Weybrook Park Golf Club

A Amublance lde Land North of rm Station a Park Prewett st on Phase 2 R o a d

(A 3 4 0 )

Land North of Park Prewett Phase 1

Parklands Hospital GP Castle Hill & Pharmacy Primary School

Rooksdown Community Centre

Rooksdown

Costa Park HP18079 - A090070-521 Co-Op

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NHS North & Hospital Rooksdown Village

Context Plan Key

Site Vehicular access route to site Footpath access to site Co-op Convenience Store Prewett | Outline Application The Hollies, Park Costa Coffee Rooksdown GP/Pharmacy Rooksdown community centre Castle Hill Primary School Rooksdown Park

Bus Routes: Link (Newbury - Basingstoke Centre) 4 (Chineham Shopping Centre - Basingstoke Centre)

A 339 SITE ASSESSMENT

ACCESSIBILITY

Private Transport Public Transport Services and Facilities When the Hollies was in operation as part of the wider Park Prewett estate, Since the redevelopment of Park Prewett, Stagecoach has established a primary access to the site would have been achieved via Woodside (road); number of public bus services which serve the Rooksdown Parish area. The site has good access to a range of local services and facilities within historically an east to west vehicular route running between Park Prewett Service numbers ‘Link’ and ‘4’ both run through the village providing walking distance located in Rooksdown to the south west, whilst the is also Hospital and the A340 (Aldermaston Road). frequent and direct access into Basingstoke centre. The nearest bus stop to located within walking distance of Basingstoke and North Hampshire NHS the site is located outside of Rooksdown Community Centre on Rooksdown Hospital to the south. Woodside (road) now only serves the neighbouring ambulance station to the Road, approximately 400m to the south west of the site at the end of the new north and has been closed off as a main vehicular route for approximately connecting footpath. Some of the local services and facilities include: over 15 years, around the time that The Hollies began to operate as part of

HP18079 - A090070-521 Parklands Hospital. From Rooksdown Community Centre, the Stagecoach ‘4’ route provides • Rooksdown Community Centre (approx. 350m SW) regular hourly services between Chineham Shopping Centre and the centre Prior to the closure of the facility, whilst the Hollies was still operating as part of Basingstoke. Meanwhile, the Stagecoach ‘Link’ route provides half hourly – • Rooksdown Primary School (approx. 300m SW) of Parklands Hospital, the main vehicular access into the site would have hourly services between Newbury and Basingstoke Centre from Park Prewett • Blossom Day Nursery (approx. 500m SW) been achieved via the main Parklands Hospital entrance and car park to the Road, where the nearest stop is approximately 500m south west from the • Co-operative Convenience Store (approx. 625m SW) 28 south. site. • Rooksdown GP and Pharmacy (approx. 400m SW) Due to the current geometry and visibility at the existing junction and the Public bus services to Basingstoke centre also provide access to Basingstoke • Bombshell Hair and Beauty Salon (approx. 625m SW) high traffic speeds on Aldermaston Road, it would not be acceptable to Bus and Train Stations within approximately 15 (Link service) and 30 (4 the Highway Authority to direct the primary vehicular access to the site via Service) minutes where there is access to a greater range of destinations. • Barnardo’s Charity Shop (approx. 625m SW) Woodside. • Costa Coffee (approx. 625m SW) As part of the ongoing North of Park Prewett (Phase 2) development, a new • Skate Park (approx. 250m SW at Rooksdown Park) estate road has been constructed which will provide a new access to The • Children’s Play Area (approx. 400m SW at Rooksdown Park) Hollies and neighbouring allotments from the west. The new access road will not adjoin the existing ambulance station access road to the north and in • Weybrook Park Golf Club (approx. 700m W) turn will become the sole vehicular access to the site and prevent the existing ambulance station access road from becoming a rat run for the wider Gillies The site also benefits from good access to local public transport services (as Meadow development. discussed above) to Basingstoke Centre and Chineham Shopping Centre The Hollies, Park Prewett | Outline Application The Hollies, Park where there is access to a greater range of services and facilities. Pedestrian & Cycle Access

In addition to the new estate road connecting Rooksdown village with The Hollies, a new pedestrian and cycle path was also approved and constructed as part of the development of Castle Hill Primary School to the south west. The route of the new footpath/cycleway runs along the former route of the former Park Prewett estate road, connecting the site with Rooksdown Community centre, Castle Hill Primary School, Rooksdown Park to the south west. From the community centre there is footpath access to the nearby Rooksdown Village Centre, GP/pharmacy and the wider footpath and cycle network towards the centre of Basingstoke. HP18079 - A090070-521

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1 3

ACCESSIBILITY| 1. Roundabout Access to Gillies Meadow from Rooksdown 2. Access Road into Gilles Meadow Development from the Site

3. Footpath Spanning Between Rooksdown and the Site Prewett | Outline Application The Hollies, Park 4. New Access Road between the site and Gillies Meadow Development

2 4 SITE ASSESSMENT

1 5 HP18079 - A090070-521

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2 4

LOCAL SERVICES & FACILITIES| 1. Rooksdown Community Centre 2. Rooksdown Primary School

The Hollies, Park Prewett | Outline Application The Hollies, Park 3. Play Area at Rooksdown Park 4. Skate Park at Rooksdown Park 5. Shops at Rooksdown Village Centre 6. Rooksdown GP and Pharmacy

3 6 SITE ASSESSMENT

LOCAL DISTINCTIVENESS

The proposed built form will be designed to exhibit some of the principles of The application site is located within a short distance to the east of both architectural style, materials and building forms evident within Rooksdown ‘The Pines’ and the ‘Spinney’s Edge’ character areas where the predominant Village and the ongoing Gillies Meadow development. From this study, key materials comprise a mix of buff brickwork, black cladding and tile hanging. elements can be drawn to influence the design of the proposed development. The new vehicular entrance into the Gillies Meadow development from The The surrounding development within Rooksdown Village, including the Hollies is bound by a mixture of 2 and 2.5 storey dwellings in ‘Spinney’s ongoing development at Gillies Meadow, has a distinctive character of its Edge’ to the east and by a 3.5 storey block of flats located within the east of own, strongly influenced by the early 20th Century Park Prewett Hospital ‘The Pines’. The eastern part of ‘The Pines’ is mostly dominated by a series

buildings. The former hospital buildings, now in residential use, are the focus of 3 contemporary barn-style blocks of flats which exhibit a mixture of buff C this drawing and the building works depicted are the copyright of idp and may not be reproduced or amended except by written permission. no liability will be of the village. Newer buildings around the periphery of the development, brickwork, smooth grey coloured cladding and slate effect roofing. accepted for amendments made by other persons. including those within the ongoing Gillies Meadow development, vary in notes: External levels are indicative subject to detailed design. both form scale and materials. Buildings around the around the centre of HP18079 - A090070-521 2 Landscaping indicative subject to detailed design the village are generally 3 storeys in height and comprise a mix of apartment blocks and private dwellings. Houses further south from the centre of the village generally comprise 2 and 3 storey terraced andSTREETSCENE semi-detached CC dwellings. Common materials exhibited throughout the area mostly include red brick, white render and timber cladding with a mixture of both clay and 31 slate tile roofing.

In general, the neighbouring Phase 2 of the Gillies Meadow Development maintains a similar approach in scale and form as the existing dwellings exhibited throughout Rooksdown. The distributed housing mix throughout Gillies Meadow Phase 2B comprises both 2, 3 and 4 storey housing where taller properties are generally located on the southern part of the site where the site boundary is lined with a dense row of mature trees approximately 18-20m in height.

Phase 2 of the neighbouring Gillies Meadow development is split into 3 3 separate character areas where the proposed architectural style and materials differ across the site depending on the local context. Red brick is

Richmond Richmond Folkestone Norbury Norbury Richmond Richmond Type 51 Block G Prewett | Outline Application The Hollies, Park Block F Block E predominantly used across the site to correspond with the typicalPlot 245materialsPlot 244 Plot 243 Plot 242 Plot 241 Plot 240 Plot 239 Plot 238 Plots 212-231 Plots 192 - 211 Plots 50 - 69 exhibited throughout Rooksdown, whilst brick panelling detailing, cladding and tile hanging is used to provide variety to the dwelling. A greater use of HCA Barratt Homes buff brick, black tile hanging and cladding is incorporated across the south 1 eastern and eastern boundaries of the development site. STREETSCENE CC (cont) SITE PHOTOS | SITE PHOTOS | 1. Typical street scene in Rooksdown Centre 3. Approved Gillies Meadow Phase 2B site section across proposed 2. View of apartment blocks located on entrance to gillies Meadow Hollies access road. from Rooksdown 4. Illustrative Sketch of Block of Flat within The Pines. 4

Ennerdale Norbury Norbury Hesketh Hesketh Richmond Ennerdale Plot 32 Plot 33 Plot 34 Plot 35 Plot 01 Plot 02 Plot 03

Barratt Homes

STREETSCENE DD

KEY PLAN NTS

E

Ennersdale Type 51 Type 52 Type 52 Type 51 Type 51 Type 51 Folkestone Folkestone Folkestone Alderney Alderney Radleigh Radleigh Folkestone Folkestone Type 69 D Plot 178 Plot 177 Plot 176 Plot 175 Plot 174 Plot 173 Plot 172 Plot 171 Plot 170 Plot 169 Plot 168 Plot 118 Plot 119 Plot 120 Plot 121 Plot 122 Plot 126 D E C

C

STREETSCENE EE

A 12.02.18 Amended as per client JDW JDW comments rev: date: comment(s): name: check:

ARCHITECTS.

URBAN DESIGNERS.

PLANNERS.

PROJECT MANAGERS.

LANDSCAPE ARCHITECTS. WE ARE IDP.

status: PLANNING RIBA Stage: 3

client: Barratt & HCA

job: Park Prewett

Ennersdale Folkestone Folkestone Folkestone Folkestone Folkestone Folkestone Norbury Norbury Norbury Norbury Norbury Norbury Folkestone Folkestone Chester Ennersdale title: Streetscene CC, DD & EE Plot 282 Plot 281 Plot 280 Plot 279 Plot 278 Plot 277 Plot 276 Plot 275 Plot 274 Plot 273 Plot 272 Plot 271 Plot 270 Plot 269 Plot 268 Plot 267 Plot 266 drawn: GH date: 15.09.17

checked: SOS scale @ a0: 1:200

job no: C2596 drg no: 200_02 - Rev A

IDP GROUP 27 SPON STREET COVENTRY CV1 3BA T: +44 (0)24 7652 7600 E:[email protected]

www.weareidp.com HP18079 - A090070-521 www.wyg.com DESIGN

HP18079 - A090070-521 www.wyg.com DESIGN

MODERN METHODS OF CONSTRUCTION (MMC)

Homes are keen to promote the use of Modern Methods of Construction (MMC) with a focus on rapid delivery of high-quality developments. There are many different forms of construction all of which have different design and construction challenges. With this scheme being an outline planning application, it is important that the design considers the requirements and obstacles to these varying techniques to ensure that the development retains flexibility and does not unnecessarily eliminate options that could have otherwise been utilised.

Often the challenges of sites mean that one solution or technique is either

HP18079 - A090070-521 not suited to the whole site or is not cost effective alone. For instance, several modern methods are not well suited to sites with challenging topography, however this can be mitigated by appropriate design – either through the use of lower density areas to allow space around each building to deal with the topographic issues or by combining techniques to overcome the 34 shortcomings in a “photo-fit” approach by maximising the advantages each method can offer. 1 This site is generally level with a shallow gradient running across the site from south to north therefore the site is suitable for Modern Construction Methods.

Access is key when considering the use of offsite methods. With the volumetric modules, for instance, there must be both clear space to deliver and manoeuvre the unit into place, usually with the use of a significant sized crane. The logistics outside the site should be considered and there needs to be a suitable route from the factory or local highway network to the site. Modules are frequently up to (and in some instances over) 4.5m wide so phasing of sites, arrangement of buildings and siting of plant to facilitate their The Hollies, Park Prewett | Outline Application The Hollies, Park installation is critical. The proposed indicative masterplan is well suited to this sort of construction. The site itself has excellent access to the M3 via the A339 ring road, ensuring that all MMC options are possible from an external site logistics view.

IMAGES| 1. BoKlok - UK Product & Concept Proposal - Draft Compliant Types 2. Ilke Homes - 2018 House Types and Apartment Portfolio - The Cardinham 3. BoKlok - UK Product & Concept Proposal - Baseline Elevations 2 3 DESIGN

DESIGN PHILOSOPHY & EVOLUTION

The design philosophy has evolved following a landscape and biodiversity led design process whilst considering the limitations of volumetric construction. The desire to retain and enhance important landscape and biodiversity features within the site whilst appropriately respecting the form, layout and appearance of the surrounding context.

The design philosophy focuses on achieving a simple plan, 'barn' form block(s) of flats which both maximizes the efficiency of the site whilst appropriately responding to the form, scale and appearance of the surrounding context and neighbouring development at Gilles Meadow to the

north west. Early designed concepts have illustrated a vehicular access and HP18079 - A090070-521 parking court connecting to the newly constructed access road from Gillies Meadow which enable the access onto the ambulance station access road to be segregated from private vehicular traffic.

Earlier evolutions of the design concept evolved from two separate blocks 35 of flat to a singular block to provide a more tenure blind approach whilst enabling a larger offset from the neighbouring ‘Spinney’ to the east to 1 3 accommodate an appropriate ecological buffer between the proposed development and the neighbouring mature tree belt.

Other than the proposed access, no detailed designs are proposed at this stage, however, an Illustrative Masterplan and CGI have been produced help envisage how the proposed scheme could be designed to reflect the principles of design discussed above.

The Illustrative masterplan and supporting CGI have been developed to demonstrate how future detailed designs could reflect the architectural characteristics and material exhibited by similar blocks of flats located within Gillies meadow. This is discussed in greater detail in the section below. Prewett | Outline Application The Hollies, Park

IMAGES| Draft Layout Sketches 1-4 2 4 HP18079 - A090070-521 www.wyg.com DEVELOPMENT PROPOSALS

HP18079 - A090070-521 www.wyg.com DEVELOPMENT PROPOSALS

PRINCIPLE FOR DEVELOPMENT

The National Planning Policy Framework and accompanying Planning Policy Overall, it is considered that the sustainable redevelopment of the derelict There are a number of benefits to modular and volumetric construction, most Guidance published in February 2019 requires all policy making planning Hollies site to provide up to 21 flats accords with the provisions of Policy notably the construction time of modular building compared to traditionally authorities to produce a Strategic Housing Market Assessment (SHMA) to SS1 (Scale and Distribution of New Housing) and SS4 of the adopted BDBC constructed buildings is much shorter. Modular and volumetric construction assess their housing needs. The National Planning Policy Framework expects Local Plan and Section 11 of the NPPF. It is therefore submitted that the is characteristically recognised for energy efficiency and sustainable local authorities to follow a three step ‘standard method for assessing local proposed development is acceptable in principle and its redevelopment as construction as it typically requires less materials and results in reduced housing need’ to identify a minimum annual housing needs figure. a brownfield site should be given significant weight in the determination of waste. As prefabricated buildings are constructed in controlled environments the application. within factories, less materials are wasted and more material can be recycled As the current adopted minimum housing provision within the adopted in house. Constructing within the controlled environment of a factory allows Local Plan 2011-2029 was calculated prior to the introduction of this for more accurate construction, resulting in tighter joints, better air filtration, guidance, based on the current growth projections and affordability ratio in better wall insulation and ultimately improved energy efficiency.

HP18079 - A090070-521 the Borough, it is anticipated that the overall annual housing needs figure will increase to 955 dwellings per annum (as of February 2019). The proposed development is considered to represent an attractive opportunity to trial and exhibit the sustainable benefits of MMC in the borough In response to this, Basingstoke and Deane BC have begun the initial stages and encourage other developers to adopt similar sustainable construction towards informing a forthcoming review of their Local Plan. It is anticipated methods and designs. At the present time, off-site manufacturing is not proven to be less expensive than traditional methods of construction, 38 that following a revised Strategic Housing Market Assessment using the new standard method, BDBC will likely have to allocate further sites through their however, there is currently an immediate requirement in the UK to accelerate new local plan for housing development to deliver an increased minimum the housing delivery along with the need to address the increasing shortage of housing provision. skills in the housebuilding industry. It is envisaged that as the manufacturing process evolves and demand increases, MMC dwellings should be cheaper to As required by Policy SS4 (ensuring a supply of deliverable sites) of the BDBC construct than traditional methods of construction. Local Plan 2011-2029, the delivery of residential development throughout the Borough should be managed by the Council to ensure a five-year supply 1 Overall, the outline proposals for up to 21 flats on the site present the of sites is maintained over the course of the plan period, with priority given opportunity to develop a high-quality and sustainable design in accordance to the delivery of appropriate brownfield sites. with adopted policy EM10 and will help to promote the use and benefits DESIGN PRINCIPLES of MMC in the Basingstoke area. It is therefore submitted that great weight Section 11 of the National Planning Policy Framework 2019 requires local should be given to the proposed sustainable design and construction of the planning authorities, when determining planning applications, to give Sustainable Design & Construction proposal when determining the application, in accordance with paragraph substantial weight to the value of the efficient use of suitable brownfield 131 of NPPF. The Hollies, Park Prewett | Outline Application The Hollies, Park land within settlements for the development of housing and other identified The adopted local Plan 2011-2029 supports the delivery of high-quality needs. It is considered that the proposed redevelopment of the application development across the Borough. Policy EM10 (Delivering High Quality site would represent the efficient use of an existing abandoned and derelict Development) requires all new development proposals to be of a high quality NHS facility to deliver local housing in an appropriate location, within the and supports development proposals where they demonstrate sustainable existing Basingstoke settlement boundary and on the edge of the existing approaches to design. Rooksdown settlement at Park Prewett. As referenced above, The Hollies site has been selected as one of few pilot sites for advanced levels of Modern Methods of Construction (MMC). The IMAGES| evolution of the proposed development has been design led and responds to the limitations introduced by volumetric and modular construction 1. View of collapsed wall located to the north of the building. techniques whilst appropriately responding the surrounding context and 2. Illustrative Masterplan immediate physical and environmental constraints. HP18079 - A090070-521

39 The Hollies, Park Prewett | Outline Application Prewett | Outline Application The Hollies, Park

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