land use, layout and design

Development areas

The plan below identifies the potential development areas within the site which have been informed by a thorough assessment of site constraints and the strategies outlined, along with the desire to create a new landscape led community. The majority of the development areas within the Masterplan are proposed for residential use and will incorporate a wide range of housing types. The proposed housing mix will be determined through future planning applications for the site.

A number of non-residential uses are also proposed within the Masterplan in order to fulfil the requirements set out in the Local Plan policy for the site. These include:

  • Local Centre which will provide supporting business uses, the exact business use will be determined as part of future planning applications for the site, but these will be complementary to the Sainsbury’s supermarket and health care facility that have already been delivered; 
  • Land for a primary school (this will be delivered by ECC should a need for this occur in the future);
  • Mixed use employment (1,000sqm of business floorspace); and 
  • Five travelling showpeople plots. 

The extent of the potential development areas are sufficient to meet the Plan Policy for the site.

Proposed development parcels
Proposed development parcels

Local Centre

The Local Centre is envisaged as a focal point for the new community. It is likely that this will incorporate business and retail uses that will complement the existing Sainsbury’s and health care centre on the site. For example, this could include a hairdressers and community uses such as a nursery or community hall / focal building.

In considering potential locations for the Local Centre, key principles were identified: 

  • Central location within the Masterplan;
  • Proximity to the new Sainsbury’s and health centre; 
  • Relatively flat land to enable co-location with the primary school;
  • Ease of pedestrian and cycle access, ideally via the central north / south corridor;
  • Ease of vehicular access.

The identified preferred location on the plan below is that which best meets the key location principles. Alternative location 1 on the plan below is the only other location within the Masterplan that would meet all the key location principles. However, this location is further north so is less central and further away from the Sainsbury’s and health centre.

p66_local_centre_location_options
Local Centre location options

Travelling Showpeople

The Local Plan policy for the site requires the provision of five serviced plots for travelling showpeople. Key location principles were identified as: 

  • Ease of vehicular access, ideally directly from the wider major highway network; 
  • Avoidance of areas of high flood risk;
  • The ability to create a clearly defined area;
  • Need for sensitivity to existing and proposed adjoining residential areas;
  • Minimise visual impact.

The identified preferred location on the plan below is that which best meets the key location principles. A proposed site layout for this location is shown below. 

Alternative location 1 is also suitable, albeit vehicular access direct from Burnham Road is subject to assessment of junction proximity. Alternative location 2 could also be suitable, subject to vehicular access from Burnham Road being feasible. Both locations could potentially be perceived as causing disturbance to existing residents.

Whilst the Masterplan identifies potential locations for travelling showpeople pitches, the design and management of this area will be subject to further design consideration and a strict management regime. 

travelling_showpeople_location_options
Travelling Showpeople location options
Indicative layout plan for Travelling Showpeople site in the preferred location
Indicative layout plan for Travelling Showpeople site in the preferred location

Primary school

The Local Plan policy for the site requires the Masterplan to incorporate land for the provision of a primary school, should this be required by ECC. This is likely to be co-located with an early years and childcare nursery.

In considering potential locations for the primary school, key principles were identified, with reference to ECC’s Education Site Suitability Checklist:

  • Central location within the Masterplan;
  • Proximity to the Local Centre to create a ‘community hub’;
  • Ease of pedestrian and cycle access from within the development;
  • Relatively flat land;
  • Absence of existing utility constraints. 

The identified preferred location on the plan below is that which best meets the key location above. Alternative Location 1 on the plan below could be considered if Alternate Location 1 is chosen for the Local Centre. However, as with the Local Centre, this location would be less central and further away from the Sainsbury’s and health centre.

primary_school_location_options
Primary school location options

Employment uses

The Local Plan policy requires the Masterplan provide 1,000sqm of business floorspace, which could include a range of unit sizes and types. In considering potential locations for employment provision, key principles were identified: 

  • Ease of pedestrian and cycle access from within and beyond the development;
  • Ease of vehicular access from the surrounding highway network;
  • Relatively flat land;
  • Need for sensitivity to existing and proposed adjoining residential areas;
  • Potential integration with existing utility constraints.

The identified preferred location on the plan below best meets the key location principles identified above. It is also close to the existing Hamberts Road employment area. 

There are three alternate locations identified on the plan below. With each of the alternate locations, there is a risk of disturbance to existing and proposed homes and more detailed work would be needed to assess accessibility for vehicles, cyclists and pedestrians.

Employment location options