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Land At Englishcombe Lane Bath
Public Exhibition EventJanuary 2018
LAND AT ENGLISHCOMBE LANE BATH AND NOSOMERSET C
Transport
POINTS RAISED AT PREVIOUS PUBLIC CONSULTATION:
1. Confi rmation that the traffi c count and surveys are current
and consider the current use of Englishcombe Lane.
2. Has the 60 possible cars leaving and entering the site at
peak times been considered.
3. The owners of the houses opposite the entrance raised the
fact that by bringing the pavement out how this aff ects them
access and leaving their drive way.
RESPONSE:
1. A full transport assessment has been carried out and will be
submitted as part the planning application.
2. See point 1.
3. The new access will re-provide all existing vehicle access
points.
PREVIOUS TRAFFIC PLAN
NEW TRAFFIC PLAN
REFUSE VEHICLE ENTERING SITE FROM EAST
REFUSE VEHICLE ENTERING SITE FROM WEST
REFUSE VEHICLE LEAVING SITE FROM EAST
REFUSE VEHICLE LEAVING SITE FROM WEST
REFUSE VEHICLE SPECIFICATION
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Land At Englishcombe Lane Bath
Public Exhibition EventJanuary 2018Site Investigation and
Drainage Strategy
POINTS RAISED AT PREVIOUS PUBLIC CONSULTATION:
1. Had there been proper assessments of the Mud slip areas and
do the proposal have proper engineering design and back up?
2. Have the new drainage surveys been carried out in the wet
season rather than the dry season as the original ones?
3. Has there been surveys of the existing system in Englishcombe
Lane to confi rm it has capacity to take all the new drainage, in
the wet season the road fl oods with water coming up out of the
road gulley’s, the school has fl ooded in the past from the fl
ooding of Englishcombe Lane.
4. How is all the new drainage on the site going to be
maintained as, if the current land is in council ownership and they
have been complaining for years and nothing has happened ?
5. Concerns over fl ooding of gardens?
6. The ground is too wet to walk on some winters, how will
building on this will not create a problems, soakaways won’t work,
can we see your test results?
7. Will my garden dry up?
8. Subsidence- what safeguards will be provided?
RESPONSE:
1. There have been extensive site investigations to include a
combination of a total of 36 trail pits and boreholes. A
geotechnical consultant has also been providing specialist
advice.
2. We used a tractor towed bowser which carried 10,000 litres of
water and repeated the test 3 times at each location. This is to
mimic a prolonged period of rainfall and in line with current
design guidance.
3. Surface water drainage will be managed within the site
boundary and we will not be discharging any additional surface
water into the sewers in Englishcombe Lane. With regards to the
foul, we have liaised with Wessex Water who have confi rmed there
adequate capacity in the foul drainage network.
4. There will be a service charge on each property which will go
into a fund which will be administrated by a management company to
include routine maintenance of the drainage system.
5. We have been developing an engineered solution so that there
is no increase in risk of fl ooding to the downstream properties.
This has included catchment and surface water fl ow modelling by a
hydrologist. The surface water drainage strategy includes a
southern cut off ditch to intercept surface water passing through
the site and soakaways to discharge water into the underlying
permeable soils. As an additional precautionary measure there will
a cut off drain along the northern boundary, to prevent surface
water existing the site.
6. Although the surface soils are clay, the underlaying soil is
weathered inferior oolite, with high permeability and water
collected within the soakaways will discharge into this
material.
7. The drainage that is being proposed will intersect high
intensity overland fl ows and avoid the increasing risk of fl
ooding downstream.
8. The existing properties will not be aff ected by the proposed
development.
Cut off ditches to intercept overland water entering site
Cut off drain
Soakaway draining into underlying highly permeable limestone
Connection point for foul drainage
Existing drain to Englishcombe Lane to be cleared
PREVIOUS LANDSCAPE AND ECOLOGY CONSIDERATIONS
PROPOSED SITE DRAINAGE APPROACH
SITE INVESTIGATION / TRAIL PITS AND BOREHOLES
MATERIAL FROM TRAIL PIT PERMEABLE WEATHERED INFERIOR OOLITE
METHOD USED FOR SOAKAWAY TESTING 10,000 LITRE BOWSER RAPIDLY
DIS-CHARGED INTO TRAIL PITS AND REPEAT-ED THREE TIMES
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Land At Englishcombe Lane Bath
Public Exhibition EventJanuary 2018Sustainability
SUSTAINABILITY OBJECTIVES
Comfortable & aff ordable.
Thermal comfort, by minimizing the risk of gaining heat in
summer.
Providing good air quality, and avoid droughts.
Provide a good level of daylight.
Minimize the energy bills.
Potential for renewable energy generation from solar PV
panels.
Achieve 35-45% improvement on a Building Regulation compliant
dwelling.
HOW TO ACHIEVE THE OBJECTIVES
Reduce energy consumption.
Effi cient use of energy.
Energy recovery methods.
Renewable methods.
ENVIRONMENTAL DESIGN STRATEGIES
The opposite graph shows windows as the fi rst element for
energy loss. Therefore, it is recommended to use glazing with a
good U value, which will reduce overheating through
fenestration.
Heat loss through walls, fl oor and roof will be improved by
using high levels of insulation to the building fabric. Materials
like wood fi bre, mineral wool and recycled newspaper are
recommended.
Provide high level of air tightness to the fabric, to avoid
draughts and heat losses.
To avoid heat loss through uncontrolled ventilation, a
ventilation mechanical system with Heat Recovery (MVHR) will be
recommended. This system provides fresh air without the draughts
caused by typical systems. In the meantime, it controls humidity
levels, pollution and pollen, however, provides fresh air with an
improved temperature to avoid cold air. This is achieved by
recovering heat from the warm moist air coming from bathrooms.
PV solar panels will be used to generate electricity and reduce
the energy bills from grid.
Electric car charging points will be provided, to encourage the
use of this type of cars.
FURTHER IMPROVEMENT TOWARDS OUR ENVIRONMENT
Reduce the amount of water consumption , by using effi cient
sanitary fi ttings.
Potential to use innovative technologies such as heat recovery
from showers.
Ecology conscious lighting by providing dark zones and reduce
light spill.
INSULATION MATERIALS
SUSTAINABLE APPROACH
HEAT GAINS/ LOSSES ELEMENTS
PV SOLAR PANELS MECHANICAL VENTILATION
CAR CHARGING POINT
ENVELOPE RESPONSE TOWARDS ACTIVITIES AND SURROUNDING
OPENABLE WINDOW
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Land At Englishcombe Lane Bath
Public Exhibition EventJanuary 2018Planning
POINTS RAISED AT PREVIOUS PUBLIC CONSULTATION:
As part of the Council’s plan-making, there have been several
stages of formal public consultation:
Bath and North East Somerset Local Plan (formally adopted in
2007) including:
Public consultation on the Issues and Options and
Draft Plan
Examination in Public hearings
Placemaking Plan (formally adopted July 2017), including:
Launch Document Public Consultation (September 2013)
Options Public Consultation (November 2014 – January 2015)
Draft Plan Public Consultation (December 2015 – February
2016)
Examination in Public hearings (Summer 2016)
The project team also undertook a public consultation event in
July 2017 to inform the evolution of the scheme design. Residents
will also have the opportunity to provide their comments on the
scheme once the full planning application is submitted.
Numerous surveys and assessments have been undertaken to
understand the site and its suitability. These have informed the
design scheme as it has emerged. Surveys which have been undertaken
since 2006 include:
Geophysical & Ground Condition Investigations
Topographical Surveys
Habitat and Protected Species Surveys
Transport Statements
Arboricultural Surveys
Flood Risk and Drainage Assessments
A suite of surveys and technical reports will be submitted
alongside the formal planning application. These will include:
Planning Statement (incorporating Aff ordable Housing
Statement)
Design and Access Statement (incorporating Heritage Statement
and Statement of Community Involvement)
Biodiversity Assessment (including habitat and species
surveys)
Flood Risk Assessment & Drainage Strategy
Transport Statement
Tree Survey / Arboricultural Assessment
0
5
10
15
20
25
Impact to wildlifeand Ecology
Increased trafficand insufficient
parking
Flooding togardens, Flood Risk
and drainageconcerns
Conservation area /world heritage site
needs to be leftalone
Developmentjunction not
suitable -safetyconcerns
MAIN CONCERNS RAISED
Englishcombe Lane, Bath Lighting Impact Assessment – Baseline
Survey Report
LAND AT ENGLISHCOMBE LANE
TRANSPORT STATEMENT
April 2017
Reptile Translocation Method Statement Englishcombe Lane J00128
Version 1.0 DRAFT
Author: Jasmine Walters BSc GradCIEEM
Reviewed: Ben Mitchell BSc (Hons) MCIEEM
Client No: 13789/56700
GREENHALGH LANDSCAPE ARCHITECTS
PRE-DEVELOPMENT TREE SURVEY AND CONSTRAINTS
LAND TO THE REAR ENGLISHCOMBE LANE, BATH.
Date: November 2017
Unit 60, Aston Down Gloucestershire GL6 8GA
Tel: 01285 760466 Fax: 01285 760983
Email: [email protected]
developing the environment of the future
PHASE 1 AND PHASE 2 SURVEYS OF LAND TO THE REAR OF
89-123 ENGLISHCOMBE LANE, BATH
CLIENT: BATH & NORTH EAST SOMERSET COUNCIL
SELECTION OF REPORTS
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Land At Englishcombe Lane Bath
Public Exhibition EventJanuary 2018Revised Site Plan
PROPOSED SITE PLAN
Hig
h Co
mm
on 2
.74K
m
Cath
edra
l 2.2
2Km
Alexan
dra Pa
rk 1.6
6Km
Roya
l Cre
scen
t 2.
35Km
Prim
rose
Hill
3.2
6Km
HARD STA
NDING FOR
BINS
Hig
h Co
mm
on 2
.74K
m
HARDSTANDINGFOR BINS
Cath
edra
l 2.2
2Km
Alexan
dra Pa
rk 1.6
6Km
Roya
l Cre
scen
t 2.
35Km
Prim
rose
Hill
3.2
6Km
25m FO
RWAR
D VISIB
ILITY
25m
FORW
ARD
VISIBI
LITY
96.55
96.05
95.55
95.05
94.55
97.70
98.30
99.10
95.30
99.70
96.90
96.30
94.70
93.25
92.25
93.25
92.25
92.80
92.80
94.45
PLOT 37Type 4
91.00
PLOT 33Type 4
PLOT 36Type 4
PLOT 35Type 4
PLOT 34Type 4
PLOT 32Type 4
PLOT 05Type 3
PLOT 03Type 3
PLOT 04Type 3
PLOT 06Type 3
SUBST-ATION
PLOT 11Type 7
PLOT 22-31
PLOT 38Type 1
PLOT 09Type 7
PLOT 10Type 7
PLOT 08Type 7
PLOT 07Type 7
PLOT 12Type 6
PLOT 21Type 5
PLOT 13Type 6
PLOT 14Type 6
PLOT 15Type 6
PLOT 16Type 6
PLOT 17Type 6
PLOT 18Type 5
PLOT 19Type 5
PLOT 02Type 8
PLOT 01Type 2
94.95
94.95
95.80
95.80
93.70
93.70
94.10
94.10
94.55
94.25
94.25
93.8093.80
93.25
93.25
99.2599.67
99.70
99.95
99.55
99.00
98.60
93.40
92.80
PLOT 20Type 5
93.30
AERIAL VIEW LOOKING SOUTH
