Terborne vision for Stebbing Green Essex by The Salings

A thriving new village

in the heart of the countryside

Terborne Vision: Page 1

Terborne: A thriving new village

Terborne: A thriving new village in the heart of the countryside Terborne offers Uttlesford the opportunity to create a contemporary village of approximately 2,000 homes sustained by a rural entrepreneurial spirit and community facilities that not only provide for its villagers, but for the wider local community. This is a village with an honourable heart, aiming to make a positive difference to people’s lives, local economy and the environment.

At the core of this new village is its connection to its landscape setting and heritage, inspiring distinctive, welcoming and high quality places that encourage health and wellbeing, making living sustainably second nature and enhancing biodiversity. Even down to choosing a name, the village is inspired by its setting through using the River Ter, a small brook that runs through the site, to present us with ‘Terborne’.

The Site Terborne is located north of the A120 between Great Dunmow and Braintree on the eastern edge of Uttlesford District boundary. The site is approximately 8km from Great Dunmow to the west and 9km from Braintree in the east. The site is located within Stebbing Parish with its associated hamlet of Stebbing Green to the west.

Contents Why here? Our Vision for Terborne Understanding Place The Key Moves Masterplan How the Masterplan Works Sustainability and Utilities Phasing Benefits of Terborne

The site is c.105ha of arable farmland, woodland and lakes with the B1256 (Stane Street) to the south, its eastern edge along the Uttlesford District boundary, the north defined by the edge of Boxted Wood and the west by Stebbing Green.

Purpose of document 6 8 12 20 22 24 40 42 43

This document outlines the high level vision and masterplan for Terborne, a new Essex village within Uttlesford promoted by Galliard Homes. It has been prepared as part of a suite of documents promoting the site for allocation within the emerging Uttlesford Local Plan.

Galliard Homes Founded in 1992, Galliard Homes is one of London’s largest developers. Over its 30-year history the Galliard Group has evolved from its residential property origins to be a leading authority and expert in construction and the development of large mixed-use schemes and commercial hospitality premises. The group has just over 330 staff and a development portfolio worth over £4.34 billion, including nearly 6,500 homes, with some 781 homes currently being marketed for sale. In addition, the group has over 760,000 sq. ft. of consented commercial space and over 2,000 consented affordable housing units with 608 currently in development. Through strategic joint venture partnerships, Galliard Homes has steadily moved into other key cities throughout the UK, and 2017 saw the group acquire a portfolio in Birmingham with a gross development value of over £500 million. Led by Executive Chairman Stephen Conway, who cofounded the company, Galliard Homes is a development partner of Frogmore, McCourt, O’Shea, Vanke, Cain International, Catalyst Housing Group, Acorn Property Group and Apsley House Capital. Galliard Homes is award winning and in recent years has won international prizes for its developments; The Chilterns, Baltimore Tower, Metropolitan Crescent and T he Stage, to name a few. A strategic aim of the Group is to engage with the communities in the neighbourhoods we work and promote

Page 4 : Terborne Vision

Galliard Homes are committed to creating developments that generate lasting value through articulate attention to master planning and understanding local needs, aspirations and constraints that may impact on neighbourhood perceptions. Working closely with local authorities, councillors and housing associations, Galliard Homes engage in creating neighbourhoods that will support family life and nurture community sustainability. The company’s strength now lies in a legacy of building properties that owners are proud to not just call their home – but their motivation for community integration and family wellbeing. Galliard Homes are proud to be a responsible business and acknowledge that we have a responsibility to minimise the impact our business activities have on society and the natural environment. We strive to balance short and long term interests and to make economic, social and environmental considerations integral to our decision-making. We are committed to addressing our environmental impacts, such as the use of resources, impacts on ecology and biodiversity, pollution and reducing our carbon emissions.

Uttlesford District

Braintree District

A range of technical experts have fed into the vision process to ensure that the proposals within this document are achievable and deliverable.

Team Version: 1.3 Version date: 10 March 2022 Comment: Final This document has been prepared and checked in accordance with ISO 9001:2000.

employability, educational advancement, charitable giving, a strong local economy, and environmental sustainability. Our Corporate charity partner, St Mungo’s works to end homelessness and rebuild lives, which aligns with our own values. Our Future Talent schemes, Engage, Evolve and Elevate and our internal development programmes ensure that we continue to attract, recruit, and retain the best in the business.

The Site t

e Stree

Stan B1256

A120

Terborne Vision: Page 5

Why here?

A ring of villages

The key question with any proposition for a new settlement is why should it be at this specific location. The answer reveals what this place needs to be in order to be successful. CAMBRIDGE

Throughout history, settlements have formed where there is a resource to be made use of, whether its a shallow crossing of a river, a cross roads that is convenient for trade to exchange or landscape features that allow people to farm, mine or create industry. Terborne also needs its purpose, its distinctive resource, that attracts people to live and work there.

unmow To Great D 8km, 7mins

8 mins

7 mins

To Braintree 9km, 8mins

25 mins

30 mins

The strategic picture Terborne is located within the London to Cambridge Innovation Corridor, which is an area that is notable for its high technology and bio science businesses that result from a skilled labour force as well as pioneering research and development. Stansted Airport is key to providing the corridor and its businesses with links to international destinations. As a result, this area is one of the UK’s fastest growing regions with higher than average start up businesses and productivity giving rise to an increase in population. Consequently, there is demand for employment and housing in the Uttlesford area, particularly near Stansted Airport. Page 6 : Terborne Vision

The site is around a 15 minute drive to Stansted Airport gaining access to UK and international flights, as well as frequent trains to Cambridge and London, and less than 25 minutes to the M11. This means Terborne is well placed to attract start up businesses to a new village that provides office and workshop units alongside high quality living, in line with the aspirations of the Innovation Corridor. Key to the success of the village will be a transport strategy that ensures people living in Terborne embrace modal shift to reach key destinations such as Stansted Airport.

To Rayne 5km, 5mins

The site is located within a distinctly rural part of the Essex landscape. Development within the site would not be associated with an existing town or village due to its relatively remote location. Consequently, this development needs to be a separate and distinct offer that stitches in well with its surrounding context. Terborne needs to be a new village that enhances, not harms, its rural context and character.

The site is located along a ring of villages that wrap around the Stebbing Brook valley with the Roman Road (B1256) and A120 crossing east-west through the middle. These villages include Stebbing Green, Felsted and Flitch Green to name a few. Terborne can enhance this settlement pattern by creating a new village along this ring. Terborne has the opportunity to foster a circular economy that is in keeping with its rural context; creating revenue from the land and providing opportunities for rural start up businesses and artisan workshop space. Terborne can deliver community facilities and amenities such as sport and leisure, employment, primary education, health services and retail that not only provide for new villagers, but for the existing community along the ring of villages. Terborne will be a thriving village, not a commuting settlement, that positively contributes to the success and quality of life for residents in the local area. Terborne Vision: Page 7

Our Vision for Terborne A 21st century self-sustaining village rooted in its cultural setting that puts people and the environment first. From the statement above, the following three guiding principles outline how Terborne can meet its vision.

Self sustaining Terborne needs to be a village that can sustain its population in terms of their everyday needs. This will ensure that Terborne will be a working, thriving and successful village that people and businesses are proud to call home. Terborne will be a village that can galvanise and nourish the rural community within the ring of villages.

Part of a solution to 21st century issues Terborne needs to look towards the future and deliver solutions to the current problems society faces with regard to climate emergency, an aging population, obesity, loneliness, lowest biodiversity in Europe and lack of broadband and mobile coverage in rural areas. Terborne will be part of the solution to these challenges through its design, management and culture, demonstrating an exemplar for the area.

ABC EMPLOYMENT Providing a variety of small scale employment units that foster an entrepreneurial spirit

SHOPS/SERVICES A variety of facilities to meet the everyday needs of villagers

EDUCATION Delivering a primary school with associated pre-school and nursery

MODAL SHIFT Prioritising pedestrians, cyclists and public transport instead of the private car

ENERGY Designing homes to conserve and create energy

BIODIVERSITY Enhancing and creating habitats resulting in nature gain

TECH FUTURE PROOFED A connected community with broadband and mobile coverage

WATER MANAGEMENT Capturing and managing water sustainably

HOMES A high quality home for all times of life and budget

HEALTH & WELLBEING Delivering social and active spaces and streets that promote health and wellbeing WALKABLE NEIGHBOURHOODS 5 minute neighbourhoods encouraging walking and social interaction

Inspired by its built and landscape heritage The site and its context is steeped in history dating back to at least the Roman times. Essex and Uttlesford have distinct villages and landscapes that have been shaped over the centuries by our ancestors. Terborne will be inspired by its heritage, landscape features and character to create a new village that is of its place; a new distinctly Essex village.

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WOODS Boxted Wood will be respected, enhanced, expanded and well managed

WATERBODIES Existing ponds and lakes will be retained and enhanced contributing to character of the village

HISTORY Heritage of the site and its setting will be respected and celebrated

RURAL The rural character of the site’s setting will inspire the nature of the village

Terborne Vision: Page 9

Introducing Terborne Villagers

LOCALS STAYING IN AREA

FELIX

Linda

Young Professional (21)

FOOD, MEDICAL, SOCIALISING

ILIT

DIG ELE ITAL CT RIC , WAT E ,H EA R, TIN G

IES

IETY VAR MES O H OF

J EDU OBS C STUD ATIO IO’S N

Terborne will only be a successful place if people want to live and work there. Hence, the vision and design of Terborne puts people at the heart of our thinking. Whether people have always lived in the area or moved from elsewhere, Terborne provides a compelling and attractive place to live or work based around the three pillars of sustainability; social, environmental and economic.

Page 10 : Terborne Vision

Ezola

Database Professional (38)

Healthy People High Value Environment Destinational Commerce

The page opposite illustrates some of Terborne’s likely villagers and why they chose to live here or what they value in the village.

Wanted to stay in local area but down size with friends close at hand with added benefits of community, health and local facilities to enjoy. Terborne delivers in all respects, plus she has discovered so many clubs to join.

NEW COMERS

, UN WOR ITS, KHU BS

DELIVERING A PLACE FOR PEOPLE TO THRIVE

Terborne will exemplify how a well designed village can promote healthy lifestyles within a high value built and green environment interspersed with community facilities and enterprise. Terborne will be a village for all; an inclusive community ensuring a wholesome cross section of society.

Finished college in Braintree and wants to stay in local area. Got job at Stansted Business Park. Terborne provided affordable accommodation with terrific public transport to Stansted. Also the gym and cricket club is second to none.

Wanted to relocate from Bishops Stortford to give her family more space and opportunities to be healthier and active in a contemporary village. Terborne has a great forest school, community events and so many cycle routes to explore that they never get bored

Business Owner (29) Mohamed was looking for a more sustainable place to live and work. He is an owner of a small IT Environment Business previously living in London. Terborne provided a great range of live-work units that meant he could set up an office that is mega energyefficient set within beautiful surroundings.

MOHAMED

TEENAGER & CHILD Lilly and her Dad moved to Terborne after her parents divorced. Lilly loves how she can explore Boxted Wood glimpsing herds of deer whilst gathering her thoughts but then go meet her friends at the community cafe for a salted caramel latte. It truly is the best of both worlds.

Lilly

Secondary School Student (16)

DILLON

FACILITIES

ECONOMIC

SPORT TIVITY CONNEC

ENVIRONMENT

RE LEISU , S, PLAY

SOCIAL

3 PILLARS OF SUSTAINABILITY

Retired (65)

Primary School Student(10) Dillon and his family moved to Terborne in a house next to Boxted Wood. He loves using the mountain bike track nearly everyday with his friends. He wants to be an Olympic champion.

Terborne Vision: Page 11

Understanding Place The Challenges & Opportunities Landscape Features

Boxted Wood is suc h a valued local landmark. I’m glad it’s being looked after

ANDREWSFIELD AERODROME

E ke d

Roa

STEBBING GREEN

Bla

Boxted Wood

treet

ne S 56 Sta

B12 The lake is suc h an impressive feature for the village. Its a popular place to visit

Riv er

BLAKE HOUSE FARM

Ter

A120

Landscape Features Woodland Ancient Woodland

The site has a number of distinctive landscape features that contribute to its unique character including Boxted Wood, the River Ter, numerous water bodies and field boundary trees.

Watercourses/water bodies Environment Agency Flood zone 3 Environment Agency Flood zone 2

The site is located upon gently rising clayland plateau at approx 75-80m AOD (Above Ordnance Datum). Boxed Wood in the north is located upon higher ground at approx 80-85m AOD whilst the River Ter crossing the southern part of the site is around 70-75m AOD. Boxted Wood is a major asset to the site with opportunities for recreation and leisure within it, as well as ecological enhancement. Importantly, parts of Boxted Wood are designated as Ancient Woodland, which requires a minimum 15m

Page 12 : Terborne Vision

Large scale arable fields edged by field drain and standard trees

Pond located along field boundary south of Boxted Wood surrounded by self sown vegetation.

buffer around it as well as consideration of public access to minimise adverse impact. Despite Boxted Wood being designated as Ancient Woodland, the trees within the wood are relatively young being less than 100 years old with various mixes of coniferous and deciduous trees. There are great opportunities to manage the woodland to improve its ecological value, its economic value (i.e. woodland craft, forest school, scout camping, lumber, coppice etc.) and its social value (walks, cycling, hides to watch nature, play, art trails etc.).

the water (i.e wild swimming, fishing, triathlons etc.) and enhance biodiversity along the margins of the lake should be explored to make this feature a destination in its own right.

The River Ter in the south of the site features as a small brook, almost mistaken as a field drain, that is sourced at Stebbing Green. Opportunities to enhance the river channel for ecology should be explored. Sustainable drainage features, such as attenuation basins could be located in the south of the site feeding collected water into the River Ter at greenfield rates. The river is liable to flooding with parts of the south of the site identified by the Environment Agency’s risk mapping as Flood Zone 2 and 3 with medium to high risk, where development should be avoided. Opportunities should be explored whether flood alleviation could be delivered within the site to help protect communities downstream. A large lake, just under 4ha in area, was created in the 1980’s in the south of the site adjacent to the River Ter, which is now used for private fishing. This lake is a significant feature of the site and opportunities to open views to the water body, deliver leisure and recreation on

Between the wood to the north and the river to the south are a number of large scale arable fields either demarcated by ditches, hedgerows, hedgerow trees and/or tree belts. Field boundaries should be retained wherever possible to maintain existing wildlife corridors and carbon capture and designed into streets and public spaces. Interspersed across the site are a number of ponds, typically found along field boundaries. These ponds are important to retain and should be used to create village greens around them, typical of the local area.

Boxted Wood with mix of management from standard trees to the left and coppiced woodland edge to the right.

Terborne Vision: Page 13

Understanding Place The Challenges & Opportunities Heritage & Archaeology

I like how the streets and open spaces feel traditional yet designed for modern needs

Within the site itself, there have been records of Roman archaeology discovered. This includes a Late Iron Age/ Roman Villa in the west of the site and a Roman Malt House in the west of the lake. Further investigation will be needed to ascertain what remains of these features and how the development should respond to them. In the process of carrying this out, Terborne has the opportunity to celebrate the heritage of the site through public art, a gallery at the village hall or even giving parts of the site namesakes of what was discovered in that location. Terborne will respect and embrace its heritage. As well as the known archaeology within the site, there are also potential archaeological sites identified by Essex Historic Environment Record (EHER). The plan opposite illustrates the areas of interest identified in the Uttlesford Local Plan 2005 and from Uttlesford District Council’s (UDC) Brief Archaeological Impact Assessment from 2018 that forms part of the evidence base of the now withdrawn emerging Local Plan. The 2018 EHER area in the west of the site covers potential Roman archaeology with the area to the east covering potential Medieval archaeology. The expansive area that covers part of Boxted Wood and continues north beyond the site includes the former WWII Andrewsfield American airbase. Boxted Wood was used to hide ammunition during the war, which may explain why large parts of the woods are relatively recently planted.

Heritage Analysis

Uttlesford Evidence Base 2018 Essex Historic Environment Record Uttlesford Local Plan 2005 Archaeological Site Potential location of known archaeology within site

Page 14 : Terborne Vision

The site and its setting is rich in heritage with numerous Grade II listed buildings found within Stebbing Green adjacent to the site, as well as at Blake House Farm to the east. Any development within the site needs to be sympathetic to the setting of these heritage assets.

Historic villages surrounding the site have distinct characters that Terborne can be inspired by. Features such as triangle shaped village greens found in Church End and Little Dunmow, ponds such as at Great Saling and Bran End along with mix of tight high streets Terborne’s found at Stebbing contrasting with public art trail is wide verges at Stebbing Green. gre at to Terborne should bring together understand the landscape and historic settlement the history of the patterns to deliver a convincing area contemporary interpretation of local village character.

Wide verge to Stebbing Green edged by River Ter left of view that could inspire street design witin Terborne including swales

Properties located along back of pavement creating enclosure and positive frontage along Stebbing high street

Bend in road at Church End creates small triangle green in front of landmark building (formerly Red Lion public house)

Terborne Vision: Page 15

Understanding Place The Challenges & Opportunities Movement The stop for my school bus is just a short walk from my home

I don’t own a car so having access to the village pool car is great when I need it Movement Analysis

Site boundary

Potential green connections through site

Existing public rights of way network

Existing and potential cycleways

A roads

Potential diversion of existing 133 bus service from Stansted Airport to Braintree

B roads

Existing 16 bus service from Wethersfield to Chelmsford with potential diversion into site

Local roads

Potential new slip roads onto A120 providing access from B1256 in both directions Potential mobility hub locations at strategic points within site

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In order for Terborne to be a village that tackles its impact on the environment, movement is a key issue to be resolved to reduce pollution, use of energy and carbon. Active modes of travel on foot, cycle or scooter need to be prioritised along with reliable and frequent bus services to reduce reliance on the private car. This is particularly important given the rural location of the village.

In addition to this, the village needs to reduce its out going traffic by delivering as much employment and everyday facilities within the site. Giving villagers as many reasons to stay in the village as possible. However, some facilities will not be delivered in the site, such as secondary education, hospitals etc. and some villagers will have jobs elsewhere in the region. Therefore, the vision has looked at how people can travel to these destinations without having to rely on a private car.

A green loop around the edge of the village for pedestrians and cyclists to use also has potential to create a 3km leisure route. This could also be used for fun runs and triathlons.

The cycle paths are awesome here! I spend hours riding around on my bike with my mates

With regard to bus services, there is potential to increase frequency and/or divert the existing 133 service that connects Stansted Airport with Braintree to provide a service from the B1256 in association with providing improved vehicular access to the site. Existing bus route 16 to Chelmsford passes through adjacent Stebbing Green and could be diverted into the site. We are exploring options to increase the frequency of this service in peak hours which could offer limited stops for faster journey times. Terborne should deliver mobility hubs in order to provide its villagers with a range of choices to move around. This could include an electric pool car, bus stops, cycle and scooter hire, car and cycle electric charging points, secure cycle parking and interactive information boards. These mobility hubs could also be the focus for co-locating community facilities, employment and services. Although it is expected that parking from private vehicles will be needed, Terborne will look at ways to future proof the parking provision so that it could be converted into public space if no longer required, delivering greener streets literally and figuratively.

With prioritising routes for pedestrians and cyclists, Terborne will have a network of paths that connect every street with shared cycle paths. The cycle paths will connect to the woods, the lake, Blake House Farm Craft Centre and Stebbing Green as well as an improved cycle route along the B1256 providing commuters with a connection to Braintree in the east, and potentially to Great Dunmow in the west. Cycling will be a culture for Terborne encouraging road, mountain and leisure cyclists to visit the village for its facilities including potentially a cycle hire, cycle repair shop, cycle cafe and mountain bike track in Boxted Woods. Terborne Vision: Page 17

Understanding Place The Challenges & Opportunities Landscape & Visual Considerations It’s amazing how well the trees have grown to hide Terborne from Stebbing Green

Woodland copse in south east of site near B1256

Boxted Wood

Site

BOXTED WOOD Viewpoint 1 - View from edge off Blake End Road facing west towards the site River Ter

Stebbing Green

Site

Boxted Wood

min im 15 um 0m

VP1

BLAKE HOUSE Viewpoint 2 - View from Stebbing Green facing north-west into the site

STEBBING GREEN

The landscape within and surrounding the site is not designated by any landscape designations, but is of community value.

VP2 B1256 A120

Landscape and Visual Analysis Site boundary

Waterbodies

STEB5 - Green Wedge Stebbing Neighbourhood Plan July 2021

River Ter

Woodland

Field drains

Stebbing Green Special Character Area Stebbing Neighbourhood Plan July 2021

Hedgerows

Local Wildlife Site

Existing and potential new trees

STEB4 - Local Green Space Stebbing Neighbourhood Plan July 2021

STEB7 - Important and Protected View Stebbing Neighbourhood Plan

Page 18 : Terborne Vision

Stebbing Neighbourhood Plan (2021) proposes a Green Wedge to the east of Stebbing Green that covers the northern half of the site. The policy (STEB5) does not preclude development from being located in the wedge, but does require that development ‘should respect the open and undeveloped nature...to preserve or enhance the setting and distinctive character and appearance and individual identities of the Stebbing Green Character Area’. In response to the landscape and historic setting, it is considered that an area of land to the west of the site is retained as open fields with Boxted Wood extended to continue to provide a wooded backdrop to Stebbing Green that also screens Terborne and maintains visual and physical separation between the two settlements. It is also considered that delivering additional trees that extend Boxted Wood into the site would be beneficial, not only in character terms, but also for carbon and water capture as well as cooling effects.

To the east of the site, the eastern boundary of the site has very few landscape features upon it with exception to Boxted Wood in the north of the site. There is an opportunity to restore a hedgerow boundary with trees that will help to provide habitat as well as softening the edge of the village from views to the east. In terms of visibility, the proposed development would be relatively well contained by topography and vegetation associated with Boxted Wood from views north of the site. The relatively flat topography within the local area means that field boundary and road side vegetation layer up to provide a perceived wooded backdrop, but also serve to curtail long distance views towards the site. The limited number of public rights of way in the area also means a lack of visual receptors. As such views would generally be limited to within a kilometre of the site, predominately to the east and west and limited to the south by the A120 and its associated vegetation. Extending woodland, tree and hedgerow planting will all serve to help mitigate views towards the village, assisting it to blend into the landscape.

Terborne Vision: Page 19

The Key Moves The following illustrates the key design moves that have shaped the village masterplan

Rooted in the woods

Bring in the countryside

Boxted Wood will be respected, celebrated and expanded to wrap the north of the village in trees that assists with carbon capture, habitat creation and screening views to the village.

Village greens will stretch from the countryside deep into the heart of the village maintaining Terborne’s connection within its landscape, whilst also maintaining separation from Stebbing Green.

Page 20 : Terborne Vision

Lakeside gateway

The lake in the south of the site will form an attractive gateway into the village surrounded by wetlands and seasonal ponds becoming a haven for people and wildlife.

Three connected hubs

A loop road off the B1256 will serve three community hubs that have distinctive characters that serve the village and the wider community through its network of paths and public transport services.

Terborne Vision: Page 21

New connections between Boxted Wood and the existing public footpath network

The Masterplan

Leisure trails through woodland Boxted Wood Community orchard and allotments

Area for a forest school within the existing woodland outside of ancient woodland

Woodland extension

Pedestrian / Cycle and emergency access

D OA

BOXTED GREEN

Mobility Hub and Village Centre

Primary School / PreSchool and Crèche

BLA

New footpath and cycleway from Stebbing Green following historic route

Community orchard and allotments

Play area New footpath and cycle way to Blake End Farm

WATERMILL ST

BIN

RO AD

Mobility Hub and Leisure Facilities

River Te

Play area

THE MALTINGS

Community orchard and allotments

Page 22 : Terborne Vision

B1256 STA

Water meadows and SUDS

NE STREET

Enhanced pedestrian cycle path A120

Commercial and Mobility Hub

Terborne Vision: Page 23

How the Masterplan Works Movement Hierarchy In order to meet the principle to encourage modal shift, Terborne will be designed to prioritise pedestrian and cycle travel. Good public transport will also be key to reduce reliance on private cars. Together this approach will better the environment and increase physical fitness, improving health and well being.

Vehicular Access PRIORITISED

PEDESTRIAN

Emergency access

CYCLE PUBLIC TRANSPORT CAR

DISCOURAGED

Green Routes Terborne will be well served by a network of shared footpath and cycleways that allow people to easily and quickly walk or cycle to their destination within the village, whether for a pint of milk, to get to work or just to get some fresh air. These routes will be off road and inviting for all. The path network connects to surrounding rights of way and local destinations such as Stebbing Green and Blake House Farm craft centre. Opportunities for horse riders to use some of these routes will be explored.

B1256

Potential routes into Braintree authority Terborne will be served by two vehicular access points off the B1256 (Stane Street) in the south of the site. The points of access will be connected by a principle road creating a simple loop within the heart of the village. The western access point will bridge over the lake creating a memorable entrance into the village.

An emergency access is proposed to the east of the site connecting to Blake End Road following the route of an existing field track.

To the south, an improved cycle route will be delivered off-site along the B1256 to create a safer route for cyclists to commute to Braintree.

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Terborne Vision: Page 25

How the Masterplan Works Mobility Hubs

Distinct Community Hubs

In order to deliver behavioural change and create modal shift, three mobility hubs are proposed within the village. These hubs can deliver cycle and scooter hire, bus stops, electric pool cars, electric charging points for cars and cycles along with an Amazon locker (or similar).

The mobility hubs tie with the village’s community hubs, each with its own distinct character and purpose.

It is proposed that the mobility hub to the south of the site could be developed into a rural service station with rapid charging points for vehicles that may attract commuters and travellers to Stansted Airport as a more attractive alternative. The mobility hubs will be served by Loca l bus bus services whether a local bus route route connecting the site to Chelmsford or a limited stop route connecting with Stansted Airport and Braintree. In order to make Terborne more accessible for public transport service providers, as well as residents and visitors to the village, it is proposed that the limited stop bus is diverted into the site at the Maltings Mobility Hub only.

ing radii walk e t u min

Mobility hub Mobility hub

Mobility hub Limited sto

p bus route

The Maltings will primarily be an employment area based on a farmstead vernacular providing start up units, offices and workshop studios to meet the entrepreneurial demand within the Innovation Corridor and agricultural businesses. Alongside this, Blake House craft centre could expand to deliver a cafe and farm produce shop to go alongside the employment and mobility hub with great frontage onto the B1256 and access into the village.

Boxted Green Watermill

The Maltings

Boxted Green is the life of Terborne with its primary school, pre-school and nursery, play area, convenience store and village hall overlooking the village green. Older living accommodation could also be located at this hub bringing generations together. The Watermill sits on the lake edge providing Terborne’s recreation and leisure hub. A gym, sports pavilion, cycle cafe and repair shop characterise this hub. From this location, villagers or visitors to Terborne can hire a bike and go for a ride around the woods, opt for a bit of wild swimming in the lake or play a game of football.

Eddington

Houlton

Cambridge

Rugby

Beaulieu Park Chelmsford

Diagram of a Mobility Hub

Page 26 : Terborne Vision

Terborne Vision: Page 27

WATERMILL: Leisure and recreation attractions

THE MALTINGS: A hub for rural enterprise

BOXTED GREEN:

The community heart

BOXTED WOOD:

A celebrated feature of the village and forest school

How the Masterplan Works Terborne: Naturally at Home

WESTERN VILLAGE GREEN: A nature and community asset

B1256

WATER MEADOWS AND LAKES: A gateway landmark to village

Page 28 : Terborne Vision

EASTERN VILLAGE GREEN:

A community park that draws in the countryside Terborne Vision: Page 29

A closer look at the hubs I was so quick on my bike today! I’m going to cycle to the playground on my way home

It’s lovely to bump into Pam in the square after dropping the grandchildren off at school

A last minute cancellation at the vets! Thank goodness its so easy to grab an e-car to get there on time!

Yum! This salted caramel latte is so good! I’ll go and see if there is a bench free by the lake to sit on

10 9

7 2 8

2 7 1

hmm that gin and jazz festival at the community centre looks interesting - I’ll see if Marc wants to go

3 9

Boxted Green Boxted Green is the heart of the new community at Terborne and where key connections intersect. At its centre, a timber framed pavilion accommodates a community hall and local retail space. The structure is framed by open courtyard plots to the east and west, the western building accommodating a convenience store below. Older living accommodation is located adjacent to these uses bringing generations together. Located within a civic space, the pavilion fronts on to Boxted Green to the east and emphasises the urban grain by connecting landscape corridors north to south. The pavilion promotes pedestrian movement northwards to the adjacent primary school, pre-school and nursery, and play area overlooking the village green. Beyond Boxted Green, the urban form changes scale and becomes more informal with terraced and detached dwellings extending into the surrounding countryside edge. Page 30 : Terborne Vision

myself I’ll just treat ok lo ck ui q to a around the new craft shop before I get the fast bus to Braintree

Ah yes! the grocery store had the spice I forgot to order in my online shop!

The Maltings Boxted Green will be a designated mobility hub accommodating bus stops, cycle and scooter hire, electric pool cars, electric charging points for cars and cycles and Amazon lockers (or similar). 1. 2. 3. 4. 5. 6. 7. 8. 9. 10.

Community pavilion Civic space Convenience store and other local retail Boxted Green Primary school, pre-school, nursery, and play area Sports fields Older living Terraced streets leading to the River Ter Detached dwellings extending to the countryside edge Pedestrian and bicycle routes to the north

The Maltings is an employment area based on a farmstead vernacular accommodating start up units, offices and workshop studios to meet the entrepreneurial demand within the Innovation Corridor. Characterised by three principle courtyard blocks, the employment area has been designed to sit within the wider landscape and River Ter setting, and forms part of the wider sequence of built form around the lake. To the south of each courtyard, three linear buildings front on to the southern access road and bus stop, providing enclosure to each courtyard and street edge. Accessed by a network of pedestrian and bicycle connections from the north, the Maltings is part of a wider landscape of SUDs basins, water courses and existing ponds that envelope the lake providing a green network of connections that promotes wellbeing creating a distinctive gateway to Terborne. The emerging concept for the Maltings assumes that each courtyard can be

delivered independently and in phases to respond to market demand. As with Boxted Green, the Maltings will be a designated mobility hub accommodating a lay-over for bus services, cycle and scooter hire, electric pool cars, electric charging points for cars and cycles and Amazon lockers (or similar). 1. 2. 3. 4. 5. 6. 7. 8. 9. 10.

The Maltings employment courtyards A sequence of buildings in a landscape setting Linear buildings enclosing the southern access road Bus stop Green network of connections, ponds and SUDs Lake-side development Eastern access road from the B1256 The River Ter The lake Possible new pedestrian and bicycle bridge Terborne Vision: Page 31

How the Masterplan Works Built Land Use Plan

A Green Place Fundamentally, Terborne will connect people with the countryside and nature, whilst also enhancing biodiversity. Terborne has great opportunities to deliver significant biodiversity net gain to considerably improve wildlife within the site through different management and habitat creation. Villagers of Terborne will be educated about the green spaces around them to help care for nature and be stewards of the countryside. Forest schools, wildlife hides, community groups, community woodland management events, scout camping weekends are all achievable within Terborne.

Residential (40.45ha)

Community use (0.56ha)

Primary school/nursery (1.99ha)

Commercial (1.52ha)

Out of the whole site area, only 40% of the land is proposed for development. The majority of built land use is residential providing for up to 2,000 new homes.

In addition to the commercial land use, just over half a hectare of community land use is proposed to deliver the mobility hubs, sports pavilion and village hall.

To deliver the jobs and services within the site, nearly 2ha of commercial space is proposed. These are centred within the community hubs of the village to create activity and footfall at these focus points.

Lastly, a two form entry primary school with associated pre-school and nursery is proposed with 2.1ha of land located adjacent to Boxted Wood to make the most of the opportunity to provide a forest school.

Page 32 : Terborne Vision

40% Built Form 60% Open Space

Terborne Vision: Page 33

How the Masterplan Works VILLAG EG S EN RE

Landscape Framework S ND WOODLA

55% 20%

RM EAD OWS

Woodland

25%

TE WA

Homes Terborne wants to be a home for anyone, therefore the dwellings that the village delivers need to be a healthy cross section of different sizes and tenures. This could be from a large detached house through to a one bed studio flat, or a live-work dwelling where someone can set up their business to be a florist, osteopath or ceramicist. In order to meet the aging population, accommodation for older generations needs to be provided in the site, whether they are downsizing or homes where more care can be provided.

Terborne will target 40% affordable homes in line with policy which equates to 800 homes out of the 2,000 proposed. These affordable homes will comprise of a mix of social rent, shared ownership and low cost for purchase. We will explore options so that locals who want to stay in the area have priority. The aforementioned mix of affordable homes would be provided in each of the proposed phases for the village.

Village green

Water meadows and lakes Terborne will deliver an incredible 60% of the total site as open space, beating targets of Garden Villages set at 50%. The landscape framework will be characterised by three areas; woodland to the north, village greens in the middle and water meadows with lakes in the south. This amazing cross section of landscapes and habitats will enrich daily experiences for villagers, as well as maximising a large variety of biodiversity across the site. Boxted Wood will be managed to protect the most sensitive parts of its ancient woodland for ecology, including the 15m buffer with other areas maximised for leisure, recreation and green education. Page 34 : Terborne Vision

The village greens in the centre of the site will be a mixture of meadows, amenity grass, orchards and allotments with occasional ponds and stretches of hedgerow and hedgerow trees. As with the woods, these will have a communal and ecology function, with the latter delivering lots of nectar rich plants for bees and insects. The watermeadows will deliver attenuation basins and potential flood alleviations measures, along with enhancements to the River Ter and the lake edge to maximise biodiversity. Alongside this, the lake will provide great opportunities for leisure activities which could include fishing, swimming, and boating.

Terborne Vision: Page 35

How the Masterplan Works Density precedents

Density

40% 800 Affordable

60% 1200

Homes

Market Homes

Lower density model

Higher density model

Density 30-50 dph

Density 40-70 dph

Tibby’s Green, Southwold Density 53 dph

Z:\8262_WEST_OF_BRAINTREE\8GIS\PROJECTS\8262_000_AERIAL.MXD

It is proposed to create a higher density around the loop road and associated community hubs at between 60-65 dwellings per hectare with lower density around the edges of the site at between 40-45 dwellings per hectare.

Higher densities mean that people are closer to facilities, have more interaction with their neighbours and streets become social places. It also means that a greater proportion of land can be given to delivering high quality open space.

Z:\8262_WEST_OF_BRAINTREE\8GIS\PROJECTS\8262_000_AERIAL.MXD

The overall density across the site is proposed to be 53 dwellings per hectare (dph), which is equivalent to recent precedents in Derwenthorpe and Tibby’s Green in Southwold.

LE G E N D

Flitch Green

LE G E N D

Average density 40 dph

PROJE CT TI TL E

BOXTED WOOD

PROJE CT TI TL E

BOXTED WOOD

DRAWI NG TI TL E

Aerial photography

DRAWI NG TI TL E

ISSUED BY DATE SCALE @A3 STATUS

Peterborough January 2022 1:1,000 Draft

T: 01865 887050 FG DRAWN NL CHECKED NL APPROVED

DWG. NO.

8262_000_Aerial

No dimensions are to be scaled from this drawing. All dimensions are to be checked on site. Area measurements for indicative purposes only.

50M

Sources: Ordnance Survey

Density 35-60 dph

Peterborough January 2022 1:2,500 Draft

T: 01865 DRAWN CHECKE APPROV

DWG. NO.

8262_000_Aerial

100M

LE G E N D

This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2021 Reference number 0100031673. OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data. Aerial Photography - Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community

ISSUED BY DATE SCALE @A3 STATUS

No dimensions are to be scaled from this drawing. All dimensions are to be checked on site. Area measurements for indicative purposes only.

Poundbury

No r th

Z:\8262_WEST_OF_BRAINTREE\8GIS\PROJECTS\8262_000_AERIAL.MXD

Derwenthorpe

No r th

Z:\8262_WEST_OF_BRAINTREE\8GIS\PROJECTS\8262_000_AERIAL.MXD

Aerial photography

Sources: Ordnance Survey

LE G E N D

Average density 45 dph

PROJE CT TI TL E

BOXTED WOOD

Higher density 60-65 dph

PROJE CT TI TL E

BOXTED WOOD DRAWI NG TI TL E

Aerial photography

DRAWI NG TI TL E

Aerial photography

Lower density 40-45 dph

ISSUED BY DATE SCALE @A3 STATUS

Peterborough January 2022 1:2,500 Draft

T: 01865 887050 FG DRAWN NL CHECKED NL APPROVED

DWG. NO.

8262_000_Aerial

No dimensions are to be scaled from this drawing. All dimensions are to be checked on site. Area measurements for indicative purposes only.

Sources: Ordnance Survey

Peterborough January 2022 1:1,500 Draft

DWG. NO.

8262_000_Aerial

T: 01865 DRAWN CHECKE APPROV

No dimensions are to be scaled from this drawing. All dimensions are to be checked on site. Area measurements for indicative purposes only.

100M

Terborne Vision: Page 37 0

50M

No r th

Page 36 : Terborne Vision

ISSUED BY DATE SCALE @A3 STATUS

Sources: Ordnance Survey

How the Masterplan Works Inter-Generational Along with delivering homes for all ages, Terborne will be designed to encourage inter-generational mix. This will be achieved by co-locating facilities such as play areas with cafés and health centres,

Facilities allotments with sports facilities, offices close to later living accommodation. We aim for Terborne to be a rounded community where loneliness can be minimised.

Boxted Wood

Boxted Green

Leisure Mill

Boxted Green

Mill Meadows

Terborne aims to deliver a broad range of social, community, health, sport and retail facilities within the village that will reduce the need for people to travel, but also mean that neighbours can meet and get to know one another. This could be at the convenience shop, at a yoga class in the gym or at a community concert at the village hall.

Page 38 : Terborne Vision

The Maltings

Passive and active pastimes will be catered for with a great network of paths and sports to explore or relax by sitting at a bench in one of the village greens to watch the world go by. Terborne aims to be a perfect blend that means life can thrive.

Terborne Vision: Page 39

How the Masterplan Works Sustainability Terborne will be a sustainable place committed to reducing carbon emissions both during its creation and for the people who will call it home. Fundamental to its success is creating a place where sustainable living is second nature for residents where they actively help tackle the climate emergency, biodiversity decline and address their carbon footprint.

Utilities Electricity

IN ORDER TO BE SUSTAINABLE, TERBORNE WILL NEED TO ADDRESS THE FOLLOWING: Carbon –Terborne needs to limit the amount of carbon it produces, whether during construction or operation in order to meet Uttlesford’s target to be a net zero district by 2030. Habitat and Nature – Terborne needs to protect its high quality habitats, such as the ancient woodland, but also create bigger, better and connected habitats to deliver nature recovery that seeks to address the species abundance targets in the Environment Act by 2030.

Water – Terborne needs to capture and manage water that not only deals with potential surface water flooding, but also as a future water resource for wildlife and the community in tackling effects of climate change.

Mobility & Transport – in order to deliver significant trip reduction, mode shift is needed to create more sustainable mobility patterns which includes delivering key local amenities and employment within 15 minute neighbourhoods.

Page 40 : Terborne Vision

Terborne aims to: CARBON – Deliver dwellings that comply, if not exceed, the proposed Future Homes Standard that seeks to reduce embodied carbon and to create highly energy efficient buildings that also seek to balance natural light. Proposals will explore materials selection, use of air source heat pumps, PV solar panels, an ambient temperature water pipework loop and heat pump and domestic hot water cylinder combination, as well as electric charging points for vehicles.

HABITAT AND NATURE – Target above 10% biodiversity net gain in order to deliver new and enhanced habitats within and surrounding the village to bring increased wildlife to the area. Key to this will be improved ecological management of existing and proposed habitats. Terborne will also plant at least 5 new trees for each dwelling to enhance and protect Boxted Wood, as well as creating tree lined streets that help to tackle effects of climate change, as well as air quality.

WATER – Deliver sustainable drainage across the site that seeks to capture, filter and release runoff water at greenfield rates, this include swales, attenuation basins and wetlands. Terborne will explore grey water recycling that could be used for watering gardens and allotments, as well as flushing toilets.

MOBILITY & TRANSPORT - Terborne will deliver three community hubs that are generally within a 5 minute walk for the majority of people living in the village that provide key local amenities and employment that aim to internalise trips. The local amenities and employment will also seek to deliver a circular economy for the village, again furthering its sustainability. Off road shared footpath and cycleways will ensure great active connectivity delivering over 10km of new paths within the site and an enhanced public transport system will encourage people to not rely on a private car for trips beyond the village.

Terborne will only be powered and heated by electric with the aim to reduce its carbon footprint. As well as PV solar panels on dwellings, the village will also need to be supplied with a new substation connected to the existing local overhead network.

Digital Connections In the 21st Century, digital connections are fundamental to modern life. Galliard Homes will deliver fast fibre connections across the site providing all homes and businesses with access to high speed networks to help support working from home and a reduction in commuter journeys.

Potable Water Potable water will be delivered to the site from existing local networks (Anglian Water). Terborne will endeavour to reduce water wastage and encourage water recycling to reduce demand on potable water.

Foul Water Terborne will require its own water treatment plant in order to reduce its potential impact on existing services. Proposals will explore how opportunities around the water treatment plant could feed into agricultural businesses, i.e. methane, fertiliser etc.

Terborne Vision: Page 41

Phasing

Terborne Benefits @ a glance

Delivering Terborne

Above 10% biodiversity

shared FOOT & CYCLE pathways in village

60%

3 Mobility &

Target net gain on

phase 3

phase 2

UP TO 10KM

site coverage Green Infrastructure

Community Hubs

phase 1

5minute

neighbourhoods It is proposed that Terborne is delivered in three phases with woodland planting and green infrastructure delivered in the east of the site in advance to establish vegetation as soon as possible to mitigate any visual effects. The first phase starts at the eastern access into the site focussing on delivering The Maltings hub and c.775 dwellings. Key to success for this phase will be attracting businesses to the hub to provide a gravity for the beginning of the village. Within the second phase, Boxted Green hub including its primary school will be delivered alongside c.700 dwellings.

Page 42 : Terborne Vision

The last phase will be located in the west of the site, when vegetation will have started to establish and soften views to built form. This phase will deliver the Watermill hub, sports field and c.525 dwellings. The proposed masterplan has been viability tested to ensure that it can viably deliver policy compliant contributions (including affordable housing). Currently the scheme would appear potentially capable of viably supporting 40% affordable housing overall, in addition to an anticipated notional Section 106 allowance.

5 TREES

PER DWELLING

1.72 ha

upto of EMPLOYMENT land

3 DESTINATIONAL greenspace VENUES

Terborne and wider

HIGH SPEED DIGITAL LINK

PROMOTING LIVEABLE STREETS that discourage cars

Terborne Vision: Page 43

Galliard Homes have been promoting this site for many years, and have worked tirelessly with the council to deliver an inspiring and sustainable place to live and work for today and into the future; we invite the council to engage with us again, in bringing forward a place that we can all be justly proud of, with sound onward management to maintain the ideals established in mutual agreement.

Stephen Conway Founder, Chairman and CEO of Galliard Homes

www.lda-design.co.uk LDA Design Consulting Ltd Registered No: 09312403 17 Minster Precincts, Peterborough PE1 1XX

LDA Design is a ISO 9001 / ISO 14001 accredited company

Galliard Homes Limited Sterling House, Langston Rd, Loughton IG10 3TS +44 (0) 208 418 1000 www.galliardhomes.com

Terborne vision for Stebbing Green Essex

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