The Pattern Book

GUIDANCE FOR THE PROVISION OF NEW SETTLEMENTS IN HERTFORDSHIRE

MARCH 2015 Hertfordshire, England CONTENTS

1.DESIGN OVERVIEW Street Hierarchy INTRODUCTION Proposed Landscaping Pattern Book Overview Housing Lexicon Vision for Hertfordshire

Transect based Planning 4.2 STANBOROUGH- HAT 1 Building from Local Tradition Masterplan The Regulating Plan USING THE PATTERN BOOK Unit Breakdown Aims of the pattern book Street Hierarchy Proposed Landscaping 2.URBAN PATTERNS Housing Lexicon Site Synoptic Surveys: 4.3 MILL GREEN Hertfordshire Precedents Masterplan Density study, local terms or urbanism Site Breakdown Artist’s Impression 3.APPROACH TO MASTERPLANNING Housing Lexicon The Green Corridor

The Regulating Plan 4.4 MARSHMOOR- WGC4C Street Hierarchy Masterplan Thoroughfare Design: Summary Site Breakdown 4.SITES 4.1 CRESWICKS- WGC1 4.5 ELLENBROOK- HAT 4/5 Masterplan Masterplan The Regulating Plan Unit Breakdown 4.6 SYMONDSHYDE 8. TERMS AND DEFINITIONS Masterplan Regulating plan Street Hierarchy

5. HOUSE TYPES One Bed Two Bed Three Bed Four Bed Five Bed Mixed use/ Flats

6. MATERIALS AND COMPONENTS External Wall materials Building Components Variations 7. LANDSCAPE FEATURES Existing Features Proposed Planting Landscape Character Zones: - Planting - Hard Surfaces - Boundary Treatments - Management and Maintenance Plan

1 . INTRODUCTION

Whilst Hatfield House is unquestionably one In recent years, the Estate has sought to promote of England’s finest historic houses, it is also the positive plans through exercises to ensure the positive centrepiece of a wider, thriving estate which continues growth of Hertfordshire and more specifically parts of to contribute numerous positive economic and Welwyn Hatfield. The aim is to preserve the best of the community benefits to Welwyn Hatfield and indeed area, improving on this with new homes, high quality beyond. public spaces and locations for thriving businesses, all of which will provide employment, housing and The Estate is dynamic – it cannot stand still and nothing support to local communities for years to come. is more certain than terminal decline if preservation of the past outweighs the needs of the present and Not only has the Estate sought to encourage good the future. planning but also it seeks to play its own part where it can. Over the last decade the Estate has carefully Whilst the construction of Hatfield House by 1611 and sensitively developed the Estate around Hatfield provided the context and landscape structure for the House, the visitor amenities for the house and parts Hatfield area, the Estate also played a far-reaching role of Old Hatfield in a way that will enhance and sustain in the creation of Welwyn Garden City. In 1920 the Welwyn Hatfield for the future. Marquess of Salisbury sold land to Ebenezer Howard to complete the substantial landholding required for This Pattern Book explains Gascoyne Cecil Estates the development of a second garden city. In 1920, approach to Masterplanning of settlements, to the Second Garden City Company Welwyn Garden architecture, design and landscaping. City was founded. Crucial to this creation was the introduction of Salisbury Line, a planning device to contain the growth of Welwyn Garden City and maintain a strategic gap between WGC and Hatfield. Anthony Downs March 2015

1st Impression 2015

PATTERN BOOK OVERVIEW

This Pattern Book is designed to govern the Gascoyne Cecil Estates is comitted to a programme of development of the various strategic sites within the community consultation. Masterplans will be improved, local Welwyn Hatfield Local Plan area, and ensure that amended and refined through this process. This the developments are built in accordance with wider Pattern Book is intended for use by the housebuilders, the aspirations of Gascoyne Cecil Estates. homeowners and the Local Authority, as well as other stakeholder parties. Gascoyne Cecil Estates The instructions contained herein articulate the and the housebuilders will be the primary users of principles of the Gascoyne Cecil Estates strategic this document, providing the detailed regulations to Development Plan and provide detailed guidance of housebuilders developing the Hatfield Masterplan. the streets, blocks and house designs within future It is also hoped that the Local Authority will use the developments. Data provided includes block plans, Pattern Book to better understand the intended vision architectural plans, diagrams and regulations, all of over time for the sites, and the method of delivery. which correlate with specific site masterplans and their neighbourhood structures. By managing the scale, Homeowners may over time also wish to become configuration and design of buildings around Hatfield familiar with the Pattern Book, learn more about the and Welwyn Garden City, this Pattern Book will ensure design of their individual settlement, or if they are that local development’s, buildings and public spaces undertaking renovation or alterations which will affect can serve as an exemplar for Hertfordshire and indeed their houses’s frontage and relationship with the street. elsewhere within the United Kingdom. It is anticipated that each of the completed This document also seeks to provide information developments will be governed by specific building behind the vision for strategic development sites and codes. the context these new sites. The detailed elements of the masterplan are provided on the following pages. Taking the varied needs of the different user groups into account, the Pattern Book aims to accomplish the The Pattern Book begins by exploring the vision for following: Gascoyne Cecil Estates strategic sites, the context of the individual masterplans and the design philosophy • To provide a framework that ensures that the sites which generated these plans. Existing historic towns are developed in accordance with the principles and villages set important precedents for the site of the masterplans, and in which is line with the masterplans, and the nuances of its street, block and vision previously established by Gascoyne Cecil house plans. The Pattern Book introduces the urban Estates. spatial patterns, plot patterns and house designs. • To guide housebuilders and others involved in the construction process by providing detailed Finally the Pattern Book provides house plans and the specifications for the development areas. distribution for each house type within the initial phases. • To give certainty to the Local Planning Authority Wider aspirations for the rest of the development are and local population over the nature of also articulated, and more detailed guidance will follow development which will occur within the Welwyn as the sites are built out. Hatfield and the specific delivery model • To provide hope and aspiration for high quality development whilst also serving to protect against unacceptable proposals which do not adhere to the overriding principles of the masterplan.

GCE Pattern Book 7 A VISION FOR HERTFORDSHIRE

PPG2 Green Belts were first issued in 1988, replaced responsible approach to be taken in respect of present in 1995 and then further amended in 2001. PPG2 and future development opportunities. Present (1988) added two aims to the existing Green Belt challenges also present a rare opportunity to deliver a policy namely to; coherent vision for the benefit of future generations.

a) safeguard the countryside and The Salisbury Line is a key element of one of the more b) assist urban regeneration. memorable principles of early town planning in the UK. The concepts and ideas of Ebenezer Howard In addition, to assist the long term protection of stimulated the founding of the First Garden City the Green Belt beyond the plan period, PPG2 also Company and Letchworth. After the First World recommended that safeguarded, or what is described War, there was not only the need to respond to the as ‘white land’, should be allocated between the urban excesses of metropolitan historic development but area and Green Belt which may be required to meet also to deal with the need to increase the supply to long term development requirements. meet acute post-war housing needs. The Town and Country Planning Association wished to canvas the Even prior to the present Green Belt designations Government to build Garden Cities but Howard Gascoyne Cecil Estates have long advocated careful wanted another private scheme to refine his proof of land use and planning strategies. The Estate supported concept the initial construction of Welwyn Garden City whilst also ensuring suitable legal safeguards, such as Since the Salisbury Line was created – other than restrictive covenants, to prevent coalescence between the development of the Queen Elizabeth the Second Welwyn Garden City and Hatfield. Hospital (itself the subject of restrictive covenants), Gascoyne Cecil Estates has maintained the policy of As new Emerging Core Strategies or Local Plans are restraint. The Salisbury line has effectively controlled prepared which propose the release of allocating development and prevented coalescence between previously safeguarded land for housing and Welwyn Garden City over a period now approaching employment provision, it is once again necessary its first century. This policy has been implemented to consider improvements to existing green through a long term approach to land ownership, estate infrastructure and potential enhancement of the management practice, restrictive covenants and other natural environment. It is essential that any future appropriate legal safeguards. Throughout this period, strategy is aligned with appropriate sustainable Gascoyne Cecil Estates have sought to work with management policies and safeguards against cumulative Welwyn Hatfield Council and its predecessors in the future phases of development. form of the Garden City Company, the Development Corporation, and Rural District Councils in order to The present pattern of the principal settlements of afford an effective policy of protection in the narrow Hertford, Welwyn Garden City, Hatfield and St Albans corridor between the two principal settlements. requires a robust approach to future management The Salisbury line was consolidated by the introduction of land use and green infrastructure. There are many of the Green Belt in Welwyn Hatfield. risks and negative connotations associated with coalescence and urban sprawl and it is desirable for The designation Metropolitan Green Belt has these to be avoided. The present pattern of land consolidated the constraints set up by the Salisbury ownership, pressure on natural landscape and the need Line. to retain a sense of place and character requires a

8 GCE Pattern Book PPG2 Green Belts were first issued in 1988, replaced The Salisbury Line is a central plank of Gascoyne in 1995 and then further amended in 2001. PPG2 approach to Masterplanning settlements and wider management of landscape vistas. Today Gascoyne continue to advocate a robust and well reasoned approach to green belt boundaries. Further to details of Gascoyne’s wider vision can be Specifically they propose the creation of an extended found within a separate document entitled “ A Green Salisbury Line in order to protect Welwyn Garden Infrastructure Strategy for Central Hertfordshire”. City, Hatfield and lower tier settlements from Coalescence during and beyond the Local Plan period.

GCE Pattern Book 9 BUILDING FROM LOCAL TRADITION

Hatfield Park, Estate, its surrounding villages and 2. Greens hamlets have numerous charming houses, delightful Traditional Hertfordshire towns and villages Welwyn streets including many examples of prevailing Garden City, the Ayots, Codicote as often include architectural styles from the sixteenth century green spaces of unusual shapes, integrated within their onwards. street networks. Gascoyne Cecil Estates strategic sites will include several greens of this type, including Hatfield was designated as a New Town some sixty a triangular green visible soon after the entrance from years ago. Since then, much has changed and many Creswick (Welwyn Garden City). historic buildings have been destroyed. Of its older heritage Hatfield Old Town still retains its historic 3. Terminated vistas parish Church of St Etheldreda. Hatfield House, the In towns such as Letchworth, Welwyn Garden Old Palace constructed by the Bishops of Ely together City and Hertford, civic buildings are placed within with a multiplicity of lesser known listed buildings. prominent lines of sight, serving to terminate key vistas. At Creswicks and Stanborough Garden Village, It is increasingly accepted, however, that the community buildings are where appropriate also sited interventions and developments of the 1960’s and in this way. The hope is that the buildings will achieve 70’s, whilst well intentioned, have failed in many cases a prominent place in community life. to enhance their physical settings, not to mention the lives, of those who live and work therein. There are 4. Neighbourhood shops many lessons to learn. Whilst the majority of shops in Hertfordshire are located within the established town or centres, a Gascoyne Cecil Estates have produced a series of few shops, restaurants and community buildings may design codes and supporting documentation to assist be scattered throughout. Often these buildings are the design of future developments in Hatfield Welwyn located on prominent corner sites to increase visibility. Garden City and surrounding villages. These codes These serve to reduce car useage and ensure and this Pattern Book are to be used for all forms communities will have appropriate local facilities and of mixed development including residential buildings, infrastructure. shops, offices, workshops and public buildings.

In order that new developments are recognisable and endowed with an appropriate sense of place, existing local architectural characteristics have been analysed and this guide aims to recreate these where appropriate. These include:

1. Public squares/Public Realm The Estate’s vision includes many types of public spaces: parks, greens, squares and sports pitches. However, beyond these green spaces, other public and semi private street spaces are designed to offer gathering places in close proximity to shops and the higher-density neighbourhood centre.

10 GCE Pattern Book GCE Pattern Book 11

2 . USING THE PATTERN BOOK

This Pattern Book is organised to provide a clear, step-by-step approach to understanding Gascoyne Cecil Estates masterplans and the street and building types required on each site. The Pattern Book should not only assist clarity and understanding on the detailed approach to development but also offer some perspective on the rationale behind the design, and the inspiration taken from local vernacular precedents. AIMS OF THE PATTERN BOOK

When adhered to, the Pattern Book will deliver the following:

• It enables the construction and delivery of high quality strategic sites within Hertfordshire.

• It utilises a type of zoning category (the “T-Zones”) that ranges systematically from the countryside to the urban core and applies the concept to the proposed masterplan.

• It integrates the design process across professional disciplines, addressing road design, public space design and architecture in a well balanced, consistent fashion.

• It sets minimum standards to improve the design quality of the sites.

• It establishes consistency of process for the development of existing and new urban areas.

• It integrates protocols for the preparation and processing of plans.

• It provides a level of certainty over the type and quality of development that will be delivered, thereby encouraging the efficiency of administrative approvals and allaying potential fears of inappropriate development.

• It encourages and protects development patterns that are mixed-use and pedestrian-friendly.

• It preserves public civic space in the form of parks, squares and other community gathering places.

14 GCE Pattern Book To use the Pattern Book to determine the requirements for a specific development site, users and stakeholders are advised to take the following steps:

1. Review the first two sections of this Pattern Book, along with other publications and design guidance produced by Gascoyne Cecil Estates.

The Pattern Book’s Introduction provides information on the potential masterplan, and the design methodology that produced the plan. Additional context can also be found in many affiliated publications, including the Old Hatfield post Charette paper and GCE design guides.

2. Refer to the Site plans within Section 3 - Site Design to confirm the sites within the development site and their detailed street and spatial lay-outs. The Site Design section provide diagrams and illustrations of each type of urban space, providing detailed parameters for street development and the development of public spaces. A detailed matrix provide information on the range of building types appropriate to each type of street and urban space, as well HERTFORDSHIRE as the landscape proposals. GUIDE TO GROWTH–2021 HOW SHOULD THE COUNTY GROW? 3. Review the Thoroughfare Designation Plan in Section 4 to confirm the size of the thoroughfare right-of-ways within the development site.

This information will then link in with the street types proposed DRAFT within the Site Design section.

4. Review the building types identified within the matrix, also considering the indicated building heights. These house types are all introduced in detail within Section 4.

5. Confirm planned approach with Gascoyne Cecil Estates.

GCE Pattern Book 15

3 . URBAN PATTERNS

The Estate’s architecture is intended to build upon local tradition, utilising architectural patterns already found in Hertfordshire. However, whilst the houses have been designed to reflect the historical precedents of the local area, the houses themselves are designed with modern interiors, and features requested by housebuilders, home owners and other members of the community who have attended previous charrettes and other public events.

The following pages introduce the different house types proposed for Gascoyne’s strategic sites and indicates their placement within each area, and across the wider Phase 1 area. These houses come in many sizes and styles, with prominent house types including terraced houses, mansion flats, cottages, detached and semi-detached houses. The wide range of house types aim to suit residents of backgrounds, family sizes and aesthetic preferences.

Each house type is introduced, with its plans and elevations available for study. Some elements of the houses architectural detailing are also briefly addressed, with the origins of the approaches to window, door and façade detailing explained alongside images of historic precedents.

Additional house types can be introduced to Hatfield Estate’s Lexicon subject to adherance to the settlements design code. The code will regulate the houses proportions, height, façade measurements, architectural detailing and relationship to the streets, to enable the town to evolve overtime to develop as a cohesive whole.

T2: Farmstead (Rear garden) T3: Mansion, House, Compound (Rear garden, Edge garden) T4: House, Compound, Side Garden House, Cottage, Mews, Terrace House, Courtyard House, Apartment Villa (Rear garden, Edge garden, Side garden, Nongarden) T5: Mews, Terrace House, Courtyard House, Apartment Villa, Flexhouse, Flex Building, Liner Building (Side garden, Rear garden, Nongarden). DENSITY STUDY, LOCAL TERMS OF URBANISM

The architectural work for Gascoyne’s strategic Beyond illustrations and plans for the sites, a number sites included in this study, analyses a variety of site of drawings have been produced to illustrate the densities and how these can be achieved on a one- terminology within this report. Many of these terms hectare block. Through this research, the team have are derived from the Hertfordshire vernacular, and developed several sample block proposals including reference housing types already found in both urban a variety of unit types. Such an approach fosters the and countryside settings. development of diverse neighbourhoods, as opposed to monocultures of single unit types and densities often found in new housing estates.

Villas (small) Villas (Wide) 14 meter plots 14 meter plots 14 dwellings/hectare net 14 dwellings/hectare net

Semi-Detached House Terrace House (wide) (wide) 8 meter plots 10 meter plots 24 dwellings/hectare net 20 dwellings/hectare net

Terrace House (Narrow) Flat/ Apartment Buildings 6 meter plots 20 meter plots 32 dwellings/hectare net 60 dwellings/hectare net 18 GCE Pattern Book 1. Apartment House 2. Parking Court 3.Back building 4. Outbuilding

1. Door-garden 2. Terrace House 2. Terrace House

1. Mews 1. Close

GCE Pattern Book 19 SITE SYNOPTIC SURVEYS

THE FOLLY

FORE STREET

CHURCH STREET FORE STREET

Old Hatfield with the areas identified by synoptic survey. Hertford with the areas identified by synoptic survey.

data into a code, are introduced below.

Step One: Perform a Synoptic Survey - A visual inspection of the best existing urban areas HIGH OAKS ROAD is needed to extract the Transect data necessary to write the code and prepare a regulating plan.

DOGNELL GREEN Step Two: Analyse by Dissect and Quadrant - The Urban Dissect is a cross section across the public and the private realm. The Urban Quadrant involves taking average measures of about 1.5 hectares of plots.

Step Three: Calibrate the Code - Enter the data gathered in the Urban Dissect and Welwyn Garden City with the areas identified by synoptic survey. Urban Quadrant using a set of standardised templates, Synoptic surveys have been carried out on 6 sites with one for each T-Zone or sub-zone. within Hertfordshire namely Old Hatfield, Hertford and Welwyn Garden City. This has informed the Step Four: Prepare a Basic Regulating Plan masterplanning of Gascoyne Cecil Estates strategic - Prepare a regulating plan based on the Transect sites and allows lessons to be learnt whilst allowing categories. Even if the existing zoning remains as an the incorporation of characteristics which are option, it is advisable to map a translation to existing recognisably in the local vernacular. T-Zones.

These surveys serve to inform the development of Step Five: Adjust the Regulating Plan an urban code, which will regulate the development - Adjust the new zoning map to reflect the appropriate of individual sites and to ensure that each settlement T-Zones. Evaluate the zoned areas at the block scale is respectful of its local context. The steps of both to establish their boundaries. conducting the synoptic survey, and translating the

20 GCE Pattern Book CHURCH STREET - OLD HATFIELD

Quadrant Dissect THE FOLLY

FORE STREET

Public Frontage Private Frontage Public Frontage Type Residential Private Frontage Type Terrace, shop Street fronts Spatial Width Varied 8.5m Building Height Varies (2-3 Moving Lanes 1 Lane @ way storeys) Parking Lanes Parallel Park- Outbuilding Height 1-2 Storeys ing, One side Floor above Grade 0 to 450mm only Building Type Rearyard, ter- Carriageway Width 5.5m race Average Block 45m Kerb Type Raised 65mm Plot Width Varies 6-11m Face Kerb Radius Varied Area 0.79 hec- Plot Depth Varies 16-36m Median None tare Buildout at Setback 75-100% Footway Varies 800mm Average Units/ 48 units/ Front Setback 0- 2m - 2400mm Hectare hectare Side Setback 0-2m Max Planter Type None Average Plot Size 6-11m x Front Encroachment Porch/Canopy Planter Width None 16-36m over Pavement Planting Pattern None Average Parked Average 19 Ground Level Residential/ Cars One Side Tree Type None Function Retail Average Trees Average 6 Upper Level Function Residential Commercial 3

1. 3. 4. 22 GCE Pattern Book FORE STREET - OLD HATFIELD

Public Frontage Private Frontage

Average Block 88m Public Frontage Type Street Private Frontage Type Terrace, shop Face Spatial Width Varied 11m fronts Area 1.1 Hectare (average) Building Height Varies (2-3 storeys) Average Units/ 45 units/ Moving Lanes 1 Lane @ Way Hectare hectare Parking Lanes Parallel Parking Outbuilding Height 1-2 Storeys Average Plot Size 3.6-14.6m - one side only Floor above Grade 0 to 450mm x 17 - 36m Carriageway Width 6.3m Building Type Rearyard- Ter- Average Parked Average 15. Kerb Type Raised 65mm race Cars One side Kerb Radius Varied Plot Width Varies 3.6- Average Trees None Median None 14.6m Plot Depth Varies 17-36m Commerical 3 Footway Varies 1200- Buildout at Setback 75-100% Units 1700mm Planter Type None Front Setback 0m Planter Width None Side Setback 0m Planting Pattern None Front Encroachment Canopy over Tree Type None pavement Ground Level Residential/ Function Retail Upper Level Function Residential

1. 3. 4. 24 GCE Pattern Book FORE STREET - HERTFORD

Quadrant Dissect

Public Frontage Private Frontage Average Block 50-170m Public Frontage Type Retail Private Frontage Type Terrace, shop Face Spatial Width 10-15m fronts Area 2.8 Hec- Moving Lanes 1 Lane @ way Building Height Varies (2-4 tares Parking Lanes 2 Parallel storeys) Average Units/ 44.3 units/ Parking Outbuilding Height Hectare Hectare Carriageway Width 9m Floor above Grade Average Plot Size 4.5-25m x Kerb Type Raised 65mm Building Type Rearyard, Ter- 5-33m Kerb Radius Varied race Average Parked Average 22 Median None Plot Width 4.5-25m Cars One Side Footway Varies 1.5 - 6m Plot Depth 5-33m Average Trees None Planter Type None Buildout at Setback 75 - 100% Commercial Units 124 Planter Width None Front Setback 0m Planting Pattern None Side Setback 0-1m max Tree Type None Front Encroachment Canopies above en- trances Ground Level Retail Function Upper Level Function Residential/ office

1. 3. 4. 26 GCE Pattern Book THE FOLLY - HERTFORD

Quadrant Dissect

Public Frontage Private Frontage Average Block 46m Public Frontage Type Street Private Frontage Type Terrace Face Spatial Width 9 - 14m Residential Area 2 Hectares Moving Lanes 1 Lane @ way Building Height 2 Storeys Average Units/ 60 units/ Parking Lanes 2 Parallel Outbuilding Height 1 Storey Hectare Hectare Carriageway Width 6m Floor above Grade None Average Plot Size 4-7m x15- Kerb Type Raised 65mm Building Type Terrace 25m Kerb Radius Varied Plot Width 4-7m Average Parked 43 Cars Median None Plot Depth 15-25m Cars both sides Footway 1600mm Buildout at Setback None Average Trees Average 36 Planter Type None Front Setback 1.5 - 3m Commercial Units 3 Planter Width None Side Setback None Planting Pattern None Front Encroachment None Tree Type Varied Ground Level Residential Function Upper Level Function Residential

3. 1.

28 GCE Pattern Book DOGNELL GREEN - WELWYN GARDEN CITY

Quadrant Dissect

Public Frontage Private Frontage Average Block 97.5m Public Frontage Type Street Private Frontage Type Detached/ Face Spatial Width 25 - 30m Semi- De- Area 3.1 Hec- Moving Lanes 1 lane @ way tached Resi- dential tares Parking Lanes None Building Height Varies (2-3 Average Units/ 16.1 units/ Carriageway Width 6m Hectare hectare storeys) Kerb Type Raised 65mm Average Plot Size 15m - 20m Outbuilding Height 1 storey Kerb Radius Varied x 40-50m Floor above Grade 0 - 250 mm Median None Average Parked Average 22 Building Type Rearyard, Semi Footway 1.2m Cars One Side Plot Width 15 - 20m Planter Type None Average Trees 36 Plot Depth 40 -50m Planter Width None Buildout at Setback 75-100% Planting Pattern None Front Setback 10 -12m Tree Type None Side Setback 0-1m min Front Encroachment 1 -2m Ground Level Residential Function Upper Level Function Residential

GCE Pattern Book 29 2.

1. 3. 4.

30 GCE Pattern Book HIGH OAKS ROAD - WELWYN GARDEN CITY

Quadrant Dissect

Public Frontage Private Frontage Average Block 46m Public Frontage Type Street Private Frontage Type Detached Face Spatial Width 30m Residential Area 7.2 Hec- Moving Lanes 1 Lane @ way Building Height 2 Storeys tares Parking Lanes 2 Parallel Outbuilding Height 1 Storey Average Units/ 6.5 units/ Floor above Grade 0 Hectare hectare Carriageway Width 6m Building Type Detached Average Plot Size 15-20m x Kerb Type Raised 65mm 40-50m Kerb Radius Varied Plot Width 20m Average Parked 43 Cars Median None Plot Depth 30 -70m Cars both sides Footway 1600mm Buildout at Setback 75-100% Average Trees Average 36 Planter Type None Front Setback 5 -7m Planter Width None Side Setback 1m Planting Pattern None Front Encroachment 1 - 3m Tree Type Varied Ground Level Residential Function Upper Level Function Residential

This Pattern Book includes the detailed area plans for the Gascoyne Cecil Estates Strategic development of sites Masterplans. Whilst some of these areas have similar patterns in terms of streets and types of public space, each has been specifically designed to suit its topography and individual context. All of the masterplans fit together within the context of the community masterplan.

Sites have been designed to include a variety of types and sizes of domestic property, set within a coherent framework of streets. These streets are designed to connect into a network which will be easy to navigate, which incorporates pleasant spaces for pedestrians alongside convenient access for cars and services. Many of the areas also include smaller, more intimate parks, or green spaces, for residents living within the immediate vicinity.

This section includes detailed plans of each site, together with lists of the street types, house types and landscape features incorporated into each block. The dimensions and requirements for these features are then detailed in further sections. In addition to the detailed plan and itemised lists, diagrams illustrate each area’s setbacks, parking requirements and further detailing. Photos and illustrations will also indicate the design rationale behind the key elements of each area’s design.

GREEN CORRIDOR OVERVIEW

As illustrated within the diagram below, Gascoyne Cecil Estates believe aspirations should extend beyond individual site boundaries and advocate the creation of a strategic green corridor. This provides an opportunity for enhanced levels of public access within rural landscapes and other green spaces of varying sizes. This would include large formal greens and smaller spaces designed for immediate neighbourhood use.

Wherever possible opportunities would be taken to enhance existing landscape features and / or strengthen the sense of separation between existing settlements.

Clearly, Gascoyne’s vision does not seek to pre-judge the matter of negotiations between individual owners and the Planning authority. It is hoped however, that if individual parties can be convinced of the merits of a viable green corridor then this vision provides a rare opportunity to deliver long term benefits for future generations. The following proposals relate principally (but not exclusively) to land which is owned and controlled by Gascoyne Cecil Estates. St. Albans

Key: 1. Creswick 2. Stanborough 3. Mill Green 4. Ellenbrook A10 5. Marshmoor 6. Symondshyde

Proposed GCE settlements

GCE Green Corridor

Existing Development Green Corridor Masterplan

34 GCE Pattern Book Hertford

Welwyn Garden City

1 2

A414 3

Hatfield

Green Corridor Masterplan

GCE Pattern Book 35 THE TRANSECT

The Estate’s masterplans are transect-based. Pattern Book. This range of environments provide A Transect is a tool which attempts to residents with a diverse streetscape and enable sites categorises elements of the built environment to integrate more naturally with existing surrounding from the ‘rural’ to the ‘urban’. settlements and wider landscape.

The concept of the transect was first conceived by Gascoyne Cecil Estates masterplanners use the German naturalist Alexander von Humboldt in the transect to gauge and analyse the range of human late 18th century. He developed the model of the habitats and incorporate these into the masterplan. ‘transect of nature,’ a geographical cross-section of They measure the transect within six transect zones, or environments. Originally, the tool was used to analyse ‘T Zones’, before applying these onto a site regulating natural ecologies, showing different characteristics plan. These zones include T1 (natural zone), T2 (rural such as shores, wetlands and plains and identifying the zone), T3 (sub-urban zone), T4 (general urban zone), many elements contributing to each habitat. T5 (urban centre) and T6 (urban core). These six T Zones vary by the level and intensity of their physical Scottish biologist and urban planning theorist Patrick and social character, providing immersive contexts Geddes then further developed the transect as an from rural to urban and thus providing developments intellectual construct relevant to urban development with a diverse variety of living environments within a as well as the natural habitat. In his ‘Valley Section,’ single settlement. developed in the early 20th century, he illustrated a generic transect as a section cutting from upland to riverbed, articulating the different environments as relevant to a range of human societies, from the hunters of the Highlands to farmers of the plains. Fifty years later, Scottish landscape architect and author Ian McHarg developed the concept further by presenting the transect within the analytical methodology of his famous Design with Nature.

Gascoyne Cecil Estates masterplans propose a range of environments, which are delineated by the use of regulating plans, which are explained further in this

A natural transect or ‘Valley Section’, running from the riverbed upland, as developed by Patrick Geddes

36 GCE Pattern Book T1 T2 T3 T4 T5 T6

Natural Zone Rural Zone Sub-Urban Zone General Urban Zone Urban Centre Urban Core

Consists of areas Consists of sparsely Consists primarily Consists of a mixed Consists of higher Consists of the approximating settled areas in of lower density use but primarily density mixed highest density or reverting to open or cultivated residential areas residential urban use buildings that and height, with a wilderness states. These include that has some fabric. It may have a accommodate retail, the greatest variety condition, including woodland, agricultural mixed use. Home wide range of building offices, terrace houses of uses, and civic lands unsuitable land, grassland, working buildings types, detached, semi- and apartments. It buildings of regional for settlement due and upland areas. and outbuildings are detached, and terrace has a tight network importance. It may to topography, Typical buildings allowed. Planting houses. Setbacks and of streets, with wide have larger blocks; hydrology or are farmhouses, is naturalistic and planting are variable. footpaths, steady streets have steady vegetation. agricultural buildings, setbacks are relatively Streets with kerbs street tree planting and street tree planting cottages and individual deep. Blocks may and footpaths define buildings set close to and buildings are houses. be large and the medium-sized blocks. the footpaths. set close to wide roads irregular to footpaths. accommodate natural conditions.

General Character: General Character: General Character: General Character: General Character: General Character: Natural landscape Primarily Lawns and Mix of houses, Shops mixed with Medium to high- with some agricultural agricultural with landscaped gardens terraces & small terrace houses, larger density mixed use woodland & wetland surrounding detached apartment buildings, apartment villas, use buildings, and scattered buildings single-family houses with scattered offices, workplace, entertainment, civic Building Placement: commercial activity; and civic buildings; and cultural uses. Not applicable Building Placement: Building Placement: balance between predominantly Attached buildings Variable setbacks Large and variable landscape and attached buildings; forming a continuous Frontage Types: front and side garden buildings trees within the street wall; trees Not applicable Frontage Types: setbacks public right-of-way; within the public Not applicable Building Placement: substantial pedestrian right-of-way; highest Typical Building Frontage Types: Shallow to medium activity pedestrian and public Height: Typical Building Garden, fences, front and side garden transport activity Not applicable Height: naturalistic tree setbacks Building Placement: 1- to 2-storey planting, walls and Shallow setbacks Building Placement: Type of Civic Space: dykes Frontage Types: or none; buildings Shallow setbacks Not applicable Type of Civic Space: Garden, fences, oriented to street or none; buildings Parks Typical Building frontstrips, forecourt defining a street wall oriented to street, Height: defining a street wall 1- to 2-storey with Typical Building Frontage Types: some 3-storey Height: Shopfronts, Galleries, Frontage Types: 2- to 3-storey with a Arcades Terraces, frontstrips, Type of Civic Space: few taller mixed use forecourts, Parks buildings Typical Building shopfronts, galleries, Height: and arcades Type of Civic Space: 3- to 5-storey with Squares, greens some variation Typical Building: Height Building Placement: Type of Civic Space: 4-plus storey with a shallow setbacks Parks, plazas and few lower buildings or none; buildings squares oriented to street, Type of Civic Space: defining a street wall Parks, plazas and squares; median planting Transect Zones T2, T3, T4 and T5 are the most prevalent in the Estate’s Masterplans and are the focus of this Pattern Book.

GCE Pattern Book 37 Regulating Plan

Regulating Plan

Regulating Plan Regulating Plan Regulating Plan

The regulating plan assigns transect zones to the structure plan. Each transect zone regulates the development Theintensity regulating and mix plan of usesassigns transectavailable zones within tothe the developable structure plan.areas Each and employmenttransect zone centres regulatesas well as theavailable development uses of open intensityspace.The regulating and mix plan of usesassigns availableThetransect regulating zones within plan tothe the developableassigns structure areastransectplan. Each and zones employment transect to the zone structure centres asplan.regulates well Each as theavailable transect development zoneuses of open THE REGULATING PLAN Thespace.regulatesintensity regulating T2- and the Rural mixdevelopment plan of assignsuses available within the developable transectintensityT3- zonesand Sub-Urban mix to ofthe uses structure plan.availableareas Each and within employmenttransect the developablezone centres Gascoyne Cecil Estates use a Regulating Plan to assign Zones within GascoyneT4- Cecil General Estates include: Urban transect zones to their masterplans. These transect regulatesareasas well and as the availableemployment development uses centres of open zones adhere to differing densities and intensities of T5: Urban Centre development, in line with the zone’s environment type, intensityasspace. well asT5- and available Urban mix Centreof usesuses of open ranging from urban to rural. The Estate’s most T2-dense, mixed-use Rural areas operate as availablespace.urban centres. These T6- areaswithin Urbaninclude the the town Core centre developable Each transect zone accommodates different street and and some of the neighbourhoodT3- Sub-Urban centres. urban space types, plot patterns and building types. In areas and employment centres addition, parameters for plot size, setback, building C-Civic T4: GeneralT4- Urban General Urban type, frontage type, building height and building as well as available uses of open function vary within each zone. The Estate’s urbanCP-Civic residential neighbourhoods, Preserve N space.featuring terrace housesT5- andUrban other relatively Centre dense Cities and towns of different sizes and contexts housing types, can beT2- categorised Rural as general urban. include differing mixes of transect zones. Indeed, not T6- Urban Core all settlements feature all levels of intensity. Gascoyne T3: SubT2- - Urban Rural Ceceil Estates includes areas ranging from Transect T3- Sub-Urban Zone 5, which designates an urban centre, through The Estate’s quieterC-Civic residential streets are considered 0 50 100 200 400 Transect Zone 2, which designates a rural area. sub-urban, and mayT3-T4- include Sub-UrbanGeneral detached houses Urban and houses set on larger plots. N The Gascoyne Cecil Estates Regulating Plan (see CP-CivicT4- General Preserve Urban example opposite) assigns transect zones to the entire T2: RuralT5- Urban Centre settlement, with each neighbourhood centre including T2- Rural higher-density zones. This overall regulating plan The Estate’s© rural D T5-UANYT6-edges areUrban developed P LATER CentreCorewith low--Z YBERK & C O . 18 includes both the current plan and the full settlement density farmsteads,1 0 1 0T3- designed - 0 2 -Sub-Urban to P preserveLAN -A3_FINAL the site lines A UGUST 5 , 2 0 11 plan for the longer term. to the open green space beyond. T6-C-Civic Urban Core 0 50 100 200 400 T4- General Urban CS: Civic Space C-CivicCP-Civic Preserve N Civic space includesT5- dedicated Urban civic space, Centre including parks and communityCP-Civic areas. Civic Space Preservecomplements N all transect© zones. DT6-UANY Urban P LATER Core-Z YBERK & C O . 18 1 0 1 0 - 0 2 - P LAN -A3_FINAL A UGUST 5 , 2 0 11 SD: Special district C-Civic 0 50 100 200 400 Special district areas should not conform to one or more of the normative community unit types or 0 50 100 200N 400 Transect zones specifiedCP-Civic by the code. Preserve

38 GCE Pattern Book

GCE Pattern Book 39 USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. ALL RIGHTS ARE RESERVED. NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS.

Primary Thoroughfare

Secondary Thoroughfare

Tertiary Thoroughfare

Lanes

Pedestrian Links

STREET HIERARCHY

A1 (M)

Gascoyne Cecil Estates strategic sites are designed to have well connected street networks, with a great variety of street types for both urban and rural conditions.

These streets for a permeable network are designed to promote efficient access to all areas of the settlement. In addition, the variety of street types helps to create a sense of place and an attractive environment to encourage pedestrians whilst also accommodating the needs of other road users.

The design team has used the Thoroughfare Designation Plan which indicates the nature and size of the thoroughfares within the settlement’s thoroughfare network. The plan primarily focuses on the width of the street’s right-of-ways, proposing a network that includes right-of-ways of 20 metres, 15 metres and 10 metres or less. BROOKS / MURRAY ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 Although these dimensions are precise, each of these FAX 020 7739 9944 USE FIGURED DIMENSIONS ONLY USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING. DO NOT SCALE FROM THIS DRAWING. [email protected] ALL DIMENSIONS MUST BE CHECKED ON SITE ANY ALL DIMENSIONS MUST BE CHECKED ON SITE ANY thoroughfareINCONSISTENCIES categories MUST BE REPORTED BACK TO THE ARCHITECT.can be developed in several Green Lanes CLIENT: INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT. Example: Street Hierarchy Plan THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE Gacoyne Cecil Estates THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. different ways.ALL RIGHTS ARE RESERVED. ALL RIGHTS ARE RESERVED. NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. JOB: Stanboroughbury Key to thoroughfare labels: DATE: SCALE: PrimaryPrimary Thoroughfare Thoroughfare 22.01.2013 1:1250 @A1 DRAWING TITLE: Masterplan SecondarySecondary Thoroughfare Thoroughfare Thoroughfare Hierarchy Diagram TertiaryTertiary Thoroughfare Thoroughfare DRAWING NUMBER: 911 - 002 LanesLanes Pedestrian Links Pedestrian Links

A1 (M)

40 GCE Pattern Book

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected] Green Lanes Green Lanes CLIENT: Gacoyne Cecil Estates

JOB: Stanboroughbury

DATE: SCALE: 22.01.2013 1:1250 @A1

DRAWING TITLE: Masterplan Thoroughfare Hierarchy Diagram

DRAWING NUMBER: 911 - 002 THOROUGHFARE DESIGN - SUMMARY

The following thoroughfare designs represent thoroughfare types to be used in the Estate’s development sites. Each thoroughfare type is designed to follow specific standards for pedestrian provisions, car parking and landscaping in line with its function and placement within the masterplan. More detailed street types will be developed in further design phases.

High Street Primary Street Secondary Street HS-27-11 ST-16.5-10.5 ST-12.25-8.25 High Street: provides frontage for Primary Street: provides frontage Secondary Street: a local, slow higher-density buildings such as for higher-density buildings such as movement thoroughfare suitable for offices, shops, apartment buildings offices, shops, apartment buildings neighbourhood centre and residential and townhouses and terraced houses. and townhouses and terraced houses. areas.

Tertiary Street Primary Lanes Lanes Pedestrian Path ST-10-6 Tertiary Street: a local, slow Primary Lane: a local slow Lane: a shared surface providing A pedestrian passage providing access movement thoroughfare suitable for movement thoroughfare at the rural access to the rear of plots. A lane is to a plots within a block. A pedestrian neighbourhood centre and residential edge in residential areas. designed for vehicular and pedestrian way is connected to the street network. areas use and may be lined with housing units, in addition to garages and other car parking provisions.

GCE Pattern Book 41 USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

HOWLANDS

BOUNDARY LANE

A1000

CHEQUERS

HOLLYBUSH LANE

ASCOTS LANE

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL Ammendments Following Tree ESTATES J Survey 2015.03.12 Ammendments to Entrance H Neighbourhood 2015.01.22 JOB: Rev. Amendment Date

General layout adjusted, newt ponds CRESWICK G added to south 14.07.2014 General layout adjusted and green F 11.07.2014 link to south increased DATE: SCALE: 'Pond' added to village green JULY 2014 1:1500 @A1 E 2014.04.09

Flat blocks and terraced houses DRAWING TITLE: D provided to NW corner 2014.03.26 Existing retained trees shown CRESWICK (WGC1) C 2014.03.25 CONCEPT MASTERPLAN General layout adjusted and B density increased 2014.02.14 Cricket pavilion's dimensions DRAWING NUMBER: A adjusted 2014.02.04

Rev. Amendment Date 964 - 100 - L USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

HOWLANDS

BOUNDARY LANE 4.1 CRESWICK

WGC1 (Land at Creswick) is proposed as an allocation within the emerging Welwyn Hatfield Local Plan for up to 300 dwellings. The allocation is for a sustainable urban extension to Welwyn Garden City.

A1000 The development adheres to the three pillars of sustainable development, namely factors concerning economic, social and environmental well-being. The site at Creswick is capable of accommodating up to 300 dwellings to support the growth of Welwyn Garden City, provide for local housing needs and contribute towards the enhancement of the CHEQUERS environment.

The site would be accessible by local bus services, and priority would be given to pedestrians and cyclists within the site. Vehicular access would principally be from Chequers (the A1000) with a minor access from Hollybush Lane.

Land at Creswick is complimented by the Strategic Green Corridor proposed by Gascoyne Cecil Estates to increase accessibility into the countryside and prevent coalescence.

The proposals include a relocated cricket ground. Existing landscape features such as veteran oaks and mature hedgerows will be retained wherever possible for their landscape and ecological value. A new and defensible Green Belt boundary will be created partly along the line of established woodland and mature hedgerows and partly along the route of existing overhead power lines.

HOLLYBUSH LANE

ASCOTS LANE

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL Ammendments Following Tree ESTATES J Survey 2015.03.12 Ammendments to Entrance H Neighbourhood 2015.01.22 JOB: Rev. Amendment Date

Rev. Amendment Date 964 - 100 - L MASTERPLAN

USE FIGURED DIMENSIONS ONLY Land at Creswick will be designed to provide a DO NOT SCALE FROM THIS DRAWING. ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT. sensitive urban extension to Welwyn Garden City. It THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. ALL RIGHTS ARE RESERVED. NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR will provide a valuable contribution to new housing PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. provision in the Borough. It is well located, within HOWLANDS easy reach of the town centre, railway station, and other local services and facilities.

The physical extent of proposed built development has been restricted to a point that will provide a robust and landscaped edge to the town, and a new defensible Green Belt boundary. Proposals include for new informal recreational areas including a country BOUNDARY LANE park, enhancements to the existing landscape and wildlife habitat improvements. The amenity of the existing residential areas would be protected, while new linkages would allow for integrated connections between the existing and new communities.

A1000

CHEQUERS

HOLLYBUSH LANE

ASCOTS LANE

Creswick Masterplan BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL Ammendments Following Tree ESTATES J Survey 2015.03.12 Ammendments to Entrance 44 GCE Pattern Book H Neighbourhood 2015.01.22 JOB: Rev. Amendment Date

Rev. Amendment Date 964 - 100 - L USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

HOWLANDS

BOUNDARY LANE

A1000

CHEQUERS

HOLLYBUSH LANE

ASCOTS LANE

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL Ammendments Following Tree ESTATES J Survey 2015.03.12 Ammendments to Entrance GCE Pattern Book 45 H Neighbourhood 2015.01.22 JOB: Rev. Amendment Date

Rev. Amendment Date 964 - 100 - L Regulating Plan

Regulating Plan

Regulating Plan Regulating Plan Regulating Plan

© D UANY P LATER -Z YBERKCreswick Regulating & C PlanO . 18 1 0 1 0 - 0 2 - P LAN -A3_FINAL A UGUST 5 , 2 0 11 © D UANY P LATER -Z YBERK & C O . 0 50 100 200 400 18 1 0 1 0 - 0 2 - P LAN -A3_FINAL A UGUST 5 , 2 0 11

46 GCE Pattern Book

GCE Pattern Book 47 UNIT BREAKDOWN

The Creswick masterplan delivers a variety of unit sizes and styles. It is envisaged as a high quality development of circa 300 dwellings. Design of the housing seeks to retain existing water courses and mature trees, establish attractive sustainable drainage solutions, improve wildlife habitat and linkages with exiting ponds and margins.

Unit Breakdown: - Site Net Area: 11.60 hectares / 28 acres - Site Density: 22.8 units / hectare Houses 1 Bedroom Houses - Mews: 15 Units (5.35% of Total)

2 Bedroom Houses - Mews: 40 Units (14.28% of Total)

3 Bedroom Houses - 106 Units (37.85% of Total)

4 Bedroom Houses - 22 Units (7.85% of Total)

5 Bedroom Houses - 7 Units (2.5% of Total)

Total: 190 Houses and mews (68% of Total)

Flats Proposed Flatted Properties Breakdown:

1 Bedroom: 38 Units (13.57% of Total) 2 Bedroom: 23 Units (8.21% of Total) 3 Bedroom: 29 Units (10.35% of Total) Total: 90 Flats (32% of Total)

Civic Buildings and other structures

Creswick Unit Breakdown

48 GCE Pattern Book GCE Pattern Book 49 USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING. USE FIGURED DIMENSIONS ONLY USEDO NOT FIGURED SCALE DIMENSIONS FROM THIS DRAWING.ONLY DOALL NOT DIMENSIONS SCALE FROM MUST THIS BE DRAWING.CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT. ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIESALL DIMENSIONS MUST MUST BE BE CHECKED REPORTED ON BACK SITE ANYTO THE ARCHITECT. INCONSISTENCIESTHIS DRAWING AND MUST ANY BEDESIGNS REPORTED INDICATED BACK TOTHEREON THE ARCHITECT. ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE ALL RIGHTS ARE RESERVED. THISCOPYRIGHT DRAWING OF ANDBROOKS ANY DESIGNS/ MURRAY INDICATED ARCHITECTS. THEREON ARE THE NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR COPYRIGHTALL RIGHTS AREOF BROOKS RESERVED. / MURRAY ARCHITECTS. PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. NOALL PART RIGHTS OF ARETHIS RESERVED. WORK MAY BE PRODUCED WITHOUT PRIOR NOPERMISSION PART OF THISIN WRITING WORK MAYFROM BE BROOKS PRODUCED / MURRAY WITHOUT ARCHITECTS. PRIOR PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS.

HOWLANDS HOWLANDS HOWLANDS

BOUNDARY LANE BOUNDARY LANE BOUNDARY LANE

A1000

CHEQUERS

STREET HIERARCHY

ROUTE 12 ROUTE 12 ROUTE 12

The Creswick Thoroughfare Designation Plan indicates the nature and size of the thoroughfares within the settlement’s thoroughfare network. The plan primarily focuses on the width of the street’s right-of-ways, proposing a network that includes right-of-ways of 20 metres, 15 metres and 10 metres

or less. HOLLYBUSH LANE HOLLYBUSH LANE HOLLYBUSH LANE BROOKS / MURRAY BROOKS / MURRAY Although these dimensions are precise, each of these BROOKSARCHITECTS / MURRAY ARCHITECTS thoroughfare categories can be developed in several ARCHITECTS8-10 NEW NORTH PLACE 8-10LONDON NEW EC2ANORTH 4JA PLACE 8-10LONDON NEW EC2ANORTH 4JA PLACE different ways. LONDONTEL 020 EC2A7739 9955 4JA TELFAX 020 7739 99449955 TELFAX 020 7739 99449955 [email protected] 020 7739 9944 Key to thoroughfare labels: [email protected] ASCOTS LANE CLIENT: [email protected] ASCOTS LANE CLIENT: ASCOTS LANE CLIENT:GASCOYNE CECIL GASCOYNE CECIL GASCOYNEESTATES CECIL High Street ESTATES Primary Thoroughfare ESTATES JOB: Base layout revised JOB: Secondary Thoroughfare C 2014.03.26 JOB: Base layout revised CRESWICKS C Base layout revised 2014.03.26 CRESWICKS C Base layout updated with KEY Tertiary Thoroughfare B 2014.03.262014.03.25 CRESWICKS KEY Baseexisting layout retained updated trees with B Baseexisting layout retained updated trees with 2014.03.25 KEY B Base layout updated DATE: SCALE: Lanes A existing retained trees 2014.03.252014.02.14 EXISTING CYCLE ROUTES Base layout updated DATE:JAN 2014 1:1250SCALE: @A1 1:2500@A3 A Base layout updated 2014.02.14 DATE: SCALE: EXISTING CYCLE ROUTES Rev.A Amendment 2014.02.14Date JAN 2014 1:1250 @A1 1:2500@A3 EXISTINGExisting CYCLECycle ROUTESRoutes JANDRAWING 2014 TITLE: 1:1250 @A1 1:2500@A3 Rev. Amendment Date EXISTING FOOTPATHS Rev. Amendment Date DRAWING TITLE: EXISTINGExisting FOOTPATHSFootpaths DRAWINGFOOTPATH TITLE: NETWORK EXISTING FOOTPATHS FOOTPATH NETWORK FOOTPATHDIAGRAM NETWORK PROPOSEDProposed CYCLECycle WAYSWays N DIAGRAM PROPOSED CYCLE WAYS N 20 0 20 40 60 80 100 DIAGRAM PROPOSED CYCLE WAYS N 20 0 20 40 60 80 100 PROPOSEDProposed FOOTPATHSFootpaths 20 0 20 40 60 80 100 DRAWING NUMBER: PROPOSED FOOTPATHS DRAWING NUMBER: PROPOSED FOOTPATHS Metres DRAWING964 - 120 NUMBER: - C Metres 964 - 120 - C Metres 964 - 120 - C

Creswick Street Hierarchy

50 GCE Pattern Book GCE Pattern Book 51 HIGH STREET (HT-27-5.5)

Creswick’s high street thoroughfares form the settlement’s main communal square. These thoroughfares are designed to accommodate a central green space in between the two main roads.

Planting Type Tree pits 10m or 15m Planting Species Single Planting Arrangement Regular Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow Notes Shopfront and tree spacing should be coordinated

Creswick High Streets

52 GCE Pattern Book GCE Pattern Book 53 PRIMARY STREET (ST-16.5-10.5)

Creswick’s main thoroughfares connect the community to neighbouring towns and to high- speed roads such and form the settlement’s overall block structure. These thoroughfares are designed to accommodate the highest volume of traffic and are best suited for regional bus routes.

Planting Type Verge/Tree Pits Planting Species Single Planting Arrangement Regular Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow Notes Tree planters are optional

Creswick Primary Streets

54 GCE Pattern Book GCE Pattern Book 55 SECONDARY STREET (ST-12.25-8.25)

Creswick’s local thoroughfares complete the block network, providing access to quieter residential areas by linking them to the main regional thoroughfares. As local thoroughfares, these street types are designed for lower speeds.

These streets provide fewer parking provisions than the larger thoroughfares.

Planting Type Verge/Tree Pits Planting Species Single Planting Arrangement Regular Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow Notes Tree planters are optional

Creswick Secondary Streets

56 GCE Pattern Book GCE Pattern Book 57 TERTIARY STREET (ST-10-6)

Creswick’s smaller streets ensures that the residential street network’s completely permeable. These small streets run between residential blocks, and can be developed as either 10 metre streets, for through use, or as narrow as 4.8 metre closes, for limited use.

Planting Type None Planting Species None Planting Arrangement None Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow

Creswick Tertiary Streets

58 GCE Pattern Book GCE Pattern Book 59 LANES

Lanes, closes or mews can be developed at 4.8 metres, scaled for use by block residents only. These quiet connecting streets can accommodate a single traffic lane and parking. Alternatively, 2-metre closes can be developed for pedestrian use only. These tight, intimate roads should allow for at least a 2-metre clear path at all times, with occasional planting and street furniture.

Planting Type Grass verge optional Planting Species Multiple Planting Arrangement Cluster Kerb Radius TBD Kerb Type Flush Design Movement Yield

Creswick Lanes

60 GCE Pattern Book GCE Pattern Book 61 USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING. USE FIGURED DIMENSIONS ONLY USEDO NOT FIGURED SCALE DIMENSIONS FROM THIS DRAWING.ONLY DOALL NOT DIMENSIONS SCALE FROM MUST THIS BE DRAWING.CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT. ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIESALL DIMENSIONS MUST MUST BE BE CHECKED REPORTED ON BACK SITE ANYTO THE ARCHITECT. INCONSISTENCIESTHIS DRAWING AND MUST ANY BEDESIGNS REPORTED INDICATED BACK TOTHEREON THE ARCHITECT. ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE ALL RIGHTS ARE RESERVED. THISCOPYRIGHT DRAWING OF ANDBROOKS ANY DESIGNS/ MURRAY INDICATED ARCHITECTS. THEREON ARE THE NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR COPYRIGHTALL RIGHTS AREOF BROOKS RESERVED. / MURRAY ARCHITECTS. PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. NOALL PART RIGHTS OF ARETHIS RESERVED. WORK MAY BE PRODUCED WITHOUT PRIOR NOPERMISSION PART OF THISIN WRITING WORK MAYFROM BE BROOKS PRODUCED / MURRAY WITHOUT ARCHITECTS. PRIOR PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS.

HOWLANDS HOWLANDS HOWLANDS

BOUNDARY LANE BOUNDARY LANE BOUNDARY LANE

A1000

CHEQUERS

ROUTE 12 ROUTE 12 ROUTE 12

PEDESTRIAN LINKS AND CYCLE PATHS HOLLYBUSH LANE

HOLLYBUSH LANE HOLLYBUSH LANE BROOKS / MURRAY BROOKS / MURRAY BROOKSARCHITECTS / MURRAY ARCHITECTS ARCHITECTS8-10 NEW NORTH PLACE 8-10LONDON NEW EC2ANORTH 4JA PLACE 8-10LONDON NEW EC2ANORTH 4JA PLACE LONDONTEL 020 EC2A7739 9955 4JA TELFAX 020 7739 99449955 TELFAX 020 7739 99449955 [email protected] 020 7739 9944 Creswick’s pedestrian links and cycle paths [email protected] ASCOTS LANE CLIENT: [email protected] creates a crucial public network within the ASCOTS LANE CLIENT: ASCOTS LANE CLIENT:GASCOYNE CECIL GASCOYNE CECIL masterplan. These links are accessible for both GASCOYNEESTATES CECIL ESTATES those on foot and on bikes allowing access ESTATES JOB: Base layout revised JOB: most parts of the site. It is envisaged that these C 2014.03.26 JOB: Base layout revised CRESWICKS C Base layout revised 2014.03.26 CRESWICKS C Base layout updated with linkagesKEY provide easy and conversion access to B 2014.03.262014.03.25 CRESWICKS KEY Baseexisting layout retained updated trees with B Baseexisting layout retained updated trees with 2014.03.25 KEY B Base layout updated DATE: SCALE: the surrounding right of way network. A existing retained trees 2014.03.252014.02.14 EXISTING CYCLE ROUTES Base layout updated DATE:JAN 2014 1:1250SCALE: @A1 1:2500@A3 A Base layout updated 2014.02.14 DATE: SCALE: EXISTING CYCLE ROUTES Rev.A Amendment 2014.02.14Date JAN 2014 1:1250 @A1 1:2500@A3 EXISTINGExisting CYCLECycle ROUTESRoutes JANDRAWING 2014 TITLE: 1:1250 @A1 1:2500@A3 Rev. Amendment Date EXISTING FOOTPATHS Rev. Amendment Date DRAWING TITLE: EXISTING FOOTPATHS DRAWINGFOOTPATH TITLE: NETWORK EXISTINGExisting FOOTPATHSFootpaths FOOTPATH NETWORK FOOTPATHDIAGRAM NETWORK PROPOSEDProposed CYCLECycle WAYSWays N DIAGRAM PROPOSED CYCLE WAYS N 20 0 20 40 60 80 100 DIAGRAM PROPOSED CYCLE WAYS N 20 0 20 40 60 80 100 PROPOSEDProposed FOOTPATHSFootpaths 20 0 20 40 60 80 100 DRAWING NUMBER: PROPOSED FOOTPATHS DRAWING NUMBER: PROPOSED FOOTPATHS Metres DRAWING964 - 120 NUMBER: - C Metres 964 - 120 - C Metres 964 - 120 - C Planting Type Verge Planting Species Multiple Planting Arrangement Cluster Notes A 2m clear path shall be maintained throughout the pedestrian paths trajectory. Public planting may occur opportunistically outside of the clear path.

Creswick Pedestrian and cycle links

62 GCE Pattern Book GCE Pattern Book 63 PROPOSED DEVELOPMENT

There will be a rich and varied range of spaces in Creswick, providing a hierarchy of hard and soft open spaces designed to accommodate all the leisure and recreational needs of the emerging community. Enhanced planting and managed margins provide quality landscape vistas and valuable wildlife habitats.

Key:

Open Land

Developable Land

Creswick Proposed Landscaping

64 GCE Pattern Book GCE Pattern Book 65 CRESWICK STREET ELEVATIONS

1.East Elevation

2.West Elevation

3.North Elevation

66 GCE Pattern Book 3

GCE Pattern Book 67 CRESWICK STREET VIEWS

68 GCE Pattern Book HOUSING LEXICON

1 Bedroom 3 Bedroom

1B - CT - 43 3B - SD - 134

1B- MW-59 3B - TH - 136

2 Bedroom 2B-SD-71 3B - SD - 144

2B - TH-66 3B - TH - 107

2B -CT-80 3B - TH - 104

GCE Pattern Book 69 USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

HOUSING LEXICON

3B - H - 125 4B - H - 153

3B -CT -109 4B - H - 149

5 Bedroom

3B - H -122 5B - H - 172

4 Bedroom

4B - TH - 140 5B - H - 186

4B - H - 155 5B - H - 231

BROOKS / MURRAY

ARCHITECTS 8-10 NEW NORTH PLACE LONDON EC2A 4JA TEL 020 7739 9955 FAX 020 7739 9944 [email protected]

70 GCE Pattern Book CLIENT: GASCOYNE CECIL ESTATES

JOB: STANBOROUGH

DATE: SCALE: JAN 2015 1:5000 @A1

DRAWING TITLE: STANBOROUGH INDICATIVE PLAN

DRAWING NUMBER: 911 - 200 - A USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

4.2 STANBOROUGH

Welwyn Hatfield Borough Council are preparing a new Local Plan, which has identified that there is a significant need for new housing to meet the Borough’s needs over the next 16 years. It will be necessary to review Green Belt boundaries to accommodate this new housing.

Hatfield is one of the two principal towns in the Borough at the heart of the Strategic Housing market area. It is therefore one of the most sustainable locations for development when considering the constraints imposed by the Green Belt across much of the Housing Market Area.

Land at Stanborough, has been identified as one of the Council’s preferred locations for development to meet housing need, as an urban extension to Hatfield. It was previously identified by WHBC as a location for 2,000 dwellings, although the current consultation document proposes a smaller site, with a development limited to 1,350 dwellings restricted to land on the west of Green Lanes. This part of the site is considered by the Council to be ‘more favourable’, and so is proposed for development. Land to the east of Green Lanes is presently considered by the Council to be ‘finely balanced’, due to concerns regarding the potential for coalescence with Stanborough and Welwyn Garden City.

In response to WHBC and concerns raised within the wider community, Gascoyne Cecil Estates and Cemex have undertaken a further assessment of the Green Belt in this location. This exercise has related the site to the Estate’s proposals for the extension of the Salisbury Line in alignment with Policy CS19. In addition to taking reference from historic field boundaries, physical and legal boundaries have been created which will provide clear definition for a site capable of accommodating circa 1,650 dwellings. This will result in a less dense and more appropriate form of development than would be the case under the Council’s proposals. Gascoyne Cecil Estates believes that the latest concept masterplan offers a more sympathetic boundary and buffer with existing residential areas.

New residential development can be laid out to create an improved soft edge to the north-western side of Hatfield and create a stronger, long term Green Belt boundary, rounding off the northern edge of Hatfield.

The key benefit of a larger development, of around 1,650 dwellings is its ability to provide appropriate additional funding for the new infrastructure for example, new roads and community use primary and secondary school with enhanced leisure facilities.

It will also provide critical mass necessary to support new local convenience shopping facilities, such as a small local centre which can serve new and existing communities, including HAT2 which is isolated from residential development around it. BROOKS / MURRAY

New housing is designed and laid out in accordance with the Estates Building Code for ARCHITECTS Hatfield. 8-10 NEW NORTH PLACE LONDON EC2A 4JA TEL 020 7739 9955 FAX 020 7739 9944 [email protected]

GCE Pattern Book 71 CLIENT: GASCOYNE CECIL ESTATES

JOB: STANBOROUGH

DATE: SCALE: JAN 2015 1:5000 @A1

DRAWING TITLE: STANBOROUGH INDICATIVE PLAN

DRAWING NUMBER: 911 - 200 - A USE FIGURED DIMENSIONS ONLY MASTERPLAN DO NOT SCALE FROM THIS DRAWING. ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

The aspiration is for Stanborough to be a mixed-use, pedestrian-friendly community that will be a model urban extension both locally and nationally. The settlement will include approximately 1,600 housing units, with the site developed at approximately 27 units/ha. Of these houses, 30% will be affordable, including units for rental and shared ownership.

Phase 1

Phase 2

BROOKS / MURRAY

ARCHITECTS 8-10 NEW NORTH PLACE LONDON EC2A 4JA TEL 020 7739 9955 FAX 020 7739 9944 [email protected]

CLIENT: GASCOYNE CECIL ESTATES Phase 3

Stanborough Masterplan JOB: STANBOROUGH

DATE: SCALE: 72 GCE Pattern Book JAN 2015 1:5000 @A1 DRAWING TITLE: STANBOROUGH INDICATIVE PLAN

DRAWING NUMBER: 911 - 200 - A USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

BROOKS / MURRAY

ARCHITECTS 8-10 NEW NORTH PLACE LONDON EC2A 4JA TEL 020 7739 9955 FAX 020 7739 9944 [email protected]

CLIENT: GASCOYNE CECIL ESTATES

JOB: STANBOROUGH

DATE: SCALE: GCE Pattern Book 73 JAN 2015 1:5000 @A1 DRAWING TITLE: STANBOROUGH INDICATIVE PLAN

DRAWING NUMBER: 911 - 200 - A PHASE 1 MASTERPLAN

The Stanborough Garden Village masterplan proposes the development of three walkable neighbourhoods on the 131-ha site. Each neighbourhood is designed to be a five-minute walk from centre to edge, with the centres featuring shops, small offices and community buildings.

The centerpiece of Stanborough Garden Village is a well managed network of public open space . These lakes function as our comprehensive Sustainable Urban Drainage System whilst also serving to provide a pleasant and memorable landscape.

Stanborough Phase I Masterplan

74 GCE Pattern Book GCE Pattern Book 75 Regulating Plan

Regulating Plan

Regulating Plan Regulating Plan Regulating Plan

The regulating plan assigns transect zones to the structure plan. Each transect zone regulates the development Theintensity regulating and mix plan of usesassigns transectavailable zones within tothe the developable structure plan.areas Each and employmenttransect zone centres regulatesas well as theavailable development uses of open intensityspace.The regulating and mix plan of usesassigns availableThetransect regulating zones within plan tothe the developableassigns structure areastransectplan. Each and zones employment transect to the zone structure centres asplan.regulates well Each as theavailable transect development zoneuses of open THE REGULATING PLAN Thespace.regulatesintensity regulating T2- and the Rural mixdevelopment plan of assignsuses available within the developable transectintensityT3- zonesand Sub-Urban mix to ofthe uses structure plan.availableareas Each and within employmenttransect the developablezone centres Zones within StanboroughT4- include: General Urban regulatesareasas well and as the availableemployment development uses centres of open intensityasspace. wellT5: Urban asT5- and Centre available Urban mix Centreof usesuses of open Stanborough’s most T2-dense, mixed-useRural areas operate as urbanavailablespace. centres. These T6- areas within include Urban the town the Core centre developable and some of the neighbourhoodT3- centres.Sub-Urban areas and employment centres T4: GeneralC-Civic Urban as well asT4- available General Urban uses of open Stanborough’s urbanCP-Civic residential neighbourhoods, Preserve N featuringspace. terrace housesT5- and Urban other relatively Centre dense housing types, can beT2- categorised Rural as general urban. T6- Urban Core T3: SubT2- - Urban Rural T3- Sub-Urban Stanborough’s quieterC-Civic residential streets are considered 0 50 100 200 400 sub-urban, and may includeT3-T4- detached Sub-UrbanGeneral houses and Urbanhouses set on larger plots. N CP-CivicT4- General Preserve Urban T2: RuralT5- Urban Centre T2- Rural Stanborough’s© rural D T5-UANYT6- edges areUrban developed P LATER CentreCorewith -Zlow- YBERK & C O . 18 density farmsteads,1 0 1 0 T3-designed - 0 2 -Sub-Urbanto P preserveLAN -A3_FINAL the site lines A UGUST 5 , 2 0 11 to the open green space beyond. T6-C-Civic Urban Core 0 50 100 200 400 T4- General Urban CS: Civic Space C-CivicCP-Civic Preserve N Civic space includesT5- dedicated Urban civic space, Centre including parks and communityCP-Civic areas. Civic Space Preserve complements N all transect© zones. DT6-UANY Urban P LATER Core-Z YBERK & C O . 18 1 0 1 0 - 0 2 - P LAN -A3_FINAL A UGUST 5 , 2 0 11 SD: Special district C-Civic 0 50 100 200 400 Special district areas should not conform to one or more of the normative community unit types or 0 50 100 200N 400 Transect zones specifiedCP-Civic by the code. Preserve

© D UANY P LATER -Z YBERKRegulating Plan & C O . 18 1 0 1 0 - 0 2 - P LAN -A3_FINAL A UGUST 5 , 2 0 11 © D UANY P LATER -Z YBERK & C O . 0 50 100 200 400 18 1 0 1 0 - 0 2 - P LAN -A3_FINALStanborough A UGUST Phase I Regulating 5 , 2 Plan 0 11

76 GCE Pattern Book

GCE Pattern Book 77 UNIT BREAKDOWN

The proposed development would provide approximately 48% green space, including parkland, allotments and neighbourhood play facilities. This integrated network of green space is intended to integrate seamlessly with the wider ‘green corridor’. As noted elsewhere ‘The centrepiece of Stanborough Garden Village is a system of lakes. Which serve to provide a comprehensive sustainable urban drainage system.

Houses 1 Bedroom Houses - 10 Units (2% of Total)

2 Bedroom Houses - 60 Units (15% of Total)

3 Bedroom Houses - 193 Units (50% of Total)

4 Bedroom Houses - 44 Units (11% of Total)

5 Bedroom Houses - 9 Units (2% of Total) Total: 316 Houses and mews (82% of Total)

Flats 1 Bedroom: 20 Units (5% of Total)

Total: 20 Flats (5% of Total)

Mews 1 Bedroom: 28 Units (7% of Total)

2 Bedroom: 20 Units (5% of Total)

Total: 48 Mews (12.5% of Total)

Regulating Plan

Stanborough Phase I Masterplan

78 GCE Pattern Book Regulating Plan

GCE Pattern Book 79 STREET HIERARCHY

The Stanborough Thoroughfare Designation Plan indicates the nature and size of the thoroughfares within the settlement’s thoroughfare network. The plan primarily focuses on the width of the street’s right-of-ways, proposing a network that includes right-of-ways of 27 metres, 16.5, 10 metres or less.

Although these dimensions are precise, each of these thoroughfare categories can be developed in several different ways.

Key to thoroughfare labels:

Boundary Line High Street Primary Thoroughfare Secondary Thoroughfare Tertiary Thoroughfare Lanes Pedestrian links and Cycle paths

Stanborough Street Hierarchy

80 GCE Pattern Book GCE Pattern Book 81 HIGH STREET (ST-16.5-10.5)

Stanborough’s high street thoroughfares form sthe settlement’s main communal square. These thoroughfares are designed to accommodate a central green space in between the two main roads.

Planting Type Tree pits 10m or 15m Planting Species Single Planting Arrangement Regular Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow Notes Shopfront and tree spacing should be coordinated

Stanborough High Streets

82 GCE Pattern Book GCE Pattern Book 83 PRIMARY STREET (ST-12.25-8.25)

Stanborough’s main thoroughfares connect the community to neighbouring towns and to high- speed roads such and form the settlement’s overall block structure. These thoroughfares are designed to accommodate the highest volume of traffic and are best suited for regional bus routes.

Planting Type Verge/Tree Pits Planting Species Single Planting Arrangement Regular Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow Notes Tree planters are optional

Stanborough Primary Streets

84 GCE Pattern Book GCE Pattern Book 85 SECONDARY STREET (ST-12.25-8.25)

Stanborough’s local thoroughfares complete the block network, providing access to quieter residential areas by linking them to the main regional thoroughfares. As local thoroughfares, these street types are designed for lower speeds.

These streets provide fewer parking provisions than the larger thoroughfares.

Planting Type Verge/Tree Pits Planting Species Single Planting Arrangement Regular Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow Notes Tree planters are optional

Stanborough Secondary Streets

86 GCE Pattern Book GCE Pattern Book 87 TERTIARY STREET (ST-10-6)

Stanborough’s smaller streets make the residential street network completely permeable. These small streets run between residential blocks, and can be developed as either 10 metre streets, for through use, or as narrow as 4.8 metre closes, for limited use.

Planting Type None Planting Species None Planting Arrangement None Kerb Radius TBD Kerb Type 0.1m Kerb Design Movement Slow

Stanborough Tertiary Streets

88 GCE Pattern Book GCE Pattern Book 89 LANES

Planting Type Grass verge optional Planting Species Multiple Planting Arrangement Cluster Kerb Radius TBD Kerb Type Flush Design Movement Yield

Stanborough Lanes

90 GCE Pattern Book GCE Pattern Book 91 PEDESTRIAN LINKS AND CYCLE PATHS

Stanborough’s pedestrian links and cycle paths creates a crucial public network within the masterplan. These links are accessible for both those on foot and on bikes allowing access most parts of the site.

Planting Type Verge Planting Species Multiple Planting Arrangement Cluster Notes A 2m clear path shall be maintained throughout the pedestrian paths tejectory. Public planting may occur opportunistically outside of the clear path.

Stanborough Pedestrian Links

92 GCE Pattern Book GCE Pattern Book 93 PROPOSED DEVELOPMENT

It is anticipated that the completed devlopment will provide a rich and varied range of spaces in Stanborough, providing a hierarchy of hard and soft open spaces designed to accommodate all the leisure and recreational needs of the emerging community.

The proposed development would provide approximately 48% green space, including parkland, allotments and neighbourhood play facilities. This integrated network of green space is intended to integrate seamlessly with the wider ‘green corridor’. The centerpiece of Stanborough Garden Village is a system of lakes.

Key:

Open Land

Developable Land

Stanborough Proposed Landscaping

94 GCE Pattern Book GCE Pattern Book 95 STREET VIEWS: HAT 1

96 GCE Pattern Book HOUSING LEXICON

1 Bedroom 3B - H - 157

1B - CT - 43

2 Bedroom 4 Bedroom 2B - SD - 66 4B - TH - 140

2B - SD - 71 4B - H - 143

3 Bedroom 5 Bedroom 3B - SD -134 5B - H - 186

3B - TH - 136

GCE Pattern Book 97 4.3 MILL GREEN

Mill Green is located between Hatfield and Welwyn Garden City on the junction of roads between Hertford, Welwyn and Hatfield. The masterplan generated during the 2011 Charrette proposed to introduce a limited number of new properties to finance existing and new amenities including restoration of the Green Man public house. GCE Pattern Book 99 MASTERPLAN

The design team were given a clear design brief to guide them when considering proposals for Mill Green.

Notwithstanding those improvements and observations which had been highlighted within residents pre-charrette questionnaires, there were a number of physical and statutory constraints which needed to be given due consideration.

These included an understanding of the existing Mill Green envelope, listed buildings, and the flood plain. Irrespective of individual wishes, these are all factors which would influence decisions in relation to planning and construction should proposals be formally adopted in the future.

Since the charette Gascoyne Cecil Estates have made contact with the owner of ‘three sided field’ located adjacent to the A414. Co-working and the inclusion of this land offers additional opportunities to address landscaping, car parking and limited additional development.

Mill Green Masterplan

100 GCE Pattern Book GCE Pattern Book 101 UNIT BREAKDOWN

1. A small ‘green’ at the entry to the village from the A1000 Welwyn Road. This was enlarged during the Charrette.

2. A row of smaller cottages with reduced ridge height and whose orientation accentuates the small green and again helps to mark the entrance to Mill Green.

3. Cottages between the Laurels and the three existing semi-detached houses to the East of Mill Green Lane.

4. A further variation of residential or commercial development is shown to the rear of the Green Man. Subject to the Green Man being proved as a viable trading proposition, its traditional role as a Public House, the pub will be restored.

5. The Old Pumping Station neighbouring the Museum is shown as having been refurbished.

6. The proposal on the Old Orchard shows two further 3 Bedroom dwellings. These are of traditional appearance and footprint was reduced during the charrette process.

7. ‘Three sided field’ offers potential for improved car parking, landscaping and limited additional development. 7 Houses 1 Bedroom Houses - 2 Units

2 Bedroom Houses - 1 Unit

3 Bedroom Houses - 10 Units

4 Bedroom Houses - 4 Units

Total: 15 Houses

Mill Green Unit Breakdown

102 GCE Pattern Book 1

2 3

GCE Pattern Book 103 ARTIST’S IMPRESSION

View towards Mill Green Lane from Chequers (Welwyn Road A1000)

View Mill Green Lane towards Chequers (Welwyn Road A1000)

104 GCE Pattern Book 4.4 MARSHMOOR

Land at Marshmoor is proposed as a sustainable mixed use urban extension to Welham Green comprising a new high tech business park and residential development. The site enjoys excellent access to public transport and Welham Green Station is immediately adjacent. The site also benefits from good vehicular access, from the A1000. A new access is taken directly from the adjacent roundabout. Additional parking for the station is also proposed.

The proposals include approximately 25,000 sq metres of B1 (a) office and B1(b) research and development and 110-120 new homes within a high quality and landscaped environment. The site’s location which affords easy access to London and Cambridge makes it an ideal high quality employment development for which there is an identified need. The proposed residential development would also help meet the Borough’s pressing need for additional housing.

The proposals are driven by a landscape-led masterplan, with existing landscape features retained and enhanced wherever possible. Substantial areas of new tree planting are proposed within the scheme, enhancing the visual appearance of the site and providing a robust and improved landscaped buffer to Hatfield Park. The objective is to create a high quality business park, attractive to good quality business users, Research & Development and biotechnology companies. These uses will serve to underpin the economic well-being of Welwyn Hatfield and wider Hertfordshire over and beyond the current local plan period.

The land at Marshmoor Lane is available for development and is unconstrained. Gascoyne Cecil Estates are working with other land owners and promoters to present a comprehensive and high quality masterplan-led approach. New development would be planned and laid out in accordance with the Estate’s published building design codes and guidance. MASTERPLAN

USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. ALL RIGHTS ARE RESERVED. NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR The land at Marshmoor, on the eastern edge of PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. Welham Green, is presently under utilised and of unattractive appearance. It has great potential however to accommodate a sustainable form of mixed use development, additional employment and housing. This would build on the presence of the neighbouring railway station to form a new high quality business park and also make a valuable contribution towards meeting the Borough’s need for new housing.

The new business park has the potential to provide valuable jobs to enhance the Borough’s future EAST COAST MAIN LINE prosperity, and build on success in research and WELHAM GREEN development, such as by providing valuable space to STATION allow the Royal Veterinary College to grow. This would foster new companies, whilst limiting the loss of existing academic and technical expertise. If such a development were to be approved it would entirely align with the aspirations of the Strategic Economic Plan.

Gascoyne Cecil Estates anticipates a high quality landscape led scheme to provide an enhanced landscape buffer to Hatfield Park, which lies to

the east, through significant additional landscape A1000 planting.

This land has previously been identified by the Council in its Strategic Housing Land Availability Assessment (SHLAA) as a potential option for HATFIELD PARK development to meet future housing needs, and it

has also previously been promoted by Gascoyne BROOKS / MURRAY Marshmoor Masterplan Cecil Estates as a location for a business park. ARCHITECTS 8-10 NEW NORTH PLACE LONDON EC2A 4JA

existing trees and hedgerows. TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

JOB: MARSHMOOR

DATE: SCALE: MAR 2015 1:1500 @A1

DRAWING TITLE: MARSHMOOR CONCEPT MASTERPLAN

DRAWING NUMBER: 1017 - 100 - H

106 GCE Pattern Book USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

EAST COAST MAIN LINE

WELHAM GREEN STATION

A1000

HATFIELD PARK

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

JOB: MARSHMOOR

DATE: SCALE: MAR 2015 1:1500 @A1

DRAWING TITLE: MARSHMOOR CONCEPT MASTERPLAN

DRAWING NUMBER: 1017 - 100 - H

GCE Pattern Book 107 PHASING PLAN

USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

Development of Marshmoor can be evolved over a period of time and delivered in a series of THIS DRAWINGclear AND ANY DESIGNS INDICATED THEREON AREphases: THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. ALL RIGHTS ARE RESERVED. NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS.

EAST COAST MAIN LINE

WELHAM GREEN STATION

A1000

HATFIELD PARK

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 Marshmoor Phase 1 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

JOB: MARSHMOOR

DATE: SCALE: MAR 2015 1:1500 @A1

DRAWING TITLE: MARSHMOOR CONCEPT MASTERPLAN PHASE 1

DRAWING NUMBER: 1017 - 101

USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

EAST COAST MAIN LINE

WELHAM GREEN STATION

A1000

HATFIELD PARK

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944 Marshmoor Phase 2 [email protected] CLIENT: GASCOYNE CECIL ESTATES

JOB: MARSHMOOR

DATE: SCALE: MAR 2015 1:1500 @A1

DRAWING TITLE: MARSHMOOR CONCEPT MASTERPLAN PHASE 2

DRAWING NUMBER: 1017 - 102

108 GCE Pattern Book USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

EAST COAST MAIN LINE

WELHAM GREEN STATION

A1000

HATFIELD PARK

BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 Marshmoor Phase 3 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

JOB: MARSHMOOR

DATE: SCALE: MAR 2015 1:1500 @A1

DRAWING TITLE: MARSHMOOR CONCEPT MASTERPLAN PHASE 3

DRAWING NUMBER: 1017 - 103

GCE Pattern Book 109 UNIT BREAKDOWN

Gascoyne Cecil Estates are seeking an allocation for a mixed use development on this land. They propose a new high quality business park with around 25,000 m2 (around 270,000 ft2) of floor space. This would be for B1(a) office and B1(b) research and development use, and would be targeted at end users who require an attractive, high lanscaped landscaped environment and good transport connections, for instance in the biotechnology or life sciences industries.

This type of end user is generally drawn to locations within the “Golden Triangle” of London, Cambridge and Oxford, but within this area they can be quite footloose. They would not typically be drawn to standard office stock, and it is anticipated that the proposals would strengthen and diversify the local economy, helping Welwyn Hatfield Borough compete with other areas within the Golden Triangle.

KEY No. of Dwellings 111 Dwellings

Total m2 of B1, B2& B8 24,480m2 Marshmoor Unit Breakdown

3 Bed House

Flats

B1(a) office and B1(b) research

110 GCE Pattern Book GCE Pattern Book 111 4.5 ELLENBROOK

The Land at Ellenbrook is proposed as a sustainable urban extension to Hatfield. It comprises two separate sites, referred to by the Council as HAT4 and HAT5. Both are suitably sized and located to support the growth of Hatfield. Both sites are able to provide for local housing needs now and in the longer term. With careful master planning, layout and design, new housing will provide for a distinctive townscape as well as contributing towards an enhancement of the environment.

The site benefits from proximity to good quality public transport access and local services and facilities in Hatfield. It is one of the more sustainable locations available fornew residential development in the Borough. Vehicular access would be from Ellenbrook Lane. The sites are separated by and immediately adjacent to the Alban Way, which is a National Cycle Route.

MASTERPLAN

Existing landscape features such as mature trees and hedgerows will be retained and enhanced wherever Ordnance Survey © Crown Copyright 2015. possible for their landscape and ecological value. All rights reserved. Licence 100039935.

The land at Ellenbrook is available for development, being entirely owned by the Estate who intend to progress a development on HAT4 immediately for meeting some 50 to 100 dwellings, whilst HAT5 will be safeguarded for future development. New development will be designed and laid out to high standards according to the principles in the Estates Building Design Codes and Guidance.

An additional safegaurded corridor is proposed, adjacent to the Alban Way, in order to facilitate delivery of future East/West public transport infrastructure.

Hat 4

Hat 5

Urban Open Land

Safeguarded Corridor

Attenuation Basin

Identified Flood Zone

Ellenbrook Masterplan 1293/202 Chells Manor, Chells Lane Land at Ellenbrook, Hatfield (Hat4 and Hat5) 18/03/2015 STEVENAGE, SG2 7AA N ELLENBROOK MASTERPLAN NTS T 01438 312130

Hat 4

Hat 5

Urban Open Land

Safeguarded Corridor

Attenuation Basin

Identified Flood Zone

1293/202 Chells Manor, Chells Lane Land at Ellenbrook, Hatfield (Hat4 and Hat5) 18/03/2015 STEVENAGE, SG2 7AA N ELLENBROOK MASTERPLAN NTS T 01438 312130

[email protected] Client: Gascoyne Cecil Estates © JB Planning Associates, 2015 www.jbplanning.com GCE Pattern Book 115 USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

SYMONDSHYDE

4.6 Red line boundary: 56.5 ha SYMONDSHYDE [gross area]

Approximately 1130 residential units [assuming a gross density of 20

Land at Symondshyde is proposed as a new sustainable satellite village, 1 km from the units/ha] proposed development to the North West of Hatfield (HAT1). The proposal satisfies the three pillars of sustainable development, namely economic, social and environmental. Symondshyde village could support the growth of the borough, provide much needed local housing, whilst also contributing towards the enhancement of the environment. The site proposed is exceptionally well screened by mature woodland and can thus be constructed without adverse impact upon the landscape.

Approximately 1100 new dwellings are proposed, centred around a new village green, a primary school and a local convenience store. The development would also have a mutual benefit with HAT1 and HAT2 and the new services and facilities proposed as part of the developments. Transport links including those for pedestrians and cyclists are proposed between the new village at Symondshyde and the development at Stanborough. Areas of open and recreational space are similarly proposed. Existing landscape features HAMMONDS LANE such as veteran oaks and mature hedgerows will be retained wherever possible for their landscape and ecological value, as will the wildlife sites which will also be protected by a green buffer within the site. REV F - Red line and SE edge adjusted - 2015.03.17 N Land at Symondshyde is available for development – all of the necessary land is owned by Gascoyne Cecil Estate. New development will be designed and laid out to high standards according to the principles in the Estates Building Design Codes and Guidance. A new 0 50 100 200 m village at Symondshyde would, with support from Welwyn Hatfield Borough Council and the local community, be and excellent way of helping to meet the Borough’s pressing need for additional housing. BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

HAMMONDS LANE JOB: SYMONDSHYDE

DATE: SCALE: FEB 2015 1:5000@A3 DRAWING TITLE: PROPOSED SITE PLAN

DRAWING NUMBER: 1053 - 200 - G USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

SYMONDSHYDE

Red line boundary: 56.5 ha [gross area]

Approximately 1130 residential units [assuming a gross density of 20 units/ha]

HAMMONDS LANE

REV F - Red line and SE edge adjusted - 2015.03.17 N

0 50 100 200 m BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

HAMMONDS LANE JOB: SYMONDSHYDE

DATE: SCALE: FEB 2015 1:5000@A3 DRAWING TITLE: PROPOSED SITE PLAN

DRAWING NUMBER: 1053 - 200 - G USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY MASTERPLAN INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. ALL RIGHTS ARE RESERVED. NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR Land at Symondshyde is proposed as a new PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. sustainable satellite village, 1 km from the proposed development to the North West of Hatfield (HAT1). SYMONDSHYDE The proposal satisfies the three pillars of sustainable development, namely economic, social and Red line boundary: 56.5 ha environmental. Symondshyde village could support [gross area] the growth of the borough, provide much needed local housing, whilst also contributing towards the Approximately 1130 residential units enhancement of the environment. The site proposed [assuming a gross density of 20 is exceptionally well screened by mature woodland units/ha] and can thus be constructed without adverse impact upon the landscape.

HAMMONDS LANE

REV F - Red line and SE edge adjusted - 2015.03.17 N

0 50 100 200 m BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

HAMMONDS LANE JOB: SYMONDSHYDE Symondshyde Masterplan DATE: SCALE: FEB 2015 1:5000@A3 DRAWING TITLE: 118 GCE Pattern Book PROPOSED SITE PLAN

DRAWING NUMBER: 1053 - 200 - G USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

SYMONDSHYDE

Red line boundary: 56.5 ha [gross area]

Approximately 1130 residential units [assuming a gross density of 20 units/ha]

HAMMONDS LANE

REV F - Red line and SE edge adjusted - 2015.03.17 N

0 50 100 200 m BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

HAMMONDS LANE JOB: SYMONDSHYDE

DATE: SCALE: FEB 2015 1:5000@A3 DRAWING TITLE: GCE Pattern Book 119 PROPOSED SITE PLAN

DRAWING NUMBER: 1053 - 200 - G Regulating Plan

Regulating Plan

Regulating Plan Regulating Plan Regulating Plan

space. USE FIGURED DIMENSIONS ONLY Theregulatesintensity regulatingT2- and the Rural mixdevelopment plan of assignsuses DO NOT SCALE FROM THIS DRAWING. ALL DIMENSIONS MUST BE CHECKED ON SITE ANY REGULATING PLAN Wet Grove transectintensityavailable zonesand within mix to the ofthe developableuses structure INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT. T3- Sub-Urban THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. Long Spring Grove areas and employment centres Track ALL RIGHTS ARE RESERVED. plan.available Each within transect the developablezone Path (um) NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR Zones within Synondshyde include: PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. areasas well and asT4- available employmentGeneral Urban uses centres of open Track regulates the development Path (um) T5: Urban Centre SYMONDSHYDE intensityasspace. well asT5- and available Urban mix Centreof usesuses of open i T2- Rural Red line boundary: 56.5 ha Long Grove Plantation availablespace. T6- within Urban the Core developable [gross area]

T3- Sub-Urban Path (um) areas andC-Civic employmentTitnol's Woodcentres Approximately 1130 residential units T4: GeneralT4- Urban General Urban [assuming a gross density of 20 as well as available uses of open N units/ha] CP-Civic Preserve Path (um) space. T5- Urban Centre T5 - URBAN CENTRE T2- Rural T4 - GENERAL URBAN T6- Urban Core Path (um) T3 - SUB-URBAN T3: SubT2- - Urban Rural Open space T3- Sub-Urban Civic space

Drain C-Civic Track 0 50 100 200 400 Civic buildings T3-T4- Sub-UrbanGeneral Urban Dogsheart Spring N

CP-Civic Preserve104.5m T4- General UrbanHAMMONDS LANE T5- Urban Centre Symondshyde

T2: Rural Pond Pond 1 T2- Rural 2 © D T5-UANY Urban P LATER Centre-Z YBERK & C O . N T6- Urban Core Symondshyde Farm 18 1 0 1 0T3- - 0 2 -Sub-Urban P LAN -A3_FINALChalkdell Wood A UGUST 5 , 2 0 11 0 50 100 200 m T6-C-Civic Urban Core 0 50 100 200 400

T4- General Urban Track CS: Civic Space C-CivicCP-Civic Preserve BM 91.36m N BROOKS / MURRAY T5- Urban Centre ARCHITECTS 91.7m N CP-Civic Preserve 8-10 NEW NORTH PLACE © DT6-UANY Urban P LATER Core-Z YBERK & C O . LONDON EC2A 4JA 18 1 0 1 0 - 0 2 - P LAN -A3_FINALTrack A UGUST 5 , 2 0 11 Pond TEL 020 7739 9955 90.8m FAX 020 7739 9944 Symondshyde Great Wood Track Track 0 50 100 200 400 C-Civic [email protected] 0 50 100 200N 400 CLIENT: CP-Civic Preserve GASCOYNE CECIL ESTATES

© D UANY P LATER -Z YBERK & C O . The Pightle HAMMONDS LANE JOB: 18 1 0 1 0 - 0 2 - P LAN -A3_FINAL A UGUST 5 , 2 0 11 © D UANY P LATER -Z YBERK & C O . SYMONDSHYDE 0 50 100 200 400 18 1 0 1 0 - 0 2 - P LAN -A3_FINALSymondshyde A UGUST Regulating plan 5 , 2 0 11 DATE: SCALE: MAR 2015 1:5000@A3 DRAWING TITLE: 120 GCE Pattern Book REGULATING PLAN © D UANY P LATER -Z YBERK & C O . Symondshyde Great Wood 18 1 0 1 0 - 0 2 - P LAN -A3_FINAL A UGUST 5 , 2 0 11

Track DRAWING NUMBER: 1053 - 201 - A USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY Wet Grove INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. Long Spring Grove Track ALL RIGHTS ARE RESERVED.

Path (um) NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS.

Track

Path (um) SYMONDSHYDE

Red line boundary: 56.5 ha Long Grove Plantation [gross area]

Path (um) Titnol's Wood Approximately 1130 residential units [assuming a gross density of 20 units/ha]

Path (um) T5 - URBAN CENTRE T4 - GENERAL URBAN

Path (um) T3 - SUB-URBAN Open space Civic space

Drain

Track Civic buildings

Dogsheart Spring

104.5m HAMMONDS LANE

Symondshyde

Pond Pond

1 2

N Symondshyde Farm

Chalkdell Wood 0 50 100 200 m

Track

BM 91.36m BROOKS / MURRAY

ARCHITECTS

91.7m 8-10 NEW NORTH PLACE LONDON EC2A 4JA

Track Pond TEL 020 7739 9955

90.8m FAX 020 7739 9944 Symondshyde Great Wood

Track Track [email protected]

CLIENT: GASCOYNE CECIL ESTATES

The Pightle

HAMMONDS LANE JOB: SYMONDSHYDE

DATE: SCALE: MAR 2015 1:5000@A3 DRAWING TITLE: GCE Pattern Book 121 REGULATING PLAN

Symondshyde Great Wood

Track DRAWING NUMBER: 1053 - 201 - A USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING. USE FIGURED DIMENSIONS ONLY USEDO NOT FIGURED SCALE DIMENSIONS FROM THIS DRAWING.ONLY DOALL NOT DIMENSIONS SCALE FROM MUST THIS BE DRAWING.CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT. ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIESALL DIMENSIONS MUST MUST BE BE CHECKED REPORTED ON BACK SITE ANYTO THE ARCHITECT. INCONSISTENCIESTHIS DRAWING AND MUST ANY BEDESIGNS REPORTED INDICATED BACK TOTHEREON THE ARCHITECT. ARE THE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS. THIS DRAWING AND ANY DESIGNS INDICATED THEREON ARE THE ALL RIGHTS ARE RESERVED. THISCOPYRIGHT DRAWING OF ANDBROOKS ANY DESIGNS/ MURRAY INDICATED ARCHITECTS. THEREON ARE THE NO PART OF THIS WORK MAY BE PRODUCED WITHOUT PRIOR COPYRIGHTALL RIGHTS AREOF BROOKS RESERVED. / MURRAY ARCHITECTS. PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS. NOALL PART RIGHTS OF ARETHIS RESERVED. WORK MAY BE PRODUCED WITHOUT PRIOR NOPERMISSION PART OF THISIN WRITING WORK MAYFROM BE BROOKS PRODUCED / MURRAY WITHOUT ARCHITECTS. PRIOR PERMISSION IN WRITING FROM BROOKS / MURRAY ARCHITECTS.

HOWLANDS HOWLANDS HOWLANDS

BOUNDARY LANE BOUNDARY LANE BOUNDARY LANE

A1000

CHEQUERS

ROUTE 12 ROUTE 12 ROUTE 12

HOLLYBUSH LANE

HOLLYBUSH LANE HOLLYBUSH LANE BROOKS / MURRAY BROOKS / MURRAY BROOKSARCHITECTS / MURRAY STREET HIERACHY ARCHITECTS ARCHITECTS8-10 NEW NORTH PLACE USE FIGURED DIMENSIONS ONLY 8-10LONDON NEW EC2ANORTH 4JA PLACE DO NOT SCALE FROM THIS DRAWING. 8-10LONDON NEW EC2ANORTH 4JA PLACE LONDONTEL 020 EC2A7739 9955 4JA FAX 020 7739 9944 ALL DIMENSIONS MUST BE CHECKED ON SITE ANY TEL 020 7739 9955 TELFAX 020 7739 99449955 INCONSISTENCIES MUST BE REPORTED BACK TO THE [email protected] 020 7739 9944 Key to thoroughfare labels: [email protected] ASCOTS LANE THIS DRAWING AND ANY DESIGNS INDICATED THEREONCLIENT: ARE [email protected] ASCOTS LANE COPYRIGHT OF BROOKS / MURRAY ARCHITECTS.CLIENT: ASCOTS LANE CLIENT:GASCOYNE CECIL ALL RIGHTS ARE RESERVED. GASCOYNE CECIL High Street NO PART OF THIS WORK MAY BE PRODUCED WITHOUTGASCOYNEESTATES PRIOR CECIL PERMISSION IN WRITING FROM BROOKS / MURRAYESTATES ARCHITECTS. Primary Thoroughfare ESTATES JOB: Base layout revised JOB: Secondary Thoroughfare C 2014.03.26 JOB: Base layout revised CRESWICKS C Base layout revised 2014.03.26 CRESWICKS C Base layout updated with KEY Tertiary Thoroughfare B 2014.03.262014.03.25 CRESWICKS KEY Baseexisting layout retained updated trees with B Baseexisting layout retained updated trees with 2014.03.25 KEY B Base layout updated DATE: SCALE: Lanes A existing retained trees 2014.03.252014.02.14 EXISTING CYCLE ROUTES Base layout updated DATE:JAN 2014 1:1250SCALE: @A1 1:2500@A3 A Base layout updated 2014.02.14 DATE: SCALE: EXISTING CYCLE ROUTES Rev.A Amendment 2014.02.14Date JAN 2014 1:1250 @A1 1:2500@A3 EXISTINGExisting CYCLECycle ROUTESRoutes JANDRAWING 2014 TITLE: 1:1250 @A1 1:2500@A3 Rev. Amendment Date EXISTING FOOTPATHS Rev. Amendment Date DRAWING TITLE: EXISTINGExisting FOOTPATHSFootpaths DRAWINGFOOTPATH TITLE: NETWORK EXISTING FOOTPATHS FOOTPATH NETWORK FOOTPATHDIAGRAM NETWORK PROPOSEDProposed CYCLECycle WAYSWays N DIAGRAM PROPOSED CYCLE WAYS N 20 0 20 40 60 80 100 DIAGRAM PROPOSED CYCLE WAYS N 20 0 20 40 60 80 100 PROPOSEDProposed FOOTPATHSFootpaths 20 0 20 40 60 80 100 DRAWING NUMBER: PROPOSED FOOTPATHS DRAWING NUMBER: PROPOSED FOOTPATHS Metres DRAWING964 - 120 NUMBER: - C Metres 964 - 120 - C Metres 964 - 120 - C

0 50 100 200 m BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

JOB: Symondshyde Street Hierachy SYMONDSHYDE

DATE: SCALE: MAR 2015 1:5000@A3 122 GCE Pattern Book DRAWING TITLE: STREET HIERACHY PLAN

DRAWING NUMBER: 1053 - 202 USE FIGURED DIMENSIONS ONLY DO NOT SCALE FROM THIS DRAWING.

ALL DIMENSIONS MUST BE CHECKED ON SITE ANY INCONSISTENCIES MUST BE REPORTED BACK TO THE ARCHITECT.

0 50 100 200 m BROOKS / MURRAY

ARCHITECTS

8-10 NEW NORTH PLACE LONDON EC2A 4JA

TEL 020 7739 9955 FAX 020 7739 9944

[email protected]

CLIENT: GASCOYNE CECIL ESTATES

JOB: SYMONDSHYDE

DATE: SCALE: MAR 2015 1:5000@A3 GCE Pattern Book 123 DRAWING TITLE: STREET HIERACHY PLAN

DRAWING NUMBER: 1053 - 202