Coxford Vision Document

MASTERPLAN FRAMEWORK

FOREWORD

We have the pleasure of presenting our vision for Coxford Garden Village, Hampshire. A partnership between the Church and Harrison families in conjunction with Alfred Homes.

Coxford presents at its heart the opportunity to create a truly beautiful Hampshire village with a flourishing new community within the Borough of Basingstoke and Deane.

It is both a privilege and huge responsibility to be involved in an undertaking such as this. With a blend of new homes, schools, employment, shops, facilities and swathes of woodland and open green space, our aspiration is for Coxford to be a charming village within which people will live, work and thrive as a community.

As landowners and local developer, we have taken great care in preparing this vision and promotion strategy for the new village and look forward to engaging with our local community, the Borough Council, County Council and key stakeholders to shape its evolution and delivery in the years to come.

LANDOWNERS INTRODUCTION

To design a garden village represents both an enormous privilege and a considerable challenge. A privilege because it is a once in a lifetime chance to create somewhere truly special for people to live. And a challenge because we want to make Coxford unique - we said to ourselves, “if we are going to do this, we are going to do it properly”, and this takes an enormous amount of thought and expertise. So, we set about creating the principles upon which Coxford would be created:

We are hugely mindful of the beautiful countryside in which Coxford Garden Village will sit and of the very real concerns many will have of its impact on the setting. Therefore our first principle was to take a landscape-led approach, using the contours of the land and the significant amount of mature woodland to nestle the village within its environs.

Staying on the theme of the woods, those of you who know me will know of my love for trees and nature. So not only is it important that we maintain the beautiful woodland that will make the village so distinct, but also that we use this as an opportunity to significantly increase the biodiversity of the land. As such we want to plant thousands of new trees and swathes of new meadows and wildflower. We will also be creating new wetlands, hedgerows and green corridors for wildlife, with the aim that Coxford is not only a place for people to thrive but also wildlife too.

These days, more than ever, it is vital that anything we build respects its local environment, so we decided that Coxford should not be an environmental drain on the area. What does this mean? Well, in the first instance that it should generate and harvest its own power. And where possible generate excess electricity for surrounding local communities. Secondly that it should treat and manage all of its own waste, importantly via on site treatment. After all, the Test Valley is one of nature’s great wonders and to our minds Coxford should bring environmental benefits not burdens. And thirdly, the homes we build should be as sustainable and energy efficient as they can possibly be.

Hampshire is home to many pretty villages and it is in this theme that we wish to craft Coxford. Our vision is for it to be a beautiful village that takes its design cues from local materials, local architecture and local culture. Within this framework it should also be a sustainable place in which to live - so rather than being an identikit suburb to an existing town, Coxford will have its own busy village centre with shops, bars and restaurants. It will host its own healthcare, education and sports facilities. And it will offer both an enterprise zone and smaller hubs in which we want local businesses to flourish.

Villages bring people and with this we fully appreciate come fears of congestion. The beauty of this location is that it is serviced directly by the A303 and the Overton Road, taking the focus of traffic away from local lanes. Added to this we feel it important to actively divert cars away from neighbouring villages. Within Coxford itself we want the focus to be on foot, cycle and scooter, together with an improved local bus service that can be enjoyed by both the new and existing community.

So who is the new community to be? Importantly we feel Coxford should be a thriving village for all - for first time buyers, young families, for locals who want to cement their roots in the area, for those drawn by its character and beauty and for those who want to live out their days in a bustling traditional Hampshire village.

We feel we have the opportunity to make this new village an extremely special place. Both for existing communities and those who will come to make it their home. To do this we have hand-picked a team whom we feel share our vision and passion. They are a team of experts, headed by Gregg Joslin and Chris Rees of Alfred Homes, to guide us and help deliver a village that we as locals can be proud to call our new neighbour. I know that Gregg, Chris and ourselves look forward to working with all local people and stakeholders to make Coxford Garden Village everything that we dream it can be.

Peter Harrison, Steventon Estate

LANDOWNERS INTRODUCTION

In 1965, Charles & I founded Charles Church Developments with a desire to make beautiful houses which we would like to live in. They had to be in attractive settings with preserved mature trees. The streets were full of character, with a village atmosphere.

Charles was a forward thinker, ahead of his time in ideas and organisation. He insisted that I, his wife, should use my creative ideas and skills to help him. We made a good team! Charles was a dynamo of energy and enthusiasm, matching his red hair, which made working hard great fun. Together we put in practices of creative design and quality control which set a new standard in the building industry.

I was always his second in command on the main board. As the company got bigger I was appointed Director in charge of architecture as well as other departments.

After Charles died in 1989, I set up the new team to keep the company going, and we continued to build houses for the next 7 years, when the company was sold. This experience of appreciating the importance of the finer details and highest quality will continue with the new Coxford Garden Village.

I love it when people declare that their house built 40 or 50 years ago is “a Charles Church original”. In time, it is the strong belief of the Church family that the new community at Coxford will express the same pride in their homes.

Susie Church, Roundwood Estate

01

INTRODUCTION

INTRODUCTION

This document has been prepared to demonstrate the opportunity for Coxford Garden Village. This will be achieved by setting out the background and context to the proposals, understanding the site, setting out a vision and demonstrating how this new sustainable community can be delivered.

Summary

The land at Coxford Garden Village has been identified in the draft Local Plan update for the development of a new garden village including approximately 3,000 new homes, with green infrastructure, schools, local facilities, employment space and a large solar farm.

This represents a great opportunity to deliver an exemplar community that is aspirational and sustainable, combats climate change and supports healthy lifestyles.

Alfred Homes

Established in 2009 by Gregg Joslin and based in the City of Winchester, Alfred Homes is a local SME Housebuilder of high quality new homes, often selected by its landowner partners to deliver legacy strategic scale residential led developments.

Alfred’s origins are in smaller, bespoke residential projects, where the focus is on building high quality homes with locally distinctive architecture and materials. These same principles will be followed in Coxford Garden Village, where this detailed locally sensitive approach will be taken to the entirety of the space; from the initial design, choice of materials and quality of the build through to the environmental concepts of the homes and the landscape in which they sit.

Consultant team

To support Alfred Homes’ vision, the garden village proposals and its delivery solutions have been established with a range of carefully selected consultants including:

• Project Lead | Southern Development Consultants

• Masterplanning | Richards Urban Design

• Landscape and Green Infrastructure | Terra Firma

• Ecology | Provision

• Drainage and Hydrology | Rambol

• Sustainability | Daedalus

• Transport and Movement | i-transport

Structure of document

The first part of this document will provide background information on the emerging planning policy framework together with information on the opportunities and constraints for Coxford Garden Village.

A vision for the new garden village is then provided to share our ideas on what we think a new sustainable community could be like.

Finally, a series of masterplan principles are set out to show how the vision can be delivered.

Homes

Approximately 3,000 new homes with a mix of housing types and tenures to support all parts of a growing community.

Nature and environment

A village set amongst open green space and mature woodland with new bio-diverse habitat and wetland creation.

Accessibility

Coxford is served directly by the A303, minimising impact on local roads. There will be new bus, pedestrian and cycle connections to Micheldever Station and Basingstoke.

Sustainable living

Low energy / carbon homes and buildings in self contained neighbourhoods that will benefit from a bespoke energy system with a solar farm at its heart.

Education

Provision of 2 new Primary Schools and support for the viability of a new secondary school.

Local Aesthetic

Creating a place which responds to, and reinforces the character of the local area.

Facilities

2 new vibrant village centres with a range of shopping, eating, drinking, health and community facilities.

Employment

2 hectares of new employment space for the local and wider working community, including flexible working hubs for small and growing businesses.

ALFRED HOMES

02

BACKGROUND

Popham Airfield Services

M3 Motorway

Test Valley Golf Club

Micheldever Station

PLANNING FRAMEWORK

Local Planning Context

Basingstoke and Deane Local Plan

The Council’s Local Plan, which was adopted in 2016, is currently being updated and delivers national and local objectives.

National guidance promotes the concept of an on-going cycle of plan making and review, which is reinforced by a legal requirement to review Plans every five years. Following a review, which considered changes to national planning policy, the council took the decision to update the current adopted Local Plan. An updated plan will look longer into the future, covering the period up to at least 2040, and will ensure that the Borough’s needs are met over this longer period. It will also enable key objectives of the council, such as tackling climate change and ensuring the protection and enhancement of our environment will be embedded into the plan.

Land at Coxford Garden Village has been identified within the draft plan as a strategic allocation for development under the policy SPS5.5: Popham Garden Village.

In summary, the draft policy sets out the components of the new garden village to include the following:

• Approximately 3,000 homes

• 5% as serviced plots for custom and self-build homes

• Employment land (comprising uses falling within Classes E(g), B2, B8 and an 18 hectare solar farm

• A village centre providing a range of retail, leisure, cultural, community, health and service facilities

The Council’s vision for the garden village is;

“Popham Garden Village will be a healthy and sustainable place with a strong, clearly defined and coherent village character, which maximises the opportunities presented by its attractive rural setting in a sensitive and positive manner.”

It will create:

• A place with a strong and clearly defined rural character, utilising high quality characterful architecture, which will create an uplifting environment for residents.

• High quality facilities and services, providing a supportive and sustainable environment to live, work and play, creating a strong sense of community spirit.

• An exemplar community that is aspirational and sustainable, combats climate change and supports healthy lifestyles.

• A place which is inextricably linked with the natural environment, with natural features forming a prominent part of the village and creating a positive relationship with the surrounding landscape. There will be a series of countryside and ecology corridors which contribute to the important wider green infrastructure and biodiversity networks.

• A place which is highly walkable, with convenient access to local facilities and services within the village to meet the majority of people’s day to day needs, creating a healthy and tranquil living environment for residents.

National Planning Context

The National Planning Policy Framework (NPPF) was most recently updated in December 2023. The NPPF places sustainable development at the heart of all decision making and is a consistent message throughout the entire document, be that in relation to economic and housing growth, housing development or the environment.

The NPPF sets out the Government’s approach for delivering the homes, infrastructure and places that are needed whilst both protecting and enhancing the natural and historic environment.

Paragraph 74 of the NPPF recognises that the creation of new settlements is often the best method of achieving required growth in a sustainable manner.

Section 12, Paragraphs 131-141 of the NPPF also sets out the Government’s objective to provide “Well Designed Places”

Para 131 states;

“The creation of high quality, beautiful and sustainable buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Being clear about design expectations, and how these will be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process.”

Our commitment to effective and ongoing engagement will ensure the achievement of great design, resulting in the creation of a highly sustainable village that is entirely consistent with the objectives of the framework.

Approach

The emerging Basingstoke and Deane Local Plan will provide the framework within which this Garden Village will evolve from conception and throughout its delivery; not only supporting the emerging Local Plan to 2040, but beyond and into the following Local Plan period.

This approach of planning for larger scale development, such as a new settlement, is recognised within National Policy as a method that can often best achieve the supply of large numbers of new homes (as is required within the Borough), ensuring that these are supported by the valuable infrastructure and facilities so crucial to the creation of strong and sustainable communities.

In doing so, it is necessary to set a clear expectation for the quality of the places to be created and to ensure the timely delivery of important physical and social infrastructure.

With the emerging Local Plan providing the required planning policy structure, a future Outline Planning Application supported by Design Codes and an Infrastructure Delivery Plan will be considered by the Local Planning Authority. Thereafter, respective phases of development will come forward in accordance with these approved documents to ensure the creation of a sustainable new village from the outset.

This Garden Village will deliver significant social and economic benefits for the Borough through housing, employment and infrastructure over the lifetime of this plan and for years to come.

THE SITE

Location and context

The site for Coxford Garden Village is shown on the plan below. It lies north of the A303, to the west of junction 8 of the M3 Motorway.

Basingstoke Town lies approximately 7 miles to the north east with Winchester City (9 miles) to the south, and Andover Town (10 miles) to the west.

Land ownership

The site for the garden village forms part of the estates of the Church and Harrison families. The Garden Village proposals are being brought forward with Alfred Homes as the land promoter.

Both families live in the local area and their wider ownership and management mean that they have a genuine interest in the legacy of the place and its future.

Figure 2. shows the extent of the site. Context Vision Masterplan Site Delivery

Micheldever Station is approximately 1.5 miles to the south of the site. The rail line forms part of the strategic network with regular services to Southampton, Basingstoke and London Waterloo.

Basingstoke

Alton

Winchester

Four Marks

New Alresford

Whitchurch

Overton

Oakley

North Waltham

Andover

Micheldever Station

FIGURE 1 | Plan showing the site in context

2 | Plan showing the extent of the site

FIGURE

Solar Farm / Ecology Areas

Site for Coxford Garden Village

THE SITE

Description

Extending over 200 hectares, the majority of the land is given over to the existing grassed Popham Airfield, which is located immediately north of the A303 that marks the southern extent of the land. The residual area of the land contains primarily arable land, with pockets of woodland.

Figure 3 is an aerial photograph which shows the extent of the site for the garden village outlined in red.

There are gentle changes in topography across the site

FIGURE 3 | Aerial photograph of the site

Popham Airfield

Test Valley Golf Club

Services

Trinity Grain

Micheldever Station

North Waltham

Blackwood Forest

Basingstoke Crematorium

Site for Coxford Garden Village

THE SITE

Landscape

The current land use includes commercial activity to its south western quadrant with the airfield, its ancillary storage and operating buildings. At this point, the garden village is also bounded by a road haulage firm. The land to the north is Grade 2 arable farmland with woodland. Oaken Copse at the centre of the site and woodland on the eastern boundary are designated Ancient Woodland. The fields to the east are a mixture of pastoral and arable,separated by a block of plantation woodland.

The geology is of chalk overlayed with clay and flint that can support growth but is free draining. The landowner bears this out with successful farm yields, easily established woodland plantations and only one small area of standing water observed during the wettest time of year. This is a landscape that has been cleared and farmed since the iron age. There is evidence of ladder fields across the site as well as a likely settlement to the south east of site. Scheduled Ancient Monuments lie immediately to the west. While these should be respected with any development, the latter more legible pattern of Parliamentary Fields and plantations can continue to form the fundamental pattern with boundary features (woodland, hedgerows) being protected.

There is a trig point marking a local high point of 183m AOD immediately to the south side of the A303 and the service station. The land on site falls to the north, eventually (after the airfield) along two dry valleys which both fall below the 140m contour before the site area’s northern boundary.

The openness and views out to the North Wessex Downs to the north are experienced at the higher level along to southern and south eastern edges of the site (approx. above the 160m contour). So too is exposure to the A303 and service station. Further downhill and to the north, the combination of woodland, hedgerows and rolling topography give a sense of more enclosure and tranquillity. Views out are contained but uphill to the south they arrive at the thinly wooded edge to the A303 and its service station on the skyline.

FIGURE 4 | Plan showing landscape parameters at the site (Terra Firma)

KEY

Site for Coxford Garden Village Woodland

Ancient Woodland

Ancient Woodland (replanted)

Scheduled Monument

THE SITE

Landscape character

Under the Landscape Character Type descriptions in the Basingstoke and Deane Landscape Character Assessment (HDA May 2021), the south west area of the site is identified as Modified Landscape Type M1 Airfield but described as ‘relatively low key and rural in character’. The remainder is identified as C4 Enclosed Chalk and Clay Farmland Large Scale and described as ‘large – medium scale arable field…with frequent woodland and strong, often tree-lined, structure of hedgerows, which creates a definite sense of enclosure and contains more distant views’. The south western quadrant the airfield sits within LCA 17 Dummer and Popham Down but the majority of the land (west, north and east) is within LCA 14 Oakley and Steventon Down.

Broadly speaking, site assessment bears out the descriptions of the large scale area character assessments and there are certainly opportunities to address the key issues they raise such as the potential to restore landscapes that have been intensively farmed for arable and areas of woodland that have fallen into neglect.

Landscape is broken into field parcels, with the airfield set along the boundary with the A303.

FIGURE 5 | Extract from Basingstoke and Deane Landscape Character Areas Map (May 2021) - The extent of the site is shown with the red line.

Site for Coxford Garden Village

THE SITE

Cultural Heritage

The site does not contain any heritage assets or fall within or close to a designated Conservation Area. To the south of the A303 there are 2 Listed Milestones which are set back from the road and not visible from the site.

Popham Beacons round barrow is a Scheduled Monument which lies to the south of the site. The extent and location is shown on the Opportunities and Constraints Plan at Figure 7. The monument includes a round barrow cemetery prominently situated just north of the A303 and just west of the Steventon Road, on a broad south east facing chalk spur. It consists of a linear arrangement of four round barrows and a saucer barrow oriented along the spur over a distance of about 185m.

The development of the Garden Village will not have a physical impact on the monument and proposed landscape planting on the edges of the site will ensure that its setting is retained.

Ecology

The site was surveyed in 2022 and 2023 by Provision Ecology with an ecological appraisal using UKHabs methodology. Detailed protected species surveys have been undertaken to record the potential presence of any protected, rare or notable species.

Ecological Designations

The site lies within the catchment of the River Test which runs to the Solent maritime sites to the south of the development site. This area has been identified as being at risk from increased nutrients in the wider area. The development will therefore be designed to achieve nitrate neutrality.

Micheldever Spoil Heaps Site of Special Scientific Interest (SSSI) is located within the red line boundary of the western edge of the scheme. The site is an area of nineteenth century chalk spoil heaps which now exhibit various range of plant communities. The site is of botanical importance. This area lies outside any proposed areas of construction and will be protected through the inclusion of appropriate buffers.

Popham Airfield Beech Break Site of Importance for Nature Conservation (SINC) and Oaken Copse SINC are located within the site boundaries with Misholt Copse and Cocksford Firs SINC and Cobley Wood South SINC located on the boundaries. These areas will be retained with the proposals.

Popham Beacons (Scheduled monument)

Habitats

The site comprises areas of open arable fields, woodland and open grassland. Sections of the site have had detailed botanical surveys completed in 2023. These surveys have identified the presence of priority habitats which include lowland meadow within the airfield, areas of lowland calcareous grassland and lowland mixed deciduous woodland. This includes an area of ancient woodland (Oaken Copse SINC) in the centre of the site.

The fields are bisected by native hedgerows which meet the criteria of priority habitat.

The priority habitats are all of high ecological value. The western half of the site includes an area of modified grassland and arable fields which are of low ecological value. The retained priority habitats will be protected with appropriate buffers which will create green corridors through the site. Any loss of priority habitat will be compensated for through habitat creation in sections of the site or in the wider area.

Protected Species

Detailed surveys of the site have been completed which includes breeding and wintering birds, bats, dormice and reptiles. Further specialist surveys will be completed for bats and invertebrates following the results of the 2022/2023 surveys.

The breeding bird surveys have recorded an assemblage of district importance which includes populations of arable species such as yellowhammer, skylark and linnet. No significant wintering flocks of birds were present at the site.

The bat surveys have recorded an assemblage of county importance with barbastelle recorded on the site. The boundaries provide potential roost features within the tree lines and within the large woodland blocks. The ecological buffers provided for the woodland and hedgerows across the site will provide dark corridors for bats to commute through the landscape with the woodland blocks largely retained within the proposals.

Populations of dormice are present within Popham Airifield Beech Break SINC but were not recorded on any other parts of the site. The development will provide an opportunity to link this fairly isolated stretch of woodland into the surrounding green corridors to link this population with surrounding areas.

Populations of slow worms are present within the margins of the site. Large areas of these habitats will be retained within the buffers of the development and additional habitat will be created through the ecological areas.

Woodland habitat areas will be retained

THE SITE

Drainage and hydrology

The site lies wholly within Flood zone 1 and has a low probability of flooding. This means in any year the land has a less than 0.1% chance of flooding from rivers or the sea.

There is limited surface water flooding within the site.

The site topography generally falls in a northern direction and the elevation ranges from 175mAOD to 140mAOD over a distance of 800m for the eastern part of the site. To the west of the site the topography falls in a north-western direction.

There are two valleys within the centre of the site with existing overland flow paths falling towards their bases. The underlying site geology is Newhaven Chalk Formation.

As chalk is generally permeable it is likely surface water from the site currently infiltrates into the ground. There are no existing water courses receiving surface water from the site.

Movement and Access

The main existing vehicular access to the Coxford Garden Village site is the current Popham Airfield access off Coxford Down. Existing junctions nearby the site provide connections onto the A303, which runs to the south of the site. Coxford Down and Overton Road are both two lane, single carriageway roads without street lighting or footways and subject to the national speed limit. The Steventon Road which runs north-south outside of the site is a single lane, two way road, again without street lighting or footways and subject to the national speed limit.

As a predominantly rural location, local roads are not currently served by existing bus routes.

Micheldever station is located approximately 1.5 miles south west of the site, providing rail connectivity to London Waterloo and the south coast.

Consultation with National Highways highlighted existing issues with the slip road onto the A303 eastbound, and the substandard weaving length between this junction and the exit to the services to the east. Improvement opportunities for which have been identified.

FIGURE 6 | Plan showing transport network and access opportunities (Royal Haskoning)

Site for Coxford Garden Village

Vehicular access to site

Pedestrian / cycle route Bus route

OPPORTUNITIES AND CONSTRAINTS

There are a number of opportunities and constraints which need to be taken into account when developing a masterplan for the site as shown on Figure 7.

Landscape

• Retain and protect existing landscape assets within the site and on its boundaries including existing hedgerows and trees with appropriate buffers to new development

• Protect the character of the wider landscape with strategic planting to visually contain the new built form elements

• Reinforce the character of the landscape by providing new planting within the site and on its edges

• Protect and maintain the setting of the heritage assets to the south of the site

• Consider the character and setting of the public right of way which crosses the site

Ecology

• Retain the ecological assets of the site, providing buffers where appropriate

• Provide new areas for habitat creation as part of the landscape and drainage strategy including areas for Biodiversity Net Gain (BNG)

• Where possible extend and create ecological / green links through the site

• Combine the green and blue infrastructure as part of the ecological strategy for the site to maximise potential gains for biodiversity and habitat creation

Drainage, hydrology and infrastructure

• Ensure that development areas do not have a negative impact on existing watercourses and areas of surface water drainage in the local area

• Ensure there is appropriate and innovative provision of sustainable urban drainage

• Utilise other sustainable drainage features including rainwater harvesting, permeable surfaces and water efficient fixtures and fittings

• Ensure that the drainage, ecology and landscape strategies work together across the site using drainage to create new wildlife rich watercourses

Movement and access

• Create a settlement of sufficient scale to sustain meaningful services, allowing most residents day to day needs to be met within the village

• Create a hierarchy of residential streets which help define the legibility and character of the new village and make walking and cycling the preferred methods of travel

• Enhance the existing Public Right of Way within the site as an opportunity to provide new routes and connections across the village

• Ensure all homes are within 400m of a bus stop / mobility hub, linking to high quality bus services connecting the site with Basingstoke and Micheldever Station

• Provide vehicular access from the west and south of the site with highway improvements which provide safe and convenient access, minimise the impact on trees, the character of the road, and the existing access arrangements in the local area

Character, layout and density

• Establish a masterplan which makes efficient use of land and arranges the proposed uses to maximise the opportunities of the site including landscape, accessibility and sustainability

• Provide a variety of housing types and tenures to meet the local housing need and provide for a balanced community

• Ensure development is of an appropriate scale, form and density to retain and reinforce the character of the local area and surrounding landscape

FIGURE 7 | Opportunities and Constraints Plan

ALFRED HOMES

VISION

OUR VISION

“ Coxford Garden Village will be a distinctive new place, fostering a balanced lifestyle where people live, work, and flourish amidst nature's embrace, championing sustainability for the benefit of generations to come. ”

A place which protects and enhancing the natural environment for both people and nature,........

.....delivering homes for all, helping them to grow and prosper as a sustainable community.......

....providing services, facilities and jobs in beautiful places.......

......creating new open spaces for people to be both happy and healthy.

A SUSTAINABLE COMMUNITY

Four pillars

Delivery of the vision for Coxford Garden Village is organised into four pillars, all of which reinforce the aspirations to promote healthy lifestyles, biodiversity and respond to the climate crisis.

Green Spaces & Nature

A rich tapestry of green spaces underpins environmental sustainability and promotes healthy communities through maximising opportunities for active, outdoor lifestyles. Working with existing features, green spaces will be enhanced and new ones created to provide communities with access to leisure, supporting biodiversity and climate resilience. Lifestyles will be transformed through greater engagement with nature, reducing energy demand and making a significant contribution to achieving net zero carbon. There will also be space for food production, improving mental health and access to good nutrition.

Movement and Access

A fully integrated transport network connects within and beyond Coxford Garden Village, making it a place where people are inspired to work locally and encouraged to travel actively. Accessible routes encourage people to walk, cycle and scoot. A clear street hierarchy will be established, prioritising the creation of healthy and sociable places whilst considering the need to accommodate vehicle movements. The central street will be a main route through the site for movement, maximising accessibility and connections to the wider area. Good connections to Micheldever Station will also be provided to access the wider area.

Placemaking

Responsive and distinctive, Coxford Garden Village will respond positively to its local and Hampshire context. There will be a clear overall identity, marked by good design and a sustainable approach. This will include a series of distinct neighbourhoods, each with their own character and identity using a strict and natural materials pallet.

Two local centres will provide opportunities for social interaction and events, access to green open space and play and a variety of services, shops and facilities.

Coxford Garden Village will provide a range of homes, sizes and typologies to cater for the needs of residents at all stages of their life. With leisure, recreation, employment and education facilities provided at the heart of the new place, people will be able to live, work and play all within walking distance of their homes.

Sustainable living

A principal component of the new Garden Village is its 18ha Solar Farm which, when coupled with a battery containment system and associated infrastructure to the homes, together with community and charging facilities, will provide renewable energy at the heart of village life.

Contemporary Sustainable Urban Drainage Systems (SuDS) and harvesting solutions will provide for efficient use of water in daily life.

The principles of a 15min neighbourhood will be adopted to allow for ease of walking and non car based trips within the village and access to the train station to the south.

Movement and Access

• 15 minute neighbourhood

• Active travel within the site and to Micheldever Station

• Public transport connections to Micheldever Station and Basingstoke

• Access to the highway network

• Travel planning and future resilience

Landscape and nature

• Landscape assets

• Landscape strategy

• Blue / green infrastructure

• Drainage

• Sport and recreation

• Local parks and amenity space

• Informal recreation

• Community gardens / food growing

• Biodiversity Improvement Areas

Beautiful places

• Living

• Working

• Education

• Neighbouhood centres

• Density, scale and massing

• Gateways, key spaces and landmarks

• Character

Sustainable living

• Sustainable Energy

• Low Embodied Carbon

• Water Efficiency

• Adapting to a Future Climate

• Long Term Management

FIGURE 8 | Coxford Garden Village Design Pillars and Principles

ALFRED HOMES

04

DEVELOPMENT FRAMEWORK

DEVELOPMENT FRAMEWORK

Spatial Design Concepts

The Garden Village layout is based on a number of key design concepts as shown at Figure 9. In summary these concepts are as follows:

• Maintaining and protecting the existing landscape features within the site with additional planting to enhance the landscape character and mitigate the visual impact of built form

• Provide a sustainable pattern of development with walkable neighbourhoods

• Creating multifunctional spaces which can accommodate community uses, gardens, play and food growing

• Creating a movement framework which encourages walking, cycling and use of public transport including good links to Micheldever Station

• Deliver new local centres with a range of facilities and services to meet the everyday needs of residents

• Meeting the needs of the new community in terms of sport, recreation and play

• Creating areas of housing which respond to the character of the site with “Central Garden Village” areas which are more compact in form with smaller “Hamlet” areas with lower density and a greater emphasis on landscape and open space

• Providing a mix of housing types and tenures including specialist housing for the elderly for example

• Generating business and employment opportunities in both an identified employment area and within the local centres

KEY

Site for Coxford Garden Village

Commercial / retail / community uses

Civic uses, community gardens / food growing areas

Primary School

Business uses

Specialist housing

Energy park / solar farm / Biodiversity enhancement

Recreation Ground

Garden Village central areas

Garden Village hamlets

Employment uses

Primary route

Secondary route

FIGURE 9 | Coxford Garden Village Design Concept

MOVEMENT AND ACCESS

15 Minute Neighbourhoods

The 15 minute neighbourhood concept encompasses the ability of citizens to undertake their day to day activities (e.g. work, recreation and commerce) within 15 minutes travel of their home by foot. The concept is a reaction against sparsely populated, single use town planning where facilities are few and far between, and inevitably the private car becomes the transport mode of choice. By mixing uses and prioritising walking and cycling it is possible that residents of a 15 minute neighbourhood rarely need to use a private car.

Two neighbourhood centres are proposed which are within 800m of the residential elements of the scheme which should allow for 15 minute walking times. The centres are expected to include:

• Primary School

• Food shopping

• Further local shopping opportunities

• GP Surgery

• Food and drink outlets

• Commercial workspace (employment available on site)

• Shared and flexible workspace

• Shared community buildings

• Generous public open space

• Generous sports provision

In addition to the above, the western neighbourhood centre adjoins the proposed employment area at the entrance to the village.

Active travel within the village

The village will prioritise movement on foot and by bicycle with direct convenient linkages. Streets within the village will be designed for slow speeds to ensure safety and create an environment conducive to walking and cycling.

All internal streets will include two metre wide footways and low impact lighting. An informal footpath network will also be provided for leisure activities.

Internal cycle connections will be provided in accordance with best practice guidance. It is expected that with internal streets designed to a 20mph maximum speed, it will be quite possible for all users to cycle on lightly trafficked streets. Segregated cycleways will be provided along all bus routes, including the two main accesses.

Active travel within the site will prioritise walking and cycling

10 | Plan showing the access strategy for the site and location of neighbourhood centres

FIGURE

MOVEMENT AND ACCESS

Connections to Micheldever Station

A public transport connection will be provided between Coxford Garden Village and Micheldever Station. A shuttle bus route has been identified, with a five minute journey time to Micheldever station. An initial service pattern has been tested that would allow the shuttle to seamlessly connect with both London Waterloo and Portsmouth Harbour services. Overall, it would be possible to reach London Waterloo in 90 minutes or less from Coxford Garden Village.

Active travel route options have also been identified to connect Coxford Garden Village and Micheldever Station. Both routes would connect the Overton Road / A303 junction to the proposed primary access on Coxford Down and the proposed secondary access on Overton Road.

To the south of the A303, one route follows the western side of Overton Road to reach Micheldever Station from the east, utilising the highway verge to create a shared foot/cycleway. The alternative route would be to run along the southern verge of the Andover Road, before utilising the route of Footpath 23 to create a shared foot/cyclepath.

Draft designs have been undertaken to illustrate these routes and can be seen at Figure 11. Further consultation with stakeholders and options assessments will be undertaken before a final route is selected.

Public Rights of Way

A Public Right of Way (PRoW) in the form of a footpath (Steventon Footpath No. 10) runs north to south through the middle of the site, providing a pedestrian connection between the A303, South Litchfield and Overton to the north. The alignment of this route will be protected and it will be integrated into the scheme as one of the primary pedestrian routes, passing through the core of one of the neighbourhood centres and providing connections to the wider countryside.

Another PRoW (Micheldever Footpath No. 23) provides a north-south connection between the A303 and Andover Road, within proximity of Micheldever Station. Footpath No. 23 is being considered for improvement as part of a cycle route between Coxford Garden Village and Micheldever Station.

A hierarchy of streets

The village will have a hierarchy of streets to help understand the place and how to get around. The character will be defined by not only the built form but also land use, landscape and public realm, materials and dimensions of the streets.

The Primary Streets provide the main routes for all modes of transport accessing Coxford Garden Village, enabling infrastructure for individual phases to be built out. Its broad alignment as shown in the Development Framework allows it to connect the two neighbourhood centres and wider neighbourhoods in a sustainable way, designed to ensure connectivity for all users including pedestrians, cyclists, a potential bus route service and emergency vehicles and other motorised traffic.

The design of the Central Street is to follow the Manual for Streets Department for Transport guidance to ensure that traffic speeds are managed and will include the following elements:

• Access from Overton Road and the A303 slip road with a looped arrangement within the site

• Dedicated space and routes for cyclists and pedestrians

• Space for landscape planting including street trees

• Potential for sustainable drainage such as swales or rain gardens

• Design speed of 20 - 30 mph

• Allowance for bus routing and bus stops

• Mobility hubs provided at key locations

FIGURE 11| Plan showing the links to Micheldever Station from the site

Site for Coxford Garden Village

link to Micheldever Station

MOVEMENT AND ACCESS

Public Transport

Figure 12 shows the potential routes for public transport within the site. This follows a looped approach and can be delivered in phases as the development grows. The Chartered Institution of Highways and Transportation (CIHT)13 states new developments should be located so that public transport trips involve a walking distance of less than 400 metres (m) from the nearest bus stop. The plan shows potential locations for bus stops within the site which ensure that the majority of new homes will be within this target distance.

The village will provide at least one core bus route. The route will connect the site with Micheldever Station, Basingstoke town centre and North Hampshire Hospital. If required, in addition to the core bus route, arrangements will be made with local secondary schools likely to be used by residents to provide dedicated school buses to/ from the village.

Demand Responsive Transport

It is expected that the core bus route will be augmented by a demand responsive transport system as the village grows. The demand responsive system will rely upon a fleet of minibuses, allowing users to request transport to and from their preferred destination at the required time. The fleet will be managed to ensure optimal sharing of journeys to maximise efficiency.

Implementing a demand responsive system ensures new residents and employees can move to the village without being reliant upon private car access. The initial move to a new area is a key opportunity to establish sustainable travel patterns. By providing alternative means of access from the outset it is possible to ensure car-based travel patterns are not established. The data accumulated from the demand responsive system will ultimately be used to determine whether it was appropriate to formalise additional fixed routes to supplement the core bus route.

Transport System will be utilised

Access to public transport will be a priority within the site A Demand Responsive

FIGURE 12 | Plan showing the potential public transport strategy for the site

MOVEMENT AND ACCESS

Mobility Hubs

Mobility hubs bring together shared transport with public transport and active travel in spaces designed to improve the public realm for all. A number of mobility hubs are proposed at key locations within the village which could include:

• Bus stop locations

• Bicycle infrastructure

• Micromobility services (scooters, electric bikes)

• Car-sharing and carpooling services

• Seating areas (benches, shelters)

• Information displays (real-time updates, maps)

• Charging stations (for vehicles and devices)

• Digital Connectivity

• Emergency services access / defibrillators

• Payment and Ticketing Systems

• Parcel drop off and collection points

• Street character and high quality public realm

Private car

Specific measures are proposed around the village to create a conducive living and working environment that is not dominated by the requirements of the private car. In combination, these will prioritise the use of sustainable transport modes without removing the ability to use the private car.

Many streets within the village will be designed for speeds up to 20mph, with the most residential areas designed to Dutch “Woonerf” living street principles where private vehicles are not expected to exceed 10mph. Through careful design the emphasis of streets can be shifted from conduits for the efficient passage of the private car to areas for people to enjoy.

Many streets within the scheme will adopt the “Woonerf” principles

Mobility hubs will be provided at key locations

Careful parking controls will be imposed across the village, to ensure inappropriate and inconsiderate vehicular parking does not constrain movement by other modes. Whilst some car parking will be provided in association with shared village facilities, access by other modes will be prioritised, e.g. cycle parking would be closer to the entrance to the buildings, and pedestrians would not be expected to walk through car parks to achieve access.

It is expected that it will be more convenient for residents to access their bike than their car, with generous cycle parking provision. Both cycle and car parking will be expected to include electric charging to cater for increasing demand for ebikes and electric vehicles.

Especially in the case of commercial uses, car parking may not be on plot, but placed in shared facilities that could be converted to alternative uses as it is proven that car usage declines.

At the forefront of placemaking in the Garden Village, high-quality public realm and streetscapes will elevate the character of the place. Pedestrian-friendly spaces, well-designed footways and efficient traffic management are essential components. Seamless integration of public transportation, cycling infrastructure, and accessible amenities ensures that the streets serve the diverse needs of the population.

The Garden Village recognises the importance of sustainable design principles. Green roofs, permeable surfaces and energy-efficient lighting will not only contribute to environmental conservation but also enhance the overall well-being of the residents. Moreover, a commitment to safety is paramount. Well-lit streets, clear signage and strategically placed public amenities contribute to a secure environment. Quality public realms prioritise the safety and comfort of their users, encouraging residents to reclaim their streets and participate in the communal life of the Garden Village.

Cycle and car parking will include electric charging facilities

All streets and spaces will be high quality public realm

MOVEMENT AND ACCESS

Travel planning and Future resilience

The travel patterns of the village will be monitored through a robust Framework Travel Plan (FTP). An FTP is a package of measures designed to promote travel to/ from a site by sustainable modes of transport, thereby reducing reliance on single occupancy private car usage. The FTP is also a management tool that will facilitate a coordinated strategy to bring together better transport opportunities for essential and leisure travel to achieve sustainable travel choices for all users of the village. A successfully implemented FTP can offer substantial gains towards the sustainable transport objectives of central and local government, helping to provide the following:

• Reductions in car usage, particularly influencing levels of single-occupancy car travel, with an increased number of journeys made by public transport, walking and cycling; and

• Improved road safety and personal security, particularly for pedestrians and cyclists.

EV charging will be provided across the village

Effective marketing and implementation of the FTP will bring social, economic and environmental benefits to the village, its occupants and visitors and the local authorities. These benefits can ensure widespread commitment and support in meeting the modal split targets of the FTP. The FTP will be an ‘umbrella’ document which sets out the framework for the Full Travel Plan(s) to be prepared prior to occupation of the village. Given the scale of some land uses on the site, it is anticipated that individual Travel Plans will be prepared and managed by individual/unit-specific Travel Plan Coordinators (TPCs). A Site-Wide TPC will oversee and manage this process, as well as chairing a TPC working group and being the main point of contact with the County Council’s Travel Plan Officer.

Given the nature of the proposed village and its rural location, the measures identified in the FTP will focus primarily on reducing the need to travel, car sharing / group travel and reducing emissions. Where there are opportunities to encourage walking and cycling in a safe manner these are exploited.

Streets and spaces will clearly indicate their use

The key measures proposed in the FTP are summarised below, noting some are more relevant to specific land uses than others.

• Implementation of the walking and cycling measures;

• Provision of the core bus route;

• Provision of car share preferential spaces and EV charging spaces;

• Provision of a Sustainable Travel Information Pack for all residents;

• A digital strategy focussed on promoting sustainable travel on the Coxford Garden Village website;

• Offering one-to-one personalised travel planning to people living and working in the village;

• Marketing, prize draws and special events;

• Operation of a dedicated Coxford Garden Village demand responsive minibus to facilitate group travel;

• Encouraging and facilitating homeworking;

• Local recruitment; and

• Sourcing of local produce.

It is important to note that technologies will continue to evolve as the village is designed, constructed and occupied. Whilst some technological advances can be anticipated, such as autonomous vehicles, others cannot be. It is therefore important to ensure flexibility within the village masterplan to accommodate potential future changes.

In many instances creating future resilience requires flexible design, for instance designing parking areas to allow potential reuse for buildings or open space. Other examples could include the provision of full internet connectivity around village streets to facilitate future autonomous systems, including back up supplies in the case of outages.

Buses will operate both within the site and to link to the wider area

Leisure routes will be incorporated into the village

LANDSCAPE AND NATURE

Landscape Strategy

The capacity for development has been developed in response to the landscape and visual assessments.

Considering opportunities, the dry valleys become a guiding factor if one is to preserve the long views to the north, the sense of the topography and allow the landscape to naturally drain. Keeping off the higher ground to the south will preserve the skyline and sense of openness as perceived from that area or glimpsed from the road. It can also preserve the area thought to be most occupied in prehistoric times.

Using the woodland to provide the boundary framework, these valleys and high ground to provide the open spaces, then connecting with the main access point and existing footpath, a framework for the site’s green infrastructure emerges leaving the pockets of least sensitivity for potential development.

The overarching landscape strategy is shown at Figure 13 and summarised below.

• Maintain topography allowing for natural drainage and views

• Retain openness to high ground on southern boundary

• Retain historic landscape pattern – woodland blocks and field boundaries

• Opportunities for multi-purpose green infrastructure

• Soil and water management

• Biodiversity

• Amenity

• Productive horticulture

• Connectivity

• Biodiversity and landscape improvement – new hedgerow connections / calcareous grassland

FIGURE 13 | Landscape Concept Strategy for the site

LANDSCAPE AND NATURE

Blue and green infrastructure

In the design of our new garden village, we are embracing the concept of combined blue and green infrastructure to create a sustainable and harmonious living environment that prioritises both the well-being of residents and the health of the natural surroundings.

Sustainable drainage is a cornerstone of our approach. By integrating swales, drainage basins, permeable surfaces, green roofs, and strategically designed open spaces, we are revolutionizing how we manage water in the new village. This not only helps prevent flooding, erosion and water pollution but also ensures a resilient and efficient drainage system, reducing the impact of extreme weather events on our community.

Our commitment to enhancing landscape character is evident in the integration of water features, green corridors and natural habitats throughout the village. This not only adds visual appeal to the surroundings but also fosters

a deep sense of connection to nature. Residents will experience a diverse and attractive village landscape, promoting a unique identity for our garden village.

Biodiversity is a significant focus of our design. Green roofs, tree-lined streets and dedicated urban green spaces serve as habitats for various plant and animal species. This intentional incorporation of natural elements contributes to the preservation of biodiversity, promoting ecological balance and creating a healthier environment for both residents and the diverse wildlife.

We also understand the importance of access to nature for physical and mental health. Parks, green spaces and water features are not just amenities but integral components designed to be focal points for social activities. These spaces will encourage outdoor recreation, relaxation and community engagement, enhancing the overall well-being of our residents.

Drainage features will enhance the character of the village

Drainage features will form part of the natural landscape for the site

KEY

Site for Coxford Garden Village

Existing woodland and buffers

Strategic landscape planting

Strategic SuDS corridor

Energy park / Ecological enhancement areas

Recreation ground

Community growing area

FIGURE 14 | Blue and Green Infrastructure Strategy

LANDSCAPE AND NATURE

Drainage strategy

The Drainage Strategy for the site has been developed by Ramboll.

The proposed drainage strategy aims to mimic the existing drainage regime as close as is reasonably possible with attenuation located at existing low points within the village. Based on the assumed geology and ground conditions, the proposed drainage discharge method is infiltration into the ground with the existing site topography and drainage catchments assessed and maintained within the proposals.

The drainage strategy is composed of sustainable urban drainage (SuDS) features which will be used to meet the four pillars of SuDS. These are as follows:

• Water quantity- supporting the management of flood risk

• Water quality – manage the quality of runoff to prevent pollution

• Amenity – create and sustain better spaces for people

• Biodiversity – create and sustain better places for nature

Basins will be natural in form and design

The proposed SuDs features include infiltration basins with conveyance swales, permeable paving and rain gardens as options within the streets and development parcels to both improve water quality and reduce flood risk.

At present, high-level storage calculations have been undertaken to outline the required storage for the infiltration basins with the drainage strategy being further refined as the scheme progresses. The drainage and associated SuDS will be designed following local and national drainage design guidance.

An on site waste-water management system will be provided to meet the needs of the village and to ensure nutrient neutrality within the local water environment.

Swales will be incorporated into the design of streets

FIGURE 15 | Drainage strategy for the site

Site for Coxford Garden Village

LANDSCAPE AND NATURE

Informal recreation

We prioritise walking and cycling throughout the new village by incorporating trails and designated paths. Scenic trails will wind through green corridors and woodland areas, offering residents the opportunity to explore the natural beauty of their surroundings.

Natural play areas are integrated into our strategy to encourage children to connect with the environment in a creative and unstructured manner. From climbing structures made from natural materials to water features that allow for imaginative play, these spaces provide children with opportunities to engage with nature, promoting physical activity and fostering a love for the outdoors.

Coxford Garden Village will include over 40 acres of woodland that people will be able to access and enjoy.

Opportunities for informal recreation will be provided across the site

Community Gardens and Food Growing

Sustainable local food systems will play a crucial role in how residents produce, process, and consume food. The Framework Masterplan offers opportunities for cultivating food at both the community and individual levels, contributing to high-quality design and a good standard of amenities for existing and future residents. The design of food spaces in the public realm, including edible streetscapes, aims to support residents in cultivating fruits and vegetables in streets, parks, and gardens, making fresh food easily accessible and enjoyable.

Open spaces in the village will be designed to accommodate a variety of uses, easily adaptable for growing food. Allocating spaces for unspecified community uses will create opportunities for a range of community-led initiatives, including cultural activities, events, and local markets at the community centres.

The overall goal is to integrate food-growing with community involvement throughout the village. Every household should have access to space for growing food, whether in a private garden or a shared community space.

Key elements include:

• Incorporating food-growing in the public realm, such as edible streetscapes.

• Establishing community gardens, orchards, and allotments.

• Maximizing the use of limited space for planting and active landscape uses, particularly in areas constrained by noise.

Coxford Garden Village will provide a multifunctional green space with areas for play, community gardens/ allotments and orchards

LANDSCAPE AND NATURE

Local parks and amenity space

Parks and informal open spaces play a pivotal role in our strategy, providing versatile areas for various recreational activities. These spaces will cater to individual pursuits such as yoga, tai chi and outdoor fitness stations, fostering personal well-being. Moreover, flexible spaces allow for community events, markets, and gatherings, creating vibrant hubs for social interaction.

Flexibility is key to our approach, ensuring that open spaces can adapt to various needs and activities. Multi-use fields, adaptable courts, and open lawns can host a range of events, from community celebrations to pop-up sports tournaments. This adaptability ensures that our recreational spaces remain dynamic and responsive to the evolving interests of residents.

Sport and recreation

In developing a sustainable sport and recreation strategy for our new garden village, we aim to create a community that promotes an active and healthy lifestyle while respecting the natural environment.

Central to our strategy are the provision of sports pitches, ensuring that team sports thrive within the village. From football and cricket pitches to tennis courts and bowling greens, we are committed to providing well-maintained facilities that encourage both organised competitions and casual play. These spaces will not only promote physical fitness but also foster a strong sense of community amongst residents.

Sports and recreation facilities will be provided in a central location

Local parks will include children’s play for a range of ages

FIGURE 16 | Plan showing the recreation and open space strategy for the site

Site for Coxford Garden Village

Woodland

LANDSCAPE AND NATURE

Biodiversity improvement opportunities

In line with the Environment Act 2021 any development in the village will need to provide a minimum of 10% net gain in biodiversity credits. This will need to be detailed through the relevant DEFRA metric at the time of a future application. The site includes areas of low-quality habitats which if retained within the proposals can be enhanced.

Measures which can be included to provide these gains can include:

• The grassland within the buffer areas should be managed and enhanced to provide a wildflower meadow with a more diverse sward. This will contribute to habitat net gains on the site. Areas within the public open space should include areas managed as rough grassland to provide a mosaic of heights and provide microclimates for different species, such as reptiles and amphibians.

Log piles could be provided as part of the landscaped areas

• Native planting should be included within the landscape planting with species such as hawthorn (Crataegus monogyna), spindle (Euonymus europaeus), blackthorn (Prunus spinosa), beech (Fagus sylvatica), hazel (Corylus avellana), holly (Ilex aquifolium), and field maple (Acer campestre). These species will provide additional foraging through the seasons for local birds and mammals.

• New dwellings will be designed to include integrated bat bricks that will be placed in dwellings along the boundaries or facing the areas of public open space. Bat boxes will be installed on retained mature trees within the village. These measures will enhance roosting opportunities for bats in the village.

• Swift bricks will be incorporated under the eaves of the new dwellings which will provide potential nesting habitat for swifts. These will also be readily used by house sparrows. Bird boxes which suit a variety of species will be installed on retained mature trees to enhance nesting opportunities for birds.

• Log piles can be created within the wildflower areas to provide additional refuge, nesting and hibernation habitat for mammals and invertebrates on site.

• The inclusion of wildlife ponds within the landscape design will provide additional habitat for invertebrates and amphibians. The ponds should have a sloping side and be kept free of fish. The margins can be planted with water mint (Mentha aquatica) and purple loosestrife (Lythrum salicaria). These will link in with the drainage strategy across the site.

• Planting of new tree belts on the village boundaries which will create rich wildlife corridors.

Biodiversity and placemaking will go hand in hand across the garden village, creating better places for people and nature

BEAUTIFUL PLACES

Living

A high quality living environment is envisioned, designed to cater to a diverse range of resident needs and preferences.

The Development Framework Plan shows how approximately 3,000 new homes can be accommodated within the site. This will include a mix of housing types and tenures including a significant amount of affordable homes with both rental properties and shared ownership opportunities. Family housing forms a significant component of the proposed development, featuring spacious residences that prioritize comfort and functionality.

In addressing the needs of elderly residents our proposals will include features and amenities that enhance the quality of life for senior members of the community.

The character of the surrounding area is carefully considered in the design process. The architecture will respond to the character of the local area, aiming to create a timeless place in which to live, firmly rooted in its Hampshire context.

Working

It is envisaged that employment opportunities will be provided in three areas across the village:

• A dedicated employment zone at the southern entrance to the village in the location of the former aircraft hangars. This will potentially provide small scale office and light industrial uses.

• In small scale office uses and flexible working space as part of the neighbourhood centre areas. This allows people to work remotely, in small groups and with access to nearby amenities and facilities.

• Homes will be designed with multiple uses in mind, such as carving out dedicated workspaces or gyms, or creating rooms that are reconfigurable depending on the time of day.

Flexible spaces will be provided for working, learning and leisure

Housing will take a variety of forms and layouts

17 | Plan showing the land use pattern and neighbourhood centres

FIGURE

BEAUTIFUL PLACES

Education

Two new primary schools and two early years facilities are provided next to each of the neighbourhood centres for accessibility. These will be landmark inspiring community facilities and will demonstrate high levels of design quality and innovation.

Neighbourhood centres

The Development Framework envisages two neighbourhood centres which act as community hubs. They are located to maximise their accessibility to the new community and are well connected via the Primary Streets and pedestrian / cycle networks.

Public and community uses at both centres could include commercial space and local convenience shopping, medical or health services, sport, early years, and primary schools.

There will be opportunities to engage with nature from the schools

Other acceptable uses could include financial and professional services, food and drink (cafes and restaurants, hot food takeaway, public house), indoor fitness and nonresidential institutions, such as a hall or place of worship.

Each neighbourhood centre will be characterised by high quality public realm which will add to their appeal and attraction. Provision for travel will be integral to the design of the centres. Public transport stops, secure cycle and scooter parking and car parking will be designed to seamlessly integrate with the public realm, and not detract from the visual amenity or safety of either centre.

Civic spaces will also be provided and designed to allow for temporary uses such as markets or events.

Local Centres will be vibrant places with high quality public realm

FIGURE 18 | Illustration of what the neighbourhood centre might look like.

BEAUTIFUL PLACES

Density, scale and massing

The capacity of the site is based on providing a mix of densities which will ensure an appropriate and diverse mix of dwelling types for all needs across the village. Densities are expected to be higher within the areas closer to the entrance to the village and in the neighbourhood centres, with density reducing as the village extends north and west into the wider landscape.

A variety of building heights, coupled with the range of massing, building types and densities, will ensure that a rich urban form is created across Coxford Garden Village. Key elements will include:

• Increased scale within the neighbourhood centres

• Increased scale and massing in the mixed-use areas

• Medium scale development in the main residential areas

• Lower scale development on the edges of the land, where there is an interface with the landscape

Gateways, key spaces and landmarks

In keeping with the character of Hampshire Villages and market towns where there are individual taller buildings, there are a number of opportunities for key buildings located in specific parts of the village. There are also opportunities to provide taller buildings in key locations which form internal views within the neighbourhoods or at key nodes / gateways. As well as buildings, key uses and green spaces may also form local landmark attractions.

Key elements could include:

• Specific junctions along the Central Street

• Features to announce the two local neighbourhood centres, as centres of mixed-use, increased activities and interaction

• Entrance points into the village and between character areas

Blending landscape and built form

Traditional brick and flint houses

Residential development (Mixed use) Civic

Residential development (Higher density)

Residential development (Medium density)

Residential development (Lower density) *

FIGURE 19 | Plan showing the approach to density and place

Site for Coxford Garden Village Gateway / node

space / High Street Key building location

BEAUTIFUL PLACES

Character

It is envisaged that there will be a series of character areas across the site which respond to their context and role within the village.

These character areas will contribute to the overall cohesion and identity of a place with identifiable areas, carefully demarcated based on unique features, land uses or architectural styles, playing a vital role in shaping the distinct personality of different parts of the Garden Village. The character areas will provide a framework for maintaining architectural consistency and contribute to community identity, helping residents and visitors connect with specific neighbourhoods or zones.

The character areas will be outlined in the Design Code and will show how they respond positively to the site and the character of the local area. The plan shows how the development can be broken down into a number of character areas as follows:

• Coxford Garden - the main hub and gateway to the garden village incorporating housing, a local centre, school, employment hub and the primary gardens

• Coxford Down - the area of the former airstrip and the main residential area bisected with the central street and including a local centre, sports ground, growing area and school

• Upper Coxford - the northern edges of the garden village acting as an interface between the built form and the landscape

• Bellevue - named after the Ancient Woodland to the south and providing an opportunity for a small scale, unique, bespoke neighbourhood

• The Beacons - four small parcels of housing nestled among the woodland areas providing the opportunity to integrate the built form and woodland character of the site

Example of local character illustrated by photo of Odiham High Street

20 | Potential character areas within the site

FIGURE

SUSTAINABLE LIVING

Introduction

Our sustainable vision for the proposed Garden Village sets out the broad principles which will be applied during its planning, design, development and subsequent occupation:

• By adopting very high fabric standards and a combination of low and zero carbon technologies at different scales, alongside innovative delivery and longterm approaches to stewardship, the buildings in the village will be designed to be operationally zero carbon;

• Water use will be dramatically reduced compared to a standard development through the adoption of water efficient design and rainwater harvesting;

• Planning for sustainable transport from the outset will create a well-served and accessible development where pedestrians and cyclists are prioritised, and new and innovative thinking around sustainable mobility and the use of mobility hubs can drive real change in the transport sector;

• Careful and considered design now will ensure the buildings and the landscape are resilient to, and fully adapted for, a changed future climate;

• Addressing the embodied carbon of the development from the outset will ensure that it is reduced, dramatically impacting on the whole life carbon of the development.

• Basingstoke and Deane Borough Council declared a Climate Emergency in September 2019, setting ambitious targets for the Council to become carbon neutral in its operations by 2025 and for a net zero carbon borough by 2030. The comprehensive approach to carbon reduction, climate change mitigation and adaptation described clearly aligns with these aspirations.

A range of sustainable design features will be employed

Water use will be reduced and recycled

Coxford Garden will be a place of character and sustainability for all

SUSTAINABLE LIVING

Sustainable Energy

Current plans include the emerging concept of a semiautonomous, independently managed Microgrid to power and heat the entire community using almost entirely locally generated renewable energy. This innovative approach combines highly efficient buildings, low and zero carbon technologies and innovative delivery and management to deliver substantial carbon reductions and wide-ranging cost and health benefits to those living and working within the community.

• The Microgrid is shown conceptually in Figure 21 and includes key features such as:

• An on-site, integrated 10MW solar farm to provide local energy generation;

• Approximately 10,100MWh of additional electricity per annum from roof mounted photovoltaics, as 3,000 homes become both generators and suppliers of energy;

• Community scale energy storage to help balance and manage energy generation and demand through each day and over the year;

• Aggregated ownership of energy generated, such that any surplus energy can be stored centrally by the Microgrid for use within the development, with reimbursement on a net export/import basis for building owners;

• Long term power purchase agreements with renewable energy generators to ensure any energy imported on to the site is entirely renewable;

• Sufficient capacity to accommodate the growth in electric vehicle ownership and resulting demand for charging facilities;

• The ability to provide revenue-generating energy services back to the Grid, including power export and Grid balancing services.

• A range of provider partners exist and this model – and variants of it – are now being actively pursued in similar scenarios across the UK.

The solar farm will incorporate biodiversity planting

Electric vehicles will be provided for across the site

FIGURE 21 | Plan showing the proposed Microgrid for Coxford Garden Village

SUSTAINABLE LIVING

Low Embodied Carbon

The design of Coxford Garden Village will seek to minimise the village’s embodied carbon, placing a focus on efficient construction practices which minimise waste, maximise reuse and recycling and prioritise low embodied carbon materials.

Water Efficiency

Homes and buildings will be designed and specified to substantially reduce per capita water consumption throughout the development, whilst the wider landscape strategy will prioritise drought tolerant species to reduce the need for irrigation, whilst fully integrating with the sustainable drainage strategy to optimise the storage and management of rainfall for effective and low impact management of green spaces.

Adapting to a Future Climate

The ability of a development to adapt to anticipated future changes in the climate is an important aspect of its longevity and ultimate habitability. The principle of adaptation applies to both the built internal and external environment, and indeed how they interact.

Careful and considered measures will be integrated into the design of the Garden Village from the outset, anticipating this change and enabling it to flexibly adapt over time:

• Overheating risk will be reduced by applying passive design methods informed by comprehensive building modelling

• Enhanced weatherproofing and detailing will enable the built environment to cope with an increased incidence of rain and wind driven storms

• Open space and landscaping will provide multiple benefits, for example by providing additional ecological habitats, improving the local microclimate, providing natural cooling of outdoor spaces and buildings whilst reducing wind speeds, and providing ongoing health and wellbeing benefits

• Surface water will be managed with the integration of SuDS, also designed to deliver a range of environmental and ecological benefits across the new community

• Sustainable Transport

• Coxford Garden Village presents an opportunity to rethink how we deal with transport – and more specifically sustainable forms of mobility and associated services – because of economies of scale that accompany the proposals

• The Masterplan for the development includes two village centres with primary schools, a technology hub, business enterprise zone and local centre all provided within easy walking distance of the proposed dwellings thus reducing the need to travel

Street trees will provide a range of benefits to the garden village

• The layout of the site will prioritise pedestrians, bicycles and sustainable transport options above the private car, and site wide speed limits of between 10-20 mph in the residential streets will create a welcoming environment for walking and cycling. Generous cycle parking will be provided and, when residents do need to travel further afield, the development will include sustainable options to encourage them away from their private cars.

• Electric vehicle (EV) charging facilities will be available throughout the site, including at individual properties, commercial areas and mobility hubs. Car clubs will offer an important route to minimising individual car ownership and will be available to all residents on the village, with bolt-on commercial options for nonresidential building operators

• A network of mobility hubs are also planned – locations where multiple different social and transport related functions converge and which can be implemented at different scales. For example, a central mobility hub could provide the base for a community electric car club and e-bike hire facility. It could include bus stops and also provide local, near-to-home work facilities which will be increasingly in demand in the decades to come. It could also function as a mini distribution centre, whereby delivery restrictions require goods to be delivered to this central point for distribution around the village by cargo bike. Smaller, more local hubs could include delivery / return postage boxes, car club or e-bike drop off points and bus stops

Long Term Management

Planning and delivering successful long-term stewardship arrangements for community assets is a key principle of the approach and will be an important aspect of Coxford Garden Village. It will ensure that the quality and availability of community infrastructure and landscaped areas is maintained for future generations. This includes ensuring the adaptation and resilience solutions are well maintained and perform their intended function.

Long-term stewardship is therefore already a consideration at this early stage of planning for the new village and we anticipate it will continue to be developed and secured through the planning process from master planning through to s.106 agreements.

The garden village will promote sustainable trasnsport modes

DELIVERY

DELIVERY

Managing delivery

It is likely that the delivery of Coxford Garden Village will be facilitated by several housebuilders over the project lifetime. This will be achieved by a phased land sale process. This will align with an agreed Infrastructure Delivery Plan and the provision of physical and social infrastructure to support the growth of the new community.

Having been selected as the delivery partner, Alfred Homes will work alongside the Borough Council and key stakeholders via the design coding and planning application process to ensure the efficient and timely implementation of the scheme.

By controlling the planning process and importantly the design coding, any uncertainties will be designed out by Alfred Homes as the delivery partner in advance of the formation and submission of the Reserved Matters applications.

Design quality

Much of the house building across the UK is delivered via standard house types with little, if any, variation in specification and materials to reflect the local style. This is a product of the system and the archetypal method of delivering new homes through small stand-alone extensions to existing settlements.

Alfred Homes, working alongside the landowners, Stakeholders and the Borough Council will be able to set the standards through the outline planning application process and thereafter ensure that very specific design styles and standards are met via each subsequent application for reserved matters approval.

Alfred Homes have a proven track record of delivering characterful places

Alfred Homes use high quality materials and design in all their work

Stewardship

For any major development scheme, progress through the planning process varies at different rates and on variable pathways. What is consistent however is the fact that a new settlement such as Coxford Garden Village is a long term project. With commitment that will transcend Local Plan Periods, the process will ultimately provide consistent delivery of new homes and infrastructure underpinning the Council’s requirements.

Alfred Homes will work with the landowners, Council and new community to establish a trust or similar which will provide the long term management of the Garden Village.

Emerging Framework plan

Figure 22 shows the draft Development Framework for the village and demonstrates how the various components and strategies can come together to deliver the policy requirements and vision for Coxford Garden Village.

The plan is not intended to be a fixed masterplan, rather a framework which will continue to evolve and develop through the lifetime of this project.

Importantly, the plan demonstrates that the Garden Village can be delivered in response to the opportunities and constraints of the site. The plan shows how the components of land use, movement and access, green and blue infrastructure and sustinability work together at the strategic level.

Management and maintenance will be important to maintain the quality of the Garden Village

Coxford Garden Village will put the community at the heart of decision making and stewardship

DELIVERY

Land use and capacity

The Development Framework Plan shows the proposed land uses for the site as shown in the table below.

LP4

LP5 0.4 1.0 Local Park / Amenity space with LEAP

CG1

CG2 0.3

FIGURE 22 | Plan showing the proposed land uses for the site

DELIVERY

Phasing

The development of Coxford Garden Village will be sequenced in a manner which sees the introduction of essential services and facilities delivered earlier on in the development of the site to help establish the local community.

The delivery of infrastructure and phasing of the development has been approached with the following principles:

• Infrastructure should be provided in a timely way to mitigate the impact of the development

• Each part of the land that comes forward for development will be as self-sufficient as possible, in terms of access, drainage and so on, whilst delivering necessary strategic elements of infrastructure in a timely manner and not prejudicing the ability of the following phases to do the same

The completion of Coxford Garden Village is expected to take place over a considerable amount of time. Flexibility therefore needs to be built in to allow future development to respond to changing circumstances over time.

The key items of infrastructure will be delivered at the appropriate time to meet the demand.

Infrastructure provision will be controlled through Section 106 Agreements tied to planning permissions as required.

Whilst the development will take place over a number of years, two broad Phases have been considered at this stage. This approach is to demonstrate the ability of the site to deliver the housing requirements for the emerging local plan period to 2034.

Key elements of each of the broad phases of development are set out in the tables (right).

PHASE 2 - Period 2040 and beyond

PHASE 1 - Period to 2040

Phase 2 - 2040 and beyond

FIGURE 23 | Plan showing the potential phasing for the site

Site for Coxford Garden Village

Phase 1 - to 2040

ALFRED HOMES

NEXT STEPS

SUMMARY

The land at Coxford Garden Village has been identified in the draft Local Plan update for the development of a new garden village including approximately 3,000 new homes with green infrastructure, schools, local facilities, employment space and a large solar farm.

This presents a significant opportunity to establish a model community that is both aspirational and sustainable, addressing climate change whilst promoting healthy living. The landowners recognise the potential to create something truly special and have made robust commitments to ensure the village integrates seamlessly with existing local communities and welcomes newcomers.

Alfred Homes, a Hampshire-based company, are spearheading the promotion of the scheme. With a proven track record in delivering high-quality projects, they are dedicated to ensuring the village attains distinction at all levels, with a focus on local SME housebuilders joining Alfred Homes as part of the delivery phase over the years to come.

Our initial assessment of the site and its surroundings confirms that the principles of a model garden village can be realised without compromise.

Our long term vision draws together the themes of landscape and nature, movement and access, beautiful places and sustainability to create a framework for the new village drawing on the architectural styles of traditional Hampshire villages. This provides the platform for a truly sustainable new community to be delivered in the years to come to support the Borough and deliver much needed homes and facilities under long term stewardship.

Our places will address climate change whilst promoting healthy living.

Coxford Garden Village is an opportunity to establish a model community which is both aspriational and sustainable.

Next Steps

We recognise that Coxford Garden Village is an ambitious project that will benefit from extensive collaboration between a wide range of stakeholders. These will include the County Council and the Borough Council working alongside the local parishes and neighbouring authorities. The involvement of the local community will also be central to the success of the village and all interested persons will be actively encouraged to participate in workshops and events where they can share their perspectives, offer suggestions and contribute their expertise and ideas to the planning process.

The process will include meetings, workshops, events and presentations, all designed to engage stakeholders at every level and ensure their voices are heard. These gatherings serve as platforms for exchanging ideas, gathering feedback and fostering consensus on key aspects of the village’s design and development. Our aim is to deliver a shared vision to create a thriving, sustainable village that enriches the lives of its residents and contributes positively to the surrounding area.

We will be engaging with all interested people using a range of methods

We will be sharing our ideas throughout the process for feedback

Contact information

For more information on the proposals please use the following contact information:

Alfred Homes Limited 64 Parchment Street Winchester SO23 8AT

Telephone: 01962 676 370

Email : info@alfredhomes.co.uk