ordnance survey mastermap - crown copyright. all rights ... · part 1: development partner...

Harworth GroupWeldon ParkCorby

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21 June 2018 DWL/BCILLUSTRATIVE MASTERPLAN, WELDON IN THE FOREST (PHASE 2)8486-L-01

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This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey Mastermap - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

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landscape design urban design

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FPCR Environment and Design LtdLockington HallLockington Derby DE74 2RH

t: 01509 672772f: 01509 674565e: [email protected]: www.fpcr.co.uk

Site Boundary

Potential Walking & Cycling Routes

Weldon Park (Existing Woodland)

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ResidentialPhase 2: 27ha / 950 dwellings @ 35dph

Existing woodland, trees and hedgerows andwatercourses (Chillow Brook)

Secondary School(6ha)

Potential Green & Blue Infrastructure(Multifunctional Greenspace cpable of delivering a wide

Primary School provision (2ha - 2 form entry)

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Potential Vehicular Access Points to Persimmon Development

Public Rights of Way

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Persimmon DevelopmentWeldon

A43 Stamford RoadPriors Hall Development

Priors Hall Golf Course

Mulberry Development

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WELDON PARK PHASE 2Planning and development brief August 2018

Proposal by

Proposal for

www.harworthgroup.com 2

MISSION STATEMENT & CONTENTS

CONTENTS

PART 1: DEVELOPMENT PARTNER INTRODUCTION 03

PART 2: PLANNING STRATEGY 20

PART 3: MASTERPLAN 28

PART 4: STAKEHOLDER ENGAGEMENT STRATEGY 44

PART 5: SUMMARY AND NEXT STEPS 48

VISION STATEMENT

Harworth Group plc, working in consortium with Davidson Homes and LocatED, are committed to delivering Weldon Park Phase 2. The site is controlled by a single landowner and could deliver a major residential development comprising of at least 700 new homes and has been identified as the preferred location for an Academy school for 1,800 pupils aged between 11 and 18.

The wider Weldon Park development provides a sustainable urban extension to Weldon and Corby, with the initial phase being delivered by Persimmon / Charles Church Homes. The strategic urban extension provides a unique opportunity for the identified delivery partners to work in collaboration to deliver a highly sustainable development comprising of a much needed secondary school, further social infrastructure, landscape and ecological benefits, countryside access and new family and starter homes.

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Development Partner Questionnaire . May 2018

PART 1: DEVELOPMENT PARTNER INTRODUCTIONA BRIEF OVERVIEW OF THE DEVELOPMENT PARTNERSHIP

Company profiles 04

Financial status 06

Track record 08

Placemaking and development quality 10

Project team key staff 18

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PART 1: DEVELOPMENT PARTNER INTRODUCTION

COMPANY PROFILES

PART 1: DEVELOPMENT PARTNER INTRODUCTION COMPANY PROFILES

www.harworthgroup.com 5WELDON PARK . DEVELOPMENT PARTNER PROPOSAL . AUGUST 2018

PART 1: DEVELOPMENT PARTNER INTRODUCTION COMPANY PROFILES

Listed on the main market, Harworth Group plc (LES: HWG) is a leading land regeneration and property investment specialist which owns, develops and manages a portfolio of approximately 21,000 acres of land on 136 sites located throughout the Midlands and North of England. The company specialises in the regeneration of former coalfield and brownfield land into employment areas and new residential developments.

Its flagship developments, including Waverley in Rotherham and Logistics North in Bolton, are leading examples of industrial regeneration and are at the forefront of the UK’s economic recovery. It has a Gross Asset Value close to £500 million and a low Loan to Value ratio of less than 15%.

In March 2017 the DfE setup its own property company LocatED – a limited company and arms-length body, but wholly owned and funded by the Secretary of State for Education. Non-profit-making, LocatED is responsible for buying and developing sites in England to help meet the Government’s commitment to build new free schools, and help create 600,000 new school places by 2021.

With the funding secured and available, LocatED acquires land and buildings across the country. This makes it one of the largest purchasers of land in the UK. Working directly with landowners, agents and developers across Britain, LocatED has individual acquisition budgets to spend on sites that can deliver 10,000 to 175,000 sq. ft. gross internal floor area.

LocatED operates at pace and negotiates complex deals with multiple partners across the private and public sector to get the best possible value for money for the taxpayer.

Davidsons Homes are a privately owned, family run house building company. Following the sale of David Wilson Homes Limited and Wilson Bowden Plc in 2007, David Wilson and his sons James, Richard and Robert established Davidsons Homes.

Our design approach is based on seeking to reflect the qualities of traditional towns and villages that make England distinctive, memorable and loved. We pride ourselves on well-crafted homes that collectively sit together to create beautiful streets and spaces.

We recognise the cohesion required to ensure local vernacular is embedded into the places we create, be that in the materials we use to the type and variety of landscaping we provide.

We build and sell over 600 homes per year and are keen to ensure any development we are involved in, is created to the Davidsons Homes desired standard.”

It is proposed that the development of Weldon Park Phase 2 will be taken forward by a development partner consortium of Harworth Group plc, as lead developer, alongside Davidsons Homes and LocatED. All three companies have an excellent track record of delivering residential and educational developments.

HARWORTH GROUP PLC DAVIDSONS HOMES LOCATED

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FINANCIAL STATUS


HARWORTH GROUP PLC

£496.9mGross Asset Value (31 December 2017)

12.5%NAV growth FY 2017 Vs FY 2016

£409.3mNet Asset Value (31 December 2017)

£53.67mTurnover (31 December 2017)

7.0%Net Loan to Value (31 December 2017)

PART 1: DEVELOPMENT PARTNER INTRODUCTION FINANCIAL STATUS

£49.68mProfit 2017 (financial year)

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TRACK RECORDTRACK RECORD OF DELIVERING LARGE INFRASTRUCTURE LED PROJECTS


PART 1: DEVELOPMENT PARTNER INTRODUCTION TRACK RECORD

We have transformed a former industrial site into a thriving new 740 acre development comprising an Advanced Manufacturing Park with world-leading employers and a new community of around 4,000 homes. The residential development will boast shops, restaurants, education provisions, leisure and community facilities and parks. Waverley is just two minutes drive from junction 33 of the M1, at the heart of the Sheffield City Region. It is Yorkshire’s largest ever brownfield mixed-use development delivering a range of new homes for local families.

Its completion over this time will create a community of 9,000 people, living in a green and attractive lakeside community. Through the Advanced Manufacturing Park and adjoining commercial developments, Waverley will also create over 3,500 jobs and is estimated to add £300 million in Gross Value Added to the local economy once fully developed.

Further information on how Harworth Group plc transformed Waverley can be found within the Development Partner Questionnaire and within the next section of this brochure.

WAVERLEY ROTHERHAM - 3,890 CONSENTED PLOTS

HARWORTH GROUP PLC

The purchase of 145 acres of land at Coalville, Leicestershire for £11.8 million plus costs in August 2017 was our first major site purchase following the successful raising of £27.1 million of new equity in March 2017.This land already has an outline planning permission for housing, which could deliver 914 new homes across 76 net developable acres. Crucially, the site is also adjacent to our existing 200-acre Coalville site, which has planning consent for 1,102 new homes. This combined scheme is now Harworth Group plc’s second largest residential development, behind Waverley, and provides a 15-year pipeline of land for residential sales.

The purchase delivered immediate marriage value as recognised in the 2017 valuation, whilst our development appraisal forecasts a rate of return in excess of our required hurdle rate.

Our focus has now shifted to value engineering the first development platforms to sell to housebuilders. We plan to select the site’s first housebuilder in 2018, with a further 15 years of sales and development across the full scheme to follow. Work will also take place to optimise the existing planning consent across both sites to maximise eventual returns.

COALVILLE LEICESTERSHIRE - 2,016 CONSENTED PLOTS

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PLACEMAKING & DEVELOPMENT QUALITY


PART 1: DEVELOPMENT PARTNER INTRODUCTION PLACEMAKING & DEVELOPMENT QUALITY

History of the SiteThis site has major industrial roots; below is a photo of Waverley as Orgreave in the late 1980s followed by our plans for the development:

In 1990 the Orgreave colliery closed for mining and in 1995, British Coal gained permission to remediate and restore the site. Its remediation was extremely challenging; it took a decade to remove all the coal from the site, with full remediation completed six years later in 2011.

In the same year Harworth Group plc obtained outline planning consent for regeneration of the entire site into 200 acres of commercial space, 230 acres of residential and local community space and 310 acres of green space – delivering:

. Up to 3,890 new homes; . Over 2 million sq ft of advanced

manufacturing commercial space; and . Supporting uses, including a new local centre,

schools and high quality public open space.

CASE STUDY

WAVERLEY A MODEL FOR BROWNFIELD REDEVELOPMENT

A large part of our success as a regeneration company has been founded on the quality of our flagship development – Waverley in Rotherham – where we are transforming a 740-acre former coal mining site in a deprived part of South Yorkshire into Yorkshire’s largest-ever mixed-use development.

Waverley as Orgreave Coking Works in 1990 Masterplan of Waverley 2018



Site progress – establishing a world-class business and residential communityWaverley has been more than 25 years in the making, emphasising Harworth Group plc’s long-term regeneration credentials.

The site closed as Orgreave Coking Works in 1990, with a surface mining operation in place for a decade after this period. The late 1990’s and early 2000’s saw Harworth Group plc (in its previous guise within UK Coal) working extensively with Yorkshire Forward (the region’s former Development Agency), Rotherham Council and various Government bodies to develop a vision and masterplan in close collaboration with residents and businesses alongside tackling the significant remediation and infrastructure work required to bring a site of this scale forward.

This work began from first principles and involved public and design workshops over several months refining the ‘art of the possible’, accounting for the sites assets (including its close proximity to junction 33 of the M1) whilst also accounting for the need of the site to help regenerate a relatively deprived part of the North of England.

Harworth Group plc and partners undertook preparation and infrastructure works for the best part of a decade, prior to Harworth Group plc securing an outline planning consent for the development in 2011 consisting of the elements shown above. What has been developed since proves that Waverley offers a national model for how to develop brownfield land.

The vision for Waverley is to provide a sustainable, mixed-use development that is expected to contribute £1 billion to the local economy as it is built over the next 20 years.

Progress on-site has been remarkably swift since we received outline planning consent. Following Harworth Group plc’s preparation of engineered land and its sign off from the National House-Building Council (NHBC), phase one of residential development began in spring 2012 after Harworth Group plc selected Taylor Wimpey, Barratt Homes and Harron Homes to deliver the first 250 homes. The first residents moved into their homes in December 2012. A second phase of a further 250 homes commenced in October 2013 after all three housebuilders took up their plot options a year earlier than planned. Avant became the fourth housebuilder on site in 2017, delivering a further 61 plots on site.

Waverley, Spring 2018 CGI of Sky House scheme, Spring 2018

The end of 2017 also saw Harworth Group plc announce two further residential sales that reflect the increasing maturity of the development, its attractiveness as a place to live and its ability to support multiple points of sale. Avant Homes will build a further 220 three and four bedroom family homes on 12.81 net acres of land it has purchased, whilst local developer Sky House Company (Waverley) Limited - a fast-growing ‘compact’ urban housebuilder based in Sheffield - will be developing Waverley’s first starter homes aimed at first time buyers, comprising 40 two-bedroom units and four, four-bedroom family homes. It will be employing its unique Sky-House concept – a re-imagining of Victorian ‘back-to-back’ terraced homes for modern day living.

All of this progress means that as at May 2018:

. Over 800 homes have been built and occupied by four housebuilders since Autumn 2012 reflecting a build and sale rate of over 150 per annum - reflecting the popularity of the development and the speed at which Harworth Group plc has made land available; alongside

. Land for a total of 1,250 new plots has been sold – meaning that present housebuilders currently have a three year supply of land to build further homes.

It is crucial to note that Waverley is Sheffield City Region’s top performing housing site in terms of rates of sale, making up over one sixth of all new homes built in Rotherham’s Borough year on year. It is also important to note however that the speed of residential development has been matched with equivalent progress in developing high-value commercial uses – thus underpinning Harworth Group plc’s claim to be one of the UK’s leading regeneration companies.



The Advanced Manufacturing ParkThe 150 acres of adjacent commercial space, which benefits from Government enterprise zone status, is home to the Advanced Manufacturing Park (AMP).

The vision for the AMP emerged from the decline that South Yorkshire had suffered in its traditional industries of coal and steel over the last twenty years. Despite this decline the region had retained established skills and expertise in the areas of advanced manufacturing, backed by materials research expertise within the two Sheffield universities, and other independent research organisations.

The AMP has become a dynamic business community. Technology developed on the AMP is already being utilised in leading edge projects, such as within Formula One and the next generation of military and commercial aircraft, including the new Boeing 787 Dreamliner.

One million sq ft of space has already been delivered over the past ten years, with over 1,500 people already employed at the Park. Nearly 100 companies are located on the AMP including Nuclear AMRC (a Westinghouse, Areva, Sheffield Forgemasters joint venture), The Advanced Manufacturing Research Centre (AMRC), a Boeing / University of Sheffield partnership; Rolls-Royce and McLaren Automotive.

2017 saw two critical commercial deals completed at the development. Harworth Group plc speculatively developed 52,000 sq ft of new space, across six units, known as R-evolution Phase 2 which completed in July 2017. Bodycote became Phase 2’s first tenant in July, with all remaining units now under offer with various other advanced manufacturing firms.

In the North of England’s most eye-catching commercial deal of 2017, Harworth Group plc also completed a Design and Build deal with McLaren to build their new carbon fibre tub production facility (75,000 sq ft, with 200 people to be employed on-site, alongside adding at least £100m GVA to the region) in July, reaffirming the site’s presence as the ‘Mayfair address’ of advanced manufacturing in the UK. This facility will be practically completed in Spring 2018, with McLaren planning to be operational from 2019.

Effective public engagement with residents, businesses, local Government and the Government itself has been a cornerstone of Waverley’s development.



Land assembly, masterplanning and infrastructureThe site closed as Orgreave Coking Works in 1990, with a surface mining operation in place for a decade after this period.

The late 1990s and early 2000s saw Harworth Group plc (in its previous guise within UK Coal) working extensively with Yorkshire Forward (the region’s former Development Agency), Rotherham Council and various Government bodies to develop a vision and masterplan in close collaboration with residents and businesses alongside tackling the significant remediation and infrastructure work required to bring a site of this scale forward.

This work began from first principles and involved public and design workshops over several months refining the ‘art of the possible’, accounting for the sites assets (including its close proximity to junction 33 of the M1) whilst also accounting for the need for the site to help regenerate a relatively deprived part of the North of England. Regular liaison with residents and businesses continued through our near decade-long site infrastructure and remediation process to create the platforms needed for ongoing residential and commercial development.



Engagement throughout developmentThis strong sense of engagement has continued as we have developed the site out following the granting of outline planning consent in 2011. This has included the following elements:

. Given the desire for the entirety of the Advanced Manufacturing Park (AMP) to be given over for advanced manufacturing uses to support high-value job creation, Harworth Group plc has entered and continues to abide by a concordat, signed with Rotherham Council and the University of Sheffield, that no other uses on the AMP site will be accommodated. This has occasionally led to Harworth Group plc turning potential occupiers away that did not fit this vision in order to ensure that the site remains as the ‘Mayfair address for advanced manufacturing’. This engagement is central to the scheme’s ongoing success.

. The entire residential element of Waverley is subject to a rigorous design code, agreed and regularly reviewed with Rotherham Council to ensure that principles such as high quality public open space, free pedestrian movement through the site and a lack of homogeny in housebuilding are all adhered to in ensuring high-quality development.

Harworth Group plc also set up a residents group, backed by a Waverley management company, to help guide the remaining development over the next fifteen years and to act as the eyes and ears on any asset management issues. This includes their full consultation on all new applications within the development, whether for residential or commercial use.

. Harworth Group plc also undertakes formal public consultation on all future phases of development on-site, making appropriate changes to applications as needed. This approach is also adhered to by housebuilders and commercial occupiers prior to them seeking reserved matters planning consent on their developments.

https://www.sheffield.ac.uk/research/impact/magazine/innovation-district

CGI of new Waverley local centre, Spring 2018

Thoresby consultation



Aerial of the AMP and Waverley, 2018



The future for WaverleyThe future for Waverley now comes in its status as a core part of takeout building the UK’s first Advanced Manufacturing Innovation District. Together with other landowners, the two Sheffield Universities and Sheffield and Rotherham Councils, Harworth Group plc is creating the District; a nucleus of innovation, research and technology, designed for collaboration and rapid commercialisation, backed by a range of supplementary uses including high-quality housing and ‘third spaces’ designed to encourage economic collaboration.

It will be a catalyst for innovation-led manufacturing across the Sheffield City Region (SCR) and the Northern Powerhouse, attracting new international investors and generating an Research and Development revolution in the existing manufacturing base whilst also supporting the acceleration on the build out of housing. As a result, it is a key programme for the Government within its Industrial Strategy.

This vision involves creating a place that draws in and develops world class people, a place where the world’s leading companies come to explore new technologies and operating methods and deliver research and technology into the UK’s supply and value chains. It will connect by mass transit (tram or tram-train) to the supporting professional, technical and services cluster in the City Centre, whilst also drawing further residents, workers and locals into Waverley to live and to make the most of the leisure facilities that Harworth Group plc will develop on part of its remaining landholding.

Harworth Group plc’s contribution to the delivery of the Advanced Manufacturing Innovation District will also involve the delivery of the remainder of the development – which will principally involve:

. The delivery of the engineered land platforms for a further 2,500+ new homes on the site as part of the delivery of the scheme’s outline consent – likely to take a further fifteen years; and

. The delivery of the engineered land platforms and the build of new commercial space for the remaining c. one million sq ft of new advanced manufacturing development at the AMP – likely to take up to ten years.

Once development is finally complete, we expect Waverley to be a European-leading business community supported by a vibrant housing and leisure offer at the heart of the North of England. Our planning and engineering expertise to get the development this far, allied to our vision for the site’s remaining development, should give the scoring team confidence that we have the required skills and forethought required to undertake sustainable large-scale development elsewhere.

Images of Waverley today

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PROJECT TEAM KEY STAFF THE CONSORTIUM FROM HARWORTH GROUP PLC, DAVIDSONS HOMES AND LOCATED ARE HIGHLY EXPERIENCED IN BRINGING DEVELOPMENTS LIKE WELDON PARK FORWARD.


PART 1: DEVELOPMENT PARTNER INTRODUCTION PROJECT TEAM KEY STAFF

Gary OwensGary is Director for Acquisitions at Harworth Group plc and joined in September 2011 with has experience in land acquisition in property and environmental sectors.

Previously Development Manager in the Natural Resources department before being promoted, Gary also set up the company’s Estates, Environment and Safety division. Gary has recently been promoted to Director of Acquisitions in which he manages our acquisitions strategy, in particular leading on portfolio and corporate acquisitions as well as being responsible for specific business development projects.

James BurnhamJames started his land buying career at David Wilson Homes eventually heading up land buying for the East Midlands office, before joining Davidsons as Land Director.

His role is to identify, evaluate and acquire land in the East and South Midlands that is suitable for home building. Because Davidsons Homes are privately funded it means the business can be more entrepreneurial and explore a wider range of opportunities. Having identified something appropriate it’s very much a team effort involving sales, technical, commercial and design departments in carrying out an evaluation.

Andy RobertsAndy Roberts is the Acquisitions Manager for the Midlands and is responsible for finding and securing new development opportunities across the southern regions.

Andy joined Harworth Group plc in June 2016 and brings with him over 10 years’ experience of acquiring and promoting land, particularly for residential use, at Taylor Wimpey. One of Andy’s key skills is structuring strategic land deals to deliver developments including large-scale extensions to towns and villages and complex multi-landowner deals

Emma WeintroubEmma has worked in the property industry for over 28 years. Emma was previously Acquisition Manager for Co-op retail group acquiring convenience stores.

Emma has vast experience in acquisition and development having worked as Senior Acquisition Surveyor at McDonald’s Restaurants, worked as a development consultant on large development projects including retail parks and supermarkets as well as experience in residential and mixed-use developments.

HARWORTH DAVIDSONS HOMES LOCATED

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PART 2: PLANNING STRATEGYIntroduction 21

Strategic planning strategy context 22

Planning strategy and timescales 24




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PART 2: PLANNING STRATEGY INTRODUCTION

INTRODUCTION

Weldon Park Phase 2 represents an exceptional opportunity to deliver a high quality development, including much needed new homes, a secondary school, public open space and associated social infrastructure. The site is situated to the south east of Corby and Weldon, a strategic location for growth and the development of new homes. The site is immediately adjacent to the established Weldon Park phase 1, a residential development that is wholly being delivered by Persimmon / Charles Church Homes.

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PART 2: PLANNING STRATEGY

STRATEGIC PLANNING STRATEGY CONTEXT


PART 2: PLANNING STRATEGY STRATEGIC PLANNING STRATEGY CONTEXT

North Northamptonshire Joint Core Strategy 2011-2031The North Northamptonshire Joint Core Strategy (JCS) was adopted in July 2016. It is the strategic Part 1 Local Plan for Corby, East Northamptonshire, Kettering and Wellingborough. It outlines a spatial strategy for growth to be developed in more detail through the Part 2 Local Plans prepared by the District and Borough Councils and by Neighbourhood Plans prepared by Neighbourhood Planning Groups.

The JCS is prepared by the Joint Planning Unit (JPU), reporting to the North Northamptonshire Joint Committee (JC) made up of elected representatives from the District, Borough and County Councils.

Corby Borough Council has started preparing the Part 2 Local Plan for Corby, which will provide detailed planning policies to deliver the Part 1 North Northamptonshire Joint Core Strategy, as well as identifying site-specific locations to build upon the broader development locations outlined in the JCS.

Consultation on the Part 2 Local Plan for Corby – Emerging Draft Options is now underway and runs from the 2nd July for eight weeks until the 28th August 2018.

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PART 2: PLANNING STRATEGY

PLANNING STRATEGY & TIMESCALES


PART 2: PLANNING STRATEGY PLANNING STRATEGY & TIMESCALES

Planning strategy The planning strategy for this site will be a combination of promotion of the land through the emerging Corby Local Plan Part 2 and the JCS Review, as well as the preparation and submission of an outline planning application in due course, including detailed first phase(s).

The Emerging Draft Options document sets out a clear aspirational vision for Corby at page 10. This states that:

‘Corby will be well on the way to doubling its population and will offer international class culture and sport facilities. Enterprise areas will have promoted the town as a base for businesses leading the way in high performance technologies, creative industries and the green economy. Smart and innovative regeneration and growth will have delivered a transformed, vibrant and growing Town Centre and sustainable urban extensions; together with a network of accessible natural green spaces forming the urban gateway to the wider Rockingham Forest.’

The Emerging Draft Options document also notes that the local housing market in Corby is recovering following the economic downturn of recent years. In total, 590 dwellings were completed in 2017/18, 23% above the annual requirement set by the JCS. The Emerging Draft Options document also notes at page 14 that ‘The Borough Council is actively involved in supporting the local housing market and is positively planning to support large scale growth and regeneration including a housing regeneration programme which seeks to increase the total affordable housing stock in Corby and enhance and diversify the housing mix.’

The amount of development to be accommodated by the Part 2 Local Plan is largely dictated by the JCS:

Table 5 – Housing Requirements 2011-2031 Share of Objectively Assessed Need in the Housing Market Area

Annual Average Dwellings 2011-2031

Total 2011-2031

Corby Borough18 Requirement 460 9,200

Strategic Opportunity (710) (14,200)

The target described below as a ‘Strategic Opportunity’ is based on an ambition for an additional level of housing that will contribute towards the local objective of doubling the population and support ongoing regeneration of the town, which is set out in the Vision referred to above. This is an additional level of growth over and above the objective assessment of need identified as required for the Borough and the Emerging Draft Options document states that attainment of it is dependent on ‘the strength of the local housing market to support this.’

The Emerging Draft Options document states that in order to deliver the housing requirements set out in the JCS, the Part 2 Local Plan will need to allocate additional development sites to accommodate 576 dwellings. However, to provide enough land to accommodate the ‘strategic opportunity’, the Part 2 Local Plan would need to allocate land to provide additional 3,667 dwellings. The Emerging Draft Options document states at page 51 that ‘in accordance with the overall urban focus of the JCS, additional housing to accommodate this provision of housing will be directed to the urban area.’



At page 52 of the Emerging Draft Options document, the Council state that there are currently not enough suitable and deliverable non-strategic development sites (sites of less than 500 dwellings) available to accommodate the whole of the ‘strategic opportunity’. However, the document goes on to state that, ‘given the scope of the Part 2 Local Plan, it is not possible to revisit strategic matters established in the JCS. As a consequence, such matters need to be addressed via a review of the JCS and related evidence.’

As part of our planning strategy, it will be argued that to simply seek to accommodate circa 3,667 homes within the ‘urban area’ of the town, is not a realistic or achievable strategy. Development within the urban area will not deliver on this scale, given that most sites that come forward for development will be brownfield, potentially with viability issues, and smaller in scale. It should also be noted that smaller, piecemeal development is unlikely to deliver the necessary infrastructure to accommodate the additional 3,667 dwellings in the town.

It will also be argued that the housing market is strong in Corby and that the Council should be looking to proactively provide for additional housing in the Local Plan Part 2 in order to achieve the ‘strategic opportunity’ and vision for the town. It is acknowledged by the Council that there are insufficient non-strategic sites in the borough to accommodate the ‘strategic opportunity’, therefore the Council must consider allocating a strategic-scale site (larger than 500 units) as part of the Local Plan Part 2. As set out in detail within this document, Land at Weldon Park Phase 2 is available for development, within a single ownership and being promoted by a well-established land promoter (Harworth Group) and house-builder (Davidsons).

The strategy will also seek to argue that allocation of an additional strategic-scale allocation in/around Corby would not represent a departure from the JCS and could be provided by the Local Plan Part 2, rather than through a JCS Review.

Land at Weldon Park is of sufficient scale to deliver early and meaningful housing and infrastructure in this sustainable location. At the heart of this will be a new Secondary School to be provided by LocatED.

LocatED, a DfE owned and funded company, has identified a secondary school need in this specific location and is keen to deliver the facility as part of a wider residential led urban extension, which would be open for pupils by autumn 2021.

Following extensive discussion with the development team and LocatED, the secondary school will be situated in the location shown on the Master Plan to ensure ease of linkage and movement for vehicular traffic, new bus routes and pedestrian conductivity with the proposed new and existing housing development in this area. The extent of the site identified for the secondary school will meet by 2021 the current identified secondary pupil need in the area, as well as respond to the increased need as a result of the Weldon Park development phases now proposed.

Although the secondary school will be the subject of a detailed planning application, it will facilitate the Weldon Park development phases and will complement new primary schools proposed/committed in area. It will also compliment the new primary school and local centre proposed as part of the Weldon Park development.

Timescale

Milestone Anticipated timescale

Presentation to CEO and officers of Corby Borough Council Aughst 2018

Commission and begin survey work August 2018

Local engagement strategy to be agreed September 2018

Initial work on comprehensive masterplan October 2018

Initial pre-application discussions with planners at Corby Borough Council October 2018

First public workshop (including presentation of options) 2018 / 2019

Design freeze

Resolution of issues and mitigation through evolution of design Spring 2019

Regular pre-application discussions with planners at Corby Borough Council Spring 2019

Second public workshop and exhibition (present final proposals) Spring / Summer 2019

Fix design Spring / Summer 2019

Finalise planning application and supporting Summer / Autumn 2019

Final pre-application meetings with planners at Corby Borough Council Summer / Autumn 2019

Submission of hybrid planning application Autumn 2019

Planning Committee and resolution to grant planning permission Spring / Summer 2020

Completion of Section 106 legal agreement progressed and hybrid planning permission granted

Summer / Autumn 2020

Commencement of residential site works Winter 2020

Completion and opening of secondary school Autumn 2021

Completion of first 300 residential dwellings Winter 2023



Hybrid applicationHarworth Group is proposing to prepare and submit a hybrid planning application or an outline application accompanied by detailed first phase(s). Davidsons Homes are signed up and committed to delivering these early phases. It is considered that this will achieve the following aims:

. Ensure early delivery of dwellings from the site; . Provide the Council and the development industry with confidence that the site will deliver in full; . Establish a high standard of design for the scheme from the outset.

Planning Application Requirements

Application form and certificates

Application drawings, including:

. Site location plan . Site plan . Masterplan . Phasing plan . Detailed plans, including elevations for full element . Cross sections Planning Statement

Design and Access Statement

Environmental Statement (scheme is likely to be EIA Development), likely to include:

. Assessment of Alternatives . Socio-Economic . Transport Assessment and Travel Plan . Flood Risk Assessment and Drainage . Heritage and Archaeology . Landscape and Visual Impact . Biodiversity Survey / Protected Species Survey . Ground Conditions . Non-Technical Summary

Tree Survey

Open Space Assessment

Agricultural Land Classification Report

Sustainability Strategy

Affordable Housing Statement

Statement of Community Involvement

Planning Obligations HofTs

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PART 3: MASTERPLAN




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MASTERPLANS

The masterplan vision is to create an attractive and sustainable new community that compliments the existing Phase 1 development. Set within a multifunctional green infrastructure framework of open space and habitat creation, that is focused on an appropriate setting of the woodland at Weldon Park, the vision is to deliver a range of high quality homes, attractive pedestrian and cycle friendly streets with easy access to public bus routes and the nearby local centre. All of which will be centred around a new primary school and secondary school with the latter providing a key focus for the wider community.

A ‘ground up’ landscape led approach to masterplanning would be adopted. The site’s natural assets of Weldon Park, Willow Brook and hedges and trees would be conserved and enhanced through new green infrastructure such as accessible greenspace, extensive new woodland planting and new pedestrian and cycle links to provide a framework within which to locate built development parcels. On-going technical and environmental will ensure that the masterplan continues to evolve so that it is responsive to the site and its setting.

PART 3: MASTERPLAN

www.harworthgroup.com 30Harworth GroupWeldon ParkCorby


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PART 3: MASTERPLAN


PART 3: MASTERPLAN

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Priors Hall Development



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1. AERIAL

Weldon

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2. LOCATION PLAN

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RED LINE BOUNDARY


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Higher Ground

Lower Ground

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Weldon Woods SSSI

Flood Plain

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SITE FEATURES & ELEMENTS

The key elements of the site from a masterplanning point of the view is the interface with Weldon Park SSSI, the relationship with Willow Brook flood plain, and access onto the Oundle Road. The site, itself, forms of series of rather ordinary agricultural fields that lies alongside existing residential development (Phase 1) and against the backdrop of woodland at Weldon Park. Within the nearby context is the extensive Priors Hall development and to the east, beyond Weldon Park, are the emerging proposals for a Garden Village on the former airfield.


PART 3: MASTERPLAN

4. MASTERPLAN - LANDFORM

Site Boundary

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Site Boundary

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The topography of the site and the local landscape is shaped by Willow Brook. In broad terms the site form a plateau near the Oundle Road that gently slopes westward down towards the Willow Brook valley. As such, much of the site is oriented towards the urban area of Corby.

LANDFORM


PART 3: MASTERPLAN

5. MASTERPLAN - CONCEPT PLAN

Site Boundary

Weldon Park

Main Routes

Secondary School

Green Infrastructure

Primary School

Local Centre

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Site Boundary

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Secondary School


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The existing Phase 1 community includes the Local Centre which provides residents with day-to-day facilities. This sense of sustainable living can be significantly enhanced by the delivery of a new Secondary School- easily accessible to the wider community -, together with an extended public bus route, a new primary school, and extensive green infrastructure that flows out form the existing development in the form of new greenspace around Willow Brook and Weldon Park.

KEY LAND USES


PART 3: MASTERPLAN

6. MASTERPLAN - GI

Site Boundary


Green Corridors

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Green Corridors


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Green linkages can be created that will provide providing pedestrian and cycle connectivity as well as wildlife corridors Biodiversity and recreational enchantments can be delivered by new planting and open space, to include sensitive design and mitigation measures with regards to Weldon Park.

GREEN INFRASTRUCTURE


PART 3: MASTERPLAN

7. MASTERPLAN - CONNECTIVITY

Site Boundary

Potential Recreational Routes

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Recreational routes can be provided to provide logical connections into the existing Phase 1 development such as access into the Local Centre, as well as providing wider routes for healthy active living with connections to existing rights of way.

CONNECTIVITY


PART 3: MASTERPLAN

8. MASTERPLAN - VEHICULAR CONNECTIONS

Site Boundary

Main Route (Persimmon Development)

Primary Streets

Existing Transport Routes

Potential Connection Points

Potential Bus Route

Potential Access Points

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Site Boundary


Primary Streets



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Access into the development can be delivered from the Oundle Road (this can include a direct access into the new Secondary School). The design process can review opportunities in which to provide links into the existing development as part of a wider movement strategy, to include public bus provision.

MOVEMENT


PART 3: MASTERPLAN

9. MASTERPLAN - DEVELOPMENT

Site Boundary

Development Parcels

School Locations (450m offset)

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9. MASTERPLAN - DEVELOPMENT

Site Boundary

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School Locations (450m offset)

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ACCESSIBILITY


PART 3: MASTERPLAN

10. MASTERPLAN - CONCEPT LAYOUT

Site Boundary

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10. MASTERPLAN - CONCEPT LAYOUT

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DESIGN CONCEPT


PART 3: MASTERPLAN

11. MASTERPLAN - ILLUSTRATIVE LAYOUT

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Utilising Weldon Park, which provides a strong natural boundary to development, and expanding upon this through new woodland planting and recreation greenspace, there are clear opportunities in which to located development to the south of Oundle Road.


PHASE 2

PHASE 3

PART 3: MASTERPLAN

Whetstone pastures


PART 4: STAKEHOLDER ENGAGEMENT STRATEGY




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PART 4: STAKEHOLDER ENGAGEMENT STRATEGY CONSORTIUM APPROACH TO STAKEHOLDER ENGAGEMENT

CONSORTIUM APPROACH TO STAKEHOLDER ENGAGEMENT

Harworth Group plc will take responsibility for the management of all external; communications and public relations for the Weldon Park Development.

It will use its significant experience as one of the UK’s leading regeneration companies to ensure that key groups are properly engaged in the development and build out throughout the life cycle of the scheme.

Harworth Group plc will use a well-established seven stage process of stakeholder engagement to ensure the success of the Weldon Park development. The ultimate aim is for positive, meaningful and timely public engagement that supports stakeholders to be part of the process and to add genuine value to all stages of the development lifecycle.

We will use four indicators throughout our work:

Early Engagement To what extent was there an opportunity to influence and shape the scheme?

MeaningfulWas it a ‘real’ consultation? How did the project change as a result of the comments received? What tools and techniques were used?

InclusiveWas the wider community involved? What steps were taken to ‘reach out’ to those who would not normally be involved in planning consultations?

Effective (Map, Gap and Take Note)

Was it effective? Were the views expressed balanced and representative of the local area? Taking account that monitoring should reflect the geography and demography of the local area – was it reviewed and what action took place to address gaps?



Harworth Group plc uses this seven stage consultation and engagement approach for all of its major developments.

1. ESTABLISH INITIAL MASTERPLAN . Establish contact with and encourage

participation from all key interest groups including local authorities, MPs, key activist groups and statutory bodies to establish their desires or concerns regarding development. Create the first high level masterplan to use, with supporting information, to form the basis of first public engagement work.

2. INITIAL STAKEHOLDER WORKSHOPS . Run a series of workshops close to site

to formally critique all aspects of the initial masterplan for Weldon Park.

. Ensure representatives from local authority and parish councils including local councillors, Highways England, Homes England, adjacent landowners and ecologists and right groups are invited and formally participate.

. Attendees to be split in to groups to work through set questions on housing, employment and MSA uses and to take part in a design workshop to explore specific uses.

. This approach worked extremely well for the consultation at the former Thoresby colliery in 2015, where over 70 attendees attended both workshops to help guide a housing-led masterplan on a green belt site through the start of the planning process.

3. TEST INITIAL PROPOSALS WITH STATUTORY BODIES . Working with the appointed professional

team, include Marrons Planning, the consortium will work closely with all key statutory bodies – including Corby Borough Council, Northampton County Council and the South East Midlands LEP – to critique the masterplan and supporting documentation to get the plan in a suitable form for formal public consultation.

4. FORMAL PUBLIC CONSULTATION . Heavily promote consultation events at key

local centres close to the site to encourage wide ranging public feedback on plans. All plans to include background to site, proposed uses and rationale, and planned development mitigation measures including highways and proposed section 100 contributions. Request feedback via forms on the day and use of bespoke consultation website in order to gauge public opinion and to establish key areas of support or concern.

. This approach worked particularly well at Thoresby, with over 400 attendees participating in a six-hour consultation onsite. Attendees toured the site, including taking a Land Rover tour to see a view of the area from the top of the former spoil tip, in order for our plans to be put in proper context. Comments received were used to shape the proposals with over two-thirds of all attendees supporting the application in principle.

5. FURTHER REFINEMENT OF MASTERPLAN & SUPPORTING DOCUMENTS . Revise masterplan further with all statutory

planning bodies to fully account for all public feedback and to ensure all relevant documentation is in place to make an active planning application.

. Brief all key local members via both District Councils and County Councils on nature of plans prior to submission.

6. OUTLINE APPLICATION SUBMISSION & DETERMINATION . Submit outline planning application and all

supporting documentation prior to decision by Blaby District Council’s planning committee.

. Continue to work with all key statutory consultees to ensure concerns and advice are headed throughout the process to minimise any time delays in bringing the application to committee.

. Robustly prepare for the planning committee itself to ensure that the consortium authoritatively explains the benefits of bringing forward development at Whetstone Pastures.

. Secure outline planning consent.




7. ONGOING DELIVERY OF SCHEME & ESTABLISHMENT OF MANAGEMENT COMPANY FOR DEVELOPMENT . Continue to closely work with all key statutory

bodies and interest groups in working up detailed planning applications for each phase of the development. Support this process with regular catch up meetings, on at least a bi-monthly basis, with all relevant parties.

. Establish permanent digital presence – new website and social media – to communicate with the public on development plans and milestones. Support this work with proactive PR to positively promote our work in the media and with the public, housebuilders and potential commercial occupiers.

. Create a site-specific management company at the commencement of development in order to deliver a service to the growing number of developers, residents and occupiers over the life of the development and beyond. The management company will be managed by Harworth Group plc through the initial stages of development before it is retained as an independent function, controlled by a Residents Association, to manage the open and public spaces within it for future generations.

This seven stage approach will ensure input being provided to secure early stakeholder buy in to support the delivery of a quality development. Changes will be incorporated into the masterplan at an early stage, therefore significantly reducing any potential delays and costs during the planning process, demonstrating the value of our pro-active stakeholder engagement process.


Whetstone pastures


PART 5: SUMMARY AND NEXT STEPS


PART 5: SUMMARY AND NEXT STEPS

The commitment of delivering this new urban extension to Weldon is supported by the development partners significant experience in delivering similar sites: multi use schemes (Harworth), housebuilding (Davidsons) and education provision (LocatED).

The site is controlled by a single landowner and the development consortium is fully committed to achieving a high quality sustainable development on the site to provide growth for Corby and deliver a new Secondary School, housing and other social infrastructure within the Weldon area.

Following meetings and discussions with Corby Borough and Council and elected Members we would seek to agree our local engagement strategy and commence public workshops on the design of the scheme to allow planning submission of a hybrid application in 2019.

The consortium would welcome the opportunity to take Officers and Members on tour of our active development sites to highlight the high quality product, design and environment which is delivered and could be provided by this development in Weldon.

We would seek to establish a dialogue with all stakeholders with an interest or involvement with the sites and include them within the evolution of the design concept and obtain support from all parties to the design solution.

Whetstone pastures


Proposal by

www.harworthgroup.com

www.davidsonsgroup.co.uk

www.locatED.co.uk

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