Introduction & Proposals

Transcription

1 Introduction & Proposals This exhibition is being arranged to seek the views of the local community for the initial proposals of a residential led development of land at Picket Piece, Andover. This could be a new community of up to 900 homes. We seek your opinion and input on how development on this land should take place. Aerial Photo Self storage Depot The site is being promoted by Wates Developments, part of the Wates Group, a 112 year old family owned construction and development company with a wealth of experience in creating new homes and communities. Wates has been in the same family ownership since the business was founded in Family leadership of the business has now passed to the Fourth Generation with Tim Wates the current Family Chairman. Corporate responsibility and respect for communities and people is at the heart of our activities. We value your input at the exhibition, and would like your views before we prepare a planning application. East Anton Development Site Walworth Road Recreation Ground - Allocation for Business park extension Commercial Centre Ox Drove

2 The Need for New Homes The approved Test Valley Local Plan (June 2006) allocated land at East Anton and Picket Twenty for housing development, some of which is now underway. Picket Piece though not allocated at that time was considered in detail for housing and the Inspector concluded that: Land at Picket Piece is suitable for allocation for housing development within the Plan period The next plans are being prepared by Test Valley Borough Council who now have to meet substantial demands for new housing over the next few years with the South East Plan requiring 305 homes every year to 2026 (a total of 6,100) in the northern part of the Borough, where Andover is the main town. Andover shows a high level of self containment with 70% of residents living and working within the town. The submitted version of the Core Strategy has been withdrawn for technical concerns (though not in relation to Picket Piece). The Council are swiftly revising the document to address those concerns, which is expected to be published in early Picket Piece is expected to remain a key aspect of the emerging core strategy. TEST VALLEY PARTNERSHIP COMMUNITY PLAN YOUR TEST VALLEY (JANUARY 2008) The objective of the Partnership is to: Create a community where everyone has the opportunity to fulfill their potential and enjoy a good quality of life. The Community Plan highlights that Major development commencing in Andover in 2008 will see 3700 new homes by 2016, of which 40% will be affordable housing. The Plan acknowledges that planning for these major development areas will be challenging, but they provide opportunities for a range of benefits for local communities including community facilities and buildings; open space, play areas; sports pitches and facilities; transport and highway improvements. SUPPORTING THE ECONOMIC DEVELOPMENT OF ANDOVER In order to ensure the continuing economic growth of Andover and given the high proportion of people living and working within the town it is important that new homes are built. The July 2008 Review of Local Economic Development Activity prepared by the Borough Council confirmed this and advised that there is a need to ensure labour supply is not inhibited through lack of housing at Andover.

3 Site context and constraints/opportunities Constraints Plan The new neighbourhood will lie within an irregular rectangular wedge shape comprising a total area of 37 hectares (91 acres) on the eastern urban edge of Andover. landscaping will be provided at certain development edges and adjoining existing gardens and the railway which will enhance and compliment the existing hedgerow patterns. Existing Vegetation Existing Buildings Existing Road Existing Road - Limited vehicular access to proposed development (access to existing properties to remain) Railway Line Possible Future Access Main Access Points Possible Pedestrian/Cycle Links Emergency/Bus Only Link Slopes Landscape Buffer to Back Gardens Railway Noise Mitigation Contours Extension to Business Park Existing Vegetation not shown on survey (Sourced from aerial Photo) The site lies to the rear of existing homes lying along Walworth Road as well as Ox Drove with additional homes overlooking the site from the South. The northern boundary of the development area borders the West Country main railway line. Land beyond the boundaries to the north, east and south of the site is currently in agricultural use with large fields defined by a framework of clipped hedgerow boundaries. To the west of the site is the major employment area of the Walworth Industrial Estate with the current recreation ground allocated in the Local Plan for its further expansion. CONSTRAINTS AND OPPORTUNITIES The site falls from Ox Drove and the railway to Walworth Road and essentially sits within a landscape bowl with the land rising on all sides. It currently consists of a mixture of fields and back gardens, bounded by hedgerows and trees. Further Whilst there are a number of opportunities for access, the main access points are to likely to be from Walworth Road with a possible future bus link in the south west corner to Ox Drove. The land to the south of Walworth Road will be serviced by a through road and access from the western point could be via a traffic light junction or small round-about. There will be no vehicle access to Ox Drove from the development (except buses) and consideration is being given to a decrease in the speed limit along Walworth Road which will create a safer environment for existing residents. Noise from the existing railway will be mitigated where residential homes adjoin it, the details of which are currently being established through a detailed examination. Further investigative work is being carried out on ecology and the existing trees and hedges. As information becomes available adjustments to the draft master plan will respond accordingly.

4 Draft Master Plan Draft Master Plan Existing Vegetation Allocation for Business park extension Proposed Vegetation Proposed Tree Planting Residential Employment School Local Centre Open Space Roads Square Building Frontage Local Equipped Area for Play (LEAP) Neighbourhood Equipped Area for Play (NEAP) Village Street Pedestrian/Cycle Link Existing Road Recycling Facilities As a starting point for the preparation of the scheme, we have prepared a draft master plan for discussion. We would welcome your comments on the draft plan and its approach to design. The draft master plan envisages up to 900 dwellings at an average density of 40 dwellings per hectare (16 dwellings per acre). The master plan has been strongly influenced by the existing landscape features on the site. A network of trees and hedges within the site will be retained to create open spaces. With landscape buffers to the edges, a retained orchard and several other green spaces throughout the site, an attractive pleasant environment will be provided for the community. The retention of these hedges also enhances the nature conservation of the site. A Village Street (the primary route through the site) then loops through the southern section of the site to reconnect back to Walworth Road. Along the village street is the local centre containing the school and other non residential uses such as shops. Development along the Village Street will contain the highest density of dwellings (i.e. the tightest built form), spreading out to lower densities (looser development with larger spaces between houses) at the edges of the site. The Village Street will be designed to allow for bus services. Pedestrian and cyclist safety has been carefully considered and all streets will be designed to achieve a maximum vehicle speed of 20mph and with Walworth Road reduced to 30mph. The land to the north of Walworth Road will be serviced by smaller streets with pedestrian/cyclist links through to Walworth Road. These links will also serve as emergency access points and will be designed accordingly. A network of pedestrian/cycle routes will be provided within the linear open spaces and buffers around the site. Attractive spaces and feature buildings will create a place with a distinct local identity. The main focal point is the local centre square which will provide open space as well as visitor parking for the school and other uses. With four areas of equipped play within a 5 minute walk of each home and other areas of open space there will be adequate space for both children and youths. In the southern section of the site will be a large field suitable for a variety of games for youths and adults. The draft master plan will be amended following the exhibition and we would welcome your thoughts and comments to shape the development.

5 Local Settlement Character Examples of styles and materials The new community at Picket Piece offers a wealth of opportunity for new homes which can take their design ideas from the surrounding area which will ensure that is has a recongisable local identity. In considering the styles of development and palette of materials to be used the following observations have been made: The main streets are a mixture of 2 and 2½ storey buildings. There are occasional three storey buildings but these tend to have a landmark status. There is a mixture of terraces, semidetached and detached dwellings with terraces being more dominant in the centre and detached at the edges of the villages. The architectural style of the dwellings is varied and is often mixed in terraces. External walls are generally red/ orange brickwork, with some flint infill and render as a feature material Windows are usually finished in white with a variety of styles with window surrounds in brick quoins. Chimneys are always in brickwork and are a variety of styles. Dormers at eaves level or within the roof are common and are usually timber with a mixture of plastic and metal gutters Pitched roofs from front to back with gable ends are common. There are some hipped roofs. Single height bay windows are occasionally seen at ground level. Porches are common but varied. Boundaries are a mixture of hedging, low brick walls and picket fencing. Five bar timber gates are also often seen on boundaries to the streets.

6 Environment SUMMARY Initial surveys within the area have concluded that there is nothing to prevent housing at Picket Piece. The surveys undertaken include: Archaeology Noise and Vibration ARCHAEOLOGY AND CULTURAL HERITAGE An initial walkover survey of the site carried showed no sign of any earthworks or other archaeological evidence. There are no Listed Buildings or Scheduled Monuments within the site. NOISE AND VIBRATION Noise and vibration measurements were undertaken adjacent to the railway line and traffic noise from the surrounding roads was also measured. The results of these surveys will be used to provide further input to the master plan to ensure that the noise climate on the site is suitable for residential occupation. This study will consider external noise levels in gardens and internal noise levels during both the daytime and at night. The site will be designed so that dwellings front the railway line, therefore screening noise levels to the remainder of the development to the south, and alleviating noise levels from the railway line to many existing residences. Dwellings located adjacent to the railway line will be provided with an enhanced glazing and ventilation package, where necessary, to ensure that internal noise levels meet the required values. The development is likely to increase vehicular traffic on the surrounding roads and therefore the assessment will consider the potential for road traffic noise levels to increase and will identify mitigation measures where necessary. Through considerate construction any noise and vibration during the demolition/construction phases will be minimised. AIR QUALITY As part of the application we will show that the quality of the environment is acceptable in relation to emissions from road traffic. The assessments so far show that there will be no problem with this. This assessment will also consider construction phase impacts, including dust deposition, and appropriate mitigation will be identified. LAND CONTAMINATION Significant contamination on the site is unlikely. Where contamination is identified it will be dealt with through standard remediation techniques. The submitted application will be accompanied by a full Environmental Statement which will include all of the assessments and information on these matters.

7 Ecology and Landscape ECOLOGY Ecology surveys are underway to explore the wildlife value of the site. These began with an initial field survey in the spring to map all of the Phase 1 Habitat Ecology Survey habitats across the site. We have used this information, alongside local records for the area, to determine what species might be present across the site and would therefore require further investigation. Specialist surveys / detailed assessments are being undertaken on: invertbrates bats reptiles plants and grassland slow worm A dormouse survey has already been undertaken. The hedgerows within the site provide the most wildlife value, as they provide habitat for a wide range of species. The retention and enhancement of the existing hedgerows will be the main focus of the biodiversity strategy. This will safeguard the existing wildlife on the site and ensure that the new development is contributing towards mitigating the effects of climate change. There is a strong framework of hedgerows and tree belts along the eastern boundary of the Site which forms a visual buffer between the built form within Picket Piece and the open countryside. The site is also visually contained by a substantial hedgerow on the northern boundary, existing mature hedgerow trees within hedgerows, a degraded framework of hedgerows within the southern portion of the Site and domestic planting within the gardens of existing residential properties. Existing Vegetation Existing Buildings Improved Grassland/Wasteland Arable Land Semi Improved Grassland/Wasteland Improved/Semi Improved Grassland Improved Grassland Semi Improved Grassland Hardstanding There is a diversity of grassland habitat on site; with the underlying chalky soils mean that quite a few chalk grassland indicator species are present. Chalk grasslands, whilst not rare are valued because of their species-richness. The biodiversity strategy will therefore focus on the creation and restoration of areas of open space on the site. LANDSCAPE A landscape and visual appraisal has been prepared to inform the landscape strategy for the site. It establishes that the site falls within the Hampshire Downs and that at a county level the site would be described as part of the Urban Area given its proximity to the edge of Andover. The existing structure of hedgerows, hedgerow trees and tree groups provides a strong and attractive context for high quality design and ecological management as part of the development. The retention of the hedgerows where possible will establish green links to link existing hedgerows and to form vegetative boundaries around parcels of development, reminiscent of the historical nature of land enclosure in the area. The western and northern boundaries will be reinforced with locally selected native tree and hedgerow species to soften the impact of the built form with the surrounding countryside.

8 Transport and Access Strategy New homes should be near to where people work, shop and where they go for entertainment and leisure. At Picket Piece these facilities are within walking or cycling distance (Andover town centre is approximately a Access Strategy minute cycle ride) and are accessible by public transport. Accident data for Walworth Road shows there have been accidents due to speed. By reducing the speed limit on Walworth Road and with junction improvements west of the site a safer environment will be created. Vehicle access will be taken from a number of points along Walworth Footway to be provided where possible within highway boundary Proposed 30MPH Speed Limit New Bus Route Extended Through Picket Piece & Site with Option to Link to Ox Drive Proposed Access Locations 30mph Sign Road, with no car access from the development to Ox Drove (except for a potential bus link and emergency access). Walworth road itself will be subject to a speed limit reduction and design features to enhance the environment for local residents, whilst maintaining access to existing residents and businesses. PUBLIC TRANSPORT A Public Transport strategy is being developed in conjunction with local operators and Hampshire County Council, which will see existing buses enhanced to serve the development, and existing residents: A 20 minute frequency service; Providing access between the site, Andover town centre and Walworth Business Park; Service will operate via the proposed village street within the site to offer maximum penetration to ensure that bus services are within 400m of all new dwellings; and New bus stops / shelters will be provided within the site and will be provided with with real time information. TRAVEL PLAN A Travel Plan will be central to the sustainability of the scheme and will put in place a number of initiatives which are intended to reduce local reliance on single occupancy car trips. These include, though are not limited to: Provision of travel information Welcome Packs and pocket guides for all new residents; Encouraging use of public transportation for new residents through incentives and travel information points; The promotion of car sharing; Personal travel planning.

9 Infrastructure Solutions INFRASTRUCTURE SUMMARY Development of land at Picket Piece will bring significant utility infrastructure benefits to the area as a whole through: Foul sewerage provision in a Southern Water adopted system with the ability to replace septic tanks. Exemplar Sustainable Drainage Systems (SUDS) through a suite of infiltration systems. Creation of overland run-off routes as part of amenity space for flood protection. Provision of a new, piped natural gas supply in the area. Security of potable water main supply and pressure. FOUL DRAINAGE The foul sewer in Walworth Road immediately to the west of the site has just been upgraded by Southern Water and now has capacity to service the proposed development. Connection to the existing sewer will bring a positive foul sewerage network to Picket Piece providing the potential opportunity for existing dwellings to benefit from an adopted system rather than rely on septic tanks. The Fullerton Sewage Treatment Works whilst constrained by water quality standards in the River Test has sufficient spare capacity to treat effluent from the site. SURFACE WATER & FLOODING There is no watercourse or groundwater flood risk on the site as confirmed by the Environment Agency. The geology of the site is ideal for Sustainable Drainage Systems (SUDS - which ensures that water is not drained to the existing sewage systems) and surface water drainage will be dealt with at source by infiltration into the chalk using soakaways and other appropriate systems. Overland flow routes for extreme rainfall will be provided within the development to ensure there is no increase in flood risk on or off-site. POWER SUPPLY There is a strategic gas main immediately to the west of the site which has ample capacity to provide a conventional gas supply. We are also explorting the possibility of a low energy power source. The new gas supply to the development will also mean that mains gas will potential be available to existing residents of Picket Piece for the first time. Existing overhead power cables will be replaced by an underground system as part of the development. WATER SUPPLY A potable water supply will interconnect to the existing water mains in both Walworth Road and Ox Drove. Pumping station improvements as part of the new connection works will increase the existing network security of supply and pressure to the benefit of all in the local area. TELECOMMUNICATIONS Both BT and Virgin Media have telecommunications plant in Picket Piece which can be used to supply the development.

10 Sustainable Living SITE LAYOUT AND DESIGN New homes would be designed to be orientated predominantly to the south, west or east. This maximises the solar orientation and the majority of homes will be designed internally to provide habitable rooms with south, west or easterly aspects. Safety and security will be promoted through the design of the development to ensure risk and fear of crime is minimised and will accord with Secured-by-Design standards. ENERGY Global warming and climate change are perhaps this century s most pressing issues. In response, the Government s Code for Sustainable Homes sets a series of standards which new developments must meet. The development will be planned to include its own renewable energy sources and to allow the homes to meet the Code for Sustainable Homes. The proposals seek to encourage reliance on local facilities and community services and could include space for local food production. The provision for sport, leisure and open spaces will encourage healthy lifestyles. Energy use will be minimised by providing energy efficient equipment for heating, lighting and appliances within all buildings and providing communal heating and electricity where possible. We will also provide information on energy saving technologies to all new home buyers. Where possible, we will use free energy sources such as wind, sun or ground heat to supply the renewable energy and supplement these with sources such as timber from plantations and managed forests, rape seed and biomass from green waste. WATER Water is an essential natural resource, so the development will be planned to reduce reuse recycle and will incorporate sustainable water consumption technologies. WASTE Sustainable waste management will be promoted, encouraging the use of recycling and composting of garden waste. The development will incorporate measures to support the Council s waste management strategy and provide waste storage and collection areas within the proposed development.

11 What we are doing now and what will we do next We are currently finalising all of the surveys on site and collating the data to feed into the planning application preparation Planning Application - December 2009 Consideration of Application by Test Valley BC winter 2009 to spring 2010 Submission of detailed Reserved Matters applications summer 2010 onwards Development begins on site 2011 Average number of homes built per annum 150 We aim to lodge a formal planning application with an Environmental Impact Assessment before the end of the year and should planning permission be granted, the development will be implemented in a series of phases, ensuring that as the community grows we will ensure the primary school and shops in the local centre are in place at the appropriate time. We will be producing a report of the exhibition including the comments we receive and details of the changes that have been made as a result of this. The report will accompany the formal planning application submission. Thank you for visiting our exhibition and we hope you found it useful and informative, please take a moment to fill in one of the feedback forms which will allow us to include your comments in the report. We welcome your views on the exhibition material. We believe that in preparing development proposals, consideration needs to be given to the views of local people we want your input to this process. This is your opportunity to shape the emerging proposals. We want to know what you think. A website (picketpiece.co.uk) is also currently being set up (and will go live following the exhibition). The website will include an electronic copy of these exhibition boards, keep you updated as the proposals develop, and provide an opportunity to comment by or post. WE WOULD WELCOME YOUR VIEWS 2018 Completion of development

12 Draft Master Plan Existing Vegetation Employment Roads Neighbourhood Equipped Area for Play (NEAP) Proposed Vegetation School Square Village Street Proposed Tree Planting Residential Local Centre Open Space Building Frontage Local Equipped Area for Play (LEAP) Pedestrian/Cycle Link Existing Road Recycling Facilities Allocation for Business park extension

13 Wates Developments Wates Developments is part of the Wates Group, a 112 year old family owned construction and development company with a wealth of experience in creating new homes and communities. During the 1920s and 1930s Edward Wates sons, Norman, Sir Ronald and Allan, expanded the Company by pioneering speculative house building and then extending their activities into general contracting. During the Second World War, the company built aerodromes, army camps, factories and most notably, developed a speciality in constructing pre-cast and in-situ reinforced concrete barges and floating docks. The company supplied major parts of the Mulberry Harbours that were towed across the channel for DDay. After the War the company used this knowledge of pre-cast concrete to develop high-rise and low-rise industrialized housing systems and built over 60,000 houses and flats using these techniques. Property development was also added to the core housing, contracting and plant businesses. Wates has been in the same family ownership since the business was founded in Family leadership of the business has now passed to the Fourth Generation with Tim Wates the current Family Chairman. Today the company still specialises in a number of key areas: Property and housing development Affordable housing construction Public sector projects; prisons and schools, etc. Retail fit out Interiors - office fit out

14 Wates Group Values and Culture Corporate responsibility is at the heart of our activities. In 2005 and 2006 Wates was placed in BITC s Top 100, meaning that we have one of the very best CR (Corporate Responsibility) scores in the UK. We achieved this level of individuality through our programmes such as the Community Day, when all of our employees donate a full day to help with community work such as local hospices or charities. The five core values are at the heart of our business are: Respect for communities and people Integrity Teamwork Intelligence Performance