MNSG DOCUMENT CONTROL SHEET. MNSG Housing & Supermarket Site Selection Scores Report

Transcription

1 MNSG DOCUMENT CONTROL SHEET Document title MNSG Housing & Supermarket Site Selection Scores Report Document sub title Document number Task Group and Authors Date of this version Status MNSG Support Group: Cllr Kim Power (Malmesbury Town Council), Cllr Roger Budgen (St Paul Malmesbury Without Parish Council), Cllr Bob Tallon (Brokenborough Parish Council), John Gundry (MNSG Project Coordinator). 26 Sept 12 APPROVED Version number 1.0 MNSG approval / issue date Visibility File type File name 24 Sept 12 PUBLICLY VISIBLE pdf MNSG Housing & Supermarket Site Scores, v1.0, 26 Sept 12.pdf MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 1 of 21

2 Change record Version Date Principal changes from last version Sept 12 First version prepared for circulation for approval at MNSG Meeting 24 Sept Sept 12 APPROVED with no amendments by a majority vote at MNSG meeting 24 Sept 12. MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 2 of 21

3 MNSG Housing & Supermarket Site Selection Scores MNSG Support Group INTRODUCTION This document is a report from the MNSG Support Group which details preliminary site selection scores for both housing sites and supermarket sites. The members of the MNSG Support Group who prepared this report are Cllr Kim Power (Malmesbury Town Council), Cllr Roger Budgen (St Paul Malmesbury Without Parish Council), Cllr Bob Tallon (Brokenborough Parish Council) and John Gundry (MNSG Project Coordinator). This document principally comprises a set of spreadsheet tables and charts that show our preliminary assessment of mitigation scores for candidate housing and supermarket sites in the Malmesbury area. CONTENTS Page Status of this report and further consultation 4 Scoring methodology 4 Housing sites assessed 5 Housing sites map 7 Supermarket sites assessed 8 Supermarket sites map 9 Site scoring tables and charts 10 Housing site scores and chart 11 Supermarket site scores and chart 18 References 21 MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 3 of 21

4 STATUS OF THIS REPORT AND FURTHER CONSULTATION The scorings presented here give a preliminary assessment of site preferability. They should not, therefore, be taken as representing the MNSG's final position on site selection. Considerable further input is being sought before a final assessment is made: 1. Not all the sites assessed here are necessarily available for development. As explained below, a number of sites have been included in this assessment for reasons of completeness but there is work still to do to identify which of these are realistically available. 2. We are seeking review of our Site Selection Criteria from (a) planning experts from outside MNSG (b) members of the public who take part in the MNSG Community Engagement starting on September 29 th One of the things we will seek to learn from the community is whether they agree with the weightings that we have assigned to the criteria. 3. At that Community Engagement we shall also be seeking the community's views on the overall ranking of sites, as shown in this document, and taking note of any consistent comments on the criteria and system of scoring we have used. 4. Questions regarding housing and supermarket development have been included in a Neighbourhood Survey which will be sent to a random sample of Malmesbury Neighbourhood Area residents at the end of September. Responses will be incorporated in our view of site selection. 5. Later in our programme there will be two formal Community Consultations on our Neighbourhood Plan, as required by Neighbourhood Planning regulations. The results of these Consultations will in principle affect the scorings presented here. SCORING METHODOLOGY Assessments are made using the Site Selection Criteria which have been previously presented to the MNSG and issued into the public domain (Reference 1). The complete wording of criteria and the system of scoring sites against those criteria are detailed in that document 1. However, a brief explanation follows. In order to compare sites, a Criterion Scoring System based on weighted criteria was been devised. The purpose was to allow an aggregated score to be calculated which indicates the favourability or otherwise of a particular site for housing or supermarket development and which can be compared across sites. 1 The Criterion Scoring System presented here was devised by and is Copyright Roger Budgen, John Gundry, Simon Killane, Kim Power and Bob Tallon, All Rights Reserved. Permission is granted for its reproduction and not for profit use for UK Neighbourhood Planning purposes only providing this notice is attached. Any other use, including any for profit reproduction or use, is prohibited without prior permission in writing. Contact John Gundry gundry@knowab.co.uk MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 4 of 21

5 A site will attract scores per criterion (H 1, S 1 and 1 to 17 listed on the left of the spreadsheet tables) based on the product of the criterion value (CV) for the criterion aspect that best describes it (the criterion value is what is entered into the table) and the criterion weighting (CW) (shown beside the criterion column). This gives the criterion score for that site against that criterion. Sites favoured to be selected will have low sums of criterion scores. That is, preferred sites have low scores. The numbers assigned to Criterion Weightings (and thus the meaning of the scores achieved here) concern mitigation, that is, the difficulty of delivering a positive impact from the site, or overcoming a negative impact (including conservation and environmental impact), or its feasibility to be built upon. Thus: CW 2 Impact which is readily mitigatable. CW 5 Impact which might be mitigated. CW 10 Impact which would be difficult or unlikely to be mitigated. CW 20 An unmitigatable aspect of the site. We will in due course present a document detailing the evidence for those criteria. HOUSING SITES ASSESSED The following table lists the twenty two housing sites within the Malmesbury Town boundary that were considered for scoring. The choice of sites was based on the following considerations: The remit was to look at areas within or adjacent to the built up area of Malmesbury Town Therefore as a starting point was all areas where potential development might take place and twenty two sites were chosen. Definition of the built up area of Malmesbury Town: For the purposes of the Wiltshire Core Strategy it is proposed that the built up area of Malmesbury is defined as comprising the areas within the framework boundaries identified around Malmesbury, Burton Hill, Swindon Road including Cowbridge and Foxley and Common Roads. Burton Hill, Swindon Road including Cowbridge and Foxley and Common Roads are included as they function as part of the main town. Milbourne is not included within the definition of the built up area of Malmesbury as it functions as a separate Small Village. Four of these sites were not taken forward for scoring for the reasons given in the table that follows. A map of all the sites follows. Listing of these sites here does not mean that they are available for development. A later process will assess their availability. We are currently documenting the fuller description of these sites and the justification for the scores assigned to them. MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 5 of 21

6 Number Name Why not scored 1 Abbey View Farm 2 Avon Mills (Land SE of) 3 Backridge Farm Pt (177) 4 Bloomfied House (Rear of) AONB 5 Burton House School 6 Burton Hill 7 Common Road (Land off) 8 Filands (Land N of) 9 Fire Station 10 Malmesbury PCT (Land N of) 11 Malmesbury PCT (Land E of) 12 Malmesbury Caravan & Camping Site 13 Park Road (Land at) 14 Park Road (Land W of) 15 Punters Farm 16 Reeds Farm Estate (Land NW of) 17 Sherston Rd /Parklands (Land SW of) AONB 18 Silveston Way (Land adj to) 19 St Aldhelms Mead Not available 20 Sunhaven (Rear of) 21 White Lion Estate (Land NW of) Play park not available 22 Whychurch Farm (AONB = Area of Outstanding Natural Beauty) MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 6 of 21

7 HOUSING SITES MAP MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 7 of 21

8 SUPERMARKET SITES ASSESSED Five supermarket sites were selected for scoring 2. These are 1. Avon Mills, Land South East of. This is the site proposed by Simons Developments Limited and Waitrose Limited for development as a supermarket. Their proposal document are presented on the Wiltshire Council Planning Site at Reference 2 and their Town Planning and Retail Statement, which presents arguments for that site, is at Reference Garden Centre Crudwell Road. This is the site proposed by Sainsbury's Supermarkets Ltd and Grafton Merchandising GB Ltd for development as a superstore. Their proposal documents are presented on the Wiltshire Council Planning Site at Reference 4 and their PPS 4 Statement (aka Retail Assessment), which presents arguments for that site, is at Reference Hypothetical Ideal Town Centre. This is a hypothetical site located for example in the Cross Hayes. It is assessed to demonstrate just how preferable a site in Malmesbury's town centre would be. No buildings are identified, but should retail floorspace become available in the town centre that would support a further or different supermarket, the scoring of this hypothetical site illustrates its preferability. Both the developers referred to above conducted a review of the Cross Hayes as part of their sequential test of sites (References 3 and 5) and rejected it. 4. Station Yard. This site off Gloucester Road Malmesbury has been proposed by The Prince's Foundation as a candidate supermarket site. The Prince's Foundation Report which presents this idea is available at Reference 6. Both the developers referred to above conducted a brief review of the Station Yard site as part of their sequential test of sites and rejected it (References 3 and 5). 5. Reeds Farm Estate, Land NW of. This site is included because, described as "Land South of Filands", it was included in the sequential test of sites by both the developers referred to above and was rejected (References 3 and 5). These sites are shown on the map that follows. The individual sites are also pictured in Appendix H of Reference 5. We are currently documenting the fuller description of these sites and the justification for the scores assigned to them in this document. 2 No other sites were chosen for scoring because no other supermarket sites have been proposed for the Malmesbury area before These five sites were selected by Sainsbury's / Grafton to be subject to their PPS4 Sequential Test "in discussion with planning officers at Wiltshire Council" (Reference 5, page 21 et seq) and Simons / Waitrose addressed the same five sites in their Sequential Test (Reference 3, page 18 et seq). By including these five sites here we are meeting the scope of site assessments that were deemed necessary for two recent commercial proposals. MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 8 of 21

9 SUPERMARKET SITES MAP The green area on this map is the area of Malmesbury's Secondary Retail Frontage. Because Wiltshire Council have not defined a Primary Shopping Area, for the purposes of Criterion S 1, as agreed by Wiltshire Council, the boundary of the Secondary Frontage Area will be taken to represent the Primary Shopping Area. This is the "PSA" referred to in the supermarket spreadsheets' listing of Criterion S 1. MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 9 of 21

10 SITE SCORING TABLES AND CHARTS The site scorings are presented in the following format. Housing Three pairs of spreadsheets 3. The first of a pair shows the criteria and their weightings and criterion value entered for each site, the second shows the criterion scores. The criterion scores are calculated by multiplying the criterion value by the criterion weighting. The sum of scores is shown at the bottom of the second spreadsheet. The larger the score the less preferred is the site. Following the spreadsheets is a chart of the sums of criterion scores for all housing sites scored. These are scores of the assessed difficulty of mitigating negative aspects of the site, and the larger the score the less preferred is the site. Thus in the chart, sites listed at the left are preferred over sites listed to the right. Supermarket sites One pair of spreadsheets and one chart, as above. 3 The spreadsheets are based on an original devised by Paul Baker (Malmesbury & District Chamber of Commerce). MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 10 of 21

11 HOUSING SITE SCORES CRITERION WEIGHT- ING 1 Abbey Vew Farm 2 Avon Mills (Land SE of) Site and Criterion Value 5 Burton Hse School 3 Backridge Farm Pt (177) 6 Burton Hill 7 Common Road (Land off) 8 Filands (Land N of) LOCATION H-1 HOUSING Location wrt amenities ACCESS 1 Access by public transport Access by bicycle Access by pedestrians BUILDABILITY 4 Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features CONSERVATION IMPACT 10 On archaeological sites On heritage view & setting of Abbey On historic environment & Town On landscape settings, views etc ENVIRONMENT 14 Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Malmesbury Neighbourhood Steering Group Housing Site Selection Scores v Sept-12 MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 11 of 21

12 CRITERION 1 Abbey Vew Farm 2 Avon Mills (Land SE of) 3 Backridge Farm Pt (177) Criterion Score 5 Burton Hse School 6 Burton Hill 7 Common Road (Land off) 8 Filands (Land N of) H-1 HOUSING Location wrt amenities Access by public transport Access by bicycle Access by pedestrians Sum access Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features Sum buildability On archaeological sites On heritage view & setting of Abbey On historic environment & Town On landscape settings, views etc Sum conservation Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Sum environment TOTAL HOUSING SITE MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 12 of 21

13 CRITERION WEIGHT- ING 9 Fire Station 10 M'bury PCT (Land N of) Site and Criterion Value 11 M'bury PCT (Land E of) 12 M'bury Caravan & Camping Site 13 Park Road (Land at) 14 Park Road (Land W of) LOCATION H-1 HOUSING Location wrt amenities ACCESS 1 Access by public transport Access by bicycle Access by pedestrians BUILDABILITY 4 Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features CONSERVATION IMPACT 10 On archaeological sites On heritage view & setting of Abbey On historic environment etc On landscape settings, views etc ENVIRONMENT 14 Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Malmesbury Neighbourhood Steering Group Housing Site Selection Scores v Sept-12 MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 13 of 21

14 CRITERION 9 Fire Station 10 M'bury PCT (Land N of) Criterion Score 11 M'bury PCT (Land E of) 12 M'bury Caravan & Camping Site 13 Park Road (Land at) 14 Park Road (Land W of) H-1 HOUSING Location wrt amenities Access by public transport Access by bicycle Access by pedestrians Sum access Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features Sum buildability On archaeological sites On heritage view & setting of Abbey On historic environment etc On landscape settings, views etc Sum conservation Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Sum environment TOTAL HOUSING SITE MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 14 of 21

15 CRITERION WEIGHT- ING 15 Punters Farm Site and Criterion Value 18 Silveston Way (Land adj to) 16 Reeds Farm Estate (Land NW of) 20 Sunhaven (Rear of) 22 Whychurch Farm LOCATION H-1 HOUSING Location wrt amenities ACCESS 1 Access by public transport Access by bicycle Access by pedestrians BUILDABILITY 4 Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features CONSERVATION IMPACT 10 On archaeological sites On heritage view & setting of Abbey On historic environment etc On landscape settings, views etc ENVIRONMENT 14 Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Malmesbury Neighbourhood Steering Group Housing Site Selection Scores v Sept-12 MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 15 of 21

16 CRITERION 15 Punters Farm 16 Reeds Farm Estate (Land NW of) Criterion Score 18 Silveston Way (Land adj to) 20 Sunhaven (Rear of) 22 Whychurch Farm H-1 HOUSING Location wrt amenities Access by public transport Access by bicycle Access by pedestrians Sum access Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features Sum buildability On archaeological sites On heritage view & setting of Abbey On historic environment etc On landscape settings, views etc Sum conservation Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Sum environment TOTAL HOUSING SITE MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 16 of 21

17 1 Abbey Vew Farm PUBLICLY VISIBLE Mitigation score housing sites MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 17 of Silveston Way (Land adj to) 20 Sunhaven (Rear of) 3 Backridge Farm Pt (177) 9 Fire Station 5 Burton Hse School 11 M'bury PCT (Land E of) 10 M'bury PCT (Land N of) 15 Punters Farm 16 Reeds Farm Estate (Land NW of) 2 Avon Mills (Land SE of) 8 Filands (Land N of) 12 M'bury Caravan & Camping Site 13 Park Road (Land at) 14 Park Road (Land W of) 7 Common Road (Land off) 6 Burton Hill 22 Whychurch Farm Preferred sites have lower scores Difficulty of mitigation

18 SUPERMARKET SITE SCORES CRITERION WEIGHT- ING 1 Avon Mills (Land SE of) Site and Criterion Value 3 Hypothetical Ideal Town Centre 2 Garden Centre Crudwell Road 4 Reeds Farm Estate (Land NW of) LOCATION S-1 SUPERMKT Location wrt PSA ACCESS 1 Access by public transport Access by bicycle Access by pedestrians BUILDABILITY 4 Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features Station Yard CONSERVATION IMPACT 10 On archaeological sites On heritage view & setting of Abbey On historic environment & Town On landscape settings, views etc ENVIRONMENT 14 Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Malmesbury Neighbourhood Steering Group Supermarket Site Selection Scores v Sept-12 MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 18 of 21

19 CRITERION 1 Avon Mills (Land SE of) 2 Garden Centre Crudwell Road Criterion Score 3 Hypothetical Ideal Town Centre 4 Reeds Farm Estate (Land NW of) 5 Station Yard S-1 SUPERMKT Location wrt PSA Access by public transport Access by bicycle Access by pedestrians Sum access Road and infrastructure access Designation of land Topography Rights of way Features difficult to re-site or remove Proximity to unneighbourly features Sum buildability On archaeological sites On heritage view & setting of Abbey On historic environment & Town On landscape settings, views etc Sum conservation Flood risk ground water saturation Flood risk fluvial Biodiversity and ecology Geodiversity Sum environment TOTAL SUPERMARKET SITE MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 19 of 21

20 Mitigation score supermarket sites 0 3 Hypothetical Ideal Town Centre 5 Station Yard 1 Avon Mills (Land SE of) 4 Reeds Farm Estate (Land NW of) 2 Garden Centre Crudwell Road Difficulty of mitigation Preferred sites have lower scores MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 20 of 21

21 REFERENCES 1. MNSG Housing & Supermarket Site Selection Criteria Report, v Sept 12.pdf 2. Simons and Waitrose's planning application documents on Wiltshire Council's Planning Site 3. Simons and Waitrose's Town Planning and Retail Statement on Wiltshire Council's Planning Site 4. Sainsbury's and Grafton's planning application documents on Wiltshire Council's Planning Site 5. Sainsbury's and Grafton's PPS4 Statement (aka Retail Assessment) on Wiltshire Council's Planning Site 6. Princes Foundation: Malmesbury Community Planning Workshop Report May malmesbury_final_princes_foundation_report_ pdf MNSG Housing & Supermarket Site Selection Scores v1.0, 26 Sept 2012 Page 21 of 21