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
EAST OF STEVENAGE Master plan vision
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
EAST OF STEVENAGE Master plan vision
Site context
A1(M)
THE SITE
ASTON
STEVENAGE
WALKERN
KNEBWORTH
ASTON END
A602
B656
A602
A1072B1037
A1155
EAST OF STEVENAGE Master plan vision
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
EAST OF STEVENAGE Master plan vision
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
EAST OF STEVENAGE Master plan vision
Block structureDEVELOPMENT PARCELS
NEIGHBOURHOOD HUB
5
EAST OF STEVENAGE Master plan vision
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
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Character areas document only
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/SK011
CENTRAL CORE2.41ha at 40-45dph
VILLAGE QUARTER6.42ha at 35-40dph
COUNTRYSIDE EDGE 9.02ha at 30-35dph
EAST OF STEVENAGE Master plan vision
Character areas/density breakdown
HOUSING WITH CARE
CARE HOME
COMMUNITY USES
LOCALSHOPS
7
EAST OF STEVENAGE Master plan vision
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
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008Gresley ParkPigeon Investment Management
© Terence O’Rourke Ltd
Land use
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/SK008
8
EAST OF STEVENAGE Master plan vision
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
EAST OF STEVENAGE Master plan vision
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
EAST OF STEVENAGE Master plan vision
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
EAST OF STEVENAGE Master plan vision
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
EAST OF STEVENAGE Master plan vision
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
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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
EAST OF STEVENAGE Master plan vision
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
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