Planning Schedule Date: 10/08/2004 - Stroud District Council

Planning Considerations
Planning Schedule Date: 10/08/2004
The relevant planning consideration for an application of this type is contained with principle
policies H14 and G5 which seek to ensure that proposals are of a suitable design and scale when
viewed in the local context and do not give rise to concerns of highway safety. In addition regard
must also be had to policies B11, B1, B2 which promote the production of good design and the
preservation of the setting of listed buildings, along with policies N3 and N10 regarding protected
species and trees.
It is apparent from the history of the site and the representations received that the key issues
relate to the design and scale of the proposed buildings, the corresponding traffic generation and
highway implications along with the safeguarding of the protected species and trees. The
principle of development was clearly established at the appeal stage.
Design and Scale of the Building
It is clear from the appearance of the existing building that the site makes little or no positive
contribution to the Newmarket area and indeed represents something of a negative local
landmark. With the removal of the building the site has a number of constraints controlling the
form and scale of any replacement building, not least of which is the local topography. In light of
these constraints and the general ribbon development associated with the Newmarket Valley, the
design solutions for the site are restricted.
In line with advice contained with Policy B2 and Planning Policy Guidance Note Number 3, the
submitted scheme would create a strong and distinctive design in its own right, which in turn
would enhance the appearance of the area. The use of an industrial scale of development would
reflect the previous activities of the valley and enable the overall scale of the site and its
associated constraints to be used in a positive manner. The creation of a distinctive style of millbased
development is considered preferable to a series of three or four storey-terraced dwellings,
which formed the basis of the original illustrative plans, considered at the appeal. With the use of
the proposed conditions it is considered that the scheme represents a strong and distinctive
urban form, which significantly enhances the visual amenity of the area.
Although a number of concerns have been raised regarding the overall height of the building, it
will not be unduly dominant given the impact of the existing building and the rising land levels.
One of the characteristics of the Newmarket Valley is of tall building set into the valley wall, with
rising land levels behind. Given the comparable heights of the proposed and existing buildings
the proposal will not cause unacceptable additional harm in terms of its scale and will preserve
the overall form of development in the area. The impact of the building will be significantly
reduced by its location further back into the site than the existing one, thereby improving the
street scene elevation.
The detached terrace dwelling units are in keeping with the local vernacular and will preserve the
setting of the adjacent listed buildings. Again subject to suitable controls over the final materials,
an acceptable form of development is proposed.
Traffic Generation
One of the key factors considered by the Appeal Inspector was that the closure of the factory and
the re-development of the site for residential purposes would bring with it considerable amenity
and traffic generation benefits due to the nature of the existing activities. Whilst the comments of
the Town Council and local residents are noted regarding traffic generation, the development will
give rise to a reduction in vehicular movements both in terms of frequency and type over the
authorised use of the site. At the time of the Appeal it was estimated that the factory provided
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