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Mit
ford
Est
ate
Mas
terp
lan
Des
ign
and
Acc
ess
Sta
tem
ent
- R
ev 0
3
Co
nten
ts
Rev
isio
n
Fi
rst i
ssue
S
econ
d is
sue
Third
issu
e
Dat
e11
Mar
ch 2
015
10 A
pril
2015
14 A
pril
2015
Aut
hor
CR
UC
RU
CR
U
Che
cked
SM
AS
MA
SM
A
Pag
e1 2 11 12 14 15 17 19 21
Intr
oduc
tion
Des
ign
Pro
cess
Use
Am
ount
Layo
utS
cale
Land
scap
ing
App
eara
nce
Acc
ess
Thi
s d
ocu
men
t ha
s b
een
des
igne
d t
o b
e vi
ewed
/ p
rint
ed A
3 d
oub
le s
ided
.
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er A
rchi
tect
ure
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ited
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ted
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info
@ry
der
arch
itec
ture
.co
mw
ww
.ryd
erar
chit
ectu
re.c
om
Pro
ject
num
ber
2712
:00
1.0
Intr
od
ucti
on
Thi
s D
esig
n an
d A
cces
s S
tate
men
t fo
rms
par
t o
f th
e o
utlin
e p
lann
ing
ap
plic
atio
n fo
r th
e la
nd w
est
of
Lanc
aste
r P
ark,
Mo
rpet
h. I
t fo
llow
s N
atio
nal P
lann
ing
Pra
ctic
e G
uid
ance
an
d t
he C
AB
E p
ublic
atio
n D
esig
n an
d A
cces
s S
tate
men
ts -
Ho
w t
o w
rite
, rea
d a
nd u
se
them
.
Mitf
ord
Est
ate
LLP
are
pro
po
sing
a m
ixed
use
dev
elo
pm
ent
on
land
und
er t
heir
co
ntro
l th
at li
es t
o t
he w
est
of
Lanc
aste
r P
ark.
Thi
s la
nd is
op
ened
up
fo
r ac
cess
by
virt
ue o
f th
e p
rop
ose
d M
orp
eth
No
rthe
rn B
ypas
s (M
NB
) whi
ch is
ant
icip
ated
to
be
imp
lem
ente
d
and
op
erat
iona
l by
2016
.
The
dev
elo
pm
ent
com
pri
ses
Trun
k R
oad
Ser
vice
Are
a (T
RS
A),
resi
den
tial a
nd a
co
untr
y p
ark
and
oth
er c
om
mun
ity f
acili
ties.
1
2.0
Des
ign
pro
cess
2.1
Ass
essm
ent
2.1.
1S
ite lo
catio
nTh
e si
te is
loca
ted
appr
oxim
atel
y 1.
5km
wes
t of
Mor
peth
tow
n ce
ntre
and
form
s pa
rt o
f the
M
itfor
d E
stat
e. I
t is
boun
ded
to th
e w
est b
y th
e A
1, to
the
east
by
Sco
tch
Gill
Woo
d, to
the
sout
h by
the
B63
43, a
nd to
the
nort
h by
the
agric
ultu
ral
land
. Th
e pr
opos
ed M
NB
will
allo
w d
irect
acc
ess
from
the
A1
and
the
A19
2. M
orpe
th r
ailw
ay
stat
ion
is a
ppro
xim
atel
y 3k
m s
outh
eas
t of t
he
site
.
The
smal
l villa
ge o
f Mitf
ord
lies
arou
nd 5
00m
to
the
wes
t of t
he s
ite, w
ith M
itfor
d P
ark,
Mitf
ord
Cas
tle a
nd M
itfor
d H
all t
o th
e so
uth.
The
land
to
the
wes
t of t
he A
1 is
gen
eral
ly a
rabl
e an
d ru
ral
in c
hara
cter
. Th
e R
iver
Wan
sbec
k w
inds
from
w
est t
o ea
st, j
ust s
outh
of t
he B
6343
. Th
e riv
er
corr
idor
and
woo
dlan
d is
with
in e
asy
wal
king
di
stan
ce o
f the
site
. S
cotc
h G
ill W
ood
is a
lo
cal n
atur
e re
serv
e w
hich
line
s th
e ea
ster
n si
te
boun
dary
, bet
wee
n th
e si
te a
nd th
e re
side
ntia
l ar
ea o
f Lan
cast
er P
ark.
Fur
ther
nor
th a
re th
e N
orth
gate
Hos
pita
l and
St G
eorg
e’s
Hos
pita
l si
tes,
as
wel
l as
the
resi
dent
ial a
rea
arou
nd th
e C
ottin
g B
urn.
2.1.
2S
ite d
escr
iptio
n
map
s sh
ow th
e ar
ea ly
ing
betw
een
Sco
tch
Gill
and
Ben
ridge
Bur
n or
igin
ally
com
pris
ing
thes
e
Mill
Farm
(now
St L
eona
rd’s
Lan
e).
This
are
a w
as k
now
n as
Spi
tal H
ill an
d re
mai
ned
larg
ely
unch
ange
d un
til th
e co
nstr
uctio
n of
the
A1
in th
e
the
new
wes
tern
bou
ndar
y. L
anca
ster
Par
k w
as
built
out
dur
ing
the
1970
s.
pred
omin
antly
leve
l with
a s
light
fall
to th
e no
rth.
Th
e m
ajor
ity o
f the
rem
aind
er o
f the
site
falls
aw
ay to
the
sout
h, w
ith th
e so
uthe
rn c
orne
rs o
f
tow
ards
Sco
tch
Gill.
The
tria
ngul
ar g
rass
land
area
form
s an
ext
rem
ely
stee
p sl
ope
dow
n to
slop
e so
uth
and
leve
ls o
ut to
war
ds th
e B
6343
.
The
tree
s an
d he
dger
ows
crea
te a
sen
se o
f
cove
rage
is m
ore
dens
e. T
his
open
s ou
t to
over
the
Riv
er W
ansb
eck
valle
y, p
artic
ular
ly fr
om
and
gaps
in th
e tr
eelin
e, fe
nce
and
hedg
elin
e
Tow
ards
the
nort
h of
the
site
the
A1
is e
leva
ted
on a
n em
bank
men
t, al
thou
gh tr
ees
offe
r so
me
scre
enin
g fro
m w
ithin
the
site
. Th
e no
rthe
rn
the
char
acte
r of
this
are
a w
ill ch
ange
with
the
intr
oduc
tion
of th
e M
NB
. Th
e A
1 di
ps in
to a
cu
ttin
g as
it p
asse
s th
e ce
ntra
l por
tion
of th
e si
te,
form
ing
a vi
sual
bar
rier.
The
road
em
erge
s on
to
a br
idge
ove
r th
e R
iver
Wan
sbec
k an
d B
6343
gras
slan
d se
ctio
n ar
e vi
sibl
e. T
he re
st o
f the
site
Ther
e is
som
e no
ise
from
the
A1,
par
ticul
arly
to
the
wes
t with
in th
e si
te.
Are
as c
lose
r to
the
edge
of S
cotc
h G
ill W
ood
are
quie
ter
and
mor
e tr
anqu
il.
Cur
rent
ly th
ere
is n
o ac
cess
from
the
nort
h.
The
MN
B w
ill pr
ovid
e ac
cess
from
the
new
St
Leon
ard’
s La
ne ro
unda
bout
. A
farm
acc
ess
brid
ge s
pans
the
A1
betw
een
the
site
and
Mill
Farm
. Th
ere
is a
n ex
istin
g ac
cess
poi
nt to
the
site
alo
ng th
e B
6343
. Th
e cu
rren
t rig
ht o
f way
fro
m P
inew
ood
Driv
e in
Lan
cast
er P
ark
is ro
uted
th
roug
h th
e si
te.
The
MN
B s
chem
e pr
opos
es to
re
-rou
te th
is fo
otpa
th a
long
the
nort
hern
edg
e of
th
e si
te.
Sev
eral
info
rmal
foot
path
s le
ad fr
om th
e w
este
rn e
dge
of L
anca
ster
Par
k th
roug
h S
cotc
h G
ill W
ood
to th
e ed
ge o
f the
site
.
A s
elec
tion
of s
ite p
hoto
grap
hs a
nd p
lans
are
in
clud
ed o
n th
e fo
llow
ing
page
s.
The
follo
win
g se
ctio
ns s
umm
aris
e th
e si
te
asse
ssm
ent.
Ful
l rep
orts
hav
e be
en s
ubm
itted
as
part
of t
he p
lann
ing
appl
icat
ion.
Loca
l Co
ntex
t
2
Sit
e C
ont
ext
2.1.
3Tr
ansp
ort
The
Tran
spor
t Ass
essm
ent (
TA) a
nd T
rave
l Pla
ns
(TP
) for
the
sche
me
asse
ss th
e de
velo
pmen
t pr
opos
al in
the
cont
ext o
f all
rele
vant
tr
ansp
orta
tion
cons
ider
atio
ns.
This
incl
udes
pr
ovid
ing
vehi
cula
r ac
cess
to th
e si
te v
ia a
new
ar
m a
t the
eas
tern
roun
dabo
ut o
f the
pro
pose
d S
t Leo
nard
’s ju
nctio
n w
hich
is to
be
cons
truc
ted
as p
art o
f the
MN
B s
chem
e. I
n ad
ditio
n,
an e
mer
genc
y ve
hicl
e ac
cess
for
resi
dent
ial
dwel
lings
will
be p
rovi
ded
from
the
B63
43 M
itfor
d R
oad
to th
e so
uth
of th
e si
te.
Sus
tain
able
trav
el c
onsi
dera
tions
are
als
o co
nsid
ered
in d
etai
l ens
urin
g co
nnec
tivity
of
the
site
to s
ervi
ces
with
in th
e lo
calit
y, im
prov
ing
pede
stria
n an
d cy
cle
linka
ges
with
Mitf
ord
Villa
ge
utilis
ing
the
exis
ting
farm
brid
ge o
ver
the
A1
and
conn
ectio
ns to
and
from
Lan
cast
er P
ark
by w
ay
of p
edes
tria
n/cy
cle
rout
es.
In a
dditi
on, t
he T
A a
nd T
P a
sses
s th
e pr
ovis
ion
of p
ublic
tran
spor
t and
hav
e in
form
ed th
e in
clus
ion
of a
bus
layb
y an
d sh
elte
r on
the
prop
osed
acc
ess
road
to th
e w
est o
f Lan
cast
er
Par
k en
ablin
g no
rthb
ound
and
sou
thbo
und
bus
serv
ices
to b
e di
vert
ed in
to th
e si
te.
It is
exp
ecte
d th
at e
xist
ing
bus
serv
ices
will
be
rero
uted
via
the
new
St L
eona
rd’s
junc
tion
once
th
e M
NB
is o
pera
tiona
l.
the
imm
edia
te o
r w
ider
loca
lity
incl
udin
g w
ithin
M
orpe
th T
own
Cen
tre.
2.1.
4La
ndsc
ape
An
Out
line
Land
scap
e A
ppra
isal
for
the
prop
osed
de
velo
pmen
t site
was
con
duct
ed b
y G
len
Kem
p in
Sep
tem
ber
2013
at t
he s
tage
whe
n de
velo
pmen
t opt
ions
wer
e be
ing
cons
ider
ed.
guid
ing
the
evol
utio
n of
the
deve
lopm
ent f
ootp
rint
the
land
scap
e se
ttin
g. A
bro
ad s
pect
rum
of
land
scap
e se
nsiti
vity
was
not
ed a
cros
s th
e si
te, i
t ge
nera
lly b
eing
low
est t
o th
e no
rth
and
high
est t
o th
e so
uth.
In p
artic
ular
, the
repo
rt h
ighl
ight
ed th
e va
lue
of
the
land
scap
e ch
arac
ter
of th
e R
iver
Wan
sbec
k va
lley
and
the
B63
43 a
cces
s co
rrid
or w
hich
ap
proa
ches
Mor
peth
from
the
neig
hbou
ring
villa
ge o
f Mitf
ord
to th
e w
est.
The
ope
n, r
ural
– a
feat
ure
high
ly v
alue
d by
loca
l res
iden
ts a
nd
appr
ecia
ted
by v
isito
rs.
The
appr
aisa
l est
ablis
hed
that
in c
ontr
ast t
o th
e
slop
es a
t the
sou
ther
n en
d of
the
site
, the
cen
tral
an
d no
rthe
rn s
ectio
ns a
re o
n a
plat
eau
abov
e
as a
resu
lt of
loca
l top
ogra
phy
and
the
exte
nt o
f m
atur
e w
oodl
and
and
stru
ctur
e pl
antin
g on
the
A1
trun
k ro
ad.
2.1.
5E
colo
gy
E3
Eco
logy
Ltd
hav
e co
mpl
eted
eco
logi
cal
surv
eys
of th
e si
te in
clud
ing
a ph
ase
1 ha
bita
t su
rvey
, fou
r br
eedi
ng b
ird s
urve
ys a
nd te
n ba
t tr
anse
ct s
urve
ys.
The
habi
tat s
urve
y co
nclu
ded
that
the
maj
ority
of t
he s
ite is
con
side
red
to
be o
f low
eco
logi
cal v
alue
bei
ng d
omin
ated
by
inte
nsiv
ely
man
aged
farm
land
. A
ll of
the
hedg
erow
s on
site
, as
wel
l as
the
sem
i im
prov
ed
ecol
ogic
al v
alue
, with
the
sem
i nat
ural
anc
ient
w
oodl
and
cons
ider
ed to
be
of d
istr
ict t
o co
unty
va
lue.
Com
mon
and
sop
rano
pip
istr
elle
bat
s w
ere
foun
d to
use
the
hedg
erow
s as
key
com
mut
ing
and
fora
ging
rout
es w
ith o
ccas
iona
l Dau
bent
on’s
, no
ctul
e an
d M
yotis
sp.
reco
rds.
It i
s co
nclu
ded
that
the
site
is o
f loc
al v
alue
to b
ats
but p
art
of a
wid
er n
etw
ork
of h
abita
ts o
f dis
tric
t val
ue,
prim
arily
due
to th
e pr
esen
ce o
f anc
ient
sem
i-na
tura
l woo
dlan
d an
d th
e riv
er c
orrid
or.
The
site
was
con
side
red
to b
e of
par
ish
valu
e fo
r gr
ound
nes
ting
and
farm
land
bird
s w
ith s
peci
es
incl
udin
g gr
ey p
artr
idge
and
red
legg
ed p
artr
idge
. M
ultip
le te
rrito
ries
of tr
ee s
parr
ow, y
ello
wha
mm
er
and
song
thru
sh, a
ll of
whi
ch a
re li
sted
as
RS
PB
re
d lis
t and
UK
Prio
rity
spec
ies,
wer
e fo
und
nest
ing
in th
e he
dger
ows.
The
woo
dlan
d on
the
3
risk
asse
ssm
ent i
s re
quire
d to
mak
e su
re th
e de
velo
pmen
t is
not a
t ris
k fro
m o
ther
sou
rces
area
s ad
jace
nt to
the
site
.
The
deve
lopm
ent s
ite a
ll dr
ains
into
the
Nor
th
Sea
via
the
Riv
er W
ansb
eck.
How
ever
, the
site
ca
n be
div
ided
into
thre
e ca
tchm
ents
whi
ch a
re
dist
ingu
ishe
d by
the
rout
e by
whi
ch a
ny w
ater
grou
nd w
ould
reac
h th
e R
iver
Wan
sbec
k. T
he
far
nort
h of
the
site
, whi
ch is
to fo
rm th
e TR
SA
, dr
ains
und
er th
e A
1 an
d in
to B
enbr
idge
Bur
n,
whi
ch th
en d
rain
s in
to th
e R
iver
Wan
sbec
k vi
a M
itfor
d D
ean
join
ing
the
Wan
sbec
k ju
st u
pstr
eam
of
Mitf
ord.
The
rem
aind
er o
f the
nor
ther
n se
ctio
n of
the
site
, dra
ins
into
a w
ater
cour
se w
hich
run
s do
wn
the
east
ern
boun
dary
of t
he s
ite a
nd is
nam
ed
Sco
tch
Gill.
Sco
tch
Gill
is in
a w
oode
d st
eep
side
d ra
vine
whi
ch h
as e
rode
d in
to th
e m
ore
or
less
leve
l lan
d on
eith
er s
ide.
Sco
tch
Gill
ente
rs
the
Wan
sbec
k op
posi
te A
bbey
Mills
Far
m.
Ther
e ar
e se
vera
l sm
all t
ribut
arie
s ex
tend
ing
wes
twar
ds
into
the
site
from
Sco
tch
Gill.
The
rem
aind
er
of th
e si
te s
lope
s do
wn
tow
ards
the
Riv
er
Wan
sbec
k.
The
A1,
whi
ch is
in a
cut
ting
alon
g m
uch
of th
e w
este
rn b
ound
ary,
effe
ctiv
ely
seve
rs th
e si
te
from
land
furt
her
to th
e w
est.
As
a re
sult
muc
h
from
ove
rland
wat
er m
ovem
ents
or
any
othe
r
cons
ider
ed b
y th
e FR
A is
how
to d
evel
op th
e
surfa
ce w
ater
dis
char
ge in
to th
e ne
ighb
ourin
g w
ater
cour
ses.
Des
k ba
sed
geot
echn
ical
stu
dies
indi
cate
that
atte
nuat
ion
pond
s w
hich
will
have
cat
chm
ents
th
at re
spec
t exi
stin
g dr
aina
ge re
gim
es a
s fa
r as
pos
sibl
e. R
eten
tion
of e
xist
ing
hedg
e lin
es
will
allo
w a
sys
tem
of s
wal
es a
nd S
UD
S p
onds
to
repl
icat
e th
e ex
istin
g dr
aina
ge p
atte
rns
into
east
ern
boun
dary
was
als
o fo
und
to s
uppo
rt a
nu
mbe
r of
sca
rcer
nes
ting
bird
s in
clud
ing
reds
tart
In o
rder
to m
aint
ain
and
enha
nce
the
ecol
ogic
al
valu
e of
the
site
, goo
d qu
ality
hed
gero
ws
alon
g w
ith a
pro
tect
ive
buffe
r w
ill be
reta
ined
alo
ng
reta
ined
woo
dlan
d an
d th
e de
velo
pmen
t will
also
be
mai
ntai
ned
and
light
leve
ls a
t site
bo
unda
ries
kept
at a
low
leve
l. H
abita
t cre
atio
n an
d en
hanc
emen
t will
incl
ude
the
inst
alla
tion
of
bat a
nd b
ird b
oxes
with
in th
e ne
w re
side
ntia
l un
its a
nd th
e in
corp
orat
ion
of n
ativ
e sp
ecie
s of
ec
olog
ical
val
ue in
to th
e la
ndsc
apin
g sc
hem
e.
A c
ount
ry p
ark
will
be c
reat
ed a
s pa
rt o
f the
sc
hem
e w
hich
will
crea
te n
ew a
reas
of o
pen
gree
nspa
ce a
nd in
clud
e ar
eas
of o
pen
wat
er,
reed
bed
, mar
shy
gras
slan
d, s
peci
es r
ich
ecol
ogic
al v
alue
.
The
ecol
ogy
appr
aisa
l dia
gram
opp
osite
2.1.
6A
rcha
eolo
gy
A d
esk
base
d as
sess
men
t, fo
llow
ed b
y a
geop
hysi
cal s
urve
y an
d an
arc
haeo
logi
cal
eval
uatio
n ha
ve b
een
unde
rtak
en a
t the
site
. A
ll st
ages
of w
ork
have
bee
n un
dert
aken
in c
lose
co
nsul
tatio
n w
ith th
e C
ount
y A
rcha
eolo
gist
for
Nor
thum
berla
nd C
ount
y C
ounc
il.
preh
isto
ric s
ettle
men
t site
s, a
s illu
stra
ted
in th
e ar
chae
olog
ical
ass
essm
ent d
iagr
am
oppo
site
. Th
e fo
ci o
f the
two
sett
lem
ent a
reas
w
ill be
exc
lude
d fro
m d
evel
opm
ent s
o th
at th
e ar
chae
olog
ical
rem
ains
can
be
pres
erve
d in
situ
. Th
e ar
eas
of th
e pr
ehis
toric
set
tlem
ents
will
be
clea
rly d
emar
cate
d an
d no
gro
und
dist
urba
nce
will
take
pla
ce w
ithin
thes
e ar
eas.
2.1.
7D
rain
age
The
deve
lopm
ent s
ite is
loca
ted
entir
ely
on
land
with
in F
lood
Zon
e 1
whi
ch is
ther
efor
e
Eco
log
ical
Ass
essm
ent
Arc
haeo
log
ical
Ass
essm
ent
4
Sco
tch
Gill.
Whi
lst i
t is
prop
osed
to in
trod
uce
pond
s an
d w
etla
nd fe
atur
es in
the
new
Cou
ntry
P
ark,
thes
e w
ill no
t for
m a
prim
ary
atte
nuat
ion
feat
ure
but w
ill be
link
ed to
the
upst
ream
SU
DS
so
that
the
conn
ecte
d su
rface
s ca
n as
sist
in
rech
arge
of t
he p
onds
and
wet
land
follo
win
g pe
riods
of s
usta
ined
dry
wea
ther
. Th
e po
nds
and
wet
land
in th
e co
untr
y pa
rk w
ill ut
ilise
exis
ting
land
dra
inag
e ou
tfalls
into
the
Riv
er W
ansb
eck.
Nor
ther
n M
orpe
th is
cur
rent
ly n
ot p
rovi
ded
with
a
to th
e M
orpe
th W
aste
Wat
er T
reat
men
t Wor
ks
(Ww
TW) w
hich
lies
to th
e ea
st o
f Mor
peth
. Th
e po
ssib
ility
of p
rovi
ding
a n
ew fo
ul s
ewer
net
wor
k in
con
junc
tion
with
the
now
con
sent
ed M
NB
is
unde
r co
nsid
erat
ion
by N
orth
umbr
ian
Wat
er.
Any
su
ch s
chem
e is
like
ly to
requ
ire a
new
pum
ping
st
atio
n in
the
vici
nity
of t
he p
ropo
sed
Nor
thga
te
roun
dabo
ut, n
ew r
isin
g m
ains
rout
ed a
long
the
prop
osed
byp
ass
cycl
eway
to a
poi
nt c
lose
to
the
prop
osed
St G
eorg
e’s
roun
dabo
ut.
From
this
lo
catio
n, in
con
junc
tion
with
new
dev
elop
men
t on
the
St G
eorg
e’s
Hos
pita
l site
, new
foul
dra
ins
Ww
TW.
At s
ome
futu
re d
ate
it m
ay b
e ne
cess
ary
to
acro
ss th
e R
iver
Wan
sbec
k an
d up
into
the
trea
tmen
t wor
ks.
This
arr
ange
men
t wou
ld
prov
ide
a fo
ul s
ewer
age
sche
me
that
wou
ld
allo
w s
ubst
antia
l dev
elop
men
t in
nort
h M
orpe
th,
incl
udin
g co
nnec
tion
of a
num
ber
of s
ites
whe
re
curr
ent a
ppro
vals
rely
on
the
use
of p
rivat
e tr
eatm
ent f
acilit
ies
whi
ch d
isch
arge
into
Cot
ting
Bur
n, to
be
prov
ided
with
mai
ns d
rain
age.
Mitf
ord
Est
ate
LLP
sup
port
the
long
term
pla
n to
pr
ovid
e se
wer
age
infra
stru
ctur
e fo
r no
rth
Mor
peth
an
d th
e si
te d
rain
age
stra
tegy
will
allo
w fo
r th
is
long
term
sol
utio
n. A
gra
vity
con
nect
ion
from
th
e si
te to
a fu
ture
pum
ping
sta
tion
at N
orth
gate
ro
unda
bout
can
be
prov
ided
from
the
TRS
A,
eith
er a
long
the
MN
B c
ycle
way
or
secu
red
by
mea
ns o
f a re
quis
ition
acr
oss
priv
ate
land
to
the
nort
h ea
st o
f the
dev
elop
men
t site
. In
vie
w
of th
is lo
ng te
rm s
olut
ion
the
site
dra
inag
e, w
ill ge
nera
lly b
e de
sign
ed to
fall
tow
ards
the
nort
hern
ex
trem
ity o
f the
site
. P
art o
f the
site
can
not
Det
aile
d m
odel
ling
fact
orin
g in
the
prop
osed
M
NB
to th
e no
rth
and
pred
icte
d no
ise
leve
ls w
ith
that
may
be
requ
ired
with
in c
erta
in e
lem
ents
of
the
site
. Th
is m
itiga
tion
incl
udes
the
utilis
atio
n of
aco
ustic
fenc
ing
to s
cree
n se
nsiti
ve g
arde
ns
from
road
noi
se a
nd to
att
enua
te n
oise
aris
ing
from
the
prop
osed
com
mer
cial
are
a to
the
nort
h, u
tilis
atio
n of
dou
ble
glaz
ing
and
poss
ible
ve
ntila
tion
requ
irem
ents
to p
rote
ct in
tern
al n
oise
le
vels
with
in th
e m
ost s
ensi
tive
elem
ents
of t
he
site
. Fu
ll de
tails
of a
cous
tic a
tten
uatio
n to
be
Bas
ed o
n th
e N
oise
Impa
ct A
sses
smen
t aga
inst
re
leva
nt g
uide
line
valu
es a
nd th
e re
quire
men
ts
of N
orth
umbe
rland
Cou
nty
Cou
ncil,
with
the
inco
rpor
atio
n of
sui
tabl
e m
itiga
tion
as d
etai
led,
th
e pr
opos
ed d
evel
opm
ent w
ill no
t giv
e ris
e to
2.1.
9P
lann
ing
co
ntex
t
as p
art o
f an
over
all s
trat
egy
for
grow
th a
nd
mai
n fo
cus
for
deve
lopm
ent.
Thi
s lo
ng s
tand
ing
appr
oach
to g
row
th w
as p
revi
ousl
y se
t out
in th
e fo
rmer
Nor
th E
ast R
egio
nal S
patia
l Str
ateg
y, th
e N
orth
umbe
rland
Gro
wth
Poi
nt, N
orth
umbe
rland
C
ount
y S
usta
inab
le C
omm
uniti
es S
trat
egy
and
now
the
emer
ging
Nor
thum
berla
nd C
ore
Str
ateg
y
stra
tegi
c lo
catio
n fo
r gr
owth
.
Par
t of t
hat l
ongs
tand
ing
appr
oach
has
bee
n a
long
term
com
mitm
ent t
o de
liver
the
Mor
peth
N
orth
ern
Byp
ass
sche
me
whi
ch s
erve
s th
e pu
rpos
e of
ass
istin
g in
ope
ning
up
acce
ss to
S
outh
Eas
t Nor
thum
berla
nd b
ut a
lso
open
ing
up d
evel
opm
ent o
ppor
tuni
ties
to th
e no
rth
of
Mor
peth
and
ass
istin
g an
d al
levi
atin
g co
nges
tion
with
in M
orpe
th T
own.
Tha
t lon
gsta
ndin
g po
licy
aspi
ratio
n ha
s no
w c
ome
to fr
uitio
n w
ith w
ork
star
ting
imm
inen
tly o
n si
te fo
r th
e de
liver
y of
the
MN
B w
ith a
n op
erat
iona
l dat
e of
Spr
ing
2016
.It
is th
e de
liver
y of
this
long
term
asp
iratio
n th
at o
pens
up
a nu
mbe
r of
opp
ortu
nitie
s to
impr
ove
acce
ss to
hou
sing
and
em
ploy
men
t and
long
stan
ding
pol
icy
obje
ctiv
es.
In th
is re
spec
t, M
itfor
d E
stat
e LL
P’s
site
, Lan
d W
est o
f Lan
cast
er P
ark,
is o
pene
d up
for
deve
lopm
ent o
ppor
tuni
ty b
y th
e re
alis
atio
n of
the
MN
B.
In fo
rmul
atin
g th
e de
velo
pmen
t pro
posa
ls fo
r th
e si
te, c
onsi
dera
tion
has
been
giv
en to
brin
ging
fo
rwar
d a
sche
me
whi
ch n
ot o
nly
alig
ns w
ith th
e
to d
eliv
er a
sch
eme
that
cre
ates
eco
nom
ic
pros
perit
y an
d as
sist
s in
sup
port
ing
the
tour
ism
in
dust
ry w
hich
Nor
thum
berla
nd C
ount
y is
hea
vily
re
liant
upo
n. I
n th
is re
gard
, the
sch
eme
prop
oses
a
mix
ed u
se d
evel
opm
ent t
hat w
ould
pro
vide
ro
adsi
de fa
cilit
ies
and
serv
ices
to e
nsur
e sa
fety
follo
win
g th
e an
noun
cem
ent o
f the
imm
inen
t du
allin
g) a
nd a
ctin
g as
a k
ey g
atew
ay to
Mor
peth
he
rald
ing
the
impo
rtan
ce o
f its
role
and
func
tion
in th
e w
ider
Nor
thum
berla
nd c
onte
xt.
In a
dditi
on to
the
emer
ging
Nor
thum
berla
nd C
ore
Str
ateg
y, b
eing
pre
pare
d by
Nor
thum
berla
nd
Cou
nty
Cou
ncil,
Mor
peth
Nei
ghbo
urho
od
Pla
n G
roup
are
in th
e pr
oces
s of
dev
elop
ing
a N
eigh
bour
hood
Pla
n. M
itfor
d E
stat
e LL
P h
ave
subm
itted
sub
stan
tial r
epre
sent
atio
ns to
bot
h th
e em
ergi
ng C
ore
Str
ateg
y an
d th
e M
orpe
th
Nei
ghbo
urho
od P
lan
in re
latio
n to
det
ail a
spec
ts
but h
ave
soug
ht to
dev
elop
a p
ropo
sal w
hich
do
es a
lign
with
the
key
stra
tegi
c ob
ject
ives
as
disc
usse
d in
det
ail i
n th
e pl
anni
ng p
olic
y pl
anni
ng
stat
emen
t.
econ
omic
ally
dra
in b
y gr
avity
to th
is lo
catio
n, s
o if
the
publ
ic fo
ul d
rain
age
conn
ectio
n is
eve
ntua
lly
prov
ided
, a p
umpi
ng s
tatio
n w
ill be
requ
ired
to
deve
lopm
ent.
Giv
en th
at th
e tim
ing
of th
e pr
ovis
ion
of a
n ex
tend
ed p
ublic
sew
er s
yste
m s
ervi
ng th
e no
rth
of M
orpe
th is
not
kno
wn,
the
appl
icat
ion
prop
osal
s as
sum
e th
at th
e ne
w d
evel
opm
ent w
ill be
pro
vide
d w
ith it
s ow
n w
aste
wat
er tr
eatm
ent
wor
ks th
at w
ill be
loca
ted
at th
e so
uth
wes
tern
ex
trem
ity o
f the
site
. C
oncu
rren
t with
the
plan
ning
app
licat
ion,
an
appl
icat
ion
for
a co
nsen
t
Wan
sbec
k, u
tilis
ing
exis
ting
pipe
d ou
tfalls
, will
be s
ubm
itted
to th
e E
nviro
nmen
t Age
ncy
for
appr
oval
. Th
e ne
w p
lant
is li
kely
to c
onsi
st o
f pa
ckag
e tr
eatm
ent u
nits
, whi
ch c
an b
e ex
tend
ed
as n
eces
sary
as
the
deve
lopm
ent p
roce
eds.
Ve
hicu
lar
acce
ss to
the
plan
t will
be p
rovi
ded
from
the
B63
43.
Giv
en th
e po
ssib
le lo
ng te
rm fo
ul d
rain
age
stra
tegy
(ie
to c
onne
ct to
a n
ew p
ublic
foul
sew
er
serv
ing
the
nort
h of
Mor
peth
) it w
ill be
nec
essa
ry
to p
ump
thos
e pa
rts
of th
e si
te d
rain
ing
by g
ravi
ty
to th
e fu
ture
con
nect
ion
to m
ains
dra
inag
e to
the
prop
osed
site
was
tew
ater
trea
tmen
t pla
nt.
With
th
is in
min
d a
pum
ping
sta
tion
will
be p
rovi
ded
in th
e TR
SA
and
the
appr
oxim
ate
posi
tion
of
this
is s
how
n on
the
mas
terp
lan.
The
TR
SA
whi
ch th
ey c
an d
rain
by
grav
ity to
the
prop
osed
W
wTW
pla
nt.
If m
ains
dra
inag
e be
com
es
econ
omic
ally
ava
ilabl
e in
nor
th M
orpe
th, t
he s
ite
can
be c
onne
cted
into
the
mai
ns d
rain
age
and
the
pack
age
trea
tmen
t pla
nt re
mov
ed.
How
ever
, sh
ould
the
mai
ns d
rain
age
fail
to b
e de
liver
ed,
the
site
sys
tem
will
cont
inue
to o
pera
te a
nd
requ
ired
by th
e E
nviro
nmen
t Age
ncy.
2.1.
8N
ois
eA
Noi
se Im
pact
Ass
essm
ent h
as b
een
unde
rtak
en fo
r th
e pr
opos
ed d
evel
opm
ent
whi
ch e
stab
lish
the
base
line
nois
e le
vels
acr
oss
the
prop
osed
dev
elop
men
t ide
ntify
ing
the
dom
inan
t sou
rce
of n
oise
dur
ing
surv
eys
was
5
Sit
e P
hoto
gra
ph
Loca
tio
ns
2B 4B
3C1A 9A8D
6
Co
nstr
aint
s an
d O
pp
ort
unit
ies
2.2
Eva
luat
ion
Follo
win
g th
e si
te a
ppra
isal
the
cons
trai
nts
and
oppo
rtun
ities
of t
he s
ite w
ere
eval
uate
d w
hich
th
en in
form
ed th
e de
sign
.
Con
stra
ints
incl
uded
:
•TR
SA
/res
iden
tial a
djac
enci
es a
nd a
cces
s•
Vis
ual i
mpa
ct o
f the
dev
elop
men
t•
Ste
ep in
clin
e up
to th
e rid
gelin
e• •
Woo
dlan
d bu
ffer
zone
s re
quire
d•
Noi
se fr
om th
e A
1 in
the
wes
t•
Lack
of p
erm
eabi
lity
to L
anca
ster
Par
k
Opp
ortu
nitie
s in
clud
ed:
•M
NB
to p
rovi
de d
irect
acc
ess
to n
etw
ork
•Th
e se
ttin
g of
Sco
tch
Gill
Woo
d•
Exi
stin
g he
dger
ows
and
tree
s• •
Vie
ws
out t
o th
e w
oodl
and
and
valle
y•
Impr
oved
woo
dlan
d w
alks
• The
site
ass
essm
ent i
ndic
ated
hig
her
land
scap
e an
d ec
olog
y va
lue
furt
her
sout
h in
the
site
. Th
e de
velo
pabl
e ar
ea w
as th
eref
ore
focu
sed
tow
ards
Cou
ntry
Par
k to
the
sout
h in
ord
er to
min
imis
e an
y vi
sual
and
eco
logi
cal i
mpa
ct.
and
hedg
erow
s cr
eate
d th
e fra
mew
ork
for
deve
lopm
ent.
Hig
h le
vel f
easi
bilit
y st
udie
s w
ere
unde
rtak
en to
est
ablis
h th
e de
velo
pabl
e
the
woo
dlan
d bu
ffer
zone
, tre
e ro
ot /
can
opy
zone
s, h
edge
row
buf
fer
zone
s an
d pr
otec
ted
arch
aeol
ogic
al a
reas
.
Acc
ess
from
the
B63
43 to
the
sout
h is
not
po
ssib
le b
ecau
se o
f the
ste
ep g
radi
ent w
ithin
th
e gr
assl
and
area
. H
owev
er, a
com
bine
d em
erge
ncy
vehi
cle
rout
e an
d fo
otpa
th c
ould
ut
ilise
this
acc
ess
poin
t. A
sin
gle
acce
ss fr
om
the
MN
B a
t St L
eona
rd’s
Lan
e ro
unda
bout
was
th
eref
ore
prop
osed
as
the
mai
n ve
hicu
lar
acce
ss
for
the
site
. Th
e TR
SA
ele
men
t was
site
d to
take
ad
vant
age
of a
cces
s fro
m th
e A
1.
The
plan
opp
osite
sho
ws
the
prop
osed
acc
ess
from
the
MN
B a
nd a
new
roun
dabo
ut w
ithin
the
site
whi
ch c
ould
then
sep
arat
e th
e re
side
ntia
l
allo
w d
irect
acc
ess
from
the
new
junc
tion
and
to
crea
te a
dis
tinct
, hig
h qu
ality
land
scap
ed ro
ute
to
the
wes
t to
serv
e th
e re
side
ntia
l are
a on
ly.
The
tree
sur
vey
was
eva
luat
ed to
iden
tify
pote
ntia
l
all h
ealth
y tr
ees.
Opp
ortu
nitie
s fo
r im
prov
ed
perm
eabi
lity
thro
ugh
to L
anca
ster
Par
k, a
cces
s al
ongs
ide
the
woo
dlan
d an
d sp
ecta
cula
r vi
ews
out t
o th
e su
rrou
ndin
g ar
ea b
egan
to in
form
the
desi
gn p
rinci
ples
.
Key
driv
ers
for
the
desi
gn w
ere
the
site
’s
rela
tions
hip
with
the
land
scap
e an
d co
nnec
tivity
to
the
surr
ound
ing
area
s. D
esig
n pr
inci
ples
wer
e es
tabl
ishe
d ba
sed
on th
ese:
•D
istin
ct c
hara
cter
are
as e
nclo
sed
by e
xist
ing
hedg
erow
s an
d tr
ees
•R
esid
entia
l fro
ntag
e cr
eate
d on
to w
oodl
and
and
new
par
ks a
nd s
tree
ts te
rmin
ated
with
vi
ews
to tr
ees,
hed
gero
ws
and
land
scap
e•
New
cou
ntry
side
par
k an
d sm
alle
r gr
een
spac
es w
ithin
the
deve
lopm
ent (
eg
arch
eolo
gica
l buf
fer
zone
s)•
Dia
gona
l ped
estr
ian/
cycl
e lin
k th
roug
h co
untr
ysid
e pa
rk, a
rche
olog
ical
par
ks, c
entr
al
gree
n co
rrid
or a
nd T
RS
A p
icni
c ar
ea•
Per
imet
er fo
otpa
th/c
ycle
way
with
in th
e w
oodl
and
buffe
r zo
ne a
nd a
long
side
he
dger
ows,
mer
ging
with
resi
dent
ial s
hare
d sp
ace
in p
lace
s•
An
attr
activ
e re
side
ntia
l ent
ranc
e, s
epar
ate
to
the
TRS
A
•A
veh
icul
ar lo
op w
ith b
ranc
hes
•H
ighe
r de
nsity
gra
in to
the
nort
h le
adin
g on
fro
m th
e TR
SA
and
new
junc
tion
•A
cha
nge
in g
rain
and
den
sity
to e
nhan
ce
legi
bilit
y th
roug
hout
the
larg
e si
te
•A
mor
e ru
ral g
rain
to th
e so
uth
of th
e si
te d
ue to
a g
reat
er c
onne
ctio
n to
the
surr
ound
ing
woo
dlan
d an
d pa
rk a
reas
, as
topo
grap
hy
7
A
B
C
RETA
ILPF
SPublic
footp
ath outsi
de of site
ow
ners
hip
FOOTPATH/ CYCLEWAYPE
DES
TRIA
N L
INKS
Proposed EVA Access
N
CENTRALGREENCORRID
OR
PICN
ICA
REA
A
B
C
HO
TEL
&
REST
AURA
NT
NEW
CO
UN
TRYS
IDE
PARK
(SU
Ds
& w
oodl
and
buffe
rs)
FEAT
URE
PARK
FEAT
URE
PARK
PICN
ICA
REA
LANDSCAPED BUFFER ZONE TO A1
View
s to
St M
ary
Mag
dale
ne C
hurc
hM
itfor
d
BC
A
AA
A
BB
B
CC
C
New
cou
ntry
side
par
k an
d sm
alle
r gre
en s
pace
s w
ithin
dev
elop
men
t (ar
cheo
logi
cal
buffe
r zon
es -
inte
rpre
tatio
n/vi
sito
r inf
orm
atio
n)H
ighe
r den
sity
gra
in to
the
nort
h le
adin
g on
from
the
Trun
k Ro
ad S
ervi
ce A
rea
and
new
junc
tion
An
attr
activ
e re
side
ntia
l ent
ranc
e is
cre
ated
, sep
arat
e to
the
Trun
k Ro
ad S
ervi
ce A
rea
Dis
tinct
cha
ract
er a
reas
are
enc
lose
d by
exi
stin
g he
dger
ows
and
tree
sA
cha
nge
in g
rain
and
den
sity
enh
ance
s le
gibi
lity
thro
ugho
ut th
e si
teA
veh
icul
ar lo
op w
ith b
ranc
hes
is fo
rmed
, with
one
acc
ess
in a
nd o
ut, d
ue to
co
nstr
aint
s
Resi
dent
ial f
ront
age
is c
reat
ed o
nto
woo
dlan
d an
d ne
w p
arks
and
str
eets
are
te
rmin
ated
with
vie
ws
to tr
ees,
hedg
erow
s an
d la
ndsc
ape
(for e
xam
ple
dist
ant v
iew
s to
St M
ary
Mag
dale
ne C
hurc
h, M
itfor
d)
A m
ore
rura
l gra
in d
evel
ops
to th
e so
uth
of th
e si
te d
ue to
a g
reat
er c
onne
ctio
n to
th
e su
rrou
ndin
g w
oodl
and
and
park
are
as, a
s w
ell a
s re
spon
ding
to a
sig
nific
ant
chan
ge in
topo
grap
hy
Perim
eter
foot
path
/cyc
lew
ay w
ithin
the
woo
dlan
d bu
ffer z
one
and
alon
gsid
e he
dger
ows,
mer
ging
with
resi
dent
ial s
hare
d sp
ace
acce
ss in
pla
ces.
Dia
gona
l pe
dest
rian
link
thro
ugh
coun
trys
ide
park
, arc
heol
ogic
al p
arks
, cen
tral
gre
en c
orrid
or
and
TRSA
pic
nic
area
Des
ign
Prin
cipl
es 1
- Re
latio
nshi
p w
ith th
e La
ndsc
ape
Des
ign
Prin
cipl
es 2
- In
dica
tive
Gra
in D
evel
opm
ent
Des
ign
Prin
cipl
es 3
- Li
nks
and
Conn
ectiv
ity
Des
ign
Pri
ncip
les
8
2.3
Invo
lvem
ent
The
proj
ect t
eam
hav
e un
dert
aken
a
com
preh
ensi
ve r
ange
of e
ngag
emen
t with
the
Loca
l Pla
nnin
g A
utho
rity,
sta
tuto
ry a
nd n
on
stat
utor
y co
nsul
tees
and
the
publ
ic.
The
list
exha
ustiv
e:
•N
orth
umbe
rland
Cou
nty
Cou
ncil
•Th
e E
nviro
nmen
t Age
ncy
•N
orth
umbr
ia W
ater
Ltd
•Th
e H
ighw
ays
Age
ncy
•M
itfor
d P
aris
h C
ounc
il•
Mor
peth
Tow
n C
ounc
il•
Mor
peth
Nei
ghbo
urho
od P
lan
Gro
up
In a
dditi
on a
pub
lic e
xhib
ition
was
hel
d on
the
18th
Nov
embe
r 20
14 a
t the
Cor
n E
xcha
nge,
M
orpe
th T
own
Hal
l, M
orpe
th.
Full
deta
ils o
f the
co
nsul
tatio
n in
clud
ing
the
com
men
ts re
ceiv
ed
and
the
desi
gn te
ams
resp
onse
are
set
out
in th
e S
tate
men
t of C
omm
unity
Invo
lvem
ent s
ubm
itted
w
ith th
e pl
anni
ng a
pplic
atio
n.
Hel
p S
hape
The
Mitf
ord
Est
ate
Mas
terp
lan
LAN
CA
STE
R P
AR
K
CO
NTE
XTIn
tro
duc
tion
Mitf
ord
Est
ate
LLP
are
con
side
ring
deve
lopm
ent
optio
ns fo
r la
nd u
nder
thei
r co
ntro
l tha
t lie
s to
th
e w
est o
f Lan
cast
er P
ark.
Thi
s la
nd is
ope
ned
up fo
r ac
cess
by
virt
ue o
f the
pro
pose
d M
orpe
th
Nor
ther
n B
ypas
s w
hich
is a
ntic
ipat
ed to
be
impl
emen
ted
and
oper
atio
nal b
y 20
16.
Vie
ws
are
soug
ht fr
om re
side
nts
and
inte
rest
ed
part
ies
on a
pot
entia
l ran
ge o
f use
s on
the
site
in
clud
ing:
• Tr
unk
Roa
d S
ervi
ce A
rea
(TR
SA
)•
Res
iden
tial
• C
ount
ry P
ark
and
othe
r C
omm
unity
Fac
ilitie
s
Site
Ass
essm
ent
Mitf
ord
Est
ate
have
eng
aged
a c
onsu
ltant
team
w
ho a
re a
sses
sing
the
site
in re
latio
n to
a h
ost o
f si
te s
peci
c m
atte
rs w
hich
will
assi
st in
info
rmin
g a
nal
dev
elop
men
t pro
posa
l for
the
site
. Th
ese
asse
ssm
ents
incl
ude
(but
not
exh
aust
ive)
:
• Tr
ansp
ort –
I-Tr
ansp
ort
• E
colo
gy –
E3
Eco
logy
• La
ndsc
ape
Impa
ct –
Gle
n K
emp
• A
rcha
eolo
gy –
AD
Arc
haeo
logy
• D
rain
age
and
Ser
vice
s –
3E C
onsu
lting
• N
oise
and
Air
Qua
lity
– W
arde
ll A
rmst
rong
• P
lann
ing
Con
side
ratio
ns –
Sig
net P
lann
ing
The
conc
ept m
aste
rpla
n pr
esen
ted
at th
is s
tage
ha
s be
en in
form
ed b
y in
itial
site
ass
essm
ent
wor
k.
Loca
lC
ont
ext
Site
Co
ntex
t Mo
rpet
hN
ort
hern
Byp
ass
Hel
p S
hape
The
Mitf
ord
Est
ate
Mas
terp
lan
LAN
CA
STE
RPA
RK
T
runk
Ro
ad S
ervi
ce A
rea
(TR
SA
)
A T
RS
A w
ould
pro
vide
ser
vice
s fo
r us
ers
of
the
stra
tegi
c hi
ghw
ay n
etw
ork
(A1)
thro
ugh
the
prov
isio
n of
a n
umbe
r of
pot
entia
l use
s in
clud
ing:
• P
etro
l Filli
ng S
tatio
n (w
ith tr
uck
fuel
ling
po
ints
)•
Ret
ail P
rovi
sion
• H
otel
• R
esta
uran
t/P
ub F
acilit
y•
Toile
ts/H
and
Was
hing
Fac
ilitie
s fo
r
vi
sito
rs
R
esid
entia
l
The
scop
e fo
r re
side
ntia
l dev
elop
men
t on
the
site
is a
lso
bein
g co
nsid
ered
. The
site
of
fers
the
oppo
rtun
ity to
ass
ist i
n m
eetin
g ho
usin
g ne
eds
for
Mor
peth
that
wou
ld o
ffer
a ra
nge
of h
ousi
ng ty
pe a
nd c
hoic
e in
clud
ing
affo
rdab
le h
omes
, sta
rter
and
fam
ily h
omes
an
d ex
ecut
ive
hous
ing.
The
exa
ct lo
catio
n,
quan
tum
and
type
is to
be
revi
ewed
as
the
site
con
tinue
s to
be
asse
ssed
. Th
e in
dica
tive
mas
terp
lan
iden
ti e
s a
pote
ntia
l zon
ing
for
hous
ing.
Your
vie
ws
on th
e ty
pe a
nd n
atur
e of
hou
sing
in
the
loca
lity
wou
ld b
e w
elco
med
.
C
oun
try
Par
k an
d C
om
mun
ity
Fac
ilitie
s
The
sout
hern
par
cel o
f the
site
has
bee
n id
enti
ed
as a
n ar
ea th
at o
ffers
an
oppo
rtun
ity
to e
nhan
ce b
iodi
vers
ity in
the
area
thro
ugh
the
crea
tion
of a
cou
ntry
par
k. T
his
coul
d of
fer
a ra
nge
of u
ses
incl
udin
g:
• In
form
al re
crea
tiona
l act
iviti
es•
Incl
usio
n of
pub
lic a
rt
• C
ontin
uatio
n of
ong
oing
farm
ing
pr
actic
es•
Cre
atio
n of
enh
ance
d ec
olog
ical
and
la
ndsc
ape
feat
ures
Your
vie
ws
on th
e pr
ovis
ion
of a
Cou
ntry
Par
k us
e ar
e w
elco
med
.
In a
dditi
on, v
iew
s on
any
oth
er p
oten
tial
com
mun
ity fa
cilit
ies
that
exi
stin
g re
side
nts
and
inte
rest
ed p
artie
s fe
el w
ill be
ben
e c
ial i
n th
e ar
ea a
re s
ough
t for
furt
her c
onsi
dera
tion.
1 2 3
Hel
p S
hape
The
Mitf
ord
Est
ate
Mas
terp
lan
LAN
CA
STE
RPA
RK
1:20
00 @
A1
1 2 3
Hav
e Yo
ur S
ay
Com
men
t for
ms
are
prov
ided
fo
r yo
u to
set
out
you
r vi
ews
on th
e po
tent
ial d
evel
opm
ent
prop
osal
s fo
r th
e si
te. Y
our
view
s w
ill be
con
side
red
and
the
nal
dev
elop
men
t pro
posa
ls
prep
ared
will
seek
to a
ddre
ss
mat
ters
rai
sed,
whe
re p
ossi
ble.
The
exhi
bitio
n m
ater
ial w
ill be
av
aila
ble
to v
iew
on
Sig
net
Pla
nnin
g’s
web
site
from
12p
m
on W
edne
sday
19t
h N
ovem
ber
at w
ww
.sig
netp
lann
ing.
com
/co
nsul
tatio
n. W
e w
ould
w
elco
me
rece
ipt o
f you
r co
mm
ents
by
Frid
ay 2
8th
Nov
embe
r 20
14.
1
2
3
Pub
lic C
ons
ulta
tio
n B
oar
ds
9
2.4
Des
ign
Follo
win
g en
gage
men
t with
Nor
thum
berla
nd
Cou
nty
Cou
ncil,
Mitf
ord
Par
ish
Cou
ncil,
Mor
peth
To
wn
Cou
ncil,
the
loca
l com
mun
ity a
t the
pu
blic
con
sulta
tion,
and
furt
her
inpu
t fro
m th
e co
nsul
tant
team
, the
follo
win
g ch
ange
s w
ere
mad
e:
In re
spon
se to
com
men
ts m
ade
by re
side
nts
of
Lanc
aste
r P
ark,
a 3
0m w
ide
land
scap
e bu
ffer
zone
was
inco
rpor
ated
into
the
mas
terp
lan
to s
egre
gate
new
dev
elop
men
t fro
m e
xist
ing
dwel
lings
. Th
is h
as c
reat
ed a
tota
l sta
nd o
ff di
stan
ce b
etw
een
the
east
ern
site
bou
ndar
y an
d ne
w d
evel
opm
ent o
f app
roxi
mat
ely
50m
.
The
arra
ngem
ent o
f the
mix
ed u
se d
evel
opm
ent
at th
e no
rthe
rn e
nd o
f the
site
was
als
o re
vise
d to
dr
aw th
e TR
SA
aw
ay fr
om e
xist
ing
prop
ertie
s.
The
prim
ary
resi
dent
ial a
cces
s ha
s be
com
e a
cent
ral r
oute
, whi
ch th
en w
raps
aro
und
to th
e ea
st u
tilis
ing
the
exis
ting
gap
in th
e tr
ee li
ne, a
nd
lead
ing
into
the
hear
t of t
he re
side
ntia
l are
a. A
n ad
ditio
nal s
econ
dary
resi
dent
ial a
cces
s se
rves
th
e m
ixed
use
ele
men
t.
The
drai
nage
str
ateg
y ha
s be
en in
corp
orat
ed in
to
the
desi
gn, w
ith p
onds
and
sw
ales
als
o pr
ovid
ing
attr
activ
e la
ndsc
ape
feat
ures
. A
was
te w
ater
tr
eatm
ent p
lant
and
foul
pum
ping
sta
tion
have
be
en in
clud
ed, a
s w
ell a
s an
are
a re
serv
ed fo
r a
futu
re fo
ul p
umpi
ng s
tatio
n.
that
a T
RS
A o
n th
is s
ite c
ould
incl
ude
a P
etro
l Fi
lling
Sta
tion
(PFS
), H
GV
par
king
, ret
ail,
hot
food
, toi
lets
and
oth
er fa
cilit
ies,
a h
otel
and
re
stau
rant
/pub
. Th
ese
elem
ents
hav
e be
en
inco
rpor
ated
into
the
desi
gn e
nabl
ing
new
and
ex
istin
g re
side
nts
to w
alk
to fa
cilit
ies
such
as
the
rest
aura
nt/p
ub a
nd re
tail
both
with
in th
e P
FS a
nd
the
mai
n am
enity
bui
ldin
g.
The
nort
hern
gre
en c
orrid
or h
as b
een
expa
nded
to
cre
ate
an a
rea
for
the
amen
ity b
uild
ing,
an
d po
tent
ially
the
rest
aura
nt/p
ub, t
o sp
ill ou
t on
to w
ith a
pic
nic
area
and
tree
line
d pa
rkla
nd
incl
udin
g sw
ales
, pon
ds a
nd fo
otpa
ths/
cycl
epat
hs.
Furt
her
foot
path
and
cyc
le li
nks
have
bee
n pr
ovid
ed, c
onne
ctin
g th
e de
velo
pmen
t to
the
rest
of M
orpe
th th
roug
h La
ncas
ter
Par
k, a
nd to
M
itfor
d ac
ross
the
exis
ting
brid
ge o
ver
the
A1.
Aco
ustic
fenc
ing
has
been
indi
cate
d in
are
as
mos
t affe
cted
by
nois
e fro
m th
e A
1 an
d pr
oper
ties
alon
g th
e w
este
rn b
ound
ary
have
bee
n or
ient
ated
for
max
imum
aco
ustic
att
enua
tion.
Allo
tmen
ts h
ave
been
incl
uded
to e
nabl
e re
side
nts
to g
row
thei
r ow
n fo
od a
nd a
s a
soci
al
spac
e. T
he a
llotm
ents
als
o ac
t as
a tr
ansi
tion
and
are
acce
ssed
from
the
foot
path
s, c
ycle
way
s an
d sh
ared
spa
ces
adja
cent
.
Ther
e is
add
ition
al w
oodl
and
plan
ting
exte
ndin
g fro
m th
e ex
istin
g S
cotc
h G
ill W
ood
wed
ge in
the
sout
h of
the
site
. E
xtra
land
scap
e sc
reen
ing
alon
g th
e tr
ee li
ne b
etw
een
the
two
part
s
redu
ce fu
rthe
r th
e m
inim
al v
isua
l im
pact
of t
he
deve
lopm
ent v
iew
ed fr
om th
e so
uth.
The
proj
ect e
colo
gist
and
pro
ject
land
scap
e ar
chite
ct h
ave
had
an in
put i
nto
the
desi
gn o
f the
m
aste
rpla
n th
roug
hout
its
evol
utio
n, a
dvis
ing
on
appr
opria
te s
tand
off
dist
ance
s an
d bu
ffer
zone
s to
ens
ure
the
site
’s n
atur
al h
erita
ge w
ould
be
prot
ecte
d th
roug
hout
the
deve
lopm
ent p
roce
ss
and
to m
axim
ise
oppo
rtun
ities
for
inco
rpor
atin
g gr
een
infra
stru
ctur
e.
Mas
terp
lan
10
3.0
Use
The
sche
me
com
pris
es:
•R
esid
entia
l•
Cla
ss B
1 -
Mix
ed u
se/c
omm
erci
al
•C
lass
C1
- H
otel
•C
lass
A3
Res
taur
ant/
pub
• •A
men
ity B
uild
ing
incl
udin
g co
nven
ienc
e re
tail,
ho
t foo
d an
d dr
inks
, and
sup
port
ser
vice
s in
clud
ing
show
ers,
lock
ers,
man
agem
ent
Tru
nk
Ro
ad S
ervi
ce A
rea
Mix
ed U
se/E
mp
loym
ent
Res
iden
tial
Mai
n o
pen
sp
ace
Use
11
4.0
Am
oun
t4.
1Fl
oo
r ar
eas
The
prop
osal
s ar
e fo
r th
e fo
llow
ing
quan
tum
of
deve
lopm
ent:
•R
esid
entia
l 280
uni
ts (3
0% a
fford
able
)•
Mix
ed u
se/c
omm
erci
al C
lass
B1
– 40
0sqm
w
ith a
part
men
ts o
ver
•H
otel
Cla
ss C
1 of
circ
a 60
bed
room
s•
Res
taur
ant/
pub
Cla
ss A
3 –
550s
qm (a
djac
ent
to th
e ho
tel)
• •1,
450
sqm
Am
enity
Bui
ldin
g w
ith th
ree
com
pone
nts:
200s
qm re
tail
450s
qm c
onve
nien
ce re
tail
400s
qm h
ot fo
od a
nd d
rinks
and
400s
qm s
uppo
rt s
ervi
ces
incl
udin
g
plan
t and
als
o in
clud
ing
circ
ulat
ion
spac
e an
d to
uris
t inf
orm
atio
n
4.2
Sit
e ar
eas
The
appr
oxim
ate
area
in h
ecta
res
for
each
co
mpo
nent
is a
s fo
llow
s:
•TR
SA
: 1.5
ha•
Res
iden
tial (
incl
udin
g m
ixed
use
): 11
.6ha
•C
ount
ry p
ark:
4.5
ha•
Ope
n sp
ace:
13.
5ha
Am
oun
t
12
Wit
hin
12
mo
nth
s
Wit
hin
18
mo
nth
s
Bu
ild y
ears
4 -
5
Ove
r 6
year
s
4.3
Pha
sing
The
phas
ing
of th
e de
velo
pmen
t is
likel
y to
be:
•A
cces
s bu
ild o
ut: w
ithin
12
mon
ths
•TR
SA
bui
ld o
ut: w
ithin
18
mon
ths
•R
esid
entia
l bui
ld o
ut: 6
yea
rs (b
ased
on
46-
47 u
nits
per
yea
r)•
Cou
ntry
Par
k: w
ithin
the
build
yea
rs 4
-5
Pha
sing
13
5.0
Layo
utTh
e la
yout
of t
he d
evel
opm
ent h
as b
een
base
d on
the
desi
gn p
rinci
ples
set
out
in s
ectio
n 2.
2 an
d in
form
ed b
y in
volv
emen
t fro
m th
e lo
cal
com
mun
ity a
nd th
e w
hole
des
ign
team
.
and
anci
ent t
rees
and
hed
gero
ws.
Dev
elop
men
t
rout
es th
roug
h. T
he la
ndsc
ape
has
also
bee
n br
ough
t int
o th
e si
te, w
ith g
reen
cor
ridor
s as
ex
tens
ions
of t
he e
xist
ing
woo
dlan
d pe
rmea
ting
into
the
hear
t of t
he d
evel
opm
ent.
The
se m
ulti
func
tiona
l cor
ridor
s, a
long
side
the
exis
ting
hedg
erow
s an
d tr
ees,
pro
vide
att
ract
ive
wal
king
an
d cy
clin
g ro
utes
with
in th
e de
velo
pmen
t, op
port
uniti
es fo
r pl
ay, d
rain
age
swal
es a
nd
An
emph
asis
has
bee
n pl
aced
on
crea
ting
safe
, le
gibl
e co
nnec
tions
thro
ugh
the
site
and
into
th
e su
rrou
ndin
g m
ovem
ent n
etw
ork
thro
ugh
a hi
erar
chy
of ro
utes
. Th
e pr
imar
y re
side
ntia
l ro
ute
is a
hig
h qu
ality
, att
ract
ive
stre
et w
ith
verg
es, t
rees
and
sha
red
cycl
e/fo
otpa
ths.
With
in
the
mix
ed u
se q
uart
er in
the
nort
h, th
e ho
tel,
rest
aura
nt/p
ub a
nd e
mpl
oym
ent/
apar
tmen
ts
prov
ide
activ
e fro
ntag
e al
ong
this
rout
e. W
ithin
th
e re
side
ntia
l are
a, p
rope
rtie
s fro
nt o
nto
the
stre
et a
nd o
verlo
ok th
e ce
ntra
l villa
ge g
reen
. Th
e
mai
n ro
ute
with
in th
e ce
ntra
l sec
tion
of th
e si
te
allo
ws
for
a po
tent
ial f
utur
e bu
s lo
op.
Sec
onda
ry re
side
ntia
l rou
tes
bran
ch o
ff th
is,
lead
ing
to s
hare
d sp
ace
resi
dent
ial z
ones
, ov
erlo
okin
g w
oodl
and,
gre
en c
orrid
ors,
pon
ds
and
swal
es.
The
layo
ut h
as b
een
desi
gned
to
open
up
view
s to
war
ds th
e ex
istin
g w
oodl
and
and
new
gre
en s
pace
s. T
he c
ontin
uous
foot
path
an
d cy
clew
ay a
roun
d th
e ea
ster
n ed
ge, a
long
side
th
e w
oodl
and,
con
nect
s to
impr
oved
foot
path
s le
adin
g th
roug
h S
cotc
h G
ill W
ood
to L
anca
ster
P
ark.
The
per
imet
er fo
otpa
th/c
ycle
way
co
nnec
ts th
roug
h to
the
coun
try
park
and
the
B63
43, w
hich
in tu
rn li
nks
up w
ith s
urro
undi
ng
coun
trys
ide
wal
ks.
It al
so c
onne
cts
to th
e br
idge
ac
ross
the
A1
prov
idin
g ne
w w
alki
ng ro
utes
to
Mitf
ord.
Stu
dies
of s
urro
undi
ng s
ettle
men
t pat
tern
s in
M
orpe
th, M
itfor
d, L
anca
ster
Par
k an
d ot
her
loca
l villa
ges
have
info
rmed
the
resi
dent
ial l
ayou
t an
d th
ere
is a
mix
of h
ouse
siz
es a
nd ty
pes
with
in th
e de
velo
pmen
t. T
he g
rain
is m
ore
urba
n in
nat
ure
tow
ards
the
nort
h of
the
site
. A
pe
rimet
er b
lock
str
uctu
re p
rovi
des
perm
eabi
lity
and
conn
ectio
ns to
the
surr
ound
ing
netw
ork,
and
view
s. H
ouse
s fro
nt o
nto
stre
ets,
pro
vidi
ng
over
look
ed a
nd le
gibl
e ro
utes
. Th
e ho
usin
g al
ong
the
wes
tern
edg
e ha
s be
en a
rran
ged
to
act a
s ac
oust
ic s
cree
ning
, pro
tect
ing
the
gard
ens
behi
nd.
Oth
er p
rope
rtie
s in
this
are
a ov
erlo
ok
Spi
tal H
ill M
eado
ws
(the
area
s pr
otec
ted
by th
e ar
chae
olog
ical
buf
fer
zone
).
Furt
her
sout
h th
e la
yout
bec
omes
mor
e ru
ral
in c
hara
cter
and
resp
onds
to th
e ch
ange
s in
to
pogr
aphy
. H
ouse
s fro
nt o
nto
stre
ets
and
ther
e is
a lo
wer
den
sity
with
mor
e de
tach
ed p
rope
rtie
s an
d op
en s
pace
. Th
ere
are
over
look
ed fo
otpa
th
and
cycl
e co
nnec
tions
but
veh
icul
ar a
cces
s is
m
ore
rest
ricte
d du
e to
the
topo
grap
hy a
nd la
ck o
f ac
cess
in th
e so
uth
of th
e si
te.
The
emer
genc
y ve
hicl
e ac
cess
rout
e co
nnec
ts in
with
the
hous
ing
to th
e so
uth
wes
t.
The
mix
ed u
se a
rea
in th
e no
rth
is s
erve
d by
a
seco
ndar
y ac
cess
off
the
roun
dabo
ut a
nd
cons
ists
of a
per
imet
er b
lock
ove
rlook
ing
the
foot
path
s, la
ndsc
aped
ent
ranc
e, p
onds
, an
d gr
een
corr
idor
. E
mpl
oym
ent s
pace
with
ap
artm
ents
abo
ve a
cts
as a
gat
eway
to th
e si
te,
front
ing
onto
the
mai
n ac
cess
.
The
TRS
A is
acc
esse
d di
rect
ly fr
om th
e ne
w
junc
tion
off t
he M
NB
, but
is tu
cked
into
the
wes
t of
the
site
and
sur
roun
ded
by a
land
scap
e bu
ffer
zone
. E
lem
ents
suc
h as
the
HG
V p
arki
ng a
nd
fuel
hav
e be
en k
ept a
s fa
r aw
ay fr
om th
e ex
istin
g re
side
ntia
l use
as
poss
ible
. A
cous
tic fe
ncin
g an
d la
ndsc
ape
scre
enin
g w
ill pr
ovid
e fu
rthe
r se
para
tion.
Mor
e co
mpa
tible
use
s, h
owev
er,
such
as
the
reta
il an
d re
stau
rant
/pub
hav
e be
en
mad
e ac
cess
ible
to re
side
nts
thro
ugh
foot
path
s an
d cy
clew
ays
whi
ch li
nk in
with
bot
h ex
istin
g an
d ne
w h
ousi
ng.
The
hote
l and
rest
uara
nt/p
ub
prov
ide
front
age
to th
e pr
imar
y ac
cess
rout
e, w
ith
car
park
ing
to th
e re
ar.
Layo
ut
14
6.0
Sca
leTh
e sc
ale
of th
e de
velo
pmen
t ran
ges
from
the
mor
e ur
ban
char
acte
r of
the
TRS
A a
nd m
ixed
us
e qu
arte
r to
the
smal
ler
scal
e of
the
resi
dent
ial
area
s. T
he s
cale
has
bee
n pa
rtic
ular
ly in
form
ed
by th
e la
ndsc
ape
asse
ssm
ent w
hich
hig
hlig
hts
the
need
to s
it th
e de
velo
pmen
t with
in th
e la
ndsc
ape
and
min
imis
e th
e vi
sual
impa
ct.
Ther
e is
als
o a
need
to ti
e ne
w d
evel
opm
ent i
nto
the
exis
ting
scal
e an
d fo
rm o
f Lan
cast
er P
ark
and
to s
igna
l the
gat
eway
to th
e de
velo
pmen
t at t
he
nort
hern
acc
ess
and
the
faci
litie
s av
aila
ble
at th
e TR
SA
.
The
hote
l is
likel
y to
be
two
to th
ree
stor
eys,
ac
com
pani
ed b
y a
one
to tw
o st
orey
rest
uara
nt/
pub.
The
mai
n am
enity
bui
ldin
g w
ill be
one
st
orey
with
an
outs
ide
picn
ic a
rea
over
look
ing
the
gree
n co
rrid
or.
The
PFS
kio
sk w
ill al
so b
e on
e st
orey
.
The
mix
ed u
se b
uild
ings
fron
ting
onto
the
entr
ance
to th
e si
te w
ould
incl
ude
grou
nd fl
oor
empl
oym
ent u
ses
with
two
stor
eys
of a
part
men
ts
abov
e.
Typi
cally
, hou
sing
will
be tw
o st
orey
, with
the
pote
ntia
l for
som
e th
ree
stor
ey u
nits
at k
ey n
odes
an
d ga
tew
ays.
Aer
ial V
iew
of
Pro
po
sed
Ove
rall
Dev
elo
pm
ent
15
Vie
w F
rom
No
rthe
rn A
cces
s
16
7.0
Land
scap
ing
7.1
The
vis
ion
It is
inte
nded
that
the
trea
tmen
t of e
xter
nal
visu
al c
hara
cter
of t
he d
evel
opm
ent a
nd w
ill be
dr
iven
to a
larg
e ex
tent
by
the
exis
ting
land
scap
e se
ttin
g. W
here
pos
sibl
e, g
reen
infra
stru
ctur
e is
to
per
mea
te in
to th
e he
art o
f the
site
, hel
ping
to
del
iver
a v
ibra
nt re
side
ntia
l env
ironm
ent,
the
seas
ons
and
faci
litat
e co
mm
unio
n w
ith n
atur
e.
7.2
Del
iver
yA
ppro
pria
te b
uffe
r zo
nes
and
stan
d of
f dis
tanc
es
wou
ld e
nsur
e th
at th
e ed
ge to
Sco
tch
Gill
Woo
d (a
ncie
nt w
oodl
and)
toge
ther
with
reta
ined
he
dger
ow tr
ees,
tree
gro
ups
and
hedg
es w
hich
ar
e pa
rt o
f the
exi
stin
g ag
ricul
tura
l lan
dsca
pe,
wou
ld c
ontin
ue to
thriv
e, a
ddin
g a
sens
e of
in
stan
t mat
urity
to th
e la
ndsc
ape
stru
ctur
e of
the
new
dev
elop
men
t.
New
gre
en c
orrid
ors
cont
aini
ng a
com
preh
ensi
ve
SU
DS
net
wor
k w
ould
com
plem
ent t
his
reta
ined
gr
een
infra
stru
ctur
e de
liver
ing
habi
tat c
onne
ctiv
ity
acro
ss th
e si
te.
All
publ
ic o
pen
spac
e w
ould
be
man
aged
with
a
view
to m
axim
isin
g th
e si
te’s
bio
dive
rsity
. Th
e tw
o A
rcha
eolo
gica
l Exc
lusi
on Z
ones
w
ould
be
man
aged
to c
reat
e m
eado
ws
for
at th
e so
uthe
rn e
nd o
f the
pla
teau
are
a w
ould
be
sub
ject
to a
con
serv
atio
n gr
azin
g re
gim
e to
enc
oura
ge th
e de
velo
pmen
t of a
spe
cies
be g
iven
ove
r to
allo
tmen
ts, l
aid
out t
o a
cont
empo
rary
des
ign
and
acce
ssed
by
a gr
een
lane
con
nect
ing
the
built
dev
elop
men
t with
the
prop
osed
cou
ntry
par
k on
the
low
er la
nd to
the
sout
h.
The
layo
ut a
nd d
etai
led
desi
gn o
f the
cou
ntry
pa
rk w
ould
be
driv
en b
y th
e re
quire
men
ts o
f a
sust
aina
ble
drai
nage
sys
tem
. Th
e ar
ea w
ould
m
ost l
ikel
y co
ntai
n a
serie
s of
pon
ds a
nd m
arsh
y de
pres
sion
s ra
ther
than
larg
e ar
eas
of p
erm
anen
t st
andi
ng w
ater
. C
ar p
arki
ng fo
r th
e pa
rk w
ould
be
pro
vide
d w
ithin
the
high
way
cor
ridor
rat
her
than
with
in th
e pa
rk, i
n a
man
ner
that
min
imis
es
its im
pact
on
the
visu
al c
hara
cter
of t
he v
alle
y la
ndsc
ape.
7.3
Det
ailin
g
7.3.
1S
ite e
ntra
nce
A h
igh
qual
ity la
ndsc
ape
fram
ewor
k w
ould
be
del
iver
ed a
t the
ent
ranc
e to
the
site
, usi
ng
reed
beds
as
part
of t
he S
UD
S to
cre
ate
a st
rong
se
nse
of a
rriv
al a
nd a
n at
trac
tive
sett
ing
to th
e ro
unda
bout
.
7.3.
2R
esid
entia
l str
eet
scen
eM
ain
rout
es th
roug
h th
e bu
ilt d
evel
opm
ent w
ould
in
corp
orat
e so
ft la
ndsc
apin
g in
the
form
of
aven
ue tr
ee p
lant
ing
or h
edge
s. W
here
pos
sibl
e,
gree
n ve
rges
wou
ld s
egre
gate
ped
estr
ian
rout
es
from
road
s.
7.3.
3P
ublic
op
en s
pac
eW
here
as a
pro
pose
d vi
llage
gre
en in
the
hear
t of
the
deve
lopm
ent m
ight
be
form
al in
app
eara
nce,
ac
ross
muc
h of
the
site
ope
n sp
ace
such
as
gree
n ac
cess
cor
ridor
s w
ould
be
sem
i nat
ural
istic
in
cha
ract
er –
pla
ces
for
habi
tat c
reat
ion
as m
uch
as p
assi
ve re
crea
tion.
Whi
le th
e co
untr
y pa
rk w
ould
repr
esen
t a m
ajor
as
set f
or in
form
al re
crea
tion,
it is
impo
rtan
t tha
t op
port
uniti
es fo
r pl
ay a
re d
eepl
y in
grai
ned
with
in
the
wid
er la
ndsc
ape
asso
ciat
ed w
ith th
e ne
w
deve
lopm
ent.
Info
rmal
pla
y sp
aces
mod
elle
d on
Lo
cal A
reas
for
Pla
y (L
AP
) sup
port
ing
imag
inat
ive
play
, par
ticul
arly
for
youn
ger
child
ren,
wou
ld b
e de
velo
ped
thro
ugho
ut th
e si
te in
app
ropr
iate
lo
catio
ns.
The
dist
ribut
ion
of th
ese
LAP
s w
ould
ai
m to
del
iver
a p
lay
site
with
in a
100
m jo
urne
y fro
m h
ome
for
youn
g ch
ildre
n as
reco
mm
ende
d in
the
Fiel
ds in
Tru
st g
uide
lines
.
7.3.
4C
oun
try
par
kA
s fo
r th
e op
en s
pace
with
in th
e bu
ilt
envi
ronm
ent,
the
area
of t
he c
ount
ry p
ark
is to
be
nat
ural
istic
in c
hara
cter
, in
keep
ing
with
the
Land
scap
ing
17
land
scap
e of
the
river
val
ley.
Som
e pr
ovis
ion
for
recr
eatio
n w
ould
be
mad
e bu
t it w
ould
be
with
a
light
touc
h, s
uch
as p
ond
dipp
ing
plat
form
s an
d a
circ
ular
leve
lled
area
whi
ch c
ould
bec
ome
a ga
ther
ing
spac
e or
eve
nts
area
for
use
by lo
cal
scho
ol o
r sc
outs
gro
ups.
7.3.
5
Whe
reve
r po
ssib
le, h
ard
land
scap
e m
ater
ials
w
ould
be
sele
cted
to c
ompl
emen
t the
sem
i rur
al
sett
ing
for
the
deve
lopm
ent.
The
hie
rarc
hy o
f the
sem
i priv
ate
driv
eway
s pr
ovid
ed in
war
mer
7.3.
6B
oun
dar
y tr
eatm
ents
In th
e in
tere
sts
of p
rom
otin
g bi
odiv
ersi
ty a
nd
inte
grat
ion
of th
e ne
w d
evel
opm
ent w
ith it
s la
ndsc
ape
sett
ing,
hed
ge p
lant
ing
wou
ld b
e
usin
g ei
ther
typi
cal n
ativ
e sp
ecie
s m
ixes
or
sem
i na
tura
l sin
gle
spec
ies
depe
ndin
g on
loca
tion.
In
inst
ance
s w
here
ste
el o
r tim
ber
fenc
ing
is fe
lt to
be
mor
e ap
prop
riate
, des
igns
wou
ld b
e se
lect
ed
so a
s to
rein
forc
e di
stin
ct s
ub c
hara
cter
are
as
thro
ugho
ut th
e de
velo
pmen
t.
In th
e ev
ent t
hat a
n ac
oust
ic b
arrie
r is
requ
ired
alon
g th
e sh
ared
bou
ndar
y w
ith th
e A
1 tr
unk
road
, it w
ould
be
cons
truc
ted
as a
gre
en s
cree
n,
for
exam
ple,
usi
ng li
ve w
illow
rods
wov
en in
to
pane
ls e
ither
sid
e of
a ti
mbe
r fe
nce.
7.3.
7S
tree
t fu
rnitu
reA
cle
ar p
alet
te o
f mat
eria
ls a
nd s
tyle
s is
to b
e
In p
artic
ular
, lig
htin
g co
lum
ns w
ould
be
sele
cted
to
sit
com
fort
ably
in th
is s
emi r
ural
loca
tion
and
to m
inim
ise
light
spi
ll as
par
t of t
he e
colo
gica
l m
itiga
tion
stra
tegy
.
Item
s su
ch a
s se
atin
g or
gat
eway
mar
kers
cou
ld
be p
rovi
ded
as b
espo
ke it
ems
(pos
sibl
y w
ith
artis
tic e
nhan
cem
ent)
to d
eliv
er u
niqu
e id
entit
y to
pu
blic
spa
ces,
per
haps
util
isin
g tim
ber
reco
vere
d fro
m th
e si
te e
nabl
ing
wor
ks.
7.3.
8S
oft
land
scap
ing
One
of t
he u
nder
lyin
g pr
inci
ples
to th
e la
ndsc
ape
stra
tegy
is th
at th
e st
rong
gre
en in
frast
ruct
ure
to th
e pe
riphe
ry o
f the
site
sho
uld
be d
raw
n in
to
the
hear
t of t
he n
ew d
evel
opm
ent u
sing
nat
ive
and
sem
i nat
ural
istic
spe
cies
to b
ring
natu
re to
th
e do
orst
ep.
Whi
le o
pen
spac
es a
re to
hav
e a
natu
ralis
tic fe
el, t
hey
wou
ld b
e de
sign
ed w
ith
ease
of m
aint
enan
ce in
min
d an
d al
thou
gh th
ere
will
be a
pla
ce fo
r re
gula
rly m
aint
aine
d am
enity
gr
assl
and,
mos
t gra
ssed
are
as w
ill be
mai
ntai
ned
as m
eado
w to
pro
mot
e sp
ecie
s di
vers
ity.
Nat
ive
tree
spe
cies
will
be u
sed
pred
omin
antly
w
ith s
peci
es s
elec
ted
to p
rom
ote
loca
l BA
P
targ
et s
peci
es s
uch
as re
d sq
uirr
el.
How
ever
, so
me
orna
men
tal s
peci
es w
ill be
use
d in
ap
prop
riate
loca
tions
with
in th
e de
velo
pmen
t, su
ch a
s w
here
spa
ce is
rest
ricte
d or
whe
re a
Sim
ilarly
, nat
ive
shru
b m
ater
ial i
s to
be
used
in
gard
ens
whe
re p
ossi
ble
but w
here
orn
amen
tal
spec
ies
are
cons
ider
ed a
ppro
pria
te, t
hey
will
be s
elec
ted
so a
s to
max
imis
e ha
bita
t val
ue
and
food
sou
rces
for
bird
s, s
mal
l mam
mal
s an
d in
vert
ebra
tes.
Bee
ch H
edg
ing
Sw
ales
Bes
po
ke F
eatu
res
Pla
ntin
g a
nd F
oo
tpat
hs
Bin
Sto
re
Co
untr
y P
ark
Nat
ural
isti
c O
pen
Sp
aces
Str
eet
Tree
s an
d V
erg
es
18
8.0
Ap
pea
ranc
e8.
1T
RS
A (P
FS a
nd a
men
ity
bui
ldin
g)
Eac
h ar
ea w
ithin
the
deve
lopm
ent w
ill ha
ve a
The
TRS
A w
ill be
set
with
in th
e la
ndsc
ape
with
tr
ees
and
plan
ting
help
ing
to s
cree
n ar
eas
of
car
park
ing.
Bui
ldin
gs w
ill be
of c
onte
mpo
rary
, cl
ean
and
cris
p de
sign
and
will
rela
te to
the
loca
l la
ndsc
ape,
usi
ng a
ppro
pria
te m
ater
ials
.
8.2
TR
SA
(Ho
tel a
nd r
esta
uran
t/p
ub)
The
hote
l and
rest
uran
t/pu
b sh
ould
be
of h
igh
qual
ity d
esig
n, s
igni
fyin
g th
e ga
tew
ay to
the
deve
lopm
ent.
The
y w
ill fro
nt o
nto
the
prim
ary
resi
dent
ial a
cces
s ro
ute
and
shou
ld p
rovi
de
activ
e fro
ntag
e on
to th
is ro
ute
with
ent
ranc
es a
nd
win
dow
s.
8.3
Mix
ed u
seTh
e em
ploy
men
t and
apa
rtm
ent u
nits
sho
uld
prov
ide
an a
ctiv
e fro
ntag
e w
ith w
indo
ws
and
entr
ance
s ov
erlo
okin
g ro
utes
. A
reas
of c
ar
park
ing
shou
ld b
e w
ithin
the
bloc
k, b
ehin
d th
e fro
ntag
e. S
mar
t, co
ntem
pora
ry d
esig
n,
in a
n ap
prop
riate
col
our
and
mat
eria
l pal
ette
, sh
ould
sig
nify
the
gate
way
to th
is h
igh
qual
ity
deve
lopm
ent.
8.4
Res
iden
tial
hea
rt a
nd v
illag
e g
reen
Hou
se d
esig
n sh
ould
resp
ond
to th
e se
mi r
ural
na
ture
of t
he la
ndsc
ape
and
use
an a
ppro
pria
te
mat
eria
l pal
ette
. Th
ere
will
be a
mix
ture
of
deta
ched
, sem
i det
ache
d an
d te
rrac
es.
Har
d la
ndsc
apin
g an
d bo
unda
ry tr
eatm
ents
mig
ht
be m
ore
urba
n in
nat
ure,
with
the
villa
ge g
reen
pr
ovid
ing
a so
ft la
ndsc
ape
focu
s, o
ppor
tuni
ties
for
play
and
vie
ws
to th
e w
oodl
and.
TR
SA
TR
SA
Res
iden
tial
Hea
rt /
Vill
age
Gre
en
Mix
ed U
se
19
Sp
ital
Hill
Mea
do
ws
So
uthe
rn R
esid
enti
al A
rea
Allo
tmen
ts a
nd F
ield
s
Co
untr
y P
ark
8.5
Sp
ital
Hill
mea
do
ws
The
arch
aeol
ogic
al z
ones
cre
ate
two
linke
d pa
rks
at S
pita
l Hill
Mea
dow
s, c
ombi
ning
larg
e op
en m
eado
ws
with
info
rmat
ion
abou
t the
hi
stor
y of
the
site
. H
ousi
ng c
onsi
sts
mai
nly
of te
rrac
es p
rovi
ding
an
acou
stic
bar
rier,
with
ot
her
prop
ertie
s ov
erlo
okin
g th
e op
en s
pace
. P
edes
tria
n an
d cy
cle
mov
emen
t will
take
prio
rity,
w
ith h
igh
qual
ity p
ublic
real
m a
nd s
hare
d sp
aces
.H
ouse
des
ign
shou
ld re
spon
d to
the
sem
i rur
al
natu
re o
f the
land
scap
e an
d us
e an
app
ropr
iate
m
ater
ial p
alet
te.
8.6
So
uthe
rn r
esid
enti
al a
rea
The
hous
ing
in th
is a
rea
is m
ore
rura
l in
natu
re,
cons
istin
g of
det
ache
d pr
oper
ties
orga
nisi
ed in
sm
all c
lust
ers
arou
nd s
hare
d sp
aces
, or
front
ing
mea
nder
ing
rura
l rou
tes.
The
mat
eria
lity
and
land
scap
e se
ttin
g. S
ome
prop
ertie
s ov
erlo
ok th
e pe
rimet
er fo
otpa
th a
nd th
e gr
een
natu
re o
f the
w
oodl
and
corr
idor
sho
uld
perm
eate
thro
ugho
ut
this
zon
e.
8.7
Con
tem
pora
ry a
llotm
ents
add
to th
e di
vers
ity o
f th
e la
ndsc
ape
and
will
prov
ide
colo
ur a
nd a
ctiv
ity
to th
is a
rea,
con
tras
ting
with
the
open
spa
ce o
f
be r
ural
in n
atur
e. T
his
area
pro
vide
s a
tran
sitio
n be
twee
n th
e re
side
ntia
l edg
e an
d th
e de
nse
woo
dlan
d. P
edes
tria
n an
d cy
cle
path
s of
fer
a pl
easa
nt ro
ute
betw
een
the
nort
h of
the
site
and
th
e co
untr
y pa
rk.
8.8
Co
untr
y p
ark
The
coun
try
park
will
be n
atur
alis
tic in
ap
pear
ance
, with
ope
n sp
ace,
mar
sh g
rass
land
s,
mea
nder
ing
foot
and
cyc
le p
aths
and
pic
nic
area
s. P
onds
and
sw
ales
are
par
t of t
he d
rain
age
stra
tegy
. Th
ere
is a
lso
a w
aste
wat
er tr
eatm
ent
plan
t scr
eene
d by
pla
ntin
g an
d tr
ees.
20
9.0
Acc
ess
9.1
Vehi
cula
r an
d t
rans
po
rt li
nks
The
MN
B w
ill of
fer
a nu
mbe
r of
opp
ortu
nitie
s to
im
prov
e ac
cess
to h
ousi
ng a
nd e
mpl
oym
ent s
ites
follo
win
g co
nstr
uctio
n of
the
sche
me.
It i
s hi
ghly
lik
ely
that
furt
her
deve
lopm
ents
in th
e M
orpe
th
area
will
com
e fo
rwar
d w
hich
wou
ld n
ot b
e co
nsid
ered
feas
ible
with
out t
he n
ew ro
ute.
Vehi
cula
r ac
cess
to th
e la
nd w
est o
f Lan
cast
er
Par
k w
ill be
via
a n
ew a
rm a
t the
eas
tern
ro
unda
bout
of t
he p
ropo
sed
St L
eona
rd’s
ju
nctio
n, w
hich
will
be c
onst
ruct
ed a
s pa
rt o
f th
e M
NB
sch
eme.
The
new
arm
will
repl
ace
the
curr
ently
pro
pose
d fa
rm a
cces
s at
this
ro
unda
bout
as
part
of t
he p
erm
itted
MN
B
sche
me.
The
new
acc
ess
arm
will
conn
ect t
o a
new
in
tern
al ro
unda
bout
junc
tion
that
will
prov
ide
sepa
rate
acc
esse
s to
the
TRS
A a
nd re
side
ntia
l de
velo
pmen
t.
An
addi
tiona
l em
erge
ncy
vehi
cle
acce
ss to
the
resi
dent
ial d
wel
lings
will
be p
rovi
ded
from
the
B63
43 M
itfor
d R
oad
to th
e so
uth
of th
e si
te.
9.2
Incl
usiv
e ac
cess
9.2.
1P
edes
tria
n an
d c
ycle
The
prop
osed
new
acc
ess
will
prov
ide
foot
way
s in
to th
e si
te fr
om th
e S
t Leo
nard
’s ju
nctio
n to
bo
th th
e re
side
ntia
l dw
ellin
gs a
nd th
e TR
SA
. D
ropp
ed k
erbs
and
tact
ile p
avin
g w
ill be
pro
vide
d ac
ross
the
new
acc
ess
arm
and
at t
he p
ropo
sed
inte
rnal
roun
dabo
ut o
n al
l arm
s, a
llow
ing
acce
ssib
le a
cces
s to
the
site
.
Acc
ess
will
be a
vaila
ble
by fo
ot o
r cy
clin
g on
to
the
B63
43 M
itfor
d R
oad
thro
ugh
the
prop
osed
co
untr
y pa
rk.
An
addi
tiona
l rou
te w
ill al
so b
e pr
ovid
ed b
etw
een
the
site
and
the
B63
43 v
ia
the
exis
ting
farm
brid
ge o
ver
the
A1,
pro
vidi
ng
conn
ectio
ns to
Mitf
ord
villa
ge.
Thro
ugh
the
prop
osal
site
ther
e w
ill be
a 3
m w
ide
pede
stria
n/cy
cle
off-
carr
iage
way
faci
lity
alon
g th
e m
ain
spin
e ro
ads,
with
the
rem
aini
ng in
tern
al
road
s pr
ovid
ing
safe
ped
estr
ian
and
cycl
e ro
utes
. A
saf
e co
nnec
tion
from
the
resi
dent
ial d
wel
lings
to
the
shop
and
rest
aura
nt/p
ub a
t the
TR
SA
will
also
be
prov
ided
.
9.2.
2P
ublic
tra
nsp
ort
As
part
of t
he c
onst
ruct
ion
of th
e M
NB
sch
eme,
th
e ex
istin
g sl
ip ro
ads
on a
nd o
ff th
e A
1 to
the
such
it is
exp
ecte
d th
at th
e ex
istin
g bu
s se
rvic
es
that
cur
rent
ly u
se th
ese
slip
road
s to
acc
ess
Mor
peth
wou
ld b
e re
-rou
ted
via
the
new
St
Leon
ards
junc
tion,
ther
efor
e pa
ssin
g th
e si
te.
The
prop
osed
acc
ess
road
to th
e la
nd w
est o
f La
ncas
ter
Par
k in
clud
es a
bus
layb
y an
d sh
elte
r, en
ablin
g no
rthb
ound
and
sou
thbo
und
bus
serv
ices
to d
iver
t int
o th
e si
te.
Mai
n v
ehic
ula
r/p
edes
tria
n/
cycl
e ro
ute
TR
SA
acc
ess
Pri
mar
y re
sid
enti
al r
ou
tes
Sec
on
dar
y re
sid
enti
al r
ou
tes
Em
erg
ency
veh
icle
acc
ess
Ped
estr
ian
/cyc
le p
ath
s
Bu
s st
op
Sit
e M
ove
men
t an
d C
onn
ecti
vity
21
Wid
er C
onn
ecti
vity
22