Holme Pierrepont and Gamston Housing Land Assessment

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 1.9 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 10

Density (dwellings/hectare): 5

Site source: Developer/Landowner Submission

Planning reference: None

Type of site: Urban extension

Allocated site reference: None

Status: Previously refused planning permission

Number of dwellings remaining: 10

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: Strategic review of broader area carried out in 2013. Whilst it performs well against most Green Belt criteria, the area should be examined no further due to it being a functional floodplain where only water-compatible uses should occur. Because of this, the area should not be carried forward into part 2 (a) of the assessment.

Flood risk: EA maps indicate that the site lies in flood zone 3. According to the updated Strategic Flood Risk Assessment the site is located within Flood zone 1, however it is still surrounded by functional floodplain. A limited area in the middle of the site is at risk of surface water flooding.

Landscape assessment: Site Score 49/100. Site HOL/001 comprises two pastoral fields on the edge of West Bridgford. The study area is of medium landscape, with Victorian houses adding interest to the edge of West Bridgford and several recreational assets present in the area; there is an overall sense of tranquillity. Development of the site would result in a slight increase in perceived urbanisation in the eastern half of the study area, as the settlement is extended towards the rural setting to West Bridgford; there is no loss of key characteristics and overall the landscape susceptibility is low. The landscape sensitivity is also low. There is a low visual value, although the adjacent playing fields have recreational value. In terms of visual susceptibility, the site has little influence on the visual amenity of both residential and recreational receptors and an overall low susceptibility. The visual sensitivity is low.

Green infrastructure: Site does not contain any existing GI assets. It is however located within the River Trent strategic green corridor and adjacent to Adbolton Playing Fields.

Historic environment: Simkins Farm (Grade II listed) is located east of the site. It is however screened by converted and new outbuildings. The site contains archaeological evidence from multiple periods (Romano British, Saxon, Medieval and post medieval) of a old village.

Nature conservation: The site does not contain any designated nature conservation assets. Adbolton Ponds LWS is located beyond the site's northern boundary.

Air quality / contamination: Site is not within an AQMA.

Community facilities: The site is within reasonable walking distance of some facilities that are located in the centre of Lady Bay.

Highways and access: No issues raised by highways authority.

Accessibility: Site is located adjacent to bus stops which are regularly served by the City Link to Nottingham. Some facilities are within walking distance in Lady Bay.

Other issues: Not stated

Agricultural land: Site is classified as Grade 3 agricultural land, although not in agricultural use.

Deliverability: Site is being promoted for development therefore it is available. Suitability however dependant on planning considerations.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: Positives in relation to the site relate to is proximity to a regular bus service. The site is assessed to be of medium landscape value but of low landscape and visual sensitivity. The negatives in relation to the site are that whilst the site is defended from flood risk, it forms an effective island which is surrounded by functional floodplain. In respect of historic assets, the site is likely to require extensive archaeological mitigation and exploration required which could limit developable area and site viability.

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 0

Brownfield or greenfield: Greenfield

Dwelling capacity: 1

Density (dwellings/hectare): 0

Site source: Planning Application

Planning reference: 19/01794/FUL

Type of site: Within other village

Allocated site reference: None

Status: Extant full planning permission, S106 agreed or not required.

Number of dwellings remaining: 1

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Planning permission granted for minor residential development. Deliverable within five years.

Suitability: Suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 11 to 15 years

Overall summary: Planning permission granted for minor residential development expired in the last 12 months. 11 to 15 years.

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 1.21 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 21

Density (dwellings/hectare): Not stated

Site source: Planning Application

Planning reference: 19/01073/FUL

Type of site: Freestanding

Allocated site reference: None

Status: Extant full planning permission, S106 agreed or not required

Number of dwellings remaining: 21

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Planning permission for 37 additional bed-spaces which equates to 21 dwellings under the housing delivery test measurement tool. No identified barriers to delivery.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 years

Overall summary: Planning permission for 37 additional bed-spaces which equates to 21 dwellings under the housing delivery test measurement tool. No identified barriers to delivery.

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 151

Brownfield or greenfield: Greenfield

Dwelling capacity: 3,000

Density (dwellings/hectare): 20

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Urban extension

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 3,000

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: The site is located within the Green Belt. The Green Belt review that supported the Core Strategy scored the Western part of the site 12/25. Overall MEDIUM importance in relation to purposes of the Green Belt. The site lies beyond the boundary of the A52. Eastern part of the site 16/25 Overall MEDIUM-HIGH importance in relation to purposes of the Green Belt. Development within this part of the submission would effectively subsume Bassingfield into the urban area, which would provide a strong conflict with one of the main purposes of the Green Belt.

Flood risk: A small part of the site is at risk of flooding from rivers and streams. Small area at risk of surface water flooding.

Landscape assessment: The area has a moderate sense of place retaining historic features characteristic of the Trent Washlands Regional Character Area. Bassingfield village has remained a small settlement in redbrick with quiet country lanes surrounding this. The only exception is the busy A52 to the north and west of this settlement. Around Bassingfield the narrow hedge lined lanes with their ditches and verges have a distinct rural feel. Holme Pierrepont village has a strong parkland character. Although it is surrounded by worked out gravel pits, the mature tree cover and several historic buildings including the Hall give it a strong sense of time depth. The villages of Bassingfield and Holme Pierrepont along with sections of the Grantham Canal all contribute to the Trent Washland Character Area. Only the disused railway lines and some of the larger former mineral sites and sports fields are all relatively indistinct and recent. The degree of visibility is moderate due to gently undulating landform and intermittent tree cover. A moderate sense of place with a moderate degree of visibility leads to a moderate landscape sensitivity.

Green infrastructure: Where possible, hedgerows, watercourses and grassland should be retained and enhanced.

Historic environment: There are a number of non-designated heritage assets within the site, including a possible longbarrow, and old field system and cropmarks. Rectangular enclosure with circular feature within, small circular feature indicate possible Roman settlement. Grantham Canal to the south is also a non-designated heritage asset. Potential harm to archaeological features. Harm to the setting of the canal. Archaeological investigation – nature of archaeology should be readily detectable via magnetometry survey in support of planning application. Avoid development encroaching close to the canal. Utilise this undeveloped area to enhance the canal as a green infrastructure asset/corridor. Longbarrow feature might need particular attention if confirmed.

Nature conservation: There are numerous hedgerows that cross the site. Some scrubland in parts and some grassland and watercourses, including the Grantham Canal. All of these are priority habitats that should be retained and enhanced.

Air quality / contamination: Not within or in proximity to an air quality management zone. Areas of the site identified as having potential for contamination include farm buildings and former farm buildings at Holme Farm, Lea Farm, Holly Farm and Manor farm. Other areas with potential contamination include fields adjacent to Gamston Depot and made ground next to the A52.

Community facilities: No community facilities near the proposal. Gamston centre is some distance away from the majority of the site.

Highways and access: Unknown at this stage.

Accessibility: Eastern part of the site within proximity to bus stops on the A52 stops which provide regular bus services for multiple bus services. Footpath and cycleway connectivity at the west of the site over the Lings Bar road via a toucan crossing with routes through the wider conurbation cycle network.

Other issues: Not stated

Agricultural land: The site is predominantly grade 3 agricultural land.

Deliverability: Land in multiple ownership if existing properties within the site are taken into account.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years.

Overall summary: Site lies north of the Strategic allocation East of Gamston / North of Tollerton. There are a number of constraints on the site. The first constraint is that the site lies within the Green Belt and this status remains following on from adoption of the Rushcliffe Local Plan. Of particular concern is that wholesale development of the area would consume the settlement of Bassingfield. The site is identified as R07 (East of Gamston) within the Growth Options Study. Notwithstanding the impacts on Bassingfield, the study concludes that R07 offers the option to expand upon the extant allocation East of Gamston/North of Tollerton. The land has been promoted by the landowner during consultation on the Greater Nottingham Strategic Plan.

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 13.15 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 130

Density (dwellings/hectare): 10

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Main built up area

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: Not stated

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: Located in the Green Belt.

Flood risk: Majority of the site lies within flood zone 3 with the remained in zone 2. Small areas of the site are at a low risk of surface water flooding.

Landscape assessment: Not applicable

Green infrastructure: Located within a sub regional green infrastructure corridor so opportunity to enhance and contribute

Historic environment: There are no heritage assets within close proximity of the site.

Nature conservation: The site is adjacent to the Gamston Pits Local Wildlife Site.

Air quality / contamination: The site is not within or in close proximity of an AQMA.

Community facilities: West Bridgford contains a range of community and leisure facilities.

Highways and access: Cannot confirm if the access can be delivered.

Accessibility: Footpath along Adbolton Lane connects the site to West Bridgford. Nearest bus stops located on Adbolton Lane approximately 0.2km away from the site regularly served the City Link bus service.

Other issues: Not stated

Agricultural land: Grade 3

Deliverability: Land being promoted for development. No known options on the site.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Not achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: The site is relatively accessible to local services and facilities, however the majority of the site lies within flood zone 3 so is unsuitable for development.

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 46 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 920

Density (dwellings/hectare): 20

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Urban extension

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate.

Site on Brownfield Register: No

Green Belt: The site is located within the Green Belt.

Flood risk: SFRA suggests majority of site, greater than 90% is in 1 in 20 annual chance flood outline. Vast majority of site identified as Zone 3b (functional floodplain), and at significant risk should flood defences be breached.

Landscape assessment: Majority of area within TW01 Gamston and Edwalton Meadowlands. A moderate sense of place with a moderate degree of visibility leads to a moderate landscape sensitivity. Flat open land offering views along Trent Valley to Nottingham and to open countryside. The site is very visible. The raised Regatta Way provides a reasonably prominent visual boundary to the site on its eastern side.

Green infrastructure: Trees and hedgerows should be retained. Watercourses should be kept free of development.

Historic environment: No significant historic assets present. Late Upper Palaeolithic and Mesolithic Flints. Linear features of unknown origin east of Regatta Way. Simkins Farmhouse, a Grade II listed building is situated adjacent to the northern part of the site. The southern aspect of the building can be viewed from the site and the open aspect of the agricultural fields form part of its setting. Archaeological investigation – nature of archaeology may be detectable via magnetometry survey in support of planning application. Listed farmhouse has little association beyond proximity, association with outbuildings and former orchard all to the north would be unaffected. Screening and set-back from the road frontage could serve to mitigate.

Nature conservation: Some tree and hedgerow cover. Watercourses run through the site.

Air quality / contamination: The site is not within an AQMA. Development here may however an impact on the Trent Bridge/Lady Bay bridge AQMA. No areas identified as potentially contaminated land.

Community facilities: Located on the edge of West Bridgford. West Bridgford has a full range of facilities.

Highways and access: Access to Radcliffe Road via Regatta Way.

Accessibility: The site is served by frequent buses along Radcliffe Road. Site lies on strategic cycle network.

Other issues: Parts of the site are used as playing fields all year around.

Agricultural land: Site is grade 3 agricultural land.

Deliverability: The site is owned by Nottinghamshire County Council. Historically, NCC sites do not have a good track record of delivery within Rushcliffe from allocation to houses on the ground. The site is also proposed as a combined primary and secondary school.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Not Achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: This potential urban extension site could be reasonably well integrated with the Lady Bay area of West Bridgford, particularly with the creation of a new route through to Rutland Road. The site is relatively accessible to local services and facilities, although it would still be around 1500 metres to nearby centres from parts of the site. Development would also lead to the loss of a valuable recreational ground. The landowner also has a poor track record in delivery and considering the site as a potential combined primary and secondary school, therefore the site cannot be considered to be available or achievable now. The SFRA suggests majority of site greater than 90% in Flood zone 3b functional floodplain). This is equivalent to functional floodplain. Due to the site's location within a flood zone the Growth Study (2020) concludes that it is potentially unsuitable for development. Consequently the site is not considered to be suitable for development.

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 1.1 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 20

Density (dwellings/hectare): 18

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: x

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: The land is located within the Green Belt.

Flood risk: Environment Agency maps identify the site as being located within Flood Zones 2 and 3.

Landscape assessment: Not applicable

Green infrastructure: Retain trees around the edges of the site.

Historic environment: No identified impacts on historic assets.

Nature conservation: Some dense tree and scrub cover around the perimeter of the site.

Air quality / contamination: Not within or within close proximity.

Community facilities: The site is located outside of West Bridgford, which has a range of facilities.

Highways and access: Site access is a small entrance directly off the A52 (70mph dual carriageway). Difficult and unsafe to access and leave the site.

Accessibility: Shared use path alongside A52. Whilst public transport runs past the site, it does not stop.

Other issues: Former pig farm activities may have caused contamination of the land.

Agricultural land: Not in agricultural use.

Deliverability: Site actively promoted, however no known house builder involved.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Not Achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: The site has potential Flood Risk constraints, with EA maps identifying the site as within Flood Zone 3. Issues with access are also identified due to the site's small-radius access from the A52 (70mph dual carriageway). The site is also isolated - not within an existing settlement so proposals for 7 to 20 dwellings would not be appropriate.

Parish / Town: Holme Pierrepont and Gamston

Site area (hectares): 22.2 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 300

Density (dwellings/hectare): 13

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Freestanding

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 300

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: Green Belt Review Part 1 & 2b identified the site as being of medium green belt importance. Site is beyond the A52, a robust and defensible barrier. Although removal of SUE to the south has already breached this barrier.

Flood risk: Northern 1/5 of the site is within flood zone 2 (1:1000), however the remaining majority is within flood zone 1.

Landscape assessment: The overall landscape strategy is ‘Conserve and Reinforce’. The degree of visibility is moderate due to gently undulating landform and intermittent tree cover. A moderate sense of place with a moderate degree of visibility leads to a moderate landscape sensitivity. The area has a moderate sense of place retaining historic features characteristic of the Trent Washlands Regional Character Area. Bassingfield village has remained a small settlement in redbrick with quiet country lanes surrounding this. The only exception is the busy A52 to the north and west of this settlement. Around Bassingfield the narrow hedge lined lanes with their ditches and verges have a distinct rural feel. Holme Pierrepont village has a strong parkland character. Although it is surrounded by worked out gravel pits, the mature tree cover and several historic buildings including the Hall give it a strong sense of time depth.

Green infrastructure: Not stated

Historic environment: No identified heritage assets.

Nature conservation: No designated nature conservation assets within the site. However site does border the Grantham Canal and this is a Local Wildlife Site.

Air quality / contamination: Not within AQMA

Community facilities: The site is located connected to West Bridgford via a toucan crossing, which has a range of facilities.

Highways and access: Not stated

Accessibility: The site is connected to wider walking and cycling network via a toucan crossing over Lings Bar. Not currently served by public transport.

Other issues: Site comprises a western section of the much larger SHLAA/HOL/004, which has also been resubmitted during the Growth Options Call for Sites (2019).

Agricultural land: Grade 3.

Deliverability: Land is being promoted by a housing developer and is therefore available. Site could be suitable if policy changes, however the land is not available or achievable now.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years.

Overall summary: Land is being promoted by a housing developer and is therefore available. Site comprises part of a larger site submission north of the allocated SUE. This site is identified as R07 (East of Gamston) within the Growth Options Study. The study concludes that R07 offers the option to expand upon the extant allocation East of Gamston/North of Tollerton. This would represent a sizeable increase to the main built up area of Nottingham and would require transport and social infrastructure improvements. A small part of the site is within the strategic allocation East of Gamston. The remainder of the site could be suitable if policy changes.