EAST OF STEVENAGE - democracy.eastherts.gov.ukdemocracy.eastherts.gov.uk/documents/s46098/East of...

EAST OF STEVENAGEMaster plan vision

FINAL

Pigeon Land Ltd and Hythe Ltd August 2018

ESSENTIAL REFERENCE PAPER B

EAST OF STEVENAGE Master plan vision

Contents

1 Introduction

2 Site context

3 Topography

4 Landscape framework

5 Block structure

6 Movement and connections

7 Character areas/density breakdown

8 Land use

9 Character areas

10 Illustrative master plan

11 Detailed area: Neighbourhood hub

12 How the scheme could look

13 How the scheme could look: key features

14 Indicative development parcels

© Terence O’Rourke Ltd 2018. All rights reserved. No part of this document may be reproduced in any form or stored in a retrieval system without the prior written consent of the copyright holder.

All figures (unless otherwise stated) © Terence O’Rourke Ltd 2018.

Contains OS data © Crown copyright and database right 2018


Introduction

This Master plan vision document (‘the Master plan’) has been prepared by Terence O’Rourke, on behalf of Pigeon Land Ltd (‘Pigeon’) and Hythe Ltd (the Landowner), in support of a high quality landscape-led sustainable neighbourhood on Land East of Stevenage (the ‘Site’).

The Master plan has been produced in response to the requirements of District Plan policy DES1 (Master planning), policy EOS1 (Land East of Stevenage) and other relevant provisions set out within the District Plan. It builds upon previous work that has informed the allocation of the Site within the East Herts District Plan. It has been the subject of engagement with local and parish councils, the wider community and other local stakeholders, and represents the next stage in the evolution of the scheme.

The Master plan is based upon a thorough and comprehensive assessment of the Site’s opportunities, including its topography, existing landscape features and site context. It is landscape-led and establishes a landscape framework for the Site that incorporates existing landscape features whilst providing extensive planting and biodiversity enhancement throughout.

The Master plan provides the framework for the creation of a vibrant sustainable community to the east of Stevenage, incorporating the requirements of policy EOS1 and the East Herts District Plan. The scheme, as detailed within the Master plan, includes provision for the following:

• Around 600 homes (including around 240 affordable homes), which will provide a range and mix of dwelling types (including self-build plots in accordance with District Plan policy)

• A Neighbourhood Hub at the heart of the new community, providing: 2 form entry primary school and pre-school Care home Housing with care Local shops Community uses• A variety of public open spaces across the site, including provision for children’s play • Strategic landscaping, amenity space and biodiversity enhancements• A site for Travelling Showpeople (as per District Plan policy)• On-site cycleway and footpath provision• Off-site cycleway and footway connections and the provision of a high quality cycle route along Gresley Way• Bus stops and provision of a bus route through the site• Access arrangements and strategic highways mitigation measures, including improvements to the A602/Gresley Way junction• Sustainable drainage and the provision of all requisite on-site and appropriate off-site infrastructure

The Master plan is intended to provide a framework for subsequent planning applications, thereby ensuring that the high quality design and layout principles that have been established through the Master planning process are delivered. In this regard, and further to the identification of the site within the District Plan, it represents the next stage in the evolution of the Site, which in combination with ongoing stakeholder engagement will provide the basis for future planning applications and decisions on detailed design matters.

The Vision for East of Stevenage is to create a high quality landscape-led sustainable neighbourhood based upon the following key objectives:

• Retention and enhancement of existing green infrastructure, including new planting and enhancement

of the site boundary, to create a high quality landscape framework, which defines individual character

areas (landscape-led)

• Biodiversity enhancement through retention of existing habitat and provision of new green

infrastructure to provide a net biodiversity gain

• Creation of a vibrant multi-generational Neighbourhood Hub at the heart of the new community

focussed around a central park, providing a 2 form entry primary and pre-school, local shops,

community uses, a care home and housing with care

• Network of interconnected green spaces including provision of play areas to promote opportunities for

outdoor health and fitness, including retention and enhancement of an existing bridleway (Aston 004)

• Creation of a spine road with a formal avenue of tree planting and generous grass verges to create a high

quality environment

• On-site cycleways and footpaths throughout to encourage sustainable travel behaviour and provide

connectivity in accordance with the Stevenage Mobility Strategy

• Provision of a sustainable transport route with provision of new bus stops to encourage the use of public

transport over car based travel

• Provision of cycleway and footpath connections, including provision of a high quality cycle route along

Gresley Way between Six Hills Way and Fairlands Way, to provide off-site connectivity and encourage

active modes of transport in accordance with the Stevenage Mobility Strategy

• Around 600 homes (including around 240 affordable homes), which will provide a range and mix of

dwelling types (including self-build plots in accordance with District Plan policy)

• Three development parcels together with all associated infrastructure, including sustainable drainage, all

requisite on-site and appropriate off-site infrastructure, to facilitate delivery of the scheme

• High quality new homes that will embrace the principles set out within Building for Life 12, including full

consideration of relevant design standards and sustainability requirements, as well as provision of fibre

broadband and future requirements for electric vehicle charging

• A commitment to the appropriate management and maintenance of site infrastructure

Background The Vision

1

2


Site context

A1(M)

THE SITE

ASTON

STEVENAGE

WALKERN

KNEBWORTH

ASTON END

A602

B656

A602

A1072B1037

A1155


Topography

3

118m+

111m+

114m+

116m+

117m+

110m+

118m+

115m+

118m+

100m+

115m+110m+

109m+

102m+

100m+

104m+

110m+

98m+

114m+

108m+

1M CONTOURS

SLOPE

RETAINED EXISTING VEGETATION AND ECOLOGY

PROPOSED PLANTING AND BIODIVERSITY ENHANCEMENT

HISTORIC TRACK

SuDS/ATTENUATION FEATURES

LINEAR PARK

SIGNIFICANT NEW BUFFER PLANTING ALONG SOUTHERN EDGE OF SITE

BRIDLEWAY (4)/GREENWAY

NEIGHBOURHOOD HUB OPEN SPACE

PONDS / INFILTRATION BASINS


Landscape framework

4

Gresley ParkPigeon Investment Management

© Terence O’Rourke Ltd

Block structure

NTS@A3May 2018Scale to be used for planning purposes only 2018

NBased upon the Ordnance Survey Mastermap vector data with the permission of the Ordnance Survey on behalf of Her Majesty's Stationery Office, © Crown copyright. Terence O'Rourke Ltd. Licence No. 100019980.

2016

253401/18/SK007


Block structureDEVELOPMENT PARCELS

NEIGHBOURHOOD HUB

5


Movement and connectionsEXISTING PRIMARY ROAD NETWORK

EXISTING BRIDLEWAY / PEDESTRIAN/CYCLEWAY LINKS

EXISTING PEDESTRIAN/CYCLE LINKS

PROPOSED PEDESTRIAN/CYCLE LINKS TO ENCOURAGE ACTIVE TRANSPORT (AS PER STEVENAGE MOBILITY STRATEGY)

PROPOSED VEHICULAR ACCESS/GATEWAYS INTO SITE(SIGNALISED JUNCTION WITH TOUCAN CROSSING)

PROPOSED PRIMARY STREET / SUSTAINABLETRANSPORT CORRIDOR

PROPOSED BUS STOP

PROPOSED CYCLEWAY BETWEEN FAIRLANDS WAYAND SIX HILLS WAY

GRESLEY WAY

BRIDLEWAY21

BRIDLEWAY107

BRIDLEWAY4

BRIDLEWAY21

BRIDLEWAY104

6



Character areas document only



2016

253401/18/SK011

CENTRAL CORE2.41ha at 40-45dph

VILLAGE QUARTER6.42ha at 35-40dph

COUNTRYSIDE EDGE 9.02ha at 30-35dph


Character areas/density breakdown

HOUSING WITH CARE

CARE HOME

COMMUNITY USES

LOCALSHOPS

7


Land useSITE BOUNDARY

NEW HOMES

CARE HOME

HOUSING WITH CARE

LOCAL SHOPS

COMMUNITY USES

TRAVELLING SHOWPEOPLE SITE

FORMAL OPEN SPACE INCLUDING PLAY

AMENITY SPACE/PLANTATION WOODLAND/HABITAT

PRIMARY STREET

INFILTRATION BASINS / PONDS

PRIMARY SCHOOL & PRE-SCHOOL



Land use



2016

253401/18/SK008



Land use



2016

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Land use



2016

253401/18/SK008



Land use



2016

253401/18/SK008



Land use



2016

253401/18/SK008



Land use



2016

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Land use



2016

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Land use



2016

253401/18/SK008Gresley ParkPigeon Investment Management


Land use



2016

253401/18/SK008

8


Character areas

CENTRAL CORE

• Primary gateway to site, with tree lined interior loop road leading to neighbourhood hub

• Urban character, with formal/regimented building line and groupings of buildings

• Neighbourhood hub is the heart of the proposals containing primary and preschool, local centre,

community uses, shops, open space, play area, care home and housing with care

• Highest density

• Generally 2-2.5 storey with some 3 storey apartment blocks

VILLAGE QUARTER

• Traditional form

• An intermediate suburban character, between central core and countryside edge

• More organic informal layout with mix of house types

• Medium density

• Generally 2-2.5 storey with some 3 storey apartment blocks

COUNTRYSIDE EDGE

• Traditional form

• Semi-rural character, with informal/loose building line and groupings of units

• Larger properties, higher % of detached units

• Linear park landscape settings

• More fractured urban form, with broken/soft edge on southern and eastern edge of site

• Lowest density

• Generally 2 storey with some 1-1.5 storey

THE PROPOSALS AT EAST OF STEVENAGE FEATURE THREE CHARACTER AREAS, WHICH WILL ESTABLISH THREE DISTINCT AREAS UNIFIED BY COMMON CHARACTERISTICS RELATING TO ARCHITECTURE, STREET DESIGN AND LANDSCAPE NOTE: THESE PHOTOGRAPHS ARE ILLUSTRATIVE ONLY

9

EXISTING PRIMARY ROAD NETWORK

RETAINED EXISTING VEGETATION

PROPOSED PLANTING

HISTORIC TRACK WITH SuDS/ATTENUATION FEATURES

SuDS/ATTENUATION FEATURES

LINEAR PARK

GREEN EDGE

BRIDLEWAY (4)/GREENWAY

NEW PEDESTRIAN/CYCLE LINK

NEIGHBOURHOOD HUB

PROPOSED JUNCTION ON GRESLEY WAY

PONDS/INFILTRATION BASINS


Illustrative master plan

BRIDLEWAY21

GRESLEY WAY

B1037

BRIDLEWAY21

BRIDLEWAY104

10

(SIGNALISED JUNCTION WITH TOUCAN CROSSING)

TRAVELLING SHOWPEOPLE SITE WITH SEPARATE ACCESS ONTO GRESLEY WAY

PRIMARY ANDPRE-SCHOOL

CARE HOME

SHOPS AND COMMUNITY USES

SIGNIFICANT NEW BUFFERPLANTING ALONG SOUTHERNEDGE OF SITE


Detailed area: Neighbourhood hub

PRIMARY & PRE SCHOOL

LOCAL SHOPS

CARE HOME

TREE BELT THINNED

HOUSING WITH CARE

COMMUNITY USES

HOUSING WITH CARE

PLAY AREA

11

NOTE: PLAN IS ILLUSTRATIVE ONLY


How the scheme could look

PRIMARY AND PRE-SCHOOL

LINEAR PARK ON EASTERN EDGE OF SITE

BRIDLEWAY/GREENWAY

BUS STOP

PEDESTRIAN/CYCLE LINK

PEDESTRIAN/CYCLE LINK

SPECIMEN OAK TREE USED FOR KEY ROUTE AND VISTA TO/FROM LINEAR PARK

RETAINED EXISTING VEGETATION, TREE LINES, HEDGEROWS AND WOODLAND

BUS STOP

SIGNIFICANT NEW BUFFER PLANTING ALONG SOUTHERN EDGE OF SITE

12

IN CONJUNCTION WITH LOCAL AND PARISH COUNCILS, THE WIDER COMMUNITY AND OTHER STAKEHOLDERS, THE VISION FOR THE SCHEME IS AN INCLUSIVE DEVELOPMENT THAT IS VIBRANT, SUSTAINABLE AND WELL-DESIGNED.

IT WILL BE A HUB OF ACTIVITY WITH A BUSY NEIGHBOURHOOD CENTRE PROVIDING A CARE HOME, LOCAL SHOPS, A PRIMARY AND PRE-SCHOOL AMONG OTHER LOCAL AMENITIES.

RESIDENTS WILL MAKE REGULAR USE OF A NETWORK OF FOOTPATHS AND CYCLEWAYS AND WILL HAVE ACCESS TO SUSTAINABLE TRANSPORT. HEALTH AND WELL-BEING WILL BE A KEY PART OF THIS SCHEME.

NEIGHBOURHOOD HUB


How the scheme could look: Key features

GATEWAY NEIGHBOURHOOD HUB

1

1

2

3

3

4

4

5

6

1 2

LINEAR PARK PRIMARY STREET3 4

GREENWAY POCKET PARK / SQUARE5 6

13

NOTE: THESE PHOTOGRAPHS ARE ILLUSTRATIVE ONLY. THEY ILLUSTRATE THE VISION FOR THE SCHEME: TO CREATE AN INCLUSIVE DEVELOPMENT THAT IS VIBRANT, SUSTAINABLE AND WELL-DESIGNED

14


Indicative development parcels

PARCEL A

PARCEL B

PARCEL C

PARCEL A: PRIMARY AND PRE-SCHOOL AND NEW HOMES BY 2023

PARCEL B : LOCAL SHOPS, CARE HOME, HOUSING WITH CARE, COMMUNITY USES AND NEW HOMES BY 2023

PARCEL C: NEW HOMES BY 2023

© Terence O’Rourke Ltd 2018Document designed by Terence O’Rourke Ltd

London 7 Heddon Street London W1B 4BD

Bournemouth Everdene House Deansleigh Road Bournemouth BH7 7DU Telephone 0203 664 6755Email [email protected]

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