Strategic sites Planning, development and regeneration

Strategic sites

Project MoDEL, Greater London VSM Estates Limited and the Inglis Consortium GVA is responsible for the provision of town planning, development consultancy, agency, and valuation advice to VSM Estates Ltd (a joint venture between St Modwen and Vinci Plc) in respect of a portfolio of former MoD sites in Greater London, extending to over 100 hectares. • RAF Uxbridge (46 hectare) – Promotion of site to secure a site specific development plan policy and SPD (2009). Outline planning consent secured in 2012 for 1,300 dwellings and approx. 20,000sqm of commercial floorspace (including an extension to Uxbridge Town Centre). We subsequently secured a series of reserved matters approvals for advance infrastructure works. • Mill Hill East, Barnet (33 hectare) – Promotion of site to secure a supportive AAP (2009). Outline planning consent secured in 2011 for 2,200 dwellings and 5,000 of mixed use commercial floorspace. Subsequently secured a series of reserved matters approvals for advance infrastructure works and development phases. • RAF West Ruislip, Ickenham (9 hectare) – Secured outline planning consent (2007) for 495 dwellings. • RAF Bentley Priory, Stanmore (22 hectare) – Secured a supportive site specific development plan policy and SPD, followed by full planning and listed buildings consent for residential redevelopment (2009).

Strategic sites

Peel Centre, Hendon Metropolitan Police Service GVA was appointed in 2012 to provide town planning, development consultancy, and agency advice to the Metropolitan Police Service in respect of the 28 hectare Peel Centre (police training college) site in Hendon in the London Borough of Barnet. Following initial estate strategy advice, GVA secured full planning consent for a 25,000 sq m new police training/office facility on part of the site (retained land) and agreed development parameters with the LPA and GLA for the redevelopment of surplus land. GVA subsequently disposed of the surplus land in Autumn 2013 to a national housebuilder (via the Mayor’s London Development Panel) who then appointed GVA to prepare a hybrid planning application for c. 3,000 homes, a neighbourhood centre (including foodstore), school and associated uses. A planning application is expected to be submitted in mid-2014.

Strategic sites

Northstowe, South Cambridgeshire South Cambridgeshire District Council and Cambridgeshire County Council GVA was appointed to advise South Cambridgeshire District Council and Cambridgeshire County Council on the viability, delivery and S.106 negotiations of the planned new town of 10,000 homes at Northstowe. Gallagher Estates and the HCA are the principal landowners and joint promoters of the new town proposal, and have submitted an outline planning application for Phase 1 (1,500 homes). The initial stage of work involves a detailed analysis of the underlying viability of the first 1,500 homes, including a detailed consideration of the expenditure needed to deliver the new town, as well as the income arising. GVA is also reviewing mechanisms to improve delivery, including funding and development of the extensive civic, community and transport infrastructure required as part of the new town development.

Delivering a sustainable new community – Phase 1 master plan Image courtsey of Terence O’Rourke Ltd

Strategic sites

Wichelstowe, Wiltshire Swindon Borough Council GVA and GVA Financial Consulting have recently completed a commission on behalf of Swindon Borough Council to provide development viability, residential product advisory and delivery advice in the context of an evolving masterplan for this major mixed use, residential led urban extension. Plans provide for 3,650 dwellings alongside 675,000 sq ft of commercial space on an existing council-owned greenfield site south of Swindon and adjacent to the M4 motorway. The scale of the site necessitates major investment in infrastructure over a 20 year period. This particular element requires multi-disciplinary consultancy support with particular emphasis on infrastructure funding and delivery mechanisms. GVA has constructed a bespoke financial model to assess the viability of the development and to support the appropriate phasing/timing of infrastructure provision linked to growth. Following conclusion of the study GVA has been retained to advise the authority on detailed next steps, including Joint Venture partner procurement, due to commence later in 2013.

Strategic sites

Cane Hill Hospital, Croydon Homes & Communities Agency GVA recently completed the disposal of the 82 hectare former Cane Hill Hospital in Coulsdon, Croydon for the HCA. The 82 hectare site has a Greenbelt Major Development Site designation. Initially GVA provided valuation advice for local authority and HCA sites located adjacent to Cane Hill, followed by a joint draft masterplan for Cane Hill and Coulsdon town centre. The team then provided commercial, legal and planning advice to assist in securing vacant possession of the site in advance of site disposal. In September 2011 the team were instructed by the HCA to dispose of the site by way of the Accelerated Restricted OJEU route. This raised a number of complex legal and commercial issues, given the unknowns surrounding the site’s future development potential. GVA managed the developer procurement exercise alongside the HCA, and in December 2012 Barratt Homes (Kent) were selected as preferred bidders. The transaction represents the 5th largest residential land transaction in London in 2011.

Strategic sites

Discovery Park, Kent Discovery Park Ltd (Palmer Capital and Trevor Cartner) GVA is appointed to act as planning advisor to Discovery Park Ltd – a JV between Palmer Capital and Trevor Cartner who recently bought the 297 acre former site facility from Pfizer. The site has been designated an Enterprise Zone, successfully securing resource from the Government’s Regional Growth Fund. It will also be subject to a Local Development Order intended to encourage economic development activity on the site. GVA’s role will be to work alongside the Discovery Park senior management team to formulate a masterplan for the site that seeks to secure its future by ensuring the correct blend of complementary uses that balance economic objectives with the need for commercial reality and sustainable investment. The potential uses will include residential, foodstore, hotel and leisure, as well as science and technology uses. The site is also subject to significant environmental constraints including being adjacent to a Ramsar site.

Strategic sites

Locking Parklands, North Somerset Homes & Communities Agency GVA was appointed to provide a planning and delivery strategy for a new, high quality, sustainable mixed use settlement for Locking Parklands, a former RAF training camp, located in Weston-super-Mare and part of the Bristol sub region. GVA led a combined planning and delivery strategy to set the vision and framework, which has subsequently informed planning policy for a new development of approximately 1,200 new dwellings and 15 hectares of employment. GVA led a developer selection process and secured St Modwen Homes as development partner, as well as achieving early planning permissions for housing and employment space and a major leisure attraction.

Strategic sites

Arborfield Garrison, Strategic Development Location Berkshire Defence Infrastructure Organisation (DIO) Arborfield Garrison Landowners Consortium GVA provides planning, development consultancy, valuation and agency advice to the MoD in respect to a number of strategic sites across the UK. A typical example of a current project is the Arborfield Garrison site in Wokingham, Berkshire which is due to be released as part of a Ministry of Defence (MOD) rationalisation project under the Defence Technical Training Change Programme (DTTCP).

Arborfield Garrison Co

Here, GVA has project managed the planning submission process and advised DIO on the procurement of a development manager (Crest Nicholson). GVA is currently advising the development consortium, Arborfield Garrison Landowners Consortium (comprising DIO, private landowners, Crest Nicholson and Wates Developments), on the submission of a fresh planning application for 2,000 dwellings, a district centre, schools and provision of supporting infrastructure. This is the major part of the largest Strategic Development Location (SDL) in the Borough of Wokingham. It is anticipated that this application will be submitted in early summer 2014.

Strategic sites SITE BOUnDARy LUcEnT SITE BOUnDARy pROpOSED ExTEnSIOn cEnTRAL pARK ExISTInG GREEn GRID pROpOSED GREEn GRID WOODLAnD cEnTRES OF AcTIVITy TREnT VALLEy WALK SUSTRAnS/cOnnEcT2

10 principles for Growing Scunthorpe

DEVELOpED AREA: 323 hEcTARES pROpOSED DEnSITy: LOW (35-40DW/hA)

1. celebrate the Village

Lincolnshire Lakes Area Action Plan,2. From Scunthorpe Sprawl to containment To complement the 7 villages of Scunthorpe and the outlying villages of Gunness and Burringham, we propose a series of new villages that take their cue from the villageness that characterise the present day town.

RIVER TREnT

new neighbourhoods should be clearly defined and contained NorthThe toEast achieveLincolnshire a balanced coexistenceCouncil between rural and urban. Strategic green spines create a well-needed breathing space between the new and existing settlements, and bring nature right to the doorstep of the new communities.

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GVA (working with sub-consultants) is preparing 3. Reflect Anatomy Town an Area Actionthe Plan (AAP)offorthe Lincolnshire Lakes Lincolnshire Lakes should be structured by east-west spines tying together existing high streets with new and complimentary local – an area the westthatofareScunthorpe centres /to points of activity not overly dominant. identified Balance is key. A clear hierarchy between the existing and the proposed centres along these east-west spines ensures complementary in the rather North Lincolnshire Core Strategy as being than competitive clusters of activity, from district centre to retail centre to local village centre. for the development of up to 6,000 new homes 4. Extend central park by 2026. TheLakes AAP area Lincolnshire should have atisitslargely front door agreenfield highly programmed and productive landscape which extends Scunthorpe central park. This would release the potential for a plethora of agricultural land. outward facing uses which could include an innovation park, a

cEnTRAL pARK

woodland activity centre, a water sports centre, wetland centre and agricultural show ground. Accessible to all, and immediately visible from the train line, it should be underlined as the signature, showcase space for the whole of Scunthorpe.

The AAP is currently at Options stage and will soon be developed allocate land 5. Reinforce the Greento Grid Lincolnshire Lakes should create new north-south green corridors and provide a detailed planning and in line with thresholds of phased development. These strategic green spines create a well-needed breathing space between the new and existingstrategy settlements, and nature right to the implementation inbring compliance doorstep of the new communities. with Core Strategy policies, ensuring that 6. natural neighbourhoods The Lincolnshire Lakes’ neighbourhoods of between 300 and development is bephased alongside the provision 500 homes should defined by the loose grid of fields, hedges, ditches and dykes, preserving existing channels and inviting nature into residential areas. of infrastructure. The AAP will be subject to 7. Water Everywhere statutory Public Examination prior to Adoption. Lincolnshire Lakes should deliver a step by step flood alleviation

Beauchamp

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strategy allowing each phase to work independently but within a comprehensive strategy. Existing infrastructure should be complemented with new water alleviation ponds and canals to mitigate against flood risk as well as providing an attractive environment for new homes.

During 2012, GVA undertook an evidence base review of the vast array of work already done 8. Diversity of homes on theLincolnshire LakesLakes proposals inform the Core should deliverto a diversity of typologies to help create distinct neighbourhoods with character. Overly repetitive housing types should be avoided to create choice and sense of Strategy and prepared a detailed Options place within each neighbourhood. Paper,9.including a series of deliverable options co-operative communities Lincolnshire Lakes should encourage self sufficiency, entrepreneurship and economic growth. heart of each on the for public consultation. GVA Atistheadvising neighbourhood should be a place to meet, to grow, to learn and to play. From local businesses to multi-use halls and schools to phasing and deliverability of the emerging squares and parks. A point of community interaction. Options financial modelling and liaison 10. through Growing Jobs The new development encourage a varied employment environment that complements and diversifies existing provision. Focus should be with landowners and developers. on green industries and energy production, agriculture and wildlife, tourism and leisure, education, research and development.

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Strategic sites

North of Fareham, Hampshire Fareham Borough Council GVA has been instructed by Fareham Borough Council to prepare the infrastructure delivery plan and viability assessment for the proposed New Community North of Fareham (NCNF). The development extends to 450 hectares of greenfield land adjacent to Fareham and to the M27 motorway. Development options identify that up to 7,500 new homes and 90,000 sq m of commercial floorspace as well as new schools, energy centre, health facilities, local retail facilities and green infrastructure are to be created. GVA has advised the council on these infrastructure requirements and has constructed a bespoke viability model to assess the viability of the development and to support the appropriate phasing and timing of infrastructure provision. GVA has also been commissioned by Fareham Borough Council to prepare a detailed finance and funding strategy for the NCNF setting out a package of public and private finance, provide advice on delivery models and financing sources, and will work with the council to secure funding as the development progresses.

Strategic sites

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Teal Close, Gedling Northern Trust GVA was appointed in 2012 to act as planning advisors to Northern Trust in respect of a 63 hectare site being brought forward for development on behalf of Severn Trent Water at Teal Close, Gedling Borough. The site will provide a sustainable extension to the Nottingham urban area. The site currently benefits from policy allocations for employment and housing uses, safeguarded land and Green Belt. GVA has brought together a consultancy team that has developed a masterplan more suited to current development needs and market conditions, and is progressing an outline planning application for the site. The proposals comprise up to 830 dwellings, 18000 sq m of employment floorspace, a local centre, hotel, care home, primary school, and ecology park. GVA continues to provide a lead consultancy and EIA co-ordinator role.

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Strategic sites

Gresty Oaks, Crewe HIMOR Group

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Ordnance Survey © Crown copyright 2011. All rights reserved. Licence number LIG1024

Alexandra Soccer Centre

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GVA has worked with HIMOR to promote the development from its initial inception, through the local authority’s Local Plan process, including detailed demographic and socioeconomic analysis. This promotional activity will continue through to Examination of the Local Plan, with the intention of securing a strategic allocation for the site. GVA is also leading the preparation of an outline planning application and co-ordination of the Environmental Impact Assessment.

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GVA was appointed in 2012 by HIMOR to promote the Gresty Oaks scheme; a sustainable urban extension to the south of Crewe in Cheshire East. Gresty Oaks is to be developed in the form of a garden suburb that could create a new community of around 1,100 new homes within a landscape setting that will form a new ‘Strategic Southern Gateway’ for Crewe and help fulfil the council’s growth aspirations for the town.

Strategic sites

Diagram 13 • Framework in

Brunstane urban extension, Edinburgh The EDI Group Ltd GVA was appointed by The EDI Group Ltd in 2012 to provide planning and valuation advice relating to a strategic land asset on the urban fringes of Edinburgh. The site extends to 49.2 hectares and has the capacity to deliver up to 800 new homes with associated commercial and community facilities. The initial planning strategy has focused on progressing the site through the emerging Edinburgh Local Development Plan process to secure its release from Green Belt and allocation for housing as part of a wider Strategic Development Area, known as South East Edinburgh. GVA is leading a multi-disciplinary team of consultants in preparing a development framework as part of this process. GVA is also providing valuation and financial advice on matters relating to viability, infrastructure funding and delivery to demonstrate that the site can form part of the effective housing land supply for the wider housing market area. A planning application for Planning Permission in Principle is likely to follow the conclusion of the development plan process.

Strategic sites

Vision to form a cohesive masterplan for development Broadleys Farm, Stirling Taylor Wimpey GVA was instructed in December 2012 to advise Taylor Wimpey on a strategic expansion to the town of Stirling in central Scotland. GVA is advising Taylor Wimpey on the promotion of a specific site at Broadleys Farm, Stirling through the emerging Stirling Local Development Plan. Working closely alongside a design team, we are aiming to achieve the release of approximately 250 units through the plan within the next five years.

secondary vehicle entry From Millhall road

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Pedestrian and cycle links via footbridge Over railway Pedestrian and cycle links

Landscaping buffer to road and to hide pylons

Principle vehicle entry from new roundabout formed on A91

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Landscaped buffer and offset to railway

Strategic sites

Urban extension, Broxtowe, Nottinghamshire Nuthall Nottingham LLP (JV between Wrenbridge Land Ltd and Hortons’ Estate) GVA has advised the landowner in respect of disposal of the site and identification of a development partner. We subsequently promoted the site through the emerging Nottinghamshire Aligned Core Strategy. In April 2013, GVA submitted an outline planning application for a proposed residential-led development on 32.5 hectares of Green Belt land West of Woodhouse Way (A6002) at a strategic location adjoining Junction 26 of the M1. The site lies approximately 5km to the north-west of Nottingham City Centre within the borough of Broxtowe. The outline application sets out proposals for up to 555 new homes, a care home, primary school, healthcare facility, retail units and open space.

Strategic sites

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Jelson Homes / Linden Homes

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Poplar Farm West, Grantham, Lincolnshire Having successfully promoted the site through the Core Strategy process, the site owners, Jelson Homes and Linden Homes appointed GVA to prepare an outline planning application for the residential development of 80 hectares of land at Poplar Farm West, Grantham.

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The land forms part of a much larger allocated Sustainable Urban Extension to the north west of Grantham, referred to by South Kesteven District Council as the North West Quadrant. The proposals could deliver around 1,700 new homes, associated infrastructure and public open space.

Poplar Farm

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This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. LIG0358 2012. Contains Ordnance Survey data © Crown copyright and database right 2012.

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Strategic sites

Princess Royal Barracks, Deepcut Defence Infrastructure Organisation (DIO) GVA has advised in respect of the disposal of the site, which is part of a major rationalisation of the defence training estate. GVA developed a robust planning strategy and managed a wide-ranging multi-disciplinary team to successfully promote land at Princess Royal Barracks as a Strategic Development Site for residential-led development through Surrey Heath Borough Council’s Core Strategy. A hybrid planning application has been made for the construction of 1,119 new dwellings and conversion of three existing buildings to form 81 new apartments. The scheme will deliver a new primary school and healthcare facility, space for a public house and small library, along with open space, a sports hub and Suitable Alternative Natural Greenspace, which is required to address potential impacts upon the Thames Basin Heaths Special Protection Area. Throughout GVA has protected the interests of the Defence Infrastructure Organisation in order to maximise the value of the site.

Strategic sites

Whitehill / Bordon Ecotown East Hampshire District Council and Defence Infrastructure Organisation (DIO) The Whitehill/Bordon Opportunity is an initiative to deliver improved town centre facilities within a larger, more sustainable community. It arose from the potential release of surplus land at Bordon Garrison, which together with land in the ownership of Hampshire County Council (HCC) and East Hampshire District Council (EHDC) offers a unique opportunity to realise the aspirations of the community. The proposals are to expand the town by up to 4000 houses, together with supporting new town centre and related social, economic and green infrastructure. GVA has been providing ongoing planning, development, viability funding and financial advice to the development partners. This included building a bespoke development appraisal model, which was used to underpin EHDC’s bid to gain ecotown status for Whitehill/Bordon. GVA’s approach to working collaboratively with a wide range of stakeholders in a challenging economic climate continues to ensure that this major regeneration project can deliver on key objectives in a commercially realistic way.

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Contacts London and the South East

South West and Wales

Gerry Hughes 020 7911 2653 [email protected]

Jo Davis 01179 88 5224 [email protected]

East and West Midlands

Scotland

Stephen Hollowood 0121 609 8318 [email protected]

Richard Slipper 0131 469 6005 [email protected]

North of England

Republic of Ireland

Iain Jenkinson 0161 956 4016 [email protected]

Robert McLoughlin 00 353 1 661 8500 [email protected]