Millfield Woods, Bury Green Community Planning Weekend Community Engagement Report Back March 2018
INTRODUCTION Around 100 members of the local community were engaged before and during the Bury Green Community Planning Weekend (CPW), held on Friday 2 and Saturday 3 of March 2018 at the Little Hadham Village Hall. The aim of the weekend, facilitated by JTP on behalf of Shaw Corporation, was to create a Vision for the future of the former GlaxoSmithKline (GSK) site in Bury Green.
THE SITE The former GSK facility at Bury Green Farm is vacant and derelict brownfield land that has remained vacant for over 15 years. The existing buildings and plant have fallen into disrepair and the site needs redevelopment to bring it back into beneficial use. 2 3 4 1 5
CHALLENGES AND OPPORTUNITIES Mi llfie ld Site Existing mature trees + hedges Vehicular access Key Polo Club-owned land Sub-station Site Settling beds and water treatment No views out of site Level change Farm Place and other buildings backing onto site Existing mature trees and hedges Sub-station Settling beds and water treatment Limited views out of and into site Listed buildings in Bury Green Conservation Area 27m Potential links to footpath network through site Public footpaths in the vicinity 21m 22m 19m 19m Vehicular access Opportunity for sense of arrival L e an Level change Properties backing onto site Acremore Street
IMPLEMENTED PERMISSION Planning permission was previously granted on 10 July 2008 for the construction of two significant data centre buildings (Ref. 3/08/0593/FP) of approximately 22,000 m2 GEA across a built site area of 11.7 acres (47,300 m2). This planning permission was implemented and is therefore still capable of being built out.
IMPLEMENTED PERMISSION Major Development Site boundary Site boundary Farm Place, formerly part of GSK site
IMPLEMENTED DATA CENTRE Approved and Implemented Data Centre section Section Location Data Centre units on site
THE TEAM Shaw Corporation - Client Representation GVA - Planning Consultants Matterhorn Capital - The Landowner Caneparo Associates - Transport Consultants JTP - Architects and Placemakers Neil Tully - Landscape Architects
OVERVIEW OF COMMUNITY ENGAGEMENT The following outlines at a high level the sequence of events undertaken so far: Met with Parish Council and Little Hadham Neighbourhood Forum Distributed flyers to households across the Parish Distributed media releases to local press, advertised events in local papers and parish magazine Set up and maintained a project web page and contact email address and telephone number Conducted informal meetings with local people in Bury Green and the surrounding hamlets Attended the Farmer s Market at Little Hadham Village Hall to speak with local people about the site and the emerging proposals Held the CPW on the 2 and 3 of March 2018 at Little Hadham Village Hall
PRE-EVENT COMMUNITY ENGAGEMENT Database At the beginning of the engagement process, a stakeholder database was compiled with over 70 contacts Flyer A publicity flyer was distributed to approximately 500 households within the Little Hadham parish boundary In the Community The JTP team spent some time in Bury Green and the wider Parish of Little Hadham informally meeting with residents of the local community. Press Press advertisements and media releases were distributed through the Hertfordshire Mercury and Bishops Stortford Independent throughout the Community Planning process. Web A web page was set up displaying information and downloads about the Community Planning Weekend. The website, URL is: www.jtp.co.uk/projects/bury-green.
FLYER A publicity flyer was distributed to approximately 500 households within the Little Hadham parish boundary via direct mail. An additional invitation letter was sent with flyers to the stakeholder list of 70 contacts. The leaflets were distributed to every address in the Little Hadham Parish
PUBLICITY Advertisement was placed in Hertfordshire Mercury and Bishops Stortford Independent: The event was also published in the March edition of the Little Hadham Parish Newsletter: JTP Website provided information on the event:
ARRIVAL AND EXHIBITION Those attending the Community Planning Weekend at Little Hadham Village Hall were invited to add their details to the project mailing list and were directed to the workshops.
SITE VISITS WITH PUBLIC Attendees also took the opportunity to visit the site. These were organised and accompanied 30 minute minibus tours to familiarise themselves with the site and to ask questions.
PROBLEMS DREAMS SOLUTIONS WORKSHOP In these workshops, participants contributed their suggestions by jotting them down on sticky notes, which were then gathered in by the JTP facilitators and grouped to identify key themes.
WORKSHOP: Issues Provision of services (electricity, sewage, water supply, broadband) Shortage of new homes, including affordable ones Need for local facilities for all to integrate new residents Need to ensure the development will be supported on highway network, including Millfield Lane Explore pedestrian access to site Demonstrate environmental and community benefits Community integration Integration with the village character
WORKSHOP: Actions Provide privacy / physical separation for Farm Place residents from scheme proposals Ensure layout & building design respects the natural environment & local village character Exciting designs, not red brick cubes on post-it sized plots Consider re-use of existing features on site Include community amenity inside & outside space / natural play area Small clusters of housing overlooking greens in spirit of existing hamlets Focus on flora and fauna trees, green spaces, community gardens Safe access for pedestrians and cyclists from main road to village
WORKSHOP: Actions continued New development connected to Bury Green and not a separate entity, physically and spiritually Provide a mix of affordable housing for young people / families / older people who want to down-size / remain in the area Protect & enhance Millennium Wood Continue participation / consultation with community / Parish Council / Neighbourhood Plan
HANDS ON PLANNING: THE CLUSTER This workshop provided the opportunity for participants to explore the physical implications of the ideas that had already emerged through the Problems - Dreams Solutions workshops.
HANDS ON PLANNING: THE CLUSTER 1 Central green space and landscape to be retained 2 Include sustainable drainage and water features such as suds/ reedbeds 3 1 2 5 6 3 4 5 Clusters of buildings - buildings grouped informally to reflect the local character Green links towards Millennium Wood Community use 4 6 Improved pedestrian connections 6
HANDS ON PLANNING: MILLENNIUM WOOD - FUTURE PLANS
HANDS ON PLANNING: MILLENNIUM WOOD - FUTURE PLANS 1 3 1 2 3 4 Create biodiversity corridors / improvements Survey of existing ecology on site Improve hedgerows Connect the water features 2 4
HANDS ON PLANNING: WALKABLE + CYCLING VILLAGE
HANDS ON PLANNING: WALKABLE + CYCLING VILLAGE 1 Something for community - Bury Green Hut 2 Safe walk to school in Little Hadham 4 1 3 Walk to the pub 4 Dog walkers route 6 3 5 Connecting cycling routes 6 Re-stitching the links 2 5
HANDS ON PLANNING: THE HIGLDY PIGLDY PLAN
HANDS ON PLANNING: THE HIGLDY PIGLDY PLAN 7 1 1 2 3 4 Homes arranged informally in clusters Allow glanced views out of the site Link with Millennium Wood Preserve existing landscape 6 5 Meanwhile/community use 5 4 2 6 Water and swales through the landscape 3 7 Appropriate separation with existing Farm Place
HANDS ON PLANNING: ORCHARD TRAIL
HANDS ON PLANNING: ORCHARD TRAIL 1 Blackberry shrubs, orchard and fruit trees planted in central green space creating foraging routes 2 Trim trails and pedestrian links in and around the site 2 1 4 3 Clusters of buildings - everyone gets a view of green spaces 6 5 4 Green links towards Millennium Wood 3 5 Community use 6 Children s play area in the centre of landscape
HANDS ON PLANNING: CONVERSATION CONTINUES
HANDS ON PLANNING: CONVERSATION CONTINUES Places that bring people together: 1 Village Hall/Playground 2 The Pub 1 4 3 4 Millennium Wood Walks and routes connecting the hamlets 2 3
LINKING THE LOCAL AREA Small Business Vehicle Repair Religious Institution Pub Vet School Leisure/Sport Community Facility/Public Institution Accommodation Footpaths and Bridleways Roads
WORKSHOP: ARCHITECTURAL CHARACTER Photographs in Bury Green
WORKSHOP: ARCHITECTURAL CHARACTER Photographs in Little Hadham
WORKSHOP: ARCHITECTURAL CHARACTER
KEY THEMES AND CONSENSUS
KEY THEMES AND CONSEANSUS PRINCIPLE OF RESIDENTIAL-LED REGENERATION Most local people think that something should be done about the site - it s an eyesore. All I would say, if it s going to be housing, be sympathetic with it. In the mid-20th century change came to Bury Green when GlaxoSmithKline arrived bringing jobs and gas to local homes. The GSK site now stands as an eyesore, under-utilised and in need of redevelopment. Residents who participated at the Bury Green CPW were generally supportive of the residential-led regeneration of the brownfield site, as long as it is in keeping with the rural character of the area, is integrated with local community, provides community benefits and does not give rise to additional traffic generation beyond the former GSK site operations.
KEY THEMES AND CONSENSUS GETTING ABOUT There must be safe access for pedestrians and cyclists from main road to village Vehicular connection to the site will be from Millfield Lane. Connections to all the hamlets within Little Hadham reflect the rural nature of the area. Participants want safe access to and from the site including at the Millfield Lane junction with the A120 and consideration given to slowing down cars and providing sufficient passing places on Millfield Lane. The local network of footpaths and bridleways are of benefit to both existing and future residents and should, where possible, expand this network by connecting these to the proposed development. A construction management plan should be drawn up with local people to ensure the impact on local roads during the construction phase is minimised.
KEY THEMES AND CONSENSUS AN INTEGRATED COMMUNITY We need something for the community, like a nice open square a meeting place for local events. There could be a play area or pavilion. Little Hadham Parish is made up of hamlets, all with their own identity, and each contributing, in different ways, to parish life as a whole and between them they create a cohesive community. The regeneration of the site should include a flexible building and space for the community with connectivity to Millennium Wood, a popular and well used community asset. If done well with community involvement, the new housing and community would successfully help integrate the existing and new residents of Bury Green and complement the Parish s amenities. Weekend participants were keen that an us and them scenario must be avoided. To this end linkages and connections are important to the new development s spiritual and physical success.
KEY THEMES AND CONSENSUS RESPECTING THE LOCAL RURAL CHARACTER Let s have something contemporary that respects the feel of the place. Nowhere round here has any street lights. It s nice Participants stressed the importance of maintaining the rural character of the Parish. The development should capture the essence of the place, albeit with designs that reflect the contemporary era too. There should be a rich layering of materials with a range of houses that attract a mix of people. A focus on sustainability could make this an exemplar development.
KEY THEMES AND CONSENSUS HOUSING MIX AND TENURE We need affordable housing for young families and for older couples who might need to downsize but want to stay in their community. There should be old people, young people, a mix of people. Create a mix like in the village where there are various sizes of buildings and houses are always mixed up. An important local benefit would be the inclusion of housing that is affordable to local people. As well as providing accommodation for young families and those on a mixture of incomes, housing could include properties attractive to older people who may wish to downsize and move locally. Exploring alternative models of affordable housing could help deliver homes that genuinely meet the needs of local people.
KEY THEMES AND CONSENSUS ENVIRONMENT AND OPEN SPACE You must respect the trees on the site - protect what is there at the moment - maintain and enhance the green corridors. Participants who visited the site could appreciate its scale and sheltered nature. As well as space for homes with gardens, there is potential for a substantial open landscaped area to encourage people to meet, play, exercise and walk their dogs, whilst accommodating sustainable drainage and ecological habitats linked to the nearby Millennium Wood. An ecological survey will be undertaken and existing mature trees should be retained as a key environmental asset.
KEY THEMES AND CONSENSUS CONTINUING COLLABORATION We need to get together as a group and have some influence on what happens next. The Community Planning Weekend was a useful forum for the exchange of information and provided an opportunity for dialogue and debate. The hands-on planning sessions enabled local people to contribute suggestions for the design and layout of the regenerated site. The delivery of a successful development will benefit from a clear vision and further collaboration to ensure that the community continues to shape the proposals and has a stake in what is delivered. There was support for continuing the dialogue as the proposals evolve.
CONCEPT PLAN Millfield Lane 1 Existing landscape retained and enhanced Millennium Wood 2 Planted boundary to Farm Place 8 3 Homes arranged around green spaces 4 4 Explore improved connectivity between woodland and Millennium Wood 6 5 1 7 5 6 Sustainable drainage and water features Community gathering facility/space 3 7 Explore opening up pedestrian access where possible to help community integration 7 2 7 Farm Place The Green 8 Singular point of vehicular access from Millfield Lane some distance from the village
AERIAL VIEW
ARTISTIC AIMPRESSIONS
ARTISTIC IMPRESSIONS
LANDSCAPE PRECEDENTS
LOOK AND FEEL
VIEW FROM FARM PLACE GSK Facility Homes and Landscape
NEXT STEPS Community Planning Weekend: Public workshops Community Planning Weekend: Report Back Design Development/ Further Engagement Public Exhibition Detailed Planning Application Submission Anticipated Planning Committee 2nd & 3rd March 22nd March Spring 2018 Spring 2018 Summer 2018 Autumn 2018
NEXT STEPS April Engage with school, parish council and other stakeholders Late May Arrange further community meeting to discuss design Summer Submit detailed planning application Autumn Anticipated planning committee
Thank you for coming!