public exhibition I 18 June 2015

S a n d l e f o r d pa r k
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18 June 2 015
1 Welcome
Newbury
Retail Park
ne
La
s
k
n
Mo
Newbury
College
A34
3/A
ndo
ver
R
ad
oad
n Ro
w
ewto
Newbury Rugby
Club
9/N
A33
Crook’s
Copse
Park House
School
Warre
n
Barn Copse
Slockett’s
Copse
High Wood
Road
St.Gabriel’s
School
Dirty Ground
Copse
ad
k Ro
dric
Ken
Gorse Covert
N
Projects delivered by Bloor Homes
Waterlease
Copse
Aerial Map of the site and surrounding area
KEY
Thank you for attending the Bloor Homes second public exhibition for
Sandleford Park.
Following on from our previous consultation in February 2015, including our consultation event
at the Newbury Rugby Club on Tuesday 24th February, we have been working on refining the
proposals to explore further comments raised by residents.
Over 275 people attended the public consultation event, with 710 people choosing to visit the
website and 2,333 newsletters sent to residents in the wider area. Over 190 feedback forms,
postcards and emails were received and we’ve looked carefully at the issues raised.
Over the next few boards you’ll see some more detail on elements of the scheme, which will be a
long term development over the next 10 to 15 years and is an allocated site in the West Berkshire
Core Strategy.
The proposal aims to deliver a strategic and sympathetic development and our team of specialists
have looked at balancing Council Policy with best practice planning and design to deliver a range of
new homes, retail and community facilities, schools and open space.
- John Lusty
Regional Managing Director
Bloor Homes Southern
Outline Planning Application
Boundary
Extent of the Full Planning
Application for Parcel N1 and
associated green infrastructure
Bloor Homes
Donnington New Homes
Since the previous public
exhibition in February 2015,
we are here today to talk
about how these proposals
have been further shaped,
as well as inviting comments
which can help to shape
and guide the planning and
design process.
Please take a moment to
complete our feedback form
and speak to members of
the team if you have any
questions.
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2 BACKGROUND
KEY
Site Boundary
Parcel N1 Boundary
County Boundary
Town centre with a range of facilities
Industrial Estate
Retail Park
Retail uses
Recreational uses
Health facilities
Supermarket / Convenience store
Schools/Nursery/Newbury College
Allotments
Library
Place of worship
Public house
Local Bus routes
N
Public Rights of Way
Cycle routes
Plan showing the site in relation to the wider context and surrounding local facilities
There is a real need for new homes in West Berkshire.
All Councils have a responsibility to ensure that they
are providing enough homes to meet their housing
requirement and set down how they are to achieve this
through their Local Plans, setting out locations that are
suitable for future development.
West Berkshire Council adopted their Core Strategy in June
2012, which assessed that the district needed to identify
land for at least an additional 10,500 new homes from 2006
up to 2026 to cater for a growing and ageing population,
alongside other demographic trends.
A thorough consultation and assessment was undertaken
by the Council and reviewed by an independent Planning
Inspector, concluding that the land known as Sandleford
Park would be suitable for a careful and sympathetic new
development.
A separate document, known as the Supplementary
Planning Document (SPD) was adopted in March 2015 and
outlined the Council’s aspirations for the site and how we
should seek to deliver up to 2,000 new homes alongside a
new countryside park for the whole of Newbury.
Our proposals have been sensitively planned and designed
to comply with the key objectives and development
principles set down in the SPD.
March 2015
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3 our vision & YOUR FEEDBACK
KEY
Proposed access points into site
Pedestrian Links
Main access road
Emergency Access off
Kendrick Road
Woodlands
Country Park
Extra Care Facility of
up to 80 units
Footpaths
Local Centre/ Sandleford Square
Proposed Primary Schools
Sustainable transport links
Play Areas
Improved public footpath
Land set aside for expansion of Park House
School
N
Illustrative masterplan for Sandleford Park
During our previous consultation in February 2015, we
shared with you an early version of our outline application.
Since this point Bloor Homes (who will deliver parcels N1,
N2 and Central) and Donnington New Homes (who will
deliver the western parcels) have collaboratively worked
to prepare a comprehensive masterplan which covers the
site in more detail, moving towards delivering a single
application covering all of the parcels.
This outline plan includes :
••Up to 2,000 new homes including an extra care facility of up to 80 units
•• 40% of the total number of homes would be affordable;
•• Two new 2 form entry primary schools and land for the expansion of
Park House School
•• A new small scale local centre with shops, employment facilities and a
community hall;
•• A new Country Park;
•• A sustainable bus link
•• Upgraded public footpaths
•• New points of access from Monks Lane, Warren Road and A339/
Newtown Road and emergency access off Kendrick Road
•• Contributions towards public transport and improvements to the
highways network.
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4 FEEDBACK ON THE COUNTRY PARK
KEY
Footpath
N
Illustrative plan showing site-wide landscape proposals
Reinstated historic
tree planting framing
view corridor from
Sandleford Priory
Gorse Covert
Edge of new housing behind new
woodland planting and Orchard
Dirty Ground Copse
Central Valley
Slockett’s Copse
Fitness trail
New orchard
and picnic area
You were keen to see a high quality network
of footpaths, for both walking and cycling,
preferably of gravel rather than tarmac to allow
people to access the park easily and make it
accessible to all.
Many residents wanted it to be left as natural
as possible, including restricting access to the
woodlands to protect the ancient woodland
habitats. Other suggestions included picnic
areas, wildlife watching facilities, public access
to River Enborne, allotments and children’s
play area.
Seating and
viewing area
Existing footpath and
new cycle route
St Gabriel’s School
and Sandleford Priory
A339 Newtown Road
High Wood
We asked you for suggestions as to what you
would like to see as part of the new Country
Park, as well as any issues you would like us to
look at further.
You also asked how it would be managed and
when it would be open for residents to use.
Illustrative aerial sketch of the proposed Country Park
Sandleford Park, Newbury
•The
•
Country Park will retain all existing ancient woodland Country Park:
•It
• Illustrative
is proposed
that a circular footpath ‘the Sandleford Mile’
view across central area
(together with buffer zones), and the central valley of the
will be opened up for new and existing residents to use
site, as well as existing grassland and woodland in the
as soon as the new houses are available to purchase. The
southern part of the site bordering onto the River Enborne.
existing public footpath will be retained and upgraded as a
shared pedestrian/cycle link.
•These
•
areas will be enhanced and managed for species such
as bats, badgers, dormice, water vole, otter, reptiles, birds,
•Additional
•
footpath creation, the provision of notice boards,
invertebrates and notable plant species.
and habitat enhancement and management will then
continue during and post-development.
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5 transport
You asked us for more detail on the proposals for
supporting the new development with improvements to
the existing road network, as well as reviewing accesses
into and out of the development.
You asked us to look carefully at:
••Traffic on Monks Lane;
••Other potential accesses into the site; and
••Network improvements
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6 ACCESS
A
B
C
Details of this
access are
illustrated on
Board 11
D
N
Illustrative plan showing ‘all traffic modes’ access points into site
A
Detail of proposed highway access on the western end of Monks Lane
C
Detail of proposed highway access to the site from the A339/Newtown Road
B
Detail of proposed highway access on the eastern end of Monks Lane
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7 SERVICES AND TIMING
KEY
Outline Planning Application Boundary
Extent of the Full Planning
Application Boundary for Parcel N1
Proposed 2 Form Entry Primary School
within application site
North 1 (N1)
North 2 (N2)
Central
West
Indicative Location for a proposed school
to be opened by the Council in September
2017
Land safeguarded for the expansion of
Park House School
N
Parcelisation plan
You asked us to take a close look at the capacity of the local
network of community services, particularly schools and
medical facilities.
Schooling
The Falkland Surgery
The timing of the new schools will be agreed in discussion
with West Berkshire Council. The Council has a proposal to
open a new school adjacent to the site in September 2017.
This will provide additional capacity in the short term prior
to the opening of the new schools at Sandleford Park.
We have met with the Practice Manager at the surgery and
they have proposals for expanding the facility to provide
the right level of service for the additional residents as well
as potentially providing new services for patients.
Land has also been safeguarded for the potential
expansion of Park House School. It is anticipated that
financial contributions will be required for the expansion of
Park House School.
The development may partially fund this.
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8 NEW HOMES
The new community aims to provide up to 2,000 new homes.
KEY
Main Road - Traditional Urban
Residential Streets - Informal Suburban
These will be of varying mix, sizes and tenure, designed to
reflect the varied needs of residents in and around Newbury.
These would include starter and small family homes alongside
larger detached properties.
Flats and apartments would form part of the mix, ensuring
that their height is in keeping with the design ethos of the new
development.
CHARACTER AREA 1
MAIN ROAD - TRADITIONAL URBAN
•• Main vehicular route; Two way
street with shared footways and
cycle route;
•• Short run of terraces, semidetached houses and detached
houses linked by walls and
railings; apartments as key
buildings; tree planting in clusters
to create an ‘avenue’.
Density 40-45
Some residents
were concerned
about the
number of the
new homes
and the relative
densities.
Picturesque Parkland
Monks Lane South
Sandleford Square
The Parkland Approach
Wash Common
N
Illustrative Plan showing different character areas across the site
•The
•
number of new homes has been set by the West Berkshire Core Strategy.
•The
•
development will be distinctive through different character areas across the site
designed to respond to this site’s features.
•These
•
character areas are drawn from the SPD and will achieve a range of densities as
illustrated on this board.
CHARACTER AREA 2
RESIDENTIAL STREETS - INFORMAL SUBURBAN
•• Informally laid out secondary
residential streets and mews;
Traffic calming measures to
achieve 20mph design speed;
•• Layout of buildings define
the alignment of the street;
occasional widening at key
points; and
•• Tree planting in clusters.
CHARACTER AREA 3
PICTURESQUE PARKLAND
CHARACTER AREA 4
MONKS LANE SOUTH
•• Low density edge; predominantly
detached and semi-detached
properties fronting onto
woodlands and open landscape
space;
•• Presence of balconies, loggis and
verandahs to maximise outdoor
space; materials to reflect the
proposed ‘New Berkshire’.
Density 35-45
Density 30-35
•• Northern edge of the
development; existing hedge
defines character;
•• Buildings arranged to present
a range of treatments and
frontages to Monks Lane;
•• Gaps in the built form allow for
permeability and views into the
development and the woodlands;
and
•• Green Links to connect Monks
Lane to the Country Park.
•• Density 30- 45
CHARACTER AREA 5
SANDLEFORD SQUARE
•• The heart of the new
development along the main
access road & route of the
sustainable transport link;
•• Range of flexible uses to grow
and adapt over time with the
new community;
•• The hub of all activities in
the local centre - space for
local markets, fairs, evening
community activities and a
range of other commercial and
community uses.
•• Density 45 - 50
CHARACTER AREA 6
THE PARKLAND APPROACH
•• Key green corridor set out around
the retained public footpath;links
the Country Park to Sandleford
Square; acts as a bio-diversity
link and helps in Suds, easy
pedestrian/cycle movement; and
•• Formal frontage at the north
west, gradually changing to an
informal frontage towards the
south east.
Density 40-45
CHARACTER AREA 7
WASH COMMON
•• Low density informally laid out;
shared surface green lanes,
houses set back from the street
by front gardens;
•• Mix of planting, low walls, and
fencing to define public and
private realm; and
•• Opportunities for landmark
buildings at key locations.
Density 30 - 35
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9 propose d facilitie s
Monks Lane
Newbury Rugby Club
A343/Andover Road
Ancient woodlands
Main road - ‘The Street’
The Valley Crossing
Park House School
Extra Care
facility
‘The Heart’
The local centre
Parkland
Approach
[Retained public footpath]
Wash Common
character area
Picturesque Parkland
character area
Sandleford Park aerial perspective
Sustainability is a core part of the proposals, with cycle
and pedestrian friendly routes throughout the site and a
bus link taking access from Monks Lane, through the local
centre and out onto Warren Road.
Local Centre - A local centre at the heart of the
development will include a range of local services such as
a community hall, shops, a new café and play equipment
designed to support the new community.
The local centre includes a mini recycling centre and the
whole site is designed to be served via a Sustainable Urban
Drainage System, holding surface water during periods of
heavy rain in naturalised balancing ponds before gently
releasing the water into local watercourses.
Education - Education provision for new residents
has been carefully considered, with two new two form
entry primary schools being included as part of the new
development, as well as contributions towards expansion
of secondary school provision.
A network of cycle and pedestrian footpaths will make it
easy and safe for residents to walk and cycle to school and
reduce the need to drive.
Alongside this Community Infrastructure Levy (CIL)
contributions will be made to existing provision of services
in the town through Section 106 contributions.
Newbury College
A339/Newton Road
Picturesque Parkland
character area
Ancient woodlands
Ancient woodlands
Picturesque Parkland
character area
Retained public
footpath
The Country Park
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10 parce l n1
Alongside the comprehensive planning application, Bloor
Homes Southern is preparing a detailed application for
Parcel N1.
Anticipated schedule of accommodation for Parcel N1
This will look at development on the northern edge – along
Monks Lane between Newbury College and Newbury
Rugby Club – and will also include the development of the
two accesses alongside a new primary school and up to
350 new homes.
Total number of units
341
Total number of private units (60%)
204
Total number of affordable units (40%)
137
Social rent (70% of total affordable)
96
Intermediate (30% of total affordable)
41
Housing Mix
Since the previous public exhibition, we have looked at:
••Position of the access to the development;
••Primary school parking and traffic management;
Private
Affordable
1 Bed Apartment (incl. affordable extra care units)
-
48
2 Bed Apartments (incl. affordable extra care units)
18
9
2 Bed House
20
53
3 Bed House
77
20
4 Bed House
68
7
5 Bed House
21
-
204
137
Total
••Mix and type of properties
KEY
1
1
2
5
3
Crooks Copse
4
6
2
7
N
Parcel N1 layout
Illustrative sketch elevation facing Crook’s Copse
1
1
Access points
2
Pedestrian cycle links
3
Proposed 2 FE Primary school
4
Proposed main access road
5
Entrance Green
6
Proposed LEAP
7
Proposed balancing pond
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11 WE STERN PARCE L S
cess
A34
3
Proposed 2FE
Primary School
Emergency
access off
Kendrick Road
The first stage access
details and full access
proposal for Warren Road
are shown separately.
Illustrative Phasing of the western parcels
Warren
Road a
c
/An
dov
er R
o
ad
The western parcels will be
delivered by Donnington
New Homes, who are
currently working up
detailed proposals for the
design and delivery of the
new homes and school
at the western end of the
scheme.
N
KEY
Western Parcel Phase 1
Western Parcel Phase 2
Western Parcel Phase 3
The Western Parcels illustrative layout
The first stage
is the detail
Donnington New
Homes have
permission for.
First stage access details for Warren Road
Details of the Warren Road access at A343/
Andover Road
For more information on the
specific proposals for the
western parcels, please either
speak to representatives of
Donnington New Homes at this
event, or contact them at
sandlefordpark@
donningtongroup.com
Full access proposal for Warren Road
This will be
further upgraded
after an agreed
number of new
homes have been
occupied (i.e. 100
homes) and once
further detailed
design work has
been done and
agreed with West
Berskhire Council.
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12 YOUR VIEWS
We have worked very hard to try
and address comments raised as
part of these proposals.
The final plans will undergo
a rigorous assessment by
statutory consultees – such
as Natural England, the
Environment Agency as well
as Council officers looking
at the impact on design and
landscaping.
The team will be talking further
with West Berkshire Council
relating to the scheme.
Both our comprehensive outline
planning application for the
whole site and our detailed
application for Parcel N1 will
be submitted shortly for the
Council’s consideration and
determination.
N
Illustrative masterplan for Sandleford Park
If you have any further thoughts,
please do share them with us on
our feedback form.
Illustrative sketch elevation along the parkland edge
‘ If you would like to stay in touch, please leave
us your email address to receive our email
updates ‘
Thank you for coming.
Illustrative architectural details