MASTERPLAN FRAMEWORK DOCUMENT
Blasford Hill BROOMFIELD
MASTERPLAN FRAMEWORK
APRIL 2020
1 BLASFORD HILL, BROOMFIELD
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Document Status FINAL Revision J Author SW Checked by AF Authorised by AF Issue Date April 2020
2 MASTERPLAN FRAMEWORK DOCUMENT CONTENTS
1.INTRODUCTION 5.MASTERPLAN FRAMEWORK • A VISION FOR BLASFORD HILL • MASTERPLAN FRAMEWORK PLAN • THE DEVELOPER - BLOOR HOMES INDICATIVE MASTERPLAN 2.CONTEXT & SITE ANALYSIS • LANDUSE STRUCTURE • SITE LOCATION • MASTERPLAN • SITE DESCRIPTION • SITE CONTEXT & ANALYSIS INDICATIVE LANDSCAPE / GREEN INFRASTRUCTURE FRAMEWORK • PLANNING POLICY • GREEN & BLUE INFRASTRUCTURE • LOCAL COMMUNITY FACILITIES & SERVICES • LANDSCAPE FRAMEWORK PLAN • ACCESS & MOVEMENT • LANDSCAPE & VISUAL INDICATIVE MOVEMENT FRAMEWORK • LOCAL CHARACTER • MOVEMENT FRAMEWORK PLAN • ARBORICULTURE & ECOLOGY • PUBLIC TRANSPORT • ARCHAEOLOGY AND BUILT HERITAGE • PEDESTRIAN AND CYCLE • GEOLOGY • ACCESS • FLOOD RISK • WOODHOUSE LANE HIGHWAY IMPROVEMENT OPTIONS • UTILITIES • NOISE INDICATIVE CHARACTER & FOCUS AREAS • EDUCATION • CHARACTER AREAS • SITE CONSIDERATIONS • NEIGHBOURHOOD CENTRE • INDICATIVE STREET SECTIONS 3.SITE OPPORTUNITIES AND DESIGN PRINCIPLES • SPINE STREET • DESIGN RATIONALE • COUNTRYSIDE EDGE • LANDSCAPE 4.COMMUNITY ENGAGEMENT & LOCAL INVOLVEMENT • COMMUNITY ENGAGEMENT & LOCAL INVOLVEMENT CONSULTATION 6.DELIVERY & PHASING • INDICATIVE PHASING PLAN
1 BLASFORD HILL, BROOMFIELD 1. INTRODUCTION
THE VISION FOR BLASFORD HILL
Blasford Hill, created for the 21st Century responding to people’s desires not only for quality new homes but for a whole new way of life, one that’s sustainable, healthy, convenient and community focused. Blasford Hill will give people a chance to own a home in their local community, by delivering a variety of homes to meet local needs.
The development will deliver new areas of high-quality open space as part of a comprehensive green and blue infrastructure network that connects with the existing landscape setting helping to enhance existing wildlife habitats and improve biodiversity. Blasford Hill aims to create a community that integrates with the existing residents of Broomfield and Little Waltham.
Blasford Hill will be an exemplar development of the highest standards – a place where people genuinely want to live and work and play. Designed to minimise the use of the car and maximise walking, cycling and local public transport, to help encourage healthy living and community interaction ensuring that Broomfield remains a great place to live.
2 MASTERPLAN FRAMEWORK DOCUMENT The developer - bloor homes
PLACEMAKING IS AT THE VERY HEART OF EVERYTHING WE DO – ROWHEDGE, COLCHESTER BOROUGH COUNCIL DELIVERING HOMES PEOPLE WANT This application in Rowhedge delivered 170 plots in a sensitively designed new mixed-use residential neighbourhood within the TO LIVE IN. settlement boundary of the area formally known as Rowhedge Wharf. It transformed the 4.9 hectares of degraded Site through comprehensive regeneration and provided new homes, which included 2 to 5 bedroom Bloor Homes has 50 years continuous experience in homes. Full planning permission was granted in August 2015 by Colchester Borough Council. In addition, provisions were made to promoting and developing major housing schemes improve ecological habitats. across the UK. Today, it is one of the largest privately-owned house building companies in the UK, building 4,000 new homes each year ranging from one-bedroom apartments to SIBLE HEDINGHAM, BRAINTREE DISTRICT COUNCIL traditional family homes.
This application saw 193 plots created on a Brownfield Site which consisted of the redevelopment of the former redundant Premdor Our long term family ownership and simple Factory into beautiful 2 to 5 bedroom homes. It ensured ecological enhancement to the existing woodland surrounding the area, alongside structure provides certainty which is not the creation of a new river walk and cycle link. susceptible to change or disruption. We worked very closely with the local authority, and the construction of the work hub building was gifted to Braintree District Council as was land secured for future healthcare. We deliver high quality homes and infrastructure which are designed to complement the local area. Recognising the importance of working collaboratively with those who live and work in SEVERALLS, COLCHESTER BOROUGH COUNCIL the area, creating good places that promote health The re-development of the former Severalls Hospital saw the creation of happiness and wellbeing. a high-quality residential development with reserved matters approved in April 2106 by Colchester Borough Council. The Site was allocated through the adopted Local Plan and consisted of 750 plots of 2 to 5-bedroom homes. The Site’s historical use, character, design and landscape was an important element to capture within the proposed design which saw the re-development of listed buildings as well as ensuring ecological enhancement, in-particular for bats.
3 BLASFORD HILL, BROOMFIELD 2. CONTEXT & SITE ANALYSIS
SITE LOCATION
The Site lies around 4 miles (6.43km) north of Chelmsford city centre, between the villages of Broomfield and Little Waltham. The Site falls jointly into the Parishes of Broomfield and Little Waltham as illustrated on the map opposite. To the north west lies the hamlet of Broad’s Green whilst to the east is Little Waltham Meadows Nature Reserve. Broomfield Hospital and Farleigh Hospice are located immediately to the south of the Site which occupies a significant area.
Broomfield has a population of approximately 4,000 people and offers a good range of services and facilities. The village extends out along the B1008 main road from Chelmsford city centre although most of the built up area is on the western side with the Chelmer River Valley to the east.
Little Waltham village and parish has a population of around 1,200 people. It has a pub, GP surgery, church, school, and two halls. The village has an attractive centre and a number of historic buildings.
The Site is located within the borough of Chelmsford City and the Council is the local planning authority.
The following pages explore the Site, its context, planning policy, character and technical considerations in more detail.
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Local Context Plan
4 MASTERPLAN FRAMEWORK DOCUMENT
SITE DESCRIPTION
The Site comprises approximately 28 hectares (ha) and lies on the northern edge of Broomfield, to the west of Blasford Hill (B1008) and to the north of Woodhouse Lane.
The Site is predominantly in agricultural use, bisected by trees and hedgerow on the alignment of a ditch and public right of way. The public footpath connects Sparrowhawk Wood to the north with Woodhouse Lane and North Court Road to the south.
The hard standing area to the west of the scaffold yard has also been included within the masterplan boundary. Although this area is not included within the Local Plan Allocation it helps to show how the area could be comprehensively masterplanned.
The Site contains an agricultural reservoir which is well established, created around 1976. To the east of this feature lies a group of commercial buildings. Trees and hedges define the northern and southern boundaries of the Site. The banks around the reservoir comprise grassland, scrub and immature trees.
The land to the north comprises fields currently in agricultural use whilst located to the west of the Site are the King Edwards Grammar School (KEGS) sports pitches. The southern boundary is defined by Woodhouse Lane beyond which are Broomfield Hospital, Farleigh Hospice and a small area of woodland known as Puddings Wood located between them.
Located in the south east corner at the lowest point of the Site lies a field which is currently semi-improved neutral grassland and contains a few tree preservation orders within it. Adjacent to the eastern boundary is Blasford Hill, Montpelier Farm, commercial buildings (Scaffold Yard), the rear gardens of the adjoining housing, and allotments.
A planning application for residential development had been submitted on land to the south east corner of the Masterplan boundary (land north of Woodhouse Lane and west of Blasford Hill), and which forms part of the Site Allocation. Planning permission had been granted in 2018 for 11 dwellings on this land.
Aerial photo of the Site
5 BLASFORD HILL, BROOMFIELD SITE CONTEXT
SITE AND CONTEXT ANALYSIS
The Site is currently open countryside, characterised by an undulating agricultural landscape and includes an agricultural reservoir. Given the Site topography and surrounding tree belts, long distance views are limited to the east and the valley of the River Chelmer. Short views are afforded to open countryside to the north west, Puddings Wood and Broomfield Hospital to the south. Immediately along the western edge is the King Edwards Grammar School playing fields with Sparrowhawk Wood to the north west. To the north are open fields, and on the eastern boundary there are a few residential properties (of which some are listed), Montpellier Farm, allotments, Scaffold yard and commercial buildings. The southern boundary is defined by Woodhouse Lane, a cluster of residential properties, hedges and small woods. Broomfield Hospital, Farleigh Hospice and the village of Broomfield are beyond. It is expected that the masterplan will respond positively to these Site characteristics.
• Important local views are afforded from the existing public footpath that crosses the Site, running alongside a farm ditch.
• Topography determines that surface water flow routes and natural ponding occurs within the centre of the Site, the reservoir and in the south eastern corner.
• The south eastern element is the historic context for a rural hamlet of listed properties along Blasford Hill and was once the parkland grounds for Wood House located to the south of Woodhouse Lane.
• Trees and hedges sit along the southern boundary and within the south eastern field.
• There are sensitive uses on the south and eastern edges.
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Site Context Plan
6 MASTERPLAN FRAMEWORK DOCUMENT
View looking south along Blasford Hill towards Broomfield (Site on right hand side)
Agricultural Reservoir PRoW leading onto Woodhouse Lane View looking east along Woodhouse Lane with Coach House on the right
View looking east along Woodhouse Lane to Northcourt Road Agricultural Reservoir setting located within the Site View looking north east across the Site from Woodhouse Lane with Broomfield Hospital on the right
7 BLASFORD HILL, BROOMFIELD PLANNING POLICY
NATIONAL PLANNING important parameters for an area such as LOCAL PLANNING POLICY • Provide suitable SuDs and flood risk Strategic Policy S5 ‘Conserving and Enhancing the mix of uses, requirement for open space management. the Historic Environment’ states that the POLICY or transport infrastructure, the amount Local Plan Council will protect and enhance the Historic • Ensure appropriate habitat mitigation and scale of buildings, and the quality of Environment, which includes, amongst other This masterplan document and supporting The timeline for the Chelmsford Draft Local and creation is provided. buildings. designated and non-designated heritage plans have been prepared with reference to Plan is as follows: • Undertake a Minerals Resource assets, Scheduled Ancient Monuments and local and national planning policy guidance. Masterplans can show these issues in • Regulation 18 – Preferred Options Assessment. Listed Buildings. This section provides a summary of those an indicative layout and massing plan consultation: March 2017. relating to design. where the shape and position of buildings, • Undertake an Archaeological Assessment. The need to protect and enhance the streets and parks is set out. Masterplans • Regulation 19 – Pre-submission Draft natural environment and plan positively for National Planning Policy Design and Layout Framework (NPPF, 2019) can sometimes be submitted for outline Local Plan consultation: February 2018. biodiversity networks is outlined in Strategic planning permission or they can be adopted • Provide a coherent network of public Policy S6 ‘Conserving and Enhancing the • Examination in Public of the Draft Local The Council’s Pre-submission Draft Local Plan as local policy requirements. open space, formal and informal sport, Natural Environment’. Plan: November/December 2018. (dated January 2018) was examined by the recreation and community space within Care should be taken to ensure that Policy HO1 ‘Size and Type of Housing’ details Secretary of State in November and December • Main Modifications consultation: August the Site. masterplans are viable and well understood the key building design parameters that major 2018, and was therefore subject to the policies 2019, and by all involved. In particular graphical residential developments will need to adhere contained within the previous Framework Site infrastructure requirements: impressions of what the development will • Adoption of the Local Plan: anticipated (2012), as part of the transitional arrangements • Land (circa 0.13 hectares) for a stand-alone to, specifically: look like should not mislead the public by early 2020. stipulated within paragraph 214 of the update early years and childcare nursery (Use showing details not yet decided upon as A) Within all developments of 10 or more NPPF (2018). Devising this masterplan has resulted from Class D1) and the total cost of physical certainties. dwellings the Council will require: The revised National Planning Policy a requirement stipulated within the draft scheme provision with delivery through Masterplans, briefs and site policies can i. The provision of an appropriate mix of Framework (NPPF) was introduced in Local Plan. Strategic Priority 8 (Creating Well the Local Education Authority. stay in place for a long time. They need to Designed and Attractive Places, and Promoting dwelling types and sizes that contribute to February 2019, and sets out the government’s • Appropriate improvements to the local be flexible enough to adapt to changing Healthy Communities) of the Local Plan, current and future housing needs and create planning policies and how these are expected and strategic road network as required by circumstances.’ makes clear that the ‘plan’ will encourage the Site masterplanning principles: mixed communities; and to be applied. The NPPF still maintains the Local Highways Authority. use of masterplans and design codes where the ‘Presumption in Favour of Sustainable National Design Guide Movement and Access ii. 50% of new dwellings to be constructed appropriate for strategic scale developments. • Appropriate measures to promote and Development’ for both planmaking and to meet requirement M4(2) of the Building On 1st October 2019, the Ministry of Housing, This in turn feeds into the overarching spatial • Main vehicular access to the Site will be enhance sustainable modes of transport decision-taking. Paragraph 11 of the NPPF Regulations 2015 (accessible or adaptable Communities & Local Government published strategy (Strategic Policy S9), which requires from Blasford Hill (B1008). makes clear how the presumption in favour of • New and enhanced cycle routes, dwellings), or subsequent government the National Design Guide. This addresses the that ‘Strategic Growth Sites will be delivered in sustainable development should be applied. • Provide a new vehicular access road to footpaths, Public Rights of Way and standard. question of how we recognise well-designed accordance with masterplans to be approved This paragraph is at the heart of the plan serve the development and provide access bridleways where appropriate. places, by outlining and illustrating the by the Council.’ B) Within all developments of 30 or more making and decision-taking processes. to Broomfield Hospital and Farleigh Government’s priorities for well-designed • Provide, or make financial contributions dwellings the Council will require A)i and A)ii Following on from Strategic Policy S9, Hospice. Masterplans are not explicitly referenced places in the form of ten characteristics. to, new or enhanced sport, leisure and above, and: the Strategic Growth Site subject to this within the NPPF, though are a design tool • Provide pedestrian and cycle connections. recreation facilities. The National Design Guide is based on i. 5% of new affordable dwellings should to aid developers in achieving high design masterplan document is Location/Site 6 (North national planning policy, practice guidance • Provide a well-connected internal road be built to meet requirement M4(3) of the standards as part of their development of Broomfield). This Site is supported by its • Financial contributions to delivery of the and objectives for good design as set out in the layout which allows for bus priority Building Regulations 2015 (wheelchair user proposals. Accordingly, Paragraphs 124 of the own ‘Strategic’ policy (Strategic Growth Site Chelmsford North East Bypass, primary NPPF. measures. dwellings), or subsequent government NPPF makes clear that ‘Good design is a key 6). This policy seeks to deliver a ‘high-quality and secondary education, and community standard. aspect of sustainable development, creates landscape-led development that maximises Historic and Natural Environment facilities such as healthcare provision as opportunities for sustainable travel.’ The required by the NHS/CCG. better places in which to live and work and C) Within all developments of more than 100 policy requires the following to be provided, • Conserve and where appropriate enhance helps make development acceptable to There are several key policies that are dwellings the Council will require A)i, A)ii and and also includes additional text made by the the setting of the listed buildings on communities.’ This a thread that runs through pertinent to the masterplan in design terms, B) i above, and: Main Modifications: Blasford Hill and the non-designated the Masterplan document. which are as follows: heritage assets Wood House, the Coach i. 5% self-build homes which can include In support of the NPPF, there are particular House and Wood House Lodge adjoining Strategic Policy S1 ‘Spatial Principles’ lists custom housebuilding. At the time an references within the Planning Practice Amount and type of development: the Site. the guiding Spatial Principles which include; application is submitted, the Council will Guidance (PPG) that assist the masterplan locating development at well connected review this percentage against the latest • Around 450 new homes of mixed size and • Protect and where appropriate enhance document. sustainable locations, protecting and local housing need requirement for selfbuild/ type to include affordable housing. the setting of the nearby Scheduled enhancing the character of valued landscape, custom build homes; and Paragraph 032 Reference ID: 26-032-20140306, Monument to the north of the Site. heritage and biodiversity, respect the pattern of the PPG states: ii. Provision of Specialist Residential • Mitigate the visual impact of the and hierarchy of existing settlements, Supporting on-site development: Accommodation (including Independent ‘Masterplans can set out the strategy for development. and, ensure new development is served by Living) taking account of local housing needs. a new development including its general • Neighbourhood Centre. necessary infrastructure. • Enhance the historic environment. layout and scale and other aspects that • Provision of a new stand-alone early may need consideration. The process of • Create a network of green infrastructure. years and childcare nursery located in the developing masterplans will include testing southern portion of the Site. out options and considering the most
8 MASTERPLAN FRAMEWORK DOCUMENT
Policy NE3 ‘Flooding/ SUDS’ aims to ensure Broomfield Parish Council are in the process of LIVE WELL CHELMSFORD OPEN SPACE As referenced within the Masterplan that development sites are safe from all type drafting their Neighbourhood Plan, and have document, an extended phase 1 Habitat Survey Masterplan Considerations of flooding and that future development does formally designated their Neighbourhood An important element of any development STUDY has been undertaken. This survey assessed • The proposals need to accord with the not give rise to adverse flood risk or surface Area. Little Waltham Parish Council have the suitability of the Site to support protected coming forward is incorporating and The Open Space Study was carried out in planning policy framework set out water drainage. All major development will not yet commenced with either formally species and protected habitats. In addition delivering health and wellbeing. Health and 2016 by consultants on behalf of Chelmsford unless material considerations dictate be required to incorporate water management designated their area, or the drafting of a to this, under the Habitat Regulations it is wellbeing are intrinsically linked to both City Council. The overall Chelmsford Open otherwise. measures to reduce surface water run-off and Neighbourhood Plan. Both Parish Councils individuals and their environment. Health likely that an Appropriate Assessment (AA) Space, Sports and Recreational Facilities Study • This includes various infrastructure ensure that it does not increase flood risk have been engaged with in respect of the inequalities are heavily influenced by a wide is required for the development that could comprises six reports. requirements, levels of open space elsewhere. Masterplan process. range of socio-economic factors including be delivered on the Site, though this can be provision and housing mix. housing, education, jobs and worklessness. The Open Space Study is presented in applied at the application stage. The policies which relate to ensuring that two parts. The main report comprises an • The development proposals need to development is of a high quality design and It is considered that acknowledging BROOMFIELD VILLAGE overview of the whole study and includes demonstrate that they align with best that it responds successfully to its context are developments would be of greater benefit for details on local needs, methodology, open ESSEX RAMS practice design guidance. explained within planning policies MP1 ‘High DESIGN STATEMENT planners and developers as well as the public space typologies and analysis of provision. Quality Design’ and MP2 ‘Design and Place The Broomfield Village Design Statement who can be given some assurance that these The second report comprises six green space Further to the HRA, Essex Councils have • The Chelmsford Local Plan Shaping Principles in Major Development’. (VDS) was published in 2011, and was produced environments have the potential to support area profiles which provide more localised produced a Recreational Disturbance masterplanning principles should be The policies provide broad principles that new to aid and direct future development to their health and wellbeing. Development information. Avoidance and Mitigation Strategy (RAMS). incorporated. development should follow to ensure that it is proposals that may come forward for this As part of the RAMS, screening is undertaken integrate within the existing village. Given • On-site recreational facilities should be of a high standard of design. Site will have the opportunity to sign up to identify the Natura 2000 sites which may the age of the VDS it does not consider provided to mitigate wider disturbance to the ‘Livewell Developer Charter’, which be affected by the proposed development. Appendix A ‘Development Standards’ provides the proposed development subject to this CHELMSFORD GREEN on ZOI receptors areas. commits developers to support the health and The Site falls within the Recreational Zone of greater clarity on the criteria that will be used application in any detail, or does it comply INFRASTRUCTURE wellbeing principles within an accreditation Influence (ZOI) of the following Natura 2000 • Commitment to Live Well principles to determine the design quality of schemes with any current national or local planning scheme. STRATEGIC PLAN and Ramsar sites: and includes standards such as privacy policies. The VDS does, however, provide and proximity standards, private amenity some helpful context in understanding the The Green Infrastructure Strategic Plan draws • Blackwater Estuary (SPA and Ramsar) space standards and recycling and waste local vernacular and wider settlement of from a wide range of plans, programmes – Recreational ZOI - 22km (15.1km from specifications. Broomfield. and strategies developed within the City Development Site). and by partners. As part of a Research and The Strategic Growth Site 6 (Policy SGS6) only The following Natura 2000 sites were Evidence Base, these documents have helped requires a 56 place early years facility. This highlighted as having ZOIs which to inform the identification of the character is in reflection of the scale of development encompassed the Site: and opportunities associated with Green proposed. Infrastructure across the City Council area and • Blackwater Estuary SPA. Other policies which are of relevance beyond, reflecting both the wide spatial reach • Blackwater Estuary Ramsar site. and considered as part of the Masterplan of the Green Infrastructure Strategic Plan and document are as follows: its delivery through partnership working. • Essex Estuaries SAC. The Green Infrastructure Strategic Plan is a • HE1 – Designated Heritage Assets. As a result of increased recreational pressure, starting point for identifying and targeting it is predicted that the identified Natura 2000 • HE2 – Non-Designated Heritage Assets. gaps in provision, providing a framework sites will be subject to a ‘Likely Significant for new development and determining how • HE3 – Archaeology. Effect’ caused by the proposed development existing assets can be used to better effect. subject to the Masterplan. Accordingly, any • NE1 – Ecology and Biodiversity. Habitat Regulations proposed development within the Site will • CF1 – Delivering Community Facilities. SECURED BY DESIGN be subject to the Essex RAMS tariff. The calculated RAMS tariff is £122.30 per dwelling Further to the above, Policy S11 (Infrastructure Secured By Design (SBD) is a police initiative HABITAT REGULATIONS (Essex County Council, 2018), as well as the Requirements) is a strategic policy that sets that improves the security of buildings and The Planning Policy Guidance (PPG) refers to need to consider on-site recreation facilities out the infrastructure required to facilitate their immediate surroundings to provide Habitat Regulations by stating ‘A Habitats to mitigate wider disturbance or ZOI receptor the development identified within the Local safe places to live, work, shop and visit. As a Regulations Assessment (HRA) refers to the areas. Plan. This policy is of particular relevance police organisation working alongside the several distinct stages of Assessment which to Strategic Growth Site 6 as there are Police Service in the UK, this seeks to achieve must be undertaken in accordance with infrastructure requirements listed within the sustainable reductions in crime through the Conservation of Habitats and Species site specific policy over and above items listed design and other approaches. Regulations 2017 (as amended) and the within Policy S11. SBD has produced a series of helpful Design Conservation of Offshore Marine Habitats Guides to assist the building, design and and Species Regulations 2017 (as amended) to NEIGHBOURHOOD PLAN construction industry to incorporate determine if a plan or project may affect the The Site crosses the boundary of two Parish security into developments to comply with protected features of a habitats site before Councils: Broomfield Parish Council and Little the Building Regulations and meet the deciding whether to undertake, permit or Waltham Parish Council. requirements of SBD. authorise it.’
9 BLASFORD HILL, BROOMFIELD Local COMMUNITY FACILITIES & SERVICES
The Site is well served by the existing facilities HEALTH Masterplan Site Area and services located in Broomfield and Little Waltham. The opportunity to share and The Site is well located in terms of health Predominantly Residential enhance existing services will help integrate provision with easy access to Broomfield Predominantly Health the new community with the existing Hospital and doctor’s surgery in Little residents and promote community cohesion. Waltham. Education GREAT WALTHAM Predominantly Employment Little Waltham EDUCATION & EARLY YEARS Primary School SHOPS Main roads nearby The nearest supermarkets are the Co-operative Chelmer Valley High School is located within PRoW Broomfield, south of the Site and easily and Londis, both located along Main Road in 1200m / 15 mins Allotments the centre of Broomfield. There is also a small accessible by walking or cycling. Broomfield Primary School is also located within the Marks & Spencer located within Broomfield School Playing Fields GP village, approximately 1.64kms to the south Hospital. Playing Fields and adjacent to Main Road. Little Waltham LITTLE Primary School is around 1 mile (1.5km) away WALTHAM H Broom eld Hospital 800m / 10 mins RECREATION AND OPEN to the north east. GP GP Surgery SPACE Masterplan Considerations Hospice BROAD’S GREEN There are sports and recreation facilities • The Site is well served by existing located in Broomfield and Little Waltham Nursing Home services and facilities in Broomfield and 400m / 5 mins which include football and cricket clubs. Little Waltham. Chelmsford city centre P&R There are public footpath routes to these Chelmer Valley Park & Ride is around 4 miles (6.43km) away and destinations expanding out from the Site in all easily accessible by bicycle or bus. Convenience Store directions, including into Broomfield centre and Little Waltham. There are a number of • A new community led neighbourhood Pre School Nursery P&R cycle routes locally with plans in place for centre will be located centrally within improvements. the site with access from the main Library spine road and within easy walking Public House EMPLOYMENT distance for all residents. The facilities Broomfield Hospital, adjacent to the Site, is will be focused on a multi-functional Football Club one of the largest employers in the Chelmsford community building and an early years Broom eld Restaurant / Takeaway area. In addition to other smaller scale and childcare facility. At this time there Hospital H employment opportunities within the village, are ongoing talks with the NHS about Golf Facility Chelmsford city centre is approximately 4 integrating local healthcare provision with this Local Centre or nearby, but BROOMFIELD miles (6.43km) away and easily accessible by Place of Worship this is subject to further discussion with bus. Chelmer Valley the NHS. Village Hall High School Chelmsford also provides a direct train service to London Liverpool Street taking • There is no requirement for a new Broom eld Cricket Club approximately 34 minutes. primary school on the Site. The children B1008 are most likely to attend schools in Little Waltham and Broomfield.
• The additional housing will help N support and sustain local businesses, such as the nearby shops and pubs. 25746-RG-M-Ai-04C
100 300 500m • Connections to existing facilities by Broom eld 0 200 400 Primary School walking and cycling will be a priority.
Local Community Facilities and Services Plan
10 MASTERPLAN FRAMEWORK DOCUMENT ACCESS & MOVEMENT
HIGHWAY CONNECTIONS WALKING AND CYCLING Masterplan Considerations To A310 The Site is well connected to the strategic road The Site will provide for safe accessible and • Vehicular Access: the Site must be Northbound network and local bus network. The B1008 attractive pedestrian and cycle routes within served via a new access off the B1008 LITTLE WALTHAM on the eastern edge of the Site links to the the Site and externally connecting the Site to Blasford Hill. This should be in the form A130 Braintree Road to the north. This serves its context. of a new roundabout, designed to act as Braintree and links to the A120 serving Bishops a positive and attractive new gateway The Site is well served by Public Rights of Stortford to the west and Colchester to the into Broomfield, including appropriate Way (PROW), providing excellent links to the east. signage. local countryside and long distance leisure The B1008 extends southwards towards routes. PROW Route 225-29 cuts through the • Public Transport: early phases of the Chelmsford city centre and various strategic Site, linking Great Waltham with Broomfield development can include safe and BROAD’S GREEN routes, including the A1060 to the M11, and Hospital. convenient walking routes to the east onto the A12. existing bus stops along Blasford Hill, The Site is also well connected in terms of though later phases could provide an Reference is made below to the Chelmsford footpath links into nearby villages. There are internal bus service. The internal road City Growth Package; a £15 million package pavements along Blasford Hill connecting into Chelmer Valley layout will be designed to accommodate to be invested in sustainable transport the centre of Broomfield and Little Waltham. Park and Ride
additional bus stops on Site as part of Way Regiment Essex A130 methods designed to help alleviate pressure There are no pavements along Woodhouse any future proposed bus service. on Chelmsford’s road network. It is understood Lane. that these improvements will be made by 2021. • Cycle connection: cycle route through The only cycle route in the immediate area is the Site connecting Little Waltham Broomfield hospital is located immediately to the on-road route running from the hospital (subject to feasibility study) with city the south of the site and is currently served towards Broad’s Green. There is however a centre and Great Waltham cycle route to via a separate access on Blasford Hill. The new strategic route proposed in the Growth the south via Woodhouse lane. approach to future connections to the Hospital Package running from Chelmsford city centre is considered later in the Masterplan. to Great Waltham. • Walking routes: Connection to walking Broom eld routes leading to community facilities In relation to Woodhouse Lane it is not The Great Waltham Cycle Route passes along Hospital in Broomfield and Little Waltham. considered appropriate to increase the use of Woodhouse Lane and the southern boundary Improvements are needed including a this route or its junction with Blasford Hill. of the Site and creates an opportunity to potential crossing facility associated increase cycling opportunities to various with the new access off Blasford Hill. destinations including local schools and PUBLIC TRANSPORT Broomfield local centre. This also connects • A new vehicular, pedestrian and cycle
with Chelmsford city centre, rail station and access will be provided to connect with B1008 The Site is well connected in terms of public bus station (all within 12-15 minutes cycle). Broomfield Hospital internal perimeter BROOMFIELD transport. The proposals will provide a bus road. The delivery of this access will service into the development, connecting This strategic route will not connect with Little either be directly by the developer of to Chelmsford, Braintree and other key Waltham which identifies a need for better Blasford Hill (subject to the Hospital destinations (subject to operator support). cycle connectivity between the local centre Trust making the land freely available) (and the facilities therein) and the Site. In addition, the Chelmsford City Growth or via a financial contribution by the Package proposes improvements to the developer to finance the works to be route between Chelmsford city centre and undertaken by the Hospital Trust under Broomfield Hospital. These relate mainly to governance of the Local Authority. junction redesigns, improved bus stops, and footway improvements.
To Chelmsford
Masterplan Site Area Bus Routes
Strategic Routes Bus Stops N N (and bus route) Public Right of Way 25746-RG-M-Ai-05B Secondary Routes Proposed Cycle Route set out in Chelmsford 100 300 500m Tertiary Routes City Growth Package (July - August 2017) 0 200 400
Access & Movement Network
11 BLASFORD HILL, BROOMFIELD LANDSCAPE & visual
LANDSCAPE AND VISUAL Masterplan Site Area
The Site is located on the east facing slopes of the Chelmer Valley and comprises three fields, separated by hedgerows and trees. A public right of way (PRoW 225/29) runs northwards through the Site connecting Woodhouse Lane in the south with Lark’s Lane in the north. Sparrowhawk Wood - a parcel of ancient woodland, and the pond in the former agricultural reservoir are dominant landscape features. There is a cluster of listed buildings adjoining the south eastern edge of the Site, accessed via Blasford Hill, and a substantial group of buildings associated with Broomfield Hospital to the south of the Site. The Site is not subject to any landscape related designations, and is not within or adjoining a Conservation Area.
LANDSCAPE CHARACTER
The Site falls within Natural England’s National Character Area 86; South Suffolk and North Essex Clayland. The District Landscape Character Assessment identifies the NE of the Site to be part of the Upper Chelmer River Valley character area (LCA A6) and the south and west to be part of the Pleshey Farmland Plateau (LCA H). Both recognise the importance of the valley sides, woodland blocks, hedgerows and irregular field patterns and suggest they be preserved and enhanced as part of any future green infrastructure. At a local level, the Broomfield Village Design Statement identifies greens as being a key characteristic of the village, and suggests new development should be focused around a series of greens. Masterplan Considerations
• Respect eastern views into the Site from the Chelmer Valley.
• Make best use of the existing landscape features on the Site as structuring elements for future development. These to include where appropriate hedgerows and trees.
• Recognise the key landscape feature of the former agricultural reservoir and build into the approach to green infrastructure.
• Enhance existing Site planting to help the design proposals integrate into the landscape surroundings including the wooded setting of Woodhouse Lane.
• Enhance the green corridor context of the public right of way which runs northwards through the site connecting Woodhouse Lane in the south with Lark’s Lane in the north. N • Deliver an appropriate landscape response to the Site including the field in the south east corner.
• Reflect local village character through provision of a series of greens. Site Context and Visual Appraisal
12 MASTERPLAN FRAMEWORK DOCUMENT
TOPOGRAPHY Masterplan Site Area
A topographical survey of the Site has been completed which shows elevations ranging from 57.90m AOD at the western Boundary falling to 43.40m AOD at the south eastern boundary. The main topographical feature is an agricultural reservoir, which presents an opportunity for integration into the new scheme.
VISUAL CONTEXT
A full visual appraisal has been undertaken. This concluded that views into the Site are obtained from a limited geographic area, including from roads and properties adjoining the Site, such as Woodhouse Lane to the south and a short stretch of Blasford Hill to the north east; from the eastern side of the Chelmer Valley; and from a short stretch of PRoW 225/25 to the east, looking towards the north eastern boundary. The most visually sensitive part of the Site is the area of sloping ground to the east of PRoW 225-29, although any proposed built forms within the Site would be seen in the context of existing large-scale hospital development to the south. As such, sensitive design-led approach would enable new development to be successfully integrated within its landscape setting.
Masterplan Considerations
• Enhance existing field boundaries to help the development proposals integrate into their landscape surroundings.
• Utilise existing topography to create a natural drainage strategy.
N
Topographical Features Plan
13 BLASFORD HILL, BROOMFIELD
Concrete post and wire fence on western boundary of Site (KEGS playing fields beyond) Residential properties at Broomfield Hospital Sparrowhawk Wood Woodhouse Lane
A: View from Woodhouse Lane on the south western boundary of the Site PRoW 225/29 Tree belt field boundary across centre of the Site Wood House Farleigh Hospice Residential properties at Broomfield Hospital
B: View from PRoW 225/29 in the northern part of the Site looking south towards Broomfield Hospital
PRoW 225/29 Vegetation along northern boundary of Site Industrial shed in the eastern part of the Site PRoW 225/29
C: View from PRoW 225/29 in the centre of the Site looking north east towards Blasford Hill
Wood House Farleigh Hospice Residential properties at Broomfield Hospital
D: View from PRoW 225/29 in the centre of the Site looking south west towards Woodhouse Lane
14 MASTERPLAN FRAMEWORK DOCUMENT
Agricultural Reservoir Industrial shed in the eastern part of the Site Hedgerow field boundary through the Site
E: View from PRoW 225/29 in the centre of the Site looking north west towards the agricultural reservoir
Woodhouse Lane Vegetation along southern boundary of the Site
F: View from Woodhouse Lane opposite Farleigh Hospice looking north towards the Site
Hedgerow field boundary through the Site Residential properties along Blasford Hill Giant Redwood Residential properties along Woodhouse Lane (Coach House)
Photograph location plan
G: View from PRoW 225/29 in the southern part of the Site looking east towards Blasford Hill
Wood House Lodge Giant Redwood Hedgerow field boundary through the Site Coniferous tree line along Montpellier Farm Vegetation along northern boundary of the Site
H: View from Woodhouse Lane near Blasford Hill looking north west across the Site i: View west from Blasford Hill
15 BLASFORD HILL, BROOMFIELD LOCAL CHARACTER
INTRODUCTION ORDNANCE SURVEY MAP 1924 ORDNANCE SURVEY MAP 1979 ORDNANCE SURVEY MAP 2017 Understanding a place is key to delivering integrated and responsive Main Road, forming part of the old Roman Road, provides the By 1979, Broomfield has expanded considerably, with the original The 2017 Ordnance Survey map shows comparatively modest developments. Analysing how the local area has changed over the past ordering structure for the village. Buildings are grouped around building groupings subsumed within post war development north further development in Broomfield around the built up areas 100 years provides useful information about suitable patterns of growth. the intersection with Church Lane, leading to Broomfield Hall of school Lane, north and south of Mill Lane, with substantial associated with Church Lane and School Lane. This is not about copying the past, rather it means understanding and to the west, and the intersection with School Lane, leading to development north of Church Lane. interpreting the context of a particular Site and its surrounding context. This is in contrast to the further significant development in Parsonage Green to the west. Occasional buildings are strung out Although considerable development has occurred within backland the northern reaches of the village north and north east of the The Site falls within the parishes of Broomfield and Little Waltham. The along the road between these focal points. areas, the linearity of the settlement is still distinctive by virtue of secondary school, including Broomfield Hospital up to Woodhouse proposal would expand Broomfield northwards maintaining a clear The Site comprises farmland located midway between Broomfield the continued growth north and south along Main Road. Lane. separation from the village of Little Waltham. Therefore, in order to and Little Waltham, alongside the hamlet of Blasford Hill. The inform the master plan and design proposals for the Site, the historic Other notable changes include the secondary school to the west The southern and eastern boundaries of the Site are now woodlands of Sparrowhawk and Puddings Wood are evident whilst development and character of Broomfield has been the focus of this and Broomfield Hospital within the grounds of Broomfield Court. contiguous with the built up area of Broomfield. Wood House which sits within a parkland estate setting, is still analysis. Like Broomfield, Little Waltham has also expanded markedly to the there today and lies along Woodhouse Lane to the south. To the south, to almost touch the Site boundary. east lies two farms, various buildings and allotments. HISTORICAL EVOLUTION
The historical maps show how the villages have changed over the past century. This highlights that the village expansion has moved both north and south along Main Road away from the original focal points of the Broomfield village.
The analysis of the historical evolution of Broomfield illustrates that the Site settlement pattern is consistent with the approach of extending development north and south along Main Road whilst still maintaining separation from the settlement boundary of Little Waltham.
Masterplan Considerations
• Avoid coalescence of Broomfield and Little Waltham for example visibly breaking the ribbon of development fronting Blasford Hill.
• The interface with the surrounding landscape needs to be considered as this creates a new settlement edge. Housing should be outward facing, but not to create an overly developed urban edge from views from the surrounding countryside.
16 MASTERPLAN FRAMEWORK DOCUMENT
BROOMFIELD Masterplan Considerations
Broomfield is a largely rural Parish, with the built up • Series of village greens with clusters of buildings overlooking area of the village stretching from the southern to the the green space, providing positive enclosure and surveillance. northern Parish boundary along Main Road. The images • Curved streets with some vegetation, punctuated by areas of opposite provide examples of the different characters open space, located around the historic areas. found within the village. • Buildings set back from the street. Some frontages enclosed As illustrated on the previous page, Main Road, part of with walls and/or hedges, but allowing views to fronts of the old Roman Road, provides the ordering structure buildings. for the village with historic building groupings around the ‘Church Green’; and Angel ‘Green’; with occasional • Traditional form with two storeys, pitched 45° or greater roof individual dwellings strung out along the road between pitches and chimneys. these focal points. Some of the residential buildings • Walls are predominantly shades of aged gault or orange/red within these areas date from the fourteenth to sixteenth brick whilst some have light coloured render. Timber cladding centuries and many of the 29 listed buildings in the is also evident, including within newer developments, such as village are associated with these areas. Hanbury Place. More recent development in the latter half of the • Roof materials are mostly clay red/orange tiles. Twentieth Century substantially increased the size of the village and diluted the character of the original parts of • Doors and windows tend to be white framed, small pane sash/ the settlement. Smaller scale infill development in the casement. Rain water goods tend to be black. Common details early part of the Twenty-first Century is evident in Post include bay windows, voussoirs, arched doors and window Office Road, Roselawn Fields and Deverill Close and has headers. marked a return in the most part to a more traditional • There are a number of houses with ornate chimney detailing, Essex character and is reminiscent of residential decorative brick coursing with tile hanging. development forms in Broomfield between the Twelfth Century and Georgian period.
LITTLE WALTHAM Masterplan Considerations
The village was originally a linear settlement spread • The historic core of the village relates to the main street with out along what is now called ‘The Street’. This area good enclosure provided by continuous building frontages, contains almost all of the period properties. Its character proximity to roads along with fences, trees and hedgerows. is derived from the buildings, street pattern and in • Some of the buildings front onto the street, either up to the response to the different topography and River Chelmer, pavement or slightly set back. which splits the village. • The building shapes, styles and plot widths vary along the The village has a wide main street with good enclosure main street although there are certain groups with a similar provided by the adjoining buildings along with fences, form or architectural appearance. trees and hedgerows. The buildings more informally front onto the street, either up to the pavement or • Trees and hedgerows lie within the majority of front gardens, slightly set back. The building shapes, styles and plot punctuating the street scene and adding to its character. widths vary along the main street although there are • Buildings are nearly all two storeys with a traditional form, certain groups with a similar appearance, such as light along with pitched 45° or greater roofs and chimneys. coloured render and slate/plain clay tiled roofs. • Walls are predominantly shades of light render, plus some Village expansion in the latter half of the twentieth aged gault / red brick, and occasional timber. Roofs are mainly century is predominantly to the east. Small scale infill slate / plain orange clay tiles. development in the early part of the Twenty-first Century is also evident at Winckford Close, for example • Doors and windows tend to be white or black framed, small which marked a return to a more traditional format than plane sash or casement. the villages earlier expansion. • Rain water goods tend to be black. Notable features include bay windows.
17 BLASFORD HILL, BROOMFIELD Arboriculture & Ecology
ARBORICULTURE A Tree Survey has been completed on the Site to identify the quality and location of significant trees adjacent and on the Site within the area specified for inspection. A total of sixty five individual trees, thirty three groups of trees, fifteen areas of trees, eleven hedges and one woodland have been surveyed. These were found to be of mixed condition and age providing a variety of amenity benefits. They include trees and hedgerows around the Site boundaries and along the field margins. There are several Tree Preservation Orders (TPO’s) on Site which require careful consideration to include layout and construction methods to ensure long term retention and protection.
Two small woodland blocks were noted beyond the Site boundaries. These included Sparrowhawk Wood to the north and Puddings Wood to the south. A small block of plantation woodland borders the Site to the north, each of these three woodland blocks is protected TPO. KEGS recreational ground, comprising amenity grassland, borders the Site to the west. The key features of the Site in arboricultural terms are shown on the adjacent plan and include:
Northern boundary
The northern boundary provides a broken linear feature of trees and hedgerow. This boundary is dissected to the centre by an existing Public Right of Way (PRoW) which runs from the south east connecting to Sparrowhawk Wood to the north west. The northern boundary is made up of Field Maple, Hawthorn, English Oak and Ash trees. The existing trees and hedgerows are made up of predominantly Category B and C specimens. There are two English Oak trees which are category A. Eastern boundary
The eastern boundary is broken up by the existing built form off Blasford Hill. Most of the landscape features along the eastern boundary are made up of existing Field Maple and Hawthorn hedgerow, which are assessed as Category B. There area few existing trees located along this boundary, though are considered young specimens. There is an existing field boundary hedgerow located directly adjacent to the eastern boundary and south of the reservoir. This existing hedgerow is made up of Ash, Oak and Hawthorn and considered Category C. Southern boundary
There are a number of existing trees alongside Woodhouse Lane, with existing hedgerows in places. The existing trees species are made up of Sliver Birch, Common Holly, Common Ash, Lime, English Oak an Crack Willow. A number of these trees are considered dead or dying, though there are a few notable trees that are covered by TPO’s. These particular trees are located within the Site away from the southern boundary. The interspersed hedgerows consist mainly of Field Maple, Hazel and Hawthorn, and are assessed as Category C. Western boundary
The western boundary is relatively open, delineated by a post and rail fence along its length. There are examples of Hornbeam, Scarlet Oak, English Oak, Common Ash, Turkey Oak, and Turkey Oak, though are located to the western side of the existing fencing. There are no other known landscape features along this boundary. Agricultural reservoir • Masterplan Considerations There is an existing large waterbody formed for use as a irrigation reservoir, and located to the eastern edge of the Site. The waterbody is • The layout should mitigate the presence of high-quality trees, particularly the on-site TPO’s, meaning where feasible the development surrounded by mature landscaping features to the banks of the reservoir. The landscape features include examples of Ash, Field Maple, Oak, proposals are shaped to retain them. Hawthorn and Elm, and are predominantly located to the western areas of the reservoir. • Retain the main hedgerow running north south through the Site as a key structuring feature, limiting breaks where possible. Hedge line • There is an opportunity to provide additional trees and vegetation across the Site, improving its character and enhancing biodiversity. The Site supports a network of hedgerows that border the arable fields. The hedgerows also support mature and semi-mature trees. The main internal hedgerow is located centrally running from the south east to the north west, which also provides the existing PRoW route. There are a • There is an opportunity to enhance the boundary planting, for example along the western boundary which is mostly open at present, the number of trees located along this hedgerow, including several TPOs to the south. There are natural gaps to the hedgerow to the south and north northern boundary to limit long range views and the south to buffer the rural lane character. allowing field access for farm vehicles. • The hedgerow to the south of the agricultural reservoir is classified as low quality (Category C) and hence on balance could be removed to facilitate development and compensatory planting will be provided.
18 MASTERPLAN FRAMEWORK DOCUMENT
ECOLOGY An ecological survey of the Site has been undertaken, with findings set out in an Extended Phase 1 Habitat Survey Report (an extract from the ecology plan is set out opposite).
The findings indicate that the Site is suitably unconstrained for new development with the majority of the Site comprising two large arable fields. Arable land has no intrinsic ecological value as a habitat in its own right, being man-made, common and widespread. The south eastern corner of the Site consists of semi-improved neutral grassland with a slightly higher ecological value. Although the majority of the site is in agricultural use it supports habitat types of limited inherent ecological importance including: bats, birds, harvest mice and Badgers.
Habitat Regulations Assessment
The potential impact of new growth within the Chelmsford area could have on coastal Natura 2000 sites has been addressed by Chelmsford City Council, along with the other district and borough councils in Essex, who have prepared a Recreational Disturbance Avoidance and Mitigation Strategy (RAMS). The Essex RAMS is considered further at page 9 of the Masterplan. Agricultural reservoir
A mosaic habitat of Unimproved Neutral Grassland and dense scrub around the banks of the reservoir. North south corridor
A tree and dense shrub corridor is located along the existing ditch and PRoW which connects the southern boundary to the northern boundary. It consists of mature and semi-mature trees with agricultural access to the north and south. Field boundaries
Tall ruderal vegetation was noted around the field margins and understorey of hedgerows on Site. Semi-improved grassland was also noted along the road verges as well as the margins of the arable fields. South east corner
A field comprising semi-improved neutral grassland is present in the south east corner of the Site covering an area of around 3 ha. Puddings Wood
To the south of the Site boundary (south of Woodhouse Lane) lies the small woodland block known as Puddings Wood. This woodland block is designated as a County Local Wildlife Site, consisting of mainly Oak and Ash trees. Sparrowhawk Wood
Sparrowhawk Wood is the larger of the two woodland blocks, and located to the north of the Site. This woodland block is also a designated as a County Local Wildlife Site. This ancient woodland consists mainly of Hornbeam, Hazel, Ash and Oak trees. Both of these woodland blocks have the Masterplan Considerations potential to provide for certain mobile species, such as birds and bats. • The approach to incorporating ecological features needs to be incorporated as part of the green infrastructure strategy. Western land • Opportunity to enhance biodiversity by planting new trees and vegetation within and around the edges of the Site, including green The KEGS recreational ground borders the Site to the west. This land is predominantly amenity grassland and is well maintained, and therefore corridors. provides minimal ecological value. • Planting to the western boundary provides the opportunity to create a habitat corridor linking Puddings Wood to the south with Sparrow Hawk Wood to the north. • Integrate existing network of ditches and reservoir as a natural drainage solution into the proposed drainage strategy. • Consider the approach to long term management of the grassland area within the south eastern corner and surrounding the agricultural reservoir as part of the landscape strategy. • Deliver Biodiversity Net Gain by retaining and enhancing where possible existing trees and hedgerows, with additional landscape planting as part of extensive provision of public open space. • Consider the potential for new buildings to contribute, for example by incorporating bird and bat boxes and other biodiversity enhancements. • Public green spaces to help mitigate recreational disturbance in the context of mitigation as on-site public space is unlikely to be considered full mitigation of recreational disturbance (RAMS).
View looking from the PRoW on Woodhouse Lane across the south eastern part of the Site looking towards the rear of the listed buildings on Blasford Hill 19 BLASFORD HILL, BROOMFIELD TECHNICAL considerations
ARCHAEOLOGY AND BUILT HERITAGE Masterplan Considerations GEOLOGY
An archaeological Desk Based Assessment has been undertaken, which identifies that the Site is • Archaeology is not a constraint to masterplan layouts. Superficial geology comprises deposits of loose sand and gravel across the east of the Site; silty considered to have a low to nil archaeological potential for palaeoenvironmental evidence from clay is present in the north east corner and slightly sandy, gravelly clay across the remainder of • Where Archaeology is affected, it will be investigated in advance and recorded. the Palaeolithic and Mesolithic periods. the Site. Solid geology on-site consists of London Clay slightly sandy clay to stiff dark grey clay. • Respect the setting of the Listed Buildings to the south east corner of the Site, ensuring Approximately 580 metres to the north of the Site (Ash Tree Corner) lies a Scheduled Monument, Available British Geological Society (BGS) borehole records indicate groundwater in the area new buildings are set back an appropriate distance within an appropriate landscape which dates to the Iron Age/Romano-British period although the Site does not effect its setting. may be present from depths of around 2.0m to 10.4m below ground level which accords with the setting. water level in the agricultural reservoir. The north east corner of the Site, and to the east of Main Road, is afforded a moderate to high • Respect the setting of the Non Designated Heritage Assets. potential for the presence of archaeological assets belong to the Roman period. While it is Geo-environmental possible that archaeological remains may be present within the Site, the balance of probability is • Awareness of the Scheduled Ancient Monument located north of the Site. A number of potential sources of contamination have been identified on the Site, including that these will be not be of regional or national significance. • Respect the building frontage line on Blasford Hill. pesticide and herbicides from agricultural working of the Site, PAHs (Polycyclic Aromatic Hydro There are no known designated or non-designated heritage assets within the Site. There are 8 Carbons) and hydrocarbons associated with a waste burning area in the east, and asbestos, • The grouping of Wood House, Coach House Lodge and the relationship of those to the Listed Buildings located close to the eastern boundary of the study Site which comprise the Grade metals and PAHs associated with a waste stockpile in the east of the Site. south east corner of the Site is of note. II designated Tudor Cottage, Maltings at Thorley’s Farm, Thorley’s Farmhouse, Foxes Maltings, Identified Site-wide environmental risks have been classified as very low to low. There is Runnymede, Runnymede Cottage, Glenmore & Thorley’s Cottage and Laburnum Cottage. generally a very low or no risk to the Site from geological hazards. Risks from shrink / swell of These Listed Buildings and Non-Designated Heritage Assets formed the historic hamlet of clays and risk of landslide instability have been classified as very low to low. Blasford Hill. This historic hamlet provides an element of ribbon character to the eastern edge of Minerals the proposed parkland area. The Site lies within a mineral safeguarded area for sand and gravel (from the Lowestoft N:\23000-23999\23017 - Broomfield\Figures\Mapping\GIS\Projects\HER.mxd MP / 08.02.17
MEX20494 MEX1034657 MEX28573 Formation) and a Minerals Resource Assessment (MRA) has been undertaken in accordance with MEX1034661 EEX20798 MEX20797 MEX1037263 Little Waltham CA Policy SGS6. The MRA identifies that there is a mineral resource within the Site. However, it is 1002140 (SM) Settlement site at Ash Tree Corner
MEX20801 MEX1034663 MEX20802 Planning ● Heritage not considered viable to extract the minerals from the Site. Accordingly, any development on MEX1037202 MEX20496 www.cgms.co.uk MEX20497 MEX20794 MEX20498 MEX1034664 MEX1037221 MEX1034658 MEX1040118 MEX1034659 MEX20805 the Site will not require the prior extraction of any mineral resource. Essex County Council as MEX20490 Site Boundary MEX1037925 MEX1034662 212500 MEX1037276 MEX1037299 EEX20491 Search Radius 1km MEX1037267 MEX1037270 MEX20519 minerals authority have confirmed that they have no objection to development of the Site. MEX20523 MEX1038100 Designated MEX1034666 Heritage Assets: MEX1037283 MEX1033118 MEX20593 MEX1037279 Scheduled MEX1037273 MEX1037286 Monument MEX1034665 MEX28586 Listed Building Masterplan Considerations MEX1034667 Conservation Area MEX20466 MEX1034669 Non-Designated MEX1033392 MEX1034668 Heritage Assets: • Geology and minerals are not a constraint to masterplan layouts. HER Record (Point) Find Spot
212000 Monument Building • The eastern portion of the Site is considered to be the most suitable for accommodating MEX23954 MEX3612 HER Record (Line) Monument shallow infiltration drainage via soakaways. MEX1034670 HER Record EEX20538 MEX27463 (Polygon) MEX20537 Find Spot EEX53497 EEX56762 Monument MEX1042222 MEX28472 Industrial Landscape FLOOD RISK MEX1036756 Building MEX39594 MEX40933 MEX20659 MEX39593 MEX1034671 MEX20704 MEX39588 EEX53127 MEX1033543 Previous Archaeological 211500 EEX39589 Work: EEX52389 The Site is classified as Flood Zone 1 which is land designated at low probability of river or sea HER Event (Point) MEX1036755 MEX52215 EEX53151 flooding. According to the Environment Agency’s website, small parts of the Site are at risk of MEX1032817 MEX1034672 MEX1037891 MEX1034673 flooding from surface water (mainly the ditch) which can be mitigated through appropriate MEX20700 MEX20769 EEX20770 MEX1034675 design measures incorporating the use of sustainable drainage systems.
MEX1040777 Scale at A3: 1:8,000 0 250m Whilst development will increase the rate and volume of surface water runoff, the use of 211000 MEX20703 MEX1040576 Figure 2: attenuation systems on Site, such as swales and attenuation basins, can mitigate the effect on HER Data Plot (data from Essex Historic Environment Record) development and associated downstream catchments.
569500 570000 570500 571000 571500 © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 © English Heritage 2017. Contains Ordnance Survey data © Crown copyright and database right 2017 The Dataset contained in this material was obtained on 26.01.17
Masterplan Considerations
• Flooding is not a constraint to masterplan layouts.
• Requirement to maintain surface water runoff rates in accordance with national and local policy.
• The existing on-site ditches offer the opportunity to provide a sustainable drainage strategy along with new attenuation features introduced as part of the development.
• The development needs to provide appropriate surface water drainage attenuation, such as using the existing agricultural reservoir.
20 MASTERPLAN FRAMEWORK DOCUMENT
TECHNICAL considerations August 2018 EFM North Broomfield 16
UTILITIES EDUCATION
The area around the Site is well serviced with utilities, including broadband , located along The Site has schools located nearby in Broomfield and Little Waltham which provide primary B1008 and Woodhouse Lane corridors. Preliminary design loadings have been considered and education along with a secondary school in Broomfield. Discussions have taken place to agree further liaison is taking place to determine appropriate technical design. the position with the Local Education Authority (Essex County Council ) which has confirmed that primary or secondary children arising from the development will attend nearby schools. Masterplan Considerations The 2 and 3-mile radii illustrated opposite are the distances prescribed in the Education Act beyond which local authorities are required to provide/fund transport where the nearest • To avoid any disruption on Blasford Hill (Distributor road) utilities and services will be available school is further away. Those nearby schools are listed in the table below: directed along Woodhouse Lane and sensitively diverted into the south east corner of the Site to serve the development. Primary Schools Distance from Blasford Hill • The layout should take account of existing drainage, including an allowance for Broomfield Primary School 1.2 miles 1.93 km maintenance and easements. Little Waltham Primary School 0.9 miles 1.44 km • Consideration to be given to the natural attributes of the Site and in particular to the Great Waltham Primary School 1.6 miles 2.57 km south east corner when installing drainage / utilities. Secondary Schools • The Site is well positioned to connect into existing utilities delivering the latest in Chelmer Valley High School 0.7 miles 1.13 km communications such as high-speed broadband providing residents a reliable fast internet connection. Saint John Payne Catholic School 2.3 miles 3.7 km Chelmsford County HS for Girls 2.6 miles 4.18 km NOISE King Edward VI Grammar School 2.9 miles 4.66 km There are several existing noise receptors in relation to the Site being residential properties to EFM the south and east and Farleigh Hospice to the south. Traffic along Blasford Hill to the east, and August 2018 North Broomfield 23 Masterplan Considerations potentially from the general operations at Broomfield hospital to the south west and the Scaffold Map 5: Primary Schools within the vicinity of the development • Cycle and pedestrian footpaths will be provided for safe and easy access to primary Site location in relation to primary schools (2 mile radius) Yard located to the east of the site, will already contribute to ambient noise. schools in Little Waltham and Broomfield. Existing footpaths and cycle connections will There is minimal traffic noise arising from the use of Woodhouse Lane to the south. The be utilised for access to secondary education in Broomfield. development would introduce new receptors, but would not introduce excessive noise to the 8.2 Table 12 details the current roll at the schools, which are all in the Essex area. Further noise assessment will be prepared as part of the subsequent planning application • Provision on-site for Childcare and early years facility. County Council administrative area: process
Masterplan Considerations
• There are no particular masterplanning constraints identified at this stage in relation
to noise impact upon the new residents which could not be mitigated through simple Table 12: Primary School Numbers on Roll January 2018 measures such as glazing. (NoR = Number on Roll; PAN = Planned Admission Number)
• There are no particular constraints identified in relation to noise impact on existing residents or other sensitive receptors. 8.3 The nearest school to the development is Little Waltham Primary School, which is less than one-mile walking distance from this development. This is a one form entry (‘1FE’) school and is essentially full. The school is oversubscribed in Reception Year, full in Years 1, 2, 3 and 5, with minor surplus in Years 4 and 6. Should Little Waltham take a full contingent in Reception Year in September 2018, the surplus capacity will drop even further. There is not close to enough capacity in this school to
Site location in relationMap 12: to Secondarysecondary Schools schools in (3 the mile vicinity radius) of the development site
9.2 The current roll at these schools, which are all in the Essex County Council administrative area, can be seen below: 21
Table 15: Primary School Numbers on Roll January 2018 (NoR = Number on Roll; PAN = Planned Admission Number)
9.3 This development’s local Secondary school is Chelmer Valley High School. The school has a planned admission number of 196 per year, and the school is either full
BLASFORD HILL, BROOMFIELD SITE CONSIDERATIONS
This section summarises the Site considerations that the masterplan proposals need to respond to including planning policy, community, environmental and technical considerations. Landscape & Visual Archaeology and Built Heritage • Respect eastern views into the Site from the Chelmer Valley. • Archaeology is not a constraint to masterplan layouts.
Planning policy • Make best use of the existing landscape features on the Site as structuring elements for • Where Archaeology is affected, it will be investigated in advance and recorded. future development. These to include where appropriate hedgerows and trees. • The proposals need to accord with the planning policy framework set out unless material • Respect the setting of the Listed Buildings to the south east corner of the Site, ensuring considerations dictate otherwise. • Recognise the key landscape feature of the former agricultural reservoir and build into new buildings are set back an appropriate distance within an appropriate landscape • This includes various infrastructure requirements, levels of open space provision and the approach to green infrastructure. setting. housing mix. • Enhance existing Site planting to help the design proposals integrate into the landscape • Respect the setting of the non-designated heritage assets. surroundings including the wooded setting of Woodhouse Lane. • The development proposals need to demonstrate that they align with best practice • Awareness of the Schedules ancient monument located north of the Site. design guidance. • Enhance the green corridor context of the public right of way which runs northwards • Respect the building frontage line on Blasford Hill. • The Chelmsford Local Plan masterplanning principles should be incorporated. through the site connecting Woodhouse Lane in the south with Lark’s Lane in the north Minerals • On-Site recreational facilities should be provided to mitigate wider disturbance on ZOI • Deliver an appropriate landscape response to the Site including the field in the south receptors areas. east corner. • Geology and minerals are not a constraint to masterplan layouts.
• Commitment to Live Well principles • Reflect local villages through provision of a series of greens. • The eastern portion of the Site is considered to be the most suitable for accommodating shallow infiltration drainage via soakaways. Local community facilities & services • Enhance existing field boundaries to help the development proposals integrate into their landscape surroundings. Flood risk • The Site is well served by existing services and facilities in Broomfield and Little Waltham. Chelmsford city centre is around 3km away and easily accessible by bicycle or • Utilise existing topography to create a natural drainage strategy. • Flooding is not a constraint to masterplan layouts. bus. Arboriculture & Ecology • Requirement to maintain surface water runoff rates in accordance with national and • A new community led neighbourhood centre will be located centrally within the site local policy. • The layout should mitigate the presence of high-quality trees, particularly the on-Site with access from the main spine road and within easy walking distance for all residents. TPO’s, meaning where feasible the development proposals are shaped to retain them. • The existing on-site ditches offer the opportunity to provide a sustainable drainage The facilities will be focused on a multi-functional community building and an early strategy along with new attenuation features introduced as part of the development. years and childcare facility. At this time there are ongoing talks with the NHS about • Retain the main hedgerow running north south through the Site as a key structuring integrating local healthcare provision with this Local Centre or nearby, but this is subject feature, limiting breaks where possible. • The development needs to provide appropriate surface water drainage attenuation, such to further discussion with the NHS. as using the existing agricultural reservoir alongside an attenuation basin located in the • There is an opportunity to provide additional trees and vegetation across the Site, south eastern part of the Site which is at the lowest level. • There is no requirement for a new primary school on the Site. The children are most improving its character and enhancing biodiversity. likely to attend schools in Little Waltham and Broomfield. Utilities • There is an opportunity to enhance the boundary planting, for example along the • The additional housing will help support and sustain local businesses, such as the western boundary, which is mostly open at present, the northern boundary to limit long • To avoid any disruption on Blasford Hill (Distributor road) utilities and services will be nearby shops and pubs. range views and the south to buffer the rural lane character. directed along Woodhouse Lane and sensitively diverted into the south east corner of the Site to serve the development. • Connections to existing facilities by walking and cycling will be a priority. • The hedgerow to the south of the agricultural reservoir is classified as low quality (Category C) and hence on balance could be removed to facilitate development. • The layout should take account of existing drainage, including an allowance for Access & Movement maintenance and easements. • The approach to incorporating ecological features needs to be incorporated as part of the • Vehicular Access: the Site must be served via a new access off the B1008 Blasford Hill. green infrastructure strategy. • Consideration to be given to the natural attributes of the Site and in particular to the This should be in the form of a new roundabout, designed to act as a positive and south east corner when installing drainage / utilities. attractive new gateway into Broomfield, including appropriate signage. • Opportunity to enhance biodiversity by planting new trees and vegetation within and around the edges of the Site, including green corridors. • The Site is well positioned to connect into existing utilities delivering the latest in • Public Transport: early phases of the development can include safe and convenient communications such as high-speed broadband providing residents a reliable fast walking routes to the existing bus stops along Blasford Hill, though later phases • Planting to the western boundary provides the opportunity to create a habitat corridor internet connection. could provide an internal bus service. The internal road layout will be designed to linking Puddings Wood to the south with Sparrow Hawk Wood to the north. accommodate additional bus stops on Site as part of any future proposed bus service. Noise • Integrate existing network of ditches and reservoir as a natural drainage solution into • Cycle connection: cycle route through the Site connecting Little Waltham (subject the proposed drainage strategy. • There are no particular masterplanning constraints identified at this stage in relation to feasibility study) with city centre and Great Waltham cycle route to the south via to noise impact upon the new residents which could not be mitigated through simple • Consider the approach to long term management of the grassland area within the woodhouse lane. measures such as glazing. south eastern corner and surrounding the agricultural reservoir as part of the landscape • Walking routes: Connection to walking routes leading to community facilities in strategy. • There are no particular constraints identified in relation to noise impact on existing Broomfield and Little Waltham. Improvements are needed including a potential crossing residents or other sensitive receptors. • Deliver Biodiversity Net Gain by retaining and enhancing where possible existing trees facility associated with the new access off Blasford Hill. and hedgerows, with additional landscape planting as part of extensive provision of Education • A new vehicular, pedestrian and cycle access will be provided to connect with Broomfield public open space. • Cycle and pedestrian footpaths will be provided for safe and easy access to primary Hospital internal perimeter road. The delivery of this access will either be directly by the • Consider the potential for new buildings to contribute, for example by incorporating bird schools in Little Waltham and Broomfield. Existing footpaths and cycle connections will developer of Blasford Hill (subject to the Hospital Trust making the land freely available) and bat boxes and other biodiversity enhancements. be utilised for access to secondary education in Broomfield. or via a financial contribution by the developer to finance the works to be undertaken by the Hospital Trust under governance of the Local Authority. • Public green spaces to help mitigate recreational disturbance (RAMS). • Provision on-Site for Childcare and early years facility.
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Results from Phase 1 Habitat Survey
23 BLASFORD HILL, BROOMFIELD 3. SITE OPPORTUNITIES AND DESIGN PRINCIPLES
The following series of diagrams explain the key points which inform the masterplanning principles and underpin some of the decisions made to inform the design process.
These reflect the specific spatial considerations of the Site and the feedback received from the engagement process. In addition to this the requirements of policy guidance and best practice referred to in section 2 of this document will be applied to all development proposals.
1. IDENTITY & HERITAGE 2. SITE TOPOGRAPHY & KEY VIEWS
• Maintain separation between Broomfield and Little Waltham by providing a green gap • Utilise the natural fall of the land to provide an integrated drainage strategy within the i.e. limiting development within the north east corner. landscape.
• Respect adjacent uses, including the setting of Listed Buildings and non-designated • Allow the Site topography to reinforce the sense of place and interest to the roofscape. heritage assets and Farleigh Hospice by providing a landscape buffer and / or setting • Integrate the agricultural reservoir into the landscape strategy and make use of the back development. level changes. • Retain a natural parkland setting to the historic buildings. • Acknowledge building scale range likely to be predominantly two storey with potential • Consider local design and layout cues from Broomfield and Little Waltham. for habitable rooms in the roof.
• Views from north / north western farmland plateau will be addressed with boundary planting.
24 MASTERPLAN FRAMEWORK DOCUMENT
3. TREES AND ECOLOGY 4. ACCESS & CONNECTIVITY 5. LIVEWELL & COMMUNITY INFRASTRUCTURE
• Opportunity to link Puddings Wood and Sparrow Hawk Wood with enhanced tree • Provide a new primary access point from Blasford Hill . • Incorporate the ‘Livewell’ principles to encourage the community, families and planting along the western boundary and along the outer perimeter of the Site. • A new vehicular, pedestrian and cycle access will be provided to connect with individuals to improve on health and wellbeing. • Opportunity to enhance existing wildlife habitats via a north to south green corridor . Broomfield Hospital internal perimeter road. • Accessible open space within walking distance for all residents with activities for all • Remove hedgerow only where necessary. • Provide pedestrian / cycle links where feasible through to Broomfield and Little ages. Waltham. • Retain the grassland area located in the south east corner to help improve biodiversity • Provide a community led neighbourhood centre with childcare and early years facility, and ecology. • Integrate existing public rights of way into layout along with the opportunity to including potential for healthcare provision. connect into the wider network of shared foot/cycle paths. • Retain and enhance where possible existing trees and hedgerows alongside new provision as part of a network to secure biodiversity gains. • On-site routes including perimeter walks & cycle paths to provide opportunity for health and recreational benefits. • Strengthen planting along the outer perimeter of the site • Connect to the strategic pedestrian and cycle routes across Chelmer valley.
• Opportunities for accessible sustainable travel to key destinations.
• Pedestrian and cycleway links to adjacent uses and routes to engage communities, families and individuals to improve health and wellbeing.
• Public transport infrastructure to be provided within the site.
• Explore alternative future use of Woodhouse Lane to avoid rat running and issues of safety.
25 BLASFORD HILL, BROOMFIELD 4. COMMUNITY ENGAGEMENT & LOCAL INVOLVEMENT
CHELMSFORD CITY COUNCIL PPA TECHNICAL WORKSHOP PARISH COUNCIL WORKSHOP 1
Bloor Homes entered into a Masterplan PPA in early 2019. The Masterplan PPA covers four stages On Tuesday 13 August, Bloor Homes organised a technical workshop for stakeholders, On Tuesday 13 August evening a meeting took place between Bloor Homes and representatives in total, which address the following: providing them with an opportunity to discuss and feed into the proposals for the Blasford Hill from Broomfield Parish’s Neighbourhood Planning Group and Little Waltham Parish Council. development. The workshop was held between the hours of 13:00-16:00. Eighteen stakeholders This meeting followed previous engagement undertaken with the Parishes, regarding the attended the workshop, from a range of organisations covering diverse areas of expertise. proposals for the Blasford Hill development. Masterplan PPA Requirements
Stage 0 Chelmsford City Council (CCC) and Bloor Homes enter into a PPA. Main outcomes of discussion: Main outcomes of discussion: Bloor Homes agree Masterplan framework plans with CCC. Stage 1 Undertake stakeholder engagement. • Investment in green corridor footpaths. • Density & quantum of proposed development. Bloor Homes to draft a Masterplan document. • Retention of the reservoir. • Creation of village green to south eastern corner.
CCC provide comments to Masterplan document. • Creation of a village green. • Importance to retain existing reservoir as a community asset. Masterplan document amended and agreed with CCC. • Provision of swift boxes across the Site. • Access road routing into Broomfield Hospital. Stage 2 Bloor Homes submits Masterplan document. • Low density housing. • Use of the access road into Broomfield Hospital. Formal public consultation commences on Masterplan document. Masterplan document amended in light of feedback from public • Open space walking area creating a connected circuit. • Stopping up of Woodhouse Lane. consultation. • The design attributes of the primary route through the Site and key junctions. • Impacts upon Farleigh Hospice in terms of traffic management. Stage 3 CCC prepare consultation report. • Internal movement and relationship with Woodhouse Lane. • Traffic reduction measures along Blasford Hill. Masterplan document approved by Executive Cabinet as approved guidance for development. • Approach to foul and surface water drainage. • Potential controlled pedestrian crossing along Blasford Hill.
• Ecological corridors and the need to sensitively design the south east corner of the Site. • Pedestrian and cycle connectivity to Broomfield and Little Waltham.
Bloor Homes have worked closely with CCC in developing the framework plans and the • Constraints on drainage. Masterplan document.
26 MASTERPLAN FRAMEWORK DOCUMENT
PARISH COUNCIL WORKSHOP 2 PUBLIC EXHIBITION • A network of swales and other sustainable drainage features.
On the evening of Tuesday 5th September, a further meeting took place between Bloor Homes In line with the requirements for stage 2 of the masterplanning process, a consultation event • Proposition for a ‘community led’ neighbourhood centre. and representatives from Broomfield Parish’s Neighbourhood Planning Group and Little was arranged for Saturday 18th January 2020 at Broomfield Village Hall, 158 Main Road, • Limiting development in the north east corner of the Site. Waltham Parish Council. Chelmsford. The consultation provided the community with an opportunity to see and feed into the submitted masterplan proposals and formed a principle element of the pre-application • Design analysis of neighbouring settlements. engagement Bloor Homes is undertaking with stakeholders ahead of the submission of a future Green Infrastructure Main outcomes of discussion: planning application, to develop the site. • Retention of the reservoir as a key feature on the Site. • Presentation of parishes’ concept aspirations for site. Prior to the consultation event, invitations were delivered to 1,992 addresses around the site. Local Councillors received a personalised invitation to the event, alongside representatives from • Investment in green corridors and footpaths across the Site. • Creation of village green central to development. Broomfield Parish Council and Little Waltham Parish Council. A meeting was also arranged • Preservation of existing vegetation and landscape features. • Importance to retain existing reservoir as a community asset. with the parish councils in advance of the consultation, to brief them on the materials and information that will be on display at the event. • Potential to link to landscapes beyond the Site. • Access road routing into Broomfield Hospital. In total, 116 residents attended the consultation with 19 feedback forms retuned at the event. A Masterplan Response • Stopping up of Woodhouse Lane. number of local councillors were in attendance, including ward members for Broomfield and The • Incorporation of the reservoir as a key element of the green space approach. • Traffic reduction measures along Blasford Hill. Walthams; Cllr Wendy Daden (Independent Group) Cllr Barry Knight (Conservative), Cllr Mike Steel (Conservative). • A Landscape Framework for routes and spaces across the Site & connected beyond. • Potential controlled pedestrian crossing along Blasford Hill to Little Waltham. • A landscape approach that builds on existing features and enhances these where • Content and requirements for neighbourhood centre. possible. Main outcomes of discussion: • Potential for a work hub with a multifunctional community use. Transport & Access • How the development would affect traffic levels on local roads across Broomfield and Little • Types of housing required. Waltham. • Create on Site walking routes that are connected & linked to open space. • Incorporating architectural themes from Little Waltham and Broomfield. • Delivery of the Link Road through the site to provide an access to Broomfield Hospital. • Provision of a new vehicular route into the Site from Blasford Hill.
• Positive discussions on the proposed green infrastructure strategy for the site. Residents • Approach to wider traffic management to be considered. welcomed the plans to utilise the site’s natural green space, alongside the provisions for a • Securing footpath and cycle connections to Broomfield and Little Waltham. new village green and plans to make the reservoir available to the local community. COMMUNITY WORKSHOP Masterplan Response • How local infrastructure facilities (specifically educational facilities and GP surgeries) are On Tuesday 10 September, Bloor Homes organised a community workshop for stakeholders, likely to be affected with new residents moving to the area. • An integrated network of green corridors & walking routes. providing them with an opportunity to discuss and feed into the proposals for the Blasford Hill • Provision of a new junction onto Blasford Hill and a new route into the Site . development. The event was held between 6.30 to 9 pm, at the Broomfield Methodist Church. • The investment being made in preserving and enhancing vegetation and greenery across Following a presentation about the Site and the masterplan process, a round table discussion the site, alongside the measures being taken to enhance local wildlife habitats • Consideration of the wider transport context on Woodhouse Lane and Blasford Hill. was held with attendees. This provided local stakeholders with the opportunity to discuss any • Connecting the Site more broadly via walking and cycling routes & public transport. specific areas of interest they have on proposals directly with the project team. RESPONSE TO FEEDBACK • A new vehicular access to be provided to connect with Broomfield Hospital
Ecology & Heritage Main outcomes of discussion: The following key aspects were captured through the engagement process: • Creating opportunities for ecology through the design of routes and spaces. • Consideration of key worker accommodation, potentially off-site provision. Design • Consideration of village greens to reflect the heritage of the area. • Provide additional greenery and footpaths around Woodhouse Lane. • Consider a range of housing & densities that reflect the characteristics of the Site and • Care to be taken with the design approach to the south east corner of the Site. • Preference for the route to be accessible for staff working at either the Hospice and Hospital. surroundings. in addition to local buses and “blue light traffic”. • Accounting for archaeology and heritage. • Careful consideration to be given to the approach to drainage. • Opportunity for development to connect with local walking and cycling routes. • Design of the key route through the Site. Masterplan Response • Addressing potential rat running through Woodhouse Lane depending on use of link access. • Undertaking archaeological and ecology surveys. • Content and design for a Community Led Neighbourhood Centre. • Neighbourhood centre should be well located to with good pedestrian and cycle links. • Reflecting the ecology of the Site by retaining key habitats and integrating into the • Consider architectural cues from Broomfield and Little Waltham. design. • Neighbourhood centre should serve the residents of the proposed development and the • Ensuring the community facilities are complementary to others locally. wider settlements of Little Waltham and Broomfield. • Creating a new semi-natural open space in the south east corner. • Maintain the separation with Little Waltham. • Neighbourhood centre would best be used for community use, with potential for a satellite • Incorporating village greens into the green infrastructure network. doctors surgery, remote working space, and other similar community uses. Masterplan Response
• Potential doctors surgery within the site would not be supported by the CCG. • Identification of character areas to respond to the different aspects of the Site.
• Development should not give the appearance of merging Broomfield and Little Waltham. • Careful design of the main access into the Site and route as a key feature.
27 BLASFORD HILL, BROOMFIELD 5. MASTERPLAN FRAMEWORK
The Masterplan Framework Plan draws on the analysis of the Site, the feedback from the NEW HOMES engagement process and the Site opportunities and principles to provide structure for future development. Taken with the Site principles and objectives, this plan provides the parameters • Deliver approximately 450 new homes. for any future proposals through the planning process. The Indicative Plans that follow • Provide of a mix of types and tenures, including affordable homes to meet the housing needs of the local community. demonstrate one way in which development might respond to these parameters. • Provide a coherent network of public open space, formal and community space within the Site.
The Masterplan Framework has been informed by a thorough assessment of the Site and ACCESS & SUSTAINABLE CONNECTIONS relationship to the immediate and wider context. It provides a framework for the delivery • Create links and connections that will help integration of Blasford Hill with the communities of Little Waltham. of a high quality, sustainable extension to the existing built up area of Broomfield. The key principles underpinning the design proposals are set out below. • Access served via a new roundabout off the B1008 Blasford Hill. • A new vehicular, pedestrian and cycle access will be provided to connect with Broomfield Hospital internal perimeter road.
• Safe and convenient walking and cycling routes to community facilities in Broomfield and Little Waltham where feasible.
• Provide an on-site network of shared foot/cycle paths. GREEN SPACE, ENHANCING HABITATS AND BIODIVERSITY • Create a network of Green infrastructure and provision of public open space.
• Enhance existing habitats and biodiversity through a comprehensive network of planting connected to the wider ecological features.
• Retain and enhance existing Site planting and field boundaries to help the design proposals integrate into the landscape surroundings.
• Retain the main hedgerow & PRoW running north south through the Site as a key structuring feature, limiting breaks where possible.
• Retain and enhance the agricultural reservoir as a key landscape feature within the development.
• Integrate existing network of ditches and reservoir into the proposed drainage strategy.
• Respect the setting of the Listed Buildings to the south east corner of the Site by provision of open space parkland. COMMUNITY FACILITIES • A new community led neighbourhood centre will be located centrally within the site with access from the main spine road and within easy walking distance for all residents. The facilities will be focused on a multi-functional community building and may include a children’s’ nursery and / or a primary health care practice, subject to agreements with Essex County Council or the NHS. RESPECTING WIDER COMMUNITIES • Maintain separation between little Waltham and Broomfield.
• Provide links to exiting pedestrian and cycle networks.
• Complement existing uses rather than compete.
• Provide a new village greens to complement local character.
• Enhance links and connections to the wider PRoW for new and existing residents.
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MASTERPLAN FRAMEWORK
Sparrow Hawk Wood
Puddings Wood
29 BLASFORD HILL, BROOMFIELD 5. INDICATIVE MASTERPLAN
MASTERPLAN LAND USE STRUCTURE New homes Housing is the primary land use incorporating a mix of units in terms of size and tenure, ranging The Indicative Masterplan set out opposite shows how the development could look in terms of The proposed land uses are set out on the plan opposite. The proposed residential area is from one bedroom apartments to four bedroom detached houses and includes a proportion block structure, buildings, open space, landscape and movement. approximately 13ha which equates to around two-thirds of the total Site area. of affordable housing. The housing mix will be determined at a later stage. There will be an Particular care has been taken to integrate the Site into the surrounding landscape context, The disposition of land uses will be carefully considered to respond to the unique characteristics opportunity for self and custom build within the masterplan. retaining existing landscape assets and provision of new open space typologies to create a multi- of the Site and contribute to the principles of the other thematic objectives as follows: functional green infrastructure network. The Indicative Masterplan uses a perimeter block typology which helps maximise security and • Residential development shall be accommodated within ‘pockets’ of development separated natural surveillance. Dwellings will be arranged in traditional ‘perimeter block’ style whereby Embracing the Site’s very good relationship to existing facilities, public transport routes and by areas of green infrastructure. fronts of properties overlook streets and public spaces, and back gardens or rear parking are kept public rights of way has created a permeable network of routes within the Site. These routes will private within the block in order to maximise safety and security. This approach is consistent • Non residential community uses shall be located centrally adjacent to the spine road be direct, safe and convenient to maximise the opportunities for people to travel by sustainable with the principles established by ‘Secured by Design’ because it maximises ‘active frontages’ on consistent with ensuring non residential uses are well located relative to the community. modes: the street, providing natural surveillance. • A range of open space typologies shall be provided that meet the open space policy • A series of ‘greens’ will provide a focus and sense of arrival for the development reinforced An area for self build plots will be identified through the planning application process for the requirements and positioned in locations that are accessible to the community. by the character and pattern of streets, key spaces, landmark buildings and retained site and appropriate design guidance prepared in consultation with Chelmsford City Council. vegetation to create a place of the highest design quality. • The access road and green infrastructure provision shall be accommodated in locations that • The development can deliver a broad mix of housing types and tenures as part of creating a maximise the retention and potential for enhancement of existing vegetation. balanced, safe and sustainable community for the future. Neighbourhood Centre
• The development will comprise approx 450 new homes, neighbourhood centre, formal and The neighbourhood centre will provide a focal point for the new community, located in informal open spaces, and extensive landscaping. proximity to the central open space and related reservoir. Consultation responses and assessments of existing local facilities have made clear that this should be a community • A new vehicular, pedestrian and cycle access will be provided to connect with Broomfield focused centre.To this end, it is anticipated that a multi-functional community building will be Hospital internal perimeter road. The delivery of this access will either be directly by the accommodated alongside the required early years and childcare facility as set out in the local developer of Blasford Hill (subject to the Hospital Trust making the land freely available) or plan policy, though with the potential to include healthcare. via a financial contribution by the developer to finance the works to be undertaken by the Hospital Trust under governance of the Local Authority. Open Space / Green Infrastructure
The Indicative Masterplan includes a significant amount of open space including a neighbourhood equipped play area (NEAP), green links and natural or semi natural green space. The NEAP will be located centrally within the development and accessible for all providing opportunities for play for children of all ages. The Site also provides the opportunity to create new recreational routes and activities to support the ‘Livewell’ initiative such as linking and utilising the existing PRoW to the east for running and jogging to improve the health and well being of new and existing residents.
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Indicative Masterplan
31 BLASFORD HILL, BROOMFIELD Indicative LANDSCAPE / GREEN INFRASTRUCTURE framework
GREEN & BLUE • Integrate development parcels with green Blasford Lake spaces through street layout / design. INFRASTRUCTURE The landscape proposals look to connect • Incorporation of village greens into the with the existing agricultural reservoir by The NPPF defines Green Infrastructure as: green network to reflect local heritage. making it accessible, attractive and safe whilst ‘A network of multi-functional green space, enhancing ecology and amenity provision. • Green space and planting to Blasford Hill urban and rural, which is capable of delivering to help maintain separation between The key landscape strategies are: a wide range of environmental and quality of Broomfield and Little Waltham. life benefits for local communities.’ • Creating a gently sloping lawn on the • The proposed development seeks sunny side of the reservoir, opening Green Infrastructure (GI) delivers a range of to provide biodiversity net gains in up views to the water and maximising benefits including the following: accordance with Policy S11 and NE1 of amenity use around the northern edge. • Amenity, or recreational benefits; the Council’s adopted Local Plan. The • Creating a strong ecological belt around landscape strategy identifies substantial • Community benefits; the western edge of the lake connecting areas of landscaping which will provide into the existing hedgerow to the west. • Health and well-being benefits; biodiversity net gains within the site. • The creation of a stepped footpath route • Ecological benefits ; • Mitigate the impacts of new roads. down to the water’s edge making it • Biodiversity benefits; and The Indicative Masterplan comprises a green accessible. network that integrates landscape and water • Landscape and visual mitigation benefits.’ • The creation of a sloped path running components. This will provide a framework around the southern edge down to the The approach to the delivery of a for creating varied landscape typologies water to make the feature accessible for comprehensive green and blue infrastructure which reinforce the local sense of place and all. across the Site is underpinned by the following transition with the adjoining countryside. principles: An enhanced green link is proposed across Blasford Parkland • A network of swales and attenuation the middle of the Site, strengthening the The south east corner provides a semi natural features shall embrace best practice to existing trees and hedgerows and delivering open space within a parkland setting. Housing Indicative Drainage Strategy treat, convey, store and discharge water to a new ecological asset. Further landscape will form the northern boundary of the open green field run-off rates. and ecological benefits will be derived from space where possible helping to create a safe the landscape improvements which can be and secure environment. Public footpaths • The reservoir shall be retained and re- delivered around the existing reservoir. will lead through this area of open space imagined as part of a new multifunctional connecting the development with Woodhouse public green space connected with the Additional planting will be added around the Lane and links out onto Blasford Hill. Should wider green infrastructure network and periphery of the Site, including the south and the existing hedgerow in this location be other green space within the Site. south west boundaries which will provide new removed compensation planting will be ecological connection between Puddings Wood • The tree and hedgerow line associated provided. and Sparrowhawk Wood and act as a transition with the existing public right of way with the surrounding open landscape and Blasford Village Green shall be retained and enhanced as part soften views from the adjoining countryside of widened green corridor linking the The west of the Site includes Blasford Village and public rights of way. semi improved neutral grassland with Green providing a more formal open space Sparrowhawk Wood. The south east corner has the potential feature for the surrounding residents. Housing to become an attractive new habitat and will front onto the village green directly • The grassland area located in the south incorporate the surface water attenuation contributing to the character of this space. east corner will be retained and enhanced basins within the landscape setting. New public footpaths will lead through this for wildlife, biodiversity and utilised for area of open space connecting to the wider on site attenuation. The proposal includes open space, trees and footpath network and surrounding country hedges around all of the edges of the Site. • Enhance the planting along the southern side. This creates a suitable transition with the and western boundaries linking the surrounding landscape, enhances ecology semi-improved neutral grassland with opportunities, whilst providing an attractive Sparrowhawk Wood. setting for the new housing.
Streets, particularly along the spine road, will incorporate swales. These form part of the surface water drainage strategy whilst also adding interest and character to the street scene. Existing Landscape features
32 MASTERPLAN FRAMEWORK DOCUMENT
INDICATIVE LANDSCAPE FRAMEWORK
01 Blasford Lake
02 Blasford Village Green
03 Blasford Parkland
01 02
03
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Key Open Spaces
33 BLASFORD HILL, BROOMFIELD Indicative MOVEMENT FRAMEWORK
MOVEMENT FRAMEWORK
The plan on the following page illustrates the indicative movement network within the Site and the connections with the surrounding context.
The development will be served by a new roundabout junction along the B1008 Blasford Hill. The design of the new roundabout is shown on page 36.
A hierarchy of streets of varying standards are proposed with regard to the needs of expected occupiers and policy standards and advice. Streets will be designed to a maximum of 20mph which will be reinforced by traffic management measures. These measures will be designed to integrate into the built environment and add to the ‘sense of place’ rather than allowing highway features to dictate the built form. Traffic Calming
Traffic calming will help ensure that the design traffic speeds are maintained. The primary method of traffic calming will be horizontal alignment reinforced by building form and landscape treatment. Other appropriate measures include:
• Key spaces with changes in surface treatment and landscape measures.
• Junctions, squares and pinch points deflections.
• Road narrowing.
• Highway gateways, which set vehicle speeds on entry to the development.
All measures will be fully integrated with building form, landscape and public realm treatments. Car Parking
Parking for the development will be provided in line with the Council’s parking standards with a preference for on-plot parking.
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Indicative Movement Framework
34 MASTERPLAN FRAMEWORK DOCUMENT
PUBLIC TRANSPORT RECREATIONAL ROUTES & TRAILS
There are numerous bus services running along the B1008 Blasford Hill A series of trim trails could be created around the Site and immediately east of the Site. These provide regular and convenient Broomfield which utilise the existing public rights of way to the links into Broomfield and Chelmsford city centre. west of the Site. These routes could cater for all levels of fitness to encourage heath and wellbeing. These routes could also be Residents have the opportunity of two bus stops nearby, both stops incorporated into the wider network of public footpaths to create are linked to the Site by pavements. The bus stop locations are east longer more challenging routes. along Blasford Hill and Broomfield Hospital. The proposal includes an opportunity for bus operators to access the Site to provide a service as part of the wider bus network.
PEDESTRIAN AND CYCLE
Careful consideration has been given in the masterplan to how the development will integrate with the existing network of routes surrounding the Site and provide a new network that will encourage movement by sustainable modes of transport.
The key principles underpinning the footpath and cycleway strategy are as follows:
• A new pedestrian and cycle path running along the main spine through the development, easily accessible and linked to the existing pedestrian and cycle network, including the hospital.
• Pedestrian/cycle connections onto Woodhouse Lane connecting into the strategic on-road cycle route running along Woodhouse Lane and North Court Road linking to the city centre and Waltham Cycle route.
• Routes are direct and overlooked by adjacent development to ensure they feel safe and minimise the opportunities for crime.
• Cycle & pedestrian connectivity to Little Waltham via a new footpath /cycle link including junction crossings.
• The existing public right of way crossing the Site will be upgraded Indicative Recreational Routes & Trails and connected into the new development.
Proposed Public Transport and Wider Access Plan
35 TACTILE BLISTER PAVING
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42.11 41.86 41.62 42.65 42.41 41.98 42.49 42.19 41.75 43.04 42.94 41.67
Trees 8h Ditch 41.72 43.19 43.04 41.84 47.88 42.08 42.31 42.5141.79 41.71 43.26 41.74 48.58 43.36 43.15 Grass 41.61 42.25 43.40 Ditch 41.76
48.35 43.63 41.77 Trees 8h
43.01 ST01 49.26 49.29 48.90 49.25 43.74 42.81
UK 10h 41.9941.87 41.87 42.25 UTS - Ditch Due To Dense Shrubs 4h & Tress 8h 50.32 43.98 43.49 42.73 41.85 50.45 42.53 44.15 43.38 41.88 50.84 49.28 Ditch 41.76 44.21 42.45 41.87 Soil 50.29 GG 49.64 44.27 41.77 48.61 LP 50.83 44.72 49.20 Ditch 41.92 50.21 44.85 44.09 48.36 49.25 43.32 Ditch 49.60 44.62 41.93 49.47 Oak 12h 44.8844.94 49.42 44.84 44.35 42.0941.97 43.72 42.38 49.17 44.04 42.8141.95 43.02 41.94 49.87 48.87 49.23 44.95 42.63 41.96 41.96 Trees 8h 43.59 41.84 44.84 42.60
OHL L EP OH 49.96 49.93 SY 41.97 45.23 44.43 Trees 8h 49.08 41.97 48.89 45.30 43.43 48.61 42.01 42.9042.1442.5242.14 49.69 45.16 44.75 50.10 49.42 43.14 41.97
45.75 43.82 Ditch 49.17 49.87 44.21 49.78 41.97 41.97 49.76 42.66 41.86
Shrubs 2h 42.61 Trees 8h 45.61 41.96 49.08 45.15 43.56 Ditch 50.43 41.96 49.08 46.04 44.48
50.54 49.99 49.42 50.55 45.88 43.37 42.20 42.59 41.97 41.93 43.02 42.11 49.62 44.81 49.67 Trees 8h 45.52 43.02
46.26 43.81 41.94 50.43 50.58 50.27 46.24 44.19 42.71 48.99 48.83 41.90 KO Shrubs 1h 45.17 41.90 50.64 42.70 41.77
Ditch 41.89 49.83 45.89 43.55 49.91 Grass 50.84 49.34 46.49 44.53 50.65 46.48 41.87
49.56 46.10 41.93
lt 42.2242.5642.05 a
43.02 42.93 Asph
41.86
-
43.36 Hill
t
50.36 i
m rd
50.88 i
L
48.67 45.54 44.78 o d e
46.83 e stf
46.37 Sp
la
50.51 h 48.88 46.79 B 43.81 42.60 0mp 41.84 50.19 4 KO 41.73 51.16 45.12 42.67 41.84
50.87 44.16 41.82
ch t
Trees 8h i D 49.29 47.17 51.29 49.88 45.87 47.17 43.50 41.83 49.59 41.87 46.67 44.51 41.97 50.46 48.49 46.10 42.8842.2442.49 42.93 50.58 Trees 8h 41.82 51.27 50.38 50.87 47.53 46.43 Ditch 48.67 48.38 46.95 45.49 43.22 44.82 41.82 51.61 48.37 48.46 41.81 48.28 47.9147.89 47.62 41.72 47.78 43.74 42.64
48.14 47.78 KO 1 47.87
5 42.63 41.81 45.13 44.24 51.17 49.91 49.09 BH 48.07 41.80 49.50 KO 51.53 45.78 41.82 42.9042.1442.47 41.92 51.73 48.02 46.71 46.05 43.39 51.73 48.55 41.79 50.63 50.39 47.30 44.53
UTS Ditch - Due To Dense Shrubs 4h & Tress 8h 50.97 42.88 51.48 KO
0 41.80 5 46.37 46.98 47.59 45.47 44.85 43.14 WM 42.53 41.80 41.80 41.70 51.92 43.81 42.56 Grass 48.90 45.15 51.97 51.27 44.21 49.89 49.38 LP 41.81 49
45.77 42.82 42.39 50.32 42.05 41.9641.87 41.82 48.37 48.04 46.69 46.04 43.47 51.61 50.96 50.66 44.58 42.76
52.28 51.90 46.38 41.85 8 4 47.28 52.33 46.95 47.72 42.46 41.86 41.85 43.06 41.77 45.49 44.83 42.42 52.17 49.80 49.21 48.80 43.77 7 41.89 KO
4 45.17 51.41 44.23 52.51 41.90 50.24 41.94 51.03 45.80 42.7942.12 42.4142.03 46.65 46.10 52.65 51.71 50.59 48.36 43.33
48.09 42.77 41.92
6 44.55 46.43 4 52.02 Ditch 42.52 41.93 52.79 42.53 52.50 47.30 46.96 49.67 47.84 43.05 49.14 41.84 52.30 48.72 45.62 44.90 41.96 41.81 43.71 45.25 52.88 45 44.15 51.45 41.97 50.09 42.01 42.12 EL UTS Ditch - Due To Dense Shrubs 4h & Tress 8h 42.1942.53 43.22 52.78 42.85 EL 53.00 50.94 46.22 50.63 46.26 43.32 42.00 46.76 45.89 42.62 48.44 4 51.71 4 42.88 46.51 RL 42.01 49.39 48.05 Private Dwelling 53.14 42.64 Two Storey Timber Building 52.10 49.64 44.51 RL 42.01 44.87 53.11 52.62 47.04 41.93 43.09 KO 49.23 Grass 42.04 52.37 48.77 53.03 47.92 47.34
44.87 43 45.61 45.26 43.73 42.06 50.04 42.11 44.07 42.66 42.19 51.39 43.0342.40 43.70EL 53.3253.36 52.93 50.89 BH Ditch 42.08 50.56 47.75 46.20 42.82 53.16 43.47
46.86 45.94 42.80 42.08 48.36 46.61 43.01 51.65 42.2242.11 42.08 49.62 42.01 53.53 44.48 43.29 52.03 42.11 49.18 48.02 47.09
52.64 47.44 Ditch 42.98 42.61 42.10 53.53 52.28 48.70 43.10 42.8442.36 53.49 53.07 43.13 42.27 47.79 44.83 43.02 42.82 UTS Ditch - Due To Dense Shrubs 4h & Tress 8h NB 50.03 45.59 45.21 43.05 43.66 ST02 43.88 42.82 42.12 53.22 52.92 51.35 44.25 43.17 53.38 50.88 43.58 43.28 43.75 Grass 50.52 42.76 KO 46.25 43.78 42.73 46.58 43.24 42.65 42.13 53.56 42.93 53.54 48.42 43.51 43.06 51.62 46.92 45.91 43.30 42.99 42.10 42.14 49.54 42.14 43.92 43.44 42.08 43.44 43.35 44.60 49.19 43.65 51.91 Asphalt Concrete 42.14 52.53 47.13 43.83 44.2043.82 43.31 42.92 48.03 43.74 42.63 47.50 43.82 42.73 42.46 53.75 52.99 43.74 PO 52.15 48.75 44.95 44.38 43.07 42.55 53.58 43.69 42.14 44.17 43.39 42.88 Oak 12h 54.02 44.09 I/R 1h 45.30 .45 54.32 53.94 53.20 51.20 49.96 47.80 45.71 43.47 43 42.3642.25 Foot Bridge 44.17 43.56 52.80 50.76 50.37 42.15 53.95 54.11 53.42 43.59 42.38
Public Footpath 46.63 44.09 PO 54.03 44.62 43.80 R 1h 46.34 43.90P/ 42.16 SI 54.05 44.53 43.74 5 42.17 42.08 48.39 43.6 42.73 42.15 54.14 51.40 42.27 54.25 46.93 44.83 44.47 44.11 Soil 46.03 44.94 44.22 53.79 49.56 49.23 44.86 44.09 42.17 .91 Asphalt lt 43 ha 0h Grass - Asp e 1 oad Pin 45.13 te R 51.76 Priva 47.23 44.52 53.02 52.34 44.85 4.62 45.39 504 42.18 Oak 12h 44. Shrubs 2h Approximate Position of Trees 51.99 48.14 45.31 2 53.59 45.37 44.4 Obtain Reflectorlessly 54.34 48.71 47.58 Ditch 53.23 42.19 45.75 LP 52.70 51.19 45.23 Soil 53.38 50.39 45.76 45.67 44.8744.97 54.59 53.85 49.95 46.44 44.95 47.84 46.74 4.83 53.43 50.74 4
42.20 OHL 53.28 54.64 46.10 42.08 45.89 1h 42.07 45.64 45.23 P/R 54.59 45.99 45.33
UK Multi 10h
51.38 45.26 2h .
48.44 1
42.21 49.23 47.06 46.28 54.73 P/R .35 45.58 45 10h 46.07 45.68 Pine
54.72 49.56 46.4746.38 45.56 42.2842.19 t t
42.80 l a l
45.78 5 42.39 h .8 l
5 5 p 54.95 4 .7 s
55 45 42.21 A Hi
53.05 - t
52.82 TP i
d Asphalt m
54.95 46.32 i L
or 55.52 47.41 51.74 f
53.83 52.26 d
53.63 46.38 e EL 55.03 e
54 p 44.26 ast
55.22 S
53.89 l
55.20 46.66 h 42.22
p EL 51.98 46.36 46.17 B
54.75 55.37 48.19 m 47.56
54.57 0 EL Shrubs 4h & Tress 8h Ditch 47.73 4 52.55 48.77 47.57 54.90 54.99 51.15 42.05 Syc 10h 55.85 50.41 55.34 56.05 Syc 10h 55.24 46.90 46.46 46.44 42.06 Ditch 55.43 53.25 50.75 46.42 46.27 46.14 42.24 RL 54.74 50.04 46.39 46.15 42.1342.21 48.95 55.82 54.79 47.02 47.02 42.2742.19 55.26 53 RL 47.90 42.33 49.93 56.23 Oak 12h x2 42.98 55.50 55.49 55.09 46.60 Private Garden 42.25 51.35 49.29 Private Dwelling 55.61 54.59 Two Storey Brick Building 54.85 55.50 48.51 54.21 54.30 47.49 46.34 BH 56.35 Ditch 55.57 54.13 53.15 Ditch 49.65 47.59 46.69 42.26 55.41 54.70 53.11 54.99 2 55.72 53.78 5 Shrubs 4h & Tress 8h 53.00 56.08 55.05 54.86 52.73 46.81 Ditch 56.23 55.35 47.57 46.73 SY 42.26 55.72 56.44 55.82 53.51 IC 53.33 55.47 47.59 CL 42.83 42.25 54.48 54.34 52.20 51.71 KO Ditch 54.21 53.20 Concrete 42.15 55.79 52.43 51.96 47.01 42.93 56.45 55.31 52.90 47.19
Dead 1
54.59 51.17 5 46.31 42.25 55.44 50.53 48.84 48.17 47.71 42.2542.18 53.23 50.82 47.63 47.44 47.12 42.34 54.94 Dead 52.89 EP
55.64 55.16 55.00 h
55.51 .8
1 42.25
50.18
55.71 46.25 n
53.83 47.17 a Grass 54.07 47.92 46.50 P Asphalt
56.32 51.40 0 5 49.31 Dead 56.49 54.62 54.66 47.41 42.24 56.17 Ditch 48.53 47.40 Shrubs 4h & Tress 8h 52.81 53.99 52.90 Ditch 55.34 56.39 56.13 49.71 9 46.82 56.50 56.43 55.94 4 47.41 42.24 42.26 Syc 10h 52.65 47.5647.55 42.18 56.51 56.81 53.78 53.33 47.54 56.81 56.32 CONC 42.2142.13 54.58 46.27 43.0042.31 53.73 52.36 52.10 51.69 54.73 52.65 51.89 57.01 54.54 47.65 Dead 53.06
Shrubs 4h & Tress 8h 46.76 8
55.11 51.25 4 46.49 57.33 55.51 54.51 50.64 47.90 57.31 57.07 56.54 57.91 50.89 48.92 Broken Asphalt 46.18 Ditch 56.85 55.71 48.28 57.90 Shrubs 4h & Tress 8h 56.83 Ditch 54.32 52.73 57.10 53.65 50.18 47.34 47.37 47.02 57.79 57.88 57.70 57.07 57.36 48.11 46.68 UTS - Due To Dense Shrubs 4h 47.33 56.53 54.12 49.25 55.31 52.77 53.58 52.81 51.46 56.58 56.05 55.89 Ditch 47.28 57.84 54.27 46.85 46.25 56.43 54.67 53.27 52.51 49.66 47.5247.56 Soil & Rubble 54.74 Syc 10h 48.66 53.66 47.26 56.32 BH 52.98 47.32 46.55 52.37 52.23 52.07 47.51 57.05 54.58 51.70 47.05 55.01 47.63 47.85 53.35 53.27 51.88 47.38 46.93 46.11 55.44 54.17 46.76 57.81 51.29 50.59 47.42 IR 2.5H 57.97 57.63 56.88 53.42 55.70 53.70 49.10 58.01 52.04 50.88 57.22 56.99 46.29 57.96 48.08 47.52 46.76 55.19 50.22 46.92 56.52 55.88 52.62 53.29 49.48 Business Premises 56.05 54.44 46.39 Single Storey Metal Clad Building 56.66 54.76 53.09 53.07 51.52 48.15 46.86 56.40 54.65 48.48 46.83 52.43 EL 56.29 Syc 10h 49.88 47.74 49.34 52.62 54.52 52.22 56.97 48.44 46.76 48.78 46.73 46.62 RL 55.36 54.95 53.13 52.03 51.34 51.83 51.77 57.94 54.20 53.55 53.25 51.84 57.65 53.15 57.76 53.83 Ditch 56.80 55.60 50.52 49.15 48.70 Shrubs 4h & Tress 8h 51.29 46.75 52.88 50.83 55.19 46.22 56.99 50.25 46.71 55.79 54.35 47.34 Soil & Rubble 55.97 52.64 49.39 57.10 56.33 54.69 54.61 46.74 46.33 56.58 52.37 Shrubs 4h & Tress 8h 51.65 48.32 56.20 51.54 46.77 7 54.46 46.81 5 56.11 56.90 46.82 46.47 55.26 53.34 52.95 52.12 54.81 49.33 49.77 Grass 54.13 53.14 53.80 53.60 57.57 52.74 52.00 51.69 46.56 56.11 52.96 46.89 46.70 57.65 55.44 50.59 46.00 52.55 51.85 Grass 57.84 56.72 55.10 54.20 55.69 51.72 50.87 46.49 45.59 56.96 56.87 55.86 52.21 51.27 49.38 46.63 50.08 Flat Roof 54.61 Business Premises 56.27 54.48 52.92 48.85 Single Storey Brick Building 52.95 56.51 43.03 42.85 54.24 42.56 42.73 42.66 46.02 42.65 42.55 56.06 56.86 51.57 41.83 55.19 54.71 53.44 52.02 42.45 53.95 52.42 42.45 41.67 46.01 53.81 53.67 53.22 Ditch 41.58 51.90 50.37 42.19 Grass 46.22 52.28 51.88 46.44 45.90 55.96 53.09 49.55 41.33 45.98 nopy 55.44 51.73 41.51 42.20 Ca 57.51 57.32 52.89 Shrubs 4h & Tress 8h 52.27 Shrubs 4h & Tress 8h 52.77 41.17 56.55 53.85 51.86 41.43 41.80 46.33 55.65 55.03 Trees 8h 41.25 52.96 Grass Alotments 56.84 54.15 50.81 40.36 39.53 45.46 56.73 55.82 39.60WL 57.64 53.93 40.34 BL39.23 56.35 56.14 53.80 52.62 40.55 52.30 39.60 39.54 40.81 42.12 39.57 51.83 51.15 Grass 55.13 56.81 55.90 52.45 EL 54.47 53.36 52.17 49.15 39.54 40.58 Business Premises 53.81 53.16 52.20 39.55 WL 53.77 53.63 51.52 39.60 45.93 Single Storey Brick Building 45.70 52.57 BL RL RL 39.30 52.53 49.95 53.02 49.38 55.31 40.51 39.57 46.07 52.3552.24 51.80 39.54 W/M 1.6h W/M 57.17 52.70 45.92 55.74 51.85 41.40 57.38 53.75 52.48 52.10 51.99 40.58 52.88 40.11 45.50 45.41 56.47 54.79 39.56 55.45 51.92 40.43 39.46 52.44 Shrubs 2.5h 54.03 39.96 opy 55.63 Can 56.80 53.97 52.48 39.36 40.0140.09 45.54 56.64 Ditch 53.87 51.98 39.41 39.23 56.06 WL 39.54 56.30 39.60 54.95 BL39.10 46.09 57.43 54.35 53.28 42.25 46.05 56.74 53.05 Grass EL 55.78 53.74 53.61 52.28 39.42 39.63 40.03 50.76 45.58 51.97 46.10 49.99 40.79 39.48 41.52 53.46 51.17 50.63 40.46 39.93 55.13 39.44 39.93 45.78 52.58 56 52.94 41.65 52.16 51.03 40.56 46.63 47.93EL 40.39 53.77 41.75 46.09 57.15 52.78 46.29 52.34 S i Pine 6h n 55.52 54.59 gl 57.28 56.41 51.34 e 55.25 S t 52.42 46.26 o r Pond 39.52 ey ST03 55.47 54.07 Br
56.75 ick 53.94 S
54.19 i Bui n gl 45.52
e l d
S i Flat Roof n t g 56.52 o 54.76 52.10 50.80 46.31 46.28 48.15 re 45.52 55.99 53.19 51.65 y T 56.23 52.10 i 54.34 52.94 41.79 m RL 45.50 53.59 49.90 b 53.41 er 48.31 51.96 B Trees 8h 42.60 ui 56.51 40.77 40.55 46.67 ld i 40.67 46.45 n 55.72 g WL 57.31 53.33 50.61 39.61BL UTS - Ditch Due To Dense Shrubs 4h & Tress 8h 39.23 Grass 46.53 45.79 54.98 52.85 52.48 51.52 40.54 39.53 53.65 51.76 52.23 43.29 Pond Duck Cage 52.73 42.42 46.23 50.51 45.19 W/M 2h 57.01 51.65 Ditch 55.16 54.47 52.36 45.58 57.13 51.92 41.88 Green House 46.41 56.13 55.41 55.27 53.82 50.91 Broken Asphalt 54.00 45.65 54.11 56.59 52.02 46.29 54.66 54.27 51.79 49.58 46.71 45.60 45.56 56.25 53.11 52.92 51.30 45.58 55.80 53.54 53.36 45.84 56.00 42.48 46.60 46.57 56.24 55.53 54.90 53.29 41.92 52.83 52.37 46.62 46.18 45.64 45.59 53.61 51.96 51.06 50.21 51.46 57.03 52.69 51.58 46.33 45.71 45.58 55.08 52.13 51.54 49.89 46.03 56.80 40.20 40.33 46.27 46.06 54.38 39.57 Concrete UTS - Ditch Due To Dense Shrubs 4h & Tress 8h 41.74 55.25 53.81 40.17 41.66 46.25 56.95 55.75 54.12 54.04 51.70 51.46 50.53 45.62 55.28 49.47 45.58 Allotment 45.56 56.45 53.12 51.59 Shrubs 4h & Tress 8h 54.64 52.93 50.90 Grass 46.20 54.30 55.96 53.53 45.61 45.56 53.36 51.23 45.62 45.60 40.37 45.54 55.58 51.16 Container 45.90 55.79 51.53 39.51 45.97 Containers 5 54.90 51.18 40.09 5 52.30 50.36 42.41 46.17 Alotments 55.27 53.61 53.30 52.84 51.75 46.27 56.15 51.48 46.19 46.35 52.76 51.67 51.35 49.94 42.95 40.11 39.51 BL39.23 WL39.61 46.23 52.07 Ditch 40.37 55.04 42.43 40.71 40.58 39.48 Gardens 50.34 40.16 56.80 56.61 54.38 51.09 41.68 53.83 51.26 BL 45.54 55.20 54.14 53.96 51.72 39.18 45.49 WL Shrubs 4h & Tress 8h 45.54 56.68 51.66 51.20 49.41 39.61 56.41 55.92 55.17 54.63 54.35 Shrubs 2.5h 39.42 39.55 45.56 53.14 52.95 50.58 40.51 45.48 42.47 41.58 UK 8h 40.17 53.52 40.88 39.46 45.56 53.39 40.57 39.51 56.06 39.51 39.56 39.51 39.63 40.01 40.06 Grass 52.41 51.70 50.27 51.21 40.35 40.04 55.60 54.81 52.00 40.36 39.99 42.20 45.67 55.81 52.85 51.61 42.85 40.37 40.25 Trees 8h 56.20 53.27 50.87 40.86 40.38 46.04 55.10 53.59 52.76 51.70 Broken Asphalt MH 51.13 41.79 46.00 45.59 45.29 51.13 40.44 40.46 40.82 ZINC 1.8H CL:42.363 52.27 45.59 55.06 53.83 40.72 40.50 46.31 45.50 54.40 49.78 40.56 Unable to Lift 56.38 54.17 51.96 45.54 55.22 53.98 51.82 51.01 42.32 Grass 45.66 55.19 54.35 49.40 41.94 46.37 56.54 56.46 52.90 50.24 42.00 42.36
56.19 55.90 54.53 53.05 45.93 Track 53.47 53.27 42.29 46.32 50.86 52.47 55.98 42.71 46.27 45.44 54.83 52.20 51.76 51.66 42.17 46.31 45.22 Ditch 50.10 50.59 45.53 53.16 51.10 45.58 55.56 53.52 52.81 46.33 45.55 52.66 51.54 42.62 42.50 42.48 55.74 55.17 52.40 45.53 56.03 51.59 50.80 46.01 53.69 55.14 Grass 46.31 52.07 49.65 45.69 54.47 54.08 51.81 Grass 53.91 49.55 56.20 54.34 Syc 10h 46.45 45.05 55.20 55.20 50.94 50.18 45.91 52.83 56.27 53.34 53.04 54.51 53.23 46.55 50.99 50.03 46.22 56.02 55.73 50.57 56.23 52.49 46.47 45.25 52.15 51.60 Lay-by 54.84 51.72 Oak 12h Shrubs 4h & Tress 8h 53.11 52.80 55.80 53.48 50.79 46.37 46.51 55.57 52.70 52.38 50.34 49.52 51.32 55.15 46.56 46.43
55.54 53.61 51.45 50.96 4 55.11 5 51.99 50.15 49.23 45.50 55.80 49.91 46.44 44.91 54.50 54.15 51.75 50.80 46.63 53.88 46.62 54.35 51.14 50.81 50.64 45.58 54.56 45.22 55.95 55.15 52.83 46.70 46.75 55.12 Ditch 45.53 53.28 53.12 52.95 51.15 48.75 46.87 50.04 47.10 46.90 44.91 52.06 45.81 55.95 52.38 47.43 47.17 55.74 54.84 51.49 51.37 48.12 46.95 53.46 47.77 47.49 45.0645.07 55.49 53.08 50.57 46.17 SHRUBS 4H 55.90 55.57 52.63 47.76 52.58 52.21 51.05 50.28 55.33 48.01 47.11 51.19 50.57 48.42 46.42 53.62 49.84 45.41 55.07 51.86 55.37 55.05 49.05 46.54 45.47 50.44 47.22 54.47 54.08 51.52 50.47 49.54 54.33 53.84 50.33 46.79 54.60 47.47 45.55 55.53 52.74 50.72 49.89 53.27 53.08 55.11 50.51 46.87 Shrubs 4h & Tress 8h 55.69 52.89 49.34 49.99 45.70 51.75 47.73 EL 55.00 45.09 46.21 W/M 1.6h 52.06 45.93 55.69 54.79 53.38 51.17 47.06 55.52 50.94 Syc 10h 50.06 48.08 52.96 52.45 52.28 49.53 46.15 55.34 55.26 51.82 50.15 47.34 55.58 55.13 50.78 50.65 48.39 46.44 45.23 51.45 48.63 53.52 47.62 45.19 Ditch 46.52 Private Garden 54.83 54.91 54.18 51.17 45.35 53.98 49.09 Private Dwelling 54.44 53.77 47.89 Two Storey Brick Building 55.09 52.44 45.26 54.34 48.66 53.06 53 50.64 46.83 45.54 52.88 50.48 48.06 52.61 51.34 49.52 55.20 54.92 47.03 45.74 45.19 50.03 Syc 10h 54.84 Dead 48.28 45.00 44.57 I/R 1h 55.33 55.29 54.64 51.42 51.12 50.95 49.80 45.92 53.11 51.98 49.86 47.26 45.60 44.82 44.80 55.13 52.66 Shrubs 4h & Tress 8h 44.72 51.71 50.38 48.54 46.18 45.05 50.84 48.67 RL 51.24 50.91 47.58 48.99 51.29 49.93 46.52 45.35 55.23 54.89 53.21 48.76 45.89 45.17 44.74 54.99 54.99 49.87 47.95 46.72 45.46 51.32 48.95 53.71 Ditch 45.68 44.92 54.62 53.93 52.11 46.09 45.49 54.30 48.11 46.97 P/W 1h 45.28 54.75 50.28 49.19 54.10 53.41 Oak 10h x3 45.79 44.76 52.61 50.92 50.70 46.64 45.74 Shrubs 4h & Tress 8h 54.94 52.59 52.42 47.22 Flat46.05 Roof 51.50 49.51 48.32 45.89 46.17 45.79
54.77 45.55 Shrubs 3h
h EL 3
51.57 . 46.22 1 47.53 46.46 54.63 48.49 47.12 /B 54.92 54.82 51.92 51.40 51.21 49.74 45.24 C 52.75 52.60 54.56 47.68 46.61 46.07 45.04 49.95 45.09 RL 51.83 50.56 48.38 48.74 47.39 45.03 49.39 54.62 51.68 51.64 51.19 51.07 49.96 47.87 46.85 45.81 54.61 47.58 46.36 53.09 1h 47.39 54.81 47.30 P/W 46.56 Private Dwelling 49.64 48.88 48.16 Oak 10h Two Storey Brick Building 54.71 54.65 47.82 47.33 46.08 OH 51.60 0 46.33 L 55.02 54.67 5 46.92 W/M 1 54.23 53.88 53.81 52.31 50.02 48.97 44.78 .8h 54.70 48.29 44.62 Private Garden SY 50.42 Shrubs 4h & Tress 8h 45.63 44.93 54.14 49.16 47.30 ing 48.14 Deck L H 54.36 54.62 52.83 52.71 50.79 46.45 45.07 44.83 O 53.60 BU 52.58 50.98 48.46 45.34 54.26 54.88 54.63 51.84 49.41 47.95 45.05 EP 54.41 54.56 51.96 48.38 47.61 47.09 46.72 54.23 52.16 51.59 49.56 48.71 45.13 54.28 BU 54.71 53.06 51.40 47.85 47.54 45.88
54.33 MH 54.34 48.30 49.73 48.33 h
54.08 52.66 50.56 8
CL 54.10 h 48.88 2
49.45 ER 2H 46.36
54.43 52.03 51.92 B
/
54.24 48.76 Trees 54.23 C
54.36 54.02 51.28 49.76 &
49.08 48.68 47.80 45.09 5h 54.16 51.14 49.78 48.09
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52.42 46 44.69 46.34 44.61 Hedge 1h 44.35 52.00 52.22 49.156 49.1 48.86 48.35 44.62 RL Private Dwelling 52.31 52.57 52.40 51.63 61.80 Multi Storey Brick Building 0 48.96 48.56 44.74 9.1 0 52.29 52.3152.37 49.95 49.70 4 P/R 1h 44.19 44.52 Ditch 50.54 49.10 48.4148.33 5 50.69 48.27 47.80 52.24 48.29 47.44 47.12 44.2 2. 44.22 25 51.31 SI 48.70 I Grass 44.33 /R 0 Sapling BU 48.78 .9h 47.55 46.62 52.29 W 52.78 52.38 52.10 51.87 50.44 50.08 49.66 48.27 47.68 46.54 2 o SY 48.12 48.01 0m od EP 48.15 47.21 p 48.27 h hous Oak 12h 45.30 52.36 L 46.55 Sp 52.64 52.28 46.53 e H 46.61 BO ed O Asphalt BU L e 1h Sapling 46.16 im 5 /R Syc 8h x4 52.28 it Lan 2 O P - .32 HL O 47.88 47.99 47.40 46.58 44.15 BO A 52.33 HL EP 52.28 sp SY 48.03 OHL ha e TP lt 49.37 47.33 OH h 5 BO SY OHL 47.92 46.55 0.9 L 47.68 4 Private Garden Shrubs 2h 47.29 I/R 46.27 44.22 44.50 BO L Shrubs 2h H 50.96 RS O I/R I O 50.68 0.9h /R 44.21 52.41 52.65 HL 50.71 48.21 47.95 47.68 47.43 47.46 0.9 44.10 52.26 47.93 h 52.23 EL 48.00 IC 48.03 51.21 OHL 46.63 44.45 52.28 52.24Grass Soil 52.18 51.63 51.36 48.15 48.14 EL Syc 8h 47.31 CL 47.15 46.84 46.68 Sapling 52.22 52.03 Ditch 52.34 52.14 51.16 W 47.44 46.24 44.50 Grass PO EL 47.84 oodho TC 47.17 EL 52.32 48.41 20mp use L TP 52.09 h Spee ane 48.41 3 EP 5 d Limit - OHL 47.21Oak 10h 46.63 46.59 43.89
52.20 2 Asphalt 1 SI . O 52.30 50.30 . 47.69 44.33
EP HL SY 52.28 51.79 52.53 48.45 47.17 50.54 49.61 4 Syc 8h Trees 10h 50.50 50.72 48 47.86 EL EL 46.54 RL 44.17
Ditch L 4 50.33 52.61 OH Syc 10h 50.96 SY 52.33 52.22 50.81 48.19 RL 52.0947.45 I/R 46.92 4 O 0 44.09 50.65 H .9h 52.99 L Private Garden 52.25 Shrubs 2h 3 47.64 46.93 Oak 10h Soil 51.66 49.23 49.23 50.49 Trees 10h 50.12 RL Private Dwelling 46.64 49.82 8. Two Storey Brick Building 47.13 46.88 46.41 Shrubs 2h 49.23 50.41 48.274 52.86 52.19 52.52 52.06 50.72 49.69 Private Garden 47.30 46.69 46.70 RL 51.80 RL PO SY 50.94 44.94 4 WM Shrubs 1.5h 4 51.75 49.25 Dilapidated Building 48.38 55.83 47.54 Private Dwelling 45.82 52.35 49.21 Syc 10h EL 46.92 Two Storey Brick Building 43.84
52.08 TP 6h
52.35 52.58 EL e Ditch 51.65 52.50 51.58 RL PO TP 48.83
BL WL 55.70 dg Grass e 52.30 EP 49.28 48.83 49.22 Pa 47.48 44.20 52.29 n 2h H RL 46.28 43.85 43.58 51.49 48.4948.29 47.34 46.64 Pine 8h RL Trees 10h 54.12 47.13 50.94 45.91 52.48 52.45 OHL 49.21 NB 52.02 52.40 RL 43.64 44.20 44.19 Soil Ditch 52.38 46.36 43.74 Shrubs 2h t EP 50.97 l 46.01 52.44 a ne h p 46.45 46.07 EL 52.29 a s Syc 10h x3 52.39 51.23 49.21 46.21 48.80 L A I/R 0.9h 52.22 -
49.10 45.98 h 44.03 Pond t 9 52.47 51.30 e 45.98 RL .
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52.10 49.19 . 52.39 Wo Ditch 4 51.25 50.44 Shrubs 2h 48.62 45.48 44.60 3 51.86Shrubs 4h Trees 10h 43. 52.23 51.52 W 4 Soil 45.73 Syc 10h 52.20 SY 49.21 2 o 51.92 51.88 51.46 0mp od 51.88 h h 45.65 43.68 52.19 EP 48.75 Sp o Grass 50.67 49.32 45.82 ee u 45.51 UK 10h d se W 51.82 51.53 50.08 48.73 Lim 45.74 ood 51.43 50.49 it L 43.52 51.98 52.07 2 ho 51.71 EP - A a 0mph use 51.04 49.28 sp ne 45.56 Spe La 51.78 50.64 ha 43.12 43.64 43.76 ed Lim ne 51.53 51.29 lt it - As 51.66 43.12 51.96 phalt 50.44 48.85 52.05 51.92 51.34 51.25 51.65 49.44 49.12 48.78 43.47 48.82 45.25 43.36 Ditch 49.46 49.24 49.24 9.05 51.74 50.97 4 45.92 OH Sapling 51.12 L
45.50 1.7h Pan Trees 10h 51.08 50.63 Trees 10h 45.28 43.77 51.61 48.92 45.10 51.91 Dead Syc 8h 43.61 50.21 51.12 7 45.60 51.39 1 50.90 50.57 50.31 . 45.24 45.01 45.17 50.92 50.33 51.32 49.05 49 45.50 50.83 Private Dwelling 49.00 46.02 44.49 51.78 51.29 51.15 50.02 Two Storey Brick Building 50.94 51.06 50.53 50.43 49.57 49.76 Syc 8h 45.00 43.26 50.96 50.60 RL BU 44.69 43.43 50.83 50.68 50.47Sapling 50.17 SY 49.6949.68 Hedge 1.8h 56.35 45.13 43.38 50.16 49.33 Ditch 49.60 49.55 43.43 OH 49.75 49.53 EL 1 L O RS 49.60 49.29 3 43.27 43.57 50.67 50.65 49.97 Ditch 49.17H 51.84 . 44.98 L Oak 12h ge 6h 51.45 SY 49.14 Grass 9 43.18 42.66 43.12 Hed 43.57 50.36 RS OHL 49.61 Gravel 49.16 4 42.78 50.82 50.69 50.40 Sapling EP BU 49.40 UK 12h 50.01 50.00 Grass 43.32 3 43.52 .7h 50.65 50.33 49.93 49.5049.62 4 Pan 1 50.18 Grass 49.38 .46 49.95 49.50 49.26 43 Woodho 49.87 49.64 RS Sapling 50.79 20mph Speedu Limitse -L Asphaltane 51.14 O 49.45 Grass H S/Birch 8h OHL 49.58 44.40 L 44.57 50.70 50.48 50.35 50.14 50.04 50.81 50.37 50.26 50.13 50.10 49.90 e 6h 50.14 50.01 49.76 44.86 dg EP 50.21 Hedge 1.8h 49.75 EP 44.49 44.26 He 50.58 50.32 50.18 49.74 Woodhouse Lane 7 1.7h Pan 50.90 Oak 12h SY 50.03 L ToW H OHL 20mph Speed Limit - Asphalt 50.25 50.11 50.26 O 51.66 43.15 51.05 43.1 50.83 50.83 49.77 49.89 43.11 P/R 1.5h 43.31 RS6 42.78 43.08 49.62 4 Holly 8h 43.07 49.91 49.43. ST05 50.00 44.30 44.09 43.19 42.64 42.61 Shrubs 6h 49.89 49.66 49 42.52 49.58 RS 44.33 UK 10h x2 42.30 Oak 12h 49.72 49.58 49.42 42.55 42.60 He Trees 10h dge 1 49.57 42.36 42.53 42.33 42.50 42.17 .8h 49.70 43.06 42.49 42.10 42.36 49.49 EL 41.84 Soil 49.3749.45 53.47 43.88 Ditch 49.53 49.52 Private Dwelling OH 42.49 42.01 TOPOGRAPHICAL & MEASURED BUILDING SURVEYS 49.62 Two Storey Brick Building L 41.79 42.25 TP ABBREVIATIONS & SYMBOLS OH AH Arch Head Height FH Fire Hydrant RSJ Rolled Steel Joist L AR Assumed Route FBD Floor Board Direction SI Sign Post 4 t 43.81 42.25 AV Air Valve FH Fire Hydrant SP Arch Spring Point Height 9 d BU 42.32 BB Belisha Beacon FL Floor Level SV Stop Valve BH Bore Hole FP Flag Pole SW Surface Water . a L 3 OH BL Bed Level FW Foul Water SY Stay EL phal RL Holly 8h 42.31 s 43.99 42.11 52.097 49.35 42.02 BO Bollard GG Gully Grate Tac Tactile Paving A BrP Brace Post GV Gas Valve TC Telecom Cover
44.00 41.96 42.43 56.52 BS Bus Stop HH Head Height TH Trial Pit - 42.29
49.46 t 43.72 BU Bush IC Inspection Cover THL Threshold Level i 42.50 Shrubs 6h e B/W Barbed Wire Fence IL Invert Level TL Traffic Light BX Box (Utilities) I/R Iron Railings m ToW Top of Wall rt Ro 42.91 42.04 an L lt 42.17 42.63 C/B Close Board Fence KO Kerb Outlet TP Telegraph Pole Li se u 42.28 41.85 u Aspha ST06 42.62 ho mit - 1.2h CH Cill Height LP Lamp Post TV Cable TV Cover 43.62 ood ed Li P/R CL Cover Level MH Manhole UB Universal Beam W Spe 39.2m C/L Chain Link Fence MP Marker Post UC Unknown Cover RL ph 20m C-Lev Ceiling Level NB Name Board UK Unknown Tree Co 43.28 43.03 41.85 55.28 Col Column OHL Overhead Line (approx) USB Under Side Beam C/P Chestnut Paling Fence Pan Panel Fence UTL Unable To Lift Speed 41.98
CR Cable Riser PB Post Box VP Vent Pipe h h 42.21 42.20 UK 10h x2 DC Drainage Channel PM Parking Meter WB Waste Bin t UK 6h x3 p 41.98 DH Door Head Height PO Post WH Weep Hole
r 41.99 41.94 DP Down Pipe P/R Post & Rail Fence WL Water Level 41.89 DR Drain P/W Post & Wire Fence WM Water Meter Single Storey Timber Building 20m 42.04 EL Eaves Level P/Wall Partition Wall WO Wash Out No 43.61 EP EP Electric Pole RE Rodding Eye X.XX Floor to Ceiling Height 42.34 ER Earth Rod RL Ridge Level 43.62 Shrubs 2h 43.09 42.32 Ditch 42.05 ET EP+Transformer RP Reflector Post X.XXF/C Floor to False Ceiling Ht FB Flower Bed RS Road Sign 43.27 41.99 41.87 FBD Floor Board Direction RSD Roller Shutter Door Survey Control Station 43.66 42.31 DRAWING NOTE 43.21 Ditch 41.96 Topographical Surveys 43.02 41.96 41.96 Trees are drawn to scale showing the average canopy spread. Descriptions and 42.15 42.03 42.1741.99 41.88 heights should be used as a guide only. 43.04 All building names, descriptions, number of storeys, construction type including roof 42.6342.53 42.36 line details are indicative only and taken externally from ground level. All below ground details including drainage, voids and services have been identified from above ground and therefore all details relating to these features including; 43.29 43.00 41.94 sizes, depth, description etc will be approximate only. All critical dimensions and 42.30 Grass/Soil L 41.94 connections should be checked and verified prior to starting work. 42.91 42.66 42.75 42.53 OH 41.96 W Detail, services and features may not have been surveyed if obstructed or not oo 42.81Syc 8h reasonably visible at the time of the survey. 20 dh 42.61 43.30 mp ou 42.12 Measured Building Surveys h Spe se 42.63 43.06 ed L Measurements to internal walls are taken to the wall finishes at approx 1m above Lim a the floor level and the wall assumed to be vertical. it - A ne 41.94 spha 42.01 lt Cill heights are measured as floor to the cill and head heights are measured from 42.47 42.06 cill to the top of window. Private Property 43.05 42.85 General 42.01 The contractor must check and verify all site and building dimensions, levels, 42.06 42.01 utilities and drainage details and connections prior to commencing work. Any 42.16 errors or discrepancies must be notified to Survey Solutions immediately. The accuracy of the digital data is the same as the plotting scale implies. All 42.89 42.67 42.48 dimensions are in metres unless otherwise stated. The survey control listed is only to be used for topographical surveys at the stated Syc 10h scale. All control must be checked and verified prior to use. EL 42.25 © Land Survey Solutions Limited holds the copyright to all the information contained within this document and their written consent must be obtained before 54.84 EP copying or using the data other than for the purpose it was originally supplied. PO PO 42.75 42.46 42.78 P/R 1.2h Do not scale from this drawing. P/R 1.2h RL Private Dwelling 56.82 Two Storey Brick Building Oak 12h
RL Ipswich Coventry Yeovil Norwich Perth Nottingham Brentwood 58.08 Tel No: 0845 0405 969 Fax No: 0845 0405 970 www.survey-solutions.co.uk [email protected]
LAND SURVEYING BUILDING SURVEYING UNDERGROUND SURVEYING
41.10 40.98 41.2641.12 41.11 GG 41.84 40.99 SITE LOCATION PLAN TIE-IN TO EXISTING ROAD TIE-IN TO EXISTING FOOTWAY SCALE 1:4000 BLASFORD HILL, BROOMFIELD 41.13
41.18
41.20
41.23 41.12 41.26 41.83
41.4341.29 P/R 1.2h P/R Access 41.29
PROPOSED TOUCAN CROSSING 41.38 Grass
41.55 41.37 41.43 41.40 41.30
41.77 41.52 41.46
Blastford Hill Blastford 40mph Speed Limit - Asphalt Asphalt - Limit Speed 40mph 41.75 ACCESS STRATEGY 41.48 GG 41.39
41.54 41.57 The access strategy is set out below. It 41.60 41.55 41.58 41.90 41.45 addresses the following key objectives: Asphalt 43.02 42.18 41.60 42.69 42.49 42.13 • Provides a suitable access off Blasford Hill. 42.45 41.62 42.11 41.86 42.65 42.41 41.98 42.49 42.19 41.75 • Provides a spine street linking all 43.04 42.94 41.67 Trees 8h Ditch 41.72 parts of the development designed to 43.19 43.04 41.84 42.08 DIAG 7014 - TEMPORARY "NEW42.31 42.5141.79 41.71 43.26 41.74 accommodate a new bus route connection 43.36 43.15 ROUNDABOUT AHEAD" TO BE Grass 41.61 42.25 43.40 POSITIONED FOR 3 MONTHS within the Site from Blasford Hill. 41.76
43.63 41.77
• Provide access to Broomfield Hospital 43.01 ST01 43.74 42.81 UK 10h 41.9941.87 • Coordinate the future downgrading of 41.87 42.25 UTS - Ditch Due To Dense Shrubs 4h & Tress 8h 43.98 43.49 42.73 41.85 43.38 42.53 41.88 44.15 Ditch Woodhouse Lane with the provision of the 41.76 44.21 42.45 41.87 GG 41.77 44.27 LP Hospital Link Road 44.72
Ditch 41.92 44.85 44.09 43.32 44.62 • Creates a network of direct and attractive 41.93 44.8844.94 44.84 44.35 42.0941.97 cycle and pedestrian connections to key 43.72 42.38 44.04 42.8141.95 destinations within the existing built up 43.02 41.94 42.63 41.96 44.95 41.96 area and the wider area. 43.59 41.84 44.84 R100.00m 42.60
EP OHL OHL SY 41.97 • Provides a safe, legible and permeable 44.43 41.97 43.43 layout for all modes within the Site. 42.01 42.9042.1442.5242.14 44.75 PROPOSED DIAG 515 & 606 (TSRGD 2016) R100.00m 'SHARP DEVIATION OF ROUTE' & 'VEHICULAR 43.14 41.97 The key elements of the Strategy are 44.21 43.82 TRAFFIC MUST PROCEED LEFT' (ILLUMINATED) Ditch 41.97 42.66 41.97 considered in more detail in the following R74.84m 41.86 42.61 6.00m 41.96 pages. 45.15 43.56 1.87m Access location plan 41.96 44.48 7.00m Junctions within the development will be R30.00m 43.37 42.20 42.59 41.97 41.93 43.02 42.11 designed to add to the wider public realm 44.81 43.02
PROPOSED43.81 DIAG 515 & 606 (TSRGD 2016) 41.94 rather than simply being designed to cater for 'SHARP DEVIATION OF ROUTE' & 'VEHICULAR 27.94°m 44.19 TRAFFIC MUST PROCEED LEFT' (ILLUMINATED) 42.71 21.84°m 41.90 KO car movements. In this context it is envisaged 45.17 41.90 42.70 41.77 R30.00m that junctions will be designed to reflect and 43.55 41.89 Grass respond to the character of the surrounding 44.53 TOP OF CUT 41.87 R12.00m 41.93 42.2242.5642.05 road hierarchy and built form, and will 43.02 42.93 43.36 41.86 consider the movement requirements of all 44.78
6.00m Hill Blastford 41.84 43.81 42.60 Asphalt - Limit Speed 40mph KO road users especially pedestrians and cyclists. 41.7341.84 45.12 Ø40.00m 42.67
44.16 41.82 Ditch
43.50 41.83 41.87 44.51 41.97 42.8842.2442.49 1.46m 42.93 41.82
45.49 43.22 44.82 41.82 41.81 41.72 7.00m 8.00m 43.74 42.64 KO 42.63 41.81 45.13 44.24 6.00m Crossings located on 41.80 41.82 KO 42.9042.1442.47 41.92 Blasford Hill 43.39 ACCESS ROAD 21.29°m 44.53 41.79 42.88 KO R75.00m
R51.83m 6.00m 41.80
45.47 44.85 43.14 WM 42.53 41.80 41.80 41.70 43.81 42.56 Grass 45.15 R35.00m 44.21 LP 41.81
42.39 42.8242.05 41.87 41.82 43.47 41.96
44.58 42.76 41.85 PROPOSED DIAG 515 & 606 (TSRGD 2016) 'SHARP DEVIATION OF ROUTE' & 'VEHICULAR R54.62m TRAFFIC MUST PROCEED LEFT' (ILLUMINATED) 42.46 41.86 41.85 43.06 41.77 45.49 44.83 42.42 43.77 45.17 41.89 KO 44.23
41.90 41.94 42.7942.12 42.4142.03 43.33 41.92
44.55 42.77 Ditch 42.52 41.93 42.53 43.05 41.84 KEY 45.62 44.90 41.96 41.81 TIE-IN TO EXISTING ROAD Proposed Illustrative access off Blasford Hill (B1008) 43.71 45.25 45 INDICATIVE SITE BOUNDARY 44.15 41.97 (TAKEN FROM DRAWING NUMBER 'EA140-400' 42.1242.01 42.53 43.22EL BY BLOOR HOMES, RECEIVED 28.05.19 ) 42.8542.19 EL 46.22 36 42.00 43.32 INDICATIVE HIGHWAY BOUNDARY 42.62 (TAKEN FROM DRAWING NUMBER 'EA140-400' 44 42.88 RL BY BLOOR HOMES, RECEIVED 28.05.19 ) 42.01 49.39 Private Dwelling 42.64 Two Storey Timber Building 44.51 DIAG 7014 - TEMPORARY "NEW RL ROUNDABOUT AHEAD" TO BE 41.9342.01 44.87 90m FORWARD VISIBILITY @ 30mph 43.09 POSITIONED FOR 3 MONTHS KO Grass 42.04 120m FORWARD VISIBILITY @ 40mph
44.87 43 ENTRY PATH RADIUS 45.61 45.26 43.73 42.06 42.1942.11 44.07 42.66 EL TACTILE BLISTER PAVING
43.0342.40 43.70 Ditch 42.82 42.08 GREY FRICTION SURFACE (PSV 75+) AS 43.47 MMA BOUND TYPE 1 42.80 43.01 42.08 42.2242.11 42.08 42.01 44.48 43.29 42.11 FOR INFORMATION
Ditch ONLY 42.98 42.61 42.10 43.10 42.84 42.3642.27 44.83 43.0243.13 42.82 NB 45.59 45.21 43.05 43.6642.82 ST02 43.88 42.12 44.25 43.17 43.58 43.28 43.75 Grass 42.76 KO E FOOTWAY/CYCLEWAY EXTENDED AA DV IW 04.12.19 43.78 42.73 43.24 42.65 42.13 42.93 D UPDATED IN LINE WITH COMMENTS FROM RSA. SITE MJR JC GH 31.05.19 AND HIGHWAY BOUNDARIES UPDATED 43.51 43.06 42.10 43.30 42.99 42.14 43.44 42.14 42.08 C ADDITIONAL DIMENSIONS ADDED DV JC GH 22.05.19 43.44 43.92 43.35 44.60 B TACTILE PAVING AT PEDESTRIAN CROSSING POINTS BM JC GH 12.04.19 43.65 ADDED. FOOTPATH/CYCLEWAY EXTENTS AMENDED. Asphalt Concrete 42.14 43.83 44.2043.82 43.31 42.92 43.82 43.74 42.63 A RED LINE BOUNDARY UPDATED FOLLOWING REVISED MJR JC GH 08.01.18 42.73 42.46 43.74 PO PLAN. HIGHWAY BOUNDARY ADDED. KEY UPDATED. 44.95 44.38 43.07 42.55 43.69 42.14 Rev Description Drn Chk App Date 44.17 43.39 42.88 45.30 44.09 43.47 43.45 42.25 45.71 44.17 43.56 42.36 42.15 CONSULTING 43.59 42.38 44.09 ENGINEERS PO ARDENT 44.62 43.80 44.53 43.90P/R 1h 42.16 43.74 42.17 42.15 42.08 43.65 42.73 42.27 Third Floor 44.83 The Hallmark Building 44.47 44.11 Soil 46.03 44.94 44.22 52-56 Leadenhall Street 44.86 44.09 42.17 London Asphalt EC3M 5JE 43.91 Grass 45.13 Pine 10h Private Road - Asphalt 44.85 44.52 Tel: 020 7680 4088 45.39 44.62 42.18 44.50 Web: www.ardent-ce.co.uk 45.31 45.37 44.42 E-mail: [email protected] abcde e 45.75 LP 42.19 45.23 Soil Client 45.76 45.67 44.8744.97 44.95 44.83 42.20 OHL 42.08 45.89 46.10 42.07 BLOOR HOMES EASTERN 45.99 45.64 45.23 P/R 1h 45.33 45.26 42.21 Project Title:
46.28 1.2h P/R 45.58 45.35 46.07 45.68 Pine 10h 46.4746.38 45.56 42.2842.19 LAND NORTH OF BROOMFIELD 42.8042.39 45.7845.85 45.75 42.21 HOSPITAL, CHELMSFORD TP 46.32 Asphalt
46.38 EL 44.26 Drawing Title: 42.22 EL
46.36 46.17 Hill Blastford 47.56 40mph Speed Limit - Asphalt Asphalt - Limit Speed 40mph 47.57EL BLASFORD HILL ROUNDABOUT 42.05 46.46 46.44 42.06 GENERAL ARRANGEMENT 46.42 46.27 46.14 42.24 RL 46.39 46.15 42.1342.21 48.95 42.2742.19 A0 Scale Date Designed by RL 42.33 49.93 42.98 1:250 10.12.2018 BM Private Garden 42.25 Private Dwelling Drawn by Two Storey Brick Building Checked by Approved by 46.34 BM JC GH Reproduced from/based upon Ordnance Survey material with the permission of the Controller of Her 42.26 Majesty's Stationary Office, Crown Copyright Reserved. License No. 100044561 Drawing Number Rev 184281-002 E SY 42.26 user name: ben tong File Location: y:\ardent projects\184281 - blasford hill roundabout, broomfield\technical\acad\drawings\184281-002e.dwg MASTERPLAN FRAMEWORK DOCUMENT
46.56 46.43 53.61 51.45 50.96
54 49.23 51.99 50.15 49.91 46.44 45.50 54.15 44.91 51.75 50.80 46.62 46.63 WOODHOUSE LANE - 54.35 53.88 51.14 50.64 45.58 50.81 45.22 52.83 46.70 46.75 Ditch 45.53 53.28 53.12 52.95 48.75 46.87 51.15 50.04 47.10 46.90 44.91 52.06 45.81 52.38 47.43 47.17 51.37 51.49 48.12 46.95 45.0645.07 53.46 50.57 47.77 47.49 46.17 53.08 52.63 47.76 SHRUBS 4H 52.21 52.58 51.05 50.28 48.01 47.11 51.19 50.57 48.42 46.42 53.62 45.41 51.86 49.84 49.05 46.54 45.47 HIGHWAY IMPROVEMENT 50.44 47.22 54.08 51.52 50.47 49.54 53.84 50.33 46.79 45.55 N 50.72 47.47 52.74 49.89 53.27 53.08 50.51 46.87 Shrubs 4h & Tress 8h 52.89 49.34 49.99 45.70 51.75 47.73 EL 45.09 46.21 52.06 45.93 53.38 51.17 50.94 47.06 Syc 10h 50.06 48.08 52.96 52.45 46.15 52.28 51.82 49.53 50.15 47.34 50.78 50.65 48.39 46.44 45.23 51.45 OPTIONS 53.52 48.63 47.62 45.19 Ditch 46.52 Private Garden 51.17 45.35 53.98 49.09 Private Dwelling 53.77 52.44 47.89 Two Storey Brick Building 48.66 45.26 50.64 46.83 53.06 53 45.54 52.88 50.48 48.06 52.61 51.34 49.52 47.03 45.74 50.03 Syc 10h 45.19 48.28 45.00 44.57 I/R 1h 51.42 Dead 49.80 45.92 53.11 51.98 51.12 50.95 47.26 44.80 49.86 45.60 44.82 44.72 52.66 Shrubs 4h & Tress 8h 45.05 51.71 50.38 48.54 46.18 50.84 48.67 RL 51.24 50.91 47.58 48.99 51.29 49.93 46.52 45.35 44.74 53.21 48.76 45.89 45.17 49.87 46.72 As part of the masterplanning process for 48.95 47.95 45.46 51.32 53.71 Ditch 45.68 44.92 52.11 46.09 45.49 48.11 46.97 P/W 1h 45.28 53.41 50.28 Oak 10h x3 49.19 45.79 44.76 52.61 50.92 50.70 46.64 45.74 Shrubs 4h & Tress 8h 52.59 52.42 47.22 Flat46.05 Roof 51.50 49.51 48.32 45.89 46.17 45.79 45.55 Shrubs 3h
h EL
51.57 .3 1 46.22 47.53 46.46 51.92 48.49 47.12 45.24 C/B 51.40 51.21 49.74 52.75 52.60 47.68 46.61 46.07 45.04 49.95 45.09 RL Blasford Hill, the wider connectivity of the 50.56 48.38 48.74 47.39 45.03 49.39 51.83 51.07 51.68 51.64 51.19 49.96 47.87 46.85 45.81 47.58 46.36 53.09 P/W 1h 47.39 47.30 46.56 Private Dwelling 49.64 48.88 48.16 Oak 10h Two Storey Brick Building 47.82 46.08 51.60 47.33 46.33 53.81 50 46.92 52.31 50.02 48.97 44.78 Private Garden 48.29 44.62 50.42 Shrubs 4h & Tress 8h 45.63 44.93 49.16 ing 48.14 47.30 Deck 52.83 52.71 50.79 46.45 45.07 44.83 53.60 52.58 50.98 48.46 45.34 51.84 49.41 47.95 45.05 Site to the neighbouring communities and 51.96 48.38 47.61 47.09 46.72 52.16 49.56 51.59 48.71 45.13 53.06 51.40 47.85 47.54 45.88 49.73 48.33 h 52.66 50.56 48.30 8
ER 2H 48.88 2h 49.45 rees
52.03 51.92 46.36 B
48.76 T
C/ &
51.28 49.76
h 47.80 5 51.14 49.08 48.68 45.09 .
49.78 1 s
53.39 48.09 46.08 b
51.78 u r h
49.25 S 48.09 45.62 50.01 51.67 49.02 Shrubs 4h & Tress 8h 48.40 47.43 Grass RL strategic linkages have been considered, 53.81 46.48 50.19 52.35 49.30 44.81 50.37 45.38 Ditch 45.09 49.43 EL 52.82 52.45 48.46 49.22 48.71
53.59 1h 47.69 53.01 51.84 50.99 47.08 46.78 45.15 t
48.61 48.32 ke ic
49.61 45.87 P 51.97 50.79 49.20 51.56 49.52 49.02 52.24 48.85 Private Dwelling 51.42 46.26 44.87 Two Storey Brick Building 53.14 49.33 52.55 52 49.53 51.89 50.47 47.73 46.02 52.05 48.51 51.30 49.56 49.16 48.02 RL 49.77 49.92 including the role and function of Woodhouse 51.76 49.67 48.91 53.30 51.19 49.54 Shrubs 4h & Tress 8h 45.62 Syc 7h S901 48.64 49.30 44.88 49.56 47.42 46.38 45.34 51.62 49.99 49.2449.39 49.42 49.29 49.19 53.80 46.62 45.08 50.27 48.25 EL
49.73 49.25 46.90 45.81 47.76 cket 1h cket
52.33 52.19 51.80 49.39 Pi 53.58 52.88 52.67 51.88 50.95 48.62 49.0249.16 50.83 46.13 49.01 49.31 RL 49.36 50.11 51.52 45.98 Private Garden Lane and the means to prevent greater use 49.46 Grass 52.06 51.37 53.09 49.56 47.55 52.45 47.87 51.81 50.34 49.08 45.56 44.88 51.93 48.7348.72 48.31 51.22 49.44 51.68 49.35 45.22 Private Dwelling RL 49.73 46.12 Two Storey Brick Building 50.16 53.27 51.03 49.37 47.24 49.33 44.91
ST04 et 1h et
45.72 UK 4h k 51.58 48.01 46.70 44.93 c 46.44 Pi 49.17 51.71 50.03 Oak 12h EL of this road either in conjunction with the 50.25 49.26 45.94 45.82 48.07 52.26 52.17 52.78 49.28 51.81 50.60 Shrubs 3h 53.34 50.80 44.76 52.65 51.39 49.53 52.97 51.21 47.45 Stump 52.05 48.85 48.48 47.66 45.48 49.30 48.09 44.72 Location of link road to 45.17 52.42 51.82 51.72 Private Dwelling 50.28 49.44 47.06 46.01 Two Storey Brick Building 51.59 RL 51.07 45.60 47.27 53.20 49.74 46.65 44.79 47.80 Blasford Hill development or as part of the 51.44 50.84 46.43
48.89 RL .2h 47.68 45.76 1
51.59 45.87 P/W Grass Private Dwelling 49.94 49.06 Two Storey Brick Building 49.21 52.72 52.21 52.09 50.14 49.52 51.74 50.61 50.40 44.62 Broomfield hospital to 48.57 Dead 53.20 47.32 45.35 Private Garden 52.55 49.20 47.49 52.92 51.07 48.27 45.04 51.19 Oak 12h 9 47.83 BU 51.96 4 hospital access. Chelmsford City Council and 49.35 47.07 45.51 RL 49.22 44.67 50.54 52.36 51.80 51.41 49.69 51.63 50.15 46.62 50.84 49.21 47.62 Sapling 53.16 51.27 48.67 45.62 44.54 49.57 45.81 be51.56 confirmed 51 48.88 46.19 50.68 45.81 52.75 49.83 48.45 52.06 PUBLIC FOOTPATH NO.50.04 29 45.22 52.20 47.18 45.05 Essex County Council are therefore working 51.62 49.25 48.04 50.41 44.41 52.94 47.65 53.09 52.58 51.02 50.87 47.38 45.33 44.67 1h all
50.23 W 51.83 49.49 48.91 48.99 46.92 49.04 47.43 46.35 Ditch 45.74 51.65 51.33 49.05 51.42 50.65 50.01 49.48 45.47 52.32 Grass 51.23 48.54 45.73 44.5244.37 53.00 POTENTIAL PHASE 2 SPINE ROAD 48.96 51.39 45.23 with us to explore the potential to rationalise 48.68 45.18 48.30 Grass 44.94 50.47 47.08 52.72 52.01 48.99 (ALIGNMENT TO BE CONFIRMED) 49.83 49.60 47.83 47.48 47.26 45.23 52.19 51.52 44.62 44.52 52.91 50.20 50.73 Shrubs 3h 48.77 52.59 50.84 49.39 48.91 46.64 45.10
50.04 h 51.83 2
48.71 e Glenmore
47.29 45.52 9h
51.10 45.52 Hedg 48.83 0. 51.38 Oak 12h 48
Grass 45.49 W Timbuctoo Cottage/ 51.60 48.38 access via Woodhouse Lane in conjunction 52.42 50.44 P 50.89 49.82 52.97 44.82 51.28 48.48 46.85 45.05 44.89 48.75 48.09 50 47.63 45.17 47.28 46.98 44.62 52.11 50.24 52.74 48.66 Ditch 44.44 44.39 52.20 49.27 51.47 49.59 48.75 48.54 45.80 44.77 B1008 BLASFORD HILL 52.86 50.01 48.48 48.67 44.51 50.47 49.04 with the provision of the access road into 50.60 46.96 44.97 52.61 45.36 49.82 47.10 45.33 51.86 50.98 51.64 51.30 48.12 50.19 52.46 47.06 44.71 45.03 47.87 44.83 Runnymede Cottage 52.88 49.62 48.42 48.20 51.14 50.75 48.58 48.48 45.04 Oak 10h 47.34 44.61 47.12 the hospital, whilst maintaining access 52.71 52.11 44.60
50.01 POTENTIAL FOR A SIZE 3 TURNING HEAD TO 48.58BE 48.30 44.56
52.24 51.45 48.47 44.50 48.76 48.53 46.91 44.99 49.35 44.72 52.78 49.81 48.97 45.17 45.10 6h ge
47 Pine 12h
an 1.7h an Hed 50.36 PROVIDED IF SECTION OF WOODHOUSE48.69 LANE IS CLOSED P 52.59 50.90 50.50 51.87 49.65 44.92 51.63 51.29 46.76 44.49 44.94 44.77 52.51 50.09 48.04 47.83 47.60 OFF (SURVEILLANCE MEASURES49 TO BE CONSIDERED) 47.09 44.58 50.70 46.94 45.93 REALIGNED WOODHOUSE LANE ACCESS 51.12 48.28 toproperties along Woodhouse Lane. 49.45 Grass 48.46 46.64 44.38 52.69 48.12 44.82 FOR POTENTIAL SPINE ROAD. TIE IN TO 48.41 48.33 46.73 52.15 44.89 Old Beer House 51.61 49.92 44.45 44.93 52.37 Grass
48.64 44.38 44.45 49.70 48.82 44.80 WOODHOUSE LANE TO BE CONFIRMED 50.53 49.12 52.62 50.95 44.41 44.85 52.61 Grass 44.66 51.41 47.86 52.03 51.80 50.38 49.49 47.33 44.47 52.58 50.15 46.89 46.60 51.04 48.05 47.56 45.48 POTENTIAL TO CLOSE49.24 OFF 48.41 46.20 The comments made as part of the public 50.73 48.16 48.06 44.27 47.88 44.54
52.42 46 44.69 46.34 44.61 Hedge 1h 44.35 52.22 SECTION OF WOODHOUSE LANE 52.00 49.15 48.86 44.62 52.57 52.40 51.63 49.16 48.35 48.96 48.56 44.74 52.37 49.10 P/R 1h 44.19 52.31 49.95 49.70 48.33 44.52 50.54 49.10 48.41 47.80 52.25 50.69 48.27 44.20 48.29 47.44 47.12 44.22 51.31 SI 48.70 Grass 44.33 I/R 0.9h Sapling 46.62 50.08 BU 48.78 48.27 47.68 47.55 46.54 Woodhouse Lane 52.78 52.38 52.10 51.87 50.44 49.66 20mph S SY 48.12 48.01 47.21 EP POTENTIAL FOR A SIZE 3 TURNING HEAD TO 48.27 48.15 45.30 Oak 12h consultation on the masterplan have been L 46.55 p 52.64 52.28 H 46.61 46.53 eed L O Asphalt BU 1h Sapling 46.16 imit - Aspha 52.32 OHL P/R 47.88 Syc 8h x4 52.33 OHL EP 47.99 47.40 46.58 44.15 SY 48.03 OHL TP Laburnum 49.37 47.33 lt SY OHL 47.92 46.55 0.9h 45 Private Garden Shrubs 2h BE PROVIDED IF SECTION OF WOODHOUSE 47.68 I/R 44.22 44.50 47.29 46.27 Shrubs 2h HL RS O The Coach House 50.96 I/R 0.9h I/R 0.9h OH 50.68 47.68 44.21 52.41 52.65 L 50.71 48.21 47.95 47.43 47.46 44.10 52.26 47.93 IC 52.23 EL 48.00 OHL 44.45 Soil 48.03 51.21 CL 47.15 46.63 Sapling Grass 52.18 51.63 48.15 EL Syc 8h 47.31 46.84 46.68 52.03 Ditch 52.14 51.36 48.14 47.44 52.22 Grass 52.34 PO 51.16 EL 47.84 Woodhouse Lane TC 46.24 44.50 52.32 LANE IS CLOSED OFF (SURVEILLANCE 20mph Speed Limit - Asphalt TP 47.17 EL 48.41 EP 52.09 OH 47.21Oak 10h 46.59 48.41 43.89 52.30 52.20 SI L 46.63 OHL SY 52.28 50.30 47.69 44.33 51.79 Syc 8h 52.53 49.61 48.45 47.17
Trees 10h 50.72 50.54 48.25 EL EL 46.54 RL 44.13 Cottage 44.17 Ditch 50.50 50.33 47.86 HL
SY 50.81 52.6152.09 O Syc 10h 46.92 50.96 and will continue to be considered as part 44.09 I/R 52.33 52.22 48.19 RL 47.45 O 0 H .9h 50.65 52.99 L Private Garden 52.25 Shrubs 2h 47.64 46.93 Oak 10h 51.66 49.23 50.49 Trees 10h Private Dwelling Soil MEASURES49.23 TO BE CONSIDERED) 50.12 RL 46.64 46.41 Two Storey Brick Building 46.88 Shrubs 2h 49.23 50.41 49.82 48.2748.34 52.86 47.13 52.19 52.52 52.06 50.72 49.69 Private Garden 46.70 RL 51.80 RL 47.30 PO 46.69 SY 44.94 Shrubs 1.5h 50.94 44 49.25 Dilapidated Building 48.38 55.83 47.54WM Private Dwelling 45.82 51.75 h
52.35 49.21 Syc 10h EL Two Storey Brick Building 6 52.08 52.35 TP 46.92 EL 43.84 Ditch 51.65 52.50 51.58 RL 52.58 PO TP Grass BL WL 55.70 48.83 52.30 EP 49.28 Pan 2h 47.48 52.29 48.83 49.22 44.20 Hedge RL 43.85 43.58 51.49 48.4948.29 47.34 46.64 46.28 Pine 8h RL 54.12 47.13 50.94 45.91 52.45 OHL 49.21 52.02 52.48 NB 44.19 52.40 RL 43.64 44.20 Soil Ditch 52.38 46.36 EP 50.97 43.74 52.44 Shrubs 2h 46.01 46.45 46.07 EL of this work. Full modelling of junction Syc 10h x3 52.29 52.39 51.23 49.21 46.21 I/R 0.9h 48.80 52.22 49.10 Pond 45.98 44.03 9h 52.47 51.30 45.98 RL . Grass se Lane 50.99 R 0 49.31 / 45.94 I 52.46 52.29 51.48 BL Private Property 44.07 52.19 49.06 WL 48.81 46.42 45.88 Wood House Lodge Shrubs 4h 51.91 Speed Limit - Asphalt 52.23 52.04 51.41 49.23 46.01 52.44 49.08 Shrubs 1h 50.75 49.20 Dead Ditch 51.01 49.13 20mph 52.10 49.19 Woodhou 52.39 Ditch 48.6248.77 44.60 51.86Shrubs 4h 51.25 Trees 10h 50.44 Shrubs 2h 45.48 43.86 52.23 51.52 Woodhouse Lane 43.85 Soil 52.20 49.21 45.73 Syc 10h SY 51.46 20m 51.88 51.92 51.88 ph 45.65 43.68 Grass EP Spe 52.19 50.67 49.32 48.75 45.82 e 45.51 51.82 51.53 UK 10h 50.08 48.73 d Limit - 45.74 Woodhouse Lane 51.43 50.49 EP 51.98 52.07 51.71 A 43.52 20mph Speed Limit - Asphalt 51.04 49.28 s 45.56 51.78 50.64 phalt 43.12 43.76 queueing will be provided as part of the 51.66 51.53 51.29 43.12 43.64 51.96 48.85 51.34 51.25 51.65 50.44 52.05 51.92 49.44 49.12 48.78 43.47
Ditch 48.82 43.36 .7h 45.25 1
49.46 49.24 51.74 51.12 50.97 49.24 49.05 45.92 OHL Sapling n 45.50 Pa Trees 10h 51.08 50.63 Trees 10h 45.28 43.77 51.61 48.92 45.10 51.91 Dead 50.21 Syc 8h 43.61 51.39 51.12 45.60 50.31 45.17 50.90 50.57 45.24 45.01 50.92 50.33 51.32 49.05 49.17 45.50 50.83 Private Dwelling 49.00 46.02 44.49 51.78 51.29 51.15 50.02 Two Storey Brick Building 51.06 50.53 49.57 49.76 50.94 50.43 Syc 8h 45.00 50.96 50.60 RL BU 43.26 Hedge 1.8h 56.35 45.13 44.69 43.43 Transport Assessment submitted with the 50.83 50.68 50.47Sapling 50.17 SY 49.69 ECC HIGHWAY RECORDS ARE 50.16 49.33 Ditch 49.68 43.38 OHL 49.60 49.55EL 43.43 RS 49.75 OH 49.53 43.27 43.57 50.67 50.65 Ditch 49.17 49.60 49.29 44.98 h 49.97 L Oak 12h 51.84 51.45 SY 49.14 Grass 43.18 42.66 43.12 Hedge 6 43.57 49.61 49.16 49.31 42.78 50.36 RS EP OHL Gravel UK 12h 50.82 50.69 50.40 50.01 Sapling 50.00 Grass BU 49.40 43.32 43.52 50.33 49.5049.62 FW 43 Pan 1.7h 50.65 Grass 49.93 49.38 50.18 49.95 49.26 UNCLEAR IN THIS SECTION - FURTHER 43.46 RS Woodhouse Lane 49.87 49.64 49.50 Sapling 50.79 20mph Spee d Limit - Asphalt OH Grass 51.14 49.45 44.40 S/Birch 8h OHL L 49.58 44.57 50.70 50.48 50.35 50.14 50.04 49.90
50.37 WOODHOUSE LANE ge 6h 50.81 50.26 50.13 50.10 50.01 49.76 44.86 EP 50.14 49.75 EP Hedge INVESTIGATION BEING UNDERTAKEN Hed 50.21 1.8h 50.58 50.32 50.18 49.74 44.49 44.26 1.7h Pan HL Woodhouse Lane Oak 12h L 50.90 SY O 50.03 20mph Speed Limit - Asphalt ToW 50.25 50.11 50.26 OH 51.66 Outline planning application to allow further 51.05 43.17 43.15 P/R 1.5h 50.83 50.83 49.77 49.89 43.11 43.08 43.31 RS 42.78 SIZE 3 TURNING HEAD CREATED 49.91 49.62 49.43 Holly 8h 43.07 ST05 44.30 44.09 42.64 42.61 Shrubs 6h 50.00 49.66 49.46 43.19 49.89 UK 10h x2 42.52 49.58 RS 44.33 42.30 Oak 12h 49.72 49.58 49.42 42.55 49.57 42.60 42.33 Trees 10h Hedge 1.8h 42.36 42.53 42.50 42.17 BY WOODHOUSE LANE JUNCTION 49.70 43.06 42.49 42.10 42.36 41.84 Soil 49.49 49.45 EL WOODHOUSE LANE 49.37 53.47 O 43.88 Ditch 49.53 49.52 Private Dwelling HL 42.49 42.01 49.62 Two Storey Brick Building 41.79 42.25 TP 49.37 OHL 43.81 BU 42.25 halt 42.32 HL EL p Holly 8h O 42.31 52.09 49.35 RL 43.99 42.11 42.02 56.52 44.00 42.29 41.96 42.43 refinement of the final approach to be taken 49.46 t - As 43.72 42.50 Shrubs 6h 39.2m imi 42.91 42.04 49.5m 42.28 41.85 42.17 ST06 42.62 42.63 P/R 1.2h
ed L 43.62 39.2m RL Woodhouse Lane
55.28 pe 43.28 43.03 41.85 20mph Speed Limit - Asphalt
S 41.98 INFORMAL SIZE 3 TURNING HEAD 42.21 42.20 UK 10h x2 UK 6h x3 41.99 41.94 41.98
20mph 41.89 Single Storey Timber Building North Court Road 43.61 EP 42.04 Shrubs 2h 42.34 43.62 43.09 42.32 Ditch 42.05 43.27 41.87 43.66 42.31 41.99 43.21 Ditch 41.96 43.02 41.96 41.88 41.96 42.03 42.1741.99 43.04 42.53 42.15 42.63 42.36 43.29 43.00 Grass/Soil 41.94 42.30 L 41.94 42.91 42.6642.75 42.53 OH 41.96 forward. Woodhouse Lane 42.81Syc 8h 43.30 20mph Speed Limit - Asphalt 42.61 42.12 42.63 Wood House 43.06 41.94 POTENTIAL PHASE 2 SPINE ROAD WOODHOUSE LANE 42.47 42.06 42.01 Private Property 43.05 42.85 42.01 42.16 42.06 42.01 42.89 42.67 42.48 42.25 Syc 10h (ALIGNMENT TO BE CONFIRMED) EL 54.84 EP PO PO 42.75 42.46 42.78 P/R 1.2h P/R 1.2h RL 56.82 Private Dwelling Two Storey Brick Building Oak 12h
RL POTENTIAL TO CLOSE OFF SECTION OF WOODHOUSE LANE 58.08 El LB Sub Sta South Henleys Barn Wood House
B1008 BLASFORD HILL
NORTH COURT ROAD Location of link road to CR Tennis Court
Broomfield hospital to Broadfield be confirmed
Dense vegetation in this area at time of survey ACCESS CONNECTION TO HOSPITAL APPROACH
Rev Description Drn Chk App Date
Issues Def CONSULTING ENGINEERS Mast (Telecommunication) ARDENTSinks Sinks Third Floor 44.4m The Hallmark Building Pond 52-56 Leadenhall Street Silo London Issues Issues EC3M 5JE CS Tel: 020 7680 4088 Web: www.ardent-ce.co.uk 0.91m RH DRAFT E-mail: [email protected] abcde e 0.91m RH Client Glenroy BLOOR HOMES EASTERN KEY: House
RED LINE BOUNDARY TAKEN FROM BLOORS DRAWING Project Title: NUMBER EA 140-400 (TITLE CHECK). FURTHER CONFIRMATION OF EXACT RED LINE TBC LAND NORTH OF BROOMFIELD
Red Brick 2 HOSPITAL, CHELMSFORD HIGHWAY BOUNDARY TRANSCRIBEDCottages FROM ECC 3 RECORDS (PLEASE NOTE THIS HAS BEEN OVERLAID Drawing Title:
NORTH COURT ROAD ONTO TOPOGRAPHICAL SURVEY FROM OS MAPPING. DISCREPANCIES BETWEEN RED LINE AND HIGHWAY WOODHOUSE LANE ACCESS BOUNDARY TO BE INVESTIGATED FURTHER) INTERACTIONS DIAGRAM EXISTING PROPERTY A1 Scale Date Designed by 1:750 26.03.2020 AA ACCESS CONNECTION EXISTING ACCESS POINT TO BE RETAINED Drawn by Checked by Approved by TO HOSPITAL APPROACH 51.34 AA Sparrows DV IW Reproduced from/based upon Ordnance Survey material with the permission of the Controller of Her EXTENT OF ROAD STOPPED UP 51.39 Drawing Number Rev Majesty's Stationary Office, Crown Copyright Reserved. License No. 100044561 184281-017 -
user name: alex ayres File Location: y:\ardent projects\184281 - blasford hill roundabout, broomfield\technical\acad\drawings\184281-017.dwg
37 BLASFORD HILL, BROOMFIELD Indicative Character & focus areas
This section describes the potential characteristics and appearance of the development. 1. BLASFORD RISE It sets out the strategy for achieving a sense of individuality within a coherent and legible strategy. The development has a fluid and responsive layout and structure, Blasford Rise will be a comparatively higher density part of the development to address influenced by the Site’s features and surrounding context. A traditional form of the urbanised route to the hospital. It will have a formal character and consistent architecture is proposed for all areas, with pitched roofs and materials in keeping with appearance within the street typology and public realm treatment. Buildings will be the local vernacular. There are three main character areas proposed, as set out within set back, except at key locations or where the access arrangements change. A variety of the illustration below and described over the following pages. units and materials will add interest.
Most of the homes will be 2 storey or 2.5 storeys adding interest and improving legibility. Building frontages will have comparatively stronger building line with parking provided onplot.
Adding to its a formal character, the street will be lined by avenue trees within grass verges accommodating swales on both sides with limited visitor parking. One side of the street will incorporate a cycle path linking into the wider cycle network. Access to housing will be via private drives off the main Spine (refer to page 43 section A-A for indicative Spine Street).
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Detached homes located off Spine road
Pair of buildings located at development gateway
Indicative Character Areas
Opportunity to reflect local style Homes set back off the street
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2 - GREEN VIEW 3 - BLASFORD GREEN
Located around the edges of the development housing will respond to the surrounding Blasford Green will be predominantly detached or semi detached housing and include landscape. The outer edges of the development will accommodate the lowest densities a higher proportion of terrace and apartments and opportunities for incidental open with integrated trees and shrub planting to complement the landscape setting. spaces. The two areas of open space surrounding the reservoir / Neighbourhood Equipped Area for Play and the south east corner will make a significant contribution Building heights are up to 2 storeys, frontages are less continuous and buildings lines towards its character. The homes fronting the neighbourhood equipped area of play have greater variety. / Reservoir will have a more consistent character with all buildings fronting and These areas are more landscape dominated spaces containing open spaces, trees and contributing towards the open space. other vegetation, provided as part of the development and along its interface with its Building heights will tend to be 2 storeys with 2.5 in key locations enclosing spaces surroundings. or movement routes. There will be a greater variety in building set backs with less continuous frontages with on-plot parking.
Homes over looking the green edge Buildings overlooking key spaces
Homes facing onto green space
Focal building overlooking open space
Homes overlooking a play space Homes located around a village green Buildings overlooking green space Homes looking over the landscape edge
39 BLASFORD HILL, BROOMFIELD Focus areas
INDICATIVE NEIGHBOURHOOD CENTRE COUNTRYSIDE EDGE SPINE STREET
A new community led neighbourhood centre will be located centrally within the site with access The Countryside Edge character area will provide a transition to the surrounding countryside The Spine Street will provide primary route and strategic connection through the residential from the main spine road and within easy walking distance for all residents. The facilities will and create a landscaped edge to the new community where lower density housing is areas of the development. It will have a distinctive character with a strong sense of landscape be focused on a multi-functional community building and an early years and childcare facility. interspersed with an organic/informal arrangement in a landscape setting. and openness, informed by regular formal tree planting and green verges on both sides of the At this time there are ongoing talks with the NHS about integrating local healthcare provision carriageway, along with a combined cycle route and footpath. This street typology provides This character area comprises the lower density residential areas around the perimeter of the with this Local Centre or nearby, but this is subject to further discussion with the NHS. access to residential properties through private drives that will minimise the number of points development. Residential properties will be up to a maximum 2 storey in height. The building where the cycle route and footpath is crossed to access drives and garages. Existing residents of Broomfield and little Waltham will be encouraged to use the community line in these areas will be broken, with a variety of setbacks, with housing interspersed with car facility as it will complement the existing facilities available rather than compete with them. ports, garages, trees and soft landscape. The neighbourhood centre will be located adjacent to several green links and footpaths and close proximity to the neighbourhood play area and landscaped reservoir which will be accessible for all to enjoy.
Great Western, Community Building Dickens Heath Village Hall / Early years
Carterton Community Centre, Oxford
40 MASTERPLAN FRAMEWORK DOCUMENT Focus areas- Street sections
INDICATIVE SPINE STREET A-A Section A-A
The Spine Street will provide the primary route through the residential areas to the southern boundary to facilitate access to Broomfield Hospital. It will have a distinctive character with a strong sense of landscape and openness, informed by regular formal tree planting and green verges with varied widths on both sides of the carriageway, along with a combined cycle route and footpath. This street typology provides access to residential properties through private drives that minimises the A number of points where the cycle route and footpath is crossed to access drives and garages. A
B
B / Swale / Swale
C INDICATIVE GREEN CORRIDOR B-B Section B-B
The green corridor provides a key pedestrian link through the Site from the south to the north connecting to the wider network of footpaths to the north and Broomfield to the south.
The existing water course running parallel to the footpath will C be upgraded and integrated with the agricultural reservoir as part of the Site drainage strategy. There will be a series of different open space typologies including play and natural space located off the green link which is also linked to the green network of foot paths within the Site.
/ Swale Section location plan
INDICATIVE WOODHOUSE LANE INTERFACE C-C The section below is indicative of how the new development will interact with the existing interface of Woodhouse Lane and the taller accommodation buildings located on the hospital Site. There will be a generous landscape buffer which varies in width on the southern edge of the development which enables existing planting to be enhanced and provide a pedestrian route within the green corridor which also connects to the wider pedestrian and cycle network. Section C-C
41 BLASFORD HILL, BROOMFIELD LANDSCAPe Focus areas
Northern boundary : section AA
Houses will provide a positive frontage over the new areas of wildflower and amenity grassland with trees. Closer to the boundaries, the existing hedgerow will be bolstered with new native tree and shrub planting. A formal path will wend its way through the grassland and scattered trees, providing a pleasant open walk, forming part of the circular footpath network within the site and connecting to the footpaths in the countryside beyond.
South East boundary : Section BB
A new native hedgerow will be planted along the southern edge of the new built line, replacing the hedgerow removed during the construction process. This hedgerow will be kept low to ensure the houses can provide passive surveillance over the open space to the south, and to allow sunlight to reach the houses to the north. Large areas of amenity grassland with wildflower edges will be crossed by pathways, allowing informal use of the grassed areas. Trees will be located so as to maintain privacy to the rear gardens of the houses on Blasford Hill whilst not overshadowing them.
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INDICATIVE LANDSCAPE FRAMEWORK
Southern boundary : Section CC
A new native hedgerow will be extended along the southern boundary of the Site, reinstating that once present along the edge of Wood House Lane. This will restore the sense of enclosure along the road and will contribute to its more rural character. The new houses will be set back behind areas of amenity and wildflower grassland planting with isolated trees breaking up the building line and creating a rural character.
Western boundary : Section DD
A new native hedgerow will be established along the western boundary, with a wide swathe of native trees and understorey planting to the east, providing new wildlife habitat and a route for bats from Puddings Wood in the south to Sparrowhawk Wood in the north. A formal path will extend along the edge of the native tree and shrub planting, bordered to the east by wildflower grassland with scattered trees. The path will form part of the wider footpath network within the site, connecting to the network of footpaths to in the countryside beyond. This area will also benefit from positive surveillance by the neighbouring houses. A
D D A
B B
C C
Section location plan
43 BLASFORD HILL, BROOMFIELD 8. DELIVERY & PHASING
This section of the masterplan provides an The strategy takes account of physical land indicative phasing strategy for the Site. parcels, constraints and uses, as well as market demand and construction rates. The overall Phase 1 (0-2 Years) intention will be to commence construction at • A new roundabout is built along Blasford the earliest opportunity. Hill for the first phase of housing. The proposed housing trajectory contained • Green infrastructure improvements within the Council’s Pre-submission Draft around the reservoir and drainage basin Local Plan identifies that the Site at North of further south. Broomfield will start to deliver houses on Site from years 2020/21, through to years 2025/26. • New trees and vegetation around the Bloor Homes supports this housing trajectory, edges of the Site are planted, ahead of the although it is likely that whilst the first homes 2nd and 3rd phases to provide time for may be delivered in 2021/22 this will be limited these to mature. in number. • Local centre, including early years facility. The aim is to deliver housing and Phase 2 (2-3 years) infrastructure at an early opportunity, increasing supply and helping the local • The housing south of Phase 1 constructed authority meet the requirements set out in the along with a pedestrian and cycle link new Local Plan. onto Woodhouse Lane. The intention is to provide the access road • Landscape proposals begin to mature. across the site and into the hospital early Phase 3 (3-5 years) in the development, subject to design and technical approvals. The exact programming • The homes in the south west area are of this is expected to be secured by a legal constructed along with remainder of the agreement at the time of the Outline planning spine road. application. • Final areas of green infrastructure completed.
• Other pedestrian and cycle links are completed.
The indicative phasing strategy for the Site would be subject to further negotiation through the planning application, but this initial draft has been carefully considered and formulated to ensure that the development is brought forward in a logical and coordinated manner. This takes account of the need to match housing delivery with infrastructure, facilities and access.
N
Indicative Phasing Plan
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45 BLASFORD HILL, BROOMFIELD
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