued focus for the healing, worship and social interaction that has been such an important part of Bath's history and identity. The Springs today are still central to Bath's local, national and international identity and reputation.
Roman Remains
The remains of the Roman Bath complex form with Hadrian's Wall the most impressive architectural monuments of Roman Britain. Collectively with other Roman archaeological remains across and around Bath, the baths and temple complex form an important and highly individual reflection of the social and religious practices of Roman Britain and of Bath's role as an international place of pilgrimage.
18th century architecture
The individual buildings and developments of 18th century Bath are outstanding for their architectural quality and innovative design, particularly the overall collective coherence of the buildings, the excellence of their facades, the urban spaces that they create and relate to and the harmonious integration of urban development and landscape setting. They are the work of many architects: John Wood the elder and John Wood the Younger, and their contemporaries such as Robert Adam and Thomas Baldwin.
18th Century town planning
Bath played a key role in developing new town planning techniques in the 18th century, in particular the crescent and the circus, and they arrangement of a row of individual houses into a single monumental façade. A key characteristic of Bath's 18th century architecture is the high quality urban spaces enclosed and created by individual developments. The innovations in town planning that were seen in Bath in the 18th century quickly inspired architects and town planners across the country and ideas were exported widely.
18th century city
The outstanding value of the individual elements of Bath's 18th century architecture is multiplied by its overall collective coherence and particularly by the scale of its survival of its associated city infrastructure, setting and historical context. It is still possible, through the survival of the buildings, streets, pavements, gardens, parks, open public spaces, landscape settings, stone mines, other industrial remains, archaeology and many other structures and features to see and experience the 18th century city very clearly in the present city, and to put it in the context of its origins, history and development.
Landscape
The landscape is an integral part of the architecture of the 18th century city. The organic blending of buildings and natural environment began with the Royal Crescent and was continued in developments such as Lansdown Crescent. It was the beginning of the Picturesque movement in the urban environment. The landscape particularly the geology - is at the heart of Bath's individuality, providing both the limestone to build the city (from Roman to present day) and the Hot Springs which are the very reason for the founding of the city. The landscape also forms the wider setting of the city, particularly important for its aesthetic beauty and drama.
Social Setting
During the Roman period Bath was a local, national and international destination for pilgrimage as a religious and social spa. In the 18th century, as a spa fashionable to national and international society, Bath attracted key members of the aristocracy and gentry, as well as writers and artists, and played an important part in defining social behaviour of the upper classes, with the `rules' for behaviour laid down by Beau Nash.
Plan 2.2 Amend boundary to exclude all land south of Lower Bristol Road and delete route through existing allotments.
Amendment to Section 2.3 Overarching Design Principles
1 Bath Context.
Remove `special qualities' replace with `outstanding universal values' at the end of the paragraph add:
"Overall the design of BWR must continue the tradition of strong visual harmony which has resulted from respect for the outstanding universal values, that has created this distinctive city."
Section 2.4 Amend Item 6 (Heritage Enhancement) to delete "not only in physical terms but also in the management of the existing asset".
Plan 2.3 Spatial Masterplan - amendments:
> Amend boundary to exclude all land south of Lower Bristol Road.
> Delete route through play area at RVP & replace with new pedestrian entrance
> Delete route through existing allotments
> Link between Linear Park and BWR to be identified also as a cycle route.
> All pedestrian routes to also be shown as cycle routes
> Amend LRT route to accord with revised route as shown on plan 3LV13/BRT/005A
Plan 2.4 Public Realm Typologies - amendments
> Amend boundary to exclude all land south of Lower Bristol Road.
> Delete route through play area at RVP & replace with new pedestrian entrance
> Delete route through existing allotments
Plan 2.5 The River Corridor - Amend boundary to exclude all land south of Lower Bristol Road.
New para after 2.5.3 Security.provision for internal and external environments needs to be appropriate for scheme locations and building types and should reflect advice from the Police Architectural Liaison Officer prior to the detailed planning stage. As a general principle this should include a site layout that maximises natural surveillance.
Plan 2.6 The City Extension - Amend boundary to exclude all land south of Lower Bristol Road.
Para. 2.6.4 additional bullet point under River Design Principles: 93Development along the river frontage must accommodate and encourage river traffic94.
Plan 2.7 The Western Neighbourhood - Amend boundary to exclude all land south of Lower Bristol Road.
Plan 2.8 Townscape Opportunities - Amend boundary to exclude all land south of Lower Bristol Road.
Para. 2.9.1 Amend to refer to 93numerous viewpoints around the City, especially from elevated hillside locations94.
Para. 2.9.2 Replace existing text with:
93To carefully reflect the distinct roofscape of the city it is important that heights are not consistently applied across the site, or across development blocks. In fact the reverse is required. The skyline of the development needs to display variety across the site and within blocks, with a mixture of heights, scales and roof treatments.94
New Para 2.9.3:
Analysis of the site and surrounding townscape has shown that development of 4-6 storeys in height would not have unacceptable townscape or visual impacts on the City and, subject to analysis of specific proposals and to detailed design, are likely to be acceptable. Applicants wishing to promote development of a greater height will need to demonstrate, through a justified design case required by 2.1.11 of this SPD, that their proposals will create a design solution that meets the Vision Statement for BWR (paras. 2.2.1 to 2.2.13 of this SPD) and the Overarching Design Principles (Section 2.3 of the SPD).
Plan 2.10 Amend Note 1 to say 93and measured above existing ground level94 at the end of the first sentence.
Additional note:
933. This plan shows a broad range of floor heights for each zone, it is not acceptable for all the development within each band to be at the highest end of the range. It is essential that variety in height is introduced in the roofscape to reflect the traditions in the city. 93
Also, amend boundary to exclude all land south of Lower Bristol Road.
Plan 2.11 Changes:
> Link between Linear Park and BWR to be identified also as a cycle route.
> Delete route through existing play area, but show new pedestrian access point to park.
> Delete route through allotments
> All pedestrian routes to also be shown as cycle routes
> Amend LRT route to accord with revised route as shown on plan 3LV13/BRT/005A
New Para after 2.11.13 setting out parking standard and objectives for this.
New Para. 2.13.3 A management plan for dealing with the on-site Japanese Knotweed should also be prepared at the earliest opportunity.
New Section after 2.13 called Drainage and Flooding.
Section 2.15 Heritage Enhancement Include reference to WHS Management Plan.
Part 3: The Implementation Plan
New para after 3.2.6 explaining process of approval of Context Plans.
Para. 3.3.4 Amend to say:
93Appendix C sets out the Planning Obligation requirements. These are in 3 parts as follows:
> Affordable housing
> Specific infrastructure requirements which are expected to be provided as part of the development
> Formulae for Pooled contributions to mitigate the effects of development94
Para. 3.4.1 Amend last sentence to state: 鎅 seek approval for access, layout, and scale (as defined in the Town and Country Planning (General Development Procedure) (Amendment) (England) Order 2006.
Appendix A: Policy Review
Summary of key elements of World Heritage Site Management Plan.
Appendix C: Developer Contributions
Page 4 Amend last paragraph to refer to youth facilities.
Page 5 Amend last paragraph to refer to community meeting places.
Page 11 Third para & first table - clarify that figures are for a one off payment to cover ten years maintenance.
Page 16 Amend last paragraph to refer to libraries provision.
Page 18 Amend last paragraph to refer to primary health care provision.