GI L ST ON ARE A CONCE PT DE VE L OPME NT F RAME WORK - - PowerPoint PPT Presentation

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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GI L ST ON ARE A CONCE PT DE VE L OPME NT F RAME WORK : T OWARDS A ‘ COMMON GROUND’

H U NSDON E AST WI CK AND GI L ST ON NE I GH B OU RH OOD PL AN GROU P

21 OCT OBE R 2017

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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COMMU NI T Y WORK SHOP 23 OCT 2017

• Over 100 people attended
• All ages
• From villages and TerlingsPark
• 3 hrs of debates and notes
• Over 300 comments
• Basis for detailed response to

Council

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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OBJE CT I VE S F OR T ONI GHT

1. Discuss the issues raised by Community 2. Seek to agree a ‘Common Ground’ 3. Agree the timetable for review of CDF 4. Formalise a joint statement for the Inspector

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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T OPI CS F OR DI SCU SSI ON

1. PROCEDURAL ISSUES 2. STRONGER AND MORE INCLUSIVE VISION 3. STRUCTURE OF THE DEVELOPMENT 4. INFRASTRUCTURE (TRANSPORT) 5. GOVERNANCE 6. LOCAL ISSUES 7. NEXT STEPS

PART 1 - PROCE DU RAL I SSU E S

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PROCE DU RAL I SSU E 1- RE QU I RE ME NT S OF POL I CY GA1

Draft CDF does not meet requirements

• f Policy GA1
• Policy GA1 states a concept

Framework is being prepared jointly be the landowners and the Council in consultation with local communities and

• Preparation of CDF has not involved

community- first opportunity to effectively engage

• CDF will identify design principles,

land uses, infrastructure requirements and phasing

• Need for further collaboration with

community and more robust guidance before CDF is finalised

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PROCE DU RAL I SSU E 2- ST AT U S OF CDF

The status of the CDF is unclear

• Presented as an evidence base

document to support allocation- but Policy GA1 requires it to provide guidance for planning applications

• Document prepared by developer –

EHDC needs to take a stronger lead if CDF is to be endorsed by Council

• Need for clarity regarding how it is to be

used by EHDC in determining planning applications

• Need stronger statement regarding

commitment to high quality development and infrastructure provision and what will be required from planning applications

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PROCE DU RAL I SSU E 3- RE L AT I ONSHI P T O WI DE R VI SI ONI NG WORK

The CDF makes no reference to the wider visioning and governance work on the Harlow & Gilston Garden Town

• Draft CDF pre-dates work on the

Garden Town and needs to be updated

• Gilston area is being considered in

isolation

• Need to consider Gilston in wider

context and address cumulative impacts of development and infrastructure requirements

• CDF needs to be reviewed and

updated to ensure consistency and co-

• rdination

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PROCE DU RAL I SSU E 4: BOU NDARI E S

The boundary of the CDF only covers the landholdings controlled by the principal developers and excludes other landholdings and existing villages

• No guidance or commitment to

prevention of development outside these areas

• No guarantee regarding retention of
• pen land
• Boundary of CDF should be consistent

with GA1 irrespective of ownership to ensure that development is managed and impacts mitigated

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PROCE DU RAL I SSU E 5- PROCE SS

District Plan EiP Draft CDF Outline Planning Application Harlow & Gilston Visioning A number of separate processes being undertaken in parallel with no clear integration

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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EXISTING DRAFT CDF VISIONINGSTUDY MODIFIED CDF SITE WIDE MASTERPLAN OUTLINE PLANNING APPLICATION STRATEGIC DESIGN CODES RESERVED MATTERS APPLICATIONS

Need for a staged process facilitated by EHDC with community engagement at each stage

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PART 2 – ST RONGE R I NCL U SI VE VI SI ON

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VI SI ON I SSU E 1 – ST RE NGT H OF VI SI ON

The vision is too generic and needs to be strengthened

• No confidence that vision will be achieved
• Greater clarity required about Vision for 7

villages– how village identity and distinctiveness and rural setting will be protected

• Further emphasis needs to be given to

quality of development and Garden Village principles

• Need to include reference to existing

villages- benefits should be shared by all

• It should offer clarity on the relationship

with East Herts and Harlow

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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VI SI ON I SSU E 2- OB JE CT I VE S

The objectives do not go far enough to ensure a high quality development- they should be requirements not aspirations

• Review objectives to ensure they are

directly related to delivery of vision

• No reference to existing villages- need to

ensure that impacts of development on existing communities are managed and mitigated

• Need to include reference to provision

and appropriate phasing of necessary infrastructure

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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VI SI ON I SSU E 3- ST RAT E GI C I NF L U E NCE S

Generally supportive –but concern that despite vision, Gilston is being conceived as an extension to Harlow

• Over-emphasis on Gibberd legacy
• Whilst reference should be made to

Garden Cities legacy- need to emphasise that the vision is for a number of Garden Villages

• Need to make clear this is not an

extension to Harlow- but 7 distinctive villages with own identity

• Strategic influences need to be more

specific to local area with stronger reference to existing landscape assets and village structures

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PART 3 – ST RU CT U RE OF T HE DE VE L OPME NT

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ST RU CT U RE I SSU E 1 – DE L I VE RAB I L I T Y AS VI L L AGE S

• The CDF illustrations do not appear to support the stated intent of delivering villages. These illustrations

should be reconsidered.

• The emphasis of Harlow (a town) as Inspiration or blueprint should be toned down
• More clarity about what is a village for 2030 is needed – community to be involved
• Harlow and Gilston Garden City Vision suggesting distinctiveness and alternative housing offer in villages

Harlow (from bird’s eye view) Gilston (from bird’s eye view)

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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ST RU CT U RE I SSU E 2 - PH ASI NG L E ADI NG T O CH ARACT E R

• The CDF could suggest phasing and

development timescales as a way to encourage diversity and individuality

• Over the next 10-20 years great

change is expected in shopping, transport and living patterns – in itself a source of diversity

• Each village / phase should advertise

and lead to the next- need for completed development phases

• New communities could be gradually

integrated

• Construction impacts on local

communities could be minimised

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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ST RU CT U RE I SSU E 3 – SE PARAT E AND I NDI VI DU AL

• The CDF should include

minimum requirements for prevention of coalescence: distance and treatment of fringes

• Options and alternatives

should be discussed before confirming current approach:

• fewer villages with more

separation

• building north of power line
• increased density
• fewer units, etc

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ST RU CT U RE I SSU E 4 – I NDI VI DU AL I T Y OF CE NT RE S

The CDF should promote diversity and village identity through:

• Hierarchy of centres and

complementary service/ retail offer

• Identification of a clear

‘main service centre’ easily accessible by all

• Design guidance on

character and diversification

• Guidance on phasing and

location of social infrastructure and facilities

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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ST RU CT U RE I SSU E 4 – SCAL E AND MASSI NG AS VI L L AGE S (1)

The community supports the compact approach and recognises that only part of the site is being proposed for development However, it has no confidence that the current document will prevent inappropriate urban-style development. The CDF should set out clear parameters for:

• Maximum height and density

in the main centre

• Maximum height and density

in the other centres

• Principle of graded density

(lower at village edges and interface with countryside)

• Range of maximum densities
• utsides the centres

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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ST RU CT U RE I SSU E 4 – SCAL E AND MASSI NG AS VI L L AGE S (2)

• The community suggests that Terlings

Park (40-42 dwellings per hectare net, up to 3 stories) is the MAXIMUM density for the village centres

• Outer village fringes should be lower

density houses, mainly detached with a maximum density of around 25-30 dwellings per hectare and 2 floors

• Parking standards have a great influence
• n density and ‘visual congestion’ on the

streets

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PART 4 – I NF RAST RU CT U RE

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I NF RAST RU CT U RE I SSU E 1 – WE AK B ASE L I NE

• The CDF is presented as a summary of other studies (pages 46-52) and should be integrated

to clearly present the current issues and deficiencies that the development should consider:

• 1. Clear understanding of the Rye Mead Sewerage Works

capacity and need to align growth in Gilston and Harlow to necessary upgrades

• 2. Clear and updated maps of watercourses and storm flooding

to set requirements for SUDS

• 3. Include baseline issues for underground water, water

pressure, broadband and mobile phone coverage

• 4. Include detailed analysis of current issues:
• assessment of origins and destinations (not only Harlow)
• congestion (usual peak times and emergency on M11)
• traffic levels and distribution affecting existing villages
• accidents hotspots
• public transport provision serving existing villages

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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I NF RAST RU CT U RE I SSU E 2 – NO CL E AR RE QU I RE ME NT S

• Inappropriate wording:

‘The Principal Landowners are committed to working with other stakeholders to…’ ‘One way is through a Bus Quality Partnership…. A second way is through…’ ‘There is generally sufficient capacity…’ ‘There are a number of innovative measures that could…’

• The Concept Framework should clearly set out what the Principal Landowners

are expected to deliver in addition to standard TIA requirements:

• 1. Integration with Harlow sustainable transport initiatives
• 2. Minimum level of service / maximum acceptable congestion off site
• 3. Improve key local congestion spots
• 4. Clear and measurable commitment to sustainable travel
• 5. Minimum quality of bus services to be provided to all key destinations (not just Harlow)
• 6. Minimum requirements for access to rail station and station upgrades
• 7. Minimum expectation for the existing villages:
• Duty of consultation
• Reduction of traffic and rat runs through the villages
• Integration of access to community services, cycling and bus routes from the existing villages

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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I NF RAST RU CT U RE I SSU E 3 – PRI MARY ST RE E T NE T WORK

• Supported idea of ring road serving the villages
• Supported statement (pg 109): “The street

network typology has been (should be) developed to be in line with and to enhance the

• verall character of the place.”

HOWEVER:

1.

4-6 lanes dual carriageway not considered in line with ‘Village Concept’

2.

Wider than Gascoyne Way in Hertford and Elizabeth Avenue in Harlow. Comparable to Velizy Avenue: will it be safe and slow and appropriate to villages?

3.

How can it feed into the rest of the smaller network: Church Lane, High Wych Road?

4.

Clear requirement needed for street typologies in line with village character and adoptable standards

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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I NF RAST RU CT U RE I SSU E 4 – SU ST AI NAB L E T RAVE L

Supported idea of improved bus service Scepticism about reality of walking and cycling: it will need really good provision and marketing HOWEVER:

1.

Bus strategy needs to include the villages and serve other towns/ destinations

2.

The illustrations should be aligned with the requirements:

• Articulated buses are not suitable and should

not be suggested

• Primary network should have good quality

cycle routes and footways.

• All streets and especially at the heart of

villages should be easy and safe to cross.

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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I NF RAST RU CT U RE I SSU E 5 – PH ASI NG COMMI T ME NT S

• Open ended wording:

‘The detailed timings for the delivery will be informed by the detailed technical

assessments that will be undertaken at the planning application stage’

The Concept Framework should clearly set out: 1. The principles of what the Principal Landowners are expected to deliver in line with housing completion. 2. The expectations of the council and the community.

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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PART 5 GOVE RNANCE

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GOVE RNANCE I SSU E 1: L ACK OF I NF ORMAT I ON

There is a lack of clarity about delivery and future governance arrangements

• Lack of information about how the Garden City principles will be applied including land value

capture and community ownership of community assets

• Further clarification required regarding future governance arrangements and how/ when

these will be implemented.

• Need to ensure existing communities will have role in management of community assets
• Protection of undeveloped land needs to be stronger and for shared green/ recreational

spaces to remain in control of and accessible to all residents not just residents of new villages

• Confusion regarding relationship to governance arrangements for Harlow & Gilston Garden

Town

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PART 6– L OCAL I SE D I SSU E S

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I SSU E 1 – T E RL I NGSPARK AND E AST E RN CROSSI NG

The Eastern Crossing has caused serious concern on the community for the impact it will have on the recreational and children space of Terlings Park and severance off the Gilston community. Although not included in the CDF as definite location, the CDF should set out clear principles for:

• Low impact on existing communities
• No severance
• Pedestrian and cycle friendly
• Etc.

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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I SSU E 2 – T H E CRE SCE NT

The Crescent – although fitting the shape of the fields – is considered:

• An overwhelming and extraneous

imposition on the current landscape and village form

• Severance of the green spaces that are

elsewhere recognised as essential in the same document

• Changing the setting of the church
• Overscale (3 x Bath’s crescent)

HUNSDON E AST WICK AND GIL ST ON NE IGHBOURHOOD PL AN GROUP

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I SSU E 4 – PI T CH E S AND SE CONDARY SCH OOL

• The community feels that there is danger

in locating pitches in sensitive landscape: pressure for artificial surface, flood lighting and car parking.

• The location of the secondary school

potentially attracts similar issues. The CDF should offer clear guidance for

• Quiet / semi formal open space
• Design guidance for fencing, lighting,

signage, etc.

• Guidance for access, parking, bus

services

• Consideration of proximity to shops and

cafes (especially school: staff and older pupils)

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I SSU E 3 – PAT H S, CH U RCH E S AND ME MORI AL S

• The community feels that the opportunity

to improve the setting and provision of memorials, churches and existing paths is not being considered.

• The CDF should offer additional guidance

/ requirements for their improvements

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NE XT ST E PS

• Timescale for revisions to Draft CDF and consultation on

revised Draft

• Arrangements for future community engagement
• Clarification of process
• Preparation for EiP