Appendix 1 - Development Brief

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Figure 3: Existing access & movement Current buildings on the riverside site 2.13 Cobham’s accommodation on the riverside site comprises: • a long, rectangular factory building running east-west in the centre of the site • a long, two storey office building to the south of the factory overlooking the river and the farmland to the south • a single storey staff canteen and restaurant complex in the north west of the site • a number of workshops and stores • hardstanding used for staff car parking. 2.14 Many of the buildings on the site are surplus to Cobham’s current commercial requirements and are vacant. Access 2.15 As shown in figure 3, vehicle entry into the site is presently limited to a single point of access from Brook Road to the east. In emergencies, vehicular access to the site can also be secured from Hardy Crescent to the north west (see photograph below). Hardy Crescent Churchill Road Brook Road 2.16 Pedestrian access into the site can be obtained via the vehicular access to the east and an electronic security gate located along the public footpath (see photograph to the right) running along the northern boundary of the site linking Hardy Crescent with Station Road. 2.17 A public footpath also adjoins the eastern boundary of the site linking Brook Road with the riverside (see photograph to the left). Topography Vehicle access point Emergency vehicle access only Existing pedestrian routes 2.18 Cobham’s riverside site is largely flat. The western boundary of the site occupies land ranging between 17.37 and 17.76 metres Above Ordnance Datum (mAOD), whilst the eastern boundary occupies land ranging between 17.07 and 18.10 mAOD. The site slopes gently from north to south towards the river, from a maximum height of approximately 18.00 mAOD along the northern boundary to 16.97 mAOD on the southern boundary. Geology 2.19 The British Geological Survey map for the area indicates the site to be underlain by River Terrace Deposits of sand and gravel, with the River Terrace Deposits themselves underlain by London Clay. Existing footpath linking Brook Road with the riverside 5 Existing emergency access Existing footpath linking Hardy Crescent with Station Road
Figure 4: Trees & flooding Trees 2.20 A tree survey and arboricultural development statement was prepared by Bernie Harverson (arboricultural consultant) and submitted with planning application 3/08/1109/ FUL. A copy can be obtained from East Dorset District Council upon written request. 2.21 The northern boundary of the site is characterised by a row of 38 mature beech, copper beech and lime trees, 35 of which are protected by a Tree Preservation Order (WIM/64) which was modified in March 2008 (see figure 4). south of Cobham’s riverside site approximately midway along the site is the subject of a Tree Preservation Order confirmed in September 2009 (WIM/72). Flooding 2.24 The three planning applications, which sought development on Cobham’s land in 2008 (referred to in paragraph 1.6 of this brief) were linked to an Environmental Statement (ES) produced by NJL Consulting. The ES identified the anticipated individual and cumulative environmental impacts arising from the proposed developments on each site. 2.22 Five mature beech trees can also be found immediately to the north of Building 104 located in the western part of the site to the west of the main factory building. Three of these trees are also protected under WIM/64. 2.23 The former railway embankment to the west of the site is heavily vegetated and there are sporadic trees located within the Council’s land adjoining the riverbank. Of these, a lime tree located immediately to the 2.25 Chapter 13 of the ES was prepared on the basis of a report undertaken by RSK Group plc and identifies the likely cumulative impacts of the proposed development upon water resources, including a flood risk assessment. In summary, chapter 13 confirms that: • parts of Cobham’s riverside site are at risk from fluvial flooding • Capita Symonds has modelled the stretch of the River Stour adjacent to Cobham’s premises on behalf of the Environment Agency and has identified the extent of the 1 in 100 year floodplain, the 1 in 100 year floodplain plus 20% (which allows for climate change) and the 1 in 1000 year floodplain • Environment Agency guidance is to establish minimum ground floor levels for new residential developments at 600 mm above the predicted 1 in 100 year plus climate change levels • the housing layout accompanying planning application 3/08/1109/FUL proposed several housing blocks within the 1 in 100 year floodplain. 2.26 The provision of residential housing blocks within the 1 in 100 year floodplain was deemed to be unacceptable by the Environment Agency in the absence of an acceptable sequential test which justified why this was necessary, especially given that other sites within the District and indeed other land within the development site itself was less constrained in flood risk terms. 2.27 The Environment Agency’s concerns formed the basis of an objection to the proposed development which remained unresolved by the time East Dorset District Council determined the application on 3 March 2009. The Agency’s unresolved objection therefore formed the basis of one of the 12 reasons for refusal (see appendix B). 2.28 Figure 4 portrays the extent of the 1 in 100 year floodplain, the 1 in 100 year floodplain plus 20% and the 1 in 1000 year floodplain, as modelled by Capita Symonds. Protected trees Existing trees 1 in 100 year flood extreme 1 in 100 year flood extreme plus 20% 1 in 1000 year flood extreme 2.29 Terence O’Rourke Ltd has discussed with the Environment Agency their concerns about the layout underpinning planning application 3/08/1109/FUL. These discussions have indicated that their objections can be overcome if built development avoids the extent of the 1 in 100 year floodplain plus 20% and the findings of a future flood risk assessment accompanying revised development proposals are considered acceptable. Protected trees lining the northern site boundary 6
Page 1 and 2: Development Brief for the riverside
Page 3 and 4: Development Brief for the riverside
Page 5 and 6: Photograph showing the views southw
Page 7: 2.4 Immediately to the south of the
Page 11 and 12: • a water vole and otter survey o
Page 13 and 14: Photograph showing the view south e
Page 15 and 16: • the use of on-street parking an
Page 17 and 18: onto a footpath. ‘Nose-on’ park
Page 19 and 20: Photograph showing people enjoying
Page 21 and 22: Photograph of the southerly view fr
Page 23 and 24: Photograph showing the Canford Brid
Page 25: Appendix A - East Dorset District C
Page 28 and 29: fails to respect or enhance the sit
Page 30 and 31: Appendix C - East Dorset District C
Page 32 and 33: Features of the indicative layout p
Page 34 and 35: Indicative site capacity Figure D6:
Page 36 and 37: Vic Hickman, Dorset Police Architec
Page 38: Environment Agency Thank you for th

Appendix 1 - Development Brief

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