exploring community - ashlands, portishead o · “portishead, or portshead popularly posseta...

THE ASHLANDS * PORTISHEAD

EXPLORINGCOMMUNITY

ASHLANDS * PORTISHEAD


Introduction

Twenty-three years ago Barton Willmore was appointed by the Portishead Quays

consortium, comprising Crest Nicholson and Persimmon Homes, to work with

North Somerset Council to regenerate The Ashlands, one of the largest brownfield

sites in the South West, with the intention of delivering a thriving new community that would revive Portishead’s industrial

heartland.

The main road that runs through the new community in Portishead is called

Phoenix Way and for good reason – the 1,650 dwellings are built on top of an immense

pile of ash, the waste from two former power stations nearby. This new community has literally risen from the ashes as part of a

wider regeneration of the industrial docks in Portishead and now comprises 4,300 new homes, marina, district centre, employment, shops, restaurants and cafe’s as well as a 40

hectare nature reserve, play areas and open spaces.

As Town Planners, Urban Designers, Masterplanners, Landscape Designers and

Architects in the design and delivery of this scheme since its inception, Barton Willmore

worked closely with Persimmon Homes, Crest Nicholson and other developers

including: Taylor Wimpey, Charles Church, Barratt Homes, Pegasus Life and Knightstone

Housing to deliver the project.

Our guidebook has been produced to highlight the success of this dramatic

transformation of a challenging brownfield site into the exciting new community you see today. It aims to walk you through the vision that was developed 23 years ago and is now

being lived and breathed by thousands of people.

We hope you enjoy the journey…

Simon Prescott

Planning Partner, Barton Willmore

“PORTISHEAD, or Portshead popularly Posseta village and a parish in Bedminster district, Somerset. The village stands on the Severn’s estuary, under wooded hills, at the end of Wans dyke, and at the terminus of the Bristol and Portishead railway, opposite King’s Road, 3¼ miles W S W of the mouth of the river Avon, and 9 W by N of Bristol; is supposed to have been anciently the harbour of Portbury; is now a watering-place, with a gay assemblage of villas; commands a charming view over the Severn’s estuary to the coast and mountains of Wales; and has a post-off ice under Clevedon, a railway-station, a handsome hotel, and marine baths.

In 1870-72, John Marius Wilson’s Imperial Gazetteer of England and Wales described Portishead like this:

t h e

A S H L A N D S P O R T I S H E A D

" p o r t a t t h e h e a d o f t h e r i v e r "A B R I E F H I S T O R Y . . .

A steamer plies daily, in summer, to Bristol: and magnifi cent plans have been entertained for forming a series of docks, on a scale suitable for ocean steamers. The parish contains also the hamlet of North-Weston; and comprises 2,093 acres of land, and 295 of water. Real property, £7, 771. Pop.in 1851, 1,084; in 1861, 1, 201. Houses, 250. A fort was formerly at P. Point; was taken from the royalists, in 1645, by Fairfax; and has left some remains. Ancient camp was in the parish, 1, 200 feet by 600; and also has left some remains. The living is a rectory in the diocese of Bath and Wells. Value, £729. Patron, the Rev. F. Norman. The church is early English; and consists of nave, aisle, and chancel, with a fi ne tower. There are chapels for Independents, Quakers, and Wesleyans, a national school, and charities £5.”

GB Historical GIS / University of Portsmouth, History of Portishead in North Somerset | Map and description, A Vision of Britain through Time.

t h e

The town of Portishead has a long history as a fishing port and for the past 200 years as a dock. Two coal-fed Power Stations were built next to the dock in 1926 and 1949 and these were closed in the 1970s and 1980s at which time all industrial activities at the dock ceased.

The closure of the power stations and associated dockside industry left a challenging but exciting opportunity. Across its 67 hectares, 48 hectares were heavily contaminated, having been subject to landfill of ash and clinker by-products from the power stations. Focussed around the docks however, extensive waterside development opportunities, plus a great, well connected location made this a prime site for the south west.

History


Nigel Jones-Gerrard, Technical Director at Persimmon; “There will always be pessimistic and

optimistic views on what unknown challenges a site might present but here we had a unique

site and a unique opportunity, which provided us with a clear direction. Having said that, the

combination of former uses and their activities did leave a unique cocktail of contaminants and other constraints in the ground that were a real

challenge and there was a long list of underground constraints including shafts and tunnels, utilities,

oil, asbestos and phosphorous.”

History


In 1990 drums of stored phosphorus caught fire in one of the industrial buildings which resulted in a massive phosphorous cloud covering over 15 miles. This potential danger of heavy industry located next to a residential area was the real catalyst to regenerating the site.

This type of development requires a large amount of upfront cost to buy the land, undertake the necessary remediation works and build

the necessary infrastructure. Persimmon did not receive any financial assistance from outside agencies but instead benefitted from a good working partnership with the Local Authority (North Somerset Council) which enabled the release of adjacent greenfield land for development, and thereby provided the necessary cash flow to fund the remediation and preparation of the brownfield element.

The Place

Our vision was to create a community with a distinctive character and sense of place.

Paul Davis, Strategic Land Director, Persimmon: “The overall objective

has been one of achieving quality and distinctiveness. The vision evolved over

time and it is the unique combination of elements such as the dockside and the proximity to the Severn Estuary which have provided inspiration for

the distinctive character areas. I believe this evolution was key to the successful

delivery of a high quality scheme, enabling us to respond and adapt over the

long time period.”

The design approach and vision for Portishead Docks was developed in the mid to late 1990s. It reflected a

move at that time to a more design-focussed approach to new residential

communities. The Commission for


Architecture and the Built Environment (CABE) was established in 1999, and

by 2000 had published two important documents: ‘By Design – Urban Design in the Planning System’ and ‘Urban Design

Compendium,’ clearly showing a step-change in the design approach to new

developments.

At Portishead Docks and The Ashlands we fully embraced this new agenda and

the development as one of the first in the country to be designed to this standard. The approach focused on achieving good urban design and placemaking, through

the delivery of high quality streets, spaces and places throughout the entire

development.

The successful delivery of this vision was the responsibility of a number of key

players including the Portishead Quays Consortium and North Somerset Council.

o u r


. . . t o c r e a t e a d i s t i n c t i v e c h a r a c t e r a n d s e n s e o f p l a c e

o u r v i s i o n ...

the

Explore the place

This walkable guide aims to provide context to the urban form of this substantial site. The icons opposite are used to highlight

the unique and interesting features that are part of the individual areas. We hope you

enjoy the journey…

EXPL

O R

E T H E P L A C E : L O O K OUT FOR EACH AREA'S

UN

I QU E F E A T U R E S !


Public ArtWalking/Cycling

Nature

Iconic Building

Amenities Play Area

Illustrative Map

Our illustrative map enables you to navigate your way around the site,

picking out each area’s unique features. Look out for the area map on each page!


L O O K O U T F O R T H E A R E A M A P O N E A C H P A G E T O E X P L O R E P A R T S O F . . .

L O O K O U T F O R T H E A R E A M A P O N E A C H P A G E T O E X P L O R E P A R T S O F . . .

The Avenue

DOCKSIDE

The Seafront Development

Old Sea Bank Terraces

BUS ROUTE .....

TRAIN STATION

PRIMARY SCHOOL

MARINAEATIN

G AND DRINKING

NATURERESERVE

The gateway

Battery Point lighthouse

VILLAGE CENTRE

Theoval

TTHHTHTTHT EE EESSESEESE TTSTSSTS UUTUTTUT AARRYYRYRRYR CYCLE PATH TO BRISTOL

VILLAGE GREEN

The COMMON

The Rural Edge & Country Lanet h e A S H L A N D S , P O R T I S H E A D

N

S

EW

The Avenue

A formal avenue links the entrance gateway. The Avenue is wide - over 30 metres - allowing

for large front gardens set behind the tree-lined route,

creating a garden suburb character. The width also allows

for both on-street parking, separate footpaths and the

cycleway.

The Avenue

The gateway

Theoval

VILLAGE GREEN

The homes lining The Avenue consist of short terraces (two – three storeys) which are strong

enough architecturally to enclose the street space.

From The Avenue the main route passes between crescent

shaped buildings which act as a gateway on to The Village Green.

A R C H I T E C T U R E C R E A T E S M O V E M E N T A N D U N I T Y

T H E R E P E T I T I O N A N D R H Y T H M O F T R E E S A N D


A R C H I T E C T U R E C R E A T E S M O V E M E N T A N D U N I T Y


The Gateway

A pair of three storey apartment buildings provide an entrance gateway to The Village Green beyond. Their crescent- shaped plan, alignment of key buildings

and landscaping provides a formality, which contrasts with the informal nature

of The Village Green beyond.

The gatewayT H E B E A U T I F U L P U B L I C A R T A T T H E E N T R A N C E O F T H E G A T E W A Y

C R E A T E S AN I N T E R E S T I N G A N D A T T R A C T I V E F O C A L P O I N T

The Village Green

The Village Green is deliberately more informal and relaxed and is in keeping with the tradition of English village greens. The

contoured green spaces define and dominate the character of The Village Green.

A mixture of linked and detached mainly two storey terraced homes enclose the series

of greens. Small front gardens defined by low walls and fences front directly on to the

green spaces.

VILLAGE GREEN

T

H E FO R M A L I T Y O F T H E A R E A T H A T S U R R O U N D S I T

A N IN F O R M

A L

G R E E N S P A C E T H A T C O N T R A S T S W I T H


The Village Common

A simple rectangular space enlivened by a colourful engaging play area and contoured, landscaped banks, create a village common

in the heart of the site.

VILLAGE CENTREThe COMMON

DRAWS ON

INS P I R A T I O N F R O M A B E R D A R E I N W A L E S T O C R E A T E A FUN

A N D E N G A G I N G P L A Y A R E A, SURROUNDED BY

BRIGH T C O L O U R E D H O M E S


The Village Square

The Village Square lies on the main route through the site and just 200 meters from the

edge of the marina. The small urban square provides small retail units and an extra care

facility incorporating a hairdressers and other community facilities. The square is

framed by houses, flats and live/work units. The public art and landscaping create an

exciting and lively urban square.

VILLAGE CENTRE

A H A R D L A N D S C A P E D S P A C E F R A ME D B Y A V A R I E T Y O F U S E S



To maximise the opportunity at this prime location, development at the seafront begins to

intensify, providing some of the site’s tallest buildings. These rise to seven storeys, dropping to three storeys on the edges, opening on to the

adjacent nature reserve.

Curved terraces of apartments and houses give superb views out over the estuary, echoing the

traditional British seaside architectural language of Georgian and Victorian times, while a new

‘lighthouse’ echoes that in the fishing village of Port Marine.



S T R I K I N G A N D C O N T E M P O R A R Y B U I L D I N G S

A B E A U T I F U L L I G H T H O U S E S I T S A M O N G S T A C O M P O S I T I O N O F


S T R I K I N G A N D C O N T E M P O R A R Y B U I L D I N G S

A B E A U T I F U L L I G H T H O U S E S I T S A M O N G S T A C O M P O S I T I O N O F


The Old Sea Bank is virtually the only historical feature in the area, offering an interesting

topographical phenomenon covered with rich vegetation which has developed over many years. With the top of the bank some six metres higher

than the green fields below, it offers superb views southwards over the landscape as far as the

Tickenham Ridge. This sense of place has been reinforced by a series of gently curved terraces,

echoing the curve of the sea bank and maximsing the views.



NATURERESERVE


The COMMON

A S H L A N D S , P O R T I S H E A D

H I G H D E N S I T Y D E V E L O P M E N T H O S T S A N I NT R I G

U I NG

NA T U R E R E S E R V E

T H E S T R O N G , B R I G H T L Y C O L O U R E D


The Avenue



BUS ROUTE .....

PRIMARY SCHOOL

EATING AND DRIN

KING

NATURERESERVE


VILLAGE CENTRE

Theoval

CYCLE PATH TO BRISTOL

VILLAGE GREEN

The COMMON

The Rural Edge & Country Lane

A S H L A N D S , P O R T I S H E A D

A C E N T R A L G R E E N H E A R T I N T H E M O S T R U R A L A R E A O F T H E S I T E

The Rural Edge & Country Lane

Here we find the lowest density area on The Ashlands development. A relatively small number of larger dwellings create the scale and massing to reflect the character of the surrounding villages, whilst their larger rear gardens allow adjoining

landscape to be drawn into the development.

The Country Lane is an essential design element, creating an informal meandering loop through the development, touching all parts of it including the

Rural Edge.


A C E N T R A L G R E E N H E A R T I N T H E M O S T R U R A L A R E A O F T H E S I T E

DOCKSIDE


MARINAEATIN

G AND DRINKING


VILLAGE CENTRE

TT

The COMMON

N

S

E

A N E C L E C T I C M I X O F A R C H I T E C T U R E

A N D U S E S W I T H A B E A U T I F U L

M A R I N A A N D B U S T L I N G N I G H T L I F E

Dockside

Fronting the newly created marina, a variety of contemporary apartments form the Dockside

development. Building massing and a selection of materials have been used to create a harmonious

dockside character.

The apartments are set back and raised slightly above the dockside public realm for privacy. Most

of the apartments directly front the marina or have views over adjoining landscaped spaces with mixed

use development below. Shops, bars, restaurants and offices are all accommodated on the

ground floor.


Public Art

The public art is an integral part of The Ashlands development and makes a significant contribution

to the sense of place and community.

The comprehensive public art strategy was inspired by the history of the site and the 27 pieces are

arranged in a trail within the community, located in key spaces and focal points. They include giant horse shoe nails (referencing the factory that used

to be on the site) which are used as play equipment by local children and an ‘Arch of Angels’ reflecting

the five radio towers that were on the site.


w w w . p u b l i c a r t p o r t i s h e a d . c o . u kY o u c a n l e a r n m o r e b y v i s i t i n g

t h e c o m m u n i t y & t h e p e o p l e o f t h e a s h l a n d s

Building a place, creating a community…what makes Portishead special is its residents. A few of the residents have their say on why they chose to

make The Ashlands their home.

Place-Making


t h e c o m m u n i t y & t h e p e o p l e o f t h e a s h l a n d s

t h e p a r k e r f a m i l y

t h e p a r k e r f a m i l y

T H E A S H L A N D S I S A G R E A T P L A C E T O L I V E F O R Y O U N G

P E O P L E , F A M I L I E S A N D T H E O L D E R G E N E R A T I O N A N D H A S

A G R E A T M I X E D C O M M U N I T Y . E V E R Y D A Y F A C I L I T I E S S U C H

A S A S C H O O L , P O S T O F F I C E A N D C O N V E N I E N C E S H O P A R E

A L L P R O V I D E D W I T H I N T H E C O M M U N I T Y A S W E L L A S P U B S

A N D C A F E S O N T H E M A R I N A .T H E R E I S A N E T W O R K O F O P E N

A N D G R E E N S P A C E S W I T H S O M E F A N T A S T I C A N D U N I Q U E

P I E C E S O F P U B L I C A R T . T H E C Y C L I N G A N D W A L K I N G R O U T E S

A L L L O O P R O U N D T H E S I T E A N D P R O V I D E S O M E G R E A T C Y C L I N G

O P P O R T U N I T I E S F O R T H E K I D S . T H E A R C H I T E C T U R A L D E S I G N ,

W H I C H I S I N S P I R E D B Y T H E S E A S I D E L O C A T I O N , G I V E S T H E P L A C E A D I S T I N C T I V E

I D E N T I T Y . R I G B Y T H E G U I N E A P I G L O V E S I T H E R E T O O !

j o a n

j o a n I A M V E R Y C O M F O R T A B L E I N M Y S P A C I O U S , M O D E R N F L A T I N

W A V E R L E Y C O U R T - W H E R E H E L P I S A L W A Y S A V A I L A B L E I F N E E D E D .

M Y C E I L I N G - T O - F L O O R W I N D O W H E L P S M Y P O T P L A N T S T O

F L O U R I S H A N D G I V E S M E T H E P L E A S U R E O F W A T C H I N G T H E

C H I L D R E N S C O O T E R T O S C H O O L .

W E A R E S U R R O U N D E D B Y A V A R I E T Y O F P O R T I S H E A D ' S

A T T R A C T I O N S - A C H O I C E O F S H O P S N E A R B Y , T H E H I G H S T R E E T , T H E M A R I N A , T H E N A T U R E R E S E R V E ,

P O R T I S H E A D I N B L O O M , S T Y L I S H C H R I S T M A S D E C O R A T I O N S ,

F A S C I N A T I N G S C U L P T U R E S , T H E R A F T R A C E ( A Y E A R L Y E V E N T

U N I Q U E T O P O R T I S H E A D ) A N D A P O S T O F F I C E J U S T A C R O S S T H E

R O A D I N T H E V I L L A G E Q U A R T E R .

M A T T & l o u i s

M A T T & l o u i s

I H A V E L I V E D I N M Y A P A R T M E N T , W H I C H I S C L O S E T O T H E M A R I N A , F O R N E A R L Y

T W O Y E A R S . T H E L O C A T I O N A N D A R E A A R E G R E A T , W I T H

T H E H I G H S T R E E T A N D S H O P S O N L Y A C O U P L E O F M I N U T E S ’

W A L K A W A Y , W H I C H I S R E A L L Y H A N D Y F O R M E A S I W O R K F R O M

H O M E . I R E G U L A R L Y M A K E T H E M O S T O F T H E L O C A L B A R S

A N D R E S T A U R A N T S A R O U N D T H E M A R I N A W I T H F R I E N D S A S

I T H A S A G R E A T A T M O S P H E R E A N D L O T S G O I N G O N . M Y D O G

L O U I S L O V E S W A L K S A R O U N D T H E N A T U R E R E S E R V E T O O !

J a n e t & R o n

J a n e t & R o n

W E H A V E L I V E D I N P O R T I S H E A D F O R T H E B E S T P A R T O F 4 0 Y E A R S

A N D R E C E N T L Y M O V E D F R O M U P O N T H E H I L L T O T H E M A R I N A

D E V E L O P M E N T .

H A V I N G S O M A N Y F A C I L I T I E S O N O U R D O O R S T E P A N D B E I N G A B L E T O W A L K T O T H E S H O P S ,

L I B R A R Y , S P O R T S C E N T R E E T C . I S A R E A L B O N U S . W E L O V E T A K I N G

E V E N I N G S T R O L L S A R O U N D T H E M A R I N A A N D G R A B B I N G A B I T E

T O E A T I N O N E O F T H E C A F E S A N D R E S T A U R A N T S O N T H E

W A T E R F R O N T !

W E H A V E W A T C H E D T H E T O W N G R O W O V E R T H E Y E A R S A N D H A V E

B E E N R E A L L Y I M P R E S S E D H O W T H E N E W H A S B E E N I N T E G R A T E D

W I T H T H E O L D . W E F E E L T H E D E V E L O P M E N T H A S W E L C O M E D

B O T H L O C A L R E S I D E N T S W A N T I N G A C H A N G E A N D P E O P L E W H O A R E M O V I N G I N T O P O R T I S H E A D F R O M

O T H E R A R E A S .

W I T H E X C E L L E N T T R A N S P O R T L I N K S T O B R I S T O L A N D

T A L K O F T H E T R A I N S T A T I O N P R O G R E S S I N G , W E C A N S E E

P O R T I S H E A D B E C O M I N G A N E V E N M O R E A T T R A C T I V E O P T I O N F O R P E O P L E O F A L L A G E S T O L I V E .

t h e H A S E L D I N E f a m i l y

t h e H A S E L D I N E f a m i l y

T H E A S H L A N D S I S A G R E A T P L A C E T O R A I S E A F A M I L Y A N D W E L O V E B E I N G A B L E T O C Y C L E

A N D W A L K S A F E L Y O N T H E M A N Y P A T H S T H A T C O N N E C T T H E D E V E L O P M E N T W I T H T H E N A T U R E

R E S E R V E , M A R I N A A N D H I G H S T R E E T O F P O R T I S H E A D . T H E B O Y S E S P E C I A L L Y L I K E E X P L O R I N G T H E

N A T U R E R E S E R V E ' S M A N Y P A T H S L O O K I N G F O R W I L D L I F E A L O N G

T H E W A Y A N D R E C E N T L Y W E N T O N A T O A D P A T R O L M I S S I O N W I T H

T H E I R L O C A L B E A V E R P A C K !

I H A V E L I V E D I N P O R T I S H E A D F O R O V E R 4 0 Y E A R S A N D

F E E L T H A T T H E A S H L A N D S H A S R E A L L Y B R O U G H T T O L I F E

A N A R E A O F L A N D T H A T W A S D E R E L I C T F O R M A N Y Y E A R S ,

I N T E G R A T I N G T H E O L D A N D N E W P A R T S O F P O R T I S H E A D . W I T H

S M A L L B U S I N E S S E S A N D S H O P S O P E N I N G O N T H E M A R I N A , W E

H A V E M A N Y F A C I L I T I E S O N O U R D O O R S T E P A N D L I K E T O S U P P O R T

L O C A L B U S I N E S S E S W H E N E V E R P O S S I B L E .

John TranterArchitectural Director at Barton Willmore (Now Retired)

To design a development of 1,650 homes where individual residents would experience a clear sense of place was very tricky. This was initially achieved through a very strong masterplan which gave a clear logic to the layout, in terms of hierarchy of circulation, definition of character areas, and maximising the unique qualities of this site.

This comprehensive masterplan, along with exceptional ongoing liaison between North Somerset planners, the consortium and its designers enabled these initial objectives to be retained and in some cases enhanced, through the implementation stage of the project.

The Ashlands, or Village Quarter as its residents now refer to it, has a distinct character derived from the successful translation of the original design aspirations through to reality, over a period of 15 years, demonstrating what can be achieved through cooperation and commitment.

A view from those involved


Paul Davies,Strategic Land Director at Persimmon

Kedrick Davies, Urban Designer for North Somerset Council (1998 – 2008)

The scheme was a hugely challenging, but rewarding project to work on. The Ashlands was far more challenging than the Port Marine site. With Port Marine, we had the Marina to work with, but The Ashlands site was a huge area, a flat wasteland with no identity. Working with various developers, we had to overcome a variety of obstacles such as creating a distinctive and legible environment in order to help control and assist the design team. The planning process was proactive and encouraged innovative solutions. Allowing time for design was essential to the success of the scheme, as design is an evolutionary process and the scheme needed to provide a base and a mechanism for that to happen.

It is the unique combination of ingredients that have made this an attractive place to live – the seaside location; the marina; the public art trail; the 40 hectare nature reserve, as well as the new amenities that have been provided which include a Waitrose, new restaurants, bars and cafes, new quality parks and play areas. The new marina facilities are all connected by a network of safe and vibrant routes that make this a very attractive place for a wide range of people. The wide range of dwelling types which include hundreds of apartments around the marina as well as larger family homes, provides for a vibrant mixed community. There are also a number of celebrities that live within the development including actor Johnny Briggs and comedian Eddie Large.

Avril ChadwickDesign Director at Barton Willmore

I believe the success of The Ashlands as a great place to live flows from the close working relationship of the team, together with the common goal to create a great place; and what a great place it is!

Underlying the team’s close working relationship was the commitment to design. The character areas - the specific spaces and places where design would be concentrated was the main reason for the project’s success. The character areas did not sprawl across vast acres of land, but were local and focused spaces that would be linked together by the main circulation routes. The architectural response was concentrated in these areas and development outside these spaces was unassertive in scale, character and materials. Now the development is complete this approach has created a real sense of place and orientation for residents and visitors.

With the common goal of creating a great place, the process was simple. A regular series of design workshops were held on site, the outcomes of which fed directly into a series of design statements to explain each character area. The design statements were brief documents, largely supported by artists’ impressions and street scenes of the key character elements. Where the reserved matters submissions reflected these documents, approval was secured relatively quickly. North Somerset Council working with Kedrick Davies (Urban Designer appointed by the council to oversee the design process) were able to see the potential of the site and pushed the design agenda, but appreciated the realities for the developer and the limitations of achieving this level of bespoke design for all 1,650 houses. As the site developed, it was clear that the principles developed at the design workshops had been successfully translated into the built form.

There are parts of the development where we can learn lessons. However The Ashlands community, with its colour, character and sense of identity has created a place where people love to live.


The Avenue

DOCKSIDE



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The Avenue

DOCKSIDE



BUS ROUTE .....

TRAIN STATION

PRIMARY SCHOOL

MARINAEATIN

G AND DRINKING

NATURERESERVE

The gateway


VILLAGE CENTRE

Theoval

TTHHTHTTHT EE EESSESEESE TTSTSSTS UUTUTTUT AARRYYRYRRYR CYCLE PATH TO BRISTOL

VILLAGE GREEN

The COMMON


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101 Victoria StreetBristol BS1 6PUT/ +44 (0)117 929 9677

@bartonwillmorewww.bartonwillmore.co.uk


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