Binbury Park Garden Village, Detling

Creation of an Exemplar Garden Village in the Garden of England

Quinn Estates are proposing the creation of a new garden village in Kent. Strategically located in mid Kent to support growth in the wider region, the scheme is proposed to encompass the following: • 1100 dwellings • 50 self build dwellings • 500,000sq.ft of B8 commercial space • 150,000sq.ft of office and incubator space • Hotel • New park and ride to ease chronic congestion in Maidstone • Highways improvements including new access into the Kent Showground ; and • Creation of a new country park • Two form entry primary school and associated playing space; • Village/local shopping facilities including medical centre; Binbury Park, Detling

The site comprises the former Detling Aerodrome and additional surrounding land within Maidstone Borough.

Quinn Estates Limited would be nationally and regionally sustainable residential working as the development significant infrastructure settlement. Quinn Estates Limited partner to bring forward improvements and major has a very strong track record of development on this site and commercial and employment delivering large-scale, mixed-use envisages the potential for opportunities, in addition to a new developments across Kent. Objective

To obtain funding for strategically and regionally important highways improvements at a prime location between two nationally significant motorways.

To ensure the delivery of a new sustainable settlement, incorporating major residential development, an employment hub and business development centre and the largest publicly accessible country park in Kent. Development in an appropriate location which will critically relieve housing and transport pressure on Maidstone and rural service centres. This site is strategically located in mid Kent to support growth in the wider region

The proposed infrastructure will comprise:

• Nationally and regionally significant improvements to the A249 as part of a package of identified highway works to M2 (J5); • Creation of an underpass/grade separation junction at the main access to the Binbury Park site to significantly improve highway safety; • Creation of a new access to Kent County Showground to provide vastly improved road safety and traffic management solutions for major events at one of Kent’s key visitor attractions; • Improved accessibility and linkage between Lower Thames Crossing and M2/M20 corridor along the preferred route, alleviating highway and transport pressure at The A228/A229; • Opportunity to deliver significant highways improvements at M20 (J7); • Alleviates the requirement to introduce signalisation of A249 and therefore ensure efficient and improved traffic flows; • New bespoke multi-functional bridge across A249 to link areas of public open space and to encourage non-car movement; • Anticipated funding requirement in the region of £35m to deliver considerable national and regional betterment and create social, economic and environment benefits.

Kent County Showground Vision

To deliver a new sustainable settlement and commercial hub, using garden village principles, in an appropriate location in proximity to nationally important transport routes, comprising:

• Up to 1150 dwellings including 50 self-build plots; • 500,000 sq ft of B8 commercial space; • 75,000 sq ft of B1/B2 commercial space; • 75,000 sq ft of business incubator space (B1/B2); • Park & Ride with dual use for car parking during major tourism and leisure events at the Kent County Showground ; • Pub/Restaurant; • Hotel; • New Country Park (in excess of 56 ha/140 acres) incorporating a bespoke connecting bridge to the existing White Horse Country Park, creating the largest publicly accessible open space facility in Kent for pedestrians, cyclists and horse riders; • Preservation and enhancement of Bimbury Castle and Motte which are designated heritage assets and will be focal features within the new country park; and • Open space and formal playing fields for local sports clubs and community use.

Kent County Council (with public to enjoy. create a regional cluster for responsibility as both economic business, commerce, leisure and This scheme would deliver major development and highways residential development. The site residential, commercial and authority) and Locate in Kent have is perfectly located to take employment opportunities in a consistently advocated advantage of connectivity that will prime and attractive location development at this location and be radically enhanced by the where there is existing, support the proposals. package of infrastructure established and successful improvements identified, making The site is within the Kent Downs commercial development and one it a hugely attractive and prestige Area of Outstanding Natural of Kent’s busiest tourist and location for attracting business Beauty. The land is currently in leisure attractions, namely the and living, providing social, private ownership and this Kent County Showground. The economic and environmental proposal will make it wholly opportunity exists to build on benefits. accessible and available for the these established uses and Masterplan Key

Existing Business Park

Proposed Commercial Park

Proposed Residential Area 1100 homes

Self Build - 50 Houses

Park & Ride

Hotel

Primary School

Village Centre / Shops

Country Park

Open Space / Sports Pitches Economic Benefits

The Development will provide employment opportunities within the local area. The proposed commercial space could generate new jobs across a range of occupation types and skill levels. The Development will also generate annual business rates, contributing to the funding of local services and infrastructure, comprising:

Construction Phase

Economic output (GVA) per annum over the construction phase = 425 Direct Plus construction £272m 712 jobs per indirect annum jobs

Completed Development

2200 36-42 jobs jobs £21m

The provision of a 2 form The total B1/B2 and B8 use Total commercial expenditure entry primary school could floor space could provide generated by the scheme = also generate 36-42 jobs. around 2200 jobs. £21m PA (based on 2014 price)

Labour Force & Economic Output on Completion

• The scheme provides accommodation for 1053 economically active people In line with the requirements of the The submitted Local Plan (May by London. • The Scheme will generate £1.57m in Council Tax NPPF, Maidstone Borough 2016) states that the Council does We believe that Maidstone Council have identified a housing have a five-year housing land • It will generate £21m annual spend in commercial expenditure Borough Council needs to need figure of 18,560 homes to be supply, but this has not been (comparison, convenience and leisure spend) significantly increase the number delivered in the Borough between tested or scrutinised at • Based on the proposed floor space the scheme will generate £4.8m in of dwellings to meet the existing the years 2011-2031, which Examination by a Planning business rates per annum; and future needs of the Borough. equates to a requirement of over Inspector and is questionable in As brownfield sites in the urban • New homes provide for a growing workforce delivering a £30.27m 900 dwellings to be built per view of Council’s historic delivery area have now been mostly economic output per annum annum. rates and given that it does not redeveloped and sites adjoining take account of need generated

the urban area would exacerbate County Council also advocated sufficient or adequate already acute transport issues, organic rather than large scale infrastructure to accommodate sites outside the settlement expansion of rural service proposed growth. This site is an boundary (such as this site), need centres. appropriate location for a new to be considered for housing community delivering a Kent County Council has itself delivery. significant element of the advocated the former Detling The residential component Borough’s future housing Aerodrome as having “potential comprising 1150 dwellings will requirement, addressing the for extensive housing or mixed contribute to the pressing need obvious flaws in the current use development” (Kent County for new homes within the strategic approach. The exemplar Council’s Response to Housing Borough, and will be capable of proposals will ensure delivery of Allocations in the Draft Maidstone making an early contribution to high quality employment and a Local Plan (Regulation 18) the present identified shortfall in considerable proportion of the Consultation, April 2014). housing sites. The site is under Borough’s affordable and private Clearly, the County Council’s the control of a single landowner housing within a short time frame views are relevant and should be and is deliverable in the short due to the site’s availability. afforded particular weight in the term for development purposes. consideration of future major Kent County Council has development opportunities in consistently put forward the terms of the planning of former Detling Aerodrome site, sustainable development (S33A which is part of the area that is of the Planning and Compulsory referred to as Binbury Park. It did Purchase Act 2004). so in order to provide a range of Development at this location alternative sites for consideration provides the opportunity to in the Local Plan process to those deliver a planned new community being promoted by the Borough within the Borough to remove Council which have significant pressure from other existing infrastructure constraints, such as settlements that do not have south-east Maidstone. The Creating High Productivity Clusters

The site is located to the north east of the Maidstone urban area, and lies to the immediate north of Sittingbourne Road (A249) which links the M20 (Junction 7) and M2 (Junction 5) occupying a prime position relative to the region’s strategic road network.

The implementation of the wide close and accessible proximity to visitor attractions will enable new reaching package of the major population centres in businesses to locate at Binbury infrastructure improvements will Kent. Park to serve the numerous

provide the opportunity to leisure, corporate and tourism Existing businesses are located transform the location as a events that currently take place on the Detling Aerodrome business, leisure and commercial throughout the year, headlined by Industrial Estate. These comprise hub and a high quality residential the Kent County Show which an eclectic but established mix of environment. attracts 100,000 people annually. operators and occupiers, but the The Kent County Agricultural The site has the potential to opportunity exists to dramatically Society (KCAS) has major plans accommodate a significant improve the access, environment, and objectives for future growth quantum of new employment and operating practices and security and combined with hotel and economic activity-generating of the current estate with the conferencing facilities, there is floor space (currently up to development proposals. potential for new companies and 650,000 sq ft of B1, B2 and B8 Renovation and upgrading of education providers (local uses being considered). Given existing buildings, facilities and schools, colleges and the tertiary the site’s location midway environmental improvements in sector) to benefit and integrate between London and the South the vicinity will have a positive with such uses to create East’s major ports, a major new impact upon the existing agricultural, hospitality and commercial hub would enhance operators and create the chance service hubs with significant In line with the requirements of the The submitted Local Plan (May by London. the Borough’s current to intensify similar uses within a training opportunities which NPPF, Maidstone Borough 2016) states that the Council does employment offer and serve to dedicated but completely We believe that Maidstone supports the innovation and skills Council have identified a housing have a five-year housing land attract new regional and screened area, enabling a hub of Borough Council needs to agenda. need figure of 18,560 homes to be supply, but this has not been nationally-focussed activities. The specialist businesses to be significantly increase the number delivered in the Borough between tested or scrutinised at specific creation of incubator accommodated without conflict to This site has been, and continues of dwellings to meet the existing the years 2011-2031, which Examination by a Planning business units and office the adjacent new commercial and to be, advocated for its ‘extensive’ and future needs of the Borough. equates to a requirement of over Inspector and is questionable in development will create a synergy residential developments. development potential by Kent As brownfield sites in the urban 900 dwellings to be built per view of Council’s historic delivery and an ideal setting for young and County Council, which is the area have now been mostly Proximity to one of Kent’s major annum. rates and given that it does not dynamic start-ups to grow within highway authority (Kent County redeveloped and sites adjoining take account of need generated

Maidstone urban area. the identified package of Additionally, Quinn Estates are infrastructure works. Both the Informal discussions have taken working very closely with KCAS Showground and the Binbury Park place with Kent County Council who fully support the development development can be considered representatives (Members and proposals for Binbury Park and see as complimentary in delivering Officers) and there is considerable it as a hugely positive opportunity economic, social and support for a major mixed use to support their future business environmental benefits and growth development proposal at this objectives and enhance the opportunities for the local and location in respect of the delivery reputation of the Kent Showground regional area. of economic benefit and as a major tourist attraction within residential provision which with the both the county and importantly,

Increasing Connectivity

The site occupies a prime position have significant national and Sittingbourne which have excellent relative to the region’s strategic regional benefits for transport and rail connections to London and road network within 5 km of two movement of traffic and goods by Kent’s coastal towns. nationally strategic motorway alleviating and mitigating existing junctions. This is a hugely important congestion hotspots along the Strategically, the location of the consideration in terms of the A228 and the A229 and support the site affords access to most areas delivery of commercial regional and local economy and of Kent and SE London within 45 opportunities at this location. These improving the quality of life of many minutes’ drive. The site is also sections of road identified above residents of Swale and Maidstone. within 5 - 30kms of the major urban have been allocated substantial conurbation (Medway) and the Government funding for various The site is also immediately major settlements in Kent improvement works that will adjacent to an existing regular bus (Maidstone/ Ashford/ Canterbury/ increase junction capacity (see the route along the A249 which serves Tonbridge/ Sittingbourne/ Department for Transport’s Roads both Maidstone and Sittingbourne Tunbridge Wells/ Sevenoaks). In Investment Strategy (March 2015) confirming it is a sustainable addition, the site is located within and Highway England’s Delivery location. The provision of a park 50kms of the Channel ports In line with the requirements of the The submitted Local Plan (May by London. Plan (2015)). This positioning of the and ride scheme will offer major (Dover/Folkestone) offering rapid NPPF, Maidstone Borough 2016) states that the Council does We believe that Maidstone site also affords excellent future advantages in enabling companies connectivity via the motorway Council have identified a housing have a five-year housing land Borough Council needs to linkages with the proposed Lower to attract employees to access the network to European connections. need figure of 18,560 homes to be supply, but this has not been significantly increase the number Thames Crossing and the preferred site sustainably and reliably but The infrastructure improvements delivered in the Borough between tested or scrutinised at of dwellings to meet the existing route that is being considered by also offer new residents an identified will provide even better the years 2011-2031, which Examination by a Planning and future needs of the Borough. Highways England. The upgrading alternative and sustainable means and more efficient accessibility for equates to a requirement of over Inspector and is questionable in As brownfield sites in the urban of the M2/A249/M20 corridor would of travel to Maidstone and business and logistical operators. 900 dwellings to be built per view of Council’s historic delivery area have now been mostly annum. rates and given that it does not redeveloped and sites adjoining take account of need generated

In addition to creation of business and employment hubs, the site can ensure the early delivery of a large proportion (approximately 1150 dwellings) of the Council’s future housing supply in a single, managed release, making the site critical to the delivery of the Borough’s proposed housing strategy in an appropriate location where infrastructure can be programmed in tandem to create an exemplar development in an established landscape setting.

The National Planning Policy Framework (NPPF) states the Government’s planning policies for the country and how these are expected to be applied.

The NPPF sets out the Government’s objectives to boost the supply and delivery of housing to support economic growth and meet housing need. It specifically requires Local Planning Authorities (LPA) to do two things which include the following:

• To identify the housing need for the Borough;

• To identify a supply of sites to provide 5 years’ worth of housing land supply (against the identified housing need target).

In line with the requirements of the The submitted Local Plan (May by London. NPPF, Maidstone Borough 2016) states that the Council does We believe that Maidstone Council have identified a housing have a five-year housing land Borough Council needs to need figure of 18,560 homes to be supply, but this has not been significantly increase the number delivered in the Borough between tested or scrutinised at of dwellings to meet the existing the years 2011-2031, which Examination by a Planning and future needs of the Borough. equates to a requirement of over Inspector and is questionable in As brownfield sites in the urban 900 dwellings to be built per view of Council’s historic delivery area have now been mostly annum. rates and given that it does not redeveloped and sites adjoining take account of need generated

Harnessing Innovation in the Built Environment

the urban area would exacerbate County Council also advocated sufficient or adequate The National Planning Policy Framework (NPPF) already acute transport issues, organic rather than large scale infrastructure to accommodate sites outside the settlement expansion of rural service proposed growth. This site is an promotes growth to meet the needs of current and boundary (such as this site), need centres. appropriate location for a new to be considered for housing community delivering a future generations. Kent County Council has itself delivery. significant element of the advocated the former Detling The residential component Borough’s future housing Aerodrome as having “potential It also requires that growth should views towards the Thames landscape and environment first comprising 1150 dwellings will requirement, addressing the for extensive housing or mixed respect and, where possible, Estuary and beyond to Essex. will ensure the success of the contribute to the pressing need obvious flaws in the current use development” (Kent County enhance the natural environment. Whilst clearly paragraph 115 of project. for new homes within the strategic approach. The exemplar Council’s Response to Housing The development of the site the NPPF must be considered, Borough, and will be capable of proposals will ensure delivery of The master planning process Allocations in the Draft Maidstone provides an opportunity to create paragraph 116 of the NPPF does making an early contribution to high quality employment and a establishes the parameters and Local Plan (Regulation 18) a superb living and working not preclude development in the the present identified shortfall in considerable proportion of the principles of the layout and would Consultation, April 2014). environment by creating a AONB provided there are housing sites. The site is under Borough’s affordable and private inform future design briefs for all Clearly, the County Council’s landscape led- masterplan which compelling reasons and the control of a single landowner housing within a short time frame development parcels to ensure views are relevant and should be recognises the wider landscape justification for allowing and is deliverable in the short due to the site’s availability. integration within the established afforded particular weight in the and benefits of ecosystems and development of the site. term for development purposes. landscape. Consideration of consideration of future major provides net gains in biodiversity. The site’s constraints and Kent County Council has existing views, constraints, built development opportunities in Over 56 hectares (140 acres) will opportunities has steered consistently put forward the form, landscape features will terms of the planning of comprise multi-functional development towards the land of former Detling Aerodrome site, determine the type of sustainable development (S33A landscaped open space, least landscape value. As part of which is part of the area that is development and the choice of of the Planning and Compulsory parkland, woodlands, grasslands the evolving master planning referred to as Binbury Park. It did building materials, heights, Purchase Act 2004). and recreational areas which exercise for the site, Garden so in order to provide a range of density and massing across the Development at this location equates to approximately 40% of Village principles have been alternative sites for consideration site. Equally both residential and provides the opportunity to the entire site. These green applied to create a high quality in the Local Plan process to those commercial development should deliver a planned new community spaces will be publicly accessible development which integrates being promoted by the Borough take account of sustainable within the Borough to remove through a network of footpaths, major housing development, Council which have significant design and construction pressure from other existing cycleways and bridleways. In existing and proposed infrastructure constraints, such as measures. settlements that do not have addition, the gardens of proposed commercial buildings and south-east Maidstone. The dwellings will contribute to community facilities within an It must also be acknowledged biodiversity. established landscape setting. that this part of the AONB already The site is located within the Kent The fundamental approach has has a significant amount of Downs Area of Outstanding been to consider the existing economic development and other Natural Beauty. The southern part landscape and topography activities taking place on it as well of the site between the Kent features and assimilate as being traversed by the major Showground and the existing development within that to create A249 road, both of which should industrial estate is flat and different character and form part of the baseline for the uninspiring. The dry valleys to the development areas. Place making assessment of the potential west and the landscape to the is paramount and the creation of effects of development. north is dramatic, offering an exemplar and sustainable fantastic long distance panoramic community which puts the In line with the requirements of the The submitted Local Plan (May by London. NPPF, Maidstone Borough 2016) states that the Council does We believe that Maidstone Council have identified a housing have a five-year housing land Borough Council needs to need figure of 18,560 homes to be supply, but this has not been significantly increase the number delivered in the Borough between tested or scrutinised at of dwellings to meet the existing the years 2011-2031, which Examination by a Planning and future needs of the Borough. equates to a requirement of over Inspector and is questionable in As brownfield sites in the urban 900 dwellings to be built per view of Council’s historic delivery area have now been mostly annum. rates and given that it does not redeveloped and sites adjoining take account of need generated

Environmental, Ecological and Heritage Benefits

The provision of the largest vary and there are no distance area and views as well as the urban area would exacerbate County Council also advocated sufficient or adequate publicly accessible country park views into the site from the providing opportunities to already acute transport issues, organic rather than large scale infrastructure to accommodate in Kent establishes the principle surrounding area. This clearly enhance and improve the ‘green sites outside the settlement expansion of rural service proposed growth. This site is an of the integrating the proposed assists in minimising any infrastructure’ (landscape and boundary (such as this site), need centres. appropriate location for a new development. The land is open landscape and visual impacts wildlife areas and linkages) and to be considered for housing community delivering a Kent County Council has itself but containment is provided by and the development proposals nationally important heritage delivery. significant element of the advocated the former Detling existing topography and areas of would include appropriate assets within the locality. The residential component Borough’s future housing Aerodrome as having “potential vegetation in the landscape and mitigation measures to reduce comprising 1150 dwellings will requirement, addressing the for extensive housing or mixed views into and towards the site any impacts on the surrounding contribute to the pressing need obvious flaws in the current use development” (Kent County for new homes within the strategic approach. The exemplar Council’s Response to Housing Borough, and will be capable of proposals will ensure delivery of Allocations in the Draft Maidstone making an early contribution to high quality employment and a Local Plan (Regulation 18) Ecology the present identified shortfall in considerable proportion of the Consultation, April 2014). housing sites. The site is under Borough’s affordable and private Clearly, the County Council’s the control of a single landowner housing within a short time frame Within the site there will be of woodlands and important planting, to enhance the views are relevant and should be and is deliverable in the short due to the site’s availability. significant opportunity to maintain ecological assets and the landscape that already exists, as afforded particular weight in the term for development purposes. and enhance suitable habitats for development includes significant well as enhancing biodiversity consideration of future major Kent County Council has protected and non-protected opportunities to create new and providing improved links to development opportunities in consistently put forward the wildlife which we will aim to retain, wildlife habits, such as ponds, the ecology of the wider area. terms of the planning of former Detling Aerodrome site, restore and manage. Appropriate meadows, grasslands, and areas sustainable development (S33A which is part of the area that is buffers will be provided to areas of new tree, shrub and hedgerow of the Planning and Compulsory referred to as Binbury Park. It did Purchase Act 2004). so in order to provide a range of Development at this location alternative sites for consideration provides the opportunity to in the Local Plan process to those Heritage deliver a planned new community being promoted by the Borough within the Borough to remove Council which have significant pressure from other existing There are number of existing site. These nationally important connection to the White Horse infrastructure constraints, such as settlements that do not have heritage and other important local heritage assets will be protected Wood Country Park and ruins of south-east Maidstone. The assets located within the site and enhanced as part of the Thurnham Castle, enhancing the reflecting its former use by the development and they will be opportunities for people to RAF. In addition, Bimbury Manor better revealed to existing and appreciate the historic value of (a Grade II listed building) as well new residents to explore as part the site and surroundings. as Binbury Motte and Bailey of the country park. It is intended Castle (Scheduled Ancient as part of the scheme to create a Monument) are located within the heritage trail which will provide a Landscape / Green Spaces and Parks

The scheme will provide green spaces and a new Country Park within the dry valley area which will be publicly accessible via green corridors extending through the development and link to and complement the White Horse Wood Country Park to the south west.

The green corridors will also bridleways within the Country to the south west. As a result, a connect the open spaces and Park will be created connecting to currently wholly private parcel of provide safe footpath and the existing Public Rights of Way land will be made publicly cycleway routes. Some of these within the site which would accessible thus enabling and spaces will form part of a nature provide connectivity to the wider enhancing accessibility to the trail to complement the heritage surrounding AONB and by a AONB for the public’s enjoyment. trail that is also being designed. bespoke new footbridge to the A number of new footpaths and White Horse Wood Country Park

Images of the existing White Horse Country Park opposite the site (south of A249). Pulling It Together: Centres of Excellence

This site occupies a prime location within proximity strategic motorway corridor.

Funding for a package of settlements that lack the The creation of an exemplar strategically and regionally necessary infrastructure or are business and living environment important highways and already suffering from congestion integrating with existing infrastructure improvements will with consequent air quality, noise topography and established ensure the delivery of a new and vibration impacts that environmental features in a sustainable settlement, adversely affect local residents. sustainable location, using incorporating major residential garden village principles and a The scheme can deliver development, an employment hub landscape led approach that will significant employment and and business development centre ensure the long term management commercial generation by and the largest publicly of the AONB. providing high quality and flexible accessible country park in Kent, business accommodation in an Environmental benefits and in an appropriate location which attractive environment. The ecological mitigation and will critically relieve housing and location is preferred by many improvements will be coupled transport pressure on Maidstone businesses because it is with preservation and and rural service centres where strategically located to take enhancement of nationally there is inadequate and advantage of the transport significant heritage assets to be unsuitable infrastructure. network which would be incorporated in the largest Given the development transformed by the delivery of country park in Kent, made constraints that exist within improved infrastructure. accessible for public use and

Maidstone Borough this site enjoyment with significant health The site is accessible to many represents the opportunity to and amenity benefits. large centres of population with plan positively for the managed ready access to a large This site is viewed in the regional release of land that can economically active employment context and must be considered accommodate a large-scale, base, attractive to established ‘deliverable’ and capable of mixed-use development that and new businesses. making a significant contribution would provide early delivery of a to addressing a range of significant proportion of the Opportunity exists to integrate employment, housing and Borough’s requirements in terms with one of Kent’s busiest tourist infrastructure objectives with of employment and housing land attractions and create synergies appropriate funding. in a sustainable manner, whilst for training, skills and business reducing the need for significant innovation. additional development at Quinn Estates

Quinn Estates are Kent’s premier developer of commercial space having built in excess of 1m sq.ft and are regarded as Kent’s most proactive developer of commercial business space.

Quinn Estates are a Canterbury based property development and investment group who have operated in Kent for 20 years. We have over £750m worth of residential property being built or in planning on land we own or control. We have a pipeline of commercial projects that will generate in excess of £100m. Once complete the projects we are involved in will deliver over £80m a year into the Kent economy and create over 7,000 construction and long term jobs. With in excess of 35 live projects, the schemes Quinn Estates are involved in have the ability to generate significant economic, social and environmental benefits across Kent.

Quinn Estates have planned, constructed and sold a diverse range of schemes including residential, healthcare, industrial, education, leisure and office developments.

Our expertise lies in identifying opportunities to add value through planning and design whilst also having the capabili- ty to build, having ourselves delivered in excess on 1m sq.ft of commercial space and hundreds of residential units.

We have successfully obtained planning permission on both heavily contaminated and greenfield sites and work with landowners, local authorities, property companies and private equity partners to deliver value and schemes to be proud of.

Through a thorough understanding of planning and politics, Quinn Estates have created a niche position within the Kent property scene for the delivery of exemplar developments.