Nash Court Farm, Westwood Strategic masterplan vision September 2018
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\\savukcamfs01\Data\URBAN DESIGN PROJECTS\CAUD 365196 - St. John’s College, Nash Farm, Westwood\Vision document CONTENTS
1. Vision 2 2. Introduction and background 4 3. Principles and objectives 6 4. Strategic location 8 5. Town context 10 6. Understanding the site 12
7. The masterplan - creating place, 14 creating community 7.1 A connected place 16 7.2 A sense of community 17 7.3 Living and learning 18 7.4 A landscape for all: people and wildlife 20 7.5 Energy efficient and sustainable 24 9. Design quality opportunity 26 9. Next steps 28 10. Summary of the proposals 30
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1 1. Vision
Nash Court Farm will be a welcoming, vibrant “and enjoyable place to live. It will be a place with its own identity - a sensitively designed environ- ment where nature and landscape are at its heart. A place where people can live and educate their children, have access to leisure and quality green spaces, meet friends, create communities that enjoy both a high quality built and natural environment.”
2
Aerial photograph of the allocation area
3 Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 2. Introduction and background
This document has been prepared by Savills Urban Design Studio on behalf St. John’s College Cambridge as part of their continued promotion of this land.
The purpose of this vision document is to demonstrate how the site can be developed as a sustainable urban extension to Westwood.
This document takes into account the constraints and opportunities affecting the site and shows how the site can accommodate the proposed 1450 dwellings.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 4
3. Principles and objectives
The concept masterplan will deliver a sensitive and sustainable extension to Westwood and achieve the following key objectives for delivering a quality and vibrant place.
The key principles and objectives for Nash Court Farm are • creating a well connected place set out below. • creating a sense of community through a mix Positive identity to ensure that the development responds to of uses the local landscape and creates a desirable place to live. • Potential for new local facilities Viable and sustainable place, deliverable and a long • creating opportunity for people to live and be term thriving place, which contributes to the economic wellbeing of Westwood and the wider area by creating educated value. • incorporating a high quality landscape and Connected and safe walkable neighbourhoods, biodiversity responding to adjoining areas and integrate with Westwood. • delivering a sustainable healthy place with high quality energy efficient homes Welcoming place which fosters a strong sense of community and provides a range of local needs and facilities to • A network of green open spaces and access serve both the development and the existing surrounding to the countryside communities.
Delivering best practice in development which is • creating an environment that encourages responsive to ecology connecting and protecting features people to live more healthy sustainable lives and also creating opportunities for habitats.
Creating a sustainable place - an environment which encourages healthy, more active and sustainable lifestyles is also one which is healthy for the environment.
Working with landscape assets by retaining and enhancing existing features.
Quality of life, with homes for local need, a balanced community delivering a range of homes, space to live and play, good access to facilities and a place people can be proud of.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 6
Margate
Westgate-on-Sea A28
Birchington-on-Sea Garlinge
A254
Westwood A28
St. Nicholas Acol -at-Wade
A256
A299 Kent International Manston Airport A253 Monkton
Minster
A299
Ebbsfleet
River Stour
Site location plan
Westmarsh
7 Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 4. Strategic location
Margate Kingsgate Nash Court Farm is located in Westwood, to the south of Margate town centre in north-east Kent. Margate has a population of around 57,000.
As a seaside resort, the town is a notable tourist and North Foreland retirement destination undergoing proposals for regeneration led by the evolving Margate Masterplan. The masterplan looks at how the town’s future could be sensitively planned for and how appropriate land uses could be set out. It also A255 examines how people and traffic move in the town centre Westwood and puts forward a series of ideas for the public to give their views on.
Margate is on the Chatham mainline which runs between Ramsgate and London Victoria and St Pancras. Other stations on this line include Broadstairs, Herne Bay, Birchington, Broadstairs Faversham, Gillingham, Rochester and Bromley South. The town is also on the National Express coach service which runs between London Victoria and Ramsgate. There are also bus services running to Westgate-on-Sea, Broadstairs, Canterbury and Herne Bay. The A28 road runs between Hastings and Margate via Ashford, Canterbury, Birchington and Westgate-on-Sea.
Westwood sits equidistant between the coastal towns of Margate, Kingsgate, Broadstairs and Ramsgate. It is easily accessible to all and is therefore strategically placed to accommodate future development potential. Ramsgate
Key
Nash Court Farm site
Existing settlements
Major ‘A’ roads
Trainline
Train stations
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 8 Hartsdown Park
Hartsdown Academy
Tivoli Park Hospital
St. Gregory’s RC primary school Road Nash Road Ramsgate Road A254
Shottendane
Manston Road
Ramsgate Road A254
Westwood Industrial Estate
Nash Road
Manston Road
Star Lane
Flete Road
Westwood Cross
Manston Court Road Shopping Centre
Existing land use plan 5. Town context
Before beginning the design process for the new development, it is important to have an understanding and appreciation of the existing built form, character and context of the immediate and wider area.
Existing land uses are indicated in the adjoining diagram. As the plan shows, the eastern portion of the site is bounded by a range of uses, from the industrial estate and Ramsgate Road residential areas on the east side, to the cemetery and Council household waste and depot on the west side.
To the southeast of the site is East Kent Retail Park and Westwood Cross Shopping Centre. In addition to a wide range of retail outlets there is also family leisure with a range of restaurants, a cinema, bingo, hotel and a casino.
In addition, adjacent to the site to the southeast is a residential-led scheme for circa 1000 units which is currently Westwood retail and leisure park offers a wide range of shops and family under construction by Gleeson Homes. leisure, including restaurants and cinema.
Westwood Industrial Estate.
Key
Nash Court Farm site Cemetery
Residential Waste recycling centre
Industrial estate Allotments
Retail & leisure park Leisure/tourism
Education Consented residential (Gleesons Homes) Hospital/health centre
Example of existing housing stock in Westwood.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 10 Nash Road Road
Ramsgate Road A254
Shottendane
Manston Road Nash Road Nash
high high high
Manston Road
high Nash Road
Star Lane
Flete Road Valley Road
Manston Court Road
Baseline analysis & constraints plan 6. Understanding the site
The baseline site analysis diagram opposite identifies some of the key characteristics of the site and the immediate surrounding area.
The site comprises the majority of open land between A baseline utilities and infrastructure report has been Manston Road to the northwest, Manston Court Road to prepared for the site by Peter Brett Associates. The report the south and Nash Road to the east, with additionally land highlights a number of utilities that are within or close to associated with Nash Court Farm to the east of Nash Road. the site. These include powerline, both underground and The land is currently in arable use. overground, as well as gas water mains and telecom cables.
There are a number of Public Rights of Way running around Due to the potential expense involved in diverting major and through the site. These are a combination of public utilities a key constraint for the evolving illustrative concept footpaths and bridleways. masterplan is a 132kV electric overhead lines running through the site. The overhead lines comes from the northeast, Existing access points are located in a number of locations going through the site to Thanet Grid substation, located to around the perimeter of the site. The principal of these are the east of the site. There is also an initial exclusion zone of a number of field accesses on the west side of Nash Road. 20m on either side to be provided.
The topography and orientation of the site provides the There is also a 400mm water main which follows the public opportunity of incorporating sustainable design solutions to right of way through the site from Valley Road to Nash any future scheme. These could include passive solar gain Road, then north along Nash Road to the north of the site. and sustainable urban drainage systems (SUDS). There are It is recommended that this is also incorporated within any long views across the western portions of the site, where the masterplan. fields are of a large size and undivided. It is considered that the existing utilities can be accommodated within the illustrative concept masterplan and do not unduly hamper the development of the site.
Key
Nash Court Farm site
132kV OH powerline (20m exclusion zone) Foul water / sewer main Views
Star Lane 33kV OH powerline BT overhead line Slope / gradient
Other OH powerline / telecoms BT / Virgin overhead line
Other underground Listed building
Underground medium pressure gas main Proposed cemetery extension
Underground low pressure gas main Public footpath
Portable water main Public bridleway
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 12 Nash Road Shottendane Road Site with submitted outline A254 Ramsgate Road planning application (circa 250 units)
Manston Road
1 4 3 6
5
6 Manston Road
5 2
6 Nash Road 5
Consented scheme (circa 1000 units) under construction
5
Star Lane
Manston Court Road
Illustrative concept masterplan 7. The masterplan: creating place, creating community
Delivering a sustainable and inclusive community The Nash Court Farm proposals could deliver: is the key objective behind the growth strategy for Westwood. It will create a high quality place with • mix of housing including affordable Westwood and provide facilities to the local area. • approximately 1450 residential units A landscaped-led approach to delivering sustainable development principles in the form of urban village is at • potential for new local facilities the forefront of the masterplan concept, guided by both the ecology and landscape assessment. The masterplan vision • new allotments/community gardens responds to the particular characteristics of the site to ensure delivery of a mixed-use and sustainable community that is • public open space valued in terms of its aesthetic qualities, abundance of green spaces and residential amenity. • recreation (including sports provision) The design principles set out in this chapter, have been • access to public transport services devised to create a self structured and legible place, which delivers a high quality living environment for both people • access to the countryside and nature. • biodiverse network of green infrastructure Key
Nash Court Farm site • multi-functional Sustainable Urban Drainage network 1 Green arrival space into development • integrated with Westwood 2 Local center • enhanced cycle and pedestrian connections 3 Site for extension to cemetery 4 Areas for sports, recreation and allotments • extension land for the cemetery Pocket parks and public open space 5 integrated throughout the development
Informal areas of public green space 6 ‘Greenway corridors’
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 14
Movement framework plan 7.1 A connected place
A key objective is the creation of the movement framework is to create a clear pattern of streets that establish a movement hierarchy that prioritises sustainable modes. The movement hierarchy will respond to the requirements of following key users in this order of priority:
I. Pedestrian II. Cyclist III. Buses IV. Cars
General principles of movement A key component of the masterplan is the creation of the north-south link forming a primary spine between Manston Court Road to the south and Manston Road to the north. From this primary route, a network of streets and lanes will produce a well connected and permeable development, focused on good pedestrian movement. These streets and lanes will be framed and overlooked and not purely roads and footpaths between development parcels.
A network of new inter-connecting footpaths and cycle routes will also be designed to be overlooked by development wherever possible to provide natural surveillance. Development will follow the principles of the traditional perimeter blocks (street elevations that are enlivened by visible activity) and create a clear and coherent new street pattern, responding to uses, scale and landscape design.
The street network will also be designed so that buses are able to easily navigate through the site, providing easy accessKey within the development to public transport.
Nash Court Farm site Serve limted development Existing primary highway network Pedestrian, cycle Existing public rights of way and emergency only access Primary street Primary point of vehicular access Secondary street
Secondary point of vehicular access Tertiary street
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 16 7.2 A sense of community
Nash Court Farm will become a thriving living community and contribute to adjoining neighbourhoods and villages in the area. Creating a vibrant community A successful community should deliver a range of services There is the opportunity to create a successful urban and facilities within easy reach by foot. Nash Court environment that builds on the mix of uses and activities Farm has the potential to deliver a local centre, including that already exist in parts of the adjoining areas and also a convenience store and local facilities. Services for the introduce new uses to create an interesting and vibrant community are a vital attribute of the concept masterplan environment and maximising the opportunity for social and will ensure community cohesion and integration. contact interaction and interaction.
Our approach: A responsive place is one that acknowledges the local context in terms of scale, form and uses. The concept • A local centre with a range of uses, located to be as masterplan seeks to integrate and respond to the adjoining convenient as possible for all. activities, including adjoining residential and employment • Opportunity for additional uses such as healthcare - uses. The masterplan needs to provide a scale and mix should they be required. of development that reflects the relationship with nearby suburbs and villages, ensuring it contributes towards the • Community gardens and allotments. blend of activities on the western of Westwood • Extensive recreational space throughout the scheme including an enhanced recreational and sports pitches, with opportunity for food growing, such as allotments and community gardens.
Green open spaces framed by properties provide an important element to any scheme for recreation and a sense of wellbeing and community.
17 Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 7.3 Living and learning
Nash Court Farm will deliver a balanced place and a balance of housing will be key to creating a strong community.
A mix of high quality new homes The development will need to provide a rich and broad mix of housing types, sizes and tenures to create a varied community and that responds to the local market requirements and ensures a viable and lasting place. An important element to achieving a balanced and mixed community includes the delivery of affordable housing.
Local centre / shop The scheme also provides space for a small local centre, or shop. Not only would this provide easy access for residents to purchase everyday essential items, but they also play an important role in establishing a sense of community within a new community. The shop can become a social and economic hub of service to all, but particularly those living alone or without a car.
Local shops help to create a vibrant and healthy local economy and can therefore significantly contribute to the creation of sustainable communities.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 18
Landscape framework plan 7.4 A Landscape for all: people and wildlife
The development will provide high quality green spaces and infrastructure that can maintain and enhance existing landscape, ecological and biodiversity features and delivering a quality of life for all.
Green infrastructure - landscape response The concept masterplan responds to the landscape Children’s play spaces contours, views, local land uses and existing development Nash Court Farm will provide a series of children’s play patterns. The form of development will also be influenced spaces known as LAPs (Local Area for Play) and LEAPs (Locally by landscape, such as lower densities on steeper contours Equipped Areas for Play). These spaces will all be within and sensitive edges, especially along the western edge of easy walking distance of the entire site and located along the site. pedestrian footpaths and well used routes to provide safe and convenient access. These spaces will be overlooked Greenway corridors by nearby properties to provide natural surveillance and A network of biodiversity and recreational corridors, or security. ‘greenway corridors’ are designed to work with existing habitats, by creating strong connections between hedgerows Sports and green lanes. This will create a web of ecology through It is also intended to provide more formal areas for outdoor the development, developing green lungs for the local sports, which encourage a sense of community through the community to enjoy and also a strong landscape setting for creation of clubs and groups. the development parcels. Visually the development will be set within a strong green The greenway corridors will: context with a buffer of undeveloped land providing the transition from new development and countryside views. • maintain the important existing network of trees and hedgerows; • maintain and enhance existing wildlife corridors, habitats and biodiversity; • maintain the existing footpath running along and within the site, provide new foot and cycle paths linking to new and existing areas of green spaces and the open countryside.
Key
Nash Court Farm site
Existing public rights of way
Greenway corridors
Sports & recreation
Children’s play spaces
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 20
Working with nature Our environment; where we live, work and play, has an effect on our daily lives. Pleasant environments are enjoyable, healthier, inspiring places. When designed properly they contribute to the natural and physical quality of places. Great environments also contribute to far wider factors, such as tackling the causes of climate change and energy and resource demand, adding value to the development and improving quality of life and wellbeing.
The natural environment therefore a vital component of the concept masterplan. Our response includes:
• protecting local wildlife habitats and the flora and fauna that occupy them; • retaining and enhancing the existing hedgerows and trees and creating connections to extend wildlife interest: and • maintain the existing footpath running along and within the site, provide new foot and cycle paths linking to new and existing areas of green spaces and the open countryside.
This approach will help to preserve and enhance the sense of place afforded by the landscape.
We are proposing a site-wide sustainable urban drainage system (SuDS) network, including pond features to create habitats of high value to native biodiversity.
21 Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 Healthy living The theme underpinning the concept masterplan is healthy living, coupled with access to the countryside. The community will be able to partake in a healthier, more active lifestyle that facilitates exercise and fitness and interaction with wildlife. This will be implemented by a number of practical measures, including; allotments and tree planting through the heart of the scheme. This could be coupled with food based activities and events in the community facilities.
Exercise and fitness will be provided for all by providing routes for walking/jogging and cycling, both within the site and utilising existing connections to the local network of footpaths and bridleways.
A network of LAPs, LEAP’s and NEAP’s will provide children of all ages the opportunity to begin and maintain an active and creative lifestyle. Such a strategy could also include sports pitches creating a community focus for the whole of Westwood.
The intention is for the community to be in contact with the outdoor environment, the landscape, ecology and biodiversity. The concept masterplan will encourage people to walk and cycle to essential facilities, and enjoy the outdoor environment as much as possible. The aim is for it to be quicker and easier to reach local facilities (education, healthcare, local shops, community facilities and recreation areas) on foot or cycle than by car.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 22
7.5 Energy efficient and sustainability
Sustainability is a key component of the Nash Court Farm vision. As set out in Government guidance, there are three components to sustainability; environmental, social and economic sustainability, and all three need to be considered together. Energy efficiency is a key part of environmental sustainability.
Environmental Energy; reducing demand and renewable sources The existing landscape and ecology have been key In relation to energy and the desire to be a low carbon factors that have informed the concept masterplan. In development, the most important factor in a major new addition, implementation of the scheme will include habitat housing scheme is to achieve low energy buildings and enhancements that add to the biodiversity of the area. It is low energy layout. In relation to low energy buildings, acknowledged that further studies will need to be undertaken the development will comprise energy efficient buildings to increase the bank of knowledge on the site and this will throughout; well insulated and energy efficient, encouraging be used to refine the proposals to ensure adverse affects energy monitoring so that future users are constantly aware on the environment are minimised and opportunities for and able to control energy use. enhancements maximised. Where possible the future layout will seek to maximise south Social facing main elevations, facilitating passive solar gain and As already set out, social inclusion, cohesion and a strong accommodating photovoltaics. community focus are key elements of the vision and concept masterplan. The scheme incorporates education, community In terms of layout, the scheme has been designed to minimise facilities, open space, a local store and recreation. car travel and maximise walking cycling and public transport Affordable housing is to be integrated in all phases, built use and thereby reduce energy demand. to a standard that is indistinguishable from housing for sale.
Economic The addition to Westwood will enhance the economic viability of the existing and future Westwood, creating a critical mass for businesses and thereby contributing to a more self sufficient place.
The increased scale of Westwood will therefore boost local economic activity and the provision of local jobs.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 24
8. Design quality opportunity
Nash Court Farm will deliver housing opportunity across a range of house types, sizes and tenures including an appropriate proportion of affordable housing. This will include housing for sale across a range of prices, with affordable housing to rent and shared equity units delivered by registered providers.
A specific objective is to create opportunities and choices for local people to live in an affordable yet high quality housing environment, in a house or a flat to rent or buy. There will be a mix of densities and a variety of housing character areas. The design objective is to create an attractive mix of identifiable neighbourhoods, each neighbourhood including a mix of housing for sale and to rent, ranging from flats, and smaller houses, through to medium sized terrace and semi detached family homes, to detached houses on lower density edges of the site. The concept is one of inclusiveness, achieving social mix and developing homes for sale and rent, with no difference in their quality and appearance.
The design philosophy is one of developing house styles which embrace modern living requirements and sustainability, whilst relating closely to tried and tested design principles, strong character, good quality materials, appropriate detailing and an enduring quality. Contemporary architectural styles will be integrated as the new neighbourhoods evolve, and energy efficient measures will be incorporated throughout.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 26
9. Next steps
The Nash Court Farm proposal is a major opportunity to deliver a sustainable, vibrant and inclusive community in Thanet, delivering much needed housing and community facilities for the district.
The key underlying principle is that the planned expansion Much has already been done to better understand the site of Westwood and the delivery of new homes will enable it and its context. In terms of the next steps in defining and to achieve a critical mass that will sustain an enhanced level bringing forward the delivery of Nash Court Farm, the of local facilities and services. In addition, the commitment following actions are intended: is to create a high quality place that is integrated with and complements the existing the existing community of Westwood and that safeguards the most important • to liaise with key stakeholders, including the Local environmental features of the site and enhances and extends Planning Authority, in order to support the allocation of these within a framework of Green Infrastructure. Westwood in the emerging Local Plan;
• to liaise with relevant agencies and authorities to ensure that the proposals for Westwood comply with relevant standards and guidance;
• subject to the outcome of the Local Plan Examination, to review and extend ongoing technical and environmental studies, in order to support a future planning application;
• to refine the proposals so that a comprehensive and integrated proposal is established that meets the requirements of a truly sustainable community in terms of all three strands of the National Planning Policy Framework relating to environmental, social and economic issues.
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 28 Nash Road Shottendane Road Site with submitted outline A254 Ramsgate Road planning application (circa 250 units)
Manston Road
1
4 3 6
5
6 Manston Road
2
6 Nash Road 5
Consented scheme (circa 1000 units) under construction
Key
Nash Court Farm site
1 Green arrival space into development 5 2 Local center 3 Site for extension to cemetery Star Lane 4 Areas for sports, recreation and allotments Pocket parks and public open space 5 integrated throughout the development
Informal areas of public green space 6 ‘Greenway corridors’ Manston Court Road
Illustrative concept masterplan 10. Summary of the proposals
Our proposals for this strategic scale development at developed with community and placemaking at its heart and Nash Court Farm, Westwood present the opportunity to has the opportunity to provide a vibrant, new, community- accommodate a new, sustainable community for the district led development for the District of up to 1450 dwellings. which continues the Council’s sustainable development strategy of focusing development at Westwood. To conclude, the site represents a deliverable opportunity for housing development. Development of the Nash Court Farm site will be residentially- led through an appropriate mix of housing types and tenures. The site is: The proposal also provides large areas of green public open space and the opportunity for small, local retail offer. • available for development • suitable for development, and With regard to the accessibility of the development, it is situated within walking distance of existing shopping, • development of the site would be achievable education, employment, health and community facilities within Westwood and also those facilities that are proposed. Consequently, we consider that the site presents an opportunity for strategic growth within the Thanet District. In addition to providing residential accommodation the site also provides the opportunity of creating enhancements to the landscape through the provision new planting.
The Nash Court Farm proposal has been conceived and
Nash Court Farm, Westwood - Strategic Masterplan Vision - September 2018 30