RAF Upwood Regeneration Exhibition

WelcOme tO the SecOnd
RAF Upwood Regeneration Exhibition
Strawsons Property held its first consultation in early October
2008. Almost 400 local people attended the events. Strawsons
received 158 questionnaires at the event and via its website
www.RAFupwoodregeneration.co.uk.
Almost 70% were keen to see the site
redeveloped and regenerated, whilst 17%
were unsure. 37% supported the
incorporation of renewable energy
generation facilities on the site and 20%
were against - mainly due to the impact of
a prospective wind turbine on site in the
location then indicated.
Key issues raised by residents focused on
the traffic and drainage impact of the
development and the location of the
proposed employment development.
address comments made at the first
exhibition. Strawsons and key members
of their professional team are available
to answer any questions today.
Please complete a questionnaire
at today’s event or alternatively visit
www.RAFupwoodregeneration.co.uk
and complete an online questionnaire in
the next fortnight.
deVelOPment AReA
eXIStInG hAnGARS
emPlOYment AReA
AGRIcUltURAl lAnd
nOt tO Be deVelOPed
Strawsons and its team of consultants
have reviewed all of the responses to the
first exhibition and have taken the
comments of local people into account,
together with the observations and
technical requirements of other key
stakeholders and consultees, in order to
create a masterplan for the site.
this draft masterplan is on display today
and we are keen to hear your views. the
masterplan and the supporting material
provided incorporates specific measures to
photographs of RAF Upwood kindly supplied by Thomas & Keith Sisman - www.woodwalton-fen.net
HOW WE HAVE
INCORPORATED Your Views
Local people who attended the first exhibition or submitted their ideas and views
via the online questionnaire wanted to see the following mix on this strategic brownfield site:
Strawsons is proposing quality industrial and commercial
business space and land. Do you agree with this proposal?
10%
What type of new or improved community facilities are needed on site?
What sort of open space would you like to see?
35
15%
30
30
15%
14%
25
20
% Respondents
15
100
100
80
Yes
No
Don't Know
60
80
Yes
No
Don't Know
60
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If so, what type of business uses would you like to see?
Th
If you want homes what type of new homes would you like to see?
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Strawsons is proposing a mix of high quality, energy efficient homes,
including some affordable homes. Do you agree with this mix?
0
Office
Industrial
Flexible space
Laboratories
Light industrial
& small
workshops
Live/work units
Commercial
space to rent
Commercial
space to buy
Attendees wanted a mix of homes including family and affordable
housing of a ‘low-rise’ character, in a style that reflects local
distinctiveness, with generous open amenity space. They did not
want high rise, high density apartment block development.
Attendees wanted a range of business accommodation, but not
big sheds, warehousing and heavy industry. Concerns were raised
about the suggested location of employment between the
Fairmead Estate and Upwood Primary School.
The draft Masterplan fully reflects these aspirations.
Strawsons also remains committed to delivering the
amount and type of affordable housing required to meet
identified local needs.
Strawsons Property is proposing to include a range of
flexible modern business space in the scheme but not
large warehouses or factories. In addition the company is
not proposing employment development between
Fairmead and the School.
Respondents wanted to see community facilities as well as
opportunities for young people and supported a neighbourhood
centre including a community meeting hall and a local shop to
meet day-to-day needs. Respondents also wanted proper
provision to meet the education and healthcare needs of the
residents of the new development in a way that did not adversely
affect the existing population.
Strawsons will provide the neighbourhood centre
including a room for community police use (at the request
of Cambridgeshire Constabulary). It will work with the
Education Authority and other stakeholders (including
school heads and governors) regarding the most
appropriate solution to meet education needs.
The company is also in discussion with the Primary
Healthcare Trust and local stakeholders, including local
providers, about the best way of meeting healthcare needs.
Strawsons is proposing an extensive range of open space including a
village green, a hierarchy of children’s play areas, sports pitches,
allotments, open landscaped areas and woodland for informal leisure.
Overall, the aim is to create an attractive, vibrant, safe,
open, sustainable and inclusive new development that
complements, integrates and interacts effectively with the
existing community in Ramsey & Bury.
HOW WE HAVE
INCORPORATED Your Views
In addition, residents also raised the following ideas and concerns:
Why are new homes proposed when the
housing market has slowed down?
Can the site become an RAF base again?
In addition, the development at RAF Upwood, by increasing the
population for Ramsey & Bury will help to sustain local facilities
such as shops and leisure facilities in Ramsey.
We’d like to see a setting that reflects
the nature of the surrounding areas
There is a long term need to build more homes, especially affordable
homes. Three million are required nationally and at least 14,000 are
needed in Huntingdonshire by 2026. New housing must be sustainable
and make maximum use of brownfield land and existing infrastructure.
We are concerned about traffic
impact on local roads
The scheme will be designed to reduce the need to travel, in
addition the following proven techniques will be employed:
Selective junction improvements – to improve the operation of
traffic pinch points and ease congestion in the surrounding area
Traffic calming
New and improved safe pedestrian and cycle facilities,
especially between Upwood and Bury
A green travel plan encouraging and facilitating travel by modes
other than the private motor car
A 10 year programme of bus investment to deliver attractive,
convenient, high quality and frequent bus services to
Huntingdon and Peterborough 7 days-a-week. Investment will
include new buses, improved timetables and frequency,
enhanced bus stops and real-time travel information.
Please protect
wildlife and
landscaping on
the site
We will conserve existing
landscape and ecological
assets and substantially
increase green space
leading to much greater
bio-diversity and more
informal recreation and
leisure space.
No, the base was a response to political and military conditions that
have long passed and are unlikely ever to recur, certainly in the
same form. The site is ill-suited to modern operational military
needs. Although the base is operationally redundant, it is important
to remember its recent active use and its associated impact on
local infrastructure.
We are proposing a new neighbourhood with a strong locally
distinctive identity, focused on a neighbourhood centre and
generous green space, but closely integrated with the rest of
Ramsey, Bury & Upwood.
Please reuse the buildings on site
The draft masterplan proposes the renovation, conversion and reuse of key buildings identified with the history of the site, including
the Guard House and the Station Commander’s House. In addition,
the military heritage will be recognised with an airfield memorial and
interpretation material.
Retain the gliding club on site
Alternative renewable energies have been researched so that the
wind turbine, which was seen to conflict with the operation of the
gliding club, is not required. No turbine is now proposed.
Don’t put industrial uses near our homes
The proposed employment development between Fairmead Park
and Upwood Primary School has been relocated elsewhere on the
site and we are now proposing landscaped open space in this
area, so as to maintain the clear separation of the development
from Upwood Village.
We have drainage concerns
Strawsons is proposing a new adoptable foul and (sustainable) surface
water drainage system, including a new sewage treatment plant on the
site of the works originally built to serve the air base. The company
is proposing to connect the Fairmead Park estate to this system if
residents agree. As a result, not only would these arrangements
entirely mitigate the impact of the proposed development, but also
improve drainage conditions for residents at Fairmead.
Can we have a Bypass?
The scale of development proposed neither justifies, nor could it
fund, a bypass for Ramsey/Bury. Government policy now actively
discourages new road building – instead the focus is on providing
more sustainable transport solutions. These include selective
improvements to the local highway network and the
encouragement of alternative transport modes. In addition, the
council’s LDF proposes not less than 300 additional houses and 9
hectares of employment land in the Ramsey area with no additional
new roads.
A previous proposal for development
including RAF Upwood was rejected
on the recommendation of a Government
Inspector. Why is the present proposal
different?
The previous proposal, in the 1995 Local Plan and the subsequent
draft Alteration to that Plan, involved in excess of 2,000 new
houses , over two thirds of which were on greenfield land to the
west of Ramsey/Bury.
The Local Plan Inspector commented it was too large scale and
over depended on the motor car rather than sustainable transport.
Since then the national planning policy and the strategic planning
context has changed further. The scheme outlined today is for 650
dwellings, all on brownfield land. In addition, it proposes extensive
improvements to traffic modes other than the motor car, including
public transport & targeted local highway improvements to improve
traffic flows and safety.
We want a mixture of homes
We are proposing a range of market and affordable (rented and
shared ownership) sustainable, energy efficient lifetime homes,
including cottages/town houses, semi-detached, detached houses
and dedicated housing and care facilities for the elderly. The
housing development will comprise low rise accommodation of a
high design quality with conventional private gardens in a welllandscaped setting and with a generous provision of amenity space
and community facilities.
We don’t want
heavy industry
or large
warehouses
This is not proposed.
Rather, we envisage a range
of small and medium sized, flexible commercial accommodation,
suitable for office, research and development, light industrial and
service type enterprises. Strawsons considers that the local market
for this type of accommodation will be principally amongst newlyestablished, young and growing small and medium sized enterprises.
I live on Fairmead Park how will the
development affect me?
The derelict site is unsightly and is a magnet for criminal and antisocial behaviour. This will be replaced by an attractive mixed
housing and employment development, including neighbourhood
level community and shopping facilities, job creation and a
significant and improved open space resource.
The scheme will provide safer pedestrian and cycle links with Bury
and Ramsey and better bus links with the town, Huntingdon and
Peterborough. The proposed access roundabouts will slow vehicle
speeds and enable easier access in and out of Fairmead.
Generous buffer planting and landscaping will be provided around
Fairmead to screen and filter views of the new development and
there will be opportunities for some residents on the edge of the
estate to extend their private gardens if desired.
The comprehensive improvements to sewerage will eliminate a
serious drainage problem. Half hour bus services will be provided
into Peterborough and Huntingdon.
I don’t want a pedestrian access from the
development through Fairmead or
Redebourne Lane
The links previously shown were only intended as ‘indicative‘, but, for
the avoidance of any doubt they have all been removed from the plans.
CONSTRAINTS
& Opportunities
An Environmental Impact Assessment is being undertaken as part of a future
planning application to determine the significance of any impacts and to
recommend measures to reduce or eliminate adverse affects. It includes:
Landscape
Most of the site is visually well screened by vegetation, some of
the poplars are nearing the end of their lifespan. Investment into
improved landscaping is required. Some views into the site are
currently of dilapidated and vandalised buildings, these views will be
dramatically improved as part of any development. Any
development would seek to integrate with the character of the area.
The scope for linkages with the Great Fen are being considered.
Water
Sustainable Drainage Systems will be incorporated to reduce
surface water run off. These will include attenuation basins and
ponds, swales and permeable paving. This can:
Encourage biodiversity and enhance the environmental design
of the development
Replicate natural surface water runoff from the site
Prevent pollution
Provide open space amenity for local people.
Ecology and Environment
The development will seek to protect habitats and minimise any
adverse impacts by increasing connectivity through the site,
strengthening wildlife corridors and significantly increasing
biodiversity. Ecologists are undertaking detailed studies about
bats; badgers; birds; Great Crested Newts; flora; invertebrates;
reptiles; otters and watervoles.
Ground Conditions
As the site has been previously used as an RAF Airfield and
includes current business users, there is the some minor
contamination present. However, a remediation strategy will detail the
works that will be undertaken to ensure the site is fully suitable for the
proposed development. This work would include the removal of
underground storage tanks, capping of some areas where ash and
metals are present in the soils and where some small amounts of
fuel have been spilled. Implementation of remediation measures will
have a significant positive impact on the long term protection of health
of future site users.
Cultural Heritage
The site does not have a high archaeological potential.
Furthermore, it is likely that the construction of the airfield resulted in
destruction of archaeological remains. However, investigative
work is taking place in the undisturbed portions of the site to
identify any archaeological remains that may have survived.
Noise
The potential noise and vibration effects that could arise as a result
of the proposed scheme during the construction and operational
phases of the development have been assessed. Construction
noise on site will be controlled by implementing Best Practicable
Means and regulated by adopting a Code of Construction Practice.
Road traffic noise at the main entrance of the site will be controlled
with proposed acoustic fencing and at all other locations the noise
impact will be low. Proposed noise limits for the employment units,
associated fixed plant, water treatment centre and biomass boiler
have been based on those agreed with the Local Authority to
ensure that there is minimal noise impact.
Socio Economics
By increasing the population of the area, the proposed
development will increase the patronage of local services and
facilities in Bury, Ramsey and Upwood; helping to underpin and
sustain the vitality and viability of this rural service centre. It is
anticipated that this scheme will bring new life and spending power
into Ramsey, contributing to an economic revival in the town.
The development would also bring new employment opportunities
and a step change in the quality and frequency of bus services
within the town and between it, Huntingdon and Peterborough.
The Strawsons team is consulting with authorities to identify the
capacity, viability and sustainability of local commercial and
community infrastructure, services and facilities. This will include
agreeing development-funded measures to ensure improvements
for all of the community. This may involve facilities on site or in
neighbouring areas.
We would like your views today.
tRAnSPORt
& Travel Demand
Travel Demand
It is estimated, taking into account the mixed use nature of the site,
that the development will generate a maximum of 444 two-way
vehicle trips during the peak hours.
the existing traffic flows on Ramsey Road immediately to the east
of the site access is 602 two-way vehicles trips, to which the
development will add 294 two-way vehicle trips. the development
will also add vehicle trips on Ramsey Road to the southwest of the
site. the total existing traffic flows at the Ramsey Road junction is
13 vehicles a minute, which the development will increase to
approximately 16 vehicles a minute.
Based on the Upwood and Raveleys car ownership statistics a
development of approximately 650 new homes would deliver 1040
new vehicles to the site. As it is proposed that a proportion of the
development will be affordable units and retirement housing, which
generally have lower car ownership levels, the actual level of car
ownership could be significantly lower. not all these cars will be
used daily and at peak times.
the development seeks to deliver facilities on and adjoining the site
to reduce the need to travel by car. these are likely to include a
primary school, neighbourhood shop and community assembly
facility all within walking distance. In addition the mixed use nature
of the scheme, incorporating employment and residential, will also
reduce the need to travel by car.
the transport vision for the proposed development fits into the
overall vision of providing a sustainable and environmentally friendly
development seeking to become carbon-neutral in the future.
the transport vision includes a reduction in the overall need to
travel, with minimal car use amongst residents and employees, and
maximum use of sustainable travel modes, both internally within the
development, and externally into and out of the development.
In addition, new safe pedestrian routes and cyclepaths in the local
area will encourage trips by sustainable modes.
The Transport Strategy
In order to mitigate the impact of the new traffic the following is
proposed:
Bus service improvements – bus services to Huntingdon
Peterborough (including railway stations and hospitals) every 30
minutes
Bus infrastructure improvements – the provision of new
high quality bus stops with real-time travel information and
covered waiting areas
Traffic calming – two new roundabouts are proposed at the
two entrances which will act as a natural traffic calming solution.
In addition we will seek to have speeds reduced near the
schools and increase driver awareness of the existing pinch
point on the High Street in Bury.
Junction improvements – A signalised junction is proposed
at Burton Garage to improve the operation of the junction and
introduce controlled pedestrian crossings
Pedestrian improvements – widening the footpath from the
Upwood Primary School to tunkers Lane and including a
toucan crossing
New cycleway – from Upwood to tunkers Lane.
Green Travel Planning
Promote home
delivery services
Jobs on site
and broadband
to enable
working from
home
Car club,
car share website,
improved
junctions and
road safety
Travel packs
for all new
residents to
encourage the
use of public
transport from
day one
Local shops
and facilities
to reduce car
journeys
Travel
vouchers and bus
subsidies
for 10 years
Local Highway Improvements
Better bus
service, real-time
bus timetable
service
Existing Public
Public Transport
Transport Routes
Routes
Existing
Safe
pedestrian
routes and
cycleways
these will include:
New roundabout junction to access residential area and
separate access for employment development, this will also
reduce vehicle speeds
new traffic signal controlled crossing of Upwood Road near
Tunkers Lane to improve the safety of crossing Upwood Road
new traffic signal controlled junction at the Upwood Road/
High Street junction to improve the capacity, operation and
safety of the junction
New footway/cycleway from Upwood to tunkers Lane to
improve the accessibility of the site
New footway from tunkers Lane to tie into the existing
footway in Bury to improve the accessibility of the site
New road signs and gateway feature along Upwood Road
to reduce speeds
New road signs on High Street to improve driver awareness
of the existing pinch point on the highway.
Proposed
Improvements
Public
Transport
Proposed
improvements to to
Public
Transport
Key
Service 31
Service 30
Possible passenger
interchange point
Looped Route 31 service
providing an hourly frequency in
either direction, or a service every
30 minutes past the site
Entrance into
employment
development site
Route 30 service
upgraded to a half
hourly frequency
Entrance into
employment
development site
Looped Service 31 provides a direct
link between the site and interchange
to Service 30
N
hIGhWAY Improvement Plans
A SUStAInABle deVelOPment
Draft Masterplan
the vision for RAF Upwood is
to create a sustainable mixeduse neighbourhood, within a
strong woodland framework
closely connected with Bury,
Upwood and Ramsey.
The plan incorporates:
Up to 650 well-designed sustainable homes, including
market and affordable housing and retirement housing
new employment opportunities through the delivery of quality
flexible business space for small to medium sized enterprises
neighbourhood scale facilities such as a community leisure
and assembly facility, small convenience shop reusing
the former Guard House building
new and enhanced public transport provision
new pedestrian and cycle routes
Restoration of Upwood Hill House so it is brought back into
beneficial use – potentially as a care home
Enhanced woodland and natural habitats
A low carbon development
Use of the agricultural land to supply biomass fuel for local
energy provision
Use of renewable energy technology on site
Creation of energy efficient homes designed to integrate
with the character of the surrounding areas
A school nature conservation area and potential links to the
Great Fen
Investment in Upwood Primary School
Investment in local primary healthcare facilities.
We would welcome your views about what you would like to see
delivered as part of the investment in and regeneration of RAF Upwood.
Please complete a questionnaire today or send your thoughts to
[email protected] by 15th december 2008.
PlAnnInG FOR
Sustainable Regeneration
The proposed development
will achieve:
An integrated mix of land uses that will reduce the need
to travel and encourage more journeys by sustainable
travel modes.
A centralised energy centre fuelled by willow grown on the
adjacent agricultural site will provide hot water for central heating
and domestic hot water.
Strawsons Property will encourage the use of renewable
technologies, such as roof mounted 2kW photovoltaic panels to
provide a renewable source of electricity on site.
Rainwater and greywater harvesting will collect water. The
treated water will be used for irrigation and toilet flushing.
Where the renovation, conversion and re-use of key existing
buildings is not possible, materials such as brick and wood
resulting from their demolition will be re-used as a sustainable
material in the new buildings. This will significantly reduce the
ecological footprint of the development, i.e. the energy and
pollution associated with the extraction, transformation and
transportation of building materials.
Sustainable waste disposal and recycling facilities will be provided.
The development is seeking to deliver Code for Sustainable Homes
level 5 and the BREEAM Excellence immediately and enable future
development to achieve level 6 (fully carbon neutral).
next Steps
Strawsons is keen to involve the wider community in the
masterplanning process for this brownfield site.
This is the second event and a website has also been launched
www.RAFupwoodregeneration.co.uk
Strawsons has taken on board residents’ views and concerns and
incorporated this feedback within the masterplan. We would be
grateful if you could complete a questionnaire at today’s event
or write to us with your thoughts over the next fortnight so we can
take these into account before submitting a planning application
early next year.