Why are we here? Welcome to the public consultation on Crest Nicholson s new proposals for the redevelopment of the former Cambridge City Football Club Ground. As you may be aware, in February 2013 Cambridge City Council Planning Committee approved a proposal by the previous owner of the site for 138 new homes. Crest Nicholson have recently acquired the site and although the consented scheme is deliverable, it is felt that a more appropriate scheme for the site can be achieved. Crest Nicholson is therefore developing proposals which reflect their aspiration for the site, to ensure that it is developed in a sustainable and sensitive way. The proposals include: 106 homes (lower than the consented 138 unit scheme) An increased number of family size homes More open green space Who is Crest Nicholson? Crest Nicholson is a leading developer of sustainable communities with a focus on sensitive redevelopments and innovative design. With experience in Cambridge, Crest Nicholson developed the Kaleidoscope residential development located on the approach to the City along the railway. The site aerial Consultation what happens next? As part of the development of the new proposals, Crest Nicholson is consulting local residents and stakeholders and gathering feedback prior to submitting a planning application in early summer. The anticipated timeframe for the application is: Public Consultation Wednesday 23rd Wednesday 7th May Submission of Planning Application Early summer 2014 Planning Committee/Decision Autumn 2014 You can provide your feedback on the proposals by: Completing a feedback form in hard copy and handing it in to a member of the team at one of the public events, or posting it via the Freepost address below; or Sending us your thoughts via an email to charlotte.howard@glhearn.com or in writing to the Freepost address below The site today Entrance into the site For further information contact: Charlotte Howard at GL Hearn (Community engagement consultants on behalf of Crest Nicholson) Charlotte.howard@glhearn.com O844 225 0003 Freepost RSUB-UEZB-SYXJ, GL Hearn, 20 Soho Square, London W1D 3QW The site today
Existing planning consent 3 storey houses 4 storey apartment building 4 storey duplexes Previous scheme with planning consent The previous owners of the site received planning consent for a residential development in February 2013. The consented scheme comprised 138 new homes, including 90 apartments, spread across a range of 3-4 storey buildings. Crest Nicholson, the new owners of the site, are developing proposals for a new alternative scheme which reflects their aspiration for the site. The table below provides an overview comparison between the consented scheme and Crest Nicholson s proposals. 2 storey duplexes central square 3 storey houses New homes Previous Scheme 138 including: 65% apartments 22% maisonettes 13% town houses Crest Nicholson s Proposals 106 including: 52% apartments 0% maisonettes 48% town houses 4 storey apartment building Affordable housing 40% 40% Total green space (including private and public) 5,723 square meters (36% of the site) 6,596 square meters (40% of the site) 4 storey duplexes allotments Balcony provision (apartments) 25.5% of apartments 100% of apartments 4 storey duplexes Parking spaces 158 112 Key Private Garden Allotments Public Open Space Shared Garden
New Approach Site constraints and opportunities Before developing the design for the new proposals, it was important to understand the context of the site, including the constraints and opportunities. This ensures that the site is developed appropriately, and is used to its full potential. N As a former football ground for Cambridge City Football Club, the site is surrounded by a variety of buildings and uses including: Residential; the Westbrook Centre; Chesterton Community College; and Chesterton Sports Centre. These surrounding buildings range in height and style. Opportunities The diagram on the right highlights the opportunities identified by Formation Architects (architects of the new scheme) based on the context of the site, including: The potential to create a distinctive style for the new development due to the range of architectural styles around the site; Taking advantage of the height of the Westbrook Centre by moving the tallest elements of the proposals next to it, and away from the western boundary where the existing neighbouring buildings are lower; and Taking advantage of the single access to the site by creating a central focal point. These opportunities are also highlighted in The Mitchams Corner Area Strategic Planning and Development Brief. This is a document prepared on behalf of Cambridge City Council, with the purpose of establishing guidelines for consideration of development proposals in the Mitchams Corner Area (which includes the football ground site). Images of the neighbouring area Greens Road Corona Road Victoria Homes Gilbert Road Milton Road
Proposed Masterplan N
New Homes: Overview Crest Nicholson has appointed Formation Architects to improve the previous consented scheme. Green s Road Formation Architects is an award winning practice with experience of working in Cambridge. Their most recent design project in Cambridge is the multi-award winning Seven Acres development for Skanska Residential Development Ltd., comprising 128 new homes and open space in Trumpington. Types of homes proposed on the Cambridge City Football Club site In total the proposals comprise 106 new homes, including: 1 and 2 bedroom apartments 2, 3, 4 and 5 bedroom family homes Pocket Garden Central Square The proposals also include a mixture of affordable homes, which are distributed within the site to create greater balance and diversity. Westbrook Centre The new homes range in height from two to four storeys. The two apartment blocks are four storeys, with a fifth storey set back. Design approach The site is surrounded by varying architectural styles and uses, including residential properties, the Westbrook Centre, and the Chesterton Community College. It therefore provides an opportunity to create new homes with a distinctive character. The design approach is contemporary and sensitive to its surrounds through the use of appropriate materials and types of buildings. Improved layout Crest Nicholson s aspiration for the site is to create an appropriate residential redevelopment which optimises the site s potential and respects the neighbouring community. Key features of the layout of the new proposals include: Relocating the tallest elements of the scheme, apartment blocks E and I (see masterplan board) next to the Westbrook Centre. This limits the impact of having high buildings overlooking neighbouring residents on the other site boundaries; Improved relationship of new homes with existing properties on Green's Road by reducing the height of proposed homes on this boundary; Private amenity space for all new homes, without the need for shared gardens; and A more open central green space for the community at the entrance of the development. Formation Architects in Cambridge: Seven Acres development. Initial design Westbrook Centre Aerial view of proposed scheme Completed building
New Homes: Street Scene Elevation Access into I CGI the site Three storey houses overlooking the new central square Example Apartment of Formation block overlooking work Cambridge the new central square Two storey houses
New Homes: Relationship to Neighbours A key consideration of the development of the new proposals is the relationship between the new houses and existing homes that neighbour the site. The focus of the approach is to minimise the impact of the new homes. This is achieved through the re-arranged layout and reduction in height of the proposed buildings. Building line of the previous scheme from Gilbert Road properties Building line of the Crest Nicholson scheme from Gilbert Road properties HG704 Costa Ricks poster The images on this board demonstrate the overall reduction in height compared to the previous consented scheme, and the relocation of the higher elements to the more appropriate boundary with the Westbrook Centre. Compared to the consented scheme, the outlook for both Gilbert Road and Green's Road properties is improved. Height diagram of the previous scheme Height diagram of the Crest Nicholson scheme Chesterton Sports Centre Chesterton Sports Centre scheme 2 storeys 3 storeys 4 storeys 4 setback 5th floor
Landscape and Environment (1) Landscape approach Crest Nicholson s proposals provide an increase in the overall provision for green space compared to the previous development for this site which has planning consent. The opportunity offered by this development s new landscape designs is for it to provide high quality, fun and engaging public spaces which celebrate the football heritage of the site through a whole range of integrated public art designs. As the final board explains, artist Zoë Chamberlain is helping Crest Nicholson to achieve this. Various areas within the public outdoor spaces will be designed in partnership with the KickStart public art initiative (see final board), which will be jointly steered by Zoë Chamberlain and landscape architects Murdoch Wickham. Ideas for these spaces will come out of a series of hosted workshops with members of the public, the artist and other interested parties. Some initial examples of ideas are shown on the next board, Landscape and Environment (2). The final design will become part of the planning permission granted so its delivery will be guaranteed with the building of the development. Private spaces for new homes A priority for Crest Nicholson is to ensure that all new homes have access to private amenity space; the previous consented development for this site does not achieve this. So in addition to the vibrant, intriguing public spaces outlined on the next board, private gardens for the homes and balconies for every apartment will also be provided. Inspiration for the landscape approach Cycle stand Acer campestre Elsrijk Pyrus calleryana Chanticleer Janet Hodgeson - Stratford upon Avon Jason Morales - Stratford upon Avon Feature wide holed stones Tilia Greenspire Terraced steps providing exercise Amelanchier lamarckii Kellen block paving Sustainability Crest Nicholson is committed to developing sustainable new Players Tunnel homes. This commitment to high quality developments was recognised in 2007 when they were awarded The Queen s Award for Enterprise in Sustainable Development. This 5 year accolade is the highest honour that can be bestowed on a UK company. Sustainability is therefore a key consideration in the development of the proposals. Cycle stand The proposals are also being developed to address Cambridge City Council s policies on sustainable design and construction. Key features of the sustainable measures include: Encouragement of sustainable forms of transport eg. Through provision of innovative cycle storage; Sustainable drainage eg. through harvesting rainwater; Energy efficient design eg. through the use of solar panels; Enhancing ecology and biodiversity through new planting and the use of bird and bat boxes; and Providing recycling and refuse storage to meet the Council s requirements. A construction management plan and waste management plan will also be developed to ensure minimum impact and to recommend mitigation measures where necessary.
Landscape and Environment (2) PLAY AREA THE PITCH The pitch Creation of a central green square inspired by the sense of enclosure of the old pitch. This space could host themed-play, inter-active seating and stylised paving illustrating various elements of football and exercise The player s tunnel on foot, the main route into the square pitch is from the north and this route could be celebrated with the formation of a planted tunnelled archway ROW G Legend Existing trees Proposed trees Themed paving pattern/designs Shrub planting The outdoor gym Creation of an informal exercise area with landscaping features shaped to encourage fitness activities and well-being THE PLAYER S TUNNEL Hedge planting Ivy screen THE OUTDOOR GYM ROW F ROW H Sedum roof bin/ cycle store ROW B ROW D Public realm Themed Kellen block paving Gravel dressed path Granite sett rumble strip BLOCK I ROW C BLOCK E Terraced steps Feature tree on road axis Scale 1:250 N 0 5 10 15m Feature stadium gateway Creation of a gateway which harks back to the arrival experience on match days FEATURE STADIUM GATEWAY
Transport and Access Residents garage parking Access & connectivity Located close to the city centre, the site benefits from good cycle, pedestrian and bus links and the proposals look to capitalise on this. Cars, cyclists and pedestrians will access the site by the existing Westbrook Centre access road. Speed restraint features are provided within the site, including low speed bends. A shared surface is provided around the main square, and at the south-western end of the site. This will also encourage lower vehicle speeds, due to the absence of a formal carriageway, creating a safe and welcome environment for pedestrians. Residents car parking Pedestrian and cycle link The site is designed to enhance links for pedestrians and cyclists with the homes to the west connected to the central square through a shared pedestrian/cycle link, thus ensuring the central square is easily accessible to all residents. Visitors parking Transport impact There will be a reduction in the number of vehicular movements generated by the proposed scheme, compared to the consented scheme. The previously consented scheme for 138 residential dwellings was anticipated to generate 66 and 75 two-way vehicular movements during the AM and PM peak periods respectively. The proposed development of 106 residential units is anticipated to generate in the region of 51 and 57 two-way vehicular movements during the AM and PM peak periods. Cycle provision Access Road Access and parking A comprehensive Transport Assessment and Travel Plan will be prepared for the planning application for the new scheme. This will assess development traffic impact of the proposed site, and promote the use of sustainable modes of travel for trips to and from the site. Bike and refuse storage box Car parking The proposals reduce the number of car parking spaces compared to the previous scheme, due to the reduction in the number of proposed new homes. The reduction in parking spaces will also encourage the use of more sustainable forms of transport. The proposals include: 97 car parking spaces for residents 15 car parking spaces for visitors Cycle provision The proposals include cycle storage for both residents and visitors. For the new homes, cycle storage will be provided outside the property in a specially designed bike shed (see picture on left), or in garages for the larger homes. For the apartments, cycle storage is provided in the ground floor car parking areas in each block. Around the site there are also dedicated areas for visitor cycling provision. Crest Nicholson is working with Cambridge City Council to ensure that the design solution for cycles is both practical and secure.
Honouring the Site s Football Heritage Street projections Local people will no doubt be familiar with the site s sporting heritage as the football ground of Cambridge City Football Club for just over 90 years. The Last Match at Milton Road An artist in residence Street projections The Last Match at Milton Road Whilst Cambridge City FC has moved on, it is felt that this redevelopment creates a unique opportunity to bring the community together through public art on the site which celebrates the memories and aspirations of the club and its services to the community. The Last Match at Milton Road An artist in residence An artist in residence The Last Match at Milton Road Remembering Cambridge City FC Alongside working with the Crest Nicholson design team, there will also be three further specific arts projects: 1. Street Projections As part of the Velo Festival, a CCFC site film projection installation will be created. Simple images relating to football, drawn by children from Milton Road primary school, will be projected to move, animated, across the skyline from the Milton Road site. Kickstart, is a public art delivery project, being managed and produced by artist Zoë Chamberlain (on behalf of Crest Nicholson and Cambridge City Football Ground LLP), to remember and honour the site s football heritage. Kickstart symbolises not only the creation of a new residential community and public space, but also the beginning of a new era for the football club and it s Community. Zoë Chamberlain The project plan for Kickstart has been developed by Zoë in close liaison with Crest Nicholson and in consultation with supporters of the club, local Members and representatives from the wider community of West Chesterton. The aim is for the whole community of residents, businesses, shops, schools to get excited and involved in the project. Legends Legacy Postcards What art projects are proposed? The Last Match at Milton Road An artist in residence with the Crest Nicholson Design Team This project will bring subtle, stylish, fun and reflective references to the site s football heritage into the design of all age-play facilities plus landscaping across the new Crest Nicholson development. An artist will be brought in to work with the Crest team to deliver practical solutions for sitting, playing, exercising and navigating the site which will also take on a very different sculptural, football heritage-related form. 2. The Last Match at Milton Road An artist will be in residence with CCFC to develop a short film to present at The Arts Picture House. This will be informed through interviews with local residents and supporters, intertwined with footage from the last match and other material gathered from the many keen supporters who have documented the club s fortunes over the years. 3. Legends Legacy Limited Edition Postcards Comic book style portraits of favourite club legends have been illustrated by students from Anglia Ruskin University and key statistics on the football club s players have been supplied by fans. From this, Legends Legacy postcards will be created in a top trumps style for broad distribution within the city. Connection Animation Community Identity