L&Q Estates - The Wixams Story

02

WIXAMS

The

WIXAMS story Wixams represents the very best of what L&Q Estates can achieve. Taking an industrial site that had seen better days and transforming it into an aspirational new village community has required an unwavering strategic vision and vast technical competence.

L&Q Estates undertook the role of master place maker, steering this complicated and technically challenging project through from conception to completion.

In total, including the expansion area, Wixams will provide 4,500 new homes, 2,400,000 sq ft of employment and 100,000 sq ft of retail space in addition to four primary schools, a secondary school, 300 acres of landscaped parkland, 15km of cycleways and new play facilities.

A key feature is the creation of four landscaped greenways providing a network of public open spaces interlinking each neighbourhood whilst providing the necessary separation to ensure each neighbourhood has its own distinct identity.

“I am extremely proud of how the development has progressed and how the community has grown to love Wixams.”

1an Hardwick IAN HARDWICK Managing Director

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WIXAMS

20 years in

the making...

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THE WIXAMS STORY

CONTENTS

C O N T E N T S

3

18

INTRODUCTION

COMMUNITY

7

20

EDUCATION

ELSTOW STORAGE DEPOT

22

10

LAKES & PONDS

MORE RECENT HISTORY

24

SPORTS & PLAY

12

26

PLANNING

COMMERCIAL

14

28

ENABLING WORKS

THE FUTURE

16

30

A6 REALIGNMENT & CAUSEWAY

TESTIMONIALS

© L&Q ESTATES 2021

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WIXAMS

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R OYA L O R D N A N C E FAC TO RY

ELSTOW Storage Depot From an ex-WWII Royal Ordnance Factory to a new garden village set in an extensive 300 acre high quality landscape environment, Wixams offers all a new settlement could require. From new homes, employment, community and retail outlets, Wixams is truly a modern, sustainable interpretation of the garden village philosophy.

Wixams is located on the former Elstow Storage Depot, once the site of the largest munitions factory in the world. The Royal Ordnance Factory was one of 16 filling factories in the UK which filled and packed munitions from February 1942 until 1943.

Building work started in October 1939 and was completed by August 1941, with 250 buildings and 15 miles of railway lines, which linked to the Midland Railway line running between London and Bedford, although ROF Elstow did not appear on any map of the area.

The site was divided into a number of different groups to fill cartridges, high-explosives and 4,000lbs bombs and shells, and later 8,000, 12,000 and 22,000 pound bombs. Hostels were built nearby to accommodate the mainly female workforce, which at its peak, reached nearly 3,000 people. On site was a railway platform called “Wilshamstead”, built to accommodate workers trains running from Bedford and Luton.

Due to a shortage of management resources ROF Elstow was managed as an "Agency Factory"

by J. Lyons & Co., famous for its corner houses, teas and cakes. The management and stock control systems required in the production of munitions, especially the control of raw materials and "perishable" finished products, were somewhat similar to those used in their catering business.

ROF Elstow at its height was a small town, with its own roads and railways, drainage and heating systems, power plants workshops, canteens and hospital facilities. Two separate boilers, constructed well outside the “Danger Area”, provided heat to all sections of the factory through over 14 miles of steam mains pipes.

The filling shop.

Going on duty.

Illustrations by Randolph SCHWABE from ‘THE TINKERS OF ELSTOW' by H.E. BATES

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ELSTOW STORAGE DEPOT

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R OYA L O R D N A N C E FAC TO RY

Working 24 hours a day, with stringent blackout precautions to avoid aerial detection, ROF Elstow was a pioneer in the filling of heavy bombs for the Royal Air Force and mines for the Royal Navy.

In July 1942, ROF Elstow began production of the 4,000 pound bomb. Between that date and March 1945, over 24,000 of these bombs were produced for the RAF. Production at Elstow kept pace with the armed forces as they prepared for the liberation of Europe and the invasion of Germany. As demand for weapons increased, so the factory productivity rose to meet it.

In the end, ROF Elstow produced 72,751 tons of high explosive munitions with a remarkably successful safety record. Only one serious incident is recorded, with an explosion and fire swiftly extinguished by the on-site Auxiliary Fire Brigade. Contemporary accounts recall that within half an hour workers in other filling buildings had settled back to their tasks, bravely facing exactly the same risks.

Comparative sizes of aerial bombs.

Girl driving motor truck carrying 500-pound bombs.

4,000-pound bombs from filling shop being lowered into the cooling pits.

The filling shop.

Illustrations by Randolph SCHWABE from ‘THE TINKERS OF ELSTOW' by H.E. BATES

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MORE RECENT HISTORY

BAND Monument.

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MORE RECENT HISTORY

MORE RECENT HISTORY Post World War II the long term fate of ROF Elstow was uncertain. Potential uses, from MOD storage, a new power station and even a prison, were all considered. Two more notable uses included the following: NIREX In October 1983, following advice from the Nuclear Industry Radioactive Waste Executive (Nirex), Elstow was announced by the Secretary of State for the Environment as a near surface disposal site for low level radioactive waste.

Bedfordshire Against Nuclear Dumping (BAND) was formed to fight the proposal and in March 1986 a petition of 95,000 signatures was presented to Parliament.

The BAND monument was built in 1986 as part of the protest - since relocated and rebuilt nearby

by L&Q Estates. The government announced it was abandoning its plans for Elstow in May 1987.

TRADING ESTATE Since 1974 the Elstow Storage Depot comprised a wide range of run down single storey brick buildings, the majority originally part of the Royal Ordinance Factory.

A large proportion of the 70 units were on a short term let to a variety of retail, light and general industrial and storage uses. The poor quality environment within the estate and low rents encouraged a large proportion of “bad neighbour” uses including car breakers, scrap metal dealers and panel beaters.

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PLANNING

PLANNING Wixams, then known as Elstow Garden Village, was first conceived in the late 1990’s when Gallagher Estates, now L&Q Estates, partnered with Innogy to promote the site for largely residential use. The overriding benefit was the re-use of 450 acres of contaminated, largely derelict land, bringing it back into productive use.

Following the preparation of the Elstow Development Brief, an Outline Application was submitted in 1999 and was, at that time, one of the largest residential applications produced in the UK. Extensive negotiations followed with stakeholders, affected residents and planning authorities, including a 3-day extensive ‘Planning by Design’ stakeholder event, culminating in 2007 with the grant of planning consent. Detailed consents for the remediation works and the proposed A6 by-pass were secured shortly after.

The framework plan sets out four distinct neighbourhoods, or villages, each with their own identity. The Villages (numbered 1 – 4 from east to west) are known as:VILLAGE 1

Lakview

VILLAGE 2

Willow Grove

VILLAGE 3

Cromwell Place

VILLAGE 4

Harrowden Green

12 Original Development Framework Plan.

PLANNING

Some 13 years later the site has undergone radical change. Gone are the dilapidated World War II buildings and asbestos contamination that blighted the site.

In its place, some 1,600 houses are now built and occupied along with the first three schools, convenience store, new employment, lakes and landscape corridors.

The first village, Lakeview, is complete.

Building is underway in Willow Grove and Harrowden Green. Building in Cromwell Place is soon to commence.

Transformational change is happening...

13 Wixams aerial view 2021.

Composite Plan 2021.

ENABLING WORKS

Lakeview and the A6 realignment under construction.

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ENABLING WORKS

ENABLING WORKS Since the grant of planning in 2007, the last 13 years have seen a massive investment in the infrastructure necessary to enable the derelict, contaminated site to be made suitable for development. To date L&Q Estates investment has secured: DEMOLITION - the removal of over 130 buildings.

REMEDIATION - the removal of 5,000m3 of grossly contaminated soils.

EARTHWORKS - the movement of over 3 million m³ of earth around the site to provide usable development parcels.

A6 REALIGNMENT - 3km of new dual carriageway.

ROADS/DRAINING - over 15km of new internal residential roads and streets.

EDUCATION - 2 primary and 1 secondary schools.

SERVICES - upgraded gas, water, electricity and communications.

LANDSCAPING - to date over 300 acres of landscaped open-space, drainage corridors, play and sports facilities.

All of these have been provided and managed

by L&Q Estates in-house construction team. The value of the works to date are in excess of £200m.

Lakeview completed.

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A 6 R E A L I G N M E N T & CAU S E WAY

A6 REALIGNMENT & CAUSEWAY The former A6 trunk road carried over 15,000 vehicles per day.

May 2002.

By realigning the carriageway it allowed the former A6 to be downsized, providing a pleasant, safe environment which has become an integral part of the street scene.

May 2002.

May 2021 Causeway under construction July 2002.

16

May 2021.

A 6 R E A L I G N M E N T & CAU S E WAY

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WIXAMS

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WIXAMS

COMMUNITY The concept for Wixams was inspired by a modern interpretation of the design approach of Ebeneezer Howard’s Garden City Movement, where open space and landscape work together with buildings to create distinctive places.

The design concept draws on the best local traditional character of Bedfordshire market towns, together with the latest sustainable development measures. Wixams is much more than just a place for new homes; it is a truly sustainable community with its own employment area, schools, shops, health services, leisure and recreation areas, transport links, and community centres.

Lakeview play area.

Lakeview local centre.

Lakeview design code.

Lakeview 2021.

Design quality throughout Wixams is controlled by a series of prescriptive design codes.

The image opposite sets out how the Lakeview village centre was envisaged which closley aligns with what has actually been built.

19

WIXAMS

Wixams Academy.

20

E D U CAT I O N

EDUCATION Providing high quality educational learning opportunities to young people within Wixams was always a key driver to the development of the new settlement. To date, L&Q Estates have funded or delivered the following: LAKEVIEW PRIMARY SCHOOL - 2012 and rated OFSTED excellent.

WIXAM TREE PRIMARY - 2017 LAKEVIEW DAY NURSERY - 2018 WIXAMS ACADEMY SENIOR - 2018 Lakeview Primary.

These provide through education from early years to sixth form, all within the boundary of Wixams.

Facilities within the schools include: ■ Specialist science labs.

■ Large open plan library.

■ Music room & recording studio.

■ Sports hall.

■ Multi use games areas.

■ High tech computing labs.

■ Playing fields.

■ Creative design studio.

■ Performing arts studio.

Wixams Tree Primary.

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PONDS & LAKES

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PONDS & LAKES

PONDS & LAKES Historically, Bedfordshire has been home to the British brick industry. The former London Brickworks Company, sited just south of Wixams, at its peak London Brick produced 500 million bricks a year, in the worlds largest brick kiln, accounting for 20% of all the UK’s bricks.

The plentiful raw material saw the extraction of clay by open cast quarrying over much of the immediate area. These clay pits, now restored as lakes, form a unique identity to this part of Bedfordshire.

To reflect this heritage, Wixams has embraced water and lakes as a key element of its landscape strategy. The extensive new lakes within Wixams, as well as providing massive amenity and ecological benefits, also help manage the disposal of surface water in a safe and sustainable manner.

Barn owl tower.

Lakeview.

Design aspiration for Causeway lake.

Causeway lake.

Lakeview.

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S P O R T & P L AY

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Willow Grove play area.

Harrowden Green play area.

Woodland Play.

Treasure Island.

S P O R T & P L AY

SPORT & PLAY To create a distinct sense of place and a range of individual characters to the play areas, each area has been designed around a particular theme, including ‘Construction Play’ in the Village Park North, ‘Treasure Island’ in the main play area adjacent the central square and lake and ‘Woodland Play’ in the recreational cluster located at the heart of Greenway B. Greenway A and B together with the Village Park and Village Green provide an opportunity for informal recreation and activities, appropriate to their scale providing areas of open grass and waterside activities.

Exercise stations.

Pitches and field sports.

Treasure Island.

Construction Play.

In addition to play, the role of sport and benefits of open space to the general well-being of residents of Wixams cannot be overstated. From dog walking to football - and in time cricket, rugby and tennis - provide ample opportunity for organised sport and general recreation.

Greenway B design code.

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WIXAMS

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COMMERCIAL

COMMERCIAL Towns adapt and evolve over time. Even in the twenty year life of Wixams, massive change in employment has taken place. The movement away from office parks and manufacturing to warehouse and distribution has been generated by the increase in online shopping.

The original Wixams masterplan highlighted areas of employment use and this space was sufficiently flexible to accommodate the need for high quality distribution uses, such as those currently under construction.

27

THE FUTURE

THE FUTURE With housebuilding well underway and over 1,600 houses now occupied, L&Q Estates focus has moved towards providing those facilities needed to support the new settlement.

The illustration sets out the vision for the ‘High Street’ encompassing not only food and other retail outlets, but also an assembly hall, public house, doctors surgery, care home and gym.

New ‘High Street’ vision.

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THE FUTURE

Most small towns benefit from a central area of open space at the very heart of the place.

Wixams is no different. Set over 15 acres, the new town park continues the theme of water and also provides community space, ideal for farmers markets, concerts and community events, but mostly to provide an area of relaxation and enjoyment for residents.

General Arrangement.

Town park layout plan.

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FUTURE

TESTIMONIALS “Bedford Borough Council has worked

“Running

closely with L&Q Estates on the Wixams

primarily about delivery, L&Q Estates offer

project since its inception. We have found

land parcels that are oven ready with

a housebuilder business is

L&Q to be excellent partners in bringing

major infrastructure, services and place

forward

displaying

making (community benefits , schools,

exceptional flexibility in renegotiating

open space etc) all in place. Planning risk

the

development,

agreements in the light of changing

is reduced through the detailed work done

circumstances and always looking to find

up front in terms of design codes, discharge

a win-win solution to any problems that

of site-wide conditions / legal obligations.

arise. I think the best example of this was

These

the negotiation that led to L&Q’s funding

commercially and contractually de-risked,

land

parcels

therefore

for the Wixams station to be maintained

allowing housebuilders to focus on building

and rolled forward for five years to

‘just homes’ which minimise the risk to

allow the Council to step in and fund the

delivery

remainder of the project when Network Rail

infrastructure and planning. These oven

through

delays

business

”

I have found L&Q to be positive, pleasant

”

Dan Wisson

and productive to do business with.

Senior Land Manager Bellway Homes Limited

Jon Shortland Chief Officer – Planning, Infrastructure & Economic Growth

“With the L&Q Estates model you get your roads in then the schools in, and the buses are up and running - everything is ready

”

and then the housing and people come.

Anna Rose Head of Planning Advisory Service

caused

by

ready sites are a must for a housebuilder

were obliged to pull out.

30

are

L&Q Estates The Wixams story

L&Q Estates Ltd

www.lqestates.co.uk © L&Q ESTATES 2021

©L&Q ESTATES 2021

Telephone 01926 339 339 Fax 01926 339 222 Email info@lqestates.co.uk