5.0 evolution of the masterplan - south cambridgeshire · 5.0 evolution of the masterplan. ......

WING // DESIGN & ACCESS STATEMENT

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5.0 Evolution of the Masterplan


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5.03 Enquiry by Design workshops (EbD) (Jan 2013)

In January 2013 the Marshall Group, together with Pollard Thomas Edwards architects (PTEa) and the Prince’s Foundation, held a three-day series of community planning workshops. This event attracted over 1,100 people, including local authority members and offi cers, other community leaders, Marshall employees, and neighbouring residents.

The workshops took place before the team started designing Wing, and allowed key stakeholders to have their say in the process and to share valuable information which contributed to the emerging proposals.

The fi rst two days of workshops explored key themes including possible routes and connections through the site, the density and character of the housing, business, commercial and retail space, open space, community facilities and education.

On the fi nal day of the event the design team prepared a Draft Framework Plan, which brought together the most promising ideas which had emerged during the previous two days of workshops. This was refi ned further during the course of the day and presented to key stakeholders, including local councillors and senior local authority offi cers. Finally a consolidated version was exhibited to the general public. These diagrams are shown opposite.

An Enquiry by Design report was produced, and can be found on the Wing website: www.wingcambridge.co.uk/consultation/princes-foundation

5.0 Evolution of the Masterplan

5.01 Consultation and design evolution

This section provides a summary of the evolution of the design of the masterplan, from the original brief through the extensive consultation process, including stakeholder and public consultation, which has informed it. Refer to the Statement of Engagement for further information.

5.02 The Brief

The original brief was to provide a masterplan that could be used for internal business planning and in turn used to determine the area for an outline planning application, which would be both suitable and deliverable.

The brief was for the masterplan to adhere to the principal design guidance as set out in the Cambridge East Area Action Plan and emerging Local Plan Policies.

The provisional brief at the beginning of the project included:

• 1,200 to 2,000 homes

• Retained employment uses - possibly mid-tech business clusters

• Retained motor showroom uses

• Retained petrol fi lling station

• A food store and potential farmers’ market

• Other local shops

• Primary school (two-form entry) co-located with other community facilities

• Landscape, amenity space and playing fi elds

• Park & Ride retained in its current position, but allowing for potential future relocation

An essential component of the brief was that existing Marshall’s businesses on the site should be supported and enhanced. Most of these were to be relocated to improved premises and more suitable locations on the Airport site or elsewhere. However, motor group operations and a petrol fi lling station were to remain on the site, potentially in new buildings.

A number of key issues identifi ed for early exploration were:

• The character and identity of Wing: it should have a distinctive sense of place, but also an integrated relationship with Cambridge

• The relationship of Wing to its surroundings: it should have a positive and benefi cial relationship to the very different surrounding contexts of the Airport, East Barnwell, Fen Ditton and the countryside to the north and east

• The relationship between the different uses proposed for Wing: the residential, business, retail and community uses should work together to create a lively and balanced place

• Connections: Wing should contain and promote convenient and attractive cycle, pedestrian and public transport links to the local and wider area

• Sustainability: Wing should achieve a high level of sustainability in its provision of local services, and in its strategies for transport, energy and water conservation. It should also display sensitivity to the local landscape and ecology


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Site visits

Draft framework plan diagrams

Workshops Presentations Public consultation


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In addition the following guiding principles emerged from the three-day Enquiry by Design workshops. There was a broad consensus that these were and have continued to be desirable aspirations for Wing:

Movement and access

• Newmarket Road Reconfi gure Newmarket Road as a tree-lined

boulevard, transforming a highway into a High Street and allowing multiple points of access to Wing.

• Airport Preserve and create views across the airport, and

take into account possible future connections.

• Park & Ride Retain the Park & Ride, subject to discussion

with the County and future review, so that Wing can benefi t from frequent bus services and more intensive use of local shops and other facilities.

• Strategic cycle routes Upgrade the Jubilee Cycle Route and support the

creation of a cross-river connection to new railway station. Connect to future Lodes Way, providing access into the countryside to the north-east.

• Fison Road Estate Create additional permeability to the west by

providing pedestrian and cycle connections into the Fison Road Estate.

• High Ditch Road Create permeability to the north by providing

pedestrian, cycle, and (potentially in the future) bus and car connections into High Ditch Road, subject to effective measures to mitigate traffi c impacts on Fen Ditton. (As a result of consultation responses, no vehicle connections are proposed in the fi nal planning application)

• Construction access Introduce a new road to the east of the Park

& Ride for temporary construction access and eventually creating a continuous route through Wing.

• Movement within Wing Create a network and hierarchy of streets across

Wing, providing attractive, convenient and safe connections for cyclists, pedestrians and vehicles, with emphasis on shared surfaces and intuitive speed restriction.

Business space, shops and community facilities

• Motor showrooms Retain and create suitable space to accommodate

Marshall’s car sales and maintenance businesses.

• Mid-tech business space Create mid-tech business space to accommodate

new offi ce, research and manufacturing uses requiring a Cambridge location.

• Shops Provide a food store with integrated farmers’

market, petrol station and local shops. These should be located next to Newmarket Road and Park and Ride.

• School and community space Provide a primary school which should be

located next to shops, and with direct access to landscaped open space. School to offer extended services for all ages, and should be co-located with other community uses.

• Energy Centre Energy centre or centres, if provided, should be

located to best serve all uses on the site.

Homes

• Housing capacity Target 1200 to 2000 homes, in a wide mix of types

and sizes, responding to market demand and planning requirements.

• Housing tenure Target 60% of homes for the private market,

20% for affordable home ownership and 20% for affordable rent. Homes of different tenures to be integrated in all phases of development.

• Homes for Marshall employees and local people Opportunities for Marshall employees and local

people to live at Wing and avoid long-distance commuting.

• Residential layout Locate higher density homes (including apartments

and townhouses) closer to Newmarket Road and lower density homes (including larger family houses) closer to High Ditch Road.

• Mixed-use buildings Investigate the potential to locate apartments

above shops, businesses and even the school.

• Rented homes for younger people Investigate the potential for student housing

(including for Marshall’s Aero Academy) and rented housing for young professionals.

Open space

• Market Square Create a market square at heart of Wing as a focus

for school, community and shops.

• Public realm Provide consistent and high quality public

realm throughout Wing with high quality surface materials, lighting, street furniture, signage, and street trees.

• Quantum of open space Target at least 15 hectares of open space,

including children’s play, sport, informal recreation, woodland walk, allotments and community orchard.

• Variety of open spaces Provide a range of large and small open spaces

conveniently located for everyone and forming a linked sequence of events.

• Cycle routes Create a Linear Park and landscape links which

follow the proposed strategic cycle routes.

• Sports fields Explore the potential for formal sports pitches

closer to the safeguarding zone.

• Landscape character Landscape and open space should draw

inspiration from Fenland waterways and reed beds. Masterplan should integrate sustainable urban drainage throughout.

Phasing

• Create a sense of completeness at each stage – not a fragment of a building site.

• Minimise disruption to existing businesses.

• Establish the community infrastructure early.

• Allow for fl exible delivery of housing and business space in response to market demand.


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5.04 Preliminary Guiding Principle Diagrams (Feb 2013)

These initial sketch diagrams were developed after the Enquiry by Design Workshops, to illustrate the guiding principles, which emerged from the workshops.

1. KEY SITE FEATURES INFLUENCING THE MASTERPLAN

2. NEWMARKET ROAD 5. PERMEABILITY: NORTH SOUTH

6. PERMEABILITY: EAST WEST

7. INTERNAL MOVEMENT NETWORK

8. OPEN SPACE STRATEGY

9. LAND USE AND DENSITY3. COMMUNITY HUBS

4. STRATEGIC CYCLE ROUTES


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5.05 Revised Masterplan options (Mar 2013)

The masterplan was further developed in response to the guiding principles, and in particular the existing landscape features, and also by the existing and potential future desire lines as identifi ed at the Enquiry by Design (EbD) workshops.

The masterplan also responded to the fi ndings of the baseline environmental studies, which are contained within the Enviromental Statement, in particular with respect to the cultural heritage, natural heritage, landscape and visual and tree survey.

The fi rst step established existing and future desire line and overlaid them with the site features. Existing desire lines include:

• Fen Ditton to Newmarket Road

• Ditton Meadows to Low Fen Drove Way and Newmarket Road

• Fison Estate to Park & Ride

Potential future desire lines include:

• Northwards to Fen Ditton East

• Connections to the south and south-east into the Airport Land

• Eastwards to connect into Airport Way

The next step was to add key connections and identify the key nodes / intersections.

The fi nal step was the combination of the existing landscape features, and key nodes / intersections, which dictated the location for key public realm features and open spaces.

Step 01: Establish desire lines and existing site features:

Step 02: Add key connections and identify the important intersections:

Step 03: Generate a framework / masterplan structure:


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Emerging sketch masterplans

Two variations emerged from this process. Although very similar the option 2 masterplan was preferred as it created a large urban park in the south west part, accessible to the Marshall workforce as well as residents of Wing.

During the EbD workshops, diagonal layouts of urban blocks were considered, however, the preference was for a loose grid structure. This encourages people to move through the development using a variety of routes and to experience different spaces.

The southern part of the site is laid out as an informal grid offering a network of routes which are easy to navigate while providing visual interest and choice – with the possibility of discovering different routes and spaces while moving from A to B.

The northern part is laid out around the oval loop of the main avenue. This lower density area lies close to Fen Ditton village and the open countryside, where a softer looser form is considered appropriate.

Both north and south are enriched by a combination of curved unfolding lines (of movement and view) and direct axial lines. Important axial routes across the site include for example: the east-west route between the Park & Ride and Fison Road Estate via the Market Square and Beta square; Gregory Park and the Jubilee cycle route; north-south route from Morley Street to High Ditch Road crossing Gregory Park, the Circus and Kingsley Woods; east-west route between the Circus and The Plains.

This focus on the unfolding experience of people moving around Wing (rather than on abstract plan geometries) is in the tradition of the English garden city and garden suburb movement, with its carefully orchestrated play on formal and informal spaces, curved and axial routes and views.

Option 1 - Sketch Masterplan Option 2 - Sketch Masterplan


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5.06 A summary of consultation to date

Local authorities As draft plans for the Wing site have evolved the team have worked closely with local authorities to ensure that their views and opinions are taken into account.

This has comprised:

• South Cambridgeshire District Council

• Cambridge City Council

• Cambridgeshire County Council

The site sits mainly within South Cambridgeshire district, with a small section within Cambridge City Council. The planning application will be considered and determined by the Joint Development Control Committee with representation from Cambridge City Council, South Cambridgeshire and Cambridgeshire County Council. Planning offi cers from both the District and the City have attended team meetings and have engaged regularly with the Wing team. Cambridgeshire County Council has been involved in highway issues and education provision: both are key elements of Wing, and the new primary school will help create the heart and character of the new community.

Cambridge Cycle CampaignThe Cambridge Cycle Campaign has played a particularly active role during the EbD, during which their representative gave a presentation setting out the Campaign’s approach. Subsequently Marshall has continued to meet with the Cambridge Cycle Campaign and has incorporated the Campaign’s input at various points in the design process.

Health AuthoritiesThe team has been proactive in discussing the proposals at Wing with local health providers to understand the current provision and future needs, given the plan for new housing development. This has included discussion with NHS Property Services and the local Clinical Commissioning Group Cam Health, which includes the East Barnwell Health Centre.

Abbey CommunityAbbey Futures is a community group promoting enhanced local services and amenities for the local community in the area. They are proposing a Community Hub in East Barnwell at the existing leisure centre to include fl exible community space, nursery, youth centre and local library. The facility could also include the relocation of East Barnwell Health Centre. The Wing study team has engaged with the project manager to discuss existing services and amenities in the area, and those that the Wing project could potentially incorporate.

Parish CouncilsWe have regularly attended both Fen Ditton and Teversham Parish Council meetings, keeping them involved with the developments on Wing. Most recently we have presented the draft masterplan to both Annual Village Meetings. As the majority of the Wing site is in Fen Ditton Parish, we have been working closely with the Parish Council to minimise any potential impact on the village, and seeking their input and ideas.

Public Art Steering GroupMatthew Lane Sanderson of Sanderson Sculptures was appointed in January 2013 as the Lead Artist for Wing. His role is:

• To develop the brief for the site

• To run competitions for art commissions

• To commission the artists and assist with installation

• To advise Marshall on management and decommissioning

As part of developing the public art brief for the new community the Lead Artist set up a Public Art Steering Group. Steering Group participants include local artists, students, local residents and local authority offi cers. Attendees have considered the role of the following themes at Wing:

• Wayfi nding (signage, graphic design and art)

• Utilities (street lighting, manhole covers etc.)

• Street furniture (railings, seating, letter boxes etc.)

• Art from above (pattern making in landscapes, roofscapes and planting

• Play and exercise (incidental and outdoor play structures)

• Growing (woodland and living shapes)

A Public Art Strategy ( supporting document ) has been produced in which three families of commissions are proposed:

• Artists in Residence

• Metamorphic art or transforming the ordinary, focussing on developing identity throughout the community through transforming everyday objects, Kingsley Wood, and with a focus on community growing and food production, and

• Iconic art (focused on Beta Square, Market Square and Gregory Park)


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5.07 Quality Panels

Quality Panel May 2013The Wing team presented the masterplan work in progress at the Quality Panel in May. The Panel highly commended the strategy and proposals for the Wing development. In particular they praised the iterative process and community engagement work that has been undertaken so far to reach this stage of design; the approach to the long-term management of the scheme; the proposed relationship with existing communities; the setting up of the Public Art Steering Group; and the proposed early delivery of key social and community infrastructure. Specifi c recommendations included the incentivisation of public transport, reducing car speeds through design, and creating streets rather than roads.

Quality Panel August 2013The Wing team presented the updated masterplan work at the Quality Panel in August. The Panel commended the current strategy and proposals for the Wing development. In particular they praised the changes that had been made and analysis undertaken which took into account issues raised by the Panel in the May review.

The August Panel also made specifi c recommendations which led to further design development. The Panel considered that the sports pitches could be better integrated into the development and that they lacked surveillance. In particular, they asked whether there could be a stronger built edge, with homes overlooking the playing fi elds through the removal of all or part of the tree belt. To address these concerns we had already included allotments and a sports pavilion with parking and vehicle access through the woodland. We had also included a fl at above the sports pavilion, and play space for children adjacent to the sports pitches to create more activity.

We have incorporated the following changes to take account of the Panel’s feedback:

• We have added tennis courts to the west of Wing adjacent to the Fison Road Estate to create a better distribution of recreational green space

• Allotments adjacent to these tennis courts

• An allotment clubhouse to the east adjacent to the sports pitches with accommodation above – in addition to the sports pavilion and fl at

• The management plan for the woodland will include the option of thinning the trees

The Panel also thought that the allotments could be better integrated into the development. In response we have ensured that there is potential for communal gardens within development blocks to include allotments or community orchards.

The Panel also expressed concern over the western edge of Beta Square due to uncertainty over the design of the car business showrooms.

We presented the panel with three alternative scenarios for the location of the square, and explained the pros and cons in each case - see next page. Following the panel session we decided to retain Beta Square in its original western position (scenario 1). However, to address the concern about the western edge, a pavilion is proposed along the western edge of the park. This will provide a fi rm enclosure and backdrop to Beta Square and screen the frontage of the commercial site. The pavilion will extend up to four storeys and potentially include:

• A community café

• A rooftop gym

• Two fl oors of offi ce space

• Car park entrance

• WCs and storage areas

In addition the Panel wanted detail on how Marshall’s aspiration to foster a sense of community will be realised in terms of management organisation. In response Marshall has produced "The Marshall Vision for Wing", a statement setting out their approach as part of this application.


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Beta Square Study - Scenario 01 Beta Square Study - Scenario 02

Beta Square Study - Scenario 03 Result of Studies – Beta Square with Pavilion on its western edge


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A selection of the presentation material produced for the Quality Panels


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5.08 Pre-planning submission exhibition (July 2013)

A second major engagement exercise was undertaken on 4-6 July, a public exhibition run over three days, where input was again sought from local residents, community representatives, Marshall employees and elected Council members. The general feedback from this was extremely positive.

This is explained in more detail in the Statement of Engagement including an exhibition feedback summary.

Rober t MyersA s s o c i a t e s

L a n d s c a p e A r c h i t e c t u r e

www.wingcambridge.co.uk

A new urban quarter for Cambridge

Welcome to our second public engagement event on the emerging masterplan for Wing. Following the Enquiry by Design workshops in January, our team of consultants have been working hard to develop the initial ideas into a masterplan. This exhibition is another opportunity for us to explain our long term vision for Wing, for you to contribute to the proposals, and for the team to answer your questions.

Site Aerial in Local Context

Welcome and Introduction

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What is Wing?The whole Airport site, including land south of Newmarket Road and land north of Newmarket Road, was identi ed for redevelopment in the 2003 County Structure Plan. The Cambridge City local plan and South Cambridgeshire District core strategy together allocated the land for up to 12,000 houses, and adopted an Area Action Plan to provide further guidance on its delivery, including a rst phase north of Newmarket Road.

Following extensive technical and viability studies, Marshall has decided to retain the Airport at its current location.

It has also decided to release the allocated land north of Newmarket Road, known as ‘Wing’, to create a new vibrant mixed community of up to 1,300 homes, which will enhance Cambridge and in particular the communities in the east of the City of which the Airport is a long-established part.

Marshall’s CommitmentWe are very proud of our Cambridge heritage and in particular we value our exceptionally strong links with the local community, which includes many local businesses, the people of Cambridge, and the Universities.

Throughout the last 100 years we have been passionate about the creation of employment, the development of skills through robust training programmes, and the fostering of excellent relationships.

As a privately owned family business, we are able to take a long-term view of investments in the community and are committed to the legacy and continuing longevity of our business, which is linked to quality and a real desire to help make Cambridge an even better place for future generations to live and work.

We want Wing to be the best example of a new development on the edge of Cambridge in terms of proximity to the heart of Cambridge, the Science Park and the rural countryside beyond – indeed a place where people choose and are proud to live.

Wing is a very personal project for Marshall as it is within what we consider to be our ‘back garden’.

Site location plan

Robert Marshall ( Group CEO )





Constraints and Opportunities

Existing Site Features

The Site

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Jubilee Cycleway

North Works and car showrooms Grade 2 Listed Aiport Control Building Aerial view of the site

High Ditch RoadExisting ditches accross the siteSemi-mature tree belts

Newmarket Road park & ride Dismantled railway Existing connection to the Fison Road Estate





Existing Public Transport Map

Existing Walking and Cycling Map

Movement and Connections

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A full set of the pre-planning exhibition banners can be found in appendix C, In section 13.0 of this report.


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Design Parameters

The Masterplan

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Access and Movement Diagram Character Areas Diagram - These are further explained in the Landscape and Public Realm banner (09) and Character Areas and Built Form banners (10 and 11)

Wing will encompass a number of different character areas creating a series of distinctive places and spaces.

Essentially the areas to the south of Gregory Park will be more urban in character and occupy the area between Newmarket Road Boulevard and Gregory Park. This will be complemented by a mix of town houses and apartment blocks.

A direct route, east to west, will connect the mixed-use Market Square with the other major open space, Beta Square, leading on to Kingsley Woods and the Fison Road Estate beyond.

North of Gregory Park will be the lower density areas containing larger family houses including detached, linked and semi-detached homes. These areas effectively form an island surrounded by open space, woodland and a chain of water bodies. The Circus, a generous communal garden, will lie at the heart of this area.

There will also be an enhanced Jubilee Way Cycle Highway running east-west through Gregory Park to the Newmarket Road and High Ditch Road. In additional to this, there will be network of shared pedestrian and cycle paths.

Access and Movement There will be two principal streets into Wing, both leading off Newmarket Road Boulevard. Austin Street will connect the Boulevard with The Crescent in the north, via Beta Square and Gregory Park. Morley Street will provide a direct connection for pedestrians and cyclists between the Boulevard and High Ditch Road via the Market Square, Gregory Park and The Circus. The Circus and Crescent have pedestrian and cycle priority routes which connect to High Ditch Road in the north, and The Plains sports elds and open space to the east. An east-west route through the development will connect the existing Park and Ride directly with the Fison Road Estate in the west via Market Square, Beta Square, and Kingsley Woods. The plan below shows the proposed street hierarchy, connections and cycle ways.

Character Areas Wing will contain a series of different character areas, each with its own ‘sense of place’. The diagram below identi es each of these and how they sit within the wider masterplan.

Please note: all new street and place names are indicative and are for identi cation purposes only.





Character Areas:

Character Areas:

Gregory ParkThis grand linear park unites the southern and northern residential neighbourhoods. Lining its edges on either side will be three-storey terraced homes (some with additional accommodation in the roof space).

The new homes will be of a scale appropriate to the park and similar to those houses found along Brookside and Wilton Terrace in the centre of Cambridge. Smaller homes in mews and courtyards are located behind these terraces, where most of the parking will be hidden from view. This park will be the focus of outdoor recreation activity and will have a series of focal points and vistas along its length.

The Woodland EdgeThis character area is formed by series of courtyards which serve groups of around ve houses. This will include the largest detached homes with views across and along Kingsley Wood. Some of these homes have gardens with gates and bridges across the surrounding ha-ha, giving access to the open space and woodland walks, which form part of Kingsley Wood.

Homes in this area will typically be two-storey, and some of them will have additional accommodation in the roof space.

The Central Urban QuarterThis area has a more urban feel and will be characterised by a formal grid of streets lined with a variety of housing types, typically three-storey terraced homes. The urban blocks created by these streets will be further subdivided by pedestrian priority lanes, lined with smaller scaled mews houses. Semi private courtyards will provide ample space for parking, shared gardens and allotments.

At the centre of this neighbourhood is Beta Square, a more formal urban park providing a landmark open space at the junction of this important east-west route between Market Square and the Fison Road estate, and the north-south route of Austin Street. The square is lined with four-storey appropriately scaled apartment blocks on three sides.

The Crescent and CircusThis character area at the centre of the northern neighbourhood is de ned by The Crescent, a curved tree-lined avenue with two- and three-storey semi-detached homes of various sizes along its length, most of which will have on site parking. The Crescent is directly connected to the two principal streets: Austin Street in the west and Morley Street in the east.

Two smaller mews and the small landmark circus, with typically two-storey homes at its heart, complete this area.

Character Areas and Built Form

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Indicative 3D view of Woodland Edge character area

Indicative 3D view of the Gregory Park character area

Indicative 3D view of the Crescent and Circus character area

Indicative 3D view of the Central Urban Quarter character area


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5.0 evolution of the masterplan - south cambridgeshire · 5.0 evolution of the masterplan. ......

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