RSA Transitions: baseline report

RSA Transitions HMP Everthorpe pilot project Feasibility study Architecture and Planning Report 1: Baseline information and analysis Roland Karthaus 2013 Status: Issued

Contents

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Introduction and Purpose p. 3 Location p. 4 East Riding and the Humber

- Centres and transport networks p. 5

- Topography and leisure routes p. 6 The Locality

- Everthorpe, North and South Cave, The Wolds p. 7

- Land-use pattern p. 8

- Topography p. 9

- Landscape, habitats and leisure p. 10,11

- Facilities p. 12

- Local centres p. 13

- Public transport p. 14

- Planning policy p. 15 Site description

- HMP Everthorpe and HMP The Wolds p. 16

- History p. 17

- Building uses and land ownership p. 18,19

- Vegetation, water and landscape p. 20,21

- Everthorpe Hall p. 22-24

- The Farmstead p. 25 Site Analysis

- Layers of the site: p. 26,27

- Buildings p. 28

- Landscape and vegetation p. 29

- Roads p. 30 Key Constraints

- Potential development zone p. 31 Key Opportunities

- Initial responses p. 32

- Sustainable land management & p. 33

nature tourism

- Renewable energy p. 33 Building a brief p. 34 Workstages and decision-making p. 35-37

Roland Karthaus Architect

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Introduction and purpose Planning and Architecture Report 1: Baseline

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Context: RSA Transitions

information and analysis

Roland Karthaus Architect has been commissioned by the RSA to provide Architectural advice as part of the RSA Transitions project feasibility study. The first pilot site for this project is at HMP Everthorpe prison in the East Riding of Yorkshire and this report contains an analysis of the site, within its wider context and some initial parameters for the feasibility study.

The feasibility study will consider options for an appropriate scale and function of a social-enterprise facility for offenders, ex-offenders, their families and the neighbouring communities on land adjacent to and currently owned and managed by HMP Everthorpe (the Ministry of Justice). The objective of the facility will be to contribute to a reduction in reoffending rates through the provision of employment, training, accommodation and other associated support services, the under-provision of which are currently considered to be a major factor in reoffending.

The programme is for the feasibility study to be concluded by the end of 2013. To date, some surveys of the existing buildings and land have been undertaken and others are underway. This first report is therefore a collation and initial analysis of base information available during the first period of the study. This information is not comprehensive and further surveys and other information will be required before firm design proposals are made in the next stages.

In order to carry out a feasibility study, indicative schemes for buildings, infrastructure and other arrangements will be drawn and considered, however it should be noted that these will not in any way constitute firm design proposals. An illustrative Masterplan, including massing will be produced to show the preferred option for cost estimating, business planning and related work by others during 2013.

Roland Karthaus Architect

‘Transitions’ is an initiative by the RSA to reduce the rates of re-offending by ex-offenders through an integrated programme of support, both inside and oustide the prison environment. The initial findings of the research were that such an integrated programme would require fundamentally different prison facilities from those in existence generally at the present time. Currently, there appears to be little potential nationally for building new prisons to a different model and so the RSA have chosen to focus as a first step on Transitions Park: part of the Transitions model located outside of the prison walls. Nonetheless, any such facility would need to work closely with the prison processes, to ensure that the right support is provided to offenders.

In 2011, 75% of offences were committed by reoffenders

Funding has been secured for a feasibility study to develop a pilot facility in conjunction with HMP Everthorpe and to consider opportunities in the wider area for the project to act as a regional hub.

The objectives of the facility are to provide support services for ex-offenders as a demonstrator project of national significance. Links with local communities, with the wider area, with national organisations and commercial activities, including tourism are also therefore likely to be critically important.

The RSA document ‘Transitions East Yorkshire’ contains more details. http://www.thersa.org/action-research-centre/ community-and-public-services/transitions

The objective of RSA Transitions is to reduce reoffending

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Location

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Humberside This pilot project is located in the East Riding of Yorkshire, close to Kingston-upon-Hull, normally referred to as Hull. The sphere of influence is commonly understood as the sub-region of Humberside, which is no longer a county, but is comprised of four Unitary Authority areas: East Riding, Hull, North Lincolnshire and Northeast Lincolnshire. The city of Hull remains an important port on the wide estuary of the Humber, with the Humber bridge: a large-span suspension bridge, providing a regional landmark. The region is easily accessible by both road and rail networks from other major cities, with several direct rail services from London per day. The character of the region is mainly rural.

Power production is a key part of the local industrial context, with gas fired power stations, such as at Saltend, east of Hull and renewable energy production becoming increasingly important. The wider region contributes a signifcant proportion of the UK’s total power. There are several wind farms, with more currently planned and a major Bio-mass energy facility scheduled to open in 2013. As well as numerous on-shore windfarms, a major off-shore windfarm is currently under devvelopment. There are other major industries, such as the BP chemical works. RAF Leconfield, in Beverley is home to the Defence School of Transport, Europe’s largest driver training establishement. Major local employers include Arco, manufacturers of safety equipment and caravans and prefabricated cabins are significant industries.

Apart from a north-south chalk formation, The Yorkshire Wolds, the region is a flat, well-drained glacial landscape that provides rich arable land and intense crop farming is largely what characterises the place today. Greenhouses and smaller-scale ‘market garden’ farming is also notable.

Industry

Fossil-fuel power

Glasgow Edinburgh

Biomass power

Hull Manchester

Wind power

Arable farming

London

Port

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Humberside

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Centres and transport networks The sub-region is a rural area, with dispersed market towns and villages. Beverley is an historic market town with a Minster and home to East Riding College and East Riding Council. The Unitary Authority area of Kinston-upon-Hull has a population of just over 250,000.

Local Authority areas Railways Motorways

Bridlington

Main roads Towns and centres Driffield

York

York, to the west is a major tourist attraction to the west with a historic urban fabric, old city walls and numerous museums.

The M62 motorway connects the region by road to Manchester, via Leedsand Huddersfield and the A1 and M1 north-south motorways. Within the sub-region, however the road network is made up of relatively minor roads, apart form the ‘A’ roads connecting York and Bridlington with Hull.

Pocklington

Hornsea

To the north Market Weighton

Beverley

A1 (M) Selby Howden

HMP Everthorpe

Hull

Withernsea

Drax

The railway network connects the centres to the rest of the country and the connection between Hull and London is especially good, with occasional direct services (otherwise changing at Doncaster) and a journey time under two and a half hours. Within the sub-region there is poor rail penetration and the Humber estuary creates a break in the network.

Goole M 62

Scunthorpe

Grimsby

To the south

Road network

HMP Everthorpe

Hull

Brough

Local rail links Roland Karthaus Architect

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Humberside

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Relative wealth and deprivation

This map shows Indeces of Multiple Deprivation from the Office for National Statistics. The data takes into account measures of income, employment, health, education and training, housing, crime and living environment. The picture of the sub-region shows a stark contrast between the affluence (less deprivation) of the central, farming land as compared with relative deprivation of the urban centres, especially Hull, Grimsby and Scunthorpe.

Even Beverley, a visibly affluent market town has one highly deprived local area. Hull has generally high levels of deprivation, including several areas in the ‘top’ 100 and one area in the northwest of the city that is ranked as the 11th most deprived in the country. The detailed breakdown of these statistics shows that income, employment, health, education and training and crime are consistently problematic in Hull, whereas housing and support services are generally mid to good even in deprived areas and the living environment varies considerably. Hull is visibly a centre that has struggled to adapt to a postmodern service-based economy and the industry and activity associated with the ports, manufacturing and logistics are not supported by a strong service sector. A similar pattern appears to apply to the other relatively deprived urban centres, such as Grimsby and Scunthorpe and the good provision of housing in these centres may simply be further polarising the relative deprivation within the subregion. HMP Everthorpe is located in one of the most affluent (least deprived) areas on the map. In this central area access to housing, education and training are relatively poor, even in comparison with the most deprived areas.

Least deprived

Most deprived

HMP Everthorpe

Full details and statistical mapping available at http:// www.neighbourhood.statistics.gov.uk

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Humberside

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Topography and leisure routes East Riding Local Authority area

The chalk formation running northeast to south is the only significant topographical feature at the sub-regional scale and so, although it only rises to less than 250 metres above sea level, it provides an important feature for nature and leisure and is protected as a National Character Area and in the Local Plan as a Landscape Protection Area. The increasing number of windfarms in the region have led to calls for the Wolds to be classified as an Area of Outstanding Natural Beauty (AONB), which is a stronger protected status.

The Wolds Way is a National Walking Trail, following the route of the Wolds and continuing on to the Humber Bridge. To the south is a strategic bridle/ cycleway, connecting the towns to the west of the estuary with Hull and the coast. The Wolds is a leisure destination in its own right, but is perhaps overshadowed by other walking destinations elsewhere in Yorkshire: the Pennines, the North York Moors etc. It suffers from a lack of facilities and is not particularly well known outside of the region.

Yorkshire Wolds National Trail Towns and centres

Bridlington

York

Yorkshire Wolds

HMP Everthorpe Hull

Scunthorpe Grimsby

General topography of Humberside and Yorkshire Wolds National Trail

Roland Karthaus Architect

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Everthorpe, North and South Cave, The Wolds HMP Everthorpe is located in the south of the East Riding area, close to the end of the M62 motorway.

Although the site contains historic buildings, it exists entirely separate from the urban centres. To the northwest is North Cave, a small town or village of around 2,000 people. To the northeast is Everthorpe a small village or hamlet and to the east is South Cave, a market town of around 4,500 people. The Wolds rise up to the eastern edge of the map. The nearest train station is at Brough, a few miles to the southeast.

The Wolds

The following pages show a series of maps at this same scale, which is considered to be the immediate context of the prison site, as well as its immediate sphere of influence.

North Cave

Everthorpe

M62

HMP The Wolds HMP Everthorpe South Cave

A63

Map showing the sorroundings of HMP Everthorpe Aerial photo Š2012 Google / Š2012 DigitalGlobe, GeoEye Getmapping plc, Infoterra Ltd & Bluesky Roland Karthaus Architect

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Land Use Pattern The lower-lying, flat areas of the landscape are fertile and are largely intense arable farming. There are farmsteads though due to the large-scale of the agriculture, these are relatively infrequent and many have turned over to other commercial or residential uses.

Hotham

There are also significant areas of mineral extraction in open-cast mines and those that have been exhausted have been turned over to water-based leisure uses: as natural wetlands or other recreational activities.

There are some areas of light-industrial use, in particular in the south of the map area, related to the motorway / A-road, but these are relatively small and infrequent. There are also greenhouses growing crops on a smaller scale and nurseries.

North Cave

Aside from the farm buildings and light-industrial uses, the urban centres are fairly clearly defined.

Urbanised areas

Everthorpe

Mining / former mining Industrial areas (farms, warehouses etc.)

HMP Everthorpe

South Cave

Ellerker Map showing the three main different active land uses Š2012 Google / Š2012 DigitalGlobe, GeoEye Getmapping plc, Infoterra Ltd & Bluesky Roland Karthaus Architect

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Topography The southwestern part of the map is almost flat, with only a very shallow fall towards the middle bottom of the map. There is a small ridge running east-west in the middle, so that Everthorpe is slighly elevated.

The land dips down towards South Cave and rises back up again to the northeastern part of the town.

These level changes are noticeable when moving around the area, but are only a few tens of metres in height. More signficantly, The Wolds rise up to the east.

the Wolds

The relative flatness of the southeastern part means that flooding is a risk in these areas.

North Cave

Everthorpe

HMP Everthorpe

South Cave

Map showing local topography Background image Š2012 Google / Š2012 DigitalGlobe, GeoEye Getmapping plc, Infoterra Ltd & Bluesky Roland Karthaus Architect

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Landscape, Habitats and Leisure Generally, the landscape does not provide a rich diversity of habitats, due to the large-scale arable farming, which are mono-clutural, relying on pesticides rather than natural predators and the intermittent hedgerows. Verges are limited, though there are some tree plantations and belts.

There is a disused railway line running east-west that is heavily overgrown. It provides the only continuous green corridor through the area, but is too overgrown to be used for walking or cycling.

North Cave has a strong tree belt in the north and quite a lot of trees more generally. South Cave does not have good dispersed tree cover, but has an important tree belt separating the golf course from the town.

North Cave Wetland Reserve

North Cave

To the east of South Cave runs the Wolds Way and there are footpaths connecting the urban centres. A strategic cycle route passes to the south.

Within the Wolds area itself, there are much better habitats, footpaths and bridleways. Red Kites have recently been re-introduced and deer are prevalent.

Diving Ponds

Disused railway

The Wolds Way

Everthorpe

Tree belts Footpaths Cycle routes

South Cave HMP Everthorpe

Trans-Pennine cycle route Map showing tree belts and walking / cycling routes Background image Š2012 Google / Š2012 DigitalGlobe, GeoEye Getmapping plc, Infoterra Ltd & Bluesky

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Landscape, Habitats and Leisure Right: view towards The Wolds prison from the west, across a typical open field.

Below, from left to right: footbridge across Mires Beck as part of a footpath near the disused railway; Mires Beck just north of the site runs open alongside the road; The disused railway viaduct; Ponds to the west of the site, converted from opencast mines and used for scuba-diving; Signage in North Cave

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Facilities There are reasonable local facilities in the area. North Cave has basic facilities to fulfill its own needs, but the larger centre is in South Cave, originally a market town. Church Street is the main High Street and there are a number of fairly up-market shops, as well as civic amenities. The golf course and country club is a significant attraction of the town, but the services are mainly aimed at affluent residents and visitors.

There are 2 pubs, a post office, some 30 shops, GP surgery, dentist, school, library, Town Hall and Cave Castle hotel and leisure club.

Pub

North Cave Wetland Reserve

Place of Worship Shop

Surgery School

Pub

Post office

North Cave Sports and Social Club

Pub

Shops / shopping street Amenity: golf course, wetland, ponds Prisons Diving Ponds

Cave Castle Golf Club HMP The Wolds

Bank Council Office Pub Pub

HMP Everthorpe

mini super market

Map showing local facilities Background image Š2012 Google / Š2012 DigitalGlobe, GeoEye Getmapping plc, Infoterra Ltd & Bluesky

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Local Centres Right: Entrance to Cave Castle country house and golf club in south Cave, with the church to the left.

Below: North Cave has an unusual urban form, being mainly a collection of farmsteads, but is small with limited facilities Bottom row: Methodist church in North Cave; Everthorpe from the east; South Cave Church Street; School building converted to residential in South Cave

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Road Network The A63, which becomes the M62 means the locality is well-connected with the wider region and beyond, but the junctions to the east and west of the site are routed through South Cave and North Cave respectively. These are currently busy roads and though they provide important connectivity, they have a significant impact on the two settlements.

Many of the minor roads are single lane and in some cases little more than farm tracks. The A63 and the land-use pattern appears to have severed many historic routes and the road network is fragmented in some areas. The HMP Everthorpe site is currently relatively permeable in this context, though the roads are private and Mires Lane a single track farm road.

North Cave

HMP Everthorpe South Cave

A63

Map showing local facilities Background image Š2012 Google / Š2012 DigitalGlobe, GeoEye Getmapping plc, Infoterra Ltd & Bluesky

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Public Transport Transport facilities are limited, as is often the case in areas of low population density. There are local buses that pass the prison site, connecting it with the surrounding centres, Hull (15 miles) and Beverley (12 miles) and the nearest mainline train station at Brough (5 miles).

The buses are very infrequent though: The main bus route to Hull (155) only passes the prison 6 times per day and the return journey only 4 times per day.

The local bus route (143) only operates on alternate days, stopping twice, however this service is routed through the site, making a loop through the HMP Everthorpe and HMP the Wolds entrances. Both routes are subsidised by the local authority.

Roland Karthaus Architect

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The locality

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Planning Policy The prisons site lies outside of the urban development limits of North Cave, South Cave and Everthorpe as defined in planning policy (Policy EN1). Any proposed development on the site will be treated as development in the Open Countryside (policy EN2), so that the burden of proof for development will be significantly higher: In particular, the avoidance of loss of agricultural land, impact on the landscape and historical features and so on will be considered.

New residential uses in the countryside are supported only where it is essential for agricultural, horticulture, or forestry, with additional provisions for affordable housing and conversions from existing buildings (Policies H), or where special need is demonstrated. The amenity of existing dwellings and proximity to services will also be taken into account. Special policies support tourism and related activities (policies T).

There are conservation areas within North Cave and South Cave. To the west of the site, where the landscape is flat and low-lying, there are areas of flood risk (area nearest the site only shown here).

Areas are allocated for potential mineral extraction, though none affecting the site, so not shown here.

The Wolds Area of Landscape Protection extends to the east.

East Riding are in the process of drawing up their Local Development Framework and so planning policy is adopted in the Local Plan documents dating back to 1991 and 1993. The National Planning Policy Framework, published in 2012 states that there should be a presumption in favour of sustainable development. In this context, any proposals should be considered as a whole and developed as an inter-related programme of activities to support economic, social and environmental sustainability in the area to stand the greatest chance of gaining planning consent.

Landscape Protection Area (the Wolds) Conservation Area Development limits Flood risk area (part) Roland Karthaus Architect

The information on this plan is interpreted from the Local Plan and is neither verified nor comprehensive. Please check the local plan for full information.

Map showing selected planning constraints and context Background image Š2012 Google / Š2012 DigitalGlobe, GeoEye Getmapping plc, Infoterra Ltd & Bluesky

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Site description

RSA Transitions Everthorpe . Baseline Report . January 2013 . Revision -

HMP Everthorpe and HMP The Wolds HMP Everthorpe prison was opened in 1958 as a Borstal (a detention facility for young offenders) and converted in 1991 to house adult, male offenders. It is a Category C prison with 690 places. A number of Category D offenders are also housed in HMP Everthorpe and via a licensing system, some are allowed outside of the prison on day-release for work or family visits. A facility for these offenders - the ‘Kairos’ unit is located inside the prison walls - it has 14 bedrooms and is inhabited between 5pm and 9am.

Immediately adjacent, is HMP The Wolds, a smaller Category C prison with an operational capacity of 395 offenders (according to the MoJ). At the time of writing, the prison is managed by G4S as a private service contractor to the Minsitry of Justice (MoJ).

This contract is due to end in July 2013. There is a proposal to join the two secure perimeters (as indicated by the white, dashed line) to create a single institution, with a single main entrance (the Wolds existing entrance). For the purposes of this report, the cojoining of the prisons is taken as a presumption, though the exact configuration is yet to be confirmed.

HMP The Wolds

HMP Everthorpe

The two prison compounds are located within 49 hectares (or 120 acres) of MoJ-owned land. The land contains around 85 residential properties, originally built as staff accommodation; a small farmstead, which is now partially derelict and underused; a 19th Century Manor house, Everthorpe Hall, that was converted as a staff social club with accommodation, adjoining cottage, office and outbuildings. The office has been recently refurbished for use as the RSA Transitions office. The Hall has been unused for several years and is semi-derelict. A stream, Mires Beck, runs through the site and there are small areas of woodland of mixed species, with some significant mature trees. This surrounding land is managed in a fairly ‘light touch’ way and is mainly used by local residents for dogwalking.

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Site description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

History The map to the right was attached to sales particulars dated 1946, but appears to be based on a map from around 1910. There appears to have been very little change on the site since Everthorpe Hall was built in 1871. There is very little recorded information about the history of the site, but a great deal of anecdotal information has been provided by local residents.

The field pattern remains completely undisturbed and the beck has merely been straightened within the site since the date of this map. ‘Mire’ means boggy ground and the field pattern to the north indicates that the beck was used to drain the land in what is quite a flat landscape. The pond marked ‘fish pond’ is in fact a tank that is believed to have been constructed as a bathing pond for Everthorpe Hall and the form of it supports this interpretation.

North of the site, the distinctive farmstead ladder pattern of North Cave is evident and the railway that is now disused apparently had a station on Sand Lane. The A63 was clearly a major road at the time of this map and the route remains unchanged.

Roland Karthaus Architect

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Contents

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

The date of this map and this photo are unknown, but the map clearly shows the current form of the walled garden. The area to the south of the building was originally formal gardens.

The Hall was built in 1871 for Thomas Whittaker, a barrister. The photo probably from the 1940’s shows the building with the listed lion sculptures by W.D. Keyworth in 1875. These sculptures were originally from another property and were later moved to the front entrance of the prison site where they are now.

The canopy on the front of the building in this photo no longer exists.

Hstoric Image Courtesy Ernest Fawbert Collection, date unknown

Roland Karthaus Architect

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Site Description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Building uses and land ownership The site contains 85 residential properties, all of which are inhabited, creating an existing community and sense of activity within the site. The prisons together employ several hundred people, adding to these levels of activity and there is a significant amount of car-parking, mainly used by prison staff.

nd Sa

The farmstead is not used for its originally intended purpose, but there is a walled garden area with greenhouses used for growing plants and food, both of which are grown by category D offenders and used within the prison grounds. The other farm buildings are mainly used for storage.

ne La

There are numerous services crossing the site.

Drainage plans for the residential areas have been obtained, but there are numerous other services for which no information has been obtained.

HMP The Wolds

Surrounding the site are numerous mixed out of town commercial buildings and residential properties. To the south on the A63, just after the M62 motorway in the easterly direction is a service station and hotel.

Immediately adjacent to the southeast is ‘the Market Garden’; a plant nursery and cafe which has recently closed down.

HMP Everthorpe

d

ck

a Ro

Be

The MoJ-owned land is understood to be approximately as indicated by the dashed red line, though this is complicated by the individual residential plots, which are presumed to be leaseholds. A land search has not been conducted and no land ownership information has been provided to date.

Service Station and hotel

Plant Nursery

Prison Farmstead Everthorpe Hall Commercial / Mixed

Of the approximately 49 hectares (121 acres) total site area, approximately 19 hectares (47 acres) is covered by the two prisons, the car parks, private houses, gardens and amenity space. Approximately 30 hectares (74 acres) of land remains, including the hall, farmstead, woodlands, beck and fields. These areas are approximately only and have not been based on survey information.

A 63

Residential Car Parking Roads Plot boundaries

0

50

100

500m north

Roland Karthaus Architect

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Site description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Building uses and land ownership Right: Stone lions, originally from Everthorpe hall at the gates of Everthorpe are the only listed structures; Everthorpe Hall from the south, across the pasture.

Far right: Entrance to HMP Everthorpe First row below: Farm buildings; polytunnels used to grow plants for inside the prison and the grounds; planting beds around the prison car park; entrance to HMP the Wolds.

Bottom row: the Market Garden plant nursery greenhouses next to the site; house near Mires Lane, northwest corner of the site; Beck Road housing; house with solar panels.

Roland Karthaus Architect

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Site description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Vegetation, water and landscape Aside from the prison areas, the site has a remarkably bucolic character. The surrounding farmland is generally large-scale arable farming with little diversity, natural features and limited wildlife habitats. Hedgerows exist, but are mostly far apart and are not continuous. Within the site, however the land has not been actively farmed for at least 5-10 years. There are significant areas of mixedspecies woodland and planted tree belts. Mires Beck is a fast-flowing stream, running through the southwestern edge of the site. There are other small drains in various locations around the site, with the most significant being an open drain to the southwest of HMP The Wolds, adjacent to the woodland. Within the woodland to the south of the farmstead and adjacent to Mires Beck is a water tank originally built as a bathing pond for Everthorpe Hall. A circuitous walking trail originally through the woodland next to Mires Beck has not been maintained and is now discontinuous, though still in use.

Diving pond

en

Op

HMP The Wolds

in

dra

s

ire

M

The site is generally relatively flat, sloping gently from north to south. The A63 is built up slightly from the natural level, which apparently contributes to periodic ponding along the southern edge of the site. The flat nature of the site offers little buffering to the road and vehicle noise travels deep into the site.

HMP Everthorpe

k

ec

B

The surrounding area contains open-cast mines, some of which are now disused and have been converted into ponds and wetlands. To the northwest, off Mires Lane, a large pond is used for scuba-diving.

A baseline habitat survey has been conducted by Yorkshire Wildlife Trust. This found evidence of a variety of habitats and wildlife including water voles, kingfishers, bats and buzzards and possible evidence of otters. The land provides some good habitat opportunities, but relatively litte constraints. The woodland to the south of the prisons has mature trees, but the woodland area around HMP the Wolds appears to be no more than 50 years old. This woodland is present on older maps, so it may have been cleared and replanted when the farm and HMP Everthorpe were built in the 1950s. There are great opportunities to enhance the exisitng habitats and some of these are indicated in the YWT report.

Roland Karthaus Architect

Woodland / tree belt Allotments Water Bodies Hedgerows

0

50

100

500m north

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Site description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Vegetation, water and landscape Right: Drainage ditch in the woodland north of HMP the Wolds; Former bathing tank next to Mires Beck Far right: View of Beck Road housing from the south First row below: ungrazed fieids characterise the site; drainage ditch to the west of HMP the Wolds; Mires Beck; remnants of a walking trail through the grounds Bottom row: part of the remaining walking trail; allotments to the southwest of Beck Road housing.

Roland Karthaus Architect

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Site Description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Everthorpe hall The Hall presents a unified facade to the approach from Beck Road, with the tower on the axis. The building is organised around two courtyards, from which it can be seen that the building is in fact a collection of different forms and outbuildings, some with flat and others pitched roofs. The left wing of the main building contains a separate cottage, Rose Cottage and next to this is a connected office building, currently being used by the RSA Transitions project team. Several outbuildings face onto the courtyard. There are also some newer additions (boiler rooms etc.) to the rear.

Above: view from the southeast corner Below: southeastern courtyard Bottom: the office building Aerial perspective from southeast corner

Aerial perspective from northwest corner Roland Karthaus Architect

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Site Description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Everthorpe hall: configuration and condition Various surveys have been undertaken on the main hall building, which forms an ‘L’ shape to the southern corner of the whole. Floor plans were provided on paper by HMP Everthorpe and a few check dimensions have been taken for transferring to CAD. These CAD drawings are therefore not dimensionally verified, but record the general arrangement plans of the three storeys.

Separate asbestos surveys were commissioned by HMP Everthorpe and asbestos identified with control requirements recorded. Areas of asbestos have now been removed. A separate conditions survey has been undertaken by Byron Phelps Surveyors. The hall has not been in use for 7 years and has suffered from water ingress and lack of ventilation. Some areas of the external fabric are in urgent need of repair, but repairs have been carried out to the roofs which appear to have stopped the ingress of water.

Ground Floor

Generally, though the building appears to be structurally sound and there is a variety of impressive rooms, with large windows and original features, which could be put into good use as part of a new facility. Further surveys will be required prior to any design work being undertaken.

An outline cost estimate for the refurbishment and improvement of the building has been carried out

by Ian Sayer & Co. This estimate makes a number of assumptions, including that full compliance with current insulation and other buidling regulation standards will be required. The gross internal floor area is estimated to be 830 msq and the cost for carrying out these works to the main hall building are estimated to be £1,950,000 with a further £590,000 estimated to be required for the outbuildings and courtyards. This does not include VAT, fees for associated services, or cost of access improvements.

Full details of the breakdown, assumptions and exclusions are available in the report from Ian Sayer & Co. The RSA Transitions team have also been working with HMP Everthorpe workshops to develop a programme of capacity building so that offenders on day-release may be enabled to carry out some of the works and some elements of the refurbishment, such as staircases could be made in the prison workshops.

Roland Karthaus Architect

First Floor

Second Floor 26

Contents

Roland Karthaus Architect

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

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Site Description

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

The Farmstead Originally used as a prison farm for livestock, mainly pigs, most of the buildings are now either disused or are being used only for storage. The structures are a mixture of brick and steel frame sheds in varying states of disrepair. A walled garden is currently in use for growing pot-plants and vegetables for use inside the prison. A separate conditions survey has been undertaken by Byron Phelps surveyors.

Most of the buildings are in poor condition and are either constructed from brick or concrete frames with asbestos roofs, making them difficult to adapt.

The central building on plan is a newer building, with a metal roof and steel frame. This building could potentially be dismantled and re-located or reconfigured in any new planning of the site. It is possible that some form of sustainable agriculture will be considered as part of the brief, in which case the farmstead could be brought back into its original intended use, however the specific requirements of any proposals would likely mean a remodelling of at least some parts of the farmstead.

The walled garden is an attractive, historic feature and should be retained, though it could be used for an ornamental garden if the horticultural requirements can be accommodated elsewhere.

The drawing on the right was obtained from HMP Everthorpe facilities management and shows demolished structures crossed out.

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Site Analysis

Roland Karthaus Architect

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

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Site Analysis

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Layers of the site The site can be understood as a set of layers that can be considered independently to understand their contribution to the overall place and for their future potential.

The buildings are generally contained in the northern half of the site and the two prisons dominate the entrance zone, but the walls are not especially high (circa 5m) and so the impact on the site is limited.

The Beck Road housing is of good quality, with large gardens and has a pleasant, suburban feel. The three other detached houses on the site: one next to Everthorpe Hall and two to the northwest have the attractive character of houses in the countryside.

Buildings

The landscape, watercourse and vegetation are particularly striking aspects of the site. They appear in stark contrast to the surrounding vast, open arable land and lend the site the feel of a bucolic enclave.

The historic field pattern means that there are a variety of different character areas within the site, providing a great opportunity for a wide variety of uses and habitats to co-exist.

The road to the south of the site is an A-road that becomes the M62 motorway within a few hundred metres. Sand Lane is the main road between North Cave and South Cave and where the bus route runs, though one bus route does come through the site. Beck Road, which is understood not to be adopted connects through to Mires Lane via a single, tarmacked farm lane. Where Beck Road passes through the residential area, it is designed to slow traffic and the access loops off the road create a communal sense of place, with both the road and the grass areas between being well-used by the local residents.

Landscape and vegetation

Roads and plots

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Site Analysis

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Layers of the site: Buildings HMP Everthorpe currently has good facilities for prisoners: a series of light industrial units within the walls house 2 joinery workshops, recycling facilities, bicycle repair workshop, sign-making facility, IT suite and construction skills training spaces; there are also excellent sports facilities: gyms and sports halls.

The ‘Kairos’ unit is used as a hostel for Category D prisoners who are on temporary release licences. As these facitilities are all contained within the secure perimeter, however, they cannot be used by anyone released from the prison. sports halls

Everthorpe Hall is a unique asset and though in urgent need of repairs, is structurally sound and can readily be renovated for a wide variety of functions. ‘kyros’ unit

The farm buildings are in varying states of dilpidation and were originally built for specific functions, which have subsequently ceased. There is the potential to bring this farmstead back into use as a farm, but this is likely to require at least some new buildings, as would be required for any other new use on the site. A significant advantage of these buildings is their established uses, which mean that at least some activities will almost certainly be possible on the site in terms of planning policy.

the market garden

workshops

farm buildings

everthorpe hall

The Market Garden greenhouse structure neighbouring the site appears to be in good condition, though it is currently out of use.

Opportunities for incorporating this site into the project should be considered, especially as it provides a commercial frontage directly onto the main road.

The greenhouses cover 8,000 msq, providing the opportunity for a reasonable scale of food production. The condition of the boiler is not known.

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Site Analysis

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Layers of the site: Landscape and Vegetation The ungrazed, small fields, hedgerows, beck, ditches, woodlands and tree belts are all highly valuable assets that give the site a unique character in its context. At the same time, they are all relatively ‘artificial’: the woodlands appear to be typical farm plantations with no evidence of ancient woodland; the beck has been canalised so that it runs relatively straight and the fields appear to be semi-improved, though they have not been grazed for several years.

This means that any proposals for the site are likely to be relatively unencumbered by the need to protect native species and habitats, whilst the elements can readily be enhanced to improve wildlife habitats and biodiversity. The connectedness of the tree belts provides green corridors for some species, though these are limited to the extent of the site.

The process of developing these assets is one that will take time, but provides opportunities for nature conservation education, both for tourists and for exoffenders.

The area to the south of the prisons appears as a series of fields and woodlands with different characters. To the east (right on the image) there are large, open fields and there is an allotment area for some of the residents, whilst in the centre of the site are smaller fields, enclosed by mature trees and the beck.

The site is located in a strategic position between South Cave, through which the Wolds Way passes and North Cave, which has ponds and wetlands.

To the north is also the disused railway which is heavily overgrown and though there are intermittent parallel footpaths, it would take significant time and resources to make the railway useable as a footpath or cycleway. This may be worth exploring as a longer-term objective. Facilities on the Wolds Way are limited and there could be potential for the site to act as a kind of tourist hub for hikers and other forms of nature leisure.

Roland Karthaus Architect

disused railway

to north cave ponds & wetlands

to wolds way national trail

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Site Analysis

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Layers of the site: Roads Currently, each part of the site operates independently, with its own access and the Beck Road housing benefitting from three access routes, but being located south of the busy areas adjacent to the prison and so the roads are currently lightly trafficked.

to everthorpe to north cave

Assuming the two prisons are connected by realigning the prison walls, the connection between Beck Road and the Wolds entrance will be lost.

This creates an issue for access to any new facility located around Everthorpe Hall as traffic from Sand Lane could only use Beck Road. Beck Road is currently very lightly trafficked and normally has children playing in the street. It would clearly not be acceptable to bring significant new traffic through this road. The single-lane road from Mires Lane is a possible alternative, with some improvements, however it also passes close by the two detached houses whose residents will also likely object. This latter option is also a long way around from the main road and so unlikely to be satisfactory. Options for a new road to access any development should therefore be considered.

hmp the wolds (future main entry)

es mir

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lan

hmp everthorpe (future service entry)

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minor access

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to south cave

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There is car parking provision for the prisons and on-street or front-garden car-parking for Beck Road residents, but any new facility will also need to incorporate its own Noise from the A63 penetrates surprisingly deeply into the site and is a nuisance, however any measures to address this are likely to be expensive given the length of the boundary here and the flat topography.

The noise may be mitigated to some extent through ‘roughening’ of the surface of the fields (eg. through raised structures, or in the longer term through planting).

sand

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M62

A63

As a whole the site is poorly connected by public transport to the neighbouring centres and the wider region.

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Key Constraints

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Potential Development Zone The key constraints of the site define a zone in which any new development should be located. The access and amenity constraints created by the existing housing, together with the beck and woodlands describe a fairly specific zone. Within this zone, existing trees and features should be retained where possible and the philosophy should be to work with the pattern and elements of the site. The site is large and could cope with further development, without losing its character, however access is a constraint.

If trees are removed in less mature areas, they can readily be replaced elsewhere on the site Everthorpe Hall is structurally sound and as a local landmark should be retained and refurbished as part of any scheme, if possible. It is not a listed building and so is not considered to be a constraint, but rather as an important anchor, however it is a large building requiring significant investment and this will need to be considered as part of the development appraisal.

The Farmstead provides an established use on the site, that may be re-instate. This would likely require some new structures, but there may also be other light-industrial type uses that could be appropriate here, either complementary to, or instead of farming.

es mir

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prisons to be consolidated Houses

sand

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Initial discussions with representatives of the Local Planning Authority indicated support for bringing the hall back into use. They also agreed with the principle of developing an illustrative masterplan for the site, enabling holistic, phased development, rather than piecemeal. The National Planning Policy Framework has a presumption in favour of sustainable development and this should provide support for many of the ambitions of the Transitions project, however in planning policy terms, the site is a greenfield site outside of any development boundaries and so will have a relatively high burden of proof. Within this, different uses will be more supported by policy than others, for example employment uses.

Open fields

Accepting the above, the main area indicated green on the right is an area that could readily be developed as a Transitions ‘hub’. The triangular field to the east could possibly be developed separately if a new access from Newfield Lane could be achieved.

Roland Karthaus Architect

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Key Opportunities

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Initial Responses The greatest potential is for the whole of the site, outside of the prison walls and residential plots to be considered for the Transitions project. This would most likely require a transfer of the land or long leasehold to some form of organisation with a remit to manage the land for Transitions objectives. There is likely to be a technical and legal process to arrive at this point, which will need to carefully consider the operational and security requirements of the future consolidated prison, as well as being sensitive to local residents. The yellow area right indicates this potential in outline only and details of land ownership will be required as a starting point to refine any such boundary.

There is great potential for the project to create a new ‘hub’ which brings together the tourism and nature potential, with the offender rehabilitation services.

Much work is still required to develop a programme of functions and a business plan, but to meet the Transitions objectives, will most likely require many different kinds of activities and so a central ‘hub’ will help to weld these functions together and create a coherent sense of place. Everthorpe Hall provides an important landmark for this hub, which may be an external space, with buildlings accessed from it, rather than necessarily being a building itself.

In terms of access, it seems likely there will need to be an alternative approach to Beck Road. There is a possible opportunity to build a new road around the western edge of the Wolds current perimeter. This may require some loss of woodland, which should be mitigated by new planting. Alternatively, or as well as, access should be possible via Mires Lane, though the access from the main road, Sand Lane, is somewhat remote. There are also possible access routes along the southern perimeter of HMP Everthorpe and from the A63 via the service station site, though this would require 3rd party land. Further work should be undertaken to explore these options once a clearer brief has been developed. Walking / cycling trails could be laid out to explore the beck and woodlands and connect with the wider networks and natural assets.

Connection to north cave and wetlands

Connection to north cave, wetlands and disused railway sand lane car park may be included if prison entrance moved

Connection to south cave and the Wolds Way National Trail

greenhouses

Connection to footpaths

transitions facilities ‘Hub’

sustainable land management connection to hotel

walking / cycling trails

Connection to longdistance cycle route

Some form of community transport provision will be essential to the success of any project on this site.

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Key Opportunities

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Sustainable land management and nature tourism The site offers great potential for both ex-offenders and visitors to gain hands-on experience of sustainable land management practices, for education of biodiverse habitats and for sustainable food production, both of vegetables and livestock. The existing food and ornamental plant growing currently undertaken within the walled garden and allotments could be carried out on a larger scale and could be combined with both green waste and food recycling, to provide a sustainable portion of the prison food. A restaurant or cafe serving food grown on the grounds could be a great attraction.

The water bodies and banks on the site could be landscaped in a more wildlfe-friendly way, with reed beds and shallow ponds. Fallen, rotten timber should be retained where possible, providing habitats for insects and new structures could incorporate alcoves for bats and birds. The project has established a relationship with Yorkshire Wildlife Trust and we will be developing these and other ideas over the course of the feasibility study.

Renewable Energy The region is important for the strategic provision of renewable energy, an industry that is bringing new technology and jobs. The site could be used for demonstrator projects, such as photovoltaics and biomass crops such as elephant grass or willow, though this would likely to be only at a demonstrator scale. The amount of open land means that ground-source heat pumps could work well. Any new development should be constructed to high environmental standards and should incorporate renewable energy provision.

It may also be possible to develop a site-wide renewable energy strategy that would include the prison buildings in a Combined Heat and Power network. Retro-fitting such systems into existing developments is technically challenging and expensive however; a difficulty that will be compounded by the security requirements of the prison. This option should be explored, but will

Roland Karthaus Architect

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Building a Brief

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

An Iterative Planning Process The purpose of the feasibility study is to test the potential for the Transitions Park model on this site in HMP Everthorpe and consider its potential as a template for other sites. The Transitions Park model is necessarily generic and needs to be fleshed out during the feasibility study, through consultation with local and strategic stakeholders, service providers and potential tenants, for application in this site. This will be an iterative process, which should be tested via a business plan.

Sustainable agriculture

Construction skills

Training and education

Cycling facilities

Forestry

Walking facilities

IT training

Community transport

Nature tourism

In order to start this process, some initial ideas have been generated through early discussions with offenders, prison staff and from other projects. These ideas are simply intended to ‘seed’ the discussions and should not be considered as either fixed or exclusive.

As the brief develops, we will look at the area identified on the site plan, including the farm and existing Hall buildings and begin to map out likely space requirements and possible configurations.

This will be developed into a masterplan for the site, showing the maximum likely scale of project. Options can then be broken out from this. The masterplan will form the basis of initial discussions with the Local Planning Authority and local residents.

The requirements will be logged in a schedule which can be used to review requirements, priorities and interdependencies or relationships between different activities and providers.

Roland Karthaus Architect

Function

Provider Name

Status

Sustainable farm

Yorkshire Wildlife Trust

Tentative

Priority

Training restaurant organic cafe

Space requirements Type Quantity

1 Land / buildings

Revenue Basis Business plan partner

Co-relationship Amount

Tourism

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Work Stages & Decision-Making

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

Indicative Programme An initial, indicative programme was sketched out at the start of the work, in order to anticipate inputs and decision-making required. Some key items are highlighted below. Please note that the dates on this programme are target dates only and the steps are possible activities which may differ according to decisions taken during the process.

Stakeholders Key stakeholders need to be engaged early in the process to develop and test the spatial implications of different functions. This will be an iterative process through to the conclusion of the feasibility study.

Business plan Innovative projects such as this rarely fit a simple template or can be simply based on precedents. A small number (1,2 or 3) of ‘anchor’ tenants, partners or income streams that can underpin the business plan are likely to be important to its success. The income generated from these will need to help support other, peripheral activities, which in exchange they should benefit from and the structure of the facility should be shaped around their needs. The priority should be to identify and work with these key partners. As a feasibility study, this should clearly be on a ‘without prejudice’ basis, but the innovative nature of the project requires a degree of detailed interaction with key partners: a satisfactory conclusion is unlikely to be reached through a purely desktop exercise.

Incorporation, land ownership and procurement Fundamental to the business plan will be the establishment of a new entity, to take ownership of the land and run the Transitions park in whatever form. What form of body will seek capital funds, procure, own and manage the facility? How will it be constituted and what will its relationship be with the RSA and with HMP Everthorpe? Who will be its directors and how will they be identified? What will be the timetable for its constitution? What will be the basis for use of the land? It is assumed that a land transfer will take place, or a leasehold agreement reached but how will the cost of the land be accounted for?

Implementation The form of procurement will have an effect on the cost, the timescale and the level of control over the design of the buildings and the level of risk relating to each. It is also likely that the project will be phased, making procurement and management more complex. Assumptions will need to be made during the feasibility study, but these should be informed by the RSA’s attitude to risk management. It is also possible that, assuming a feasible project is identified, there is a period of design development prior to the constitution of the Transitions body or land transfer, so these issues are not academic as they may narrow the options as the project progresses.

RSA Transitions Everthorpe: Architectural programme

Roland Karthaus 2012

FEASIBILITY STAGE TARGET TIMELINE

Oct-12

Feb-13

Mar-13

Apr-13

May-13

Jul-13

Sep-13

Oct-13

Dec-13

IMPLEMENTATION OF CONSTRUCTION PROJECT Feb-13

Apr-14

Jul-14

Nov-14

KEY ACTIVITIES

KEY INFO • Funding bid initiates the project • 'Shape' of the project still fluid

• Site A identified • Stakeholder consultation commences, to draw up a 'wishlist'

• 3 main options identified (min / med / max) • Suboptions generated from 'wishlist'

• Construction cost estimates to appraise the options • Business plan and suboptions iteratively developed and refined

• Options quantified

Iterations

• Preferred option identified • Maximum version may be achieved through later phases

• Procurement strategy developed, together with funders

• Procurement route, business plan and development agreement established together

• Design brief completed for buildings

•Implementation depends on procurement route - one possibility shown

Iterations

GENERALLY: • Target programme for architectural activities, including inputs from others • All dates subject to contingencies • Stages may overlap • Implementation stage dependent on procurement route chosen and development agreement • Implementation may be staggered and phased

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Work Stages & Decision-Making

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

RSA Transitions Everthorpe: Architectural programme

Roland Karthaus 2012

FEASIBILITY STAGE TARGET TIMELINE

Oct-12

Feb-13

Mar-13

Apr-13

KEY ACTIVITIES

KEY INFO • Funding bid initiates the project • 'Shape' of the project still fluid

• Site A identified • Stakeholder consultation commences, to draw up a 'wishlist'

• 3 main options identified (min / med / max) • Suboptions generated from 'wishlist' Iterations

GENERALLY: • Target programme for architectural activities, including inputs fromMay-13 others Apr-13 • All dates subject to contingencies • Stages may overlap • Implementation stage dependent on procurement route chosen and development agreement • Implementation may be staggered and phased

• Construction cost estimates to appraise the options • Business plan and suboptions iteratively developed and refined

• Preferred option identified • Maximum version may be achieved through later phases

Jul-13

• Construction cost estima options • Business plan and subopt developed and refined

• Options quantified

Iterations

Sep-13

• Procurement strategy developed, together with funders

Oct-13

• Design b completed buildings

• Procurement route, business plan and development agreement established together

Iterations

Roland Karthaus Architect

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Work Stages & Decision-Making

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

RSA Transitions Everthorpe: Architectural programme IMPLEMENTATION OF CONSTRUCTION PROJECT

Roland Karthaus 2012 Oct-13

Dec-13 FEASIBILITY STAGE

TARGET TIMELINE

Feb-13 Oct-12

Apr-14 Feb-13

Jul-14

Nov-14

Mar-13

Apr-13

KEY ACTIVITIES

KEY INFO

• Design brief completed for • Funding bid initiates the project buildings • 'Shape' of the project still fluid

•Implementation depends on procurement route - one possibility shown

• Site A identified • Stakeholder consultation commences, to draw up a 'wishlist'

• 3 main options identified (min / med / max) • Suboptions generated from 'wishlist'

• Construction cost estima options • Business plan and subopt developed and refined

• Options quantified

Iterations

Iterations

GENERALLY: • Target programme for architectural activities, including inputs from others • All dates subject to contingencies • Stages may overlap • Implementation stage dependent on procurement route chosen and development agreement • Implementation may be staggered and phased

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Contact Details Roland Karthaus Architect | MA Regeneration | FHEA | FRSA 13 Tower Hamlets Road London E17 4RQ Roland@Karthaus.co.uk +44 (0) 7901 677465 Senior Lecturer in Architecture, University of East London RSA Transitions team Architectural advisor www.karthaus.co.uk With thanks to:

RSA Transitions Everthorpe . Report 1: Analysis. July 2013

RSA Transitions Rachel O’Brien, Project Director John Marshall, Project Manager Everthorpe Hall, Beck Road Everthorpe, South Cave, East Yorkshire HU15 2JH Tel: 01430 425406 Mob: 07968 482747 www.thersa.org/action-research-centre/publicservices-arts-scoial-change/transitions

Alessandra Covino (graphics) Marcus Andren (cover model)

Roland Karthaus Architect

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