TRANSFORMING Welcome to today s exhibition which outlines our proposals to transform the part-dilapidated former Tudor Nurseries into a characterful development providing new homes, a retirement village, a local neighbourhood shop and quality green and open spaces. The site is identified in Broxbourne Council s draft Local Plan as suitable for around 340 new homes as part of the District-wide requirement of more than 7,100 new houses. The Government has confirmed that the UK housing market is broken because for too long, we haven t built enough homes. Since the 1970s, there have been on average 160,000 new homes delivered each year in England and we need around 250,000 to keep up with population growth and to tackle years of under-supply. Affordability has plummeted and redeveloping this site will provide a sustainable contribution to local housing need. The Tudor Nurseries Site We want to share our emerging proposals with you so we can understand the issues that are important to you. The team is here today to discuss the proposals in more detail and we are keen to understand your views. We have not yet submitted a planning application and we would look to take on board your comments where possible to inform the masterplan as it progresses. More information can be found at: www.transformingtudornurseries.co.uk Indicative Artist s Impression of Burton Lane
OUR APPROACH CEG We don t just build houses, shops, schools and offices; we build communities. We make space for lives to flourish, for neighbourhoods to grow and for businesses to develop. We build the features that turn an area from somewhere many people simply live, into a vibrant neighbourhood. Our approach puts placemaking and people first in order to deliver sustainable, well-designed environments that meet local needs and aspirations. SOME OF OUR RECENT PROJECTS INCLUDE: Kirkstall Forge 400m brownfield development including a new train station, 1,000 homes, offices, shops and leisure facilities. A skills campus on site is helping to train future architects, builders and engineers. Stamford, England and Wales first conservation town We worked with Stamford Town Council to deliver a new sympathetic development of 400 homes and employment space. Maldon, Essex With Maldon Borough Council we are delivering a Garden Suburb and we engaged closely with the wider community to deliver the Strategic Masterplan Framework for this development. Thame, historic Oxfordshire Town We worked with the Town Council to masterplan an attractive 400 home development as part of its Neighbourhood Plan. The site was the first in the UK to receive planning permission having been allocated in a Neighbourhood Plan. Thame Town Council has worked extremely hard for two years to ensure that the residents of the town have the best future possible. The cooperation which we have received from CEG has contributed significantly to the radical new approach of Neighbourhood Planning. The work we have done with them has been a refreshing and important part of the process Mike Dyer, Thame Town Council Developers have realised the opportunities neighbourhood planning offers them. CEG is among the leading lights in this respect, working with the Thame Neighbourhood Plan and their successful applications to develop homes and sites identified by the community. Brandon Lewis MP, former Minister of State for Housing and Planning at the Department for Communities and Local Government.
TRANSFORMING The existing glasshouses and packing sheds, including those already dilapidated, will be removed to pave the way for an attractive and characterful development including: T raditional detached, semi-detached and terraced houses, a few centrally located high quality apartments and a retirement village, to ensure we can meet a full mix of local housing needs Ample new green spaces with cycle and footpaths connecting pocket parks, a village green, recreation space and biodiversity/nature areas Retaining existing woodland and trees and delivering new planting and landscaping on the site to protect visual amenity At this stage we are preparing an outline application so we would not set out specific design layouts. However, we will produce a Design and Statement which determines the high quality character. Precedent images, sourced from our analysis of the local area and similar high quality developments, are shown below demonstrating the types of development we are considering. Integrating new development, by respecting existing characteristics such as setting back development to reflect the existing context and character Please identify on your questionnaire which of the housing types shown below you like A B A C D B A E B F G A H B
HISTORY The 15 hectare site is previously developed land. It consists of a mixture of disused glasshouses and in-use glasshouses and packing sheds. Part of the site still grows cucumbers but the long term economic viability is not sustainable and some of the buildings have fallen into disrepair. We understand that the only way to make this site viable would be to excavate the site so that it is exactly level, erect seven metre glasshouses and packing sheds, covering the entire extent of the site, with its own power plant and 24 hour a day operation, resulting in significant HGV movements. Due to viability issues, alternative uses for this site need to be considered so that the unattractive buildings can be replaced with something more appropriate to this residential setting. Existing site images Water Management and Drainage The site is not within a defined floodplain and is appropriate for development Much of the site is hard landscaped Our proposed Sustainable Drainage System (SuDS) will protect the site from future flood risk Thames Water has confirmed capacity exists for foul water treatment from the development and funding would be provided for improvements to the system Utilities Investigations have shown capacity for gas, electricity, water and telecommunications As with any new development opportunities will be taken to explore improved facilities where possible Environment and Ecology Our extensive habitat surveys have shown little wildlife on the western part of the site due to the horticultural operations Although limited, habitats on the eastern part of the site would be protected by careful design, retaining landscaping and existing drainage paths, which will be utilised to provide areas of open space, parks and biodiversity areas within the new development By increasing garden areas, new planting and providing SuDS ponds within the development we can help to attract new birds, bats and invertebrates habitats A range of accessible habitats and green spaces which are managed for wildlife to flourish and for people to enjoy will provide places for relaxation, healthy living and active recreation.
TRANSPORT AND ACCESS Delivering an integrated development that is accessible, makes improvements to public transport and minimises traffic generation is at the heart of our proposals. Footpaths and Cycleways Main access via a new priority controlled junction onto the B156 Goffs Lane, with a right turn ghost island lane Secondary access from Burton Lane by way of a new priority controlled junction Internal layout will promote travel on foot, cycling and public transport by creating permeable and attractive connectivity, low vehicle speeds and deter non-development vehicles Designed as a walkable neighbourhood Providing a network of green spaces, parks and new, quality routes for pedestrians and cyclists via the Goffs Lane and Burton Lane new access points, and new dedicated footpath/cycle access to the proposed new school near Rosedale Sports Club to the north of the site The new shop and school will be in walking distance of the proposed homes The whole of this site is within a five minute walk of existing bus stops Development will generate around three vehicles per minute during the peak hours Road Improvements We are assessing local roads and junctions to ascertain if / where we will need to invest in improvements A package of transport improvements is also proposed. These are under discussion but could include the following: Sustainable Travel Promoting the use of local bus services and enhancing local bus stop infrastructure to assist in the delivery of reliable, frequent and attractive services We are reviewing a potential improvement scheme at the B198 Lieutenant Ellis Way/A10/Winston Churchill Way Junction The modelling work has shown that the proposed development is not of a size that would have a significant effect on the A10 corridor Our studies will identify any local issues relating to highways and will identify measures to mitigate for any issues associated with this development. Personal travel planning for new residents via a coordinator tasked with minimising car use Promoting car sharing through a local scheme Providing discounted public transport tickets to encourage public transport use from day one Infrastructure for the charging of electric vehicles 1,200m 800m 400m KEY LOCAL CENTRE (Inc. retail, place of worship, restaurants etc.). HIGH SCHOOL PRIMARY SCHOOL/NURSERY LEISURE/RECREATION MEDICAL FACILITY SITE BOUNDARY Contains Ordnance Survey data Crown copyright and database right 2017
DELIVERING COMMUNITY BENEFITS Investing in New Community Infrastructure This development will provide financial contributions towards the infrastructure requirements (such as education, health, leisure and transport improvements) A new local shop is proposed on the site New School This will include funds towards the new school which is proposed as part of the wider Rosedale Park development. This school is proposed on land adjacent to the existing Rosedale Sports Club (Plans shown on the masterplan board) Healthcare Provision We are discussing with Broxbourne Borough Council and other local stakeholders, GP s and other services. Recreation and Open Space More than 8 acres of green and open spaces will be provided on the site This would include recreation and play areas, a village green, linear and pocket parks Improvements to nearby facilities such as Rosedale Sports Club, which incorporates Cheshunt Rugby Club, Hertfordshire Harriers Disabled Cricket Club and Rosedale Bowls Club with over 600 members from ages 5 to 90 Mix of Housing to Meet Local Needs Affordable and starter homes of a mix of size and tenure to help local people stay in the area Approximately 350 homes including around 32 homes in a retirement village and the remainder a mix of starter homes, family homes and some apartments Improved Visual Amenity By removing the part-dilapidated buildings and glasshouses, we can pave the way for a very attractive development New planting and landscaping will also enhance the outlook for local people Sustainable Development This development is in a sustainable location, it will revitalise a previously used site, help to meet local housing needs and help to sustain local facilities Economic Benefits Subject to the final housing mix/design the development can deliver: 3.2 MILLION 500,000 225 8.6 MILLION of New Homes Bonus funds in annual construction/ in new resident for investment into local Council Tax supply chain jobs spend each year infrastructure
TIMESCALES AND YOUR VIEWS The Council is continuing to progress its Local Plan. The site is identified in Broxbourne Council s draft Local Plan as suitable for around 340 new homes. We will continue to work on the masterplan and the supporting technical evidence to demonstrate that the proposals are acceptable in terms of urban design, highways, landscape, environment and drainage. An outline planning application is being prepared which we will submit in the coming months to support the Local Plan process. Once submitted, there would be a further formal consultation process. Should outline permission be granted, there would then be a reserved matters (detailed) application process. Although the development has been designed to be suitable as a standalone development, we have sought to provide connectivity and complement the wider proposals for Rosedale Park North, the new school and a new Country Park. As part of our masterplanning process we welcome your input. The views of the local community are important to the design process and we would be grateful if you could complete a questionnaire. Please comment by 25th March 2017 by: Completing a questionnaire and handing this in at today s event or posting it back to: Tudor Nurseries Consultation, CEG, Sloane Square House, 1 Holbein Place, London, SW1W 8NS Commenting via our website www.transformingtudornurseries.co.uk Emailing your comments to tudornurseries@ceg.co.uk Contacting Stephen King on 0207 730 9090 Please provide your contact details so we can keep you informed about the proposals. We will not contact you for any other purposes.
Path to Primary School THE EMERGING MASTERPLAN Indicative CEG masterplan Community Green focal space Attractive pedestrian and cycleway connections along linear green routes New pedestrian and cycle connection to Rosedale Sports Club and proposed Primary School to the north Pedestrian / Cycle Pedestrian / Cycle Existing mature tree belts along edges to site to be retained Design of proposed additional open space to be determined through consultation Secondary vehicular access Detached homes in large gardens fronting Burton Lane B u r to n L a n e Approximately 350 new homes, including retirement village and starter homes Pedestrian / Cycle Retirement village approximately 32 units Pedestrian / Cycle Local convenience store accessible to new and existing community Open space, community allotments and gardens to existing bus services Landscaped gateway space Bus stop New tree planting to reinforce existing boundary vegetation. to existing bus services Bus stop Proposed location for new Primary School Bus stop Primary vehicular access Bus stop Crest Nicholson is progressing a masterplan and planning application to the north of our site. This includes the provision of a new primary school. We are working closely with Crest and Broxbourne Council to ensure our two plans work together. New pedestrian and cycle connection to Rosedale Sports Club and Primary School to the north Masterplan showing context with Rosedale Park proposals. Further information about the separate Crest proposals can be found at: www.rosedaleparknorth.com Project Tudor Nursery Title DRAFT Illustrative Masterplan (Rev D) on Sketch Masterplan, Rosedale Park Client CEG Date February 2017 Scale NTS Drawn by LH Drg. No ID13761-037-RevD N CL13761 Based upon Ordnance Survey mapping with the permission of Her Majesty s Stationery Office. Crown Copyright reserved. Licence number AL50684A