STRATEGIC MASTERPLAN FOR THROCKLEY NORTH

Transcription

1 STRATEGIC MASTERPLAN FOR THROCKLEY Supporting Information for E.I.P Core Strategy and Urban Core Plan NewcastleGateshead Project No Rev.06 May 2014 Prepared for Greenwich Hospital by SmithsGore and +Plus Urban Design 1

2 CONTENTS PAGE Section.1 The Allocation Page Introduction 6 Strategic Masterplan 7 Planning Context 8 Assessment against Green Belt Purposes 8 Scale of Proposed Development 9 Accessibility and impact on local services and facilities 9 Timescale 10 Housing Mix 10 Viability 10 Technical Assessments 11 Urban Design Approach 12 Section.2 Access Options Appraisal Strategic Option Testing 28 Masterplan Aims 29 Option.1 Western Gateway 30 Option.2 Central Gateway 34 Option.3 Eastern Gateway 38 Delivering the development 42 Preferred Option 44 Section.3 Wider Masterplan Safeguarded Land 48 Wider Masterplan 49 Prepared for Greenwich Hospital by SmithsGore and +Plus Urban Design 2 3

3 1 SECTION.1 THE ALLOCATION The following section puts forward our technical background work to help provide the evidence base and policy justification for a deliverable and well designed strategic masterplan for Throckley North. 4 5

4 Introduction The two main areas examined in this masterplan are: Greenwich Hospital is an ancient Crown charity founded in 1694 and provides charitable support (including annuities, sheltered housing and education) to serving and retired personnel of the Royal Navy and Royal Marines and their dependants. [Site A] Allocation site: 25.9 hectares and identified by Newcastle City Council as a Village Growth Area in the Core Strategy; and Currently GH supports 26,000 people through 20 charities; has 3 sheltered housing schemes with a total of 124 beds; supports a Naval Care Home; and - through educational grants and bursaries - supports a faculty at Greenwich University (Maritime Institute) and other students at Trinity Laban, together with bursaries for children of the Royal Hospital School whose parents are serving or family have served in the Navy. The Hospital is also currently looking into providing apprenticeships to retrain injured service men and women and business start-ups. There is no public money involved in GH s investments which are in Greenwich, rural estates, properties in central London and equities. Greenwich Hospital aspires to work collaboratively with Newcastle City Council and other stakeholders to undertake a long term strategic investment programme that will enhance Throckley s village centre and its overall contribution to the local economy. Throckley [Site.B] Safeguarded Land: Extending to 29.9 hectares and immediately west of Site A; identified by Newcastle City Council as Green Belt. Strategic Masterplan This masterplan document provides a strategic framework for a sustainable urban extension to North Throckley, in the outer west of Newcastle to demonstrate that, in line with the requirements contained within the National Planning Policy Framework and the emerging Core Strategy for Newcastle and Gateshead, Site A is available, suitable and fully deliverable within the early part of the plan period. Safeguarded Land [Site.B] Allocation [] Greenwich Hospital commisioned +Plus Urban Design Ltd and Smiths Gore to prepare a planning case and a strategic masterplan to justify the release of Green Belt land at North Throckley to deliver new housing to help meet the needs of the City over the forthcoming plan period. Greenwich Hospital is a major landowner in the area and is keen to work in partnership with the Local Planning Authority to ensure deliverability of sites for housing. The masterplan presents a series of options to demonstrate the deliverability of a sustainable north-western extension to the settlement of Throckley and is to be considered alongside the Core Strategy for Gateshead and Newcastle. This supportive piece of work also examines the land further to the west of the proposed Council s proposed housing allocation; also in the ownership of Greenwich Hospital. The document presents an additional strategic masterplan option to demonstrate how the two sites can collectively work together in the future to meet additional housing needs either beyond the plan period or to ensure housing delivery within this plan period, should other sites fail to come forward within the requisite timeframe. Key The following masterplan looks at a range of strategic options building upon the original work undertaken at previous stages in the plan preparation and Newcastle City Council s proposed allocation in the Publication Draft of the Core Strategy (Throckley North NV3A). Collectively, the masterplan illustrates how a logical and sustainable residential extension of Throckley village could be arranged to integrate with the wider context, respond to local distinctiveness and character and be fully accessible whilst having an overall positive impact on the wellbeing and long term sustainability of the settlement of Throckley. This work has been supported by detailed and specialist transport advice to help assess a number of the access options and explore the wider effects on the local highway network to minimise impact. However, this document is not a detailed masterplan and it is hoped that an appropriate design will evolve through future partnership working with Newcastle City Council and key stakeholders. Throckley (Exisiting Settlement Edge) Newburn Ward Boundary 6 7 Key Masterplan Area Site.B NCC

5 Planning Context Throckley is a large village in the outer west of Newcastle, approximately 11km from the City Centre. The site, identified as Throckley North, is positioned directly to the south of the main A69 and to the north of the existing houses along Hexham Road. The existing brickworks and other large employers are located to the east. The land at north Throckley (Site A) is proposed by Newcastle City Council to be allocated for new housing over the plan period. Site B is proposed to remain in the Green Belt. Newcastle City Council has robustly demonstrated a shortage of available land within the city to meet its objectively assessed housing needs. Existing Green Belt boundaries are drawn tight around the city and, on this basis, a review is necessary to ensure that the city can meet both its 5 year housing land supply requirement and the requirements of the Core Strategy to identify housing land over the plan period. SHLAA SITES IN NEWCASTLE UPON TYNE Scale of proposed development The Core Strategy must provide sufficient homes and Policy CS1 sets out the need to provide 30,000 new homes by It goes on to suggest that around 4,300 of these new homes will need to be accommodated within the villages around Newcastle and Gateshead s urban areas. Part of the rationale behind this is the need to ensure the long term sustainability of key local services and facilities and to provide a more diverse range of type of housing within the areas, complementing the existing provision. This will, in turn, create a larger and more diverse local neighbourhood and a more attractive residential area and local service centre. The allocation of Site A (and B) for housing sits at the heart of the Core Strategy s spatial strategy to promote sustainable neighbourhoods and give everyone the opportunity to live in a high quality, well designed home within inclusive and mixed communities that they can afford. The village of Throckley has been identified by Newcastle City Council (Strategic Land Review (SLR) 2012) as being one of the most sustainable locations for growth and having the potential to be able to accommodate new housing development. Site A is identified as being able to accommodate around 550 new homes. Site B could potentially provide a further 550 dwellings. While it is recognised that the Council have sought to allocate only the land it needs to meet their objectively assessed needs and to support the longer term sustainability of the settlements beyond the Urban Core, a far longer term view is crucial to ensuring housing development on deliverable sites beyond the plan period or to trigger the release of alternative deliverable and sustainable housing sites (via an appropriate mechanism) should other housing allocations fail to come forward within the plan period. The masterplan provides a further option for consideration on this basis, to include Site B as, in essence, a Safeguarded site. Accessibility and impact on local services and facilities The sites are in close proximity to Local Schools, with the primary school being within 5 minutes walking distance from the south eastern corner of the site and 15 minutes from the north westernmost parts of the site. Accessibility could be potentially be enhanced through the creation of a footpath link to the south-east of the site. This is shown on the preliminary masterplan drawings. Paragraph 83 of the National Planning Policy Framework advises that, at the time of review of the Green Belt boundaries, the Local Planning Authority should consider the boundaries having regard to their intended permanence in the long term, so that they should be capable of enduring beyond the plan period. The Council s housing projections are ONS based, sub national population projections to 2021 and extended by Durham Business School/St Chads College to cover the whole of the plan period to Beyond this time, recognition must be given to future housing requirements in the city. It is important to do so at this stage to ensure that permanent and realistic Green Belt boundaries can be drawn, to reduce the likelihood of having to revisit the Green Belt boundaries again in KEY Approaches to City In addition, the majority of the new homes would be within 2 kilometres (20 minutes walk or 5minute cycle) of the nearest secondary school (Walbottle Campus). The Council s SLR identifies that there is sufficient capacity in local schools to meet the resultant demand for school places. Overall, the development of 550 dwellings is likely to require around primary school places and 110 secondary school places. The SLR notes that Assessment against Green Belt purposes Newcastle City Council assessed Site A (in combination with the Throckley South allocation) against the purposes of being included within the Green Belt. Both scored 23 out of a possible 25, indicating a limited contribution towards meeting the Green Belt purposes. The site is therefore considered suitable for removal from the Green Belt to meet the identified housing requirements over the plan period. The site is well contained with clear delineation of the boundaries and would not result in the coalescence of settlements or urban sprawl. NEWCASTLE UPON TYNE Approaches to City Centre Major movement corridors Newcastle Boundary Throckley Primary School can accommodate up to 315 pupils and currently has enough capacity to accommodate this number of additional pupils. It was built as a middle school in 2003 through the Private Finance Initiative but became redundant in 2005 (following the decision to move to two-tier education in the outer-west of the City) before providing for the relocation of Throckley Primary School (which does not currently require premises of this size). The development of this site would make a substantial contribution to making best use of a recently-constructed but under-utilised asset. In 2011/12, Walbottle Campus also had significant surplus capacity. It is understood that the level of capacity is forecast to rise without any additional local housing development to increase its pupil numbers. The case is clear that there is more than adequate capacity in the nearby local primary and secondary schools to serve the requirements of the proposed development of the site at North Throckley. An essential consideration is also the recognition that significant new housing development is required to maintain and enhance the viability of the local schools. In addition, Site B is also very clearly defined and when weighed against the purposes of being within the Green Belt, does not fully meet the criterion. Site B should also be considered to be suitable for removal from the Green Belt and allocated for housing in this plan period. Any additional housing development at Throckley, over and above the proposed allocation at Site A may also serve to help meet the capacity issues at the local schools. Access to local convenience shopping is also readily available with the entrance to the site being within 800 metres of the local centre, which includes a Sainsbury s supermarket. A high number of the existing local shops are closed or significantly run down, particularly along the Hexham Road. An increased local population, with pedestrian access immediately into the local centre will help ensure the long term sustainability and health of the local centre at Throckley. The site scored significantly high in the SLR for accessibility to local services and facilities, transport networks and employment opportunities. 8 NEWCASTLE UPON TYNE BOUNDARY 9 9

6 Timescale The housing backlog and the short term spike in population growth, identified in the Council s Evidence Base, could be met through the early release of all strategic Green Belt sites supported in the Plan (and then additional safeguarded land if necessary) as soon as possible with a phased mechanism to ensure sustainable growth across all of the settlements. This would help to ensure choice and competition in the market (NPPF para 47) and the early delivery of housing to meet the needs arising from the backlog and population swell. Should the Local Plan allocate Site A for housing and planning permission is subsequently sought for the development, construction could begin around On the basis of a realistic build programme of between 100 and 150 per annum (with up to three outlets on site), it should be possible to complete the development of Site A within the early part of the Plan period (i.e. by 2020) to meet the housing backlog and the short term population spike (the SHMA (2013) notes that, whilst there is a significant growth in population over the longer term, a significant amount of this growth is about to take place over the next 5 years ). An opportunity then exists for delivery of Site B as a follow-on to the completion of Site A, with commencement of development around Site B is put forward as potential safeguarded land. It also has a vital role to play in ensuring delivery of housing requirements should some of the low value sites fail to be delivered in the short-medium term and would be a logical and deliverable follow-on site from Site A. Housing mix The site is proposed to be developed for medium and lower density family homes to meet any unmet needs for family houses, at least 60% of the development will be for family housing. A suitable mix could include a larger, upper to mid-market homes (typically larger 3 bed and 4+ bed homes) and mid-market homes (typically smaller and medium sized 3-bed homes), alongside a minority element (20-30%) of smaller homes (houses and, if viable, apartments). Both sites are not of sufficient size to create self-contained neighbourhoods but rather development would complement existing provision in Throckley. Site A, in particular, is well-related to the village, particularly if a pedestrian link is provided through the existing open space to the south of the site. Viability The sites lie in a mid value area where housing development of this site is expected to be economically viable with the Western Gateway as the main point of access into the site. Alternative access options may present challenges to viability but discussions are ongoing. There are no known constraints to provision of service utilities to the sites and we are not aware of any adverse ground constraints, or the potential for any significant archaeological remains within the site to preclude development as proposed. As such, for the purposes of this preliminary assessment of viability, development costs are based on the land being greenfield, accessed without third party ransom and without significant abnormal cost of deliverability. Whilst values appear to be strong enough to support a development with no significant abnormal costs as outlined above, the key factors in the viability assessment are the affordable housing requirements and S106 obligations which the scheme may be required to support. We would expect both of these items to be discussed and agreed with Council Officers later in the process. TECHNICAL ASSESSMENT Flood Risk and Drainage A comprehensive flood risk and drainage assessment has been completed. Northumbrian Water Limited (NWL) have confirmed that a new water supply can be made available for the proposed development from the existing network and there is capacity in both the combined sewer network and at the sewage treatment works to accept new foul flows. As the site is currently greenfield, there will be a requirement to ensure that there is no increase in flood risk. Discharge of surface water will be restricted to ensure that existing rates are not exceeded. Sustainable Drainage Systems (SuDS) will be utilised to attenuate surface water runoff, along with providing amenity, biodiversity and water quality benefits. Flood risk from all sources has also been considered for the site. The site is located in Flood Zone 1 (Low Probability of flooding) and therefore passes the Sequential Test of the NPPF. Further investigations will be carried out prior to the detailed design of the development to quantify flood risks relating to the existing ditch in the middle of the site; the results of these investigations will be used to inform a risk avoidance approach to the layout and design of the development. Utilities Assessment Newcastle City Council has undertaken a utilities assessment concluding that all utilities have sufficient capacity (primary infrastructure) within Newcastle. There may be a need for some additional localised infrastructure, the cost of which is likely to be met by the developer. Further discussions will be ongoing as part of a future planning application. Archaeology and Heritage assets An assessment of the heritage assets relative to the site has been undertaken. There are no historic or statutorily protected buildings in the vicinity of the site. Scheduled Ancient Monuments associated with Hadrian s Wall lie approximately 250m to the south. The Hadrian s Wall corridor is a World Heritage Site and the development site is within the World Heritage Site Frontiers of Empire buffer zone. None of these are likely to be affected by the proposed development. There is no direct evidence of prehistoric or Roman activity in the proposed development area. The area lies to the north of the medieval village of Throckley, and was used in the medieval and post-medieval periods as agricultural land. Evidence relating to this, in the form of ridge and furrow cultivation and field boundaries, may survive, and is likely to be regarded as of limited archaeological significance. Coal mining was carried on in the area from the 17th century and a number of pits and wagonways were located within and adjacent to the development site from the 18th century onwards. Remains of elements of these, particularly the wagonway dividing the southern fields of the site, may survive. Open cast mining in the northern and central parts of the site is likely to have removed any archaeological resource that may have been present in these areas. In the event that the wagonway routes through the site are not retained as rights of way, archaeological evaluation and recording of these is recommended. It is recommended that a geomagnetic survey of the southern two fields is conducted to ascertain if later prehistoric remains are present, the results of which may need to be supplemented by trial trenching. Further work will be undertaken as part of the planning application process. Noise A road traffic noise impact assessment in connection with the proposal for the strategic housing allocation has been undertaken. The area immediately adjacent to the A69 is subject to elevated road traffic noise levels. However, subject to incorporation of appropriate noise mitigation measures into the design of the site, it will be straight-forward to adequately control the impact of road traffic noise. Road traffic noise from the A69 does not place any significant constraints on residential development of the site. Highways The highway and accessibility implications are set out in the Transport Appraisal Report which estimates the traffic likely to be generated and its distribution on to the road network, the range of local facilities within suitable walking and cycling distances and what measures are needed to provide access to public transport services. It concludes that the network has adequate capacity to accommodate the additional development on the scale proposed. Landscape The outline landscape character and visual amenity appraisal together with the outline landscape strategy (see accompanying report) demonstrate that development of Site A together with access over the future set aside Site B development land will not harm the existing wider landscape setting. The landscape report highlights recommendations by way of landscape principles to be applied to the strategic development of these 10 sites to ensure that both are integrated with the existing Throckley settlement whilst providing an appropriate landscape edge relationship with the retained green belt status land to the north and west of the [View of Throckley site looking north towards A69] strategic masterplan site. 11

7 URBAN DESIGN APPROACH MACRO ANALYSIS [Diagram highlighting a wider understanding of Throckley and its surounding settlements] NPPF states that Good design is indivisible from good planning. Open space, public realm, access, movement, safe and inclusive environments will all be important urban design issues to ensure a successful masterplan is achieved for this site. MACRO ANALYSIS A thorough analysis has been undertaken to fully understand the site and its surroundings. The analysis was undertaken in 2 parts: Throckley School Chapel Park 1) At a macro level to appreciate the strategic context of the site. 2) At a micro level to understand the constraints and opportunities of the site. The urban design analysis has been structured to take a more in-depth look at the site and the surrounding area to understand the physical structure of the place, how it currently works and the challenges its faces. The urban design analysis examined the following areas: Evidence Baseline River Tyne Walbottle Newburn a. Urban Structure and distribution of uses; b. Culture and heritage opportunities c. An explanation of how the site has evolved from the middle of the 19th C to the present day. d. Movement Analysis - key connections and quality of routes (not just within the red line boundary); e. Scale and massing local character; f. Buildings of architectural merit; g. Exploring the local vernacular and looking at the typical townscape qualities synonymous with the area h. Areas of opportunity (including potential redevelopment areas) i. Barriers; j. Thresholds and transitions between the various surrounding centres and beyond (residential areas); k. Natural and topographical features; l. Quality and connectivity of open spaces within and around the study area Highlighting both the strategic and detailed landscape elements which contribute towards the quality of amenity, open space and ecological value of the site. Design Process micro ANALYSIS ideas options Site Analysis and Opportunities Our analysis has identified a number of opportunities for the site: Connecting to well established bus links in a close proximity. Retaining and enhancing existing public right of way. Respect Hadrian s Wall buffer zone and mining heritage legacy Potential to deliver much needed high quality family housing Opportunity to support local shops, services and schools. Creation of unique ecological amenity space and community garden for all residents to enjoy. High quality residential design for families that ensure streets are created rather than roads. Promoting pedestrian and cycle links above vehicular movement. Prepare a strong landscape structure connecting to key routes respecting existing features. Connect with existing national cycle route. Legible design to assist with wayfinding. Opportunity to work with the topography and create a sense of place with dramatic street scenes. Exploit change in levels to assist with surface water run-off, to reduce and delay water run-off from the hard surfaces of a housing development to public sewers and watercourses, thus reducing the risk of localised flooding, pollution, and other environmental damage. Create a setting for residents to enjoy a healthy lifestyle as development responds to the enhanced high quality landscape setting

8 CONNECTING TO THE HEART OF THROCKLEY 400m 800m 1200m The following diagram illustrates 5minute (400m) and 10minute (800m) walking distances. This diagram highlights the close proximity of the site to key facilities and also the close proximity of the site in relation to the heart of the village. Bank 10 Lloyds TSB Bank PLC, Newburn Education Throckley Primary School, Throckley Trinity School, Throckley Newburn Manor Primary School Walbottle Village Primary School & Nursery Walbottle High school, Walbottle Barclays Bank PLC, Newburn Post Office Throckley Post Office, Throckley Walbottle Post Office, Walbottle Newburn Post Office, Newburn 15 4 Health 1200m Library Newburn Library, Newburn Throckley Primary Care centre, Throckley Dr A B Mattinson, Newburn Surgery, Newburn Scott Dr M E, Newburn Supermarket SUSTAINABLE CONNECTIONS ANALYSIS River Tyne Sainsbury s, Throckley Local shop Throckley Mini market, Throckley Nisa Local, Walbottle Church St Cuthbert s Catholic Church, Throckley Saint Mary the Virgin, Throckley Newburn Parish Chuch, Newburn Walbottle Methodist Church, Walbottle

9 TRANSPORTATION LINKS Vehicular A69 Primary vehicular movement in Throckley runs east and west along Hexham Road(B6528) along Hawthorn Terrace towards Walbottle. Historically this was the main spine of the village and evolved to become the A69 which has now moved to the north of Throckley village. Ponteland Road Ponteland Road(A6085)connects from the A69 running north/south into Newburn on towards Lemington and the outer west of Newcastle along the A695 into the centre of Newcastle. Chapel Park Bus In terms of public transport Throckley is well served with a dedicated bus service including: Service No.22,71,684,685/85/X85,888 and X82 connecting to the neighbouring villages and the city centre. Bus stops are located along the major movement corridors of the B6528 and the A6085. Cycle A Sustran national cycle route exists to the east of the site along the Dene. Hexham Road Throckley Walbottle Newburn Road Newburn STRATEGIC MOVEMENT BETWEEN SETTLEMENTS Lemington 16 River Tyne 17

10 The Vision Establishing a strong, strategic vision is crucial to creating a successful residential masterplan for Throckley. To help formulate a vision a holistic understanding of context needs to be demonstrated as the first stage of the design process. Key A credible vision for the future for Throckley will need to consider a number of important factors: A comprehensive appreciation of context. A wider understanding of the area particularly in terms of movement and accessibility. The relationship with neighbouring town centres, villages and the role these areas play now and in the future. Establish how the surrounding existing residential community can be integrated into a sustainable community. Creating a vision to compliment the surrounding area rather than compete with it Incorporating policy and best practice from a national and local level. [New development along Hexham Road next to School entrance] Site X X84, 85/685 The overall design approach will need to encompass a long term strategic vision for potential development and improvements to all 3 areas highlighted in the study area. The approach needs to be set out in the delivery of a masterplan which will be in accordance with CABE s Creating Successful Masterplans (2004) in addition to best practice and national policy. The vision will need to allow for coherent improvements to be made to the environment, accessibility and place making to ultimately help push towards central governments target for creating sustainable communities. Bus stop Pedestrian Cycle River Tyne [Historic properties along Hexham Road next to School entrance] PUBLIC TRANSPORT ANALYSIS 18 19

11 TESTING NEW ACCESS OPTIONS POTENTIAL NEW ACCESS POINTS Comprehensive analysis of the access options for the site is examined in detail at Section 2 of this report and further considered as part of the Transport Appraisal. 3 Eastern Safeguarded Land [Site.B] Allocation Site [] Potential entrance from Hexham Road to site.a 2 Central SITE.A Allocation Site Measures 25.9 Ha SITE.B Safeguarded Land Measures 29.9 Ha 1 Western 20 Detail of potential access from Hexham Road to site.a 21

12 SITE ANALYSIS AND OPPORTUNITIES The masterplanning team began the design process with an analysis of the existing opportunities offered by the site and its surroundings. Inspiration has therefore been taken from an assessment of the character surrounding the area, as well as successful residential case studies that have promoted a more sustainable way of living. A69 NCC Land New gateway opportunity and option for access Hexham Road Line of Hadrian s Wall New gateway opportunity and option for access Our analysis has identified a number of opportunities for the site: 3 Change in levels Mature Landscape Connecting to well established bus links in a close proximity. Retaining and enhancing existing public right of way. Noise Buffer Public Right of Way Potential to provide alternative area for school sports facilities. Creation of unique ecological amenity space and community garden for all residents to enjoy. High quality residential design for families that ensure GH Land Existing trees and hedgerow streets are created rather than roads. Promoting pedestrian and cycle links above vehicular movement. Privacy Buffer from existing residential Prepare a strong landscape structure connecting to key routes. Connect with existing national cycle route. NCC Land Legible design to assist with wayfinding. Opportunity to work with the topography and create a sense of place with dramatic streetscenes. Exploit change in levels to assist with surface water run-off, is to reduce and delay water run-off from the hard surfaces of a housing development to public sewers and 1 2 Hexham Road A69 Potential opportunity for alternative points of emergency access Noise Buffer watercourses, thus reducing the risk of localised flooding, pollution, and other environmental damage. Key Create a setting for residents to enjoy a healthy lifestyle as development responds to the high quality landscape setting Potential access points to site P.R.O.W Hexham Road 22 Vehicular Access 23 SITE ANALYSIS AND OPPORTUNITIES

13 Key Aims of Masterplan Building Height and important edges The overall key aims of the masterplan to date can be summarised as follows: Density and mix reflecting local community needs and aspirations in Throckley Sustainability features reducing environmental impact Character designed to feel it is part of Throckley working with existing landscape and topography Legibility designed with well structured building layout not dominated by roads Ease of movement and layout easy to find your way around Travel choices good access to public transport Connections integrate with existing streets, paths and neighbouring development Streets and spaces pedestrian, cycle and vehicle friendly Continuity and enclosure linked development groups with defined identity Parking well integrated and located within street scene Safety public spaces and pedestrian routes feel overlooked and safe Disabled access complying with and exceeding statutory minima regulations Maintenance well designed streets, spaces and buildings with future management in place Buildings adaptable, architecturally well designed utilising the latest in technology and construction Community facilities provided or close to schools, parks, shops, pub/cafes etc A69 Noise Buffer The following diagrams start to look at how working with the topography and street hierarchy of our initial layout edges and variations in building heights can assist with sense of enclosure and wayfinding. These diagrams work in tandem with gateways and help to create structure and legibility whilst ensuring the site is permeable and easy to navigate. Increase in building height Parameter Blocks Important Active Edge Key Movement Gateways Sense of arrival plays an important part in the perception of a place. The following diagram highlights 7 gateway points across the site which will require careful design consideration to ensure the gateway positively promotes the overall feeling of a safe and attractive residential environment. Working in collaboration with the local authority it is hoped that these special areas can be developed together in order to ensure well informed designed. Existing School Hexham Road [Examples of residential development shaping gateways and arrival points] [Concept diagram highlighting structure and strategic connections east/west and north/south] [Diagrams highlighting important edges and key movement within the masterplan site] 24 25