Wood End, Henley Green, Manor Farm & Deedmore Estates

North Coventry

Redevelopment of existing housing estates in North Coventry to provide 3,328 new homes. Designed by Pegasus Urban Design.

Summary

We welcome this opportunity to comment on the proposed redevelopment of Wood End, Henley Green, Manor Farm and Deedmore estates, and understand the importance of this scheme for the local communities. However, we regret to say that we are unable to support the outline planning application, without further work in three areas. Firstly, we think that the design team should work with the local authority to improve connections, both within the masterplan, and between the development and existing communities and facilities nearby. Secondly, we think that a clearer approach to the creation of a distinct character and identity for the development is required. Lastly, we would like to know more about the planning tools that will be used to ensure a distinctive, high quality new place is delivered through any outline approval.

Connections

We support the decision made by the design team to build on the existing street pattern as the basis of this masterplan. This provides both a pragmatic approach to the re-use of existing infrastructure, and natural linkages between areas of new housing, and homes that will be retained. We also welcome the decision to establish a local centre close to the parish church and Chippy Fields. However, we think that the local authority should take a stronger lead in creating new connections between the masterplan, Riley Square and the existing community of Potters Green. We are concerned that in the absence of new connections, the area will remain relatively isolated, both from neighbouring communities and existing facilities. Improved connections could also help ensure the success of the new local centre, by increasing its catchment area. Within the masterplan, we think that further efforts should be made to provide a direct connection between the proposed Castle Wood Primary School and local centre adjacent to Chippy Fields. Again, this would improve the survival chances of new shops and services, and encourage walking between facilities in the two areas.

Character

The outline application documents provide information on a hierarcy of streets and spaces that could create a distinctive new place with further work. As a two dimensional arrangement, and subject to improving connections as described above, we think the street hierarchy could work well. However, we are not convinced that enough work has been done to describe the character of different streets in terms of building scale, architectural detail, overlooking, window patterns, parking and landscape strategies. It is our view that further detailed design work will be required to establish distinctive street characters within the masterplan that add up to a coherent place as a whole. As part of this process we suggest that more differentiation of scale, and flexibility of building use should be considered. For example, it may be appropriate to increase heights above two storeys adjacent to main roads, and provide ground floor homes with floor to ceiling heights sufficient for retail conversion. The masterplan should also provide a clear guide to where uses other than residential might be accommodated, to allow a more mixed development should future market conditions allow.

Planning process

Although an illustrative masterplan has been produced, a regulatory or framework plan has not yet been distilled from this to give clarity about the parameters set at the outline application stage. The design and access statement includes diagrammatic plans that describe street hierarchy, open space, building heights and landmarks. A regulatory or framework plan could combine these factors to provide a single reference document around which post-outline application discussions can continue.

As part of this process, we think that a more positive approach to phasing and sustainability is required. Phasing decisions will play an important part in redefining perceptions of this part of Coventry, and supporting the growth of a strong community. In terms of sustainability, we are disappointed to note that the outline application does not propose any combined heat and power system. The redevelopment proposed creates an opportunity to put in place such infrastructure, which is far more difficult to retrofit. It would be valuable for this application to set benchmarks for sustainability through BREEAM and the Code for Sustainable Homes, going beyond the minimum requirements of the Building Regulations.

In addition, we think that a detailed design for part of the first phase of development should be submitted as part of the outline planning application. This could demonstrate that the principles of the masterplan have been tested, and set a benchmark for the design quality of subsequent reserved matters applications.