Whiteleaf NORTH CHRISTCHURCH URBAN EXTENSION North Christchurch Urban Extension 01 Masterplan Context Report (September - 2010) 2 © Broadway Malyan 3 NORTH CHRISTCHURCH URBAN EXTENSION 01 Introduction PAGE 004 02 Background Context PAGE 008 03 The Site and its Context PAGE 012 04 Spatial Policy and Research Analysis PAGE 022 05 Existing Development Proposals and Promotions PAGE 032 06 Constraints and Opportunities Analysis PAGE 036 07 Transportation Analysis PAGE 090 08 Urban Character Study PAGE 132 09 Identified Land for Consideration PAGE 152 10 Land Use and Infrastructure Requirements PAGE 162 11 Development Issues and Choices PAGE 174 12 Key Drivers Affecting Financial Deliverability PAGE 192 13 Summary and Conclusions PAGE 200 Appendices PAGE 206 4 NORTH CHRISTCHURCH URBAN EXTENSION 01 Introduction This section provides an introduction to the brief and study area and outlines the document structure. 5 6 NORTH CHRISTCHURCH URBAN EXTENSION 01 Introduction THE BRIEF In January 2010, CBC appointed a The draft Regional Spatial Strategy (RSS) for consultancy team, led by planning and the South West of England has been revoked design practice Broadway Malyan, to by the incoming coalition Government. The prepare a masterplan for the urban extension RSS had required a total of 3,450 homes to the north of the Christchurch urban area. (in the period 2006-2026) to be provided in This masterplan will inform the emerging Christchurch. The RSS also stated that of Core Strategy (being prepared jointly by this total requirement 600 new homes were CBC and East Dorset District Council) and to be provided in an urban extension to the will subsequently inform a Supplementary North of the Christchurch urban area. Planning Document (SPD) that will guide development control decisions and form Although the RSS has been revoked the basis for negotiations with prospective Christchurch Borough Council (CBC) developers of the site. In addition, the has supported the principle of an urban masterplan for north Christchurch will be extension but considers there is evidence supported by an Implementation Plan, which to suggest this should be limited to the will address delivery issues including the land to the south of the railway to the east timing and phasing of the development, the of Burton to the Borough boundary at potential costs, sources of funding and likely Roeshot Hill. The Council has taken the delivery partners. initiative to prepare a masterplan in order to provide a policy framework for any future THE STUDY AREA development proposals that may be brought The starting point for the study area for the forward on the site. CBC recognises the urban extension is Key Diagram Inset 7 of benefits that could be offered by the urban the former draft RSS. The relevant area of extension, including increasing the provision search is 7C which comprises land to the of affordable housing in the Borough, which north of the Christchurch urban area. CBC will go some way to address the problems of has provided a clearer definition of the area affordability in the area. CBC are also keen to of search, based on the RSS plan. Both this explore the possiblity of a housing figure in and the RSS plan are shown (right excess of 600 dwellings in order to address and opposite). local housing need. RSS - Key Diagram Inset 7 7 The Study Team Overall, the Part 01 report will help support and inform the general policy for the urban The study team comprised the following: extension in the emerging Core Strategy. • Broadway Malyan: Lead consultant, To meet these objectives, the report covers planners, masterplanners and the following sections: landscape architects • WSP: Transport, infrastructure • Background Context and environment • The Site & its Context • Whiteleaf Consulting: Market • Spatial Policy & Research Analysis valuation and implementation • Existing Development Proposals & Promotions The Study Document Structure • Constraints & Opportunities Analysis This study comprises two key stages: • Transportation Analysis • Urban Character Study • Part 01: Masterplan Context Report • Identified Land for Consideration • Part 02: Masterplan • Land Use & Infrastructure Requirements This report comprises the Part 01 Masterplan Context Report. Its main • Development Issues & Choices purpose is to: • Key Drivers Affecting Financial Deliverability • Provide a detailed site analysis, • Summary and Conclusions including key constraints and opportunities Refined area of search The next stage of the report – Part 02 • Review the site’s potential to broadly Masterplan – will provide a detailed accommodate 600-900 new homes masterplan for the site, including a and estimate whether or not greater potential layout and mix of uses as well as potential exists density guidance that will help support a • Suggest broad infrastructure future Supplementary Planning Document requirements (SPD) for the site. 8 NORTH CHRISTCHURCH URBAN EXTENSION 02 Background Context This section provides a brief background to the work undertaken to date and the decisions that led to the identification of the area of search and subsequent refinement of the masterplan area by Christchurch Borough Council (CBC). 9 10 NORTH CHRISTCHURCH URBAN EXTENSION 02 Background Context This section provides a brief INITIAL BACKGROUND WORK The RSS strategy (in line with the Regional a “brownfield land only” approach would background to the work Prior to the production of the draft South Economic Strategy) was to promote not deliver the levels of affordable housing undertaken to date and the West Regional Spatial Strategy (RSS), further economic growth in the region that the area so desperately requires and population growth was seen as a major (indeed, parts of the area comprise some of decisions that led to the the Joint Strategic Planning Authority driver of this. SWRA required JSPAs to test the least affordable areas in England). Land identification of the area of search (JSPA) - comprising Dorset County Council, Bournemouth Borough Council and the the implications of different levels of growth, values on brownfield land are high and, in the RSS and subsequent Borough of Poole - used their right to put including the existing Regional Planning therefore, the added cost burden associated refinement of the masterplan area forward “First Detailed Proposals” for Guidance (RPG10) levels; RPG10+25% and with affordable housing often makes such by Christchurch Borough Council the South East Dorset sub-region to the RPG10 +50%. sites unviable, particularly in the current (CBC). It does not seek to cover body preparing the RSS – the South West economic climate. SWRA required the JSPA’s to demonstrate Regional Assembly (SWRA). In considering background policy as this is why they could not achieve the higher The situation has been further exacerbated possible growth in the sub-region, covered later in the report. levels, including the consideration of by the recent international protection consideration was given to a number of revised Green Belt boundaries. The given to the Dorset Heathlands which has background factors. possibility of increased levels of growth meant that developments have to provide The South East Dorset sub-region is raised a number of issues, including how large areas of open land or financial located in the South West Region and the this growth could be accommodated in an contribution towards the provision of open region as a whole is renowned for its high area which is particularly environmentally land to mitigate against the effects of extra environmental quality. It is also the fastest sensitive and matters relating to transport walkers on the heaths, again impacting growing region in terms of population, infrastructure. However, the JSPAs were on the provision of affordable homes. It with high in-migration levels. The South required to examine this and sought, in is, therefore, commonly accepted that the West Regional Spatial Strategy (RSS) now accordance with SWRA’s advice, to focus most effective way of providing significant revoked by the Coalition Government development on the major urban areas of affordable housing numbers is through the focused new housing development in the Bournemouth, Poole and Christchurch as delivery of larger housing schemes. larger urban areas to create a better balance well as the outer commuter towns in East The above issues led to the JSPA between jobs and homes. Christchurch, Dorset and Purbeck. considering minimal release of Green Belt together with Bournemouth and Poole The approach of solely targeting the urban land around certain towns on sites that had formed part of the South East Dorset areas has raised concerns that large no overriding constraints and were well “Strategical Significant City or Town” (SSCT) amounts of development could damage the related to the to which RSS Settlement Policy A applied. existing urban environments. Furthermore, existing service centres. The process to 11 identify these is explained in the following extensions. In the Borough of Christchurch, THE RSS PROCESS LOCAL DEVELOPMENT FRAMEWORK paragraphs. This approach led to the JSPA one urban extension was identified, this The Proposed Modifications to the draft Despite the revocation of the RSS, proposing 40,400 dwellings (2006-2026) being: South West Regional Spatial Strategy (RSS), Christchurch Borough Council (CBC) is in South East Dorset. From this it was produced in July 2008 following the RSS continuing to prepare its Joint Core Strategy • Land at Roeshot Hill, Christchurch - considered that in Christchurch 2,600 Panel Report, set a housing requirement for with East Dorset District Council as advised Up to 600 dwellings dwellings could be accommodated on urban Christchurch of 3,450 (2006-2026). Of this by the Government. Issues and Options sites and a further 600 as part of an urban total, 600 dwellings were to be located in the Consultation was undertaken in March 2008. extension to the north of the town. The report also identified the following sites in East Dorset District: area of search to the North of Christchurch at At the time of writing this report, CBC are Roeshot Hill (area of search 7C).