Area 3: Nu-Swift Development Brief

6.24 The size and location of the Nu-Swift site presents both a challenge and an opportunity. Development at the site has the potential to take advantage of amenities and transport links near to the site, and to make a contribution to the renaissance of Elland.

6.25 Nu-Swift have indicated that they wish to redevelop the site, downsizing from and replacing their existing works, and developing the remainder of their site. The vision for this area recognises this opportunity not only to enhance a ‘tired-looking’ quarter of the town, but also trigger improved linkages with the Town Centre, Lowfields Industrial Estate, and the proposed railway station.

6.26 The current built-up footprint is allocated in the RCUDP as a Primary Employment Area, whilst open plots of land on the fringes, at Wistons Lane and Century Road, have been identified (and defended at the RCUDP Inquiry) for New Employment sites (EM16 & EM17) covering office, general industrial and storage /distribution. The site is also allocated as a Cycle Corridor, Wildlife Corridor and Leeds-Bradford Airport Wind Turbine Consultation Zone. The relevant RCUDP policies are detailed in Appendix 1.

6.27 Site Analysis

The following site analysis should be read alongside the respective site analysis diagram, Figure 20.

1. The Nu Swift site is located between the Town Centre, Elland Bridge Riverside Park and the proposed railway station, and is therefore within walking distance of potentially excellent amenities and transport links.

2. The site is bounded on its western and south-western extent by the Elland Conservation Area, a substantial Primary Housing Area, and an area of Urban Open Space. Parts of the site's northern and eastern boundary lie adjacent to areas of urban open space.

3. The site benefits from excellent views of the hills and a large, converted mill to the north of Elland. These views are important for the site, establishing its context within the wider area. This visual permeability through the site and to the north (see image 2 on the accompanying diagram) should be maintained.

4. To the south and west of the site, important views of the church and other landmarks are obstructed by trees and other vegetation, and this lack of visual permeability results in a lack of integration between the site and the Town Centre. Landmark views towards the Town Centre should act as beacons enabling people to identify their location to find their way around.

5. The site slopes down from the south west to the north east and a range of building heights could be used to maintain visual permeability through the site.

6. Built forms at the site should be arranged such that they do not obstruct views through the site from the conservation area, maintaining views and a sense of place, and so that they assist in reducing ambient noise from the by-pass, located to the north and north east of the site.

7. The site currently lacks permeability of access. An absence of pedestrian and other routes through such a large site has the effect of clogging the town up.

8. The road and pedestrian surfaces around the site are poor, particularly to the north east, and the area around the entrance to the Riverside Park and proposed railway station.

9. The existing Nu-Swift works, depicted in images 6 & 9, is completely out of scale with the buildings around it. 

Flood Risk

6.28 A small area to the the north east of this site is within Flood Risk zones 2 and 3, as set out by the Environment Agency. The indicative proposals for this site, discussed in the following Development Brief, avoid locating any built forms in this area of the site. It is advised that all buildings are located in Flood Zone 1, so that the proposals can forgo the requirement to undertake the Sequential Test of PPS 25.

6.29 Development Brief

The following development brief should be read alongside Figure 21

1. Development at the western end of the site could consist of B1 offices. Offices are considered the most appropriate form of employment development adjacent to housing and a conservation area and will complement uses in the Town Centre.

2. Built forms should be designed so that their height and location will maintain visual permeability through the site. The height of the buildings should range from 2-3.5 storeys, with the higher buildings at the lower, north-eastern end of the site.

3. A pedestrian route linking the site to the proposed Elland Pedestrian Network, the Town Centre, Riverside Park and proposed railway station is also recommended.

4. Cycling storage facilities are expected as part of any development.

5. The high trees and dense vegetation to the west of the site should be either cut back or removed completely to open up visual links between the site and the town centre.

6. Offices or warehousing is proposed for the area on the footprint of the existing works, not taller than 3.5 storeys.

7. Cladding materials should be of a high quality, such as stone or glazing, ideally incorporating solar panels. The design of any future development should be sympathetic to the nearby Conservation Area.

8. The eastern extreme of the site would be ideal for Nu-Swift's new works, being as far as possible from residential development and the Conservation Area, and being located adjacent to the primary road network.

NB: B1 = Office, B2 = General Industrial, B8 = Warehousing