Agenda item

Approx: 10:00 am – 11:30 am 

 

Proposal for the downsize of the existing Travis Perkins depot to c. 1 acre including the demolition of existing buildings and the construction of a new depot building. It is proposed to redevelop the remaining 2 acres with a residential development of 43 units comprising 1 and 2 bed apartments and 2 and 3 bed houses, a central public open space and associated roads and parking.

Presenters:

Heini van Niekerk – Grafik Architecture

Mark Mann – Savills

Jim Adams  - Travis Perkins

Stuart Bailey – Explore Living

Chris Abel – Explore Living

Tim Smith – Structa

Heulwen Livesey – Hodgson Group

Mark Cooper – MCA

Matt Lee – Liz Lake

 

 

The proposal to downsize the existing Travis Perkins depot from 3

acres to approx 1 acre including the demolition of existing buildings. It is proposed to redevelop the remaining 2 acres with a residential development of 43 units (1&2 bed apartments and 2&3 bed houses) with a central public open space and associated roads and parking.

 

Travis Perkins would like to move their depot to a more commercial site on the edge of the city, but have not as yet found a suitable location. The scale and colour of the new depot will be more in keeping with the area, with the HGV traffic significantly reduced. The site has been designated for housing within the 2006 Local Plan and abuts the Mill Road & St Matthews Conservation Area.

 

Member questions:

 

Cllr Walker described the scheme as an interesting design and enquired as to how much affordable housing would be provided.

 

This would be subject to a viability assessment according to Mark Mann. The design team have so far not run the figures regarding the number of units and there would need to be a dialogue with the City Council’s Housing officers to establish local need.

 

Cllr Blair stressed that the requirement was clearly set as 40% affordable units and that the housing mix would need to accord with the SPD. Too often according to Cllr Blair, affordable housing is treated as an after-thought.

 

Heini van Niekerk described the proposed total of 43 units in terms of the space provided, as more generous than the density stipulated by policy.

 

Cllr Nimmo-Smith enquired as to any liability aspects relating to the block of flats built at such close proximity of the railway line. (Greater detail was then shown in the form of floor plans with access to the flats from the railway side and access to the open space via the stair tower, with views from the terraces.)

 

Cllr Tunnacliffe enquired as to the proposed parking provision as Devonshire Road is seen as an area with heavy cycle usage and limited parking.

 

(Parking would be on a 1:1 basis with no visitor parking.)

 

Cllr Walker enquired as to the line of the proposed future ‘Chisholm Trail’ cycle route and the reason behind bringing the route through the site when it was originally intended to follow the railway line.

 

According to Mark Mann, the County Council following discussions, had requested the development be set back. The new proposed route will prevent a significant portion of land from being sterilised. 

 

Cllr Tunnacliffe asked as to the spaciousness of the rear elevation and whether residents would feel a sense of confinement so close to the railway fence.

 

According to Heini van Niekerk, the circulation core provides a wide access and coloured panels have been added as a simple feature as part of the journey. (The distance between the building and railway boundary is 2.5-2.7meters but may appear closer from the balconies.) Mark Mann reminded all that as this area is in fact service track and not the main railway line, rail traffic would not be as busy as initially envisioned.

 

Cllr Dixon enquired as to the installation of lifts and provision of cycle parking.

 

There are currently no lifts provided, but according to Heini van Niekerk these could be catered for within the circulation cores. Cycle parking is provided at ground floor level, with garages considered wide enough to store both cars and bicycles. Refuse storage has been looked at again following a recent public meeting.

 

Cllr Walker enquired as to the public open space and whether there would be any issues with the maintenance of an area that would be both private but publicly accessible.

 

There would be no problem according to Heini van Niekerk, but that this central space was the only public space provided on site.

 

The design team asked whether in terms of the trees along Devonshire Road, whether this was an opportunity to create something more special. The current planting could be described as creating an alley effect of damp, dark space. An argument could therefore be made for the felling of the existing trees to replace them with smaller flowering trees, to create a more urban effect.

 

Tony Collins stressed that this briefing was not an opportunity for negotiation and any attempt to do so would be inappropriate.

 

Cllr Nimmo-Smith requested that the analysis of the trees should be taken further and include the possibility of successful retention. Examples of unsuccessful retention should be studied, along with any resulting impacts.

 

Mike Mann summarised the presentation:

 

‘The design team have come up with options on the trees but accept the Member’s point on retention. In this instance, we do not believe the trees are of a high quality.

The scheme reflects the location, its enhancement with the reduction in noise for new and existing residents. The depot will be retained despite the exploration of alternative sites. An element of housing is provided but the scheme allows for expansion onto the Travis Perkins land should an alternative site for the depot become available in the future. There will be significantly reduced HGV traffic and will involve a significant Section 106 contribution.