Appendix G - Planning Brief For The Proposed Strategic High Amnety Employment Site At Davenport Green - UDP Proposal E14

1 INTRODUCTION

1.1 Background to the Proposal

Unitary Development Plan Proposal E14 identifies a strategic high amenity employment site at Davenport Green. In the justification of this Proposal the Council recognizes that this site presents a very significant opportunity to benefit Greater Manchester and the regional economy by providing a location for modern major international business activities.

Integral to the development of this strategic high amenity employment site is the conservation and enhancement of the landscape and ecological features of land adjacent to the site that is to remain open and undeveloped. The site and the adjacent land together comprise the Total Estate. The extent and location of the Total Estate is shown in Fig. 1.

The purpose of this Brief is to set out in detail the requirements that the Council will apply in seeking an acceptable physical development of the strategic high amenity employment site and the long term management of the land adjacent to the site. Any planning application submitted for the site will be assessed against, and must comply with, the requirements set out in this Planning Brief.

The Brief applies to the Total Estate that has an area of 135.56 ha. (335 acres), which is divided between: -

- The DEVELOPMENT AREA, comprising 36.42 ha (90 acres), that is the strategic high amenity employment site, and,

- The RURAL PARK comprising 99.14 ha (245 acres), that is the land adjacent to the site.

The extent and location of the Development Area and the Rural Park are shown in Fig. 2.

1.2 The Proposal

The Proposal is for the development of no more than 98,000 square metres (1,054,872 square feet) of gross floor-space distributed in the Development Area between three discrete cells containing high quality buildings placed in a parkland setting. The Development Area is excluded from the Green Belt. However, Green Belt policies will be strictly applied to the land until such time as development has been implemented which is in accordance with this Planning Brief and has received planning permission.

Integral to the overall development concept is the provision of a Rural Park to be used mainly for rural/agricultural purposes with improved facilities provided for its informal recreational use by the general public. The Rural Park is to remain in the Green Belt.

The quality of the environment in the Total estate will be enhanced by: -

  • The conservation of and substantial improvements to its landscape;
  • The prestigious character of the development which will be permitted
  • Improved recreational access and vehicular traffic management;
  • Secure long-term management.

1.3 The Total Estate and Its Context

(i) Land Use and Character within the Estate

Much of the Total Estate is presently in agricultural use though some of this is under pressure from urban fringe problems and comprises a large number of fields of varied size, most of which are bounded by trees and hedgerows. There are several ponds and small areas of woodland, the most significant of which is Davenportgreen Wood that is designated as a Grade B Site of Biological Importance. Other significant features that also determine the topography and character of the site are Fairywell Brook and Timperley Brook.

Several features are visually important and in addition support a range of wildlife habitats. The location of the key landscape features and their description is shown in Fig. 2 and set out in Annex A respectively and comprise: -

  • Davenportgreen Wood
  • Brooks Drive
  • Hedgerow along Fairywell Brook
  • Hedgerow and trees perpendicular to Fairywell Brook
  • Linear plantation
  • Species rich meadow
  • Small woodland to the north of Davenportgreen Wood
  • Plantation to the north of Thorley Lane
  • Group of trees
  • Species rich area of wet grassland.

Public access within the area is limited to a few public footpaths that traverse the estate in several places. These are shown in Fig. 2.

The predominantly pastural use of the fields provides an open aspect over much of the area. Fig. 3 shows existing land cover and habitats.

(ii) Surrounding Land Uses

The principal land uses that surround the Estate are agriculture (including nurseries), a golf course and the residential enclaves of Davenport Green and Brooks Drive, all of which are within the Green Belt, and the residential areas of Hale to the west and Wythenshawe to the north-east. On the eastern side the motorway M56 separates the estate from Manchester Airport. Existing land uses in and around the Total Estate and the existing Green Belt are shown in Fig. 4.

The small settlement of Davenport Green contains several listed buildings within its area: -

  • Davenportgreen Hall at Shay Lane;
  • Davenportgreen Farmhouse, Barn Davenportgreen, Paddy's Hut, Davenportgreen (all at Roaring Gate Lane

The location of these listed buildings is shown in Fig.5.

2 DEVELOPMENT GUIDELINES FOR THE DEVELOPMENT AREA

2.1 Development Concept

The purpose of these Guidelines is to achieve development that is well integrated with the total site and its Green Belt setting.

All buildings within the Development Area shall, by applying the principles in this Brief, fit within the landscape and shall be set out within high quality landscape.

Before grant of planning permission the developer shall satisfy the Council that it has, or will have, freehold control over the Total Estate.

2.2 Location

The Development Area comprises approximately 36.42 ha (90 acres) and is located to the east of Roaring Gate Lane and Brooks Drive. It is bounded to the east by the M56 motorway and its junction 6, to the north by Fairywell Brook and to the south by Davenportgreen Wood (Fig. 5).

All existing buildings located in the Development Area shall be demolished and their sites cleared and integrated within the overall development proposals.

2.3 Development Form

i) Development Cells

No more than 20% of the Development Area (i.e. approximately 7.28 ha. (18.0 acres)) shall be occupied by buildings (including above ground car parking structures) to secure that: -

a. The buildings will have a generous landscape setting;

b. A substantial measure of openness will be retained;

c. Key landscape features of ecological or visual importance will be retained in situ (as listed in Annex A).

The built development shall be confined to three discrete cells as shown in Fig. 5.

The area which separates and surrounds the development cells shall be designed and laid out as a continuous and integrated Landscape Area and subsequently managed in accordance with the requirements of this Brief. A management plan for the care and management of this land shall be agreed with the Council as part of any application to develop the Development Area.

The development of each cell shall be self-contained with all buildings and associated structures harmoniously integrated within their landscape setting.

Each development cell shall be treated as a “sealed unit" with respect to access, visitors' and staff car parking, delivery vehicles and contractors' traffic, i.e. all vehicles except buses and emergency services.

A building in any one cell shall be sited not less than 150 metres (492 feet) from a building in another cell.

ii) Buildings and their Height

The gross development floor-space of 98,000 square metres (1,054,827 square feet) shall be distributed between the three cells. Within each cell development shall be brought forward with an architecturally integrated appearance and quality and in a manner that reflects the relationship between built form and landscape of a country house set in parkland.

The height of the proposed development shall have regard to the landform and the existing and proposed planting at its maturity and shall have regard to the principal objective of restricting the impact the development will have on the Green Belt and the surrounding residential neighbourhoods.

The buildings and their general rooflines shall not exceed the following heights as measured from the existing ground level: -

  • Cell 1 - 13.9 m (45ft) - three storeys
  • Cell 2 - 13.9 m (45ft) - three storeys
  • Cell 3 - 10.0 m (33ft) - two storeys

iii) Car Parking

a. Car parking shall be provided at a standard of one space per 25 square metres of gross floor-space, this standard to be applied flexibly to reflect any increase in the level of public transport services to be provided to the development above the minimum requirement set out in paragraph 2.6 of this Brief;

b. Up to 5% of spaces in each development cell may be open air surface car parks conveniently placed for visitors' and disabled persons' use;

c. Not less than 95% of spaces in each cell shall be provided either underground or in purpose designed low level structures which shall be integrated with the overall concept of the built form design in each cell using earth mounding and planting.

The car parking structures must be well integrated into the landscape, have roofs which may be utilised for feature landscape development, and in appearance be subordinate to the buildings. All car parking must be well screened to views from outside the development area and in particular not be visible from the residential area.

2.4 Landscape Area

i) All landscape proposals in the Development Area shall be designed and managed in a manner that has regard to and complements proposals for landscape development in the Rural Park. In particular the proposals shall: -

  • Set out in detail how the key landscape features identified in Annex A and Figs. 2 and 5 will be protected and enhanced;
  • Provide an extension of Brooks Drive as a landscape feature and pedestrian/recreational facility, but shall exclude uses by vehicular traffic;
  • Provide part of the new woodland planting, as shown in Fig.6 which within the Total Estate shall be a minimum of 30% (40.7 ha (100.5 acres)) site coverage including the existing trees and woodlands;
  • Form the separation between the development cells;
  • Ensure that buildings are screened from nearby residential areas within 10 years.

ii) Within the Development Area the landscape shall contain: -

  • Woodland planting in between the development cells as shown in Fig. 6;
  • A tree belt along the western side of cell 3 not less than 50 m (164 feet) wide;
  • A minimum 30 m (98 feet) wide tree planting screen with a mounding on the northern boundaries of cells 2 and 3;
  • Substantial landscape screening to listed buildings - for early effect this shall include mounding and contouring;
  • Where feasible ground modelling/mounding which shall have a natural looking landform and shall provide immediate height for the screen planting.

iii) The only development that will be permitted within the Landscape Area will comprise the infrastructure necessary to service the development cells and the possible provision for the alignment through the area of the Metrolink tracks and a station. Typically these will include: -

  • Access roads and associated lighting and signage;
  • Footpaths and other recreational rights of way;
  • Boundary fences and walls; these shall be located in the peripheral area of the development cells but on the development side of any woodland planting.

2.5 Landscape Design within Development Cells

Landscape design within the development cells shall be of a very high quality, sensitive to its natural surroundings and complementary with the built form: -

  • Apart from the 5% surface car parking as referred in 2.3(iii) above, none of the parked cars shall be visible from outside the Development Area;
  • The roofs over parking structures shall be landscaped in a manner that renders them usable and attractive as gardens;
  • The edge of any car park decks shall be screened by earth mounding and planting so that the structure is not visible from outside the Development Area;
  • Surface car parking shall be laid out with high quality materials within landscape screening;
  • The peripheral parts of the development cells shall be planted or managed in a manner that specifically reflects the landscape proposals for the adjacent landscape area in order to ensure the greatest degree of integration;
  • Any fences or walls required for security or other purposes shall be carefully designed and discretely sited in the peripheral area of the cell (see paragraph 2.4(iii) c above);
  • In areas where early screening is required, planting in advance of construction shall be undertaken; such areas are identified in Fig.6 and shall be safeguarded from construction operations;
  • Public footpath 26 must be retained but diversion may be acceptable; any proposed diversion must be secured in accordance with statutory requirements.

2.6 Public Transport

The Development Area shall be served by public transport.

The developer shall satisfy the Council that there is a strategy for the provision of public transport to serve the development and that adequate public transport services will be provided when any part of the development is first open. A reasoned estimate of the catchment area for bus borne passengers in a form that will enable the Council to agree the areas to be served and the frequency of the service shall be provided. This process shall be reviewed in the light of the programme to implement Metrolink through the site to Manchester Airport.

The minimum requirement is that public transport shall provide a direct link to Manchester City Centre and the corridor to the site serving Fallowfield, Newall Green, Wythenshawe Centre, Sale, Altrincham, Hale, Timperley and Manchester Airport.

The adequate service provision shall provide an agreed capacity on each bus for site employees such that the projected passenger demand can be met throughout the day.

2.7 Metrolink

The Greater Manchester Passenger Transport Authority (GMPTA) proposes to extend the Metrolink public transport network south from the City Centre to Manchester Airport.

Trafford Borough Council supports, in principle, the new extension and is of the view that a Metrolink station serving the development would assist in achieving the objective of ensuring that the development is served by public transport.

The developer shall demonstrate to the Council how, in consultation with GMPTA, the track alignment and the location for the station and its design shall be integrated with the proposals in accordance with the terms of this guidance.

2.8 Highway Layout

Vehicular access to the Development Area other than for buses and emergency services must be obtained entirely from the local highway network to the east of the M56. To achieve this, measures must be taken to prevent through traffic passing between Roaring Gate Lane/Shay Lane and Thorley Lane prior to the construction of any buildings within the Development Area.

Within the Development Area the highway circulation layout must provide for: -

  • All traffic entering and leaving the Development Area via an improved Thorley Lane bridge over the M56;
  • Each development cell to function as an entity in traffic terms;
  • An effective “valve" in traffic control terms, for buses and emergency services only which may access the Development Area from the local highway network via Roaring Gate Lane, Whitecarr Lane, Clay Lane and Shay Lane to the satisfaction of the Council
  • Access for pedestrians and cyclists through the Development Area between Roaring Gate Lane/Shay Lane and Thorley Lane Bridge;
  • The proposed Metrolink route so as not to prejudice vehicle and pedestrian safety.

2.9 Traffic Impact Assessment

The developer shall provide a traffic impact assessment for the proposed development for the projected year of first opening and at an appropriate future year to be agreed with the Local Highway Authority. The assessment shall cover both the local and trunk highway network and provide analysis of the traffic situation both “with" and “without" the development. The figures shall also take account of general traffic arising from closure of Thorley Lane as a through route. An operational assessment of the highway shall be required indicating and identifying where improvements may be needed and how these can be implemented.

The area of interest includes in particular: -

  • M56
  • A538
  • The local roads in the vicinity of the development.

The Department of Transport and other appropriate Local Highway Authorities shall be fully consulted during the preparation of the traffic impact assessment.

2.10 Drainage

The existing watercourses together with new water feature (lake) provided as part of the Rural Park development shall be adequately protected from discharge emanating from the proposed development.

i) Surface Water Drainage

The developer shall provide a reasoned estimate of the volume of surface water drainage. All surface water discharges shall be directed only to the Western Parkway Surface Water Sewer.

The developer must demonstrate that all surface water sewers provided in connection with the development fully meet the North West Water Interim Performance Criteria for Sewage Systems and are designed in a manner to accommodate any limitation of peak flow rate into the Western Parkway surface water sewer that may be imposed by North West Water Ltd.

ii) Foul Drainage

The developer must provide a reasoned estimate of the site population and the volume and nature of the foul flow.

The developer shall further demonstrate that the capacity of the foul drainage system will at least equal the potential daily volume of mains water that can be delivered to the site.

On site treatment of foul sewage will not be permitted and foul sewage shall be directed to the most suitable sewer system as determined by North West Water Ltd.

The developer shall demonstrate that the foul drainage system is designed in a manner to accommodate any limitations of flow rate into this system as imposed by North West Water Ltd.

All foul sewers to be provided in connection with the development shall fully meet the North West Water Interim Performance Criteria for sewage systems.

2.11 Power and other Engineering Services

The developer shall provide a reasoned estimate of the power and other engineering needs of the proposal and how these are to be met.

The services should not add to the above ground complement of services already apparent on or around or crossing the area, in terms of cables, pylons, transformer chambers, hard standings, access roads or other above ground equipment. Diversion of existing services may be allowed and reductions of visual intrusion from these is encouraged.

3 DEVELOPMENT GUIDELINES FOR THE RURAL PARK

3.1 Concept

The 99.14 hectares (245 acres) of land adjacent to the strategic high amenity employment site, as defined by Proposal E13, shall be developed and subsequently managed as a Rural Park. Figs 2 and 4 show the extent of the Rural Park proposal in relation to the Development Area and its Green Belt setting respectively.

The purpose of this requirement is to restore, enhance and manage this good quality land for the benefit of the public and retain the open and rural character of the area.

The principal aims are: -

  • To restore, conserve and enhance landscape features and reinforce the character of the landscape through the appropriate management of existing habitats and the selective creation of new ones;
  • To reinforce the positive role of the Green Belt by increasing public access to and enjoyment of the open countryside through the provision of new footpaths, bridleways and cycleways; the promotion of community forest; the provision of educational facilities and activities which focus upon the study of the natural environment; and the general promotion of public interest in the future of the local countryside and its management;
  • To establish a form of management which will maintain, conserve and enhance the landscape;
  • To secure a legal and management framework that is appropriate to meet these objectives over the long term.

3.2 Use

The whole of the land within the Rural Park shall remain in rural/agricultural use and this shall be provided for together with a plan for its management in a legally binding agreement(s) to be entered into prior to the grant of planning permission for development within the Development Area.

3.3 Elements of the Rural Park

The Rural Park shall comprise -

  • A viable farm
  • New woodland;
  • Existing habitats improved and managed;
  • A new lake;
  • Enhanced public access.

3.4 A Viable Farm

The Rural Park shall have as its basis a farm based on the existing buildings at Clay House Farm.

The agricultural regime adopted for the running of the farm and its economic viability shall be agreed with the Council and shall be the responsibility of and operate under the direction of a Trust.

The established agricultural regime shall: -

  • Be consistent with the objectives of retaining the existing landscape character of the area;
  • Be appropriate to and compatible with the other non-agricultural objectives and uses of the Rural Park;
  • Provide a robust financial basis for the on-going management and upkeep of the park.

The existing buildings and facilities at Clay House Farm shall be improved and shall be used for the purposes of day to day running of the farm and general management of the Rural Park. Other buildings within the Rural Park shall be removed and any future buildings sited at Clay House Farm, unless otherwise agreed by the Council.

3.5 New Woodland

A substantial area of new woodland shall be established in the Rural Park so that, when taken together with woodland provided in the Development Area, it shall comprise no less than 30% of the total area of the Total Estate.

A range of woodland types shall be planted appropriate to the local ground conditions, thereby promoting ecological variety, visual interest and a demonstration of a variety of good woodland management techniques. The woodland shall be compatible with the overall land management regime for the site and shall be located in the areas shown on Fig. 6.

A proportion of the new woodland is required to be established in advance of any other works in the Rural Park and in advance of the commencement of any construction works in the Development Area. This is to secure the early establishment of screen belts in the vicinity of the Development Area, as indicated on Fig. 6. Included in the category of advance planting is the establishment of a tree-lined avenue along Roaring Gate Lane and hedgerow improvements along Shay Lane/Ash Lane.

The precise disposition and phasing of the implementation of the new woodland, both in the Rural Park and in the Development Area, shall be documented in plans and shall be agreed with the Council.

3.6 Existing Habitats, Improved and Managed

Prospective developers shall have a specific duty of care for the conservation and enhancement of landscape and ecological features within the Total Estate. Two sites of special importance are: -

  • Davenportgreen Wood (Site of Biological Importance, Grade B);
  • A small species-rich area of wet grassland (Site of Local Biological Interest).

Other habitats have also been identified and shall be conserved. These habitats comprise small woodlands, sections of hedgerow, grassland and ponds and are identified in Fig. 3.

All of these habitats are capable of being enhanced and/or extended. The requirement set out above will bring a substantial increase in woodland habitat cover and diversity. The Rural Park shall foster the extension of these habitats. In particular, a national scarcity of unimproved grassland as a habitat justifies a substantial increase in this habitat-type; the development and management of at least 7ha of species-rich grassland is a target requirement.

The ecological characteristics and water quality of Timperley Brook and Fairywell Brook shall not be impaired by any management operations within either the Rural Park or the Development Area. Measures to enhance the water quality and the ecological status of the Brooks shall be demonstrated in the development proposals.

3.7 New Lake

A lake of approximately 3.5 acres shall be created in the Rural Park that shall provide a range of wildlife habitats and a visual amenity. Provision shall be made for fishing in specially designated areas limited to part of the western shoreline only. The use of the lake overnight will not be permitted.

The developer shall provide details and demonstrate the adequacy of construction of the pond and the dam, the geology and the water supply both in quantity and quality. Drainage from the M56 shall be treated to the satisfaction of the Council.

The developer shall also satisfy the Council that all legal permissions and other necessary arrangements of the National Rivers Authority are obtained in regard to the construction of the lake.

Arrangements for the management of the lake shall form part of the management plan for the Rural Park.

3.8 Enhanced Public Access

The present lanes, footpaths and verges within the Total Estate shall be retained and improved and provision shall also be made for new footpaths (approx. 1 km), bridleways (approx. 1.8 km) and cycleways (approx. 0.7km) on alignments as shown in Fig. 7 or as otherwise agreed or arranged with the Council.

All paths intended for public use over the Total Estate shall be furnished and maintained with appropriate and adequate signs, fences, stiles and surfaces and shall be designated as public rights of way on the Definitive Rights of Way map.

Where diversion or extinguishment of a right of way may be necessary this must be secured in accordance with statutory requirements.

Controlled access to all parts of the Rural Park for educational study or conservation purposes shall be permitted.

Access by car shall be discouraged except for the access to Clay House Farm.

4 MANAGEMENT

Provision shall be made for all land within the Rural Park and the Landscape Area outside the development cells to be managed in the long term in a manner to be agreed with the Council and set out in a legally binding agreement(s) which shall be completed prior to the grant of planning permission for any development within the Development Area.

Within the Rural Park, management shall be undertaken by a Trust and shall provide for and maintain the aims set out in Part 3 of this Brief - Development Guide-lines for the Rural Park. A detailed management plan for the Rural Park shall be prepared in accordance with the principles set out in this Brief and submitted to the Council for approval. Upon approval this management plan shall be incorporated into a legally binding agreement that shall be completed prior to the grant of planning permission for any development within the Development Area.

Within the Development Area, responsibility for the management of all land within in the Landscape Area outside the development cells shall be clearly identified to the satisfaction of the Council. A detailed management plan for the Landscaped Area shall be prepared in accordance with the principles set out in Part 2 of this Brief - Development Guidelines for the Development Area, and submitted to the Council for approval. Upon approval this management plan shall be incorporated into a legally binding agreement which shall be completed prior to the grant of planning permission for any development within the Development Area.

ANNEX A - KEY LANDSCAPE FEATURES

i) DAVENPORTGREEN WOOD

This is, by far, the most important woodland at Davenport Green. Whilst it contains plantations of Conifers and Beech, the most interesting areas of woodland are dominated by Common Oak and Ash with areas of Alder and Willow in the damper areas. It has, in addition, a diverse shrub layer and varied ground flora. It forms a strong and attractive edge to the site running between Brooks Drive and the M56 motorway. It is an essential requirement of this Brief that this woodland is retained and appropriately managed.

ii) BROOKS DRIVE

The Oak, Lime and Pine trees which line Brooks Drive on either side are an important feature of this landscape. The trees must be conserved as must their immediate setting.

iii) HEDGEROW ALONG FAIRYWELL BROOK

This hedgerow, which forms the northern boundary of the Development Area, has been severely disturbed. However, Oak, Hawthorn and Hazel are to be found within the hedge and the ground flora. This hedge is capable of improvement with new planting and appropriate management.

iv) HEDGEROW AND TREES PERPENDICULAR TO FAIRYWELL BROOK

This hedge is particularly significant because of the mature Oak trees that survive within the hedgerow. It is, however, fragmented and contains also Blackthorn thickets and Hazel.

v) LINEAR PLANTATION

Adjacent to the hedgerow (iv) above is a linear plantation of conifers, Beech, Oak, Sycamore and Ash. The canopy is open and the ground is covered by dense thicket of Rhododendron, Brambles and tall herbs. Two shallow ponds lie within the plantation.

vi) SPECIES RICH MEADOW

Traditional meadow land largely unaffected by modern agricultural practices. The field has declined in value in last two years but it is felt that with appropriate changes in management its value would be restored.

vii) SMALL WOODLAND TO THE NORTH OF DAVENPORTGREEN WOOD

This woodland is characterised by mature Oak and Alder around two small ponds that lie within the wood. It is trampled and is used for shelter by sheep.

viii) PLANTATION TO THE NORTH OF THORLEY LANE

This plantation contains Oak, Scots Pine, hybrid Lime, Sycamore and Beech. It is completely bounded by a substantial Hawthorn hedge.

ix) GROUP OF TREES

Adjacent to the slip road of M56 is a group of mature trees.

x) SPECIES RICH AREA OF WET GRASSLAND

An area of diverse, grazed, marshy grassland along the stream with a species rich hedge (possibly ancient) adjoining. The site has a good variety of wetland plant species, one rare in Greater Manchester, and is favourable for butterflies.

Figure 1: Aerial Overview

Figure 2: Total Estate

Figure 3: Land Cover and Habitats

Figure 4: Existing Land Uses and Green Belt

Figure 5: Development Area

Figure 6: New Woodland

Figure 7: Public Access, Existing and Propsosed