SHERFORD NEW COMMUNITY ENQUIRY BY DESIGN

4th- 6th OCTOBER 2004

SUMMARY REPORT

Copyright © 2005 The Prince’s Foundation for the Built Environment. All rights reserved, the entire contents of this document are copyright and no part may be reproduced or transmitted in any form or by any means.

Contents

Section 1: Executive Summary page 4

Section 2: Background

Enquiry by Design page 5 The Site page 6 Stakeholder Aspirations page 7

Section 3: Smart Growth

Walkable neighbourhoods and sustainable urban extensions page 8 Smart transport page 14 New community making principles page 15 Sherford key requirements page 17 The Masterplan page 18

Section 4: Themes

Movement and Transport page 19 Environment and Ecology page 25 Community Facilities page 31 Affordable Housing page 34 Employment/Business page 34 Health page 34

Section 5: Deliverability page 35

Section 6: Sustainability and the way forward page 40

Section 7: Appendices

Appendix 1: Invitee List

Sherford New Community Summary Report 3

Section 1: Executive Summary

.

Government’s agenda: growth and sustainable communities

The district of has been identified through the adopted Structure Plan as needing to

accommodate a new community as a strategic requirement for the sub region. The site must be

sustainable, high quality, locally distinctive and deliver affordable housing for local people.

The sustainable growth of Plymouth

To meet the growth, housing, regeneration and environmental sustainability requirements, the new community

must have high quality public transport links, walkable neighbourhoods, mixed use buildings, be of a high density

and create enough employment for local residents and residents of the new community. The new community

will be an extension to the eastern edge of Plymouth.

Enquiry by Design South Hams District Council invited The Prince’s Foundation to facilitate an Enquiry by Design to investigate the development of the new community site identified in western South Hams. The Prince’s Foundation were asked to examine the potential to develop 4000+ houses, employment and mixed use space in this area.

Excellent Potential The Enquiry by Design concluded that the Sherford development provided an excellent opportunity to create an exemplar, sustainable new community which is an extension to Plymouth. This would stimulate the local economy and make best use of the distinctive environment.

Principles for a great urban extension The Enquiry by Design identified clear principles for a sustainable community which included high density, compact mixed use and a sense of place where people could fulfil their daily needs within a walkable distance.

Public participation and consultation- the way forward Members of the local communities, as well as local pressure groups, were involved in the Enquiry by Design. The wider community were invited to comment on the emerging scheme and their input was positively incorporated. If the new vision goes forward as suggested there will be a formal planning process with extensive consultation with the stakeholders. Additional measures aimed at ensuring design quality such as design codes are to be developed and The Prince’s Foundation retained to monitor design quality.

Deliverability For a quality community to be instigated, four phases have been identified with space for future work and improvements. The developer team and the local authorities intend to work together to deliver an exemplar development led by high quality design and the creation of a community.

Sherford New Community Summary Report 4

Section 2: Background

2.1 The Enquiry by Design Process

In order to achieve an exemplar new community the bodies involved (South Hams District Council, , Plymouth City Council, the Sherford Consortium, the Plymouth and Southwest Cooperative Society and the Highways Agency) felt it was important that all parties with an interest in the outcome of this site were brought together through a collaborative design exercise to consider an integrated approach to design and development plans.

The first part of the Enquiry by Design (EbD) took place from 7th- 9th July 2004. The three days were structured so that they began with a general public open meeting to try and engage involvement of the wider stakeholders and explain to them why The Prince’s Foundation were here and what the processes involved in an Enquiry by Design are. The second day commenced with stakeholder statements from South Hams District Council, Devon County Council, Plymouth City Council, the Sherford Consortium and the Plymouth and Southwest Cooperative Society. Technical Briefings were then given on Environmental and Ecological Issues, Minerals, Transport Strategy, Community Facilities, Health, Education, Affordable Housing Issues and Economic and Employment Issues. Following a site visit and discussion of the key issues the Design Team set about visually pulling together the days findings into an emerging Structure Plan. The third day finished with a presentation to all participants and the general public. This gave the general public the opportunity to hear the vision and to input their views and opinions.

Work in Progress at the Enquiry by Design

Following the first part of the EbD in July, it was decided to hold a one-day technical workshop ahead of the second part of the Sherford Enquiry by Design in October, as a whole range of further technical information and investigation was identified. In order to “hit the ground running” a workshop on 13th September 2004 took place to flush-out all the arising issues. Information was required in the form of drawings testing the emerging proposal. The one-day technical session allowed a review of the first workshop, technical information (as per the briefings in the first EbD) and constraints to be examined in more detail by the whole group, as well as the presentation of profiles of the communities surrounding Sherford which helped inform the detailed design of the October session.

The second part of the EbD took place from 4th-6th October 2004 and comprised of several design sessions and a mid-charette review on the first day to update the Core Team and Core Group on progress so far. The Core Design Team then worked on developing the concepts and produced the Masterplan which was presented to the public and wider stakeholders (please see Appendix 1 for Invitee Lists).

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2.2 The Sherford Valley Site

Development within the Plymouth area is severely constrained by national and strategic designations, river valleys and mineral resource areas. The Sherford Valley is one of the few locations around Plymouth free of strategic and local constraints.

Sherford lies four miles by road from the centre of Plymouth and is in close proximity to the major strategic employment site at Langage, which comprises of 25 hectares of proposed employment land in an adopted Local Plan to extend the existing employment area and has a proposal for a further extension of 17 hectares. The site is bounded by the A38 to the north and by the A379 to the south.

The land is a shallow basin enclosed by the surrounding landform. With substantial woodland to the south and east of the site,it forms a distinct and visually self-contained area, giving a strong sense of identity to the site. There are slopes within the valley of varying steepness and orientation making the landscape complex. The land is mainly farmed, with pastoral and arable fields and some extensive stands of trees along the line of the valleys. There is a narrow road network through the site, enclosed within hedge banks.

Aerial View from the East

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2.3 Stakeholder Aspirations

Each of the principal stakeholders; Devon County Council, Plymouth City Council, South Hams District Council, the Sherford Consortium and the Plymouth and Southwest Cooperative Society were asked to provide written statements comprising of their aims and aspirations which would help create a sustainable community.

The key themes which emerged included:

• Sherford should be an exemplar sustainable community, better than anything that has gone before. • The community should function as a gateway to Plymouth, therefore its role would be as an extension to the city rather than a standalone site. It should leave scope for future growth. • It should respect the natural topography of the area and reflect regional characteristics. • It should incorporate a green wedge where people can benefit from the surrounding environment. This could also act as an urban/rural edge to the development. • A quality public transport system is required to improve local connections and routes to and from Plymouth, therefore encouraging non-car use. • There must be new and accessible employment opportunities for existing local residents and residents of the new community. • There must be a range of affordable housing opportunities. • The new community must learn from the past and not undermine the existing communities. • There should be an appropriate amount of community facilities in accessible locations. In particular, schools, shopping, leisure, culture and health services, which should all be well integrated.

Proposed eastern boundary to the development

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Section 3: Smart Growth

The vision for the Sherford New Community is that of smart growth on greenfield land, which was successfully investigated through the Enquiry by Design process. For smart growth, a balance needs to be found between communities, housing and facilities. There must be positive connections between the New Community and Plymouth city, with the opportunity of shared facilities and good quality transport connections.

3.1 Walkable neighbourhoods and sustainable urban extensions

Walkable neighbourhoods are fundamental in the creation of a sustainable community, as is the site being an urban extension and not just a static, standalone development. It is necessary that a distinct urban-rural edge is created to discourage sprawl to the east of the new development. This is not to cut the development off from other areas, but to keep the sense of, and structure of, the community. This would discourage previous trends of building housing estates on the outskirts of towns which lack amenities and are outside walkable neighbourhood boundaries.

The key principles for the design of neighbourhoods in the Sherford New Community are as follows:

• Each neighbourhood should contain all the daily needs of its community within (a five minute) walking distance or a short public transport journey. • It is compact and pedestrian friendly, with its own heart providing a focus for community life • A variety of dwelling types, prices and tenures to accommodate a mixed community • Civic and commercial activity is located in the heart of the neighbourhood, rather than in single-use, isolated, car-dependent locations • The basic structure of interconnected public streets, squares, greens and parks provides a continuous and varied public realm, overlooked by buildings that provide natural surveillance and contact from those living and working inside. • A clear distinction between public space and private space, particularly in residential dwellings, providing an essential balance between community and privacy. • Public transport is built-in, and made viable by the location of mixed uses and appropriate densities close to the transit stops • Cars are welcomed, but streets are designed to avoid excessive speed to protect pedestrians and cyclists. • A variety of open spaces are distributed within and sometimes between the neighbourhoods, ranging from small play areas to squares and parks and, whenever possible, ecological and recreational greenways that form part of the wider structure of open space for the region.

Creating neighbourhoods Sherford New Community Summary Report 8

To get a better understanding of how to create successful neighbourhoods and inform the design of the new urban extension, a Pattern Book of Urban & Architectural Form was put together. The Pattern Book took a detailed look at the following typologies:

• Town Square • Town High Street • Small Town High Street • Secondary Mixed-Use Streets • Formal Terraces & Urban Villas • Mixed Use Square • Residential Square • Village Green • Residential Streets • Lanes • Pedestrian Lanes

The extract below is an example of small town high streets. It gives examples of how successful high streets have worked by paying special attention to the contours of the land. The high street shown runs up the hill and takes the natural slope into consideration when sizing plot widths and ground floor heights. The Pattern Book also picked up on the size of street frontages which, in Modbury, tended to be slightly wider than other towns which were studied, and the impact of the 200m (approx) straight vista at the centre of the high street.

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The second extract shows some examples of formal terraces and urban villas in , Newton Abbott and . Both Regency and Victorian Terraces were found in several of the towns studied, located on the town perimeters and at seafront locations.

Teignmouth provides a good example of a formal crescent overlooking the seafront, Newton Abbott has several Italianate terraced villas and Dawlish contributes with a mid-Victorian terrace overlooking a formally planned garden.

The examples in the Pattern Book go hand in hand with the key principles stated previously in point 3.1. For example, Dawlish shows how public greenspace can be successfully residentially lined. The Pattern Book aims to aid the understanding of what factors are required to create a sustainable urban extension.

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The Tri-bell structure

Within the Sherford Masterplan, three main neighbourhoods were identified which formed the tri-bell structure. The neighbourhoods seemed to form in the NE, NW and SW sections and from these it was seen that a distinct high street would emerge. Later on, there would be the possibility of a further high street emerging.

The network of streets is designed so that they create a series of neighbourhoods. Each would develop its own character, whilst being seamlessly interconnected with other neighbourhoods. Each area could prosper, grow and develop its own identity whilst benefiting from proximity to the next. Every neighbourhood aims to have the main amenities based in the centre therefore, within a five minute walk from the neighbourhood edge. These centres could contain urban squares, a local high street, there might be market squares, cross-roads or simple neighbourhood greens with a meeting hall, shop and pub. Critically, these neighbourhood centres are planned at principal intersection points, ensuring they connect properly and are accessible from the various routes. The local bus route would service all three neighbourhoods.

b a

c

The proposed structure of the three centres

The drawing clearly shows the triangulation between the three main centres

a) Main town circus and main street with hospital, Park and Ride and retail b) New square, business use breaking up link to c) New school and square with designated shopping areas

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These four drawings show the evolution of the plan using walkable neighbourhoods.

End of Day 2 Group work - The emergence of “neighbourhoods”

The plans also make reference to the Chittleburn Option which was discarded after thorough investigation through the EbD. The proposal suggested that topography would allow for development to grow from Elburton South towards the river with woodland area retained as a focus for the Chittleburn community. The A379 frontage would benefit from the passing trade, building on the existing garden centre and garage. The public transport corridor would work with the topography, with the interchange being within walking distance of Brixton and relieving Elburton of through traffic. However, it was found that the Chittleburn Option did not form its own centre within the overall structure of the tri-bell. The development would have closed the gap on Brixton and it failed to create a defensible eastern edge. The viability of the option was questionable as the development would have meant building on steep land which raised cost/benefit issues. Therefore, it was decided to remove the Chittleburn Option and the tri-bell masterplan emerged.

EbD Day 1- Prince’s Foundation Summary Plan The Tri-bell structure

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Street Hierarchy

The street hierarchy that has emerged within the proposed Sherford New Community starts with the east- west strategic connection along the A38 trunk road. A north-east/south-west main street links the A38 to A379, going through the centres of two neighbourhoods, a second main street veers south of the A38 and a third main street running from east-west joins these to form the tri-bell formation. At each point a neighbourhood should form. The main street then continues down to Elburton with rural connections in and out of Elburton. The road to Elburton runs through a concealed junction to reduce rat-runs through the village. A further network of permeable streets, lanes and rural connections was devised to allow for choice of movement within the neighbourhoods.

Street Hierarchy in the Sherford New Community

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3.2 Smart Transport

A further element which evolved from the EbD as being key to maintaining a sustainable community in Sherford was high quality, high capacity public transport. The aim being to get people out of their cars as much as possible and onto buses and bicycles.

Previous research (Plymouth Rapid Character Service) has demonstrated that the most successful neighbourhoods respect local topography. The Sherford Valley is a natural boundary for Plymouth, so this should be respected when deciding where routes go, with movement generally along contours rathernthan up and down hills.

A number of possible public transport routes were looked at in the Technical Briefing in September and were subsequently tested by Alan Baxter and Associates, transport and engineering consultants.

Alan Baxter and Associates suggested Option 3 South as the most appropriate main link for the Sherford New Community in the short-medium term period. Option 3 North could be the main route in the long-term. Mineral workings will also have a critical impact on the planning of these routes. The EbD showed that Option 3 South and Option 2 West should both be explored and developed further as options.

The initial five transport route options

Note: Option 3 North uses an existing local road, not the A38 trunk road.

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3.3 New community making principles

Following centuries of time-tested work, several principles have emerged that together, make a good community. These principles include:

• Streets are laid out on a grid or network, providing several routes to every destination. Most are relatively narrow and defined by buildings fronting the public realm. They contain traffic, parking, trees, pavements and buildings. Drivers and pedestrians are made equally comfortable.

• Neighbourhoods seamlessly connect but are limited in size, so most people live a 5 minute walk of the centre, where daily needs are provided for and locals and passers-by interact. Traffic is invited into the centre but it is managed for the pedestrian. Buses pass through. Generally, neighbourhood density increases from edge to centre.

• Buildings are adaptable and suitable for mixed use. A mixture of small and large houses. Outbuildings, apartment buildings, shops, restaurants and offices are compatible in size and massing.

• Civic buildings (meeting-halls, theatres, churches, clubs, museums, etc.) are often placed on squares and at the termination of street vistas, serving as landmarks.

• Streetscape qualities and features such as continuous footpaths, street proportions, street trees, building orientation and setbacks are designed to encourage people to walk; they are brought together in the form of community codes.

A proposed local high street

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Additional principles for good community making have developed due to the more contemporary view of the sustainability agenda:

• Existing infrastructure networks should be improved and utilised before new ones are justified.

• Walking, cycling and regular clean and efficient public transport should be prioritised.

• Residents and other stakeholders should be involved in the planning and design process.

• Valuable local ecology should be conserved and enhanced wherever possible.

• Strategies should be determined for the optimisation of energy conservation and the local generation of renewable energy.

• Public parks, school sites and wetlands and other open spaces should be ecologically productive and integrated to maximize recreational use, environmental learning, civic involvement and community development opportunities. This connects residents to each other and to the place in which they live, reinforcing a sense of ‘place’ and deepening their commitments to the town.

A proposed local residential street

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3.4 Sherford Key Requirements

These are the key space requirements as outlined by the relevant technical groups.

Facility Required Site area required

4000 dwellings

1 Secondary School 5.2 ha/ 5886 sqm

3 Primary Schools 2x 1.9 ha = 3.8 ha/ 4300 sqm 1x 1.1 ha/ 1200 sqm Total= 4.9 ha/ 5500 sqm

Health and Social Care Centre 9.5 acres, 8-10,000 sqm

Emergency Facilities 350 sqm Spiritual Facilities >0.5 ha

Employment 18 ha

Urban Parks 2 ha each (within 1km of all homes)

Community Park 100+ ha

Natural and semi-natural Greenspaces All homes within 300m of >2ha natural green space

Green Corridors Number/location = design/needs led Outdoor Sports Facilities >12 ha grass pitches for (football, rugby, cricket- dual use with schools). 1 ha mini-soccer pitches. 1 ha artificial turf pitch (floodlit). 0.5 ha tennis courts. 0.2 ha bowling green. Athletic, netball, basketball.

Amenity Greenspace Number/location = design/needs led Play space and youth facilities Number/location = design/needs led

3.5 The Masterplan

The Masterplan is the fruit of the extensive work carried out throughout the EbD. It combines high quality public realm with mixed use, walkable neighbourhoods. The street hierarchy is mapped out with the noticeable emergence of the “high street” running northeast to southwest, linking the two neighbourhood centres. It is important to have variety within the plan to achieve sustainability within the community.

It should be noted that the capacity of the Masterplan is in excess of 4,000 dwellings, with a potential capacity of up to 5,000 subject to detailed study, and therefore meets the demands of the Devon Structure Plan.

Sherford New Community Summary Report 17

NB: While the Number Key community farm and 2 parks do not fully 1. Church extend into the N/E, 2. Light industrial and business use 5 this is simply a matter of 3. Hospital 16 1 3 4 omission and not an 4. Park and Ride indication of any 5. Park and Ride Bus Stop development intent in 6. Primary school that direction 7. New commercial high street 15 8. Organic Farm 7 6 9. Community Park w 10. Woodland 11. Sports Centre 12. Playing Fields 13. Secondary School 14. Primary school 15. Primary school 16. Prospective Future Western 14 8 12 13 9

11

N 10

SHERFORD MASTERPLAN

Sherford New Community Summary Report 18 Section 4: Themes

The plan for the proposed New Community is derived from technical information from various groups of people with different expertise. Each group concentrated on a particular theme in the aim to test out all ideas, issues and any arising problems.

4.1 Movement and Transport

Transport Interchange

A Transport Interchange was favoured over the more traditional idea of a Park and Ride. This would be more user friendly, as an interchange would mean that shoppers were not just leaving their cars in a “dumping ground” but in a busy interchange with plenty of people around and some amenities and shops so that there was added reason for shoppers to leave their cars there. It would encompass various forms of transport therefore, making it easier to go from one type to another. It would be safer at night, compared to a large car park, as used with Park and Ride’s. The Transport Interchange would be situated near Deep Lane and the A38 and would require 1000+ spaces. In the future, there would also be an allocation of 300+ spaces near Elburton and A379.

Plymouth Smartlink: changing perceptions of bus use

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High Quality Public Transport

Two High Quality Public Transport links to Plymouth are anticipated. The first service would start at an interchange in the Langage area, travelling south through Sherford to Elburton, then west towards and Plymouth City. The second express route would start at the Langage interchange and then, either be a shuttle service straight to Sherford or, go west along the A38, to the north of Sherford, through Marsh Mills and northwards to Derriford. These express services would provide quick, efficient and direct routes to the main centres that residents most frequently use.

For a bus service to be “high quality” it was suggested that frequencies on the express service should be less than 12 minutes. “Quality” should mean that the buses are reliable and frequent; safe, clean and user friendly; accessible; affordable and value for money. These express services would be integrated with local services so that people coming from all around wouldn’t have to get off at one end of the high street to catch a bus at the other end to their next destination.

Plymouth High Quality Public Transport Services

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Three options for the high quality public transport service for the A379 connection were looked at more closely. The option going north of Elburton (Option 3 South) would enhance facilities to the village however, a detailed study of Haye Road is required. Regarding the option of the route going south of Elburton (Option 2 West), the A379 would be diverted to enhance the interchange. This would involve major environmental and engineering issues. The final hybrid option would be to put the north option first using a standard bus; the south option would follow (with a “bendy” longer bus). This option would be dependent on the phasing.

High Quality Public Transport Options

It is important however, that improvements are made at the Deep Lane junction and that caution is taken to stop the “rat-run”, through Elburton, between Deep Lane and the A38 trunk road and the Park and Ride at the top of Plymstock Quarry.

Sherford New Community Summary Report 21

Route option north of Elburton

Route option south of Elburton

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Hybrid Route Option

Park and Ride

With the realignment of the A379, a Park and Ride on the southern side of the A379 could capture inbound traffic. This option would need to be tested and environmental and engineering issues assessed.

Park and Ride location

Location plan of Park and Ride & A379 Diversion

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Transport Conclusions

Following the first part of the EbD in July 2004 and the Technical Workshop in September 2004, it was decided to investigate the options in more detail. Alan Baxter and Associates alongside Philip Pank Partnership conducted a cost appraisal of the five options (see page 21). Option 1 resulted as the most expensive and Option 3 South was the least expensive. Option 3 South and Option 2 West were then looked at specifically, as they are the preferred access points on to the A379 (at Stanborough Cross and south of Elburton Roundabout).

Conclusions from the study found that the site would benefit from these two links as it would ease traffic congestion and improve access for all modes of transport. However, Option 2 West was noticeably more expensive than Option 3 South. The report suggested that more detailed work and testing is required, taking in account of detailed topography, environmental, land ownership and traffic issues. A cost/benefit appraisal is also required for three options of combining the Option 3 South and Option 2 West.

Other conclusions drawn included the suggestion that the A379 Park and Ride should be located at the football field west of Haye Road, but other options are being explored.

Cycle Routes

There were also proposals put forward to improve existing cycle routes in the area. Residents need as much encouragement as possible to leave their cars at home and use other modes of transport. To be happy to cycle, there needs to be better connections between towns and villages where residents will feel safe and not cut off from other pedestrians and motorists. It has been found that if you separate cars and pedestrians there is an increased risk of car accidents as drivers are less cautious when there are no cyclists to be wary of. As regards cyclists, it is not very appealing for them to use a cycle route which is detached from other people, especially in the evenings as it does not create a sense of security when cycling alone. The overall aim is to reduce car trips by promoting walking and cycling as preferable modes of transport.

The fine grained connectivity of walking and cycle routes

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4.2 Environment and Ecology

Mineral Extraction

Mineral extraction was an important factor during planning and discussions about the New Community. The Enquiry by Design highlighted that creating an acceptable urban form will impact on the eastern end of the limestone resource.

The Plan below shows the areas with planning permission for mineral development at Moorcroft, Hazeldene, and Sherford Quarries, and the extent of the limestone resource (with a suggested buffer zone). The existing planning permissions and most of the mineral-bearing land are controlled by Aggregate Industries.

The planning permissions at Moorcroft and Hazeldene have sufficient reserves to last about 50-100 years at current rates of production. Sherford Quarry has not been worked on for many years, although the mineral operator has continued to keep the planning permission valid by the submission of successive planning applications in 1978, 1987 and 1996. Under the current permission, the mineral operator will have the opportunity between November 2006 and November 2008 to reconsider its position again. The successive submission of planning applications at this site has demonstrated the operator’s continued interest in the limestone reserve here.

The total reserve of limestone in Devon [including reserves in Plymouth, and National Park is approximately 120 million tonnes, of which the reserves at Moorcroft/Hazeldene and Sherford account for about 37%. Limestone reserves comprise approximately 64% of the overall crushed rock total. The crushed rock landbank period for Devon is currently more than 50 years, well in excess of that required by Government.

Whilst limestone provides a very important source of aggregate to the Plymouth area and the wider Devon market, it is not of national importance. In addition, sands derived as a secondary aggregate from the winning and working of china clay are available in this area, and they can be substituted, to some extent, for crushed rock. Following the introduction of an aggregates levy, for which china clay sand is exempt, there has been a tendency towards increased use of secondary and recycled materials at the expense of primary land-won materials, and this trend is likely to continue.

In order to secure a source of limestone aggregate for the Plymouth area for the future, it will be necessary to explore potential replacement resources. The area to the north and east of Hazeldene does offer significant potential. Any further proposals for extended mineral working would need, inter alia, to have regard to the adverse environmental impacts on the New Community. In order to achieve the above, then the Mineral Planning Authorities (both Plymouth Unitary Authority and Devon County Council), the Mineral Operator, and South Hams District Council will need to work together.

MOORCROFT QUARRY SHERFORD QUARRY HAZLEDENE QUARRY

Location map of quarry and buffer zone

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Green Spaces

The concept of green spaces is vital within the New Community. Not only does it help preserve the natural environment (including wildlife habitats, corridors and migration) but, it makes best use of what is already there and helps create somewhere people want to live.

Proposals within the New Community include:

• A series of formal and informal open spaces • A network of greenways linking the open spaces within the community and to places and communities beyond • Quality civic spaces and new planting • Retention of water courses and woodland • No known impact on protected species or sites • A sustainable drainage system, to manage quantity and quality of surface water

Greenways as a focus of everyday life

It is important to create a sense of community and interaction between neighbourhoods. By creating greenways there is the opportunity to positively use the environment to improve connections.

Sherford New Community Summary Report 26

Proposals around the New Community (East and West) include:

• A community park with opportunity for: • Pitches and other formal sports use • Parkland and woodland for informal recreation • Allotments and other community uses • Sustainable system of agriculture • Community ownership • Wildlife habitat creation and management • Linkages to Saltram Country Park and other off site facilities • A landscape for the community to sit in

The community park would make maximum use of the available space, whilst incorporating a variety of uses. This would encourage people of all age ranges and interests to use the park. It is important that the park is safe, welcoming and sustainable.

Example of successful housing facing a park

Proposed new northern edge to Elburton facing playing fields

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Power and Utilities

The following points must be taken in to consideration when looking at the Power Corridor.

1. HPG Gas Main (500mm)

• Can be diverted; • Diversion should be minimised as much as possible; • High specification new pipeline required; • 3 metre easement each side; • 9 metre Building Proximity Distance; • Diversion with 3D bends i.e. radius of bends are 3 times diameter of pipe (shallow bends therefore); • Any roads cross pipeline at 90º; • The pipeline must not be in a highway or a boulevard; • There must be access to pipeline at all times; • A 20m corridor is required; • Electricity can not be within 18m of the gas main.

2. 132kV OHL

• Can be diverted; • Can be in the main highway or open land; • Flexible alignment; • Length of diversion needs to be minimised.

The subsequent two plans are of the power corridor and drainage and utilities requirements.

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Sherford New Community Summary Report 29

Sherf ord New Community Summary Report 3 0 4.3 Community Facilities

Education

A new secondary school and three new primary schools are proposed in the Sherford New Community. Approximate space requirements are as follows: The secondary school requires 9 hectares, for the Primary Schools, two require 1.9 hectares and one requires 1.1 hectares. Sports facilities are a major factor when considering where a school must be situated and who can utilise these facilities. Sports facilities can bridge the gap between communities but they must be located at the school. There is the possibility of schools sharing facilities, this would promote maximum usage and contest the image of abandoned sports fields only being used once a week. The preferred model is to co-locate “major” community sports facilities at the secondary school site in a Community Multi Sports Hub Site- as advocated by Sports and the Government.

Proposed sports field and secondary school location

The local secondary school located around the town square amongst other community facilities

Great importance is attached to extending schools and the acknowledgement that they are in fact at the centre of the hub of the community. It is intrinsically important to raise the standards of schools and this is a fantastic opportunity to do so. It is becoming more and more obvious the importance of secondary schools within the community. They are no longer just a place where children go from ages eleven to sixteen to learn but offer a much wider range of services. This means that instead of being placed on the outskirts of the neighbourhood to accommodate the large number of playing fields they need to be at the centre of the community where access is available to everyone. For example, situated around the town square, located near to the library and so on. Measures to reduce the use of the car to transport younger children to school will also be sought.

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Three types of school were identified by the Education technical group. These included:

Popular School- Encourage local use Extended School- Beyond statutory age range and curriculum. In the communal hub. Full Service School- Multi-agency

Devon County Council Requirements (As Education Service Provider):

Areas for Design and Planning Purposes Only

Facility Site (ha) Building (sq m) Capacity Houses Pupils (Approx)

Note 1

5886 600 4000 600

Secondary school 9.0 7900 900 6000 900

9914 1200 8000 1200

Primary school A 1.9 2150 420

Primary school B 1.9 2150 420 4000 1000 Primary school C 1.1 1200 210 Note 2

Nursery A,B,C 3 x 0.1 3 x 166

Day care 0.2 600

Library Note 3 480 4000

Youth centre 0.2 500

Forest school 1 Marginal woodland/coppice

Note 1 – site areas assume reasonable topographical conditions

Note 2 – if overall dwelling numbers are likely to increase (mainly around the Primary school C) to 5000, the site and building area should be increased to those of Primary school A. If dwelling numbers increase significantly beyond that or in a new cluster, an additional site will be required. Clarity on the extent of residential development in the vicinity of Elburton, especially if it straddles the county/Plymouth boundary and/or reduces the scale of the tri-bell proposals, is essential to enable the infrastructure requirements to be stated with more certainty.

Note 3 – no additional site requirement if co-located with secondary school – otherwise 0.2 ha to accommodate disabled parking and access, assuming other (municipal) parking close by.

The following diagram was drawn up by the representative from the Education technical group. It gives details of the role secondary schools now play in society. It particularly looks at parental involvement, health and social care, lifelong learning, childcare, parenting support, ICT, sports and arts and study support. By addressing these issues, the government’s agendas should be addressed such as raising standards, realising regeneration targets and increasing support for vulnerable children and families.

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Social services Parent link workers Family support workers Parenting support Extended schools will be characterised by increased parental Behaviour support involvement and pupil involvement (e.g. School Councils) Economics & practical skills In their children's Parental learning (eg Share) Involvement As governors

Remote access to As volunteers children's work

Staff training

Access to health services Workplace training & support Enhanced role of ICT Advanced courses Health & school nurses Social Care Basic skills Behaviour intervention services Information gathering Children & family E-mail & communications support

Adult learning Coaching Extended Schools: The hub of the Community Family learning Access to wide range of activities 26/01/2004 - v3 Intergenerational activities Links to adult Lifelong Learning sports clubs Sports & Arts Taster sessions Performance Adults in school classses Intergenerational activity Staff development Community arts Digital workshop Full day care Workplace nursery

On site Creche provision After school activity Childcare Off site Pre-school activities

Links to youth work 'Stay & Play' Links to adult learning Work experience Summer (holiday) schools Study Support

Revision & booster sessions The activities listed here are examples of the many

Breakfast clubs possible areas of work in each category

Mentoring & individual support

Sherford New Community Summary Report 33 4.4 Affordable Housing

The district of South Hams has been identified as an area where, with rising house prices and low wages, there is a requirement for a high percentage of affordable houses. It has been proposed that the Sherford New Community should comprise of 50% affordable housing. This should prospectively encourage young people to stay in the sub regions. The Community should be a mixed community of mixed “tenure blind” housing so that it is not possible to differentiate between tenures.

Houses should be as energy efficient as possible with the possibility of water recycling, solar panels and combined heat and power plants. The design of the houses needs to be of a high-quality locally distinctive design that respects cultural characteristics.

Settlements will have a trend towards the bottom of the valley and should be south facing on the valley slopes. It is expected that approximately 400 houses could be built per year.

4.5 Employment/business

Employment provision should be integrated into the development itself. According to the Devon Structure Plan, approximately 4,500 dwellings in the Sherford Development would generate 5,000 jobs: 4,500 x 2.2 x 50% = 5,000 jobs.

Twenty-five percent of jobs require land allocation: 5,000 x 0.25= 1,250 jobs.

Assuming a density of seventy percent workers per hectare: 1,250 / 70= 18 ha

This assumes a 100% balance between job provision and workforce within the locality, which would be exceptional in any single part of an urban area (central areas have an excess of job supply, suburban locations are often well below 100%).

When looking at population figures, the potential that Sherford has is evident.

Brixton: 1,250 Modbury: 1,700 : 8,500 : 8,200 Sherford: 8-10,000 (estimated future population)

4.6 Health

A holistic range of health and social care services are proposed on one site and will be a base for community services. The hospital is in the neighbourhood walking area and will be situated next to the Park and Ride. It will be in close proximity to the other the main amenities and a short walk from the high street.

Sherford New Community Summary Report 34

Section 5 : Deliverability

Phasing Strategy

The phasing for the number of dwellings to be built in the Sherford New Community had been proposed as follows.

For the period: 1. 2007-2009 = 500+ dwellings are anticipated; 2. 2010-2013 = 2000 3. 2014-2016 = 1500 4. 2016+ = 1000+

Diagram to show the Phasing Strategy

Housing should be led by the establishment of schools and key transport facilities in turn, being supported by employment and community facilities throughout the development. The development will be concentrated in hubs, creating viable and vibrant centres and communities

Sherford New Community Summary Report 35

Examples of a strong urban/rural edge

Advanced landscaping will be established to define public spaces, with designation and advance planting of the Community Park. There should be access to the Community Park from occupation of the first dwelling so that full advantage of this facility is immediately recognised. A phased handover to community ownership is suggested so that the community takes responsibility for their open spaces. The community should be involved with the layout and management of their open spaces, giving their input on pitches, footpaths, bridleways and recreational uses. A Community Organic Farm is proposed to increase community involvement and awareness of, using what is locally available.

Positive examples of residential lined greenspace

Each phase has been broken into more detailed aspects of what is expected to evolve.

Sherford New Community Summary Report 36

Phase 1 : 2007-2009

• Park and Ride established to hold 500+ cars • Traffic transfer from A38 • Public transport facilities • Initial road link through site • Primary school • Local centre defined (including temporary uses such as worship) • Greenspace • Employment sites available • Secondary school started • Improvements to A38 Deep Lane junction and other transportation measures identified in the TA to be provided • Through-link between A38 & A379 built

Phase 2 : 2010-2013

• Increase size of A38 Park and Ride • Hospital site • Complete first neighbourhood • Build A379 link • Start building neighbourhood around secondary school • Primary school • Employment • Sports Centre • Connectivity to first neighbourhood • Civic facilities at secondary school • Place of worship

Sherford New Community Summary Report 37

Phase 3 : 2014-2016

• Complete A38 Park and Ride • Complete second neighbourhood • Third primary school • Intensification of centres • Third neighbourhood started around primary school and square • Employment

Phase 4 : 2016+

• Second link to A379 • Complete third neighbourhood • Boulevard to west • Filling in the gap

Sherford New Community Summary Report 38

The Process of Deliverability

The diagram below shows the connecting stages of the deliverability process, starting with the agreed vision all the way to the final build, with the ongoing “quality control” in place by The Prince's Foundation.

Agreed Vision

Steering Group

Formal Planning Design Community

Process Code Arrangements

‘Bid’ to build Developers • Assessment: “Quality Control” The Prince’s o Quality (greatest weight) Foundation o Price Deliver Agreed Vision involved • Quality • Participation • Design developed and tested Chosen Developer • Input from stakeholders

Detailed Planning Application

Local Authority Decision

Build

Sherford New Community Summary Report 39

Section 6 : Sustainability

Three main areas have been identified that require further study regarding their sustainability. These are community, environmental and economic issues.

Community Environmental Economic

• Community • Water conservation/quality • Viability of facilities engagement • Drainage and flooding • Viability of public • Accessibility • Energy transport • Safety and crime • Biodiversity • Supporting local • Facilities • Adaptability of use/mixed use economy • Recreation • CO2 emissions/climate change • Community ownership • Community health • Local materials (e.g. limestone) • Housing mix/diversity • Lifespan/durability • Public transport • Promote alternatives to • Local employment car/walkability • Social inclusion • Efficiency of land take/density • Waste minimisation/reuse • Air quality/noise/light pollution

The Vision

Sherford New Community Summary Report 40

Section 7: Appendices

Appendix 1: Invitee List

CORE DESIGN TEAM Mr David Andrew Assistant Director for Development (Countryside and Heritage) Devon County Council Mr Paul Barnard Head of Transport and Planning Plymouth City Council Mr Ben Bolgar Director of Architecture The Prince's Foundation Mr Steven Bottomley Area Development Control Officer South Hams District Council Mr Lee Bray Head of Community Regeneration South Hams District Council Ms Sandy Burrell Highway and Infrastructure Engineer Scott Wilson Associate Mr Andrew Cameron Senior Associate Alan Baxter & Associates Miss Vicky Carruthers Projects Team Assistant The Prince's Foundation Mr James Carter Property Manager Plymouth and South West Co-operative Society Miss Cyndi Chiao Projects Team Assistant The Prince's Foundation Ms Caroline Cozens Transportation Planning Officer Devon County Council Mr Ian Davison Planning Consultant The Planning Co-operative Mr Saad Ghandour Urban and Architectural Designer The Prince's Foundation Mr Tim Hancock Managing Director Terence O'Rourke plc Ms Shelia Henley Transportation Strategy & Programme Management Team Manager Plymouth City Council Mrs Cherry Herbert Planning Liaison Team Leader The Environment Agency Mr Mark Hughes Senior Designer Alan Baxter & Associates Mr Mike Jones Transportation Engineer Devon County Council Mr Gareth Jones Technical Director Scott Wilson Kirkpatrick & Co Ltd. Mr Ross Kennerley Trees and Wildlife Officer South Hams District Council Mr James Koe Bryce Estates Mr Paul Murrain Senior Design Director The Prince's Foundation Mr John Oakes Forward Planning Officer South Hams District Council Mr Mike Palmer Planning Strategy Manager Plymouth City Council Mr Ian Parsons The Highways Agency Mr Ben Pentreath Urban and Architectural Designer The Prince's Foundation Mr Jeff Picksley Terence O'Rourke plc Mr Alan Robinson Strategic Director (Community) South Hams District Council Mr Jonathan Selman Urban Design and Historic Environment Coordinator Plymouth City Council

Sherford New Community Summary Report 41 Mr Alan Stone Urban Designer Devon County Council Mr Nick Tubbs Bryce Estates Mr David Tucker Principal David Tucker Associates Mr Paul Tyler Forward Planning Officer Devon County Council Mr Andy Ward Technical Director Terence O'Rourke plc Mr Richard White Conservation Policy Manager Devon Wildlife Trust Mr Peter Whitehead Urban Designer Scott Wilson Kirkpatrick & Co Ltd. Mr Colin Yelland Regional Estates Manager Southern Aggregate Industries UK Ltd CORE GROUP Mr John Ackroyd Acting Managing Director Plymouth Citybus Ltd Rev. David Arnott Churches Together in Devon Mr Malcolm Baker Assistant Director of Spatial Planning Devon County Council Ms Julie Barnett Group Director - Development Signpost Housing Association Cllr J S Beer South Hams District Council Ms Gail Bond Architectural Liaison Officer Police Station Cllr Brian Boughton South Hams District Council Mr J Boulden Chairman Plympton and District Civic Society Cllr Derick Bray Chairman of Planning Commitee Mrs WE Brimmicombe Plymouth Mencap Society Cllr Dennis Camp Mr Ian Campbell South Hams Council for Voluntary Service Cllr Basil Cane Brixton and Wembury Ward South Hams District Council Cllr B E Carson South Hams District Council Mr James Carter Property Manager Plymouth & South West Co-operative Society Cllr R J Carter South Hams District Council Mr Keith Clarke Representative of Langage Power Station Carlton Power Mrs Pauline Coldwell South Hams Commmunity Mental Health Manager South Hams Community Mental Health South Hams Cllr P H Cook South Hams District Council Cllr R F Croad South Hams District Council Cllr Derek Curtis Brixton Parish Council Messrs. N.G.W.and P.G Curtis Cllr Susan Dann Portfolio Holder for Transport and Customer Focus Cllr G Date South Hams District Council Cllr Sir Simon Day Devon County Council Mr Dave Downie Rees Youth and Community Centre

Sherford New Community Summary Report 42 Mr Vic Ebdon Capital Strategy Officer Devon County Council Mr Tony Eden Committee Member Plympton St Maurice Civic Association Mr J.R. Ellis Ms Ali Evans Morley Youth and Community Centre Cllr B C Evans South Hams District Council Cllr Tudor Evans Leader Cllr Sally Fairman Ward Member Cornwood and Sparkwell South Hams District Council Cllr G J Fielden Chairman - Development Control South Hams District Council Mr Rob Finch Business Development Manager Devon and Cornwall Housing Association Mr Andrew Fiske Housing Manager South Hams District Council Cllr Delia Ford Cllr Ken Foster Cllr John Fox Mr Peter Frankum Technical Director Terence O'Rourke plc Mr Roger Gage Chairman - South Hams CPRE Mr Paul Gompertz Director Devon Wildlife Trust Mr Terry Gorman Sovereign Housing Association Mr Terry Grace Localities Operations Manager The Devon Partnership NHS Trust Miss Katherine Haddrell Government Office for the South West Mr & Mrs J Haimes Cllr R W Hallett Mr John Halliday Local Service Officer Devon County Council Mrs P Hannaford Cllr John Hart Devon County Council Ms Alison Haynes Development Manager Westcountry Housing Association Cllr P W Hitchins South Hams District Council Mr Nick Hodgson Property Services Manager South Hams District Council Mr Michael Hourican Development Manager Tor Homes Ms Joy Howard Chair Elburton and District Residents Association Mr John Howell South Hams Ramblers Group Cllr David James Ms Janet Johnson English Partnerships South West Cllr Glenn Jordan Mr Joe Keech Head of Stategic Planning Devon County Council Cllr Mark King

Sherford New Community Summary Report 43 Cllr Michael Leaves Mr Andrew Leigh Senior Education Officer (School Organisation) Plymouth City Council Cllr John Lock Cllr I Longrigg South Hams District Council Mr J Longworth-Craft The National Trust Mr Richard Luttman Westcountry Housing Association Mr R MacBean Messrs. R.J. MacBean & Sons Mrs M MacBean Mr P MacBean Messrs. R.J. MacBean & Sons Cllr D W May South Hams District Council Mr Steve Melia SHARD Mr Freddie Mills Chairman Plympton St Maurice Civic Association Mr Ed Moffatt New Communities Project Officer Churches Together in Devon Mr Peter Morgan Evans Brixton Parish Council Mr Ian Morten Group Commander Devon Fire and Rescue Service Mr Richard Morton The Guinness Trust Mrs Carol Murrin The National Trust Cllr Jean Nelder Plymouth City Council Mr Chris Nelsen Divional Commander Devon Fire and Rescue Service Cllr Patrick Nicholson Cllr J O'Connell South Hams District Council Cllr C M Pannell South Hams District Council Mr Alan Partridge Investment Manager The Housing Corporation - South West Region Cllr Chris Pattison Deputy Leader Mr Mark Pearson CABE Design Action Manager CABE Cllr Vivien Pengelly Cllr J T Pennington BSc (Econ) South Hams District Council Mrs Jane Piper Technical Director Terence O'Rourke plc Cllr Prudden (Executive Member, Community and Communication) South Hams District Council Mr R.H. Pugh c/o Mrs R Clark Cllr Pauline Purnell Cllr M C Ramsay South Hams District Council Cllr S L Rankin South Hams District Council Mr Stewart Redding Planning Manager for Development Control Devon County Council Mr Ian Rice Service Strategy & Development Manager Social Services Directorate

Sherford New Community Summary Report 44 Cllr M A Roadknight South Hams District Council Mr David Roche Foley Managing Director Magily Ltd Mr & Mrs J.F. Rogers Ms Vicky Rollason Group Manager for School Organisation and Access Devon County Council Cllr G Rothwell South Hams District Council Cllr Rosemary Rowe South Hams District Council Ms Rita Rowe Centre Coordinator British Red Cross Cllr David Salter Cllr M F Saltern Chairman of the Council South Hams District Council Ms Katie Sellek Senior Countryside Adviser The Countryside Agency Mr & Mrs P Short Mr Ross Simmonds SW Regional Planner English Heritage Mr Roger Smith Group Land Department Westbury Homes Cllr Peter Smith Mr Trevor Snowden Service Manager The Devon Partnership NHS Trust Cllr John Squire South Hams District Council Messrs. G & V Staddon Cllr M Stone South Hams District Council Mr Alan Street Chairman Chaddlewood Farm Community Association Mr Gary Streeter MP House of Commons Mr Gerald Taylor Managing Director First Devon and Cornwall Mrs Jess Thomasson Biodiversity Officer The Environment Agency Ms Sonia Thurley The Environment Agency Cllr R J Tucker South Hams District Council Cllr A R Vale South Hams District Council Cllr David Viney Mr Christopher Walford Intermediate Care Project Manager South Hams & Primary Care Trust Cllr Anne Ward South Hams District Council Cllr Alan Weeks Cllr George Wheeler Portfolio Holder for Environment and Street Services Mrs Gill M Whillock Vice Chair and Secretary Greater Plymstock Community Forum Mr Chris Whitehead Community Mental Health Team Manager The Devon Partnership NHS Trust Cllr Kevin Wigens Mr Gerry Willis Mrs Helen Willis

Sherford New Community Summary Report 45 Mr Keith Woodhead Regional Policy Manager South West Regional Assembly Mr J Woollcombe CBE Chairman of Devon CPRE CPRE Mr Charles Wreford-Brown Luscombe Maye Mr Mike Yeo Property Services Manager South & West Devon BCU Cllr Richard Yonge (Leader of the Council) South Hams District Council WIDER STAKEHOLDERS Cllr Mary Aspinall Mr Mark Auchincloss Director Tetlow King Planning Mr John Bennett Chairman & District Association of Parish Councils Cllr Carol Blackburn Cllr Peter Brookshaw Cllr Bernard Brotherton Mr Jeremy Brown Chairman Newton and Noss Parish Council Cllr George Buckland Newton and Noss Parish Council Cllr Paul Carter Mr Giles Chichester MEP Cllr Thomas Coleman Mr P G Cox Billacombe Residents Association Cllr Dermod Michael Drought Vice Chairman Wembury Parish Council Cllr Lee Finn Cllr Michael Fletcher Cllr Michael Fox Cllr Ted Fry Mr R Geldard and District Association Cllr Karen Gillard Cllr Ian Gordon Mrs E S Groom Clerk Sparkwell Parish Council Ms Rebecca Harriot Director for Modernisation South Hams & West Devon Primary Care Trust Cllr David Haydon Cllr Valentine Hiromeris Cllr Paul Hutchings Cllr Andy Kerswell Cllr Martin Leaves Cllr John Mahoney Ms Maggie Matthews Staddiscombe Area Residents Association

Sherford New Community Summary Report 46 Cllr Christopher Mavin Ms Barbara Mickley Hon. Secretary Radford and Hooe Lake Preservation Association Cllr Bernard Miller Ms Carol Muston The Housebuilders Federation Cllr Patricia Nicholson Mr John Prickett Chairman Holbeton, Yealmpton & Brixton Society Mr K Reed FRIBA South Hams Society Cllr Eddie Rennie Cllr David Santillo Cllr Thomas Savery Cllr Graham Shears Cllr Ronald Simmonds Cllr David Stark Mr A Steen MP House of Commons Cllr Bill Stevens Mr M J Stickland Clerk Yealmpton Parish Council Mr Robin Toogood South Devon AONB Joint Advisory Committee Mr A Tubb River Yealm Harbour Authority Cllr Brian Vincent Cllr Nicky Wildy Cllr Tom Wildy Cllr Dafydd Williams

Sherford New Community Summary Report 47