Public Consultation. Land at Monks Farm, North Grove. Welcome

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1 Welcome Welcome to our public exhibition for development on Land at Monks Farm, orth Grove. Gallagher Estates and Gleeson Strategic Land are preparing an outline planning application for new homes, open space and infrastructure on land that is allocated for development in the Vale of White Horse Submission Local Plan. Gallagher-Gleeson are working with Williams F to provide comprehensive development proposals that will benefit Grove and Wantage by bringing new jobs and homes to this part of the Science Vale. The development proposals emerging for the Gallagher-Gleeson and Williams F land holding will form a comprehensive development framework, but will be brought forward through a separate planning application. This exhibition therefore sets out the emerging proposals for orth Grove, ensuring that as development comes forwards it delivers the necessary infrastructure, and becomes part of the wider framework brought forwards in conjunction with the Local Plan allocation. The exhibition boards set out the background and context of the development framework; technical work that has informed the emerging proposals; and the Gallagher-Gleeson masterplan proposals. Summary of the outline proposals The Site Allocation in the Submission Local Plan Gallagher-Gleeson s outline plans are for residential development of around 00 new homes with supporting infrastructure and open space. The proposals would provide extensive public open space and contributions to community facilities Application site area Williams F land Gleeson-Gallagher land We are keen to hear your feedback on proposals

2 Background and Context Monk s Farm Allocation Requirements of the Monk s Farm allocation include: The Submission Local Plan makes provision for a number of strategic development sites in the South-East Vale Sub Area including 750 homes and 6ha of employment land at Monks Farm (north of Grove). Gallagher-Gleeson have been granted planning consents at the eastern part of the Monks Farm Local Plan allocation (one inside the Local Plan allocation, and one outside, see plan). These consents provide for up to 08 homes, formal and informal open space, and contributions towards numerous community facilities. They also provide for the first part of the Grove orthern Link Road. Provide around 750 homes and 6ha of employment land subject to masterplanning; Deliver the Grove orthern Link Road (GLR) required for access to the Grove Airfield development and contribute towards the delivery of the Eastern Link Road; Provide a network of safe and attractive footpaths and cycle tracks connecting with Grove village centre and the Science Vale area; Contribute towards expanding Grove Church of England Primary School and a new secondary school at Grove Airfield; Contribute towards improvements to, or replacement of Wantage Leisure Centre; Planning application and consents Monks Farm and Grove Airfield allocations Create a new landscape structure to contain new housing and limit the impact of the wider landscape. The Letcombe Brook is a positive asset and care should be taken with the siting of any development along its boundary; Application site area Grove orthern Link Road (GLR) The main road bridge over the Letcombe Brook will need to be designed so that the bridge does not compromise the functioning of the ecological Grove airfield planning application Consented development (outside the allocation) Consented development (inside the allocation) corridor. Enhancements to the Letcombe Brook and its corridor should include restoration of the channel and surrounding habitats. Letcombe Brook flood plain

3 Constraints and Technical Studies Technical and environmental studies have informed the emerging proposals and overall development framework for the allocated site. Access Drainage and flood attenuation Access can be provided from Station Road through the consented scheme. The main Residential development will be outside of the Letcombe Brook floodplain. Drainage access route has been designed so that it can form part of the Grove orthern Link flows from the site will be controlled to ensure that that storm water discharges are at a Road. Provision has been made to ensure that the link road s capacity (and junctions) rate that is equal to or less than the existing drainage to the Brook. will serve all traffic generated by the development proposed and the airfield site. Foul water The link road needs to cross through the floodplain and the Letcombe Brook. Its Thames Water has confirmed that the Wantage Sewage Treatment Works situated to alignment is therefore an important consideration, and has been discussed at length the north of the railway line has capacity to treat the flows from the development site. with the Environment Agency. The alignment of the road has been designed to cross Easements associated with sewers crossing the site will be maintained and agreed with the brook where it will have the least impact, and where impacts on wildlife, trees and Thames Water. hedges are minimised throughout the length of the road, whilst ensuring that the road will link up with the northern part of the Grove Airfield access road. Air quality An initial assessment of odour associated with the Sewage Treatment works has Landscape and ecology identified a preliminary odour zone in which residential development would be excluded. Existing features of landscape and ecological interest will be retained wherever possible and will guide the landscape strategy of the proposed development. These Heritage and archaeology features include Cow Lane to the west, Letcombe Brook to the east, existing high Within the Monks Farm allocation, there are listed buildings at Monks Farm and Grove good quality trees and the hedgerow network crossing the site. Landscape planting Wick Farm. Within the site area Monks Farm House, two timber frame barns and and development layout will also be used to sensitively integrate the new homes with Steptoe s House are Grade II listed. The allocation also contains some archaeology existing development to the south. including possible Iron Age activity in the northern and eastern parts of the site and other potential Bronze Age features. These will be subject to further archaeological investigation and preservation by record prior to any development taking place. Opportunities and constraints Site boundary Permitted development Existing residential Existing employment Existing open space Countryside Existing trees and hedgerows Floodplain Grove C of E primary school Grove Conservation Area Existing pedestrian / cycle routes Proposed access / link road Proposed active frontage Pedestrian / cycle access Residential privacy oise consideration Odour consideration Listed buildings Easement to sewer crossing the site

4 Masterplan Framework The framework masterplan is still evolving but will demonstrate how GleesonGallagher s proposals could be interlinked with existing consented development and emerging proposals being brought forward by Williams F. Framework Masterplan Application site Roads Proposed residential Pedestrian and cycle links Proposed open space Williams F site area Grove orthern Link Road (GLR) Letcombe Brook The current Local Plan, which will be replaced by the emerging Local Plan when it is adopted, allocated land to the west of Grove for,500 homes at Grove Airfield. One of the key requirements for this land allocation was the provision of a link road from the airfield to the A8 Station Road. The provision of a link road through the land north of Grove will facilitate this, and in the long term, relieve traffic in the centre of Grove. Proposals for the Letcombe Brook have been informed by a report produced by the Letcombe Brook Project and a suite of specialist ecological surveys of the site. Primary school and other infrastructure The emerging Local Plan makes provision for extensive infrastructure in relation to each proposed site. For land north of Grove this means provision of extensive open space in addition to a primary school. Early consultation in 0 with residents at Grove indicated a strong preference for the existing primary school, the Grove CE school at orth Drive, to remain open and expand, rather than the closure of the CE school and provision of a new primary school. Gallagher-Gleeson control land surrounding the existing school and are therefore able to facilitate its expansion. The County Council has expressed a preference for this school to expand and is currently working on the detail of potential expansion plans. 4 The Letcombe Brook will be retained within a green corridor. o development will occur in this area and the crossing point of the Grove orthern Link Road will be sensitively designed to minimise and loss of habitat and connectivity. The green corridor will form the focus of habitat enhancement works including creation of species-rich grassland, native scrub and wetland habitats, on land currently of limited ecological interest, enhancing existing areas of ecological interest, which would be subject to management to ensure their value to wildlife is maximised in the long-term. Crossing points along the Brook will be minimised, with pedestrian and cycle access carefully considered to allow good permeability through the site and to the wider landscape.

5 Development Proposals The Gleeson-Gallagher proposals would: 4 5 Facilitate the delivery of the Grove orthern Link Road; Deliver around 00 new homes as part of the wider Monks Farm allocation. This would include up to 40% affordable homes; Facilitate the expansion of the Primary School at orth Drive; Provide wetland habitat and enhancements to the Letcombe Brook corridor reflecting the aspirations of the Letcombe Brook Project; Create new areas of public open space, sports pitches and play areas; Optimise connectivity providing enhanced footpath and cycle links to facilities such as the Primary School and Millbrook Centre. 7 Retain listed buildings at Monks Farm Connectivity 0 minute walk 5 minute walk The site is well placed to take advantage of nearby local services and facilities. The local centre around Millbrook Square lies within 800m of the site and provides a range of shops as well as a small supermarket. Grove medical and dental centres are also located in the vicinity. Grove Church of England Primary School sits just outside the site s south eastern boundary and Millbrook Primary School lies within 800m of the site. Local bus services run alongside the site and provide good public transport access to the local centre and nearby towns and villages. There are good opportunities to use existing connections to the village for pedestrian and cycle routes. The existing track within the eastern part of the site links in to orth Drive (with access to the primary school), and then via Oxford Lane to the Parish Church and shopping on Main Street. The proposals do not offer new facilities that would compete with Millbrook Square, but instead are in sufficient proximity to support existing shops and services. Masterplan Connectivity Application site Existing urban area Road network Railway Business / employment Schools Local centres Letcombe Valley Park Bus stops near to the site Pedestrian / cycle links 5

6 Character and Appearance Character and street hierachy A clear street hierarchy that provides distinct characteristics to different streets (together with other memorable features) helps residents understand and navigate through the development. The concept proposals consist of three main character areas: the main access road which will form part of the northern link road, shared streets and a green edge. orthern Link Road The northern link road will be lined with trees and planting. Properties will form a strong residential frontage with street trees creating a boulevard/ avenue. The street will be wide enough to provide a seperate cycleway, footpaths, a grass verge and tree planting on both sides. Shared streets Secondary streets would be designed primarily as spaces for pedestrians and cyclists first, where the environment is more important than traffic movement. These streets are shared between pedestrians and vehicles and do not have kerbs or footpaths. Vehicle speeds will be controlled through changes in surface materials, street trees set into the carriageway (that also provide pedestrian refuges) and planting. Relief road Green edge The housing to the north of the site and adjacent to the Letcombe Brook open space corridor will be designed to lower densities addressing the more rural nature of this edge to the development Shared/ residential streets Land at orth Grove on behalf of Gallagher Estates and Gleeson Strategic Limited Appearance rev B scale TS job no. ote:- Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Offi ce Crown copyright licence number Savills (L&P) Limited. Published drawn by UK date for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed. Contains Environment Agency information Environment Agency and database right. \\Oxford0\urban design\urba DESIG\UD Projects\Grove\Graphics\G 9 UK Sketches.indd. Although 4/0/. the scheme should have its own distinctive checked character, by AR c it drawing no. should also sit comfortably within the local context. Architectural detailing and the selection of materials will be the subject of a reserved matters application. The use of similar stone, brick and roofing materials chosen from a selection of common existing details from the existing local area would ensure a sensitive approach to the appearance of new buildings and the reinforcement of local identity. SK/ drawing Street section OXPL647 7 th February 0 Copyright Savills (L&P Local character can derive from the form, design and materials of buildings and from the local landscape and spaces between buildings. Commenting on the proposals This public consultation forms part of the pre-application process and feedback received on it will inform the final version of the proposed planning application. We would welcome your comments on the proposals. Feedback forms are available at this exhibition which can be completed and handed in, or posted to: James Stewart-Irvine Savills, West Way, Botley, Oxford OX 0QL 6