Quebec Barracks

Appendix 1: Quebec Barracks Draft Development Principles Quebec Barracks, Whitehill Bordon Eco-town Development Principles

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Quebec Barracks Development Site Whitehill Bordon Eco-town Development Principles

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Introduction Whitehill Bordon was awarded Eco-town status in July 2009 – along with three other towns. It is on the doorstep on the new South Downs National Park and surrounded by beautiful countryside, including the protected European habitats of Woolmer Forest, Shortheath Common, Kingsley Common and Broxhead Common.

The Ministry of Defence has announced that it will be leaving Whitehill Bordon and relocating its training to RAF Lyneham, in Wiltshire. This provides the town with a once-in-a-lifetime opportunity for regeneration. The regeneration of the town will ensure that the environment is protected and enhanced.

Objective of the Development Principles The Ministry of Defence confirmed in July 2011 that Bordon Garrison and School of Electrical & Mechanical Engineering (SEME) will withdrawal for its base in Bordon no later than 2014/2015. This statement of development principles will inform the MoD as landowner and local communities and stakeholders as to the development potential of the Quebec Barracks site.

The Site The Quebec Barracks site is in MoD ownership but has been surplus to requirements for some time. The site is therefore being disposed of as an early demonstration scheme that will set the benchmark for future Eco-town development.

It is a high profile site located on the A325, identified in the Eco-town draft framework masterplan as a mixed use site for housing and employment. It is anticipated the site will come to market April 2012.

The 3.26ha (8 acre) site is a located on the eastern side of Camp Road (the A325) in Bordon. It has a road frontage to the west, housing to the north and south and Bordon Inclosure a 22ha (54 acre) mixed woodland site to the east. The neighbouring housing is owned by Annington Property Limited and is used for army accommodation. The site gently slopes south to north and has a green corridor running along the boundary with Camp Road which should the retained and enhanced. Access to the site is directly off Camp Road. A site plan is given in Appendix 1.

The site has a number of existing buildings and structures including barrack blocks, temporary porta-cabins and various communal/social buildings for use by army personnel, a sub-station, sealed air raid shelters and a public underpass. Whilst none of these buildings are listed, consideration should be given as to whether there is potential to re-use one or some of the buildings in order to retain the character and visual heritage of the army and to adhere to Eco-town principles. There are a range of facilities in the immediate area including a convenience store, post office, village hall, community centre and play areas to which the development needs to ensure easy access.

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Opportunities The site provides an opportunity for the regeneration of an unused site in a high profile location of the town. It is the first chance to demonstrate to the local community, and potential new residents and investors, the quality and nature of development that will be sought in the wider Eco-town. It allows the site to become integrated with the neighbouring communities, rebalance the local housing mix, commence the creation of a green corridor and an improved pedestrian link to local community facilities. It will build market confidence in the development and investment potential of the Eco-town by through a commitment to delivery and the quality of development.

Planning Policy East Hampshire District Local Plan: Part 1 - Joint Core Strategy Whitehill Bordon chapter (draft Sept 2011) The East Hampshire Joint Core Strategy Whitehill Bordon chapter is currently going through its adoption process with approval scheduled for December 2012. Further guidance on the design and character of the development will be provided in the town’s Neighbourhood Quality Charters, due in March 2012.

The Joint Core Strategy Whitehill Bordon Chapter states that proposals for new development must include sustainable development principles and sustainable construction methods and is supported by 18 core objectives.

Whitehill Bordon Draft Framework Masterplan Whitehill Bordon’s draft masterplan has been accepted as an overall framework for how development should take place in the town. It safeguards the town from piecemeal development and ensures that residents get the best possible facilities and infrastructure to support the overall regeneration of the town. It will be taken into consideration when planning applications are decided.

The draft masterplan proposes:  a new mixed-use town centre with around 30,000 square metres of retail area  up to three new primary schools, early years centres and a new children’s centre  improved and larger facilities for the secondary school  skills training and further education facilities  sites for commercial leisure facilities  around 4,000 new homes on the MoD land  a public sports hub with a leisure centre and pitches  local healthcare and emergency services  around 70,000 square metres of eco-business park floorpsace and opportunities for the creation of around 5,500 jobs

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around 127 hectares of new publicly accessible greenspace a central public transport hub and modern public transport system retrofitting of existing homes and businesses to improve energy and water efficiency and reduce utility bills

The Whitehill Bordon Eco-town draft masterplan (June 2011) sets out three development phases; now until 2015 when the garrison withdraws; 2015 to 2019 and 2020 to 2028.

Eco-town Vision and Targets Eco-Town Delivery Board Policy The delivery of the Eco-town is managed by a Delivery Board which is a partnership between the landowners, stakeholders and the local community. All development within the Eco-town, sponsored by the Delivery Board, must adhere to the Eco-town Vision and Targets to which all members have signed up. The latest version was approved by the Board at its meeting in September 2011 (see Appendix 2). This means that planning applications must show how development schemes will achieve these targets as well as those set out in the Core Strategy and other documents, especially the One Planet Living strategy (see Appendix 3) and other masterplan evidence base studies. A full list of studies is given in Appendix 4.

Eco-town Vision The Whitehill Bordon Eco-town vision puts the outstanding natural environment at the heart of the regeneration. New facilities, leisure opportunities, jobs, education, infrastructure and housing will be provided to enhance this unique area and create a model sustainable community that is recognised locally, nationally and internationally.

The vision is to create a town where regeneration is designed with people and nature as a priority and the built environment in the town is improved so that it complements the superb surrounding landscape and in a way that encourages and enable people to live and work in ways that does not damage the natural resources upon which society and the economy depends. Regeneration should use innovative, modern, environmentally-friendly design, incorporating eco homes and modern methods of construction.

Eco-town targets The vision is supported by a range of targets which development must make a positive contribution towards achieving. These are:  a net increase in biodiversity;  creating a low carbon community, securing carbon neutrality where the whole town including new development will not exceed the current carbon footprint;  increasing local employment by creating at least one job per new household and replacing 1,500 jobs lost by the withdrawal of the army;  improving the facilities available and access to them from within the town and the wider community;

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good quality, well-designed, low carbon homes within walking distance of shops and facilities; improving public transport and better opportunities for walking and cycling, and reducing car use within the town to not more than 50% of journeys to be undertaken by car reducing water demand and wastage so that the whole of the town including new development achieves water neutrality

High Level Objectives for the Site The Delivery Board at it September 2011 meeting, as well as agreeing the Eco-town vision and targets, agreed a set of high level objectives for the Quebec Barracks scheme. These will ensure the development       

Create a statement development with high visual impact that demonstrates the Eco-town vision Deliver exceptionally good design and set the standard for further Eco-town development in line with the neighbourhood quality charter Meet exemplar Eco-town aspirations in one or more areas of biodiversity, carbon neutrality, employment, facilities, homes, transport, or water neutrality Deliver a mixed use scheme of housing with some employment Commence the creation of the Green Corridor along the A325 Link into, and integrate with, the existing and future town and work with the rest of the masterplan Make a proportionate and appropriate contribution to the wider infrastructure requirement of the Eco-town

Specific Requirements for the Site -

All homes to be built to Code for Sustainable Homes level 5 Provision of one job per dwelling Broadband supply for all homes to facilitate home working Provision of a green corridor along the A325 and a green link route through the site from the Bordon Inclosure Release of Bordon Inclosure to provide Suitable Alternative Natural Greenspace to avoid visitor impact on the European Protected Sites Net gain in biodiversity with native species planting within the development site that respects the landscape character Improved/new crossing of the A325 to link site to community facilities opposite Affordable housing requirement of 35%

A planning application should be supported by documents covering the following principles to explain how the development would meet the objectives outlined above.

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Biodiversity and landscaping - Mitigate against negative impacts on Bordon Inclosure’s biodiversity, which could include garden run-off, fly-tipping, uncontrolled disturbance from domestic pets, unmanaged access, light pollution and nutrient enrichment.

- Types of species to be used in planting – this should comprise native species in keeping with the area; - How the development would provide for increased biodiversity.

Carbon Neutrality and building design - Details of how the buildings are designed to be sustainable and as carbon neutral as possible; - Details of measures to be implemented to encourage a greener lifestyle for residents; - Details of renewable technologies and sustainable energy systems to be used Employment - Details of the types and amount of employment to be provided and how this would meet the one job per dwelling objective.

Facilities - How the site will integrate with neighbouring communities and improve access to local facilities, amenities and green space Access and transport - Site access and layout - Parking provision and layout; - Public transport provision and links to existing, and measures to be implemented to encourage the use of alternative transport to the private car.

Water Neutrality - Details of water efficiency measures to reduce the demand for water, including water capture and recycling - The design of a sustainable urban drainage system for the site

Site Requirements – Further Details Biodiversity and Landscaping Mitigate against negative impacts on Bordon Inclosure’s biodiversity, which could include garden run-off, fly-tipping, uncontrolled disturbance from domestic pets, unmanaged access, light pollution and nutrient enrichment.

Use native species in keeping with the area for the planting of trees and hedges to soften landscaping around development to enhance local habitats.

Commence the creation of the green corridor along the A325 frontage, provide a green link route through the site from Bordon Inclosure, across the A325 and onto the Bordon camp green space and provide amenity open/play space on site.

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The scheme needs to provide for increased biodiversity in the design of landscaping within the site, which means preserving trees and improving the natural landscape.

Designs should consider other features like reduction of tarmac, lower curb heights and preference for greenspaces and permeable surfaces, reduction in carriageway widths, improvement in private garden size and the potential to use gardens or allotment areas for vegetables growing. In addition elements like green roofs can reduce run off as well as contributing to an increase in biodiversity.

The flora and fauna of Whitehill Bordon is an important part of its uniqueness. Most of the development site is underlain by very permeable sand and gravels. The water table is high. This wet and dry heathland habitat can be recreated in landscape schemes using native and local planting which is well adapted to the extremes of drought and dampness. In addition native species should be sourced from local reputable suppliers where the stock has been able to adapt to the local conditions over many years.

A reduction in hard surfaces and an increase in planted, green areas, green roofs and trees will have the effect of reducing the urban heat island effect and increasing air quality through evapotranspiration and photosynthesis.

Carbon Neutrality The target is for carbon neutrality throughout the town. This means that new developments will have to show how they are constructed sustainably and how their running will be as carbon neutral as possible, but also how residents of the development can be encouraged to live a greener lifestyle. Issues like private car use, recycling, access to local jobs and local food sources all promote a greener lifestyle.

The suggestion is that this development becomes an exemplar for local energy generation, management and storage to reduce stress on the wider electrical transmission network. This is linked to a town-wide aspiration for smarter electrical use.

The Eco-town project team have been offered the opportunity to bid for project funding through OfGen from Tier 1 Low Carbon Network Fund (LCNF) in partnership with Scottish and Southern Energy (Distribution Network Operator) which would: 1. Provide the kit for onsite energy storage and smart grid management 2. Offer advice for heating passively designed eco-houses with high levels of insulation and low levels of ventilation and seepage.

3. Offer advice to the development partnership on renewable and low carbon technologies and equipment, which compliments the local transmission network 4. Provides the technology to link these efficiently to the local transmission network and take advantage of more bespoke energy tariffs for homeowners and businesses on the site to deliver a higher level of energy security for the development and reduce the potential for consumers falling into fuel poverty.

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This implies designing houses which are well insulated, well sealed and where a large proportion of major windows, winter-gardens and roofs face south.

Employment The overriding planning requirement for development with the Eco-town is a minimum of one job per house. For this site the appropriate type of job creation should be to: Create a business centre for small entrepreneurial enterprises with access to shared facilities – either on site or linked to a near-by provision off site Design all housing so that residents can work from home, with between 10-25% of housing units designed to accommodate home working in a specific ground floor room with direct access from the public realm. Ensure broadband supply to facilitate home working in knowledge based activities with low impact on the residential community Facilities Communal facilities may include:  Allotments and edible planting  Community gardens with BBQ or other shared facilities  Natural play space  Natural landscaping  Recycling and composting Homes Provide low carbon homes that have been sustainably constructed and meet Code level 5 standards. The preference for this scheme is for houses not flats and for family homes with private gardens.

Connect to existing streets and open spaces, with greater consideration given to accessing community facilities and employment uses. The intention is to create permeable neighbourhoods with easy walking and cycling routes between neighbourhoods. The new development needs to integrate with neighbouring communities on Trenchard Park and Saint Lucia Park, making practical use of the verges that currently lie outside the wire fence. Gardens backing these surrounding streets will not be acceptable.

It is important that the scheme consider the surrounding housing and consider how design of housing and facilities within the site will contribute to the streetscape of Trenchard and St Lucia Park and will mitigate against some of the drawbacks of those schemes.

Traffic and transport The vehicular access to the site should be taken from the existing access on A325 Camp Road and an application will need to demonstrate that this access can accommodate the development in both safety and operation terms.

This scheme provides an opportunity to consider innovative, efficient and exemplar ways of providing parking on the site. These will need to be in line with the Car

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Parking Strategy for the town (which will be available from March 2012). Ecodevelopment works best when access to cycling or public transport is easier than access to the car. The layout of the site therefore should use best practice and innovative approaches to create a truly permeable site which is accessible to all modes of transport. Manual for Streets should be used and the concepts of shared space/ home-zone concepts considered. Good, direct links to the bus stops on both sides of the A325 need to be created.

Options for promoting green transport initiatives should be covered in a Travel Plan for the scheme this could include on site care share scheme, electric car charging points, electric bike hire, smart points in homes and personalised journey planning and provision of quality travel information.

A new at grade crossing of the A325 to link site to the community facilities opposite and fill in the old underpass needs to be provided.

Water Neutrality Houses should be designed to allow low water use with efficient fittings and community buildings should provide water capture and recycling on any communal facilities.

The water run-off should be designed on sustainable urban drainage systems (SUDS) principals. In particular this means a reduction on non-permeable surfaces, the channelling of surface water into swales and basins and ponds. In addition large areas of grass or soft surface can be designed to reduce peak surface water flows as a result of heavy rainfall events.

Principles of Design The Eco-town vision expects excellent quality of design, this implies the use of qualified, well respected firms of architects who have experience in designing ecodevelopments and who have a reputation for ecologically sensitive, modern design.

Building for Life provides an umbrella for many urban design and housing standards as well as the Neighbourhood Quality Charter

Specific documents required to support a planning application The following investigations and reports will be required to inform the preparation of an application for outline planning consent:      

Environmental Impact Assessment Ground Condition Survey and Contamination Assessment Topographical Survey Sustainability Appraisal Ecological Survey Air Quality

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Biodiversity Action Plan Arboricultural Survey Landscape Assessment and Visual Impact Archaeological Assessment Employment Transport Assessment Travel Plan (based on the Eco-town Draft Framework Travel Plan) Highway Access Survey Drainage Survey Flood Risk Assessment Sustainable Urban Drainage Strategy Affordable Housing Strategy

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Quebec Barracks Site Plans

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Appendix 1

Masterplan Site Location

Site Boundary

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Eco-town Vision and Targets

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Appendix 2

Our vision for Whitehill Bordon Eco-town will put the outstanding natural environment at the heart of the regeneration.

The 'Eco-town Vision' means that new facilities, leisure opportunities, jobs, education, infrastructure and housing will be provided to enhance this unique area and create a model sustainable community that is recognised locally, regionally and nationally.

Our Vision is as follows:  We will create an attractive town where people want to live, work, shop and play with excellent facilities, leisure opportunities, jobs, training opportunities and a balanced mix of housing.  We will regenerate and improve the built environment in the town so that it complements the superb surrounding landscape.  We will use innovative, modern, environmentally-friendly design, incorporating eco homes and modern methods of construction.  We will ensure that the town is regenerated in a way that encourages and enable us to live and work in ways that does not damage the natural resources upon which our society and economy depends.  We will create a town centre that is pedestrian friendly and is well connected to residential, employment and leisure areas  We will ensure there is accessible green space and attractive town squares  We will encourage investment by businesses and industries, and will particularly seek out those that share our vision of a sustainable, prosperous, environmentally-friendly community.  We will enhance and promote public transport so that it is easier to travel around the town and to other towns and cities  We will create a town where regeneration and ongoing management is designed with people and nature as our priority

Supporting Targets Biodiversity We aim to achieve a net increase in biodiversity and to safeguard protected sites.

We will provide natural “green” spaces and corridors throughout the town for people and wildlife.

Carbon Neutrality We will create a low carbon community. We will work with others to clarify and strengthen the definition and understanding of this concept. We will monitor and reduce the carbon footprint of the whole town by encouraging environmentally sustainable design and living. If possible, we will aim for the whole town to be “carbon neutral” by 2036. This will mean that the whole of the town, including the new development, will not exceed the current carbon footprint.

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Employment and Jobs We will increase local jobs and encourage new and existing businesses and industries; in particular those which share our vision of a sustainable and environmentally-friendly community. We will create at least one new job per new household and will provide an additional 1,500 jobs to replace those lost by the withdrawal of the army from Whitehill Bordon. We will provide training opportunities for residents to maximise their employment prospects with the new businesses.

Facilities We will seek to improve the facilities available in the town, including: Providing a new attractive and thriving town centre with a mix of uses (including community facilities);  New higher education and training facilities and schools;  New leisure facilities;  New and enhanced community facilities;  Health facilities; We will also improve access to these facilities from within the town and the wider community.

Homes We will encourage a range of good quality, well-designed, low carbon homes built to the highest standards in well-planned neighbourhoods where people want to live.

The new homes will be of different sizes, types and tenures to meet the needs of local people, and will be in walking distance of shops and facilities.

Traffic and Transport We aim to improve public transport and provide better opportunities for walking and cycling, both within the town, and the surrounding area. We aim to reduce the use of the car within the town. Our target is for not more than 50% of journeys within the town to be undertaken by car. In the long-term we hope to achieve the highest levels of “sustainable” travel (eg by train, bicycle or foot) through a variety of transport measures. We will seek to restore a rail link for the town.

Water Neutrality By using the existing water supply carefully and by reducing demand and wastage, we plan for the town to be “water neutral”. This means that the water used in the whole of the town, including new development, will not exceed current levels of water use.

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One Planet Living Strategy – Ten Principles

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Appendix 3

The One Planet Living strategy sets out a comprehensive approach and proposes actions needed to achieve the vision. It has been drafted with community involvement and is part of the Eco-town masterplan evidence base. The actions are grouped under ten guiding principles as per the One Plane Living framework. The following are actions identified for new building and development in particular: Zero Carbon -

new buildings need to have significantly reduced energy demands; high thermal performance will reduce the need for heating and cooling, energy efficient appliances will be provided or recommended and homes need to make effective use of natural lighting

Zero waste

new buildings need to provide suitable facilities for storage and segregation of recycling. Composting facilities will enable households to generate material from green waste for use on the garden or allotments. waste in construction target is for 95% of waste by weight generated by construction and demolition will be reclaimed or recycled – the approach to waste should include the application of reuse – deconstruct – demolish

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Transport

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reduce the need to travel and encourage low carbon modes of transport through the provision of local jobs, amenity and facilities as much as possible within walking and cycling distance new development should incorporate innovative street design to the latest design guidance to ensure streets are multi-functional spaces safe and accessible for all modes car parking should include innovative approaches to residential parking to maximise efficiency and minimise land requirements

Materials

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low impact, durable, local, reclaimed and embodied carbon materials should be considered in the design and construction of new buildings

Local Food

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new developments should provide space for local food growing; communal areas could have edible planting and fruit trees, town gardens and allotments

Water

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water recycling and treatment such as rain water harvesting and grey water systems should be incorporated in new developments along with fitting water efficiency devices including innovative metering programmes sustainable urban drainage system (SUDS) is required to help control water run-off and manage ground water, systems could include green roofs, natural drainage paths and porous paving

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Wildlife

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new habitats are to be support through the complimentary selection of trees, shrubs and hedgerows; the provision of bird boxes and bat boxes will support nesting

Culture &

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to support well designed homes and neighbourhoods new buildings will use the principles contained in the Building for Life standard

Equity & Economy

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provision of sufficient space to meet the needs of local growing businesses and those seeking to start up, including business incubator units

Health & Happiness

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design of neighbourhoods need to maximise opportunities for social exchange for example green space, allotments, wide pavements there should community involvement in decision making and project delivery

Heritage

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Masterplan Evidence Base Studies               

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Appendix 4

Economic Development and Employment Strategy Retail Impact and sequential analysis Energy Feasibility Study Energy Infrastructure and Service Delivery Study Water Cycle Study (WCS) Green Infrastructure Strategy Habitats Regulations Assessment (HRA) and Land Management Report Playing pitches, built sports facilities and open spaces needs study for Whitehill Bordon Emerging Transport Strategy Rail Study Transport Model Car Parking Strategy (due March 2012) High Level Viability Study Viking Park Design and Feasibility Study One Planet Living Strategy

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Distribution and Version Control Distribution List Name

Role

Action

Response

Sign-off / Feedback / For Info

Daphne Gardner

Project Director

Feedback

Y

Wendy Shillam

Eco-town – Project Manager

Feedback

Y

Bruce Collinson

Eco-town – Sustainability

Feedback

Y

Mandar Puranik

Eco-town – Masterplan

Feedback

Sarah Allen

Eco-town – Housing

Feedback

Tim Wall

HCC – Transport

Feedback

Y

Rebecca Altman Tony Whitty

EHDC – Planning EHDC – Planning

Feedback

Y

Richard Nelson

DIO

Feedback

Samantha Tarling

GVA / DIO

Feedback

John Taylor

DIO – Estates Surveyor

Feedback

Gillian Griggs

GVA - Director

Feedback

Laura Smith

GVA - Planner

Feedback

Jon Rose

AMEC

Feedback

Rowena Broomfield

AMEC

Feedback

Ian Parker

Hampshire County Council

Feedback

Ian White

HCA Atlas

Feedback

Feedback

Version Control Issue Date No.

Author

Reason for Amendment

V1

10 Nov 2011

Susan Robbins

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V2

17 Nov 2011

Susan Robbins

Comments from Planning and Project Manager

V3

18 Nov 2011

Susan Robbins

Comments from Sustainability Lead

V4

2 Dec 2011

Susan Robbins

Comments from Project Director and Transport Lead

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