Dartington. Webbers Yard, Higher Tweed Mill and Sawmills Field. Masterplan and Development Brief. Revision E. September 2012.

Transcription

1 Webbers Yard, Higher Tweed Mill and Sawmills Field Dartington Masterplan and Development Brief Revision E. September Prepared by LHC on behalf of The Dartington Hall Trust & Cavanna Homes

2 2 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

3 Contents 1.0 Introduction 1.1 Purpose of the document 1.2 Planning context 1.3 Site location 1.4 Site context 1.5 The development proposals 2.0 Site Analysis 2.1 Shaping the place - constraints and opportunities 3.0 Community Engagement 3.1 Collaborative masterplanning 3.2 The developers 3.3 The Forum 3.4 Community workshops 3.5 Summary of Diagnose and Co-discover workshops 3.6 Summary of Co-design workshops 3.7 South Hams District Council consultation 4.0 The Masterplan Proposal 4.1 The Masterplan Proposal 5.0 Development Brief 5.1 Design principles 5.2 Local distinctiveness 5.3 Sustainability 5.4 Layout & movement framework 5.5 Amount and use 5.6 Scale and massing 5.7 Landscape 5.8 Appearance and materials 6.0 Development Process / Phasing Appendices Credits Masterplan & Development Brief 3

4 Lescaze House Eastern half of Sawmills Field Sawmills Field A385 Webbers Yard Higher Tweed Mill N Above: Plan showing the allocated sites 4 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

5 1.0 Introduction The development brief has been prepared by LHC with input from other professional consultants as well as members of the local community to guide and inform the process of planning and developing land at Webbers Yard and Sawmills Field. This document has been prepared on behalf of the Dartington Hall Trust and Cavanna Homes. 1.1 Purpose of the document The Development Brief describes the nature and extent of the development proposals. It explains how they respond to context and represent best practice in urban design. The document provides an illustration of how a deliverable scheme could be achieved. This brief describes and illustrates proposals that have been developed in collaboration with South Hams District Council Officers as well as the local community and other stakeholders. 1.2 Planning context Webbers Yard and Sawmills Field were allocated for mixed use development in February 2011 by South Hams District Council as part of its strategic local development plan called the Local Development Framework. Proposal RA13: Webbers Yard and Sawmills Field Mixed use development is proposed to include: About 65 dwellings and 0.5 ha of additional employment land by 2016 Beyond 2016, about 30 dwellings and about 0.5 ha of employment land. Regeneration and retention of existing employment provision at Webbers Yard as part of the proposals. About 0.15 ha of play provision and 0.3 ha of other public space; and Cycle and footpath access to the village centre, the National Cycle Network and towards Totnes. Development of the sites should be planned together in a comprehensive manner and should accord with a Development Brief previously approved by the Council. This report will form part of a suite of documents which will provide further detail about specific areas of the application when made. Relevant policies in the Core Strategy and other adopted DPD and SPDs are included within Appendix 1. Policy RA13 splits the proposed allocation for employment and residential to pre and post This development brief sets out the potential way that the site can come forward in the period up to 2016 and makes suggestions for those areas post Masterplan & Development Brief 5

6 Webbers Yard from the A385 Webbers Yard from Mill Road Higher Tweed Mill from Mill Road Sawmills Field from the A385 Sawmills Field from the playing fields 6 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

7 1.3 Site location The proposed development site extends to a gross area of approximately hectares (10.8 acres), located on the northern side of the village of Cott within Dartington. The site itself straddles the A385 with direct access to the village. 1.4 The Site context The site comprises three distinct parcels of land. Webbers Yard existing business estate, Higher Tweed Mill a redundant industrial site and the eastern half of Sawmills Field. The Webbers Yard and Higher Tweed Mill sites have a gentle fall to the north east. Webbers Yard has a mix of small industrial buildings and small business units, of varying ages and conditions on a site of 1.49 hectares. All units at the time of preparing this report were occupied. Higher Tweed Mill has a number of larger redundant buildings that are in very poor condition and beyond their functional life. Both sites are poorly laid out with several under utilised areas of land that are capable of intensification. The sites are bounded to the south by Forder Lane and an existing hedgerow. The sites are divided by Mill Road that has new Devon banks and hedgerows. The other boundaries are relatively open. The other site on the eastern half of Sawmills Field generally faces due south and east with the ground sloping towards the east. The land is currently used for growing arable crops. To the east the adjacent land is currently used as sports pitches and to the west is an arable field. The site is bounded by existing hedgerows of varying quality to the east and south, with a newly planted coppice to the top part of the site (north). The surrounding area has a distinctive pattern of scattered development. To the south there is the village of Cott, which contains a mix of residential properties. The new primary school sits to the north of the site, with direct access feasible. Further north the land is farmland interspersed with small coppices and built developments such as Broom Park, Huxhams Cross and the hamlet of Week. To the west are scattered clusters of residential properties in the countryside and to the east are the shops at Dartington plus the various developments across the Dartington Hall Estate. 1.5 The development proposals The Dartington Hall Trust with Cavanna Homes are seeking to create a high quality mixed use development and the regeneration of Webbers Yard: Regenerate and enhance employment facilities Provide additional community space Create a high quality exemplar residential development for Dartington and the South Hams Deliver high quality affordable homes prioritising local residents Create a sustainable development for the future Masterplan & Development Brief 7

8 Key constraints to development on the site Poor quality frontage Existing hedgerows to be retained where possible Higher than appropriate traffic speeds Junction with limited visibility Old building stock beyond their servicable life Listed building (Lescaze House) Existing woodland Visually prominent upper contours of site Insufficient parking for post office Existing hedgerow is a potential bat route Gap in existing hedgerow 3 Key opportunities the site Regenerated hedgerow to enhance wildlife/ bat corridor Existing paths New or improved footpaths & cycleways Visual link to hill top Traffic calming through roundabout access into sites Potential crossing points or traffic calming features such as gateways Roundabout access means that majority of existing hedgerows can be retained Potential additional community parking for village centre Potential new public green for community Access to existing recreational space Keep development off the highest contours to minimise visual impact Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

9 2.0 Site Analysis 2.1 Shaping the place - constraints and opportunities Social facilities The site has no major constraints in terms of access to essential social facilities. The site benefits from being in close proximity to a good mix of local facilities such as Dartington Primary School, a garage, village post office & shop, childrens play equipment, the football and recreation ground and facilities at Meadowbrook. The site is also located within easy walking reach of the Shops at Dartington (Cider Press) which has a wide range of shops. Views and Frontages Higher Tweed Mill site is the most contained with few views out of the site, it does however have good prominence on the A385. Webbers Yard site also has good commercial prominence on the A385 and views out over the garden adjacent to Lescaze House and the playing fields. Sawmills Field site with its south and east facing slopes provides views out over the Dartington Trust Estate and the village of Cott. Primary Route Access There are regular bus services on the A385 enabling workers and residents to access larger facilities and towns such as Totnes, Newton Abbot and Torquay without being reliant on private motor cars. At Totnes there are connections to the national rail and coach network providing sustainable transport access to destinations further afield. There are also national cycle network routes in close proximity, linking Dartington to Totnes and the wider area. This is subject to further ongoing improvement. The sites are divided by the A385, a straight and busy national road, with higher than appropriate traffic speeds and uncontrolled parking, that will impose constraints on access. There are however opportunities to reduce traffic speeds and provide pedestrian corssings for the benefit of the community. Open space The sites have excellent links to existing bridal paths and footpaths which link into the existing countryside with access to The Dartington Estate and the wider South Hams countryside. Wider landscape The Dartington area lies within a wider landscape consisting of open farmland fields separated by a network of hedgerows, woodland & knowles interspersed with scattered clusters of development including hamlets, farms & isolated properties. The site is predominately neighboured with existing urban development framing the southern boundaries and scattered development to the west, Broom Park and Week to the north, Huxhams Cross to the north east, and Shops at Dartington to the east. Topography The Webbers Yard and Higher Tweed Mill sites slope gently from west to east and down towards the A385 with no siginificant constraints on development. The eastern half of Sawmills Field site slopes gently to the south and east but with steeper gradients to the north and north east boundaries. Access to and the position of properties on this steeper part of the site will need to have regard to the existing contours on site especially on the areas of steepest gradient. There are opportunities for orientation of properties to maximise the potential for passive solar gain and the future use of renewable solar technologies. Boundaries The existing hedgerow boundaries are of varying quality but play an important part in the setting. The hedgerow to the eastern boundary of Sawmills Field is a potential bat foraging route and so needs to be enhanced to promote suitable protection from new development. Opportunities exist to retain most of the existing, wherever possible, and to enhance them to ensure that green linkages are created, biodiversity is enhanced and development is assimilated into the surrounding green infrastructure. Sufficient space will need to be given to hedgerows where they are to be retained and care taken to minimise the impact of any breaks. Visual Impact The topography of Sawmills Field and the surrounding area means that the upper parts of the site are visible and so design development will need to take place sympathetically. Whilst existing hedgerows will help shield the lower parts of the site from view, the development of the site up the hill will be more visible and so will require careful planning to minimise the visual impact. Enhanced hedgerows and buffer planting within the development will need to be integrated into the landscape. The DPD allocation requires an additional open space of 0.45 hectares (including 0.15ha of play) that reduces the land available for development. Masterplan & Development Brief 9

10 Vehicular access Pedestrian and cyclist access About 65 dwellings and additional employment land by 2016 Beyond 2016, about 30 dwellings Access to employment Access to school Access to existing green space and play area Access to shops Existing Facilities Potential facilities identified at the previous Diagnose Workshop Existing Facilities Potential hill top amenity and wildlife area Access to Dartington C of E Primary School Potential traffic Meadowbrook A384 to Ashburton A385 to South Brent Hood Ball Wider topographical context Landscape context to site Potential childrens play / skateboarding / bmx area Offices Yarner Beacon Hilltop Village Stores & Garage Hilltop clumps of woodland Undulating landscape To Dartington Hall Estate & all it s facilities Shops at Dartington Village Hall refurbished building fabric A Community Work Hub Existing footpaths upgraded where required Potential new footpath routes Alternative new footpath routes Potential new pedestrian crossings Existing pedestrian crossings Potential locations for lockable cycle parking P Potential locations for short term community parking Traffic calming by gateways Traffic calming through pedestrian crossings Traffic calming through shared public space P P The Site Ecological diverse network of hedgebanks Ecological diverse network of hedgebanks Playing Fields River Dart Clumps of woodland A385 to Totnes 0.5 ha of additional employment land by 2016 Beyond 2016, about 30 dwellings and about 0.5 ha of employment land Potential sites for new employment buildings on Webbers Yard Demolish existing buildings not fit for purpose Vacant buildings Potential hilltop amenity & wildlife area Potential wildlife corridor Demolition and re-development of the existing dilapidated buildings particularly on Higher Tweed Hill site Potential wildlife corridor Potential wildlife corridor frontage option 2 - Tree lined avenue realm on Webbers Yard A Community Work Hub What is Collaborative Masterplanning? and what are the Next Steps? Understanding the Place Landscape, Ecology and Topography Understanding the Place Character - Streets, Lanes and Public Space diagnose co-discover The Forum A Forum group has been established that will guide the Webbers Yard & Sawmills Field Masterplanning process and any follow-up projects. The group consists of representatives of the Dartington Community, Parish Council, District Councillor and Webbers Yard business tenants. Membership of the group may change, with the agreement of the Steering Group and sub groups may be set up. Introduction South Hams District Council has created a collaborative masterplanning template to engage communities, landowners, developers and professionals in planning new sustainable development in villages and towns in the South Hams. The template suggests five steps: Define the Forum and collect background information (Diagnose) This stage involves instigating the project, setting up the Forum and gathering information to help understand the place and its development context. Visioning and setting of objectives (Co-discover) The purpose of this stage is to pull information together and set out the brief, policy and design objectives bearing in mind the identified constraints and opportunities. Topography The site falls within the complex and deeply undulating landscape of the River Dart valley. The Webbers Yard and Higher Tweed Mill site rises gently towards the village of Cott. Sawmills Field site is located on the southerly and easterly slopes of a small hillock that is characterised by very steep wooded slopes to the north and west. Hood Ball and Yarner Beacon are distinctive steep hillocks with hilltop clumps of woodland Yarner Beacon is a notable landscape feature visible from the site. Green / rural lanes Flanked by hedgerows & trees No pavements No road markings Flanked by scattered buildings Wide green verges flanking some lanes Shared surface village streets Narrow no-through lanes Often flanked by front gardens, stone Flanked by cottages, garden walls or walls or hedges hedges No pavements Narrow with no pavements Few road markings No road markings Limited street lighting Little or no lighting Urban / sub-urban streets Mainly 20th century development Wide roads Pavements - often both sides Wall to wall tarmac between property boundaries Standard estate lighting On-street parking co-design co-deliver Masterplanning together (Co-Design) The purpose of this stage is to prepare the masterplan based on the agreed vision, brief and objectives so that it can be evaluated. The main design issues that form the masterplan are the movement network, the layout of blocks and spaces and plot design. Planning application (Co-Delivery) The purpose of this section is to describe the process of implementing the masterplan through a planning application, or series of applications, which will lead to the successful delivery of the scheme. Landscape The setting for the sites is that of a classic South Devon Landscape. The site itself has been historically agricultural and around it hedges and copses are rich and diverse in wildlife. The sites form part of the wider landscape which can be described as: legacy After Planning (Legacy) This section sets out what happens after planning permission is granted; how the Forum and interested parties should consider the long term future and management of the development and its context. Patchwork of fields, small woodlands and hedgerows & some estate planting, including hill top clumps Scattered village settlements and dispersed farm complexes. Ecology Next Steps 2 nd Nov - 14 th Nov 2011 Further community feedback via website December 2011 Co-Design workshop 1 January / February 2012 Co-Design workshop 2 March 2012 Co-Delivery workshop April / May 2012 Planning Application There are no statutory sites within one mile of the site Three county wildlife sites within 1 mile radius of the site with three sites of wildlife interest Scattered Settlement Webbers Yard and Sawmills Field, Dartington Webbers Yard and Sawmills Field, Dartington Webbers Yard and Sawmills Field, Dartington Above: A selection of panels from the Diagnose workshops Purpose of Visioning Workshop and what are the next steps? Village & Community Facilities Key Constraints & Opportunities* Employment Key Constraints & Opportunities* diagnose co-discover co-design co-deliver legacy Introduction South Hams District Council has created a collaborative masterplanning template to engage communities, landowners, developers and professionals in planning new sustainable development in villages and towns in the South Hams. The template suggests five steps: Define the Forum and collect background information (Diagnose) 29th October and 2nd November This stage involved instigating the project, setting up the Forum and gathering information to help understand the place and its development context. We are here... Visioning and setting of objectives (Co-discover) The purpose of this stage is to pull information together and set out the brief, policy and design objectives bearing in mind the identified constraints and opportunities. Masterplanning together (Co-Design) The purpose of this stage is to prepare the masterplan based on the agreed vision, brief and objectives so that it can be evaluated. The main design issues that form the masterplan are the layout of streets, houses and Planning application (Co-Delivery) The purpose of this section is to describe the process of implementing the masterplan through a planning application, or series of applications, which will lead to the successful delivery of the scheme. After Planning (Legacy) This section sets out what happens after planning permission is granted; how the Forum and interested parties should consider the long term future and management of the development and its context. *The key constraints and opportunities below are feedback from the Diagnose Workshop: Key Constraints land hungry community facilities as well as employment and housing places for community activities (need to avoid undermining viability of existing facilities with new space) that the village cannot support a medical practice was prone to arson and damage Key Opportunities offices and windows children from the new housing (skateboarding is a noisy recreation and so will require careful positioning) V V V V V Attractive new frontage *The key constraints and opportunities below are feedback from the Diagnose Workshop: Constraints unviable (even before the recession) opportunities will require cross financial subsidy from the housing development viable without public subsidy workspace will require revenue support operations will need careful planning so that they will be suitable neighbours for the housing (existing & new) or viable to refurbish (particularly on Higher Tweed Mills site) premises on Sawmills Field or elsewhere will not be viable Opportunities business support and high speed broadband connections (subsidy and revenue support needed) 120 additional full time employment jobs with the potential to reduce out commuting for work Visioning Workshop Process Collaborate in groups to develop a viable vision for the development 1. Evaluate and agree the key constraints and opportunities derived from the community feedback gathered at the first workshops last autumn. 2. Prioritise and agree the most important objectives for the development Next Steps March 2012 Workshop 3 Masterplanning (Co-Design) Spring 2012 Workshop 4 Planning Application (Co-Delivery) Late spring / early summer 2012 Planning Application orchard comment above reference the viability of a new medical facility) based studio / media studios limits on number of employees) with great profile existing dilapidated buildings particularly on Higher Tweed Hill site Dartington Hall Trust 3. Agree a vision for the sites Dates and times of the next workshops will be confirmed via the the website: Yard 4. Articulate the vision and objectives in a Vision Plan Housing Key Constraints & Opportunities* Transport & Access Key Constraints & Opportunities* Environment Key Constraints & Opportunities* *The key constraints and opportunities below are feedback from the Diagnose Workshop: Constraints development and so there are financial limits on how much a site can deliver be balanced against the need for providing other important community benefits negotiated through the Planning process and the Section 106 Agreement Mill & in some areas of Webbers Way will impact upon the value of new housing housing needs wherever possible sewage and other public service utilities to cater for the new development *The key constraints and opportunities below are feedback from the Diagnose Workshop: Constraints the existing roads needs to be reviewed development will rat run through the village also needs to be reviewed peak periods village centre school causes congestion the village shop and involves dangerous reversing movements onto the main road causes drop off difficulties for parents Hilltop clumps of woodland Undulating landscape Ecological diverse network of hedgebanks Clumps of woodland Playing Fields Scattered Settlement *The key constraints and opportunities below are feedback from the Diagnose Workshop: Constraints to be removed to provide visibility splays for vehicles to safely exit development on Sawmills Field visually prominent Estate and dilapidated appearance of Higher Tweed Mill. into the village and not a dense urban character boundary line within Sawmills Field indicated on South Hams Rural Areas Development Plan Document Maximise solar energy through good site planning Opportunities ownership and subsidised rental bed apartments and or small inexpensive terrace houses apartments to large 4 bed family homes and - Accommodation to suit all ages from single persons to elderly persons orientation for the housing helping to reduce heating demand through passive solar gain and provide opportunities for renewable solar technologies providing accommodation for up to 120 new jobs scooters Droridge Lane higher speeds through the village (30 mph plus?) with safety issues imposes certain technical constraints on mitigation measures and potential to create a village centre and heart Opportunities close to the village shop / post office manner to some recent French villages considered footpath and cycleway network and linkages and Sufficient cycle storage within homes development (e.g. as Manual for Streets) Opportunities the main road screening the older industrial buildings within Webbers Yard examples of good modern design developed locally landscaping to existing hedgerows and replacement where required landscape design features that create new habitats drainage features Above: A selection of panels from the Co - discover workshops 10 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

11 3.0 Community Engagement 3.1 Collaborative masterplanning South Hams District Council has created a collaborative masterplanning template to engage communities, landowners, developers and professionals in planning new sustainable development in villages and towns in the South Hams. The template suggests five steps : Diagnose: Define the Forum and collect background information. This stage involves instigating the project, setting up the Forum and gathering information to help understand the place and its development context. Co-discover: Visioning and setting of objectives The purpose of this stage is to pull information together and set out the brief, policy and design objectives bearing in mind the identified constraints and opportunities. Co-design: Masterplanning together The purpose of this stage is to prepare the masterplan options based on the agreed vision, brief and objectives so that it can be evaluated. The main design issues that form the masterplan are the layout of streets, buildings and plots. Co-delivery: Planning application The purpose of this stage is to describe the process of implementing the masterplan through a planning application, or series of applications, which will lead to the successful delivery of the scheme. Legacy: After Planning This stage sets out what happens after planning permission is granted; how the Forum and interested parties should consider the long term future and management of the development and its context. 3.2 The developers The Dartington Hall Trust The Dartington Hall estate is a 1200 acre mix of farmland, woodland, commercial spaces and residential accommodation. 41 listed structures range from Bronze Age walls, to a medieval hall, to Arts & Crafts and International Modernist homes that all form part of the estate. The Trust owns and manages Webbers Yard Industrial Estate and Higher Tweed Mills, which form business units on the A385. Cavanna Homes Cavanna Homes is a family business building new homes in Devon and across the Westcountry. For over 87 years this business has been building fine new homes in an exceptional area. Today, and with thousands of new homes to their credit, the company is still family owned and managed, but is now assisted by a large team of specialists who share their passion and commitment to detail, and dealing with customers on a close and personal basis. 3.3 The Forum The Forum was set up in 2011 as one of the first key elements of the collaborative masterplanning process. The purpose of the Forum group is to guide Webbers Yard, Higher Tweed Mill and Sawmills Field through the collaborative masterplanning process. The group consists of members of the Dartington community, Parish Council, District Council and Webbers Yard tenants, as well as the Dartington Trust and the Cavanna Group. The Forum is responsible for the signing off of the masterplan on the basis that it accords with the majority preference of the community attending the workshops. 3.4 Community workshops Dartington Hall Trust and Cavanna Homes are collaborating with the local community on plans for the proposed development, following the collaborative masterplanning process outlined by the Council. Taking part in the collaborative planning process has helped the community influence the infrastructure, facilities, appearance and character of the development. Throughout, the developers have welcomed feedback. The collaborative masterplanning process has involved a series of workshops. Workshop 1 - Diagnose: Gathering background information; took place on 29th October and 2nd November These first workshops were held in Dartington Village Hall to gather information from the community about housing, transport and access needs and to identify community facilities that the village currently lacks. Employment opportunities on Webbers Yard and the landscape character of the village were also discussed. Workshop 2 - Co-discover: Setting of objectives and visioning; took place on 4th February and 8th February 2012 and at Dartington Primary School. The purpose of these workshops was to develop the set of objectives and conceptual visions for the sites that responded positively to the issues, constraints and opportunities identified at the first community workshops. Workshop 3 - Co-design: Masterplanning together; took place on Saturday 28th April and Tuesday 1st May The purpose of these workshops was for the community to work with the developers and designers to assess and evaluate the quality of masterplan options for all sites. This included the proposed employment area and the layout of the streets, houses, gardens and public open spaces within the proposed areas. Masterplan & Development Brief 11

12 Landscape buffer 1. Webbers Yard Under-utilised parts of the estate rationalized to generate sites for additional employment development on site Potential small unit development at the rear of the site 2. Higher Tweed Mill Site cleared and decontaminated ready for 30 dwellings including a range of types and affordable (shared ownership and rented) Path 3. Eastern half of Sawmills Field 50 dwellings, including a range of types and affordable (shared ownership and rented) 4. Community Facilities New housing grouped around an open green space Short time community parking area close to Minor pitch Local Plan extracted from the South Hams Local Development Framework Public open space on site and other community facilities Access improvements 15 units post units up to 2016 (Incl. affordable) Tree and landscape buffer New path between pitches Main playing pitch Site only Improved footpath, cyclepath and highway features such as gateways, new crossings and roundabout access at entrance Eastern half of Sawmills Field Higher Tweed Mill Webbers Yard Garage Retention of Webbers Way Minor new employment buildings and job creation shop Hall Landscape buffer 1. Webbers Yard Under-utilised parts of the estate rationalized to generate sites for additional employment development on site Substantial new employment space developed a the front of the site 2. Higher Tweed Mill Site cleared and decontaminated ready for 30 dwellings including a range of types and affordable (shared ownership and rented) Work from home units adjacent to Mill Road 3. Eastern half of Sawmills Field 65 dwellings, including a range of types and affordable (shared ownership and rented) 4. Community Facilities Central community green space adjacent to Short time community parking area close to Minor pitch shop Garage Garage shop Hall Hall Public open space off site and other community facilities Access improvements 30 units post 2016 (Incl. affordable) 65 units up to 2016 (Incl. affordable) Tree and landscape buffer Shops at Dartington Shops at Dartington Main playing pitch Improved footpath, cyclepath and highway features such as gateways, new crossings and roundabout access at entrance Proposed pedestrian crossing Garage parking area Retention of Webbers Way and edge of Higher Tweed Mill adjacent to Mill Road Regeneration and substantial new employment building - new jobs created shop Hall Naturalistic tree and hedge plating Naturalistic tree and hedge plating Landscape buffer 1. Webbers Yard Under-utilised parts of the estate rationalized to generate sites for additional employment development on site 2. Higher Tweed Mill Site cleared and decontaminated ready for future employment opportunities 3. Eastern half of Sawmills Field 65 dwellings, range of types including affordable (shared ownership and rented) Toddler play area 4. Infrastructure Improved footpath, cyclepath and highway features such as gateways, new crossings and roundabout access at entrance Minor pitch Access improvements 65 units up to 2016 (Incl. affordable) Tree and landscape buffer New path between pitches Main playing pitch Garage The development should provide a variety of workspace opportunities The development should provide a mix of housing A good development will have a balanced mix of uses Development should promote alternative modes of transport to vehicles Good public transport links within close walking distance Well integrated footpath and cycle network linking into existing connections The development should have clear main routes and connect to its surroundings Feature buildings specially designed at junctions to help find your way around Is it clear which is public and private space? Will the streets, paths and public spaces feel safe in the day and night? Do the buildings have windows which allow natural overlooking? Is it clear who might use public areas? Features which are for the whole development and not individual buildings Landscape designed to deal with water drainage or encourages wildlife The housing layout responds to the path of the sun Retention of employment land Webbers Way and Higher Tweed Mill shop Hall Welcome Purpose of Co-Design Workshop and what are the next steps? CABE Building for Life 20 Key Criteria. The national standard for well-designed homes and neighbourhoods. The Dartington Hall Trust and their development partner Cavanna Homes welcome you to the latest in a series of workshops on the proposed development of Eastern half of Sawmills Field / Webbers Way. We are committed to engaging with our neighbours throughout the planning process so that you can better understand what we propose to do and have an opportunity to influence the outcome. diagnose Introduction South Hams District Council has created a collaborative masterplanning template to engage communities, landowners, developers and professionals in planning new sustainable development in villages and towns in the South Hams. The template suggests five steps: Define the Forum and collect background information (Diagnose) 29 th October and 2 nd November This stage involved instigating the project, setting up the Forum and gathering information to help understand the place and its development context. 01 Do the development proposals provide the right mix of employment buildings, housing & community facilities? Does the development provide (or is it close to) community facilities, such as a school, parks, play areas, shops, pubs or cafes? Is there a mix of accommodation that reflects the aspirations and needs of the local community? Is there a mix of social rented shared ownership and open market housing that reflects the needs and aspirations of the local community? South Hams District Council Planning Allocation For those attending the workshops for the first time it is useful for you to know that the site forms part of a mixed use allocation within the recently adopted South Hams Rural Areas Development Plan Document (DPD). The relevant proposal is set out in full below: Proposal RA13 Webbers Yard and Eastern half of Sawmills Field Mixed use development is proposed to include: co-discover co-design Visioning and setting of objectives (Co-discover) 4 th February and 8 th February The purpose of this stage is to pull information together and set out the brief, policy and design objectives bearing in mind the identified constraints and opportunities. We are here... Masterplanning together (Co-Design) The purpose of this stage is to prepare the masterplan based on the agreed vision, brief and objectives so that it can be evaluated. The main design issues that form the masterplan are the layout of streets, houses and gardens. 02 Do the development proposals support more sustainable forms of transport such as public transport (buses) walking and cycling? Does the development have easy access to public transport? at Webbers Yard as part of the proposal public open space and comprehensive manner and should accord with a Development May / June 2009 Site Options Consultation January / February 2010 Additional Site Consultation April / July 2010 Pre Submission Consultation August 2010 Submission of Secretary of State November 2010 Examination Commences co-deliver legacy Co-Design Workshop Process Collaborate in groups to develop the masterplan for the development Planning application (Co-Delivery) The purpose of this section is to describe the process of implementing the masterplan through a planning application, or series of applications, which will lead to the successful delivery of the scheme. After Planning (Legacy) This section sets out what happens after planning permission is granted; how the Forum and interested parties should consider the long term future and management of the development and its context. Next Steps Spring 2012 Workshop 4 Planning Application (Co-Delivery) Provide a well designed layout of buildings, street & parking? Create well designed and safe public spaces? Do the buildings and layout make it easy to find your way around? Are the streets defined by a well structured building layout? Does the building layout take priority over the streets and car parking? Are public spaces and pedestrian routes overlooked and do they feel safe? Is public space well designed and does it have suitable management arrangements in place? January 2011 Inspector s Report Received February 2011 DPP Adopted The Forum A Forum group has been established that will guide the Webbers Yard & Eastern half of Sawmills Field Masterplanning process and any follow-up projects. The group consists of members from the Dartington Hall Trust, Dartington Community, Parish Council, District Council and Webbers Yard business tenants. Membership of the group may change, with the agreement of the Steering Group and sub groups may be set up. 1. Review each of the masterplan options that have been developed in response to the constraints and opportunities identified at earlier workshops. 2. Evaluate and score each of the masterplan options against the Building for Life criteria. 3. Agree the preferred masterplan approach. Late spring / early summer 2012 Planning Application Dates and times of the next workshops will be confirmed via the website: 05 Are the development proposals sensitively designed in terms of the existing village, the landscape and environment? Does the development have any features that reduce its environmental impact? Does the scheme make the most of existing buildings, landscape or the way the site slopes? Introduction to the masterplan options Access and Movement Current and proposed Option A Scale 1:1000 The previous workshops indentified several key opportunities to improve community facilities within the village. Several of these key opportunities have influenced the masterplan options. community. for new buildings ownership / starter homes) 3 Shops at Dartington junction. linkages with the village Hunters Moon) neighbours such as Greenhayes Existing footpaths Site only 4 Site only Bus stop Site only 1 Site only 2 Site only Key opportunities for jobs, housing and community facilities at Webbers Yard and the Eastern half of Sawmills Field. We have looked at 3 key options for a varied mix of employment housing and community facilities taking into consideration viability. Site only Site only Community Facilities Employment Public open space and other community facilities Additional emplyment land Access improvements Retention of existing employment land 30 units post 2016 (Incl. affordable) 65 units up to 2016 (Incl. affordable) Regeneration of Webbers Yard New employment buildings and job creation Housing New employment buildings Sites for future employment buildings Housing Existing footpaths Proposed footpaths Option B Option C Open space and Plots Open space examples Plot examples Scale 1:1000 Scale 1:1000 Scale 1:1000 Shops at Dartington Shops at Dartington 3 3 Avenue trees Hunters Moon East - West uphill Community green space 4 Toddler play area Toddler play area Bus stop 4 Short term community Avenue trees Community green space Path Avenue trees Site only 1 Avenue trees 1 Site only East - West downhill 2 2 Staple New build Site only Site only South entrance terraced Huxhams Cross North entrance terraced Housing New employment buildings Sites for future employment buildings Housing New employment buildings Work from home Sites for future employment buildings Short term community parking area Broom Park South entrance terraced Above: A selection of panels from the Co - design workshops 12 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

13 Workshop 4 - Co-delivery: Planning design review; 8th August and 5th September The purpose of these workshops was for the community to review and comment on the emerging architectural designs before a planning application is submitted, so that further design refinements can be made. Workshop 5 - Legacy: After Planning; Following submission of the application, interested parties from the community will be asked to consider the long term future and management of the development and community facilities provided. Each of the above workshops are a public event run over two or three sessions in a venue in the village, to ensure that all interested local people have a chance to feed into the consultation. The workshops are advertised, notified on a special project website and via letterbox leaflet drops in the village and surrounding area. The workshops have been reasonably well attended, with up to 30 people in any one session. Questionnaire responses have been received and the facility for further comments exists on the website specifically created for this regeneration project. 3.5 Summary of Diagnose and Co-discover workshops The collaborative masterplanning process has been an important aspect of developing the proposals for Webbers Yard, Higher Tweed Mill and Sawmills Field. The Dartington Hall Trust and Cavanna Homes are committed to engaging with the residents of Dartington and nearby settlements so that their views can help to shape, inform and influence the design and layout of the development proposals. The majority of the responses accepted that there had been an allocation for new housing and employment development in Dartington. Key issues that were raised included regarding the potential increased traffic congestion and impact on the A385 and rat running through the village. Meeting notes of the workshops are widely available, on the project website. The workshops indentified several key opportunities to improve community facilities within the village. Several of these key opportunities are outlined below and have influenced the masterplan options. Village green to provide a focal point and to be accessible to whole community Improved parking for the village centre including the post office Traffic calming on the A385 including roundabout at Mill Road junction New cyclepath along full length of the A385 adjacent to the site Improvements to the footpath and cyclepath network and better linkages with the village Creation of new and varied employment space New jobs a priority Work from home facilities Regeneration of Webbers Yard estate and creation of sites for new buildings Demolition of Higher Tweed Mill (an eyesore) and cleaning up of the site Creation of much needed affordable homes (rented / share ownership / starter homes) Housing built around a green space (such as Huxhams Cross / Hunters Moon) Residential or landscape buffer adjacent to immediate neighbours such as Greenhayes Regenerate former avenue of trees along the A385 Sympathetic development on the upper slopes of Sawmills Field Hedgerows and attractive landscaping within the development 3.6 Summary of Co - design workshops Several options were developed for the sites that sought to meet the requirements of the DPD allocation for a mixed development whilst recognising the feedback gained from the first two community workshops. The Diagnose and Co-discover workshops identified several key constraints and opportunities (outlined previously) that were also to influence the development of masterplan options for the site. The masterplanning soon confirmed that the requirements of the DPD allocation could not be met in full, there is simply insufficient land allocated to meet all its requirements. This issue was discussed with the Forum, the community and council officers. Options A, B and C, illustrated opposite and overleaf, were developed to demonstrate three different options for the mix of employment development, new housing, open space and other community facilities whilst taking into consideration viability and the land identified within the allocation boundaries. Option A The main focus of Option A was the retention and regeneration of employment land on Webbers Yard and Higher Tweed Mill sites and delivery of the pre 2016 requirement for 65 new homes. Option A comprised: 1. Webbers Yard Under-utilised parts of the estate rationalised to generate sites for additional employment development on site Masterplan & Development Brief 13

14 Above: Option A Above: Option B Key Existing buildings New Housing Phase 1 of new employment buildings Sites for future employment buildings Short term community parking area Work from home units Above: Option C 14 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

15 2. Higher Tweed Mill Site cleared and decontaminated ready for future employment opportunities 3. Eastern half of Sawmills Field developed for 65 dwellings, range of types including affordable units (shared ownership and rented) 4. Infrastructure Improved footpath, cyclepath and highway access including new traffic calming features such as gateways, new crossings and roundabout access at the entrance Option B The key focus of Option B was the pre 2016 housing and a percentage of post 2016 housing allocation, delivery of 0.45 hectares of open space and play provision, and regeneration of Webbers Yard including development of some new employment buildings. Option B comprised: 1. Webbers Yard Under-utilised parts of the estate rationalised to generate sites for additional employment development on site. Potential small unit development at the rear of the site 2. Higher Tweed Mill Site cleared and decontaminated ready for 30 dwellings including a range of types and affordable units (shared ownership and rented) 3. Eastern half of Sawmills Field Developed for 50 dwellings, including a range of types and affordable units (shared ownership and rented) 4. Community facilities and infrastructure New housing grouped around a 0.4 hectare open green space on Sawmills Field. Improved footpath, cyclepath and highway access including new traffic calming features such as gateways, new crossings and roundabout access st main entrance. Option C Its primary focus was maximising the potential for regenerating Webbers Yard estate and significant development of new employment buildings. This is achieved through the delivery of the full pre 2016 and post 2016 housing allocations and the location of the open space allocation off site adjacent to Lescaze House. including a range of types and affordable units (shared ownership and rented). Work from home units adjacent to Mill Road. 3. Eastern half of Sawmills Field Developed for 65 dwellings, including a range of types and affordable units (shared ownership and rented) 4. Community facilities & infrastructure Central community green space adjacent to Lescaze House and Webbers Yard. Short term community parking area close to village centre and the post office. Improved footpath, cyclepath and highway access including new traffic calming features such as gateways, new crossings and roundabout access at the main entrance. Options A, B and C were reviewed and discussed with the community at the Co-design workshops. Each option was debated in terms of its advantages and disadvantages. The majority of participants preferred Option C because the full pre 2016 and post 2016 allocation of housing is delivered with this option. In addition most participants wanted Higher Tweed Mill to be developed and not to be left either as derelict buildings or as an open vacant site. A small number of participants considered Option A was also acceptable. Option C was subsequently signed off by the Forum as the community s preferred option. 3.7 South Hams District Council consultation The three master plan options were presented and discussed at the first pre-application meeting with South Hams District Council Officers. Officers subsequently discussed the options internally and with key members. The extensive consultation undertaken with the community and their preference for Option C was acknowledged but the members preferred option was a combination of Options A and C: - Retention of employment land on Higher Tweed Mill site as well as Webbers Yard (as Option A) - The pre 2016 housing allocation of 65 units on Sawmills Field (as Option C) - The open space off site adjacent to Lescaze House (as Option C) The main difference in opinion between the community and the council on the master plan options is the use of Higher Tweed Mill. Option C comprised: 1. Webbers Yard Under-utilised parts of the estate rationalised to generate sites for additional employment development on site. Substantial new employment space developed at the front of the site to create a much more attractive frontage. 2. Higher Tweed Mill Site cleared and decontaminated ready for 30 dwellings Masterplan & Development Brief 15

16 Plantation truncated at boundary with new development on the allocated site Tree and landscape buffer Shops at Dartington Existing recent woodland plantation 3 Main playing pitch Village shop Toddler play area Bus stop 4 Community green space Garage Short term community parking area Village Hall Avenue trees 1 Site only 2 Site only New landscape buffer Webbers Yard Under-utilised parts and parking within the estate rationalised to generate sites for additional employment development on site New employment space developed at the front of the site fronting the A385 Higher Tweed Mill 30 dwellings including a range of types and affordable homes (shared ownership and rented) Eastern half of Sawmills Field 65 dwellings including a range of types and affordable homes (shared ownership and rented) 4 Community facilities Central community green space adjacent to Lescaze House and Webbers Yard. Existing buildings New Housing Short term community parking area close to the village centre and post office Improved footpath, cyclepath and highway access including new traffic calming features such as gateways, new crossings and roundabout access at the entrance Potential Phase 1 of new employment buildings Sites for future employment buildings Work from home units Short term community parking area Above: The Masterplan Proposal 16 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

17 4.0 The Masterplan Proposal (up to 2016) 4.1 The Masterplan Proposal As previously mentioned the majority of the community who attended the Co-design workshops expressed a preference for Option C. it is proposed therefore, that Option C forms the basis of the masterplan proposal. However, certain detailed amendments have been incorporated following feedback from the community workshops and include: The proposed footpath across the playing fields has been removed. The recent tree planting at the top of Sawmills Field has been shown on the plans. Approval is thus sought now for the Masterplan Proposal illustrated opposite to allow the project to proceed to the next detailed planning stage. The masterplan comprises the following key development proposals: 1. Webbers Yard Under-utilised parts and parking within the estate rationalised to generate sites for additional employment development on site. A first phase of new employment space developed at the front of the site to create a much more attractive frontage. The amount of new employment space constructed in the first phase will be dependent upon viability assessments and consultation with the council on Section 106 requirements. 2. Higher Tweed Mill Developed for 30 dwellings including a range of types and affordable units (shared owership and rented). Work from home units and small office/ studio space fronting Mill Road. 3. Eastern half of Sawmills Field Developed for 65 dwellings, including a range of types and affordable units (shared ownership and rented) 4. Community facilities & infrastructure Central community green space adjacent to Lescaze House and Webbers Yard. Short term community parking area close to the village centre and post office subject to viability assessment and consultation with the council on other obligations. Improved footpath, cyclepath and highway access including new traffic calming features such as gateways, new crossings and roundabout access at the main entrance. Masterplan & Development Brief 17

18 Active building frontages onto street and spaces Potential pedestrian crossways provide traffic calming New roundabout access provides effective traffic calming Visual link between village centre/ green space and hill top Visitor parking for Webbers Yard business visitors 11 Detached dwellings spaced apart on upper slopes to avoid continuous wall of development and to allow visual links between houses to hilltop beyond New frontage to A Short term community parking 4. 4 New frontage to community green space 5. 5 Rationalise and regenerate parking & public realm across Webbers Yard 6. 6 Infill gaps in existing hedgerow 7. 7 Gateway to help slow vehicles upon entry to village 8. 8 New avenue of trees 9. 9 Natural shaped hedgerows leading into open space 10 Opportunities for work from home units Above: Key design principles 18 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

19 5.0 Development Brief 5.1 Design Principles Webbers Yard, Higher Tweed Mill and Sawmills Field represents an opportunity to create an exemplar scheme that will build on the strong community spirit of Dartington and deliver much needed new employment and high quality affordable housing. The scheme can also provide the local community with enhanced facilities. The Key Design Principles are: Flexible new employment buildings easily sub divisable into a range of sizes. Regeneration of Webbers Yard employment estate with new high quality frontage to the A385. High quality housing design including affordable dwellings. Sustainable living and work environment. Building and landscape design that creates a good sense of place that reflects local distinctiveness but that also addresses contempory needs. Be a good neighbour to existing residents Legible and accessible street layout with excellent footpath and cycleway linkages. High quality landscape with character, purpose and increased bio-diversity. 5.2 Local distinctiveness The development is to be designed to respond to the architectural and landscape features that are locally distinctive to Dartington, the village of Cott and other hamlets within the area. The locally distinctive features are outlined throughout this section. Whilst the development should respond to local distinctiveness, it will also need to address contemporary requirements for sustainable living, increased bio-diversity and viability. 5.3 Sustainability Creating a sustainable development for the future is an important objective. There are several key principles for sustainable development and for reducing the carbon footprint that the design proposals should strive to achieve: Mix of workplace and living opportunities to minimise the need for commuting. Opportunities to work from home through careful housing design. Street layout that promotes more sustainable forms of movement such as walking, cycling and access to public transport. Access to main community facilities such as schools, post office, shops and social/recreational facilities. Effective site planning and architecture to maximise on the potential for sustainable development. Minimise ecological impact and enhance bio diversity Inclusive development providing opportunities for the existing community. 25% more energy efficient than current building regulations 50% more water efficiency than current building regulations Orientation of dwellings to make use of the maximum passive solar gain Orientation of roof planes to allow solar thermal and /or solar photo-voltaic technologies to be incorporated into the detail design as required or to be installed later by occupants. Consideration given to sustainable and controllable drainage for flood and surface water drainage attuenation within the site. Existing trees and hedgerows to be integrated and retained within the layout wherever possible. Emphasis to be placed on ensuring that existing landscape features and ecological and wildlife corridors will be maintained to provide green links to the surrounding landscape 5.4 Layout & movement framework The layout is to be designed to create a high quality living environment with streets and public spaces that are usable, attractive, safe and secure. The detailed site layout should be developed around the existing landscape features and local character. Access to both sites should create a clear visible gateway into the development. The detailed site layout should create a clear hierarchy that reinforces the importance of the landscape and context, aiding legibility and creating a navigable, coherent and recognisable layout. Streets and spaces are to be safe and overlooked. Plot sizes should allow for flexibility and a variety of residential types to be accommodated with an assortment Masterplan & Development Brief 19

20 Green/ rural lanes Shared surface village streets Narrow no-through lanes Front gardens Buildings set back in their plot 20 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

21 of parking strategies. Generally on-plot parking should be used as a standard to avoid urban style on-street parking. Parking courtyards should be used to serve small clusters or terraced properties to avoid urban style townhouses with integral garages or street parking. This is to ensure that there is a minimum of two spaces per dwelling across the development so as not to effect parking on the A385 and to avoid urban style parking solutions that are out of character with the village. Vehicular and pedestrian routes to be positioned to provide good legible access and connect open spaces with the development and the village. New open space to give the local residents and community a range of high quality usable spaces. These are to be overlooked and integrated into the layout to ensure they are safe and accessible for all. The position of the access streets and the design of the plots should provide a clear distinction between private and public realm. 5.5 Amount and use The development will comprise the following mix of uses and future development opportunities. Webbers Yard Rationalisation of existing on site parking and preparation of under utilised areas of the site for new employment space in the future, as illustrated by the masterplan. Redevelopment of the oldest existing units adjacent to Lescaze House, in the future, subject to viability. New two storey sub-divisable business space along the A385 frontage with flexible ground floor space able to accommodate a range of employment uses and balcony access to a range of first floor office units and studios. The amount of this new business development delivered by the first phase will be subject to viability assessment and consultation with the council. Higher Tweed Mill Around 30 dwellings are proposed for the allocated site. There will be a range of types of residential units including: - 2 bedroom apartments over garages - 2 bedroom mid terraced houses - 3 bedroom mid terraced, end of terraced and semidetached houses - 4 bed detached houses Work from home units fronting Mill Road. Sawmills Field Around 65 new dwellings are proposed for the allocated site on the eastern half of Sawmills Field. There will be a range of types of residential units including: - 2 bedroom apartments over garages - 2 bedroom mid terraced houses - 3 bedroom mid terraced, end of terraced and semidetached houses - 4 bed detached houses Toddler play area within the green link. 5.6 Scale and massing The scale and massing should contribute to creating a sense of place with appropriate building height to enclose key routes such as the A385 and public spaces such as the new community green space alongside Lescaze House. Development on higher ground should be carefully sited and be of an appropriate scale to minimise the visual impact from key public locations such as the village centre (area around the village post office). The development should allow the following principles in terms of scale and massing. Webbers Yard New development along the A385 frontage and fronting the public space adjacent to Lescaze House should be two commercial storeys to provide an appropriate frontage to these key routes and public space. New development to the southern boundary should be a typical industrial height of 6 metres clear to underside of roof structure to allow a variety of light industrial uses. Higher Tweed Mill The residential development will be two residential storeys. Sawmills Field The residential development will be two residential storeys. Units on the upper contours of the field will be split level houses cut into the hillside to reduce their visual impact from the village centre. 5.7 Townscape / Landscape The character of Dartington and the surrounding area is predominantly of a rural village/suburb formed by several distinctive townscape and landscape features illustrated opposite and that include: Green / rural lanes Flanked by hedgerows & trees No seperate pavements No road markings Flanked by scattered buildings Wide green verges flanking some lanes No street lighting Shared surface village streets Often flanked by front gardens, stone walls or hedges No separate pavements Few road markings Limited street lighting Narrow no-through lanes Flanked by cottages, garden walls or hedges Narrow with no pavements No road markings Little or no lighting Masterplan & Development Brief 21

22 Boundaries Simple terraces Simple terraces with dormers Long pitched roofs and building forms Modernist building forms 22 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington

23 Urban / sub-urban streets Mainly 20th century development Wide roads Pavements - often both sides Wall to wall tarmac between property boundaries Standard estate lighting On-street parking All of these features are typical of many post war development and so are not locally distinctive. Front gardens Very few properties are located at the back of pavement unlike urban areas Several examples of narrow front garden courts with stone walls or hedges Majority of properties have front gardens Create a natural buffer to the highway/ street Create attractive village setting Buildings set back in their plot Many properties are detached set back in their plots Some are sited at right angles to the street or lane to benefit from a sunny aspect Several properties have generous gardens Very few buildings are sited at the back of pavement unlike urban areas Boundaries Variety of attractive boundary treatments including stone walls, hedges and hedgebanks Many post-war houses & bungalows have less attractive rendered block work boundaries that are not locally distinctive There are no metal railings in the village, these are more typical of urban areas The development proposals should respond to the positive locally distinctive features in the layout of streets and paths, building plots, gardens, boundaries, and open space. Native plant species should be used to enhance and reinforce existing hedgerows and planting in the development with semi-mature trees proposed along streets. Boundary buffer planting to be implemented to reduce the impact of development on adjoining neighbours. 5.8 Appearance and materials The character of the built environment within Dartington and the surrounding area is a distinctive mix of traditional vernacular buildings and 20th Century modernist architecture. The main architectural features and materials that contribute to the local character are illustrated opposite and include the following: Simple terraces with dormers Limited number of terraces in the area and they tend to be simple straight forms Flush gable dormers at eaves level are a feature of several terraces sometimes as paired gables Long pitched roofs & building forms Many of the older properties have big long pitched roofs and forms including short terraces of 2-3 cottages under a consistent roof Several of these long roofs have bonnet hips Modernist building forms Dartington Hall Estate, Cott and the surrounding area do have several modernist building forms from inter-war and post-war periods Modernist forms include flat roofs, shallow pitched and mono-pitched roofs Locally distinctive features that can also contribute to enhanced sustainability and increased bio-diversity should be a priority. Such as: Buildings set at right angles to the street to maximise the benefit of a southerly orientation Reduced tarmac & hard pavings and more permeable green surfaces to reduce water run-off Hedges & hedgerows boundaries that provide habitat for wildlife The proposal masterplan should seek to integrate as many of the existing landscape features into the layout as feasible. The Sawmills Field site will be surrounded by a new hedgebank which will link with the existing boundary hedgerows to promote and increase biodiversity and green connections. Masterplan & Development Brief 23

24 Flush gable dormers Lean-to-porches Roof materials Wall materials Windows 24 Webbers Yard, Higher Tweed Mill & Sawmills Field Dartington