Planning
Planning:
Angel Property have asked Tibbalds Planning & Urban Design to clarify how Angel Property’s planning application and the proposed phasing of the development relates to the masterplan. The letter below explains this.
Angel Property’s planning application will cover the land in the ownership of Angel Property, land Angel Property have agreed to buy and land required to implement the flood defence works, this is referred to as Phase 1 in the phasing plans. [Please see Phasing plan download.] Phase 2 will comprise a separate planning application or applications which will be made later either by Angel Property if this land has been acquired or by others.
The material that is being prepared in support of the application will however the cover a wider area and will comprise:
- A masterplan that will establish an overall and comprehensive vision for the area as a whole.
- A design code that will provide and put in place the necessary design controls to ensure the delivery of a coherent and comprehensive design vision.
- An Environmental Statement that will assess the environmental impacts of the development as a whole rather than individual phases.
- A traffic impact assessment and travel assessment that will assess the impact of traffic for the development as a whole and put in place measures to control and manage such traffic impacts over time.
- A sustainability strategy that will set out area wide targets for energy, waste, water consumption and appropriate strategies for realising such targets on an area wide basis.
- A flood risk assessment, which will consider the scheme as a whole.
- An overarching contributions framework that will define the extent of section 106 contributions for the development as a whole and will form the basis of individual section 106 agreements. This will ensure that the section 106 contributions are distributed on an equitable basis between phases.
This process is being pursued in order to:
a) ensure that there is an overall and comprehensive vision for the development as a whole, thus avoiding the risk of piecemeal and uncoordinated development;
b) ensure that the overall impacts are understood and planned for from the outset of the project i.e. Is there sufficient drainage capacity to accommodate the whole development? can the roads cope? Is there sufficient services to cater for the numbers of people expected? Etc etc. The approach will allow us to address such key questions;
c) the section 106 contributions are related appropriately in scale and kind to each phase of development and are understood and planned for from the outset of the project;
d) appropriate design controls are in place to control and guide future development when it comes forward.
The alternative would be for us to just put a planning application on the land Angel Property control. However in view of the many comments from residents we are attempting to take a more holistic and comprehensive approach to the development of the phoenix quarter in order to ensure that it is planned for over time. It is our hope that Angel Property will be the developers of the whole scheme. But at the present time Angel Property do not own all of the land. However we, as well as residents want to ensure that the proper controls are in place to ensure that high quality development is brought forward on the land outside of Angel Property’s control and that the appropriate mechanisms are put in place to allow for such future development to come forward in a controlled manner.
JENNIFER ROSS
Director
for Tibbalds Planning & Urban Design Ltd.
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