Gypsy / Traveller Sites Study - Plymouth · PCC Gypsy sites LDA Design September 08 3 • Adjacent...

Gypsy / Traveller Sites StudyPlymouth

september 2008

PCC Gypsy sites LDA Design September 08 1

Contents 1. Aims of the Project 2. Summary of Requirements 3. Efford Military Road Site 4. Forder Valley Site 5. Goodwin Park Site 6. Novorossisk Site 7. Belliver Site 8. Black Quarry Site 9. Coypool Site 10. Ernesettle Site 11. Forder Valley Site 12. Laira Battery Site


1. Aims of the Project for the purpouse of this study is to identify and evaluate possible gypsy and traveller sites in Plymouth, to inform the preparation of Plymouths local Development Framework and to guide the council in its work to provide new permanent, transit and/or temporary stopping places for Gypsy / Travellers within the city boundary. The assessment was based on the information provided around DCLG guidance for the provision of a variety of sites (permanent, transit and temporary stopping places), with particular emphasis on the social impact a particular site would have on the identified locations and the present services and infrastructure of each area. The consultants identified which type of site each location would be most suitable for. The assessments were both qualitative and quantitative and were based around a set of 3 criteria (social, environmental and economic sustainability) developed by the consultant for permanent, transit and temporary stopping places. The City Council has been trying to identify site for a number of years. Those contained in this report represent the few sites that are worthy of further examination. The fact that they are considered in this report implies no commitment at this stage. 1.1 Permanent sites have a permanent structure which individuals and families have a licence to live at. The sites generally have a brick

built toilet and kitchen area but residents live in mobile homes and keep additional smaller caravans to travel in. The site is then used as a base to travel from. Permanent sites should not be located in areas where housing would not be permitted and should have a wide range of facilities and amenities located on site or within the recommended walking distances.

1.2 Transit sites, as defined here, are formal sites provided on a permanent basis, with basic amenities and services including boundary

fencing, hard standings, water supply, toilet and washing facilities, waste disposal and electricity supply. 1.3 Temporary Stopping Places: Emergency stopping places are, as defined here, less formal and less well serviced than transit sites

and generally intended for shorter stays. They might, for example, be loops of by-passed roadway, old chipping depots, poor agricultural land or small urban sites where development is planned but not immediate. Water supply and rubbish disposal might be the only services provided. It is noted that transit sites could also be used as temporary stopping places

1.4 The following aspects of site life and design were based on national research and local consultation and formed part of the assessments:

• Location – sites should not be developed in areas where bricks and mortar housing would not be considered • Social environment - residential sites should have an opportunity to mix cohesively with the neighbouring communities.


• Adjacent land use – in the past sites have been located next to railways, refuse sites, motorways (although ease of access to main travelling routes is required when locating transit and/or temporary stopping places), sewerage works etc and this has impacted upon the way the sites are viewed and used by Gypsies and Travellers.

• Distance from services – schools, post office, GPs, public transport (these facilities are deemed as less important with the location of transit and or temporary stopping places, but would be desirable).

• Gypsy and Traveller sites tend to have a higher density of children. Therefore the median number of people occupying a pitch is 3.13 (higher than that of the settled population).

• There can be higher level of special health needs. • Boundaries – both the exterior of the site as a whole and the individual pitches require some type of boundary be this hedges or

fencing. • Entrance control – the location must lend itself to the sighting of a barrier or gate at the entrance and/or exit of the site. • Safe access – there should be enough room on entering and exiting the site for large trailers to manoeuvre safely. • Footpaths – the site should have safe pedestrian access • Site lighting – the location should not be adversely effected by the positioning of street lighting. • Parking provision – is desirable in addition to individual pitch provision for family vehicles. • Drainage – locations should lend themselves to good surface drainage • Water, electricity, sewerage systems • Fire safety standards • Work areas – areas of the locations should be suitable to set aside for work purposes. • Play areas • Animal grazing • Amenity blocks – 9 square metres • Day rooms


2. Summary of Requirements SUMMARY OF REQUIREMENTS (ref PCC Gypsy and Traveller Multi Agency Forum & PCC brief)

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Land area sufficient for pitches & vehicular & pedestrian circulation. Boundary fencing, hard standings, toilet and washing facilities, waste disposal and entry control. Shared amenity blocks (with one unit per pitch) with day rooms. Communal area for safe play of children. Water supply. Electricity supply. Reusable energy supply. Refuse collection and recycling. Good drainage Temporary toilet block n/a n/a Good access to facilities (schools, post office, GPs, public transport).

Access to traveller routes

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Must have

Desirable

Not necessary n/a Not applicable


We have set out the review in the form of a questionnaire which is set out below. This has been developed from the Plymouth Sustainable Communities Studies whereby a “sustainable community” is considered one in which housing densities are such that resident populations are large enough to support local, neighbourhood and (some) district facilities within appropriate walking distances of their homes. It is also concerned with a good balance between social, economic and environmental benefits. It should be noted that the assessment criteria, given their different nature, cannot be equally weighted but have been used as a means to generate a range of background information (physical and social) about the site which can then be brought together to review overall suitability. It should be noted that the assessment of distances to facilities (based on actual routes along streets) uses the minimum figures between an accepted range. These ranges are as follows: Local facilities 3-5min walk 250 – 400m Neighbourhood facilities 5-10min walk 400 – 800m District facilities 20min – 1hour 1.7km to 5km It should be noted that these are idealised walk zone criteria for achieving sustainable communities and in some instance may not be able to be met.

3. Efford Military Road Site


3. Efford Military Road QUESTIONNAIRE SITE: Efford Military Road (0.86 ha) Objectives and Criteria Comments Suitability

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1.0 On site provision. This includes sufficient provision for internal circulation provision to highways standards play areas, animal grazing, boundary & entrance controls where relevant.

1.1 Pitches. Criteria: based on 195m2 per pitch (including for internal

circulation, residents and visitor parking) (ref ODPM “ Local Authority Gypsy/Traveller Sites in England” July 2003) Permanent Sites - 12-20no pitches (2340m2 – 3900m2) + expansion space. 12m width. Transit Sites – provision for 15no max pitches (2925m2) Temporary Stopping Places - no min or max figures given. It should be noted that the number of pitches may need to be reduced to accommodate additional on site facilities/grazing space and that this may mean the site is no longer suitable as a permanent site.

Based on 195m2 pitch sizes, the site of 0.3328ha would have a holding capacity of 17 pitches, suitable for a permanent, transit site or temporary stopping place. The site consists of a level area of hard standing, the area upon which the capacity calculation is based, and a wider area of land that slopes on a steep gradient towards the north and east. This area is covered in fairly dense vegetation and would be difficult to develop and is hence omitted from the capacity calculation.

1.2 Grazing. Criteria: based on 0.8ha per horse. Currently there is no spare capacity for grazing animals based on 0.8 hectares per horse.

If the areas around the hard standing are cleared and grassed then some capacity may be released.

1.3 Play Areas. n/a

Criteria: based on a maximum of 20 pitches, the population of a permanent site could be in the region of (20 x 3.13) 63 people. The NPFA recommends a minimum standard for outdoor playing space of 2.4 hectares (6 acres) for 1,000 people therefore allowance for play provision should be in the region of 1500m2 max although not all of this would necessarily need to be provided on site.

There is a a park and playground (between Manfield Gardens and Military Road) 315m from the site and a second play ground 430m away close to the school.

1.4 Shared amenity block/day room. n/a n/a

Criteria: that the site has spare capacity beyond its minimum requirement for no of pitches.

There would be spare capacity beyond the minimum number of pitches for the inclusion of a shared amenity block.

1.5 Future development. Criteria: that the site has spare capacity beyond its

minimum requirement for no of pitches. Depending upon the amount of ancilliary facilities required there would be capacity for


development beyond the minimum (12 no.) requirement of pitches 1.6 Business area. n/a

Criteria: that the site has spare capacity beyond its minimum requirement for no of pitches to accommodate business premises.

Depending upon the amount of ancilliary facilities required there is space available for the development of business units.

1.7 Communal refuse and recycling storage areas. Criteria: that there should be sufficient space for communal

refuse storage and collection near the site entrance. There would be an adequate amount of space in which to store refuse. The site is located close to residential areas where there is an existing refuse collection service in operation so the collection for this site could be incorporated into existing collections in the area.

1.8 Street lighting. Criteria: that the site is able to have street lighting without

detrimentally affect surrounding land uses. The site is located within green space 166 and is part of a Local Nature Reserve. In this instance providing the site with lighting may have an adverse affect on the surrounding habitats. However, there are some existing developments within the Nature Reserve which utilises street lighting so an argument for providing street lighting could be supported.

1.9 Boundaries. Criteria: that the site is able to be fenced and secured. (say

1.8m vertical bar fencing?) The area could be relatively easily secured with perimeter fencing.

2.0 Off site provision. 2.1 Services. Criteria: it is assumed that the site is or can be connected

to all statutory services (electricity, gas, telephone, mains water and sewerage) if its entrance or boundaries lie adjacent to adopted highways.

Although this site appears to be located in a fairly isolated area it lies close to residential buildings along Blandford Road. It is therefore assumed that that there is potential for the connections of statutory electricity, gas, water mains and sewerage supplies.

2.2 Access. Criteria: that the site can be designed to have vehicular

access designed to Highways adoptable standards. Note this would need to be checked in more detail by PCC Highways Dept.

There is currently no pedestrian or vehicular access to the site, a vehicular access did exist adjacent to the junction along Military Road but was removed due to the site being used for fly-tipping. This access could be restored but would have to be designed to PCC highways adoptable standards.

2.3 Traveller Routes. n/a Criteria: that the site should have good, reasonably direct

access to the key routes out of the city. The predominant route is the A38 to the west and east, and the A386 northwards.

The site is located reasonably close to the A38, but on a fairly indirect route along the edge of residential housing areas. This would make the site less suitable for a transit or temporary stopping site.

2.4 Public Transport. Criteria: the site should be within walking distance of bus

stops (a neighbourhood facility - 5min / 250m distance) and / or train station (a district facility – 20min / 1.7km distance).

The site is within the recommended walking distance of three bus stops located along Deer Park Drive, Blandford Road and Oregon Way. The services from these stops


include the 8, 9, 10, 46A and 47A, the combination of these services provide access to most parts of the city.

2.5 Employment. Criteria: to determine whether people can work locally, the

site should lie within or adjacent to a neighbourhood that has a good or moderate job ratio i.e. between 0.7 and 1.0. (This is worked out, using Census data, by dividing the number of local jobs in an area by the number of economically active people.) It is also based on local knowledge of locations of areas of employment. It is noted that self employment is common among Gypsy/traveller communities and that the ability to work locally is an idealised criterion for achieving sustainable communities.

Data relating to local employment opportunities gives the Efford district a job ratio of 0.41 which indicates that there are limited opportunities to work locally. Employment opportunities appear to exist within the substantial cluster of business units available to the north east of Efford, north of the A374 centred around Longbridge Road.

3.0 Access to Facilities. A gypsy/ traveller site should be located in close proximity to as wide a range of facilities as possible, including schools, local shops, GPs & dentists, a range of open space and public transport provision. These facilities are deemed important for permanent sites but less important for transit and temporary sites.

3.1 Education. n/a

Criteria: Crèches, nurseries, primary, secondary and colleges / higher education establishments should be located at appropriate walking distances from the site. (Crèches, nurseries & primary schools are local facilities – 3 min / 250m; secondary schools and colleges / higher education are district facilities 20min / 1.7km).

There are no educational facilities within the recommended minimum walk zones of the site. There is a primary school off Blandford Road that is just beyond the 3 minute catchment zone approximately 390m away. This however this is the only educational facility in proximity to the development site. the site has a nursery and family centre which provides a number of facilities including a crèche.

3.2 Health. Criteria: Health centres and / or dentists should be located

at appropriate walking distances from the site. (Health centres and dentists are district facilities - 20min / 1.7km).

There is a health facility along Pike Road that is the closest district health facility to the site, approximately 940m away.

3.3 Open space. Criteria: There should be a range of playgrounds, informal

recreation and formal sports facilities at appropriate walking distances from the site. (Greens and playgrounds are local facilities – 3min / 250m; neighbourhood sports facilities and small parks are neighbourhood facilities – 5min / 400m; large parks and district sports facilities are district facilities – 20min / 1.7km). A moderate to good provision is judged dependant on whether there is at least one area of both informal and formal greenspace of neighbourhood importance. (Ref Local Plan Greenscape Schedule.)

The site is situated within green space number 166 and forms part of the Efford Local Nature Reserve. This space has several functions in providing informal recreational space, as a local nature reserve and a green buffer. The green area also forms one of the key views into Plymouth from the A38. This informal provision is accompanied by a park including a playground between Manifold Gardens and Military Road, 315m, a second playground 430m away located adjacent to the primary school and a third park/playground 625m away. The general provision of open space is therefore fairly good

3.4 Amenities Criteria: Neighbourhood facilities should be located within

the recommended 400m walk zone of the site. District facilities should be located within the recommended

The site is located within 400m of a post office, local grocery store and local green along Pike Road. There is also a large neighbourhood centre located within the 1700m walking


1700m walk zone of the site. These facilities are deemed important for permanent site but less important for transit and temporary sites.

catchment at Blandford Road which features a range of local shops and facilities including a community centre and health centre. The site is therefore relatively well served in this regard.

4.0 The Social Environment. Permanent gypsy sites should have the opportunity to mix cohesively with the neighbouring communities. 4.1 Existing communities. Criteria: Does the site lie adjacent to existing, residential

communities? Geographically the site is located within the proximity of residential developments along Blandford Road; however due to topographical factors and the orientation of development along Blandford Road the site feels fairly remote and isolated.

4.2 Incompatible neighbours. Criteria: Does the site lie adjacent to land uses that would

be detrimentally affected by being located next to gypsy and traveller sites. For example crèches ???

The site is located within designated green space 166. This area makes up part of the Efford Local Nature Reserve which plays an important district wide role for informal recreation and a wider city wide strategic role as a green buffer. The site is located on a relatively exposed section of the Efford Local Nature reserve, which means that parts of the site are visible from the A38 coming into Plymouth. Screen planting could reducing this impact. Further investigations including a phase 1 habitat survey should be undertaken. Apart from being located within a Local Nature Reserve the site does not lie adjacent to any other incompatible neighbours.

5.0 Environmental Considerations. A gypsy/traveller site should be not be located where there is a significant level of contamination, pollution or nuisance caused by neighbouring uses including air quality, noise, odour etc

5.1 Adverse environmental health factors. Criteria: The site should not lie in close proximity to land

uses that might have a detrimental effect on residents. The level at which these could affect each neighbourhood will depend on the individual source of nuisance (and can vary depending on climatic conditions). For the purposes of this study, an across the board rule has been taken that a macro issue may have a detrimental effect on a site if it is within 1km of the site. The macro factors agreed with PCC are: Air quality (traffic) • Mutley Plain / Exeter Street Odours – sewage processing sites • Cattedown, Finnigan Road / Marsh Mills, Marshall Road • Ernesettle, Ernesettle Lane / Camel’s Head, Saltash Rd • Radford, Hooe Road Odours - fish processing • Interfish Ltd, Wallsend Industrial Estate, Cattedown Road

The site is not adversely affected by any macro environmental health factors.


Noise • Plymouth Airport, Derriford / Moorcroft Quarry, Elburton Waste management sites • Galileo Cl, Plympton / Chelson Meadow, Billacombe Rd

5.2 Microclimate. Criteria: Does the site’s topography or location mean that it

is likely to have an exposed or sheltered microclimate. Due to the topography of the site the microclimate of any development is likely to be relatively sheltered towards the southern end of the site, the northern end slopes downwards and it is likely that this side will be slightly more exposed.

5.3 Flooding risks. Criteria: The site is considered to be at risk of flooding if the

risk is considered greater than 1:1000 year.(ref Environment Agency)

The site lies within a low risk flood zone, 1:1000 year flood event.

6.0 A suitable location. A Gypsy or Traveller site should not be located in areas where conventional bricks and mortar housing would not be considered suitable.

6.1 Criteria: would the site, theoretically, be equally suitable for permanent bricks and mortar housing. This has been judged based on the physical nature of the site and in relation to good urban design principles regarding proximity to other communities, facilities and appropriate adjacent land uses.

Although a range of factors contribute to make the whole area considered unsuitable for residential development, the site presents some potential for development if limited to the area of hard standing; however detailed investigations would be required before this is pursued. Firstly the physical attributes of the site with relation to topography show that development beyond the area of hard standing would require significant landscaping to level the site until it were suitable for development. However this could be mitigated if development were limited to the area of hard standing. Secondly issues with regard to the site’s role as a strategic green space and Local Nature reserve must be considered, although permission to build within the green space might be attainable, the exposure of the site to the A38 would need to be mitigated against. Finally in terms of sustainability due to the site’s relatively remote location, access to local facilities is relatively poor, resulting in the viability of developing the whole site for residential units being fairly unattractive. Development limited to the area of hard standing could be viable, subject to further investigations.

7.0 SUMMARY OF OPTIONS

Physically the attributes of the site provide some potential as a gypsy/travellers site; The site has capacity for up to 17 pitches making it suitable for a permanent, transit or temporary stop gypsy/travellers sites. There would be some spare space for grazing animals and a small amenity block and some space for other developments. The site should be able to accommodate refuse collection and street lighting. There is potential for general utilities to service the site and a suitable road access could be created. Access to the site from the A38 however requires driving along the edge of several residential areas and along narrow lanes. The site has access to 3 bus stops that are within the recommended walking catchment. However to develop sites for pitches beyond the area of hard standing significant landscaping works would be required to make the land suitable development. This would potentially result in increasing the exposure of views of the site from A38 entering Plymouth and impact negatively upon the Local Nature reserve. To develop pitches beyond the area of hard standing would require significant landscaping works. This would potentially increase the exposure of the site to the A38 and impact negatively upon the nature reserve. These factors contribute to making the development of the wider site beyond the area of hard standing unsuitable.


The site is outside the walking catchment for access to some community facilities services however it should be noted that is it only marginally outside and access to a Primary school and health facilities are a positive. Further investigations will be required to establish the suitability of development of this site for Gypsy/Travellers. .

Key n/a Objective / criteria not applicable. The site meets the requirements of the criteria for the different types of Gypsy / Traveller site

The site does not meet the requirements for the different types of Gypsy / Traveller site.

4. Forder Valley Site


4. Forder Valley QUESTIONNAIRE SITE: Forder Valley (0.63 ha) Objectives and Criteria Comments Suitability

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The site is approximately 0.6032ha on a fairly constrained site, it is estimated that the developable area is around 0.1565ha and could accommodate around 8 pitches. The site is consists of a hard standing towards the north of the site that slopes up towards the Forder Valley roundabout, and a small grassed area at the southern end of the site immediately adjacent to the roundabout. A small stream/brook forms the western boundary of the site. The capacity calculation is taken from the northern area of hard standing. The narrow nature of the site presents circulation problems.

1.2 Grazing. n/a Criteria: based on 0.8ha per horse. There would be room for grazing animals on the southern section of the site based on 0.8

hectares per horse. 1.3 Play Areas. n/a n/a


There are currently no areas for play within the recommended walking distance of the site. There is also limited capacity for developing such facilities on site even if the total number of pitches was reduced.

1.4 Shared amenity block/day room. n/a n/a n/a


Provision of an amenity block could only be accommodated by dramatically reducing the number of available pitches on site.

1.5 Future development. n/a Criteria: that the site has spare capacity beyond its

minimum requirement for no of pitches. Future development potential is limited and would probably require the removal of all pitches from the site


1.6 Business area. n/a n/a


A business unit could only be provided if the number of pitches on site was substantially reduced

1.7 Communal refuse and recycling storage areas. n/a Criteria: that there should be sufficient space for communal


1.8 Street lighting. n/a Criteria: that the site is able to have street lighting without

detrimentally affect surrounding land uses. The site is located within green space 155. In this instance providing the site with lighting may have an adverse affect on the surrounding habitats. However, there is existing residential development surrounding other parts of the site and therefore illuminating the site should not have an adverse affect on the area in general.



2.0 Off site provision. 2.1 Services. n/a Criteria: it is assumed that the site is or can be connected


Although being located in the Leigham and Mainstone district the site is close to residential premises within Eggbuckland so it is assumed that there is potential to connect to statutory electricity, gas, mains water and sewerage supplies.

2.2 Access. n/a Criteria: that the site can be designed to have vehicular


Access to the site could be developed from both ends of the site. An access already exists towards the north of the site off Forder Valley Road with a further potential access point towards the southern end of the site (although creating an access at this point could interfere with the Forder Valley Roundabout)



The site is within 400m of the A38 via Forder Valley Road.

2.4 Public Transport. n/a Criteria: the site should be within walking distance of bus


The site is within relatively close proximity to several bus stops along Barnstable Close, these include the services 147, 146, 52, 50A, 47A and 46A, the combination of these services provide access to most parts of the city.

2.5 Employment. n/a


Criteria: to determine whether people can work locally, the site should lie within or adjacent to a neighbourhood that has a good or moderate job ratio i.e. between 0.7 and 1.0. (This is worked out, using Census data, by dividing the number of local jobs in an area by the number of economically active people.) It is also based on local knowledge of locations of areas of employment. It is noted that self employment is common among Gypsy/traveller communities and that the ability to work locally is an idealised criterion for achieving sustainable communities.

Data relating to employment ratios for Leigham and Mainstone is currently unavailable however the site lies immediately adjacent to Eggbuckland. Eggbuckland has an extremely poor job ratio of 0.25. There are no major employment opportunities within close proximity to the site.


3.1 Education. n/a n/a


There are no educational facilities within the recommended walk zone of the site. There is a crèche located within the local centre on Church Hill but this is beyond the recommended 2/3 minute walking zone of the site.

3.2 Health. n/a Criteria: Health centres and / or dentists should be located


There are three health centres located within the recommended 20 minute walk zone of the site, these include; Pike Road, Torridge Way and Teign Road.

3.3 Open space. n/a Criteria: There should be a range of playgrounds, informal


The site is situated within green space number 155. The site is also within proximity to a range of other open spaces which perform a range of functions in providing formal and informal recreational space, local nature reserves and green buffers. Despite this the site is fairly poorly served by quality open space for formal recreational activities.


the recommended 400m walk zone of the site. District facilities should be located within the recommended 1700m walk zone of the site. These facilities are deemed important for permanent site but less important for transit and temporary sites.

This site is realtivly poorly served by local amenities with the closest shops being outside the recommended 400m walk zone at Delamere Road. Despite this site not being allocated as a neighbourhood centre it does provide a range of shops and facilities providing some of the services of a neighbourhood centre. The closest allocated neighbourhood centre is just within the 1700m catchment zone of the site which provides


a range of facilities located at Eggbuckland Road. 4.0 The Social Environment. Permanent gypsy sites should have the opportunity to mix cohesively with the neighbouring communities. 4.1 Existing communities. n/a Criteria: Does the site lie adjacent to existing, residential

communities? Geographically the site is located within the proximity of residential developments within Eggbuckland; however the Forder Valley Road, along with topographical barriers (including significant changes in level), trees and the river cause a severance between the site and its adjacent developments.

4.2 Incompatible neighbours. n/a Criteria: Does the site lie adjacent to land uses that would


Open space 155 forms part of a Local Nature Reserve within which the site is situated. Apart from this the site does not have any incompatible neighbouring uses.


5.1 Adverse environmental health factors. n/a Criteria: The site should not lie in close proximity to land

uses that might have a detrimental effect on residents. The level at which these could affect each neighbourhood will depend on the individual source of nuisance (and can vary depending on climatic conditions). For the purposes of this study, an across the board rule has been taken that a macro issue may have a detrimental effect on a site if it is within 1km of the site. The macro factors agreed with PCC are: Air quality (traffic) • Mutley Plain / Exeter Street Odours – sewage processing sites • Cattedown, Finnigan Road / Marsh Mills, Marshall Road • Ernesettle, Ernesettle Lane / Camel’s Head, Saltash Rd • Radford, Hooe Road Odours - fish processing • Interfish Ltd, Wallsend Industrial Estate, Cattedown Road Noise • Plymouth Airport, Derriford / Moorcroft Quarry, Elburton Waste management sites • Galileo Cl, Plympton / Chelson Meadow, Billacombe Rd


5.2 Microclimate. n/a Criteria: Does the site’s topography or location mean that it

is likely to have an exposed or sheltered microclimate. Due to the topography of the site the microclimate of any development is likely to be relatively sheltered towards the northern end of the site. The southern end, adjacent to the roundabout, is likely to be slightly more exposed.

5.3 Flooding risks. n/a Criteria: The site is considered to be at risk of flooding if the The risk of any part of the site flooding is greater than 1:1000 years.





This site would not make a suitable site for a new residential development under grounds concerning sustainability and physical restraints. There is no district or local centre within the recommended walking distance of the site with only a couple of un-grouped stand alone stores within the wider district. In terms of physical constraints the site is separated into two sections that cannot be easily connected. Additionally the location of the site adjacent to a busy road and roundabout has several implications with regard to access.

7.0 SUMMARY OF OPTIONS A brief resume based on the above criteria to conclude on how suitable the site is for each of the 3 types of Gypsy/Traveller Sites and, where appropriate, which type of use is

the most appropriate. With regard to service provision the Forder Valley site offers some potential to be developed as a gypsy/traveller site. Statutory service provision, waste collection, street lighting could all be accommodated within the site. However, the site is severely disadvantaged in terms of sustainability and in terms of physical restraints. The closest local centre is 3.7km away and there are no other grouped or ungrouped local facilities close to the site. Additionally the physical attributes of the site limit the potential for development for gypsy/travellers pitches due to poor internal circulation, steep topography and severance within the site. The site offers more potential as a transit or stopping site with the lower number of pitches required by these uses being more adaptable to the sites constraints.



5. Goodwin Park Site


5. Goodwin Park QUESTIONNAIRE SITE: Goodwin Park (0.55ha) Objectives and Criteria Comments Suitability

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A specific site within Goodwin Park was not specified by PCC however a small area of hard stand level ground immediately adjacent to the miniature railway next to the was suggested. This site is approximately 0.048ha and could accommodate up to 3 pitches, although more pitches could be accommodated by extending the site beyond the area of hard standing, this would require encroaching onto the miniature railway itself however.

1.2 Grazing. n/a Criteria: based on 0.8ha per horse. There would not be room for grazing animals based on 0.8 hectares per horse on the

identified site. There is adequate land immediately adjacent to the site that could serve as grazing land however.

1.3 Play Areas. n/a n/a


A play area exists located within the recommended minimum walking distance from the site, just off Pendeem Close.

1.4 Shared amenity block/day room. n/a n/a n/a


There would be limited spare capacity for the inclusion of a shared amenity block.

1.5 Future development. n/a Criteria: that the site has spare capacity beyond its There is limited capacity for future development.


minimum requirement for no of pitches. 1.6 Business area. n/a n/a


There is limited capacity for business premises on site.

1.7 Communal refuse and recycling storage areas. n/a Criteria: that there should be sufficient space for communal


1.8 Street lighting. n/a Criteria: that the site is able to have street lighting without

detrimentally affect surrounding land uses. The site is located within green space 074. In this instance providing the site with lighting may have an adverse affect on the surrounding L.N.R. and wildlife within it. However, there is existing residential development surrounding other parts of the L.N.R. and therefore illuminating the site should not have an adverse affect on the area in general.



2.0 Off site provision. 2.1 Services. n/a Criteria: it is assumed that the site is or can be connected


The site is located in close proximity to residential units along Pendeen Crescent so it is assumed that there is potential for the connection to statutory electricity, gas, mains water and sewerage supplies.

2.2 Access. n/a Criteria: that the site can be designed to have vehicular


Access to the site could be developed along the corner of Pendeen Crescent where currently there is a break in the housing along the residential street; this is deemed to be the only suitable access point. The change in level from the road to the site however is quite significant and may require some landscaping to make accessibility feasible, especially for towed vehicles.



The A386 is easily accessible along a fairly direct route from the site; however this route is through residential housing areas.

2.4 Public Transport. n/a Criteria: the site should be within walking distance of bus

stops (a neighbourhood facility - 5min / 250m distance) and Three bus stops are within the recommended walking catchment of the site, along Flamborough Road, Southway Drive and Clittaford Road, the service from these stops


/ or train station (a district facility – 20min / 1.7km distance). include the 39, 40, 41, 42A and 57 linking the site to the town centre and other locations throughout the city.

2.5 Employment. n/a Criteria: to determine whether people can work locally, the


2699 people from Southway are in employment (aged 16- 74) and 1571 people work in the neighbourhood. This gives a job ratio for Southway of 0.58 which indicates that there are limited opportunities to work locally. However there are significant areas of industrial / business uses in the neighbourhood around the west part of Clittaford Road.


3.1 Education. n/a n/a


There are two primary schools that would serve the site; both are just outside the recommended walk zone catchment however. There are no crèches or nurseries within the proximity of the site.

3.2 Health. n/a Criteria: Health centres and / or dentists should be located


There is one health centre within Southway that is within the recommended walking distance from the site, Clittaford Road Health Centre.

3.3 Open space. n/a Criteria: There should be a range of playgrounds, informal


The site is located within Goodwin Park, Green Space 074, and is an important local resource for informal recreation. It forms part of a local nature reserve which also serves some educational purposes. A formal play area is located within the recommended walking catchment of the site however no formal sports facilities are located within the site catchment.


the recommended 400m walk zone of the site. District facilities should be located within the

This area is relatively poorly served in terms of amenities however the site is just within the recommended walking catchment of a neighbourhood centre at Drunavern Road. this


recommended 1700m walk zone of the site. These facilities are deemed important for permanent site but less important for transit and temporary sites.

Nighbourhood centre however is fairly limited in its provision of facilities.

4.0 The Social Environment. Permanent gypsy sites should have the opportunity to mix cohesively with the neighbouring communities. 4.1 Existing communities. n/a Criteria: Does the site lie adjacent to existing, residential

communities? The site is within the vicinity of the residential developments along Pendeem Crescent. The topography of the site results in a fairly significant change of level from the dwellings on the northern side of Pendeem Crescent down towards the site. This results in the site being relatively exposed and overlooked.

4.2 Incompatible neighbours. n/a Criteria: Does the site lie adjacent to land uses that would


The site is located within Green Space 074 which is a designated local nature reserve. Development within the nature reserve may have adverse affects on the local ecology and biodiversity. The site is also immediately adjacent to the Goodwin Park Miniature Railway and development in this immediate vicinity may affect the viability of the railway as a local tourist attraction.


5.1 Adverse environmental health factors. n/a Criteria: The site should not lie in close proximity to land



5.2 Microclimate. n/a


Criteria: Does the site’s topography or location mean that it is likely to have an exposed or sheltered microclimate.

Due to the topography of the site the microclimate of any development is likely to be unsuitably exposed

5.3 Flooding risks. n/a Criteria: The site is considered to be at risk of flooding if the


The site lies in a low risk flood zone, 1:1000 year flood event.



This site would not make a suitable site for a new residential development under grounds of sustainability, visual impact and due to its location within a Local Nature Reserve. There is no district or local centre within the recommended walking distance of the site with only a couple of un-grouped stand alone stores within the wider Southway district. In terms of physical constraints access to the site is located upon a relatively steep slope which would require some significant landscaping. Additionally the route to the site is only accessible along residential streets with on street parking making it difficult for towed vehicles to access the site. The site is also located within a highly visible and accessible part of a L.N.R. and would have a negative visual impact. Any development is likely to adversely affect the viability of the Miniature Railway and the green space beyond.


the most appropriate. Although with substantial landscaping works the physical attributes of the Goodwin Park could be improved to enable the developed a transit traveller’s site, other criteria make it generally unsuitable for development. It could potentially hold up to 3 pitches (more if extending development beyond the area of hard standing) and would be able to accommodate some space for grazing animals. However other criteria considered have not been met with regard to sustainability and access to local services. The provision of and potential development for employment is considered to be very low. This is compounded by the low jobs ratio for the area of 0.58. The surrounding green space and Local Nature Reserve perform a wide range of functions both locally for informal recreation, open space green buffer, and on a city wide scale for ecology, biodiversity, education and visual amenity. While permission to develop within the Local Nature Reserve may be permitted the visual impact upon the quality of the open space and would be greatly compromised. Additionally the proximity to the existing dwellings and access issues result in the site not being recommended for use as gypsy/traveller site.



6. Novorossisk Site


6. Novorossisk Road QUESTIONNAIRE SITE: Novorossisk Road (1.24 ha) Objectives and Criteria Comments Suitability

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The Novorossisk Road site is approximately 1.24ha is size and could accommodate up to 58 pitches, large enough for all three types of gypsy traveller site under consideration. The site runs parallel to the southern side of Novorossisk Road.

1.2 Grazing. Criteria: based on 0.8ha per horse. There would be room for grazing animals based on 0.8 hectares per horse but this would

reduce the number of pitches the site could hold depending on the number of animals held on site.

1.3 Play Areas. n/a


A play area exists located within close proximity to the site, just off Miller Way, over the road from the site. The road is relatively busy however a pedestrian subway exists providing access. Additionally assuming a maximum of 20 pitches, the site should be able to support a play area of approximately 1500m2.



There would be spare capacity for the inclusion of a shared amenity block.

1.5 Future development. Criteria: that the site has spare capacity beyond its

minimum requirement for no of pitches. There would be some capacity for future development.


1.6 Business area. n/a


There would be some capacity for business premises on site.




detrimentally affect surrounding land uses. The site is located within green space 164 which is of district wide importance. There is existing residential and business development surrounding the site and therefore illuminating the site should not have an adverse affect on the area in general.





The site is located in close proximity to business and industrial units within Bush Park Industrial Estate so it is assumed that there is potential for the connection to statutory electricity, gas, mains water and sewerage supplies.



Access to the site is problematic due to levels and the adjacent roundabout. Access could be developed at the northern tip of the site adjacent to the Plymbridge Road/Novorossisk Road roundabout. A road block exists at this entrance due to the width of the public footpaths. An additional entrance could be created along Novorossisk Road towards the south western tip of the site.



The A386 is easily accessible along a direct route from the site which does not pass through any residential areas.



Three bus stops are within the recommended walking catchment of the site, these are located along Estover Road, and with a further two stops along Miller Way. The services running from these stops include; 46A, 47A, 50A, 52A, 146 and 147. The combination of these services connects the site to most parts of the city.


2.5 Employment. Criteria: to determine whether people can work locally, the


Estover Industrial Estate contains a number of major employment opportunities within the neighbourhood, including the Plymouth Airport Business Centre, Plymouth College of Further Education PEGTS centre, and the chewing gum factory. There are also job opportunities within existing centres, including the Asda superstore, as well as Estover Community College and other education facilities. Derriford is just to the west of the neighbourhood and Derriford hospital, the College of St Mark and St John, Plymouth Airport and business parks provide considerable employment opportunities within the area.


3.1 Education. n/a


There are two primary schools that would serve the site; both are just outside the recommended walk zone catchment however. There are no crèches or nurseries within the proximity of the site.

3.2 Health. Criteria: Health centres and / or dentists should be located


The area is well served with health facilities, 3 being within the recommended walking catchment of the site.

3.3 Open space. Criteria: There should be a range of playgrounds, informal


The site is located within Green Space 164, and is a local resource for informal recreation of district level significance. The site lies adjacent to two areas of open space, 104 and 097 that provide formal and informal recreational services of a reasonable quality.


the recommended 400m walk zone of the site. District facilities should be located within the recommended 1700m walk zone of the site. These facilities are deemed important for permanent site

The site is well served by local amenities with a neighbourhood centre being located well within the 1700m walk zone of the site. An ASDA store is located within 700m of the site with additional amenities including a post office, chemist, hairdresser and community centre.


but less important for transit and temporary sites.

4.0 The Social Environment. Permanent gypsy sites should have the opportunity to mix cohesively with the neighbouring communities. 4.1 Existing communities. Criteria: Does the site lie adjacent to existing, residential

communities? Existing residential communities adjacent to the site include Longdown Gardens to the south and Wentwood Gardens to the north of the site on the far side of Novorossisk Road.



The site lies adjacent to the Bush Park Industrial Estate that forms its south eastern edge. It is not deemed that any incompatible uses lie close to the site. There is a clean air constrain in place around the Wriggleys factory, controles will need to be exercised over any potential polluting activities.






is likely to have an exposed or sheltered microclimate. Due to the topography of the site the microclimate of any development is likely to be fairly sheltered if a perimeter fence is installed.

5.3 Flooding risks.


Criteria: The site is considered to be at risk of flooding if the risk is considered greater than 1:1000 year.(ref Environment Agency)

The site lies in a low risk flood zone, 1:1000 year flood event.



Physically the site presents a suitable location for residential development. Issues regarding access, service connection, refuse collection and street lighting can all be relatively easily accommodated for. The site also performs reasonably in terms of sustainability being close to educational and health facilities and open space and is within the catchment of a district centre. .


the most appropriate. The physical attributes of the Novorossisk Road site indicate that it has potential to fulfil the requirements of all three types of Gypsy/travellers site. Service requirements for the site can be met and its location is in close proximity to the A386. With regards to proximity to local amenities the site does not perform as well, however educational, health and open space requirements are adequately met. The site is not within the catchment of a local centre however some ungrouped local shops are within walking catchment of the site. Overall the site represents a relatively suitable location for development of a gypsy/travellers site.



7.Belliver Site

8. Belliver QUESTIONNAIRE SITE: Belliver (11ha) Objectives and Criteria Comments Suitability

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circulation, residents and visitor parking) (ref ODPM “ Local Authority Gypsy/Traveller Sites in England” July 2003) Permanent Sites - 12-20no pitches (2340m2 – 3900m2) + expansion space. 12m width. Transit Sites – provision for 15no max pitches (2925m2) Temporary Stopping Places - no min or max figures given.

The site is approximately 11 hectares and could hold approximately 508 pitches each being at least 195 square metres (allowing for 10% of the site for circulation). This is more than the requirements for all three types of Traveller site. A large proportion of the site is made up of very steep valley sides which may be less suitable for caravan pitches even if they are cut into the slope. The more suitable area of flat land lies at the top of theses slopes and is approximately 5 hectares. This could hold approximately 233 gypsy/travellers’ pitches.

1.2 Grazing. n/a

Criteria: based on 0.8ha per horse. The Belliver site is large and could accommodate grazing animals (at 0.8 hectares per horse) if there were fewer pitches. Parts of the site are quite steep and would be more suitable for animals to graze.

1.3 Play Areas. n/a


The 508 pitches on site could hold up to 1676 Gypsies / Travellers. This size population would require a full provision of LAP’s, LEAP’s and NEAP’s either to be located on site or within the recommended walking distances off site. The site could accommodate these although the available space for dwellings would be severely reduced. There are currently no defined areas for play within the recommended walking distances of the site.



There would be spare capacity beyond the minimum or maximum requirement for number of pitches for a shared amenity block or day room.

1.5 Future development. n/a

Criteria: that the site has spare capacity beyond its There should also be spare capacity for future development on the site.

minimum requirement for no of pitches. 1.6 Business area. n/a


There should be spare capacity to accommodate business premises.


refuse storage and collection near the site entrance. There is sufficient space for the storage of refuse. There is an existing refuse collection within the neighbourhood of Widewell and there is good access to the site making the collection of refuse easy.


detrimental affect surrounding land uses. There are no surrounding land uses on which there would be a detrimental affect from the site being provided with street lighting.


1.8m vertical bar fencing?) The site could easily be made secure by fencing.



Considering the adjacent land uses (Belliver Industrial Estate), it can be assumed that there is potential for the connection to mains electricity, water, gas and the sewerage system.



A small track (approximately 50m long) leads from the industrial estate to the site. Although at present this is not suitable for vehicles (apart from tractors) it could easily be converted to a usable road and would be a continuation of the existing route through the industrial estate.



The site is easily accessible and close to the A386 which runs into the city centre from the north and links onto the A38. The site is easy to reach from the north of Plymouth as it is on the northern edge but it may be more difficult coming from the south.



Four bus routes serve the area (7, 7B, 83 & 98) these link the site with the city centre, Derriford Hospital, Plymstock and Tavistock. A bus stop is within the local walk zone of the site (250m).

2.5 Employment. n/a

Criteria: to determine whether people can work locally, the Although the site is situated next to Belliver Industiral Estate which may provide some

site should lie within or adjacent to a neighbourhood that has a good or moderate job ratio ie between 0.7 and 1.0. (This is worked out, using Census data, by dividing the number of local jobs in an area by the number of economically active people.) It is also based on local knowledge of locations of areas of employment.

employment opportunities, the job ratio of Widewell is low at 0.64 indicating that there would be very few employment opportunities for the Travellers.


3.1 Education. n/a


There are no education facilities within the recommended walk zones of the site. However, there are two primary schools and two crèches located outside of the recommended 5 minute walk. These are Widewell Primary School and Langage Infant and Junior School.

3.2 Health. n/a

Criteria: Health centres and / or dentists should be located at appropriate walking distances from the site. (Health centres and dentists are district facilities - 20min / 1.7km).

There is one health centre located within the recommended walk zone of the site, this is situated on Southway drive.

3.3 Amenities. n/a

Criteria: Neighbourhood facilities should be located within the recommended 400m walk zone of the site. District facilities should be located within the recommended 1700m walk zone of the site. These facilities are deemed important for permanent site but less important for transit and temporary sites.

The site’s location makes it very isolated and it has no facilities of any form within the local or neighbourhood walk zones. Local facilities do exist within the district walk zone of 1700m. These are two shops and a local green. These are situated within the neighbourhood of Widewell. Neighbourhood facilities are presently lacking within the recommended walk zone of 400m but there are two shopping hubs, 2 pubs and a community centre within the surrounding area (within the district walk zone). District facilities within the recommended 1700m walking distance are a superstore, library and a health centre.

3.4 Open space. n/a

Criteria: There should be a range of playgrounds, informal recreation and formal sports facilities at appropriate walking distances from the site. (Greens and playgrounds are local facilities – 3min / 250m; neighbourhood sports facilities and small parks are neighbourhood facilities – 5min / 400m; large parks and district sports facilities are district facilities – 20min / 1.7km). A moderate to good provision is judged dependant on whether there is at least one area of both informal and formal greenspace of neighbourhood importance. (Ref

The site makes up a small part of green space 071 which forms one of Plymouth’s many green valleys, its naturalistic qualities do not allow for sport and formal recreation. Neither has it any importance for informal recreation. There are many green spaces within the district walk zone of the Belliver site. Spaces 074 and 094 have a district importance for informal recreation, spaces 090 and 304 have a neighbourhood importance. Spaces 090 and 074 also have a district importance for formal recreation and space 075 has a neighbourhood importance.

Local Plan Greenscape Schedule.) 4.0 The Social Environment. Permanent gypsy sites should have the opportunity to mix cohesively with the neighbouring communities. 4.1 Existing communities. n/a

Criteria: Does the site lie adjacent to existing, residential communities?

The site does not lie adjacent to existing residential communities. It is severed from all other development in the neighbourhood of Widewell by green space 071 and the Belliver Industrial Estate.



The site does not have any neighbouring land uses which would be detrimentally affected by being located near to a Travellers’ site.




There are no environmental health factors adversely affecting the Belliver site. The close proximity to the Belliver Industrial Estate could mean that there is a small amount of noise pollution from lorries accessing the area early in the morning.


is likely to have an exposed or sheltered microclimate. The site is situated on high ground which protrudes into the green valley (space 071). The land falls away steeply on three sides which combined with the height of the site creates an exposed environment in the highest areas especially when winds are funnelled up through the valley from the south west. Parts of the site which fall away into the green valley will seem much more sheltered although these areas make up the steep valley slopes and may not be as suitable for caravans.

However the conditions should not be severe enough to provide reason for not locating the gypsy/travellers site here.

5.3 Flooding risks. Criteria: The site is considered to be at risk of flooding if the


A small stream runs along the entire north western edge of the site either side of which there is a very small area which is prone to flooding with a risk greater than 1:1000 years. As the land rises steeply from this boundary and the majority of the site lies on higher ground the risk for the rest of the site is far less than 1:1000 years. If the site was narrowed slightly so that it did not include the very bottom of the green valley, it would not be affected by the risk of flooding.



The Belliver site makes up part of green space 071, although this green space has importance for habitats and species, visual amenity and separation and buffer, the part which forms the site currently seems to be uncared for and does not seem to contribute to the general high quality of the green space. However, much consideration to the importance of this green valley should be considered before locating the Gypsy / Travellers’ site on it. The site is not within a conservation area so development controls would not impose restrictions. At present accessing the site is difficult. There is a lane only suitable for tractors but this could be converted easily into a continuation of Belliver Way (the existing road leading through the industrial estate).


the most appropriate. Based on the above criteria, the Belliver site could be suitable for all 3 types of Gypsy / Traveller site but it is marginally more suitable as a temporary stopping place. This is due to a number of factors, one of the most obvious is the isolation of the site and lack of any form of facility within a local or neighbourhood walk zone (temporary stopping places do not require a range of facilities). The site is severed from all other development within the area by the linear industrial estate and part of the green valley (of which it forms part of) which lie to the east. These make it difficult to reach the facilities, the nearest local shop is approximately 600m (radial route) from the site but obstructions and road layout force the actual walking distance to 1.6km. The gypsies / travellers may feel isolated on the edge of the city making social inclusion difficult. The site has easy access, situated just off Tamerton Road which links onto the A386 and being located on the edge of the city boundary means that stopping there would be easy. Although this is quite a large site, the size is dramatically reduced by the amount of steep slopes unsuitable for trailers, although pitches

could be cut into the slope, parts of the valley sides are very steep and cutting into them may not be a viable option. More suitable / flat land is on the highest ground. There are good views over the green surroundings and city but the elevation of the site may cause a large visual impact on the surrounding landscape making the site more suitable as a space which is not in constant use.

Key n/a Objective / criteria not applicable. The site meets the requirements of the criteria. Meets requirements for type of site. / appropriate provision??

Does not meet the requirements for type of site.

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