Proposed Development on
Land East of Horndean L A N D
( H O R N D E A N )
Design and Access Statement October 2014
Proposed Development on
Land East of Horndean
Design and Access Statement October 2014 Contents Foreword Application Summary
1.1 Background 1.2 The Applicant 1.3 Description of the Development 1.4 Application Site 1.5 Purpose of the Document 1.6 Structure of the Document
Context Assessment
2.1 Strategic Analysis 2.2 Local Context 2.3 Historic Development 2.4 Vehicular Movement 2.5 Cycleways, Bridleways & Footpaths 2.6 Public Transport 2.7 Wider Landscape Character 2.8 Landscape Character and Ecology 2.9 Edges and Boundaries 2.10 Noise 2.11 Utilities 2.12 Topography and Flood Risk 2.13 Constraints 2.14 Opportunities
1 5 5 5 5 5 5 5 9 9 11 13 15 15 15 17 19 21 23 23 24 25 26
Design Process
29 29
The Masterplan
33 33 33 35
3.1 Design Process
4.1 The Vision 4.2 The Concept 4.3 Illustrative Masterplan
The Frameworks
39 41 45 49 51
Character Areas
55 57 59 61 63 65 67 69 71 72 73
Masterplan Delivery
77 77
The Parameters
81 81 81 81 81 81 81
5.1 5.2 5.3 5.4
6.1 6.2 6.3 6.4 6.5 6.6 6.7 6.8 6.9 6.10
Movement Framework Land use Framework Residential Framework Landscape Framework
Local Centre Horndean Pastures Horndean East Woodland Dell Havant Road The Avenue Woodland Edge Linear Park Employment Zone Horndean Care Village and Cricket Pitch
7.1 Phasing
8.1 8.2 8.3 8.4 8.5 8.6
Redline Boundary Access and Movement Land Use Residential Density Building Heights Open Space
Document verification Client: Highwood Land (Horndean) LTD, CALA Homes (South Home Counties) LTD Project: Proposed Development on the Land East of Horndean Job number: A081113 Document title: Design and Access Statement Status: Final Date: October 2014 Document reference: A081113_Horndean_DAS
This report is copyright: © WYG Environment Planning Transport Limited, 2014 All drawings and photographs are by WYG Environment Planning Transport Limited unless stated otherwise. Drawings based on the Ordnance Survey map are reproduced with the permission of Her Majesty’s Stationery Office: © Crown copyright WYG Environment Planning Transport Limited licence number: AR 1000 17603 WYG 100 St John Street, London, EC1M 4EH Tel: +44 (0)20 7250 7500 Fax: +44 (0)207 250 7501 www.wyg.com
Foreword
Foreword The Vision The vision for the Land East of Horndean is to deliver a high quality mixed-use development that will form a vibrant and attractive extension to the village within a rich and varied landscape setting. It will offer a comprehensive solution that is able to meet the housing, employment and community needs of Horndean up to 2028 and beyond. In so doing, the masterplan will: •
Develop a contextually appropriate scheme that reflects the distinctive local character of the village of Horndean;
•
Provide for up to 700 new homes of a broad and appropriate range of types and sizes to comprehensively deliver on Horndean’s share of overall housing requirement in the recently adopted Local Plan;
•
Deliver a range of community facilities including a community building, primary school, sport pitches, play facilities and allotments - to allow a new community to flourish and to meet the needs of the wider village;
•
Deliver 1.7ha of Horndean’s 2ha requirement for employment land as per the adopted Local Plan;
•
Create a network of strategic green infrastructure in the form of a series of linked open spaces, offering a diverse range of recreational activities and a rich resource for new and existing residents;
•
Realise a connected landscape across 40% of the site that builds on retained features to safeguard and enhance local ecology and habitats;
•
Deliver on the requirements of local people wishing to downsize from large family homes, by providing a range of accommodation options in a well located and integrated retirement village;
•
Create a network of landscaped pedestrian routes to deliver a walkable neighbourhood where new and existing residents have access to a range of local facilities;
•
Integrate a site wide sustainable movement network with the wider village, creating new pedestrian connections across Horndean and improving access to Hazleton Common and the South Downs National Park;
•
Create a development that reduces energy consumption and use of limited resources by promoting energy efficiency; and
•
Aspire to achieve the highest quality design with a strong connection to the local landscape and a distinct identity that reflects and enhances the character of the village.
Right: Illustrative Masterplan in Context 1 Land East of Horndean | Foreword
Section Title | Land East of Horndean 2
Application Summary
Application Summary 1.1 Background This Design and Access Statement accompanies an outline planning application for a comprehensive development proposal known as, ’Land East of Horndean’.
1.2 The Applicant The applicants are Highwood Land (Horndean) Limited and CALA Homes (South Home Counties) Limited.
1.3 Description of the Development
has been influenced by a fully considered assessment of the local context and site specific characteristics, such as topography and setting. The document also tells the story behind the key design themes which have driven the design process and how the final proposals demonstrate delivery of key design principles of sustainable development and good place making. This report has been prepared in accordance with the following: • •
The proposed development provides for up to 700 residential units, a new local centre, a primary school, 1.7ha of employment land, a care village, sports pitches, open space and allotments.
•
1.4 Application Site
•
Measuring approximately 62.45 ha, the application site is comprised of three parcels of land on the eastern boundary of the village of Horndean. For the purposes of this document these areas will be referred to Hazleton Farm, Pyle Farm and the Land North of Rowlands Castle Road.
1.5 Purpose of the Document This Design and Access Statement has been prepared by WYG on behalf of Highwood Land (Horndean) Limited and CALA Homes (South Home Counties) Limited in support of an outline planning application for a new mixed use residential neighbourhood to the East of Horndean. This document should be considered alongside the full suite of documents which comprise the outline planning application. The purpose of this document is to explain the development of the masterplan and design proposals. The report explains how the design
5 Land East of Horndean | Application Summary
•
•
Town and Country Planning (General Development Procedure) Order 1995. Town and Country Planning (General Development Procedure) (Amendment) (England) Order 2006. Department of Communities and Local Government circular 01/2006. CABE (2006) Design and Access Statements: How to write, read and use them. DCLG (2006) Guidance on changes to the development system. Local planning policy.
1.6 Structure of the Document The remainder of this report is structured as follows: Section Section Section Section Section Section Section
2: 3: 4: 5: 6: 7: 8:
Context Assessment Design Process The Masterplan The Frameworks Character Areas Masterplan Delivery The Parameters
Application Site
Site Location Plan
Application Summary | Land East of Horndean 6
Context Assessment
Context Assessment Strategic Appraisal 2. Context Assessment 2.1 Strategic Analysis The application site is located within the village of Horndean in East Hampshire District and lies predominantly within Horndean Parish, however, a small portion of the southern area of the site lies within the Parish of Rowlands Castle. The contemporary development of East Hampshire has been shaped, in part, by the main road network comprising the M27, A3(M) and A27, which has allowed cities such as Portsmouth to spread beyond their original boundaries. The village of Horndean forms part of the Cowplain, Horndean, Purbrook, Clanfield and Waterlooville conurbation, which is situated to the west and north west of Havant. It is a long, narrow conurbation, stretching ten kilometres from north to south, but measuring only three to four kilometres at its widest point. Horndean straddles the A3(M) and forms a gateway into the area form the north. It is located 13 kilometres north of Portsmouth and has a population of around 13,000. It has a semi-rural character, similar to other settlements in the district. The nearest railway station is 3.5 kilometres south east of the village in Rowlands Castle. The South Downs National Park is located to the north, east and west of Horndean, ‘wrapping’ around the village. The National Park, which became fully operational on 1 April 2011, is England’s newest National Park and covers an area of 1,600 square kilometres and stretches for 140 kilometres from Winchester in the west to Eastbourne in the east. It includes the chalk ridge of the South Downs and the heavily wooded sandstone and clay hills and vales of the western Weald.
M27
Fareham
ENGLISH CHANNEL
A3
SOUTH DOWNS NATIONAL PARK
Horndean
Waterlooville
A3
(M
)
Rowlands Castle
A27 Havant
CHICHESTER HARBOUR AONB Hayling
Portsmouth
Context Assessment Local Context 2.2 Local Context
North Horndean
Horndean The Parish of Horndean in East Hampshire has a population of approximately 13,000 and comprises several settlements including Blendworth, Catherington, Horndean Village and parts of Lovedean and Hazleton. Horndean Village is located at the centre of the Parish. To the north of the village is Catherington and North Horndean, to the east is Blendworth. To the south lie South Horndean and Hazleton, Lovedean is located to the west and West Horndean is situated to the north west.
6 Rowlands Castle Road
(A3
)
4
Por t
sm
out
hR oad
South Horndean
3
Key Horndean Parish
Hazleton
oa tR
n va Ha
Application Site Built Up Area
d
Rural Character Conservation Area
Local Assessment // Local Context Plan
2
3
2
3
4
1. 2. 3. 4.
11 Land East of Horndean | Context Assessment
4
1
Hazleton Interchange
1
4
Blendworth
2
5
The motorway forms a strong element of the urban form and serves as an important connection with the wider region. Access to the open countryside is an important characteristic of the area.
1
A3 (M)
Horndean Technical College
Immediately to the south of the Parish is the town of Waterlooville. Both Horndean and Waterlooville developed along the A3, the main route between London and Portsmouth prior to the construction of the A3(M). The A3(M), which opened in the late 1970s, acts as a bypass of the A3 road. Horndean Village can be accessed via Junction 2 of the A3(M). The majority of the built up area of Horndean is located to the west of the A3(M).
Horndean’s historic centre is located in the area around the junction of Portsmouth Road and London Road east of the A3. It forms a focal point with a number of public houses and several shops clustered within the area. Gale’s Brewery, currently being redeveloped for residential use, forms a distinctive landmark within the village centre. Morrisons super store provides for an alternative retail offer located to the south of the A3 off Dell Piece West.
Hordean Conservation Area
Horndean Village Centre Blendworth A3(M) Motorway Blendworth Lane
Character The character of Horndean varies throughout the settlement reflecting its growth and development over a long period of time. The area to the east of the A3(M), which is the area closest to the site, it comprises an urban townscape in the northern section and a more informal semi-rural character in the southern part. London road and its immediate environs is characterised by: •
A tight urban grain with buildings constructed to the back edge of pavement;
•
A degree of consistency to the building line with buildings creating a strongly defined street edge;
•
Modest, domestic scaled buildings, with the exception of the three storey former brewery buildings;
•
Buildings comprising a mix of red brick and painted render with clay tile roofs; and
•
Streets dominated by vehicular traffic and parked cars (especially the A3).
4
The Site In contrast, the area to the south of London Road is characterised by: •
Low/medium density housing. Large detached dwellings set in mature landscaped gardens are common in this area;
•
An informal layout of buildings giving a semirural character;
•
Red brick buildings with a mix of traditional and modern clay tiles, as well as concrete tiles;
•
Predominantly two storey properties throughout; and
•
Quiet lanes and cul-de-sacs leading off busier routes such as the B2149.
The site is located between the A3(M) and the South Downs National Park. It comprises three land parcels. The northern most parcel is situated immediately to the north of Castle Rowlands Road and adjacent to the existing housing along Church Path. The fairly recent development of Letcombe Place is located immediately to the west of the site. The parcel comprises mainly arable land. The central parcel is located between Rowlands Castle Road and the B2149. The housing area of Idsworth Close and Whitehaven is located immediately adjacent to the west. The parcel is mainly arable land. The southern-most parcel is located between the A3(M) and the B2149. Keydell’s Nursery is located immediately to the north and there is a motor racing circuit to the south. The parcel is characterised by arable land and areas of woodland.
5
4
5
6
4. Pyle Lane 5. Land north of Rowlands Castle Road 6. Idsworth Close, West of Site
6
Context Assessment | Land East of Horndean 12
Context Assessment Historical Development 2.3 Historic Development Horndean Village was established in the sixteenth century, but it was during the eighteenth century that its importance grew. It became a staging post on the road between Portsmouth and London (now the A3). By 1711 Portsmouth Dockyard employed over 2,000 men and the growth in traffic between Portsmouth and London led to an expansion of the village inns and shops. In 1836 Horndean became home to the Hon. Sir Charles Napier Senior, father to the more famous Sir Charles Napier. He purchased The Grove, a large detached house on Portsmouth Road, but subsequently changed its name to Merchistoun Hall (after his former home in Falkirk, Scotland). Merchistoun Hall is now a Grade II listed building and serves as a community centre for the village. The most significant development of the nineteenth century was the establishment of Gale’s Brewery (George Gale & Company Ltd) in 1847. It was a major employer in the village and continued to brew beer until its closure in 2006. When the railway network was developed it bypassed Horndean and a station was built at Rowlands Castle. However, the village was served by trams of the Portsmouth and Horndean Light Railway in the early part of the twentieth century. The village received a mains water supply, electricity and mains drainage in the 1920s and 1930s. The population of Horndean increased during the Second World War when people were evacuated from London and Portsmouth and in the immediate post-war era large housing estates were built to house the increase in population. The Merchistoun Road estate was developed in 1948 and the Hazleton Estate was built in the 1950s.
1
2
Key Application Site Horndean Parish Built Up Area Rural Character Conservation Area Listed Buildings
Local Assessment // Local Context Plan
In 1979 the A3(M) was opened. This had a significant impact on the overall form of the town and created a strong barrier between areas to the east and west. The ease of access to the A3(M) has encouraged an influx of light industry and warehousing into Horndean, which now forms a predominant land use close to Junction 2 of the A3(M).
1
2
1+2 Horndean Village Centre
13 Land East of Horndean | Context Assessment
1
2
Context Assessment | Land East of Horndean 14
Context Assessment Access and Movement 2.4 Vehicular Movement Located close to Junction 2 of the A3(M) the site is highly accessible via the strategic road network. The A3(M) connects Horndean to: Portsmouth to the south via the A27 and M275; Havant and Chichester to the south and south east via the A27; and Fareham to the south west via the M27.
Connecting Havant Road and Rowlands Castle Road is Pyle Lane. The lane runs along the eastern boundary of the site. Where it passes through the site Havant Road is a single carriageway road with grass verges and hedges/trees following adjacent field boundaries. Rowlands Castle Road and Pyle Lane are narrower roads with narrow grass verges and hedgerows close to the carriageway. Access into the site will be from the Havant Road, Rowlands Castle Road and Pyle Lane.
ad
A3 (M)
n Ro
o Lond
Havant Road (B2149) provides connections to Horndean Village centre and the railway station at Rowlands Castle, via Redhill Road. This road bisects the site and provides our principal point of vehicular access for the proposed development.
ath Public Footp
3
NR out e2 sm 22 out hR oad (A3 )
1
4 Pu
blic
Por t
NC
2.5 Cycleways, Bridleways & Footpaths
Rowlands Castle Road
Pyle
Lan
e
Dell Piece West
Horndean connects to the UK cycle network via Route 222 which runs through the village centre and connects Queen Elizabeth Country park with the town of Eastney on the south coast.
2
Key
ew ay idl
d
Public Footpath
Br
Bridleway
There are a number of Public Rights of Way and Bridleways in the area which predominantly help to provide access to the South Downs National Park.
oa tR
Road
n va Ha
Application Site
Cycle Route
Local Assessment // Access and Movement Plan
2.6 Public Transport The main mode of public transport in the Horndean area is provided by the local bus network. The Bus numbers 8 and 37 connect the village with Waterlooville and on to Portsmouth. The nearest train station can be found at Rowlands Castle.
2
1
1 3 1. Havant Road 2. A3(M) 3. Rowlands Castle Road 4. Pyle Lane
15 Land East of Horndean | Context Assessment
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Foo t
pat
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on Lond Road Rowlands Castle Road
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Pu
A3(M)
bli
cF
oo
tpa
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nt va
Ha ad
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Key Redline Boundary
2
Public Footpath National Cycle Network 222 Bridleway Road 0
200m
Site Assessment // Access and Movement Plan
1
3 1 2
2
4
3 4
1.Bridleway running along the western boundary 2.Bridleway bridge crossing the A3(M) 3.Footpath through the South Downs National Park 4.Long distant footpath - Broad Walk
Context Assessment | Land East of Horndean 16
Context Assessment Landscape and Ecology 2.7 Wider Landscape Character AONB
Historically part of the former royal hunting reserve known as the Forest of Bere, both Horndean and the surrounding landscape are characterised by a range of habitats and landscapes. Forming a new eastern edge to the settlement, the site consequently abuts a variety of landscapes of particular relevance.
Rural Character
The South Downs National Park extends along the eastern site boundary. The land within the National Park includes a mixture of agricultural land and woodland, along with dispersed areas of settlement and more isolated farmhouses scattered across the landscape. An area of the National Park is designated as an Area of Outstanding Natural Beauty and is a nationally valued landscape supporting long distance public rights of way. The Park is recognised as a Category V Protected Landscape by the World Conservation Union (IUCN). The aims of the South Downs National Park Management Plan are to protect, conserve and enhance the natural beauty of the South Downs. There is an emphasis on the promotion of opportunities for the understanding and quiet enjoyment of the area’s special qualities and the opportunities to connect access to from greater Horndean via the masterplan should consequently be explored.
Urban Area
1
Rural Character
Local Assessment // Landscape Character Plan
1
1 2
17 Land East of Horndean | Context Assessment
Woodland
2
To the west of the A3(M) is Hazleton Common, a designated local nature reserve and SINC. The landscape is characterised by 30 acres of open grassland with wooded dells, rough scrubs and a wetland area. It supports a diversity of habitats and is valued for its scenic beauty.
1+2. Hazleton Common
3
Hazleton Common (SINC)
Tracts of rural landscape lie adjacent to the northern and southern edges of the application site.
Small formal greens within development and significant mature trees contribute to a woodland setting for parts of the village. Within the wider landscape, fragments of mature woodland, many of which are identified as Sites of Important Nature Conservation, form part of the landscape character and hint towards former woodland. The notable pattern of vegetation within the wider context is characterised further by significant field boundary hedgerows and scattered copses.
South Downs National Park
2
3 South Downs National Park
Context Assessment Landscape and Ecology
1
Hazleton Common
Woodland
2
3
4
Key
5
Redline Boundary Category A Tree/Hedgerow Category B Tree/Hedgerow Category C Tree/Hedgerow Purple Moorgrass Rural Character
Bat Corridor Buffer 0
200m
Site Assessment // Landscape and Ecology Plan
2.8 Landscape Character and Ecology Within the site there are a number of significant landscape features that support a diverse local ecology and wildlife. These features should be retained to help support the local ecology and wildlife and to give the development a sense of place. New landscape features should be added that build on the existing character of the site.
Trees, woodland and hedgerows The site is characterised by significant landscape features as identified in the diagram above. These include: •
•
An area of significant mature Oak trees located to the west of the Hazleton Farm parcel of land. Some significant free standing Category A and B mature Oaks trees, and hedgerows and set within the open landscape of Hazleton Farm.
19 Land East of Horndean | Context Assessment
•
A mature woodland block to the south west of the site.
•
An area of existing mature woodland supporting a footpath connection to the South Downs National Park
•
Several significant mature field boundary hedgerows.
Ecology
The woodland blocks and other significant mature treelines serve as potential habitats for Beichstein bats. As such these areas are a rare woodland species and are of considerable ecological value. Due to a significant resident bat population, the masterplan seeks to retain these landscape features as predominantly inaccessible. In addition, the masterplan will retain a 25 m buffer of intermittently grazed grassland to support the resident bat population.
The woodlands are of considerable ecological value. There is a significant bat population in these areas and, as a result, these must be retained and kept as largely inaccessible.
The woodland blocks and mature hedgerows provide significant wildlife corridors across and around the site, most notably supporting a highly valued dormouse population.
The woodlands and mature hedgerows provide significant wildlife corridors across and around the site, most notably supporting a dormouse population.
Waterways
An area of purple moorgrass is located within the Hazleton Farm parcel.
A culveted waterway runs through the site east to west in the southern portion of Pyle Farm. This area is identified within the Environment Agency’s mapping as an area of potential flood risk (Flood Zone 3).
2
1
3
1
3 1. 2. 3. 4. 5.
4
5
2
4
5
Mature oak woodland Free standing Oaks Mature boundary hedgerows Purple Moor Grass habitat Existing mature woodland
Context Assessment | Land East of Horndean 20
Context Assessment Edge Conditions
2
3
4
5 1
Key Redline Boundary
6
Road Edge Built Form Edge Rural Lane Edge Green Edge 0
200m
Site Assessment // Edges and Boundary Conditions
2.9 Edges and Boundaries The site is visually well contained by established hedgerow planting. However, beyond the enclosure of the perimeter planting, the surrounding area differs in character for which a varying design response will be required. There are four predominant edge conditions defining the site. Firstly, a ‘road edge’ condition exists along Havant Road, Rowlands Castle Road and along the A3(M) on the site’s western extent. These are indicated in red dashed linework in the diagram above. These edges are characterised by the visual and aural impacts of passing vehicular traffic, albeit at varied levels of intensity. Secondly, a ‘built form’ edge exists in several areas of the site shown in orange dashed linework in the diagram above. For the most part these edges consist of the rear gardens of properties lying adjacent to the site boundary.
21 Land East of Horndean | Context Assessment
A ‘rural lane edge’ exists along Pyle Lane on the site’s eastern edge and shares a similar character to the road edge. This narrow hedgerow lined road is rural in overall character with occasional views over the South Downs National Park to the east. Several listed buildings along its length reinforce its distinctive rural character of this laneway. Lastly, ‘green edges’ form the remainder of the site’s edge conditions and are characterised by the direct abutting of the site to areas of rural landscape. These edges are defined by established hedgerows
Road Edge Havant Road
1 Contained within mature hedgerows, Havant Road passes through the centre of the site.
Rural Lane Edge Pyle Farm
4 Running along the eastern boundary, Pyle Lane has a quiet and rural, country lane character.
Road Edge Rowlands Castle Road
2 Connecting directly into Horndean Village, Rowlands Castle Road is defined by significant boundary planting.
Green Edge Bridleway - Hazleton Farm Western Edge
5 A mature woodland boundary provides a significant green edge. It provides a rural landscape setting whilst also serving as a valuable buffer to the A3(M)
Built Form Edge Pyle Farm Eastern Boundary
3 A residential edge with back gardens abuts the western boundary of the site, south of Rowlands Castle Road. It is partially screened by existing hedgerows.
Road Edge A3(M)
6 The A3(M) sits within a deep valley on the western edge of the site and is as a result only visible at close proximity. Hazleton Common lies beyond the A3(M) to the west and is connected by a pedestrian bridge at the southern edge of the site, which currently links into a bridleway.
Context Assessment | Land East of Horndean 22
Context Assessment Noise and Utilities
Key Redline Boundary Noise Cat A Noise Cat B Noise Cat C SGN Gas Pipeline (18m offset) Ductile Iron Gas Pipeline (30m offset) 0
200m
Site Assessment // Noise and Utilities
2.10 Noise
2.11 Utilities
Noise modelling was carried out around the site, principally from along Havant Road and the A3(M) to establish current noise levels in these areas. It was found that the site suffered levels of noise above acceptable thresholds and as such mitigation measures such as noise bunds and barriers would be required if development was to take place in these areas.
The site contains a number of utilities and services that will need to be taken into account when proposals are developed for the site and these are highlighted on the plan opposite. There are two gas pipelines that connect to a Pressure Reduction Station (PRS) located to the north of the B2149. One runs diagonally through the site from south west to north east. This will require an easement of 9 metres on either side. The other, which is of the same specification, runs parallel to the B2149 to the north east in the adjacent field. It will require the same easement. In addition, there are ductile iron pipes located close to the PRS, which will require an easement of 30 metres.
23 Land East of Horndean | Context Assessment
Context Assessment Topography and Flood Risk
Key Redline Boundary EA Flood Zone 2 and 3 Spot Heights 0
200m
Site Assessment // Topography and Flood Risk Plan
2.12 Topography and Flood Risk The topography of the site varies across the three parcels of land. The northern most parcel slopes from around 71m AOD along the northern boundary to 65m AOD along the southern boundary. The majority of views are contained by significant hedgerows along the field boundaries and vegetation dispersed within the land. The central parcel (Pyle Farm) has a more diverse land form, with a general south facing slope and a valley running centrally down the slope. The levels fall from 65m AOD in the north west and north east corners of the site to 56m AOD along the valley bottom in the south.
The slope then rises through the woodland to approximately 66m AOD along the B2149. There are some significant internal views down the site towards the southern woodland edge. In addition, there are some long distance views from the higher ground in the east and south-east corner towards the woodland edge of the South Downs National Park.
An indicative flood zone is shown on the map opposite which corresponds with the Environment Agency’s online mapping.
The southern portion (Hazleton Farm) has a gently sloping topography from 72m AOD in the north to 61m AOD along the southern boundary. The majority of views across this landscape are contained by the mature field boundaries and woodland areas.
Context Assessment | Land East of Horndean 24
Context Assessment Constraints
Key Redline Boundary Noise Cat A Noise Cat B Noise Cat C SGN Gas Pipeline (18m offset) Ductile Iron Gas Pipeline (30m offset) Listed Buidling EA Flood Zone Category A Tree/Hedgerow Category B Tree/Hedgerow Category C Tree/Hedgerow Purple Moorgrass Bat Corridor Buffer 0
200m
Site Assessment // Constraints Plan
2.13 Constraints The development constraints and opportunities arising from the analysis work presented in this section are summarised below. The masterplan will take into account the constraints and opportunities of the site to create a development that is robust and deliverable, but also is visionary and capitalises on the inherent assets and opportunities of the site.
•
•
Edges Respond sensitively to the existing edge of the village and settings of the adjacent listed buildings;
•
educe the noise and visual impacts of the R A3(M) and Havant Road where possible;
25 Land East of Horndean | Context Assessment
Utilities •
Maintain easements along the gas pipelines that run through the site (9 metres either side) and the ductile iron pipes located close to the Pressure Reduction Station (30 metres);
•
Create suitable standoff for development land from the pylons to the west
Vegetation and ecology
The masterplan aims to:
•
espond sensitively along the eastern R boundary with the adjacent countryside and South Downs National Park and preserve the existing rural character of Pyle Lane;
Preserve and retain the existing blocks of woodland habitat as areas to preserve and enhance the local Beichstein Bat population with of areas of limited access along desire lines;
•
etain a 25m grassland buffer zone along R the retained woodlands and hedgerows to preserve and enhance the local bat population;
•
Translocate the purple moorgrass to a location where it can be retained in perpetuity;
•
Retain Category A and B trees and significant hedgerows where possible;
Topography and flooding •
Ensure strong connections to the natural environment with respect to the form and scale of buildings, the use of natural materials and the siting of buildings to limit the impact of development on views into and out of the site; and
•
Open culvert to improve drainage and create biodiversity opportunities.
Context Assessment Opportunities
Community facilities/Sports Pitch Retained vegetation
Opportunity to provide public open space linking sports facilities
Low Density development fronting on to South Downs National Park
Employment opportunities Potential Sports Pitch
A local centre
Retained habitat
Key Redline Boundary Potential Developable Area Potential Green Link
Retained habitat
Community Centre
0
200m
Site Assessment // Opportunities Plan
2.14 Opportunities
•
Develop a continuous green link through the heart of the scheme, seamlessly linking the new and existing communities and connecting into the wider strategic movement network of the region;
•
Create a new community heart offering a number of community facilities, conveniently located between new and existing areas of housing;
•
Create new wildlife habitats and opportunities for outdoor learning and access to nature;
•
Deculvert the existing stream to enhance ecological biodiversity;
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Create a series of greenways and sports facilities through the heart of the development along the routes of the utility easements; and
•
Create an extension to the Hazleton Common landscape.
The masterplan has the opportunity to: •
•
•
•
Create a series of attractive residential edges with buildings looking onto new and retained landscape settings; etain a valuable green buffer between the R existing residential western edge and new development; reate a unique landscape setting for C development whilst supporting local ecology and preserving landscape heritage through the retention of significant landscape features; romote employment opportunities with P the creation of new business/light industrial units in a highly accessible location close to Junction 2 of the A3(M);
Context Assessment | Land East of Horndean 26
3 Design Process
Design Process 3.1 Design Process
Stage 1 Initial design response
Stage 2 Concept Masterplan Development
Stage 3 First public consultation event
The original layout was created through considering all of the sites opportunities and constraints, with a particular focus on the existing landscape of the site and maintaining as many site trees and hedgerows as possible has always been important. This provided a starting point for the creation of the layout.
Feedback from this initial engagement process fed an appreciation of the local needs for education, employment, recreation, sports and other uses into the ongoing design development. The open spaces and developable areas were reconfigured to include football and cricket pitches, play parks, allotments, open grass lawns, a primary school, an area for employment, community buildings, a new local centre, a care home and a range of new homes.
Once the layout provided a suitably comprehensive solution, the proposals were presented to the local community at a two separate exhibitions held in Horndean and Rowlands Castle. At this first exhibition, the local community were asked to comment on the proposals as well as share their preferences on the facilities that could be provided on site. These consultation were supplemented by ongoing discussions with both Horndean’s and Rowlands Castle Parish Councils.
Other considerations were also addressed including the management of the culverted stream, public rights of way, the SUSTRANS cycle route running along Rowlands Castle Road and the SGN high pressure gas pipe lines. The initial proposals were then presented to Horndean Parish Council and other stakeholders. East Hampshire District Council was also consulted during this period.
29 Land East of Horndean | Design Section process Title
In addition the design evolved to create an appropriate relationship between the development site and the South Downs National Park with lower density housing provided along this edge of the site. With these basic considerations in place, the layout of the site began to take shape with open spaces and development parcels filling in between the opportunities and constraints. The open spaces were structured to create a network of green spaces, informed by the variety of existing landscape characteristics of the site.
Stage 4 Draft masterplan development
Stage 5 Second public consultation event
Stage 6 Final design
The comments from the local community and the engagement process led to a number of design revisions. These included the provision of a greater number and wider range of retirement dwellings for local people to downsize.
The updated design proposals were presented to the local community at a well attended second public consultation event. The ongoing design development also featured in local news publications and on line in local community postings. Ongoing discussions were also held with Horndean Parish Council as well as with East Hampshire District Council.
A number of changes were incorporated into the final design following the consultation process. These included the identification of indicative play space locations, the introduction of a skate park and allotments alongside the A3(M). Feedback from the consultation process also resulted in further revisions to the retirement village to accommodate a wider range of accommodation provisions.
The revisions to the masterplan also addressed concerns about the location of the employment area and responded to comments about access to A3(M). A new road network was proposed to ensure the movement of potential heavy vehicles was segregated from the primary school and the employment area was moved to the north of Hazleton Farm. The school, football pitches and local shops were repositioned in a central location at the convergence of a network of pedestrian routes to create a new focus for the planned community. The provision of corridors to safeguard the local bat population were incorporated into the design during this period following extensive investigations on site and liaison with East Hampshire District Council.
The detail of the masterplan was tested through this stage in order to develop an illustrative masterplan that reflected the intended form, scale and character of the scheme.
Design Section Process Title | Land East of Horndean 30
4
The Masterplan
The Masterplan Vision and Concept 4. The Masterplan 4.1 The Vision The vision for the Land East of Horndean, as set out in the Foreword, is to deliver a high quality mixed-use development that will form a vibrant and attractive extension to the village within a rich and varied landscape setting. It will offer a comprehensive solution that is able to meet the housing, employment and community needs of Horndean to 2028 and beyond.
4.2 The Concept The design concept encompasses six key themes that embrace the ambitious aspirations of the vision. These themes are:
The place-making moves reflected in theses six themes are the urban design principles that have informed the preparation of the masterplan.
• • • • • •
Each key theme elicits a number of specific design responses which are critical ingredients in the successful delivery of the vision. These specific objectives have served as reference points throughout the design process to focus on achieving the aspirations. As such, these themes give structure and coherence to the masterplan. And they become a key planning tool in delivery to ensure that the main ideas in the masterplan are realised.
A community heart A well connected movement network A comprehensive housing solution A healthy and prosperous community A rich and diverse landscape An opportunity to downsize
A community heart
An opportunity to downsize
A well-connected movement network
A rich and diverse landscape
A comprehensive housing solution
A Healthy and Prosperous Community
33 Land East of Horndean | The Masterplan
A community heart
A new local centre will serve as the heart of the community, providing a strong central focus to the scheme and a distinct sense of identity. Located at the confluence of the network of green pedestrian routes, it will offer facilities that support the everyday needs of the new residents and supplement existing facilities in Horndean village centre.
A well-connected movement network
Streets and spaces will be part of a connected and continuous network across the whole development offering a choice of routes to most destinations within and beyond the new community. An interconnected network of streets, footpath/cycleways and open spaces will promote a high level of connectivity and permeability.
The centre will include key amenities such as a primary school, community building, local convenience store and cafe in a location that is accessible to the existing community. Its location and range of uses will ensure that it will serve as a place where the people come together and function as a place that supports and sustains community bonds.
The provision of attractive green routes which permeate the site and offer direct connections with the wider footway/cycle networks will offer excellent accessibility and encourage sustainable patterns of transport.
A clear hierarchy of streets and spaces will be created, with the function of each street and space clearly articulated through its design.
A comprehensive housing solution
The masterplan will deliver approximately 700 dwellings, which would comprehensively address the overall housing requirements for Horndean identified in the recently adopted Local Plan. The development would provide a broad mix of house types and sizes to ensure all housing need demographics are met. This would include the provision of affordable housing in accordance with the Council’s policy requirements.
A Healthy and Prosperous Community
The development will deliver range of community facilities that will bring social and health benefits to the new and existing communities of Horndean.
Similarly, the provision of a local convenience store, cafe and employment opportunities will support local economic growth.
The delivery of a primary school, community building, sports pitches (including cricket and football), allotments and a range of local play spaces will encourage a vibrant, sociable and active community across all generations.
A rich and diverse landscape
A coherent series of linked open spaces will offer a diverse range of recreational activities and ensure that the benefits of the National Park are more accessible to the proposed development and existing residents of Horndean.
New landscape features will be added to the site that build on the existing character, provide opportunities for biodiversity enhancement and create a sense of place for new development.
The masterplan will incorporate measures to protect and enhance existing ecological habitats. Ecologically sensitive hedgerows will be retained and incorporated into new open spaces. Existing woodland areas will be retained and accessibility limited to protect ecology and local wildlife.
An opportunity to downsize
For existing residents of Horndean who are looking to downsize from large family homes, the proposed development will include the provision of a retirement village. This will be located in the northern part of the site adjacent to the proposed cricket facilities in order to create an environment which is quiet and selfcontained, but also properly integrated with the development proposals and the wider community.
The Masterplan | Land East of Horndean 34
The Masterplan Illustrative Masterplan 4.3 Illustrative Masterplan The masterplan for Land East of Horndean is set out opposite and described in detail in the following sections of this Design and Access Statement. The masterplan forms a framework for future development indicating the overall layout of buildings, streets, squares and green spaces. The plans in Chapter 4 ‘The Frameworks’ establish more detail in relation to the distribution and intensity of different uses (Land-Use Framework); the different routes and connections that will facilitate movement within and beyond the masterplan area (Access and Movement Framework); and the location of different green spaces, and the proposed character of the landscape (Landscape Framework).
d
r Po
1. Local Retail Centre 2. Community Centre 3. Community Square 4. Primary School 5. Playing Pitches 6. Pedestrian walk 7. Residential 8. Employment 9. Linear Park 10. Retained Landscape Habitat 11. Community Pocket Park with Local Play 12. Allotments 13. Mature Woodland 14. Wetland Woodland Park 15. Pastures Parkland 16. Cricket Pitch 17. Cricket Pavilion 18. Care Village 19. Extra Care and Assisted Living 20. Independent Living Units Dell
35 Land East of Horndean | The Masterplan
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Section Title | Land East of Horndean 36
5
The Frameworks 01  Context Assessment
The Frameworks Overview 5. Overview The Land East of Horndean Masterplan has been designed with a number of underlying framework principles to help structure development in a coherent manner and to ensure that the masterplan is thought of as a single entity comprised of parts but working together as a whole. The frameworks are described over the following pages and include: • Movement • Land Use • Residential • Landscape
Right: Perspective of Illustrative Masterplan
39 Land East of Horndean | The Frameworks
The Frameworks | Land East of Horndean 40
The Frameworks Access and Movement 5.1 Movement Framework Introduction
Access
Street Hierarchy
The access and movement strategy for the site gives priority to movement on foot and by bicycle in order to encourage sustainable modal choices at the local level whilst also addressing wider, more strategic, movement issues. The scheme has been designed in accordance with contemporary best practice urban design principles and responds directly to concerns regarding access and movement expressed during the consultation process.
The principal points of access into the site are from Havant Road (B2149), with a smaller amount of development accessed from Rowlands Castle Road and Pyle Lane.
The masterplan is based on an integrated movement framework that will ensure connectivity and legibility. The term legibility refers to the ease with which the form and structure of streets and buildings can be understood as a coherent pattern. People feel more comfortable in places that have a clear structure. A clear hierarchy of streets and spaces with different characteristics will help to promote legibility.
Three access points into the site will be located along Havant Road: •
The most northerly of these will be from the existing roundabout. The roundabout will be upgraded and an additional arm added. This access point will serve an employment area and a small amount of housing.
•
Further south, a new priority junction will provide access to the local centre including the local retail provision, the primary school, the community hall and the playing pitch.
•
The majority of the new housing will be accessed from a new roundabout positioned between the new priority junction and the existing entrance to Pyle Lane. This roundabout will provide access to development on both sides of Havant Road.
•
Access to the cricket ground and the care village will be provided via two access points along Rowlands Castle Road respectively.
Havant Road The character of Havant Road will be changed into that of a residential street between the roundabouts and integrated with the existing village. Both sides of this section of this street will be fronted by residential development and the speed limit will be reduced to 30mph. It will be lined with trees and new footways will be constructed on either side with a pedestrian crossing point located just south of the priority junction. Rowlands Castle Road and Pyle Lane will retain their present semi rural character with the existing trees and hedgerows that line them protected where possible.
Street Section // Havant Road
Primary access streets Primary access streets will be characterised by carriageways (6 metres wide) and dedicated footways (2 metres wide) on both sides. These routes will be designed to support bus services should they become viable in the future. Some visitor parking will be located within the carriageway. Front gardens will contain planting and will be formally defined by suitable boundary treatments. This type of street will have an informal character and will have a road alignment that meanders and changes direction as it responds to the topography and natural features of the site. Street Section // Primary Street
41 Land East of Horndean | The Frameworks
The masterplan also uses other devices, such as emphasising corner buildings, appropriately terminating views and vistas and carefully locating squares and other public open spaces. Havant Road and to a lesser degree Rowlands Castle Road will form the primary access routes from which the key access points outlined above will connect into an internal road network. This internal network will be characterised by secondary access streets, shared surfaces and private drives. Building scale, landscaping and the use of varying surface materials will be used to provide an understanding of this structured framework. Streets will be of an appropriate width to reflect their use and importance.
Key Redline Boundary Access Point Indicative Primary Route Indicative Secondary Route Pedestrian Only/Emergency Access 0
200m
Vehicular Movement Framework Plan
The Frameworks | Land East of Horndean 42
The Frameworks Access and Movement Home zone shared surfaces Streets accessed off the primary access streets will be designed as shared surfaces. A shared surface is designed to reduce the dominance of motor vehicles and allow the street to function as a homezone. Space for vehicles is provided, but the wider needs of local residents are the over riding consideration in shared surface design. Pedestrians, cyclists and vehicles share the same surface and as a result vehicles are required to travel at very low speeds. The space between building lines varies along the length of shared surfaces to provide a variable surface of between 4.1-6.0 metres, plus services margins of 0.5 metres (minimum) on both sides. Trees, shrub planting and surface treatments should be chosen carefully to provide a visually attractive environment that has a maximum design speed of 20mph.
Section // Home Zone
Shared driveways Private shared drives will provide access to a maximum number of six dwellings and will be maintained by the owners of those properties. These streets will reflect the existing village character of Horndean. A softer treatment will be important to define these tertiary routes. Employment area access road – the road serving the main employment area close to Junction 2 of the A3(M) will be characterised by a separate carriageway (6.0-6.75 metres wide with localised widening on bends) and dedicated footways (2 metres wide) on both sides. The exact carriageway width will largely depend on the anticipated level of HGV use. Buildings will be set-back from the road at varying distances.
Section // Shared Driveways
Pedestrian/cycle routes A strong network of green landscaped pedestrian routes form a key feature of the masterplan, creating a new series of links that binds Horndean together and improves accessibility to the surrounding countryside of the National Park. The layout retains and enhances the existing network of footways and cycleways that pass through and around the site, extending them to a series of attractively landscaped routes that traverse the masterplan serving both the new area and the wider village. The old bridge across the A3 is reopened, connecting pedestrians with Hazleton Common and neighbouring Cowplain to the new neighbourhood and on to the South Downs National Park creating a continuous green walk.
43 Land East of Horndean | The Frameworks
This same pedestrian network winds its way through open space to connect to Rowlands Castle Road and on to the village centre whilst also opening up all the new resources and facilities provided in the masterplan area to the rest of Horndean. The green pedestrian network also creates a safe route to the primary school for new residents.
Key Redline Boundary Existing Public Footpath Indicative Footpath Location Existing Bridleway 0
200m
Pedestrian Movement Framework Plan
The Frameworks | Land East of Horndean 44
The Frameworks Land Use 5.2 Land use Framework Introduction
Local retail
The broad mix of proposed land uses is highlighted on the Land-use Framework. Of the 60 hectare site, 34.75 hectares will be brought forward for development with the remaining 40% set aside for landscape and open space.
A range of local convenience retail will be provided, with retail facilities scaled in harmony with the village character.
Residential
1.74 hectares of employment land will be provided. This will be located close to Junction 2 of the A3(M) with access off the B2149. Employment uses in this location will be highly accessible and will meet the demand for such uses along the A3(M) corridor.
Housing represents the main land use, covering 25.51 hectares of the masterplan area. A maximum of 700 dwellings will be provided. New development will deliver a variety of housing sizes, types and settings to enable choice and affordability. The objective is to achieve a mix of house types and tenures to comprehensively address the overall housing requirements for Horndean identified in the recently adopted Local Plan.
Employment
Care Village A care village, comprising 4.27 hectares of land, is located in the northern most portion of the site and will be accessed via Rowlands Castle Road. The Care Village will include a care home, assisted living units, independent living units and staff accommodation.
Local centre A local centre comprising a convenience store, primary school, community hall and playing pitches will be provided on land immediately south west of Havant Road. Located at the centre of the new community and close to the existing housing area immediately to the north, the centre will be accessible to new and existing residents of Horndean and serve as a focus of neighbourhood life. Primary School A primary school will be located off Havant Road and will form part of the local centre. The school will comprise 1.2 hectares of land and accommodate a junior football pitch. Community hall and playing pitches Playing pitches and a community centre will be provided as part of the local centre. The site identified for the pitches and community building includes a total of 1.1 hectares of land. In addition, a cricket pitch will be provided in the north-west corner of the site adjacent to the Care Village.
1 2 1. 2. 3. 4. 5.
45 Land East of Horndean | The Frameworks
Care Village Employment Playing pitches New homes Community allotments
3 4 5
Key Redline Boundary Residential Care Village Local Centre Primary School Employment Zone Sports Pitch 0
200m
Land Use Framework Plan
The Frameworks | Land East of Horndean 46
Land North of Rowlands Castle Road
Area (ha)
Total Site Area
8.75
Total Developable Area
7.28
Residential Area
Area (ha)
Density (dph)
Units
4
0.84
6
5
Total
0.84
-
5
Non Residential Area
Area (ha)
1
2.33
2
1.02
3
3.09
Total
6.44
Non Residential Land Uses
Units
Care Home
60
Assisted Living Units
40
Independent Living Units
65
Staff Accommodation
10
Cricket Facilities
NA
Above: Land North of Rowlands Castle Road Plan
Land North-East of Havant Road
Area (ha)
Total Site Area
13.38
Total Developable Area
7.80
Residential Area
Area (ha)
Density (dph)
Units
5
5.11
27
137
6
1.14
12
14
7
0.9
36
32
8
0.65
8
5
Total
7.8
-
188
Land South-West of Havant Road
Above: Land North-East of Havant Road
Area (ha)
Total Site Area
37.31
Total Developable Area
16.58
Residential Area
Area (ha)
Density (dph)
Units
9
1.57
28
44
11
2.84
28
80
12
9.7
31
298
13
2
32
63
14
0.47
43
20
Total
16.58
-
505
Non Residential Area
Area (ha)
10
4.52
Total
4.52
Non Residential Land Uses
Area
Retail/Cafe
0.47
Primary School
1.2
Playing Pitches + Community Centre
1.1
Employment
1.74
Total Residential Units Within Site
698
47 Land East of Horndean | The Frameworks
Above: Land South-West of Havant Road
Key Redline Boundary Residential Non Residential Mixed Use Local Centre
Land Use Schedule Plan
The Frameworks | Land East of Horndean 48
The Frameworks Residential 5.3 Residential Framework Urban form
Building design
The integrated movement framework outlined on previous pages is based on an interlinked hierarchy of streets and spaces creating a series of perimeter blocks.
The masterplan is not intended to prescribe a particular architectural style. However, the aim is to ensure that new development sensitively integrates with the natural setting of the masterplan area, including its location on the edge of the South Downs National Park.
The perimeter block layout promotes legibility and sets the framework for active and attractive streetscapes. The perimeter block is typical of successful historic layouts, including the older parts of Horndean, as it eliminates ‘dead’ or inactive streets.
Building styles that respond to the landscape features of the site are, therefore, likely to be most successful.
Height – the majority of buildings will be two storeys, but with some 2 ½ and 3 storey properties where additional enclosure or definition of space is appropriate. For example, there is scope for 2 ½ and 3 storey properties to front onto the open green spaces and the local centre. Feature buildings at key locations along Havant Road will be 2 ½ and 3 storeys. Roofscape – front-facing gables, side-facing gables and half hipped roofs are considered appropriate. Flat roofs will be avoided.
Connectivity and permeability were key considerations when determining the overall size of individual blocks.
Strong connections to the natural environment with respect to : the form and scale of buildings, the use of natural materials and the siting of buildings (eg. to limit the impact of development on views into and out of the site) will be carefully considered.
Corner buildings – buildings located on corners are visually prominent, have two frontages and have the potential to create strong townscape elements.
Long and deep blocks can act as barriers to pedestrian movement and have, therefore, been avoided. The masterplan includes a number of land-use character areas. The massing, density and type of buildings in these areas may vary, but the perimeter block principle has been applied consistently throughout the masterplan area.
Built form and materials – will be selected to reflect local character and develop local distinctiveness. The aim is to use traditional built forms (eg. houses with rectangular plan forms and simple pitched roofs) and materials.
Careful consideration will be given to corner plots and gateway sites to ensure that they are suitably framed by buildings. Houses will also be designed to ensure corner buildings address both street frontages.
The choice of elevational materials will relate to the traditional local character of Horndean in red brick and render with some opportunities to use other materials such as flint and timber board. Tile hanging could also be used on some buildings. Clay tiles are likely to be the predominant roofing material. Elevational treatments will be characterised by a balance of horizontal and vertical elements as well as a rhythm of openings. Windows tend to have a horizontal emphasis and the location of windows and doors will seek to limit ‘blank’ elevations.
House types – a range of dwelling sizes, from one to five bedrooms properties, will be built on the site. A range of types will also be delivered to offer choice and affordability, including terraced, semi-detached, detached and maisonette style units.
The proposed masterplan aims to create streets and open spaces that are well-overlooked and feel safe by encouraging active frontages. It illustrates that all streets and open spaces will be fronted by development. It also shows how houses front onto significant landscape features such as the woodland areas, which will create an attractive aspect for these properties. Distinguishing between public fronts and private backs is a key principle of the masterplan, helping to achieve safe public spaces overlooked by buildings and secure private rear gardens for residents.
1
2
1. Terrace Housing 2. Semi Detached Housing
49 Land East of Horndean | The Frameworks
Key Redline Boundary Proposed Residential Land Use 0
200m
Residential Framework Plan
The Framework | Land East of Horndean 50
The Frameworks Landscape 5.4 Landscape Framework The principle ambitions of the landscape strategy for the Land East of Horndean are to: • • • • •
•
Build on exiting landscape features; Retain and enhance habitats; Create an interconnected landscape framework; Support a network of green links that provide access to the village, the site and extend into Hazelton Common and the wider countryside; Create a series of distinct landscape elements with unique character that enhance and inform the character of the residential settings; and Provide spaces for a wide variety of uses to support a sustainable neighbourhood.
Green Infrastructure A landscape network is established across the site by a series of interconnected open spaces. Each open space is distinct in character and form with their unique attributes informed by physical constraints such as gas pipelines and the character of the existing landscape element are retained and enhanced.
Parkland spaces
Habitat
Preserving and enhancing existing landscape features the interconnected parkland spaces providing the opportunity for both formal and informal recreation across the community.
The open space network provides a framework within which existing habitats can be preserved, new habitat opportunities can be realised and the physical and natural environment co exist.
Provide access to nature
The areas of ecologically valued woodland are preserved and serve as a visual amenity for on looking residents.
The landscape framework provides for connections between potential habitats, supporting a sustainable movement network which creates the opportunities to promote biodiversity. In turn, this will create a well designed interface between new and existing residents.
Local Parks The landscape framework provides physical and visual amenity for residents through the creation of easily accessible areas of local play. Visual and perceptual connections to the wider green infrastructure network will enhance the setting, experience and character of residential areas
Recreation and Learning
The differing nature of the open space network creates variety across the masterplan with the character of each influencing the abutting residential development. Each open space is identified as a local resource capable of accommodating a variety of uses including both formal and informal recreation, biodiversity, visual and physical amenity and landscape.
With a range of high quality and usable open spaces, a diversity of recreation opportunities are integrated across the masterplan. Sports pitches and facilities are located between new and existing communities, easily accessible and promoting social interaction. An integrated play strategy ensures both incidental and equipped play is located within walking distance of residents homes, supporting family life, health, well being and learning. Allotments provide opportunities for social interactions, learning and access to nature.
1. 2. 3. 4. 5. 6.
Sustainable Routes Parkland Spaces Access To Nature Local Parks Recreation New Habitats
1
2
3
4 5
51 Land East of Horndean | The Frameworks
6
Areas of grazed grassland create a buffer between development and existing woodland areas, preserving the ecological value of the woodland and create an attractive foreground. Planting and habitat create, enrich and extend wildlife corridors and create green buffers between areas of development. Open space, waterways and built form create an integrated SUDS network. Tree Planting and swales will help to mitigate the effects of climate change within the built environment whilst habitat creation and deculverting of an existing waterway will enhance biodiversity.
Cricket Pitch
Pastures Parkland
Wet Woodland Sports Pitch
Retained Habitat
Linear Park
Allotments
Mature Woodland
Key Redline Boundary 0
200m
Landscape Framework Plan
The Frameworks | Land East of Horndean 52
6 Character Areas
Character Areas Overview 6. Overview Development on land east of Horndean will be delivered in line with the shared vision set out in this report and, as a result, will have a consistent identity and character. However, given the size of the masterplan area it will comprise a series of character areas. Each character area will have its own set of definable characteristics in terms of its land-use, density, building types, architectural treatment and landscape design. The character areas are set out on the Character Areas Plan. It shows that there are ten character areas. More detail on each character area is set out in this chapter, including detail on the built form, density and building types, open space and landscape design. The character areas within the Horndean Masterplan are: 1. Local Centre 2. Horndean Pastures 3. Horndean East 4. The Avenue 5. Havant Road 6. Woodland Edge 7. The Avenue 8. Linear Park 9. Local Employment 10. Horndean Care Village and Cricket Pitch
Key 1
Local Centre
2
Horndean Pastures
3
Horndean East
4
Woodland Dell
5
Havant Road
6
Woodland Edge
7
The Avenue
8
Linear Park
9
Local Employment
10
Above: Sketch of Cricket Pitch 55 Land East of Horndean | Character Areas
Horndean Care Village and Cricket Pitch
10
2
3
9
4 1
5
6 7 8
6
Character Area Plan
Character Areas | Land East of Horndean 56
Character Areas Local Centre
6.1 Local Centre Overview
•
Located off the existing Havant Road and plugged into new and existing movement networks, the community heart will be a lively hub accessible to new and existing residents.
A formal pedestrian link connects the community heart to the wider neighbourhood and anchors it as a focus of the community; and
•
It includes a pedestrian link to the employment area to the north, a connection across Havant Road and onwards north east into the development. It is plugged into the Linear Park and sits at the northern end of the formal Treed Avenue, terminating at the community building.
Providing a primary school, community centre, local shops and recreational facilities, it will support the day to day need of the community.
Built Form The illustrative sketch (opposite) of the local centre shows the intended interrelationship of its various elements. Buildings – including the community centre, school and shops – will frame the surrounding streets and public square, to create attractive, overlooked spaces that will act as a focus for the community. Parking will be screened behind the built fabric and shared surface public realm will be promoted to create a pedestrian focused environment.
Open Space and Landscape
School staff parking
The landscape design is to include: •
A high quality public square is overlooked by the community centre and creates a defined gateway;
•
A generous shared surface extends the sense of arrival to the community centre and promotes pedestrian movement;
•
Formal tree planting announces the community heart;
•
Community Sports pitches are well contained within mature hedgerow;
Parking Community building
Local retail
Village Square
School drop-off
Linear park pedestrian link
Illustrative plan// Local centre
57 Land East of Horndean | Character Areas
HAVANT R OAD
The community centre will be a maximum of two storeys, the school will be two and a half storeys and the parade of shops with residential properties above will be a maximum of three storeys.
Pedestrian link to employment area
Playing pitch
Building Heights and Density
Pedestrian crossing
10
7 5 3
4
6
2
1
KEY
9
1
Community square
2
Local centre retail
3
Community centre
4
Primary school
5
Playing pitches
6
Parking
7
School staff parking
8
Pedestrian crossing
9
Linear park pedestrian link
10
8
Pedestrian link to employment area
Character Areas Horndean Pastures
6.2 Horndean Pastures Overview
Density and building heights
A linear neighbourhood park sits as a physical and visual buffer between new and existing residential development whilst serving as a green artery that connects communities.
The area will be developed to a density of 25-35 dph and houses will be predominantly two storeys.
Acknowledging the existing open landscape character of rolling pastures this park setting offers opportunities for formal and informal recreation within an amenity grassland setting.
Built Form Housing will front the open space in order to create a strong frontage and ensure passive surveillance of this space. Housing in this area will benefit from an attractive aspect and will comprise broad mix of house types. Parking will primarily be on-plot. Garages, where provided, will be placed behind the front building line to reduce the visual impact of parked cars and garage doors from the street.
Landscape Section Location Plan
Landscape Section
59 Land East of Horndean | Character Areas
Open Space and Landscape The Landscape design is to include: •
Native amenity grassland habitat with providing areas for formal amenity;
•
Reinforced western boundary planting to provide a physical and visual buffer between the park and existing residents;
•
Native shrub and tree planting contributing to a rural parkland setting;
•
Formal and informal recreation opportunities with areas of equipped play in close proximity to residencies and recreational routes; and
•
Formal and informal recreational paths providing permeability through connections into both local and wider sustainable movement networks.
Location Plan
A
A’
Illustrative plan // Horndean Pastures
Horndean Pastures
6 m Shared Surface
Front Garden
House
Back Garden
Street Section // A - A’
Onlooking residents
Back gardens
Home zone
Character Areas | Land East of Horndean 60
Character Areas Horndean East
6.3 Horndean East Overview
Density and Building Heights
A residential area defined by a strong northsouth axis, secondary streets providing access to properties east – west and contained home zones.
The majority of this character area will be developed at 25-25 dph. However, the eastern most portion running parallel to Pyle Lane will be developed at a lower density of 15-25 dph. This will enable the built form to sit within a strong landscape framework along this more sensitive.
With rural views to the south, east and west and built across a varied topography, Horndean East has a rural village character.
Open Space and Landscape
Built Form This character area will comprise a mixture of detached, semi-detached houses with some terraced properties. A lower density band of detached houses set within large private gardens will be located in the eastern portion of the area, which is closest to the South Downs National Park. This will create a ‘soft’ landscape dominated edge, allowing a suitable transition between the development and the National Park.
Section Location Plan
Street Section
61 Land East of Horndean | Character Areas
The Landscape design is to include: •
The creation of a formal landscape setting with a central tree lined street supporting legibility and orientation along this northsouth axis; and
•
A series of shared surface intersections promote a sense of pedestrian priority and reduce driving speeds.
A Location Plan
A’
Illustrative plan // Horndean East
House
Front garden
2m footpath
6 m wide Street
2m footpath
Front garden
House
Back garden
Street Section // A - A’
Character Areas | Land East of Horndean 62
Character Areas Woodland Dell
6.4 Woodland Dell
Density and Building Heights
Overview
Most of this character area will be developed at 2535 dph. However, a small cul-de-sac development in the south-east corner will be accessed off a private drive from Pyle Lane and developed at the lower density of 7-10 dph. All properties in this character area will be a maximum of two storeys.
Responding to the topography, existing habitat and ecological conditions, the existing rural woodland character is preserved, extended and enhanced to include a wet woodland habitat. Bridging the developments north and south, the access road is contained within a woodland, whilst new and existing sustainable routes ensure seamless recreational opportunities through the open space network and reach out to the South Downs National Park.
Built Form This character area is predominantly characterised by open space containing areas of significant tree planting. However, the edges of this character area will be framed by a limited amount of housing. This housing will front the open space and benefit from an attractive aspect. Detached and semi-detached houses will be the main type of property in this area. Access will be via shared surfaces and private drives.
Open Space and Landscape The Landscape design is to include: •
A wetland habitat will be created with SUDS ponds and the deculveted stream with native marginal wetland planting;
•
Retained mature woodland and new wet woodland species to soften the transition between wood and parkland and support ecological ambitions of the development;
•
Wet woodland offering informal and natural play opportunities and support access to nature; and
•
Existing footpaths as well as and new formal and informal footpaths will provide a choice of movement routes to support the sustainable movement and recreational desires of the community.
Woodland outlook
4
Landscape Section Location Plan
Landscape Section
63 Land East of Horndean | Character Areas
Grass buffer to existing woodland
A’ A
Location Plan
Illustrative plan // Woodland Dell
5.7m wide shared surface
Wet woodland habitat
House
Back garden
Street Section // A - A’
Existing woodland
Wet woodland habitat
Wet woodland outlook
Character Areas | Land East of Horndean 64
Character Areas Havant Road
6.5 Havant Road Overview
Building Heights and Density
Transitioning in character along its length, the northern section announces a sense of arrival as a Gateway into the scheme whilst the more southerly section acknowledges the existing hedgerow and respects the open landscape character to the north, preserving the adjacent setting of the boundary of the South Downs National Park.
Areas of housing along Havant Road will be developed at 25-35 dph, with building heights a maximum of two storeys. Maisonette style building will be developed at a maximum of three storeys at key corners and junctions on Havant Road.
Built Form
The Landscape design is to include;
This character area will comprise a mixture of low scale apartments and houses. The low scale apartments will be located at the northern-most end close to the local centre. They will create a gateway into the area and will be constructed close to Havant Road to create a sense of enclosure along this section of the road. Parking will be screened behind the buildings. The houses further south will front Havant Road, but will be accessed via private driveways that will run parallel to Havant Road. There is an opportunity for detached, semi-detached and some terraced units in this character area.
•
The retention of significant hedgerow planting providing a physical and visual buffer between the residential edge and Havant Road;
•
Shared surfaces providing access to the residencies with footpath connections between creating a more informal and softer frontage, with a more rural landscape character, whilst ensuring a sense of safety through surveillance.
Street Section // A - A’
65 Land East of Horndean | Character Areas
Open Space and Landscape
A’ A
Location Plan
B
B’
Illustrative plan // Havant Road
Back garden
House
8 m Front garden
8m wide shared surface including access road and path
Existing hedgerow
Havant Road
Street Section // B - B’
Character Areas | Land East of Horndean 66
Character Areas The Avenue
6.6 The Avenue Overview
Building Heights and Density
Connecting from the southern woodland edge through to the community Heart, this unique green spine road draws influences from the surrounding landscape into the heart of a residential development.
The area will be developed to a density of 25-35 dph and houses will be predominantly two storeys.
Built form responds to a series of ‘glade like’ open spaces creating a strongly unique and rural sense of place.
The Landscape design is to include: •
A spine road defined by formal tree planting and a landscape swale running along its centre, providing a coherent and legible green back.
•
Two semi-formal pocket parks are located along its length defined by informal tree planting, amenity grass and SUDS ponds.
•
Native tree planting providing visual and perceptual connection to the woodland habitat to the west, whilst amenity grassland and SUDS ponds relate to the landscape character within the South Downs National Park.
•
Pocket parks supporting both formal and informal recreational facilities and providing a local community focus.
Back Garden
B’ B
Landscape Section Location plan
Landscape Section // B - B’
67 Land East of Horndean | Character Areas
Native marginal planting within the SUDS ponds and Swales support biodiversity whilst providing considerable visual amenity and a naturalistic landscape setting for the on looking residents.
Open Space and Landscape
Built Form This character area is linear in form, running northwest / south-east creating a formal street connecting directly to the Local centre. The main street through this area will be a tree lined avenue. It will connect the local centre with two semi-formal pocket parks. The parks will form important focal points and will be fronted by houses that will provide overlooking and natural surveillance. There is scope for a variety of house types and sizes in this area, with the tree lined avenue and parks, and their associated landscaping, providing a consistent and unifying character throughout the area. Buildings will follow fairly consistent building lines to create a semiformal character.
•
Access Road
A’
Location Plan
A
Illustrative plan // The Avenue
5.7 m Shared surface 3.7 m road/ 2 m footpath
Play space
POCKET PARK Swale
5.7 m Shared surface 3.7 m road/ 2 m footpath
Street Section // A - A’
Pocket park
Shared surface
Back garden
Character Areas | Land East of Horndean 68
Character Areas Woodland Edge
6.7 Woodland Edge Overview The woodland edge preserves valuable ecological habitats and landscape features whilst maximising on their visual amenity through onlooking residencies. Shared surface access roads ensuring quiet safe streets adjoining the parkland settings and where park frontage is not possible , the qualities of landscape are drawn into the residential areas with tree planting and small pockets of amenity grassland to extend the landscape qualities.
Garages, where provided, will be placed behind the front building line to reduce the visual impact of parked cars and garage doors from the street. Shared surfaces and private drives will provide access to the majority of houses in this character area.
•
Allotments provide a sustainable community focus and opportunities for recreation;
•
A network of sustainable movement routes stretching across to Hazleton Common and allow connections to the South Downs National Park; and
Building Heights and Density
•
Street tree planting and small pockets of amenity grassland softening the streets and provide visual green connections to the periphery landscape.
The area will be developed to a density of 25-35 dph and houses will be predominantly two storeys.
Built Form
Open Space and Landscape
Housing will front the woodland area, but will be set back behind a landscaped buffer zone located between the street and the start of the woodland. This linear landscaped corridor will comprise mown grass that will lead into meadow planting towards the woodland edge. Housing in this area will benefit from an attractive aspect and will comprise predominantly semi-detached houses. Parking will primarily be on-plot.
The Landscape design is to include: •
A retained woodland block consisting of mature oaks and existing hedgerows;
•
A green buffer, including a strip of grazed pastures and low hedgerow, maintaining the visual connection and benefit of the landscape resource for the on looking residents;
Existing woodland
Section Location plan
Landscape Section
69 Land East of Horndean | Character Areas
A’
Location Plan
A
Illustrative plan // Woodland Edge hedgerow
25m Grassland buffer
5.5m Road
2m footpath
House
Street Section // A - A’
25m Grassland buffer
Access and footway
Green outlook
Character Areas | Land East of Horndean 70
Character Areas Linear Park
6.8 Linear Park Overview
Building Heights and Density
Connecting through the heart of the scheme this linear open space serves as a valuable visual amenity for on looking residents whilst at the same time serving as a green artery supporting recreational opportunities and social interaction.
The area will be developed to a density of 25-35 dph and houses will be predominantly two storeys.
Plugged into the adjacent communities, the park supports a sustainable movement network that connects the wider footpath network through to the community heart.
Built Form This character area is dominated by a linear park that is orientated north-east / south-west. Buildings will front onto the park to create overlooking and natural surveillance, but they will be informally laid out to create a semi-rural character. Parking will be located discreetly to ensure that it does not dominate the parkland edge. There is the opportunity for a variety of house types and sizes in this area.
House
4m min Front gardens
Private Drive
Street Section // A - A’
71 Land East of Horndean | Character Areas
Open Space and Landscape An informal landscape character defined by native amenity grassland with informal recreational paths providing connections to the wider footpath networks. Minimal road crossings with shared surface as it passes through the park allow for a legible and safe continuation of the open space character. Shared surfaces provide access to residencies along the park edge and allow the park to be overlooked promoting a sense of safety and security in accordance with Secure by Design. The park offers a series of formal and informal play opportunities along its length. Significant mature oaks are retained within residential gardens where required.
Play space
2.5 m Path
Grass
2m Path
Private Drive
2m Path
Side garden
Character Areas Employment Zone
6.9 Employment Zone Overview
Open Space and Landscape
The masterplan shows the location of a 1.7ha employment area close to Junction 2 of the A3(M) where it will be highly accessible. Access will be from a new arm on the existing roundabout along Havant Road (B2149). The area is intended to contain small business / light industrial units and other employment uses.
The significant boundary planting and higher category trees are retained, visually and physically containing the development. Proposed tree planting and amenity grassland helps to soften the built form and create visual separation from the residencies to the south.
Built Form Units will be portal frame construction with pitched roofs to create flexible spaces that can be used for a variety of business/light industrial uses.
Building Heights and Density The maximum height of the units will be 12 metres.
Example of Employment Area
Illustrative Plan // Employment Area
Example of Employment Area
Character Areas | Land East of Horndean 72
Character Areas Horndean Care Village
6.10 Horndean Care Village and Cricket Pitch
Built Form
Density and building heights
Open Space and Landscape
The care village will contain different types of accommodation, including a care home, assisted living, independent living units and staff accommodation.
The care village will comprise a mixture of single storey units in the northern most portion of the character area, independent living units and a care home and assisted living buildings of two and half storeys.
The landscape character of this area is primarily defined by the cricket pitch and amenity grassland setting of the care village development
As such there will be a variety of built forms in this area. However, on the whole buildings will be set within a strong landscape setting that will permeate the whole area. This will help to create a peaceful and tranquil setting in which a sense of openness will predominate.
Two storey houses set within large private gardens will be built to 7-10 dph in the east of the area creating a low density edge. These houses will be screened for the South Downs National Park by the retained and enhanced tree line and hedgerow.
In addition to the residential properties, it is envisaged that the area in the western portion of this land parcel will provide a cricked pitch and pavilion. There is an opportunity for this to be a landmark building in the area.
A more formal section of public open space extends from the cricket pitch into the care home development serving as both a visual amenity and physical connection to the
Landscape Section
73 Land East of Horndean | Character Areas
Proposed informal tree planting reinforces the rural landscape character whilst helping to define a boundary between public and private open space. Informal paths ensure permeability throughout the character area and connect to a recreational path encircling the cricket pitch.
Pavilion
Section Location plan
Retained mature trees help to preserve the existing character while persevered boundary edges contain the development.
Location Plan
A
A’
Detailed hand drawn plan
Illustrative plan // Care Village
Cricket Pitch
Path
Garden landscape
Care Home Village
Garden landscape
Access Road
Street Section // A - A’
Cricket Pitch
Care Village
Character Areas | Land East of Horndean 74
Masterplan Delivery
Masterplan Delivery Indicative Phasing 7. Delivery 7.1 Phasing Zone
Phase Three
Total
2016
Phase One 2017
2018
2019
2020
Total
Land North of Rowlands Castle Road (Zone 1)
5 Residential Units + Care Home (60 Bedrooms) + 10 Staff/Key Worker Dwellings
40 Assisted Living Units (ALUs) + 30 Independent Living Units (ILUs)
35 ILUs
-
-
5 Residential Units + Care Home (60 Bedrooms) + 40 ALUs + 65 ILUs + 10 Staff/Key Worker Dwellings
Land North of Havant Road (Zone 2)
50 Residential Units
50 Residential Units
50 Residential Units
38 Residential Units
-
188 Residential Units
Land South of Havant Road (Zone 3)
100 Residential Units + 1FE Primary School
100 Residential Units + Local Centre
100 Residential Units + Community Building
100 Residential Units
105 Residential Units + 1.7ha Employment
505 Residential Units + 1FE Primary School + Local Centre + Community Buildings + 1.7ha Employment
77 Land East of Horndean | Masterplan Delivery
Phase Two
Key Redline Boundary Phase One Phase Two Phase Three 0
200m
Indicative Phasing Plan
Masterplan Delivery | Land East of Horndean 78
8
The Parameters
The Parameters 8. The Parameters 8.1 Redline Boundary 8.2 Access and Movement 8.3 Land Use 8.4 Residential Density 8.5 Building Heights 8.6 Open Space
81 Land East of Horndean | The Parameters
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