East Herts Delivery Study Presentation & Workshop 8 October - - PowerPoint PPT Presentation

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East Herts Delivery Study Presentation & Workshop 8 October - - PowerPoint PPT Presentation

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East Herts Delivery Study Presentation & Workshop 8 October 2014 at 3pm 1 INTRODUCTION Introduction of Project Team present here today Hugo Kirby Ptarmigan Land Charles Wheatman Ptarmigan Land Jim Hatch Leach Homes

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East Herts Delivery Study Presentation & Workshop 8 October 2014 at 3pm

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INTRODUCTION

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Introduction of Project Team present here today

  • Hugo Kirby – Ptarmigan Land
  • Charles Wheatman – Ptarmigan Land
  • Jim Hatch – Leach Homes
  • Chris Santer – Leach Homes
  • Steven Kosky – Barton Wilmore Planning
  • Steven Barker – Barker Parry Town Planning
  • Rupert Lyons – Transport Planning Associates
  • Clare San Martin – John Thompson & Partners
  • Clare Hutchinson – Sworders
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LOCATION PLAN

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INTRODUCTION (Cont’d)

  • Total of 195ha. (480 acres) which is currently agricultural use and under the control of Joint Promoters

Ptarmigan Land and Leach Homes.

  • Ptarmigan Land control the land outlined in red
  • Leach Homes control the land outlined in green.
  • The land split is approx 50/50 which has allowed both promoters to progress in a fair and even manner.
  • Since the beginning of 2014 Ptarmigan and Leach Homes have forged a close working relationship.
  • An Informal Partnership has been agreed between the two Promoters based upon a collaborative and

coherent approach that underpins our shared objective and commitment to the long term delivery of this proposed development.

  • We also welcome the Councils desire to encourage a close working relationship with all parties concerned.

Both Ptarmigan and Leach Homes are committed to working collaboratively with the Council and all interested stakeholders to deliver this scheme through the New Local Plan.

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PLANNED GROWTH VISION FOR WARE

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Clare San Martin, John Thomson and Partners

The Following pages contain an extract from the presentation previously given, along with some comments

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PLANNED GROWTH VISION FOR WARE

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THE SITE

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PLANNED GROWTH VISION FOR WARE

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KEY AIMS OF THE STUDY

  • 1. Site constraints and opportunities
  • Landscape Planning Context
  • Topography
  • Green Belt Review
  • Landscape & Visual Sensitivities
  • Views and Visual Impact
  • Visual Appraisal
  • Landscape Character
  • Road Layout Options
  • Ecology
  • Utilities
  • 2. Masterplan Structuring Principles
  • Development Principles
  • Residential Character
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PLANNED GROWTH VISION FOR WARE

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MASTERPLAN EVOLUTION

Masterplan to achieve ‘3000 homes’ with appropriate mitigation Design Charrette 28 May 2014 Landscape Led evolving masterplan = 58 ha = 1900 dwellings

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PLANNED GROWTH VISION FOR WARE

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LANDSCAPE PLANNING CONTEXT

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PLANNED GROWTH VISION FOR WARE

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TOPOGRAPHY

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PLANNED GROWTH VISION FOR WARE

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GREEN BELT REVIEW

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PLANNED GROWTH VISION FOR WARE

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LANDSCAPE & VISUAL SENSITIVITIES

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PLANNED GROWTH VISION FOR WARE

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SITE PHOTOGRAPHS

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PLANNED GROWTH VISION FOR WARE

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SITE PHOTOGRAPHS

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PLANNED GROWTH VISION FOR WARE

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VISUAL APPRAISAL

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PLANNED GROWTH VISION FOR WARE

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LANDSCAPE CHARACTER

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PLANNED GROWTH VISION FOR WARE

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ROAD LAYOUT OPTIONS

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PLANNED GROWTH VISION FOR WARE

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ECOLOGY

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PLANNED GROWTH VISION FOR WARE

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UTILITIES

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PLANNED GROWTH VISION FOR WARE

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DEVELOPMENT PRINCIPLES – EXISTING ROADS

Existing roads within and adjacent to the site

  • A10 to the west
  • A1170 off the A10 to the west
  • Widbury Hill/B1004 to the south
  • Fanhams Hall Road to the south-west and

through the site

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PLANNED GROWTH VISION FOR WARE

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DEVELOPMENT PRINCIPLES – PROPOSED ACCESS

Proposed site access

  • Western Access from the A1170 off the

A10

  • Fanhams Hall Road - south-west and

north-east

  • Southern access off Widbury Hill
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PLANNED GROWTH VISION FOR WARE

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DEVELOPMENT PRINCIPLES – THE ENTRANCE SETTING

1. Entrance to the site

  • Creating a desirable setting
  • A woodland buffer to the western access
  • An orchard setting for the southern

access, reinforcing the existing designated

  • rchards
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PLANNED GROWTH VISION FOR WARE

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DEVELOPMENT PRINCIPLES – LANDSCAPE ASSETS

  • 2. Retaining the Landscape Assets
  • Existing woodlands
  • Providing buffer zone around the woodlands
  • Using the existing woodlands as a landscape

setting for existing buildings and new homes

  • 3. Responding to the Landscape

character

  • Responding sensitively to the topography and

wider setting

  • Respecting views and character across the

wider landscape

  • 4. Responding sensitively to the existing edges
  • Landscaped link to extend green edge
  • Built edge where existing properties back onto

the site

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PLANNED GROWTH VISION FOR WARE

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DEVELOPMENT PRINCIPLES – LANDSCAPE ASSETS

  • 5. Reinforce the Landscape Assets
  • Strengthen existing woodlands
  • Provide additional structural planting to

support the existing network and mitigate potential impact on wider landscape

  • Using existing woodlands with additional

measures to act as noise buffer

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PLANNED GROWTH VISION FOR WARE

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RESIDENTIAL CHARACTER

Homezones

Varied mix of houses and flats Average Density - 30-40 DpH

Woodland edge

Large detached/semi-detached dwellings Average Density - 25-30 DpH

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PLANNED GROWTH VISION FOR WARE

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RESIDENTIAL CHARACTER

Hamlets

Big detached dwellings, very low density Average Density - 10-15 DpH

Parkland edge

Varied mix of large dwellings Average Density - 25-30 DpH

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PLANNED GROWTH DETAIL

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PLANNED GROWTH DETAIL

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  • 3,000 homes in a 10 - 15 year project
  • Delivered in at least 4 phases by 3 - 4 house builder sites across the wider development
  • Planned start date 2019.
  • First 200 dwellings delivered by 2020.
  • At least 2,400 dwellings delivered in Plan period between 2019 and 2031.
  • Completion of up to 3,000 dwellings by 2036.
  • Infrastructure includes
  • Road link from the Eastern area in phase 2 (developer funded)
  • New Mains Foul Sewer connection in phase 2 (developer funded)
  • New Secondary School
  • Land provided at the beginning (by Developer)
  • School built by Developer (funded by developer) or County in which case funded by Per Roof

contributions at the beginning of each phase (developer thereby funds a size of school appropriate to the scale of the new development)

  • Primary Schools delivered to an agreed phasing (developer funded [and built])

This much infrastructure needs a large quantum of development to deliver it – target 3,000 homes

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PLANNED GROWTH ON SITE INFRASTRUCTURE

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Appendix 6 - Site Specific on-site infrastructure & scheme impact mitigation requirements

On-Site Infrastructure Cost Funding Timing

Physical Utilities Water - onsite mains, installation, service connections and infrastructure charges 3,258,000 £ Leach/Ptarmigan/other developer(s) To be determined Gas - mains and services installation 900,000 £ Leach/Ptarmigan/other developer(s) To be determined Electricity - mains and services installation including Sub-station 2,750,000 £ Leach/Ptarmigan/other developer(s) To be determined Telecom - duct and joint boxes 83,000 £ Leach/Ptarmigan/other developer(s) To be determined Street Lighting - Supply, installation and connections of columns 270,000 £ Leach/Ptarmigan/other developer(s) To be determined Transport Link Road between Widbury Hill and A1170 6,130,000 £ Leach/Ptarmigan/other developer(s) To be determined Social Education 6fe Secondary School 26,000,000 £ Leach/Ptarmigan/other developer(s) To be determined 3fe Primary School x 2 20,000,000 £ Leach/Ptarmigan/other developer(s) To be determined Health GP Surgery 2,000,000 £ Leach/Ptarmigan/other developer(s) To be determined Community Community Centre 1,000,000 £ Leach/Ptarmigan/other developer(s) To be determined Green Parks & Gardens Developers / Local Authority To be determined Existing Natural / Semi-natural Developers / Local Authority To be determined New Natural / Semi-natural Developers / Local Authority To be determined Sports Pitch (incl. 4.5 ha. From secondary school) Developers / Local Authority To be determined Amenity Green Developers / Local Authority To be determined Allotments Developers / Local Authority To be determined Play Areas Developers / Local Authority To be determined Creation and maintenance of all above green spaces over 10 year period 10,000,000 £

72,391,000 £ TOTAL

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PLANNED GROWTH OFF SITE INFRASTRUCTURE

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INDICATIVE MASTER PLAN

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PLANNED GROWTH SHOWSTOPPERS ?

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To deliver a viable and sustainable Urban Extension for North & East Ware requires a critical mass to deliver the benefits required by the Town:

  • Road link between East Ware and the A10
  • Secondary School
  • Mains Foul Sewer
  • High quality development to enhance the Community
  • Strong non-car linkages
  • High quality local hub with health, education and community facilities

To deliver all of this, and especially the Secondary School (which alone requires at least 2,000 homes to make it viable) will require a critical mass of development. The scale of development proposed in the Plan period requires the commitment to an early allocation and release of the site from the Green Belt for up to 3,000 homes, as part of the emerging Local Plan process, rather than deferral to a later Development Plan Document

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TRANSPORT INFRASTRACTURE

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KEY PRINCIPLES

  • Reduce traffic going through Town Centre to reach the A10
  • Bus Service – use the existing extensive services and enhance
  • Walking and Cycle Routes – use the existing extensive network and

provide strong connections

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PLANNED GROWTH

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HIGHWAYS and FOOTPATH INFRASTRUCTURE

Existing footpath network Proposed road Proposed access points New footpath link

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TRANSPORT INFRASTRACTURE/2

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WHAT, WHEN and HOW FUNDED

  • Highways (all funded by the developer)
  • Access to the North/West of the development by the existing A1170/A10 Junction at NE Ware
  • A new road link between the east of Ware to the North West will be provided during phase 2,

thereby ensuring the eastern traffic routes around the town to the A10

  • Some localised highways improvements may be required
  • Bus Services (self funding)
  • The site is already serviced by existing Bus Services
  • The additional passenger load will enable these services to be substantially enhanced
  • Foot and Cycle paths
  • Provide strong connections to the extensive existing infrastructure (developer funded)
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UTILITY & ENABLING INFRASTRUCTURE

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New Main Foul Sewer Link required (developer and utility funded) in phase 2 UTILITIES

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WIDER INFRASTRUCTURE

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Schools, Leisure, health, community WHAT, WHEN, HOW DELIVERED

  • New Secondary School
  • Land provided at the beginning (by Developer)
  • School built by Developer (funded by developer) or County in which case funded by Per Roof

contributions at the beginning of each phase (developer thereby funds the appropriate size of school for the development)

  • Primary Schools delivered to an agreed phasing (developer funded [and built])
  • Leisure

Large amount of Public Open Space, Playing fields, Play Spaces etc provided (developer funded) (Maintenance is covered below)

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WIDER INFRASTRUCTURE/2

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Schools, Leisure, health, community WHAT, WHEN, HOW DELIVERED

  • Health

New GP Surgery/Health Centre (developer fund and let to local GP practice – delivered with Local Centre)

  • Community

New Community Centre (developer funded) provided within new local centre

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VIABILITY ASSUMPTIONS

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East Herts Delivery Study - Item 8 July 2014 Ware - 2,972 dwellings Ref Item Description Rate Comments A Floor - Areas Open Market Housing (60%) 2,139,840 ft2 Open Market Housing Average Size - 1,200 ft2 Affordable Housing (40%) 1,188,800 ft2 Affordable Housing Average Size - 1,000ft2 Local Centre B Site Preparation Costs / Scheme Enabling Cost Whole Site £150,000 per Acre C Build Costs Residential £100 / ft2 Includes Open-Market and Affordable Non-Residential £90 / ft2 D Values Open-Market Residential £320/ft2 Affordable Rented Housing £160/ft2 Shared Ownership Housing £210/ft2 Non-Residential

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VIABILITY ASSUMPTIONS / 2

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E Residential Delivery Rate Residential 200 houses per year 3 house-builders on site at any one time F Affordable Housing Provision Affordable Rented 892 dwellings 75% of affordable housing provision Intermediate 297 dwellings 25% of affordable housing provision G Infrastructure On-Site See Appendix 6 Off-Site See Appendix 7 H Assumptions on Public Sector Funding Education No provision Unless the schools provided on site make up an existing short-fall in capacity or are larger than the development's requirements Affordable Housing No provision Unless more affordable housing is required than the devlopement can afford in viability terms I Developer's Return Whole Site 20% on GDV J Finance Rate Whole Site 7%

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VIABILITY ASSUMPTIONS / 3

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K CIL / S106 Costs Whole Site £5,000 per dwelling Allows for library, off-site highway improvements, Travel Plan, bus subsidy (excludes schools, open-space affordable housing) L Professional Fees Professional Fees 10.00% Of total build cost Marketting 2.00% Of GDV of open-market housing Agent 1.50% Of GDV of open-market housing Legal 0.50% Of GDV of open-market housing M Uplift in Values / Costs Inflation Uplift in Values / Costs No uplift Uplift in values and costs assumed to cancel each other out N Threshold Land Values & Assembly Costs Threshold Land Values £200,000 per Gross Acre Land sold with outline planning consent (blended average for residential and local- centre land) Assembly Costs 25% of development land value Land promotion cost including all professional fees O Sensitivity Analysis Sensitivity Analysis Multiple variables to be confirmed

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MANAGEMENT / MAITENANCE OPTIONS

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Long-Term Management / Maintenace Options Description Maintenace Repsonsibility Comments Option 1 Transfer all Public Open Space to East Herts Council East Herts The developer would transfer all public open space to East Herts Council and pay then a commuted sum towards future maintenance. East Herts would be fully responsible for all maintenace responsiblities going forward. Option 2 Transfer all Public Open Space to Parish Council Parish Council The developer would transfer all public open space to the Parish Council and pay them a commuted sum towards future maintenance. The Parish Council would be fully responsible for all maintenace responsiblities going forward. Option 3 Trasnfer all Public Open Space to a Private Management company Private Management Company The developer would transfer all public open space to a private management company who would then levy a service charge across the site which every house would pay. The private management company would be fully repsonsible for all maintenace responsibilities going forward.

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DELIVERY MODEL

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Anticipated Development Delivery July 2014 Phase Period Housing Delivery Description Ptarmigan Planning / Leach Homes Role 1 2016-2021 400 Outline planning consent for development will be secured in 2017 with detailed planning secured over 2018. Development will commence on site in 2019 with first occupations being achieved in

  • 2020. 200 houses will be delivered in 2020 and 2021 with 2-3

house-builders being on site at any one time. As a land promoter Ptarmigan Planning would sell the site with their landowners once

  • utline planning has been achieved. Land would be sold in tranches and would

typically follow the order of the development's phasing strategy. As a house-builder Leach Homes would build out the housing on the land they control. A proportion of their land would also potentially be sold to other house-builders. 2 2021 - 2026 1000 200 houses will be delivered per year with between 3-4 house- builders being on site at any one time. As a land promoter Ptarmigan Planning would sell the site with their landowners once

  • utline planning has been achieved. Land would be sold in tranches and would

typically follow the order of the development's phasing strategy. As a house-builder Leach Homes would build out the housing on the land they control. A proportion of their land would also potentially be sold to other house-builders. 3 2026-2031 1000 200 houses will be delivered per year with between 3-4 house- builders being on site at any one time. As a land promoter Ptarmigan Planning would sell the site with their landowners once

  • utline planning has been achieved. Land would be sold in tranches and would

typically follow the order of the development's phasing strategy. As a house-builder Leach Homes would build out the housing on the land they control. A proportion of their land would also potentially be sold to other house-builders. 4 2031 - 2036 572 200 houses will be delivered per year with between 2-3 house- builders being on site at any one time. Ptarmigan Planning unlikely to be involved, with all of the land they control having been purchased by house-builders. Leach Homes will remain on site and continue to deliver housing as well as potentially selling some of the land to other house-builders.

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PHASING MODEL

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PHASE 1 Access points put in Footpath link provided 300 homes in North 100 Homes in South East School land provided Contributions made Landscape enhancements

Phase 1: 400 Homes

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PHASING MODEL

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PHASE 2a 600 homes in North road constructed to middle

  • f site

Contributions made Landscape enhancements

Phase 2a: 600 Homes Phase 1: 400 Homes

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PHASING MODEL

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PHASE 2b Road link complete 400 Homes in South East 1st Primary School built Contributions made Landscape enhancements

Phase 2a: 600 Homes Phase 2b: 400 Homes Phase 1: 400 Homes

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PHASING MODEL

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PHASE 3 1,000 Homes in North Local Centre in

  • Health Centre
  • Community Centre
  • 2nd Primary School

Contributions made Landscape enhancements

Phase 2a: 600 Homes Phase 2b: 400 Homes Phase 1: 400 Homes Phase 3: 1000 Homes

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PHASING MODEL

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PHASE 4 572 Homes in North Contributions made Landscape enhancements Country Park

Phase 2a: 600 Homes Phase 2b: 400 Homes Phase 4: 572 Homes Phase 1: 400 Homes Phase 3: 1000 Homes