Brownfield Seminar

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Brownfield Seminar 17th September 2008 A
Planning Perspective by Bill Morrison of Strategic
Planning
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What is Brownfield

• Central Government - previously developed land,
  either commercial or residential.
• DOE/ DRD RDS (as adjusted) previously
  developed land which is, or was occupied, by a
  permanent structure within a defined settlement
  limit. Includes
• derelict land,
• infill sites,
• land occupied by redundant or under-used
  buildings,
• industrial or commercial property that is
  abandoned or underused and often contaminated.

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Policy Background

• Central Government - PPS 3 - The Government's
  aim is to see at least 60 of all new development
  on brownfield sites
• RDS Target 60, for the period up to the first
  review in 2010, within the existing urban areas
  of the cities and towns of over 5,000 population
• PPS12 Main aim is to direct housing
  development into existing urban areas
• Area Plans eg BMAP brownfield target 70

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Key Issues to be Aware of

• Impact on existing land uses
• Scale and mass
• Character
• Privacy
• Contamination
• Traffic and Parking
• Flora/ Fauna
• Amenity/ Open Space value
• Heritage - industrial
• Flooding

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Impact on Existing Land Uses

• Creating Places/ PPS7/ DCAN8
• Scale and mass
• Potential to be imposing/ overbearing
• Potential for overshadowing/ loss of light
• Respecting Character of the area
• Character of area
• Design/ materials
• Density
• Views in and out of site
• Provide Variety and Interest

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Impact on Existing Land Uses

• Creating Places/ PPS7/ DCAN8
• Privacy
• 20m separation distances low density/
  greenfield
• 30m for apartments in low density/ greenfield
• 10-15m to common boundaries
• Standards can be reduced for inner urban sites

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Contamination

• Particularly affects
• Former petrol filling station sites removal of
  tanks
• Old Industrial sites
• Significant timescales eg Gas monitoring, 3-6
  months
• Removal of contaminated material and cost
• Use of Negative conditions only once risk is
  assessed
• Problems of enforcement

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Traffic and Parking

• Parking Ratios
• reduced ratios (Aurora is 0.5 per unit)
• Alternative forms of transport cycling, public
  transport (travel passes)
• BMAP area of parking restraint
• Access problems of achieving visibility splays
  across 3rd party land
• Traffic Impact Assessments impact on existing
  neighbourhoods junction improvements

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Flora/ Fauna

• Derelict sites plants of high ecological value
• Protected Animals
• Bats especially in old buildings
• Badgers Setts
• Removal of invasive plants Japanese Knot Weed
• Habitat creation as part of scheme
• Protection of trees and significant vegetation

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Amenity/ Open Space

• PPS8 protects open space, irrespective of
  quality
• Amenity value of derelict sites urban buffer/
  informal open space
• Important views
• The need to provide open space in new schemes
• Detached family homes 70sqm or greater
• 1-2 bed dwellings 40sqm
• Apartments 10-30sqm communal, including
  balconies (watch out for overlooking!)

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Heritage

• Listed buildings
• Reuse of
• building beside
• Retaining industrial heritage as site features
• Underground archaeology
• Eg Sirocco Works

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Flooding

• Existing water courses - culvert or keep open?
• SUDs
• Flood assessment
• PPS 15 provides an exception to effectively
  allow redevelopment of brownfield land in areas
  subject to flooding

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Example Schemes
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• Aurora Tower
• Density 3000/ ha!
• Parking 0.51
• Former PFS

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• Brookfield Mill
• Reuse of Industrial Heritage

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• Metro 3
• Significant Regeneration Potential
• Contamination Issues
• High density High Quality

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Dealing with Brownfield A Summary

• Analyse Site and Surroundings
• Separation distances (privacy)
• Sensitive boundaries
• Potential for overshadowing
• Character - predominant design and materials

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Analyse the Site

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Test a Concept

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Final Design

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Dealing with Brownfield A Summary

• Carry out a contamination desk study
• Assess traffic impact and parking issues
• Carry out habitat survey
• Use existing site features/ buildings where
  possible
• Check for watercourses

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Thank you any questions?
Bill Morrison