WELCOME We would like to thank you for attending our public exhibition today. The purpose of this event is to share our proposals and hear your thoughts on our ideas. Members of the project team are on hand to answer any questions you may have about the proposed scheme. Our site is allocated within Stevenage Borough Council s emerging Local Plan for housing. Indicative site location, with development boundary Residential Development St. Nicholas Meadow Sustainability is at the heart of the scheme, with the proposals on display today bringing forward a new community that provides community infrastructure and a wide range of housing types and sizes. This will create opportunities and chances for people living in Stevenage, or moving to the area, to invest in the area and reinvigorate the town. As two of the UK s largest and most reputable house builders Bellway Homes and Miller Homes are committed to delivering a high-uality development which compliments Stevenage Borough Council s ongoing regenerative vision for the town centre, whilst providing a unique and sustainable opportunity that helps to address Stevenage s housing need.
PLANNING FOR THE FUTURE OF Nationally, we are facing a growing housing shortage. In order to meet the country s needs, the Government has set a target of one million new homes by 2020. Stevenage Borough Council is planning for the future of the town to 2031. The Local Plan, which was consulted on in 2013 and 2016 has now been submitted to the Secretary of State for examination, the final stage before it is formally adopted. The Plan sets out how Stevenage will develop in the future: both regeneration and growth. KEY STATISTICS *Respondents to the Aspirational Homes Survey (2007) 12 % 55 % 81.7 % * * * of homes in Stevenage are detached. This compares to a 22% Hertfordshire average. of people that work in Stevenage also live in Stevenage. of people in Stevenage would like to live in a suburban area. The population of Stevenage is anticipated to rise from 84,200 to 97,900 by 2031. An increase of 13,700 people 15.8 % Increase in house prices since 2015 Following a thorough assessment, Stevenage Borough Council have concluded that regeneration and the use of brownfield sites within the urban area will not be enough to meet the Borough s housing need and deliver on its economic growth and regeneration aims. Therefore the Council have identified three new sustainable neighbourhoods: to the north, west and south east of the existing town. The proposals we are bringing forward are to the north of Stevenage.
CONSTRAINTS AND OPPORTUNITIES ACCESS North Road will provide access to the wider highway network via two priority junctions, one to the north with the B197 Graveley Road, and the other to the south with the A602 Stevenage Road. Several public rights of way cross the site and connect the site with the surrounding residential areas and countryside. These will be retained and enhanced within the proposals. FLOODING AND DRAINAGE The site is not in an area of flooding from rivers or streams. A drainage strategy is proposed that will use existing ditches, enhanced with new surface water storage areas to slow water from the site, and release it at rates equal to or less than current rates. The surface water storage areas will also function as enhanced wildlife habitats. ECOLOGY The site has been in agricultural use for many years, resulting in large areas of little ecological value. Some badger activity has been identified to the east of the site, which would remain unaffected by the proposals. Areas of ecological interest within the site are limited to existing hedgerows and tress, retained within the development proposals. Bat foraging areas along some of these existing green corridors have been carefully considered in the proposals. LANDSCAPE The visual impact of the proposals has been a key consideration. The extent of open space provided is significantly more (at 60%) than might be seen on other developments of this size. Site application boundary Administrative boundary Potential future housing allocation within North Herts 1m Contours Direction of fall Potential lower density residential Potential medium density residential Existing pedestrian links Listed buildings Listed building and visual landmark Conservation Area High Voltage Pylons and buffer zone (22m either side of the centre line) Opportunities for vehicular links to potential North Herts allocation Potential open space Potential higher density residential Pylons which can be grounded Steeper slopes (greater than 1 in 12) Key views into the site Break in slope Views from within the site Highest part of the site Sensitive urban edge Public Right of Way Sensitive rural edge Existing trees and hedgerow Green infrastructure links Potential attenuation feature Opportunity to reinstate historic hedgerow Potential Primary School and Local Centre Potential location for vehicle access
CONSTRAINTS AND OPPORTUNITIES Site application boundary Existing pedestrian links Administrative boundary Listed buildings Potential future housing allocation within North Herts Listed building and visual landmark 1m Contours Conservation Area Direction of fall High Voltage Pylons and buffer zone (22m either side of the centre line) Potential lower density residential Opportunities for vehicular links to potential North Herts allocation Steeper slopes (greater than 1 in 12) Potential medium density Key views into the site Break in slope Views from within the site Potential open space residential Highest part of the site Sensitive urban edge Sensitive rural edge Public Right of Way Potential higher density residential Pylons which can be grounded Existing trees and hedgerow Green infrastructure links Potential attenuation feature Opportunity to reinstate historic hedgerow Potential Primary School and Local Centre Potential location for vehicle access
MASTERPLAN The masterplan has been designed through an iterative process in conjunction with technical experts, in order to respond to the proposed Local Plan designation. The main elements included are: HOUSING Around 30% of the whole site is proposed for housing development. This will comprise a range of types of dwellings including 1 and 2 bedroom flats up to 5 bedroom homes. Densities will be higher to the west of the site, and adjacent to the proposed bus route through the site, and lowest in the conservation area, where the larger units are proposed. Masterplan LOCAL CENTRE The Local Centre will provide 1,800sqm flexible commercial space, which could include a number of shops or one larger store. The GP Surgery will also be in The Local Centre, together with associated parking. PRIMARY SCHOOL A new primary school will be provided with additional space set aside for future expansion. ST NICHOLAS MEADOWS Open space represents about 60% of the overall development area within the site. The St. Nicholas Meadows are proposed to provide about 40ha of accessible public open space. Vehicular, pedestrian and cycle 1 access point from North Road 2 Landscape corridor 3 Storm water flood storage 4 Primary school 5 Local centre 6 Residential area 7 Multi Use Games Area 8 St Nicholas meadows 9 Proposed orchard
MASTERPLAN Masterplan Vehicular, pedestrian and cycle 1 access point from North Road 2 Landscape corridor 3 Storm water flood storage 4 Primary school 5 Local centre 6 Residential area 7 Multi Use Games Area 8 St Nicholas meadows 9 Proposed orchard
Land North of PLACE MAKING: INDICATIVE IMAGES Indicative Conservation Area Sketch Indicative Conservation Area Layout Proposed Housing Indicative Conservation Area Street Hierarchy Existing Buildings Proposed Garages Residential Street Shared Surfaces Private Drive Secondary street Mews/parking court Tertiary street Private drive Indicative Conservation Area Housing Mix 40: 4/5 bed aspirational home: PARKING PROVISION: 4 and 5 bed homes: Double garage + minimum of 1 off-street parking space 3 bed homes: Single garage + minimum of 1 off -street parking space 30: 4 bed homes 28: 3 bed homes
PLACE MAKING: CREATING A NEW COMMUNITY Our vision for Land of North Stevenage seeks to create a place that sustainably supports a community through provision of high quality and varied housing options and green space. A place that local people want to be, and can afford to live in. OUR PROPOSALS WILL DELIVER: 15m 800 30 % Estimated local annual spending by new households New homes Affordable housing 1 188 1 GP Surgery Direct and indirect jobs Primary School Artist impression
CONNECTIVITY Site access plans Site boundary District boundary Bus routes Cycling distances Walking distances
Land North of ST NICHOLAS MEADOWS Our ideas have progressed with full recognition given to the literary significance of the area. There is a need to deliver new homes. But, we recognise that this should be done in a way that preserves the landscapes that inspired the author E.M. Forster. That is why we are seeking to sensitively develop the western section of the site, with the eastern section set aside and restored to the pattern of fields that historical maps show to have existing in the nineteenth century. We are suggesting that this land be known as St Nicholas Meadows. Landscape plan Site application boundary 1 Proposed orchard to reflect planting indicated on historic maps (1884 Ordnance Survey map). Proposed orchard will filter views to the development proposals and increase the biodiversity and amenity value of the existing paddock. 2 Existing arable fields to be subject to future management as hay meadows in order to enhance the character of the Conservation Area, provide increased biodiversity, wildlife habitat, recreational amenity and accord with literary text references for E.M Forster. Existing arable field to be managed as hay meadow Proposed indicative tree planting Proposed SuDs ponds/ attenuation basins 2 4 Existing vegetation to be enhanced and restored 3 6 Proposed native tree and shrub planting 2 5 2 Existing vegetation to be retained 4 5 Existing foothpaths and bridleways 6 2 6 3 Proposed native tree copse planting 4 1 Existing vegetation to be retained for local habitat and landscape character value and to provide a good level of concealment in views to the development in conjunction with proposed hedgerow and copse planting. 6 Proposed native species woodland copses to be planted to enhance the local landscape character, provide additional wildlife habitat and filter views of the proposed development. 7 Proposed hedgerows with trees 2 Existing national trail Existing trees to be retained Proposed green space 7 Proposed orchard Existing hedgerows to be enhanced by gap planting and carefully considered future management. Additional native species hedgerows with trees to be planted to reflect the local historic field pattern, strengthen the landscape character, provide additional wildlife corridors and to filter/conceal views to the proposed built development. 5 6 Existing ditches Proposed permissive paths to facilitate enhanced public access to the St. Nicholas Meadows area of the proposals. Proposed SuDS Drainage pond/basin to create an attractive feature within the St Nicholas Meadows area, which would also act to provide enhanced biodiversity. OUR PROPOSALS WILL DELIVER: 38 Equivalent of Hectares of open space Football pitches of open space 49 60 % Of the proposed development is open space
Land North of ST NICHOLAS MEADOWS Landscape plan Site application boundary Existing arable field to be managed as hay meadow Proposed indicative tree planting Proposed SuDs ponds/ attenuation basins Existing vegetation to be enhanced and restored Proposed native tree and shrub planting Existing vegetation to be retained Existing foothpaths and bridleways Proposed native tree copse planting Existing ditches Proposed hedgerows with trees Existing national trail Existing trees to be retained Proposed green space Proposed orchard
THANK YOU Thank you for taking the time to visit the exhibition. We appreciate your interest and involvement. We would like to hear your views. You can provide your feedback by: Talking to members of our team throughout the public consultation event Completing a feedback form at the exhibition or completing it later and sending it back via the Freepost address Visiting our consultation website: Emailing us at consultation@iceniprojects.com Calling us on 020 3435 4208 NEXT STEPS OUTLINE PLANNING APPLICATION LOCAL PLAN TIMELINE NOVEMBER 2016 Public consultation JULY 2016 Submitted to the Secretary of State DECEMBER 2016 Submission of the outline planning application JANUARY 2017 Examination in Public SUMMER 2017 Planning application determination (target) SUMMER 2017 Inspectors Report (target) The application will include a report detailing the feedback received from this exhibition. If planning permission is granted, we are hoping to be on site by 2017/2018.