Frequently Asked Questions
Bovis Homes Limited and David Wilson Homes are proposing an urban extension in Rushcliffe Borough at Edwalton, to the south of the City of Nottingham. The following are some question and answers to help you understand more about the proposals
- Where is the site of the planned development?
- What is planned for the site?
- Why are so many homes planned?
- Previous proposals to allocate land at Edwalton for development did not progress. Why do you think this proposal should be any different?
- What is the timeline for the development?
- What type of housing will be built on the site?
- How will the educational facilities in the area cope with the increased population?
- What about employment opportunities?
- How will Sharphill Wood be affected?
- Will the development be environmentally sustainable?
- How will local roads cope with all the new residents?
- What improvements will be made to pubic transport in the area?
- Will other residents be able to use the free bus?
- How many access points are there into the development?
General
Where is the site of the planned development?
The proposed urban extension covers a total area of 62 hectares and includes the retained garden centre and business park and proposed areas of formal sports to the north. It is located along Melton Road, north of the A52.An additional 33 hectares will be allocated as a dedicated community park. top
What is planned for the site?
The development will be predominately residential with around 1200 homes planned for the site. The proposal also includes a primary school, leisure facilities, roads, a dedicated public transport route, a hotel, play parks, business innovation centre and local retail facilities. Rushcliffe School is to be enlarged and improved and additional dual use sports fields provided.
The high street local retail facilities will include 20,000 sq ft of space (approx 1,800 sq.m ) and the proposed hotel site will be for approximately 100 bedrooms.
The development proposals are also in keeping with the latest government initiatives on “Green Infrastructure” being promoted by Natural England in their drive to expand the network of accessible multi – purpose green spaces close to urban areas.
The green infrastructure network will flow through the proposed development area, with the existing hedgerows and hedgerow trees being retained and used as the framework for open space and wildlife connections.
The importance of Sharphill Wood and its setting has always been recognised. The wood will therefore become the focal point for an extensive community park which will be managed to promote biodiversity and recreation. This is an additional 33 hectares, separate to the development.
An ecologically based management plan has already been prepared to ensure that Sharphill Wood is protected and enhanced for the future, whilst allowing controlled public access on designated footpaths.
It is anticipated that the community park will include areas of new native broadleafed woodland, hedgerows and species rich wild flora grassland, together with a network of footpaths and bridleways connecting to existing local routes. top
Why are so many homes planned?
The report of the Panel into the Examination of the East Midlands Regional Plan was published on 26th November 2007. Whilst this has yet to be formally approved by the Secretary of State household projections for the Nottingham Housing Market Area have increased to 70,425 for the period 2001 – 2026. The Borough of Rushcliffe is identified in the Plan as a location for substantial new housing development, and in order to meet its share of the housing requirement, at least 555 new homes would need to be built in the Borough every year of which 445 will need to be built on the urban edge of Ruschilffe Borough.The recommendations of the report in respect of housing need suggest that the current shortfall of land supply for housing within the Borough of Rushcliffe is such that the Council should consider at least one substantial land release in the short term. Due to the limited availability of sites within the existing built up area of the Borough this will inevitably require the release of some sites within the Green Belt.top
Previous proposals to allocate land at Edwalton for development did not progress. Why do you think this proposal should be any different?
On a strategic level, the need for the delivery of new and affordable homes is now a key Government priority across the country and sustainable locations such as Edwalton will now be needed to meet the substantial housing requirement across greater Nottingham.
Previous efforts focused on seeking an allocation of land through the Local Plan Process. That process was abandoned by the Council. In terms of the Edwalton landholding, this application considers all the feedback and concerns raised by the local community during the Local Plan process, which initially proposed the allocation of the site for residential development. It also responds to the specific issues raised by the Local Plan Inspector. It responds directly to the growth being experienced in the area and is a better-managed, more responsive proposal. Bovis Homes and David Wilson Homes are also continuing to listen to feedback and considering all comments prior to submitting the planning application.top
What is the timeline for the development?
Public consultation will continue until Spring 2008 when it is anticipated the planning application will be submitted. A timetable for the development is yet to be confirmed, however, it is anticipated that the development will evolve over a number of years.top
What type of housing will be built on the site?
The development will incorporate a broad mix of housing from one and two bedroom properties through to larger, family homes. There will also be a significant number of homes allocated for affordable housing which will be managed by a Housing Association with some units also available on a shared ownership basis. Discussions are on going with the relevant bodies to determine the exact numbers and mix but details will be included in the outline planning application. The objective is to create a vibrant community incorporating a mix of housing styles to match the variety and quality of that which already exists in West Bridgford and Edwalton.top
Education and employment
How will the educational facilities in the area cope with the increased population?
A new primary school, to accommodate up to 315 children is incorporated into the plans. Nottinghamshire County Council estimates that 252 primary aged school places will be required for the development.
Similarly, Nottinghamshire County Council estimates that 1,200 homes will generate 192 secondary school places, which will be accommodated for by Section 106 contributions in the vicinity of £15k per person for improvements to the existing school and/or facilities.
The site for a further education establishment has been identified as a possible option at this stage but no end user has been firmly identified.top
What about employment opportunities?
The proposals for the urban extension currently include number of potential employment opportunities. These range from a large hotel to a business innovation centre, which could provide accommodation for small businesses.top
The local environment
How will Sharphill Wood be affected?
Sharphill Wood will be retained, protected and enhanced. It is not part of the proposed development area, and the planned community park will provide a substantial buffer zone on the elevated land surrounding the wood.
The exact nature of the community park will be the subject of public consultation, and a sensible balance will be reached between improved public access and enhancing biodiversity.top
Will the development be environmentally sustainable?
Yes. As part of the developer’s commitment to providing a sustainable community all buildings will be designed to have minimal environmental impact, incorporating measures to improve energy efficiency and to reduce carbon emissions. In accordance with the Government’s Code for Sustainable Homes –the strategy aimed at encouraging a new national standard for sustainable development, a range of measures are currently being investigated which could be incorporated within the development, including improved energy efficiency, the use of renewable energy resources and sustainable urban drainage systems (SUDs).
The development will also include a specific bus only link to the city centre that should help minimise car trips on the local road network, particularly at peak times. This express bus service, FastTrack, will be available free to residents of the development.top
Traffic and Transport
How will local roads cope with all the new residents?
The development will not cause additional queues on any of the surrounding roads. For the development to proceed, the Highways Agency (who is responsible for the A52) requires improvements to the Wheatcroft Roundabout that will accommodate all traffic (both existing and projected) up to 2018. If improvements cannot be delivered, then the development would not be permitted. All other junctions on the A52 and the surrounding local roads are required to perform no worse following development than before. Improvements will thus be provided as necessary to ensure that this is the case.
Traffic movements from the development at peak times have been modelled using the Nottingham City Transport Model. It predicts no more than 600 movements per hour. Of these, 300 will travel to the south via the A52, 150 will use the new Bus Service into Nottingham and 150 are considered to be vehicles that are already in the City that will divert as a result of relocations. Traffic impact to the north will thus be minimal, whilst that to the south will be catered for by road improvements and be limited to the predicted volumes by the outbound traffic signals.top
What improvements will be made to pubic transport in the area?
A dedicated free bus service will be provided along Musters Road into the city for local residents. Free use of this service will be offered to all residents in the new development for life, with no limit on the number of free “passes” available to each household. On the re-sale of properties, the right to free travel will pass to the new property owner(s).
This FastTrack system that will be incorporated into the development is fully operational and highly successful in Dartford, Kent.top
Will other residents be able to use the free bus?
The bus service becomes part of the local public transport network and can therefore be used by everyone. Residents within the development will be given free bus passes to use the service however anyone can pay the local fares to ride the bus.top
How many access points are there into the development?
There will be one exit and one entry to the development from the A606 in each direction. Both exists will be signal controlled. This will have the effect of "capping" the amount of traffic that can leave the site in any one hour. Signals will be linked to those on the A606 and improved Wheatcroft junction to minimise disruption to through traffic on the A606. Following development, journey times along the A606 will thus not be increased.
Busses will use Musters Road via a "Bus Only” barrier. This will open automatically as a bus approaches, but will remain closed to all other vehicles except those used by the emergency services. Pedestrians and cyclist will also be able to use the access. Cars will be prevented from using the link for the life of the development by a covenant on the land over which it passes.top