Aylesham Expansion Programme
Enquiry by Design
Aylesham Creating Quality Places Project
Supplementary Planning Guidance
Summary Report: June 2003
EDAW LTD PLANNING, DESIGN AND ECONOMIC DEVELOPMENT
WORLDWIDE
Table of Contents
- INTRODUCTION
- MORNING SESSION - SUMMARY OF PREVIOUS WORK
- LUNCH TIME SESSION -WORKING GROUPS
- AFTERNOON SESSION -DELIVERING THE PLAN
- EVENING SESSION -PUBLIC EXHIBITION
- THE NEXT STEPS
APPENDICES
1.
Introduction
This report covers two events held since the first enquiry by design
(EbD) event in March 2003 for which a separate report was produced. The
two are:
(i) Stakeholder workshops held on 2 nd and 3 rd June to review detailed
aspects of the masterplan drawn up at the first EbD event
(ii) A second EbD event held on 30 th June to review refinements to the
original masterplan and to introduce the concept of design codes.
The material in this report is not a final proposal. It is a summary
of what was presented to and discussed at the two events and of the issues
raised by participants. The EbD process continues with further refinements
of the masterplan and further discussions with stakeholders. Section 6
of the report sets out the next steps in more detail.
1.1 SUMMARY OF FINDINGS OF STAKEHOLDER WORKSHOPS HELD ON 2 ND
& 3 RD JUNE
The workshops were held at the Aylesham and District Community Workshop
Trust. Invitations to attend were targeted at specific ‘professionals’
with an interest in the issues discussed and community stakeholders. About
30 people attended four workshops that considered a range of issues including:
- Residential layout and design
- Transport and movement
- Open space and community facilities
- Land assembly and delivery
Extensive debate took place over the two days and the following is a
combined summary of the key issues and concerns raised:
- The relationship, and relative timing of, the Aylesham and Snowdown
Projects, including how the delivery of each project will affect the
proposed masterplans in each case
- The location and quantity of employment land to be provided
- The type and quality of the jobs provided
- Potential traffic generation and highway improvement options
- The need for sustainable transport solutions
- Enhancements to the railway station and extended train services after
the current 10.00pm final train
- Total number of houses to be built and when
- Quantity and type of parking spaces for new residential development
and the impact this will have on layout and design
- The need to provide a range of residential house types to meet the
needs of all -including 1-2 bed flats to 5 bed family homes
- The percentage of affordable housing provided and how it would be
integrated with private sale housing
- The character and scale of development on the Central open space
- Providing a suitable solution to sewerage problems
- Achieving some early progress, possibly focusing on the Market Square
Since
the Stakeholder workshops, work has continued to further refine the masterplan
taking into account the issues raised during the discussions on 2nd and
3rd June, and taking into account additional material and information
provided subsequent to the workshops by Southern Water, the Environment
Agency and the Kent Rail Co-ordination Partnership. This has included:
- identifying opportunities for strategic highway improvements
- assessment of the financial viability and delivery of the northern
development parcel and other improvements
- detailed design proposals for key project areas such as:
- Market Square
- Northern development parcel
- Central open space
- Aylesham primary school
- The welfare sports ground
- Small business live-work cluster
1.2 SECOND ENQUIRY BY DESIGN EVENT - 30TH JUNE
The second Enquiry by Design event on 30th June was held at the Welfare
Hall in Aylesham. It was organised as a one-day event to
- Introduce the refined masterplan proposals
- Review these proposals
- Introduce the concept of Design Codes and their purpose in ensuring
quality and character for the future Aylesham
- Enable participants to take part in workshops to discuss in more
detail those elements of a Design Code considered essential to Aylesham
The event was attended by approximately 80-100 people and concluded
with a public meeting in the evening. Section 2 of this report sets out
the key issues discussed.
2. Morning
Session - Summary of Previous Work
2.1 THE MASTERPLAN
Since the first Enquiry by Design event in March and the Stakeholders’
workshops in early June, the masterplan and detailed proposals have been
taken forward and refined to incorporate the comments and issues raised.
The refining process began at the Stakeholders’ workshops in early
June when certain elements of the masterplan, both strategic and detailed
were discussed in more detail.
The refined masterplan was made available for public comment at the
second Enquiry by Design event and though refined this is not intended
to be the final plan. The plan will be further refined as a result of
discussions held on 30 th June. These will be incorporated into the final
masterplan, development framework and design codes. It is anticipated
that these could be available for further public consultation in October
2003. This will form part of the statutory public consultation process
for adoption of the proposals as Supplementary Planning Guidance.
Visionary Image of the improvements to Aylesham Village Centre focussing
on the Axis first established by Abercrombie
This masterplan illustrates how Aylesham could develop and expand in
the future. The proposed expansion will be an integral part of the village.
Residential development on the northern development parcel could be complimented
by extensive improvements to the existing village.
The primary aim will be to create a high quality, sustainable, mixed
use village for existing and future residents of Aylesham.
The proposals include:
- 1000 new homes, 80-100 of which are proposed around the edge of the
open space that has provisionally been called 'Abercrombie Gardens'
- Improvements to the existing highway network to improve capacity
and safety for motorists and pedestrians
- A mix of housing types from 1 bedroom flats up to 5 bedroom houses
providing for the needs of all sections of the community
- Improved access to the train station with new footpaths, parking,
bus stop, taxi pick up and drop off areas
- Expansion to Aylesham Primary school including the possibility of
a new football pitch and an all weather pitch
- Improvement to the Welfare sports ground with new football and rugby
pitches, a new sports hall, an all weather pitch, parking, play areas
and a new pedestrian access from Boulevard Courrieres
- A small business and live work complex on Cooting road to provide
more local jobs and improve pedestrian access to the employment area
- Land set aside to the south of the Aylesham Community Project for
employment, training and possibly a vocational education hub
- Refurbishment of the market square providing a new or improved foodstore,
local shops, apartments, a health centre and multi-denomination Church
- Abercrombie Gardens - extensive refurbishment of the central open
space to provide a range of recreational facilities within a new parkland
setting
- Two new neighbourhood parks in the northern development parcel
- Improved pedestrian and cycle access to Aylesham wood
- Upgrading of the sewerage system
Refinements to the Masterplan which were presented at the Second Enquiry
by Design event.
2.2
NEW RESIDENTIAL DEVELOPMENT
Up to 1000 new homes are proposed. The majority of new residential development
will be located in the northern development parcel with approximately
80-100 new homes being built around Abercrombie Gardens.
The
new development will provide:
- A greater choice of housing types from 1 and 2 bed starter homes
to high quality 5 bed houses. Allowing people to stay in the village
throughout their lifetime
- Approximately 20% affordable housing for sale and for rent
- High quality design that reflects the character of the village
- Parking at an average ratio of 2 spaces per unit plus additional visitor
parking
- Smaller homes would have a minimum of 1 space with larger homes having
2-3 spaces
- Parking will be provided in a combination of on street, in private
garages, on plot and in courtyards
- Energy efficient building design to reduce household bills
- Good quality materials and design
- Building heights will be mostly 2 storey with some 3/4 storey apartments
- Housing will include a mix of terraces, detached and semi detached
units
2.3 ABERCROMBIE GARDENS
A comprehensive refurbishment of the central open space is proposed.
It will become the open space focus for the village and provide a range
of recreational opportunities.
Improvements, designed in part to reflect and complete the original
masterplan of Sir Patrick Abercrombie, could include:
- Lining the edge of the space with a single row of housing to define
the park and hide back fences and garages
- Option of continuing a single row of houses along the RC School boundary
to ‘complete’ the approach to the station
- New footpath and cycle path network providing easy access from residential
areas to the station, recreation facilities and the primary school
- A wildflower meadow
- New tree and shrub planting, seating, lighting and litter bins throughout
- A large central village green for informal recreation, kick-about
and community events
- A grass amphitheatre for concerts and events
- Play areas for all age groups
- Upgrading of the sewerage system
- New station entrance
The Central open space is the backbone to the village at present . The
green space is precious to the community in terms of identity and its
recreational value. Two options for this space explored ways to maintain
the existing character and improve the edging and entrance to the village
when 
coming
from the station.
Option A, houses along the northern edge of the green space, planting
a long the RC school boundary
Option B, houses along the northern edge of the green space, houses
a long the RC school boundary creating a sense of enclosure when entering
from the station.
2.4 MARKET SQUARE
The
Market Square will be reinforced as the physical, commercial and community
heart of the village with a greater mix of uses, new development opportunity
areas and environmental improvements.
These will include:
- Opportunity for a new and/or improved supermarket
- New neighbourhood shops
- Improvements to the frontages of existing shop units
- Improved parking and access for shoppers
Improved pedestrian safety with new crossing points and wider pavements- Environmental improvements to the square, including removal of the
hedge and provision of new footpaths and seating areas
- New 1 and 2 bedroom apartments over the shops
- A new health centre
- Potential redevelopment of St Finbars RC church to provide a new 'Multi-denomination
Church'
2.5 STRATEGIC MOVEMENT
As part of the new development in Aylesham, there is potential to improve
the transport network on a wider scale. This will make the village more
accessible and increase choice for those who travel further a field.
Initiatives will include:
- Junction improvements to the surrounding network to increase highway
capacity and improve safety
- Greater frequency bus services
- Increased train services
- Improved access to the train station by bus, on foot and taxi
- Station improvements including more parking, taxi drop off and pick
up
- Improved footpath and cycle way network
- A community bus
2.6 LOCAL MOVEMENT
One of the aims will be to encourage people to walk, cycle or take public
transport rather than use the car for short trips within the village.
A number of initiatives are proposed:
- Provide safe and convenient cycle and pedestrian links between new
and existing development
- Provide a new bus loop through the new development connecting it
to the market square and the station
- Provide safe cycle routes and crossing points connecting key destinations
such as the schools, the market square, health centre, the welfare recreation
ground and public open spaces
- Improve lighting and signage for the jittys
- New access road to the station with improved lighting, parking, taxi
pick up and drop off area
Market Square Minimum Intervention retaining the existing co-op and introducing
new units adjacent to the post office. Market Square Maximum Intervent
on with a new food store in the place of the co-op and new larger units
in place and adjacent to the post office.
2.7 OPEN DISCUSSION
Following
the presentation of the refined masterplan and update on the work schedule
to date an open forum allowed discussion and comment on the elements of
the masterplan, its delivery and its financial viability. Summarised below
are the key issues raised in the group discussion:
- Concern over existing grant application for funds to improve the
existing sport facility at the Welfare Grounds
- Some understanding of the option for houses along the RC School boundary
though there was strong opposition to this proposal at the same time
- How to phase the development of the Welfare Ground with regards to
the availability of the old Police Station
- In view of the transport proposals concern was raised over the number
of bus shelters in the village
- In light of the related proposals at the Snowdown site concern was
expressed over The mixing of heavy traffic, footpath and cycle path
along the route to Aylesham. The Connections to the Park
- Are there alternative routes for heavy traffic other than through
the village?
- What uses will be included at the Snowdown site
- With the increase in homes are there adequate measures to prevent
crime and increase security?
3. Lunch Time Session - Working
Groups
3.1
GROUP WORKSHOPS AND REPORT BACK
Over a working lunch comments and ideas were gathered within a group
format. Five groups focussed on elements of the masterplan as it was developing.
The aim was to identify key issues and feedback on the refined masterplan
presented in the morning session. In order to focus the debate a series
of topic headings were allocated each group. The key points raised are
summarised below:
FINANCIAL VIABILITY
- Proportion of Private versus Public finance
- Large up front infrastructure costs
- When do funds become available for other local projects?
- What mechanisms can be put in place to ensure funding?
- Contributions from SEEDA and EP
- Identification of priority projects in relation to finance:
Market Square - Retail, Parking, Aesthetics, Security
- The image of Market Square today won't attract people or investment
- Improve parking and access
- Consider security for shops without heavy shutters
Welfare Sports Grounds
- Years of severe underfunding
- Committee applying for £600k grant but more funds will be required
- Wider project should not delay progress
Abercrombie Gardens
Youth Facilities
- Vital for retention of youth in the village
- Consult with the youth population for their needs
- Consider impact of new housing
Housing - Needs, percentage of affordable housing
- Higher percentage of social housing will reduce income generated by
the development.
Transport - Community, Public
- Need to look at community transport initiatives
- Perceptions that public transport is worse than travelling by car
MARKET SQUARE
- If hedges are removed how is pedestrian cycle access restricted across
the square?
- What type of shop front design is appropriate -identify images
- Is there enough demand for a café? Should this facility be
indoor or outdoor?
- Create a hard space or improve existing grass?
- Parking around the square -4 metre one-way system
- Co-Op expansion and price points
- Concerns over Skateboarding/BMXs in Elderly housing area
- Surveillance of the square from the surrounding buildings, are the
trees a problem?
- Putting the benches back
- Is there potential for a covered ‘market’ space, could
this cause problems with loitering at night and how would this be managed
- community run management company?
- What function would a pavilion building have?
- Multi-denomination Church
- There is a lack of police presence around the square
- Could CCTV be installed?
- Flexible ground floor spaces are adaptable for residential or business
use as and when demands change
- Residential around the square is essential
- Is there provision within the Health Centre for some multi-use space
- Possibilities for additional services provided by the Health Centre
- Young peoples clinic, Young Fathers, Elderly meeting point
SNOWDOWN
AND AYLESHAM
- Quantity of employment land
- Quality of employment
- Phasing of development
- Connections to and from Aylesham
- Relationship to employment land in Aylesham
- Strategic highway impact
- Proposed highway improvements including pedestrian and cycle ways
OPEN SPACE
- Concerns over
-Heights of buildings
-Development around the school
• Uses for the Open Space
-Childrens play
-Tennis courts
- Stopping motorcycle on the green space -edge treatment/boundaries
- Changes to the Central Avenue -Open up the Village Green
- Concerns over the impact of the sewerage tank proposed by the club
house at the north east of the open space and how this will be accessed
for emptying etc
- More consideration needed for the name of the park, ‘Abercrombie’
means nothing to local people generally -launch competition for naming
the park
TRANPSORT
- Need for an up to date traffic survey to prove hear-say regarding
rat runs and to pinpoint problem areas
- Transferable school bus passes
- Capacity, speed and design of the links to the A2
- Introduce a bus service to Dover primarily for schools
- Use of the A256 to Sandwich for school buses
- Flashing speed indicators on peripheral routes entering the village
- Expressed importance of the link from Aylesham to Sandwich
- Roundabout at Dorman Avenue North and B2046
- Possible use of roundabouts within the design of some junctions
- Explore the possibility of more through trains stopping at Aylesham,
though railway has reached capacity for regularity
- Encourage use of buses and walking
- Free community buses circulating the village, stopping at the Health
Centre
- Parking bays constructed for existing housing
- Need for detailed thought on parking for access to facilities
4. Afternoon
Session - Delivering the Plan
4.1 THE IMPORTANCE OF DESIGN CODES
A
set of Design Codes will accompany the masterplan and will set the context
for the detailed design of the developments at Aylesham. Design Codes
for Aylesham will:
- Establish clear instruction and guidance for the implementation of
the vision
- Be used as the basis for drawing up Development Briefs
- Provide clarity to developers about the quality and character of
development expected by the community and other stakeholders
- Help in assessing developer proposals and bids
- Ensure co-ordination across phases of the scheme
- Establish mutual confidence for the private and public sectors alike
4.1 GROUP WORKSHOPS AND REPORT BACK
Following informative talks on the value and form of Design Codes, group
discussions were aimed at exploring the elements of the scheme that were
particularly important in establishing the Design Codes. Four groups were
allocated topics for consideration. These focused on the elements important
for ensuring the quality and character for the new development and other
improvements. Each of the group’s main considerations are summarised
below:
GROUP 1: STREETSCAPE & PARKING
- Width of streets and heights of buildings -not to exceed 3-4storeys
- Boundary treatments for front gardens
- Garage/parking court details
- Detail design of traffic calming
- On street parking and its design
GROUP 2: MATERIALS & RESIDENTIAL CHARACTER
- Important to retain existing brick appearance
- Chimneys and roofscape characteristic is important
- Corner Treatment for new blocks
- Character should be generally reflective of Aylesham with opportunities
for innovation
- Phasing of the development is important
GROUP 3: OPEN SPACE & PUBLIC REALM
- Public Realm treatment: footpaths/parks/streets
- There should be well designed lighting along streets and footpaths
- New street names should be reflective of Aylesham History
- There should be a variety of sizes/streets/styles
- Management of SUDS is important
GROUP 4: STATUTORY REQUIREMENTS
The issues below reflect the range of discussion in this Group. They
are not all legal requirements:
- Kent Design Guide
- Street Widths
- Cycle Ways
- Tree Planting
- Open Space/Play Space
- Social Integration
- Pepper potting of affordable housing
- No distinction in build quality, character or location
- BREEAM Standards
- Renewable energy
- Environmental Considerations
- New and old Homes
- School Requirements
- National Travel Agenda
5. Evening
Session - Public Exhibition
5.1 KEY ISSUES
Following the Enquiry by Design event during the day the refined masterplan
and issues relating to this were open to viewing and comment to the public
on the evening of the 30 th June. Approximately 50 people attended. The
following summarises the feedback and issues raised at the exhibition:
- How much affordable housing will be provided?
- Consideration of wider funding sources including sports lottery,
FA, coalfield regeneration
- Can KCC be persuaded to deliver the old police station for the needs
of the sports facility or is this the Police’s responsibility?
- How many new jobs will be created including the development at Snowdown?
- Will the additional 1000 houses not merit a new school?
-Can someone from KCC visit the village to explain the issue of the
secondary school?
(KCC attended the first Enquiry by Design event and did, at that
event, explain the position regarding secondary school provision).
- The church should be described as multi-denominational not multi faith
- What will happen to the land on which existing churches stand, particularly
St Peters which is owned by the church commissioners?
- Will the improvements include creating the new church?
- If a new church building is not provided will there be funds to refurbish
the existing buildings?
- Concern over exactly how much open space is lost
- Could there be provision with the health centre development for somewhere
for senior citizens to go
6. The Next
Steps
6.1 INTRODUCTION
The next steps are to take forward the outputs from the EbD process
and test and refine them in line with the various stakeholders’
comments and involvement.
6.2 PREPARE IMPLEMENTATION STRATEGY
In parallel with the Masterplan an Implementation Strategy will be prepared.
This will set out proposals for the delivery and phasing of the development
and will include:
- • Summary of development context, including review of market
sectors
- Identification of phasing strategy
- Identification of funding and procurement mechanisms, particularly
for mixed-use elements of the proposals
- Phasing and delivery of infrastructure and non-commercial elements
of the proposals
6.3 DESIGN CODES AND DESIGN GUIDANCE
A comprehensive set of design codes and guidelines will also be prepared.
These will cover strategic and detailed design issues including:
- Concepts - masterplan, land use, open space and
public realm, vehicular movement, building heights, phasing and, views
and vistas
- Public Realm - public realm general principles,
minimising clutter, designing for accessibility, safety and security,
maintenance and management, microclimate, sense of place, pedestrian
links and cycle links
- Open Spaces, Parks and Squares including location,
character, facilities, and materials
- Movement corridors including character, safety, carriage
and footpath, trees, materials, parking, utilities, bus stops, street
furniture and cycle routes; pedestrian and cycle connections to the
wider area, including Dover and the sub region
- Off-site works
- Neighbourhood Zones, as appropriate including information
regarding neighbourhood character, building scale and form, building
orientation, articulation and placement in relation to boundaries, treatment
of parking, gardens, open space and public realm, home zones, amenity
landscape, street furniture The Design Code will also identify an appropriate
local palette of materials.
- Measures to promote energy efficiency
6.4 SUPPLEMENTARY PLANNING GUIDANCE AND PUBLIC EXHIBITION
A final draft of the proposals in the form of a Development Framework
and Design Codes will be completed by the end of September/early October
2003.
It is anticipated that this document will be adopted by DDC as Supplementary
Planning Guidance. As part of this process the documents will be the subject
of a much wider statutory consultation process. This will take place over
a period of 6 weeks and will enable people to make formal comment on the
proposals.
Once this process is complete the documents will be further revised to
take account of the omments. The document will then go forward to the
local authority for formal adoption as Supplementary Planning Guidance.
The process is likely to be complete by January/February 2004.
Appendix 1 - Exhibition boards
The following are very large pdf files and will take some to
download
What's been happening?
Aerial View of the new Aylesham
Creating Quality Places
Strategic Movement
Local Movement
The Masterplan
New Residential Development
Abercrombie Gardens
The Market Square
Sustainability Checklist
What happens next?
Appendix 2 - List
of Invitees
E-mail: aylesham@dover.gov.uk
