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A VISION FOR
Urban & Landscape Design
Prepared by WYG for the Borough of Broxbourne
November 2016
BROOKFIELD
CONTENTS
Introduction
The Vision
The Masterplan
Brookfield Riverside
Brookfield Garden Village
Next Steps
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3
7
9
13
21
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M25
A10
A10
Cheshunt ParkGolf Centre
Brookfield Riverside
Brookfield Garden Village
Cheshunt Park
A11
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New River
CHESHUNT
Flamstead End
Turnford
Hertford RegionalCollege
Lee Valley Regional Park
Cheshunt Station
Turnford Brook
Introduction
As part of its overall vision for the future of the area, Broxbourne Council is working with Hertfordshire County Council to promote a new development centred on the existing Brookfield Retail Park located alongside the A10 close to the centre of the borough.
The proposals are a key part of the Council’s ambition to deliver long-term prosperity to the Borough, acting as a catalyst for inward investment and changing the structure of the local economy. Brookfield will consist of two separate but integrated components: Brookfield Riverside (based around the historic New River), which will incorporate the existing Brookfield Centre and Retail Park and will encompass a retail, civic and leisure centre alongside a new business campus; and attractive new landscaped residential development at Brookfield Garden Village.
The full set of development proposals for the borough, including Brookfield, are set out in the emerging Local Plan. For further information including technical work please visit www.broxbourne.gov.uk/localplan.
The following pages outline initial high level thoughts on the site and begin to lay out the Council’s understanding of what the new Brookfield will look like.
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The Vision
“Brookfield Riverside will strengthen the identity of the borough of Broxbourne, providing an accessible new
hub for leisure and entertainment, shopping, and employment, close to the landscaped neighbourhoods
of the new Brookfield Garden Village
View overlooking residential properties from proposed woodland boardwalk
Broxbourne Council wants to enable a prosperous future for its residents. It wants to help secure higher educational attainment for young people through enabling more and better school buildings and facilities. The ambition is to have more employment opportunities and more skilled and higher paid jobs created locally, thereby increasing wealth and reducing the need to travel. The intention is to create a place where existing local businesses want to stay, and new businesses want to set up and invest. A place where young people in particular have plenty to do, have a bright future and want to stay or come back to after going on to higher education. Brookfield Riverside is central to delivery of this vision.
People are living longer and the population is growing. Consequently, many more homes which are accessible and affordable for all age groups are needed. Good health provision and even better access to leisure facilities and open spaces alongside a clean and safe environment are critical elements of the Council’s long term vision. Brookfield Riverside and Garden Village will be a desirable place to live, and will play a significant role in delivering a mix of accommodation to meet a wide range of housing needs in an attractive setting.
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Brookfi eld G
arden Village
View overlooking residential properties from proposed woodland boardwalk
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age Key site features
The Brookfield site is characterised by its rolling topography, central woodland belt, mature trees and woodland - all set around the valleys of the Turnford and Wormleybury brooks which meander through the area. These features create a beautiful but contained setting in which to create a new place. The master plan will retain these attributes as a landscape and ecological resource as well as creating new woodland and habitats around and through the new development.
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arden Village
Cheshunt ParkGolf Centre
Proposed area for Brookfield Riverside
scheme
Cheshunt Park
Hell Wood
TurnfordInterchange
A10
New River
Turnford Brook
Park
Lan
e Pa
radi
se
Perrior’s Manor Moated Site
and Fish pond
Hell Wood Moated Site
and Enclosure
Spring Wood
Hill Cross Farm Wormleybury Brook
Nursery Wood
Cheshunt Park Farm
Site Features Plan
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The Masterplan
Overview Development at Brookfield will encompass the following principles:
• Creation of a sustainable and integrated mixed use garden suburb that will accommodate retail, leisure, civic, housing, jobs and social facilities;
• The creation of an identity and sense of place for Brookfield and the borough of Broxbourne;
• To create a strengthened and cohesive retail centre and a new leisure and civic hub for the borough of Broxbourne;
• To achieve a step change in the economy of Broxbourne and increase the attractiveness of Broxbourne as a place to live in, invest in and visit;
• To address traffic congestion and to create sustainable patterns of movement within Brookfield and with the remainder of the Borough;
• To achieve exceptional standards of design and sustainability; and
• To be responsive to and where possible enhance the landscape and ecology of the Brookfield area
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arden Village
Hell Wood
BrookfieldCentre
BrookfieldRetail Park
A10
Proposed Primary School
Local Centre
Proposed Allotments
Possible relocated Gypsy and Travellers
Site
Cheshunt Park
Cheshunt Park Golf Centre
BrookfieldRiverside
• Up to 1,500 new homes• New local centre• New primary school• Employment opportunities• Retail and Leisure uses• An attractive landscape
setting
Brookfield will deliver...
BrookfieldGarden Village
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Proposed public plaza centred on the New River
Proposed residential access point
Proposed Leisure uses
Shared site access with Brookfield Garden Village
Potential location forBusiness Campus
Potential location forCouncil Depot and HWRC
Existing Brookfield Centre
Existing Brookfield Retail Park
Brookfield is currently the home of the Brookfield Centre (Tesco and M&S) and the Brookfield Retail Park. These will be incorporated into an extended and cohesive new shopping, civic and leisure centre that will include shops, leisure space, civic facilities, apartments and elderly persons’ accommodation within a mixed use and green environment. This development will be on the land currently occupied by the New River Trading Estate, the Halfhide Lane travellers and allotments sites and additional land to the north of the New River.
New shops are expected to include at least one department store, which will anchor the development, and a major food store. It is anticipated that a new High Street will intersect the development and that High Street retail chains will predominate within this. At the northern end of this street will be a leisure complex that will include a cinema, other leisure facilities such as ten pin bowling, cafés and restaurants set around the New River.
BrookfieldRiverside
Proposed Retail/Mixed use development
Proposed pedestrian/cycle links along theNew River
Proposed pedestrian/cycle connection under A10, along route of Turnford Brook
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New offices/workspaces and residential apartments will be built alongside and above shops and leisure units. It is estimated that there will be approximately 250 apartments within the development. Elderly persons’ homes are best located within attractive settings close to shops and facilities and Brookfield Riverside therefore provides the ideal environment to locate housing for elderly people.
The new civic centre will be the new civic heart for Broxbourne and a new public square is proposed alongside it. The Council proposes to relocate its offices from the existing Bishops College site to Brookfield and is scoping out what other facilities could be located alongside it. It is proposed that the complex will incorporate a new medical centre that could incorporate primary care facilities for the Borough.
It is envisaged that this new development will be of a contemporary design with a mixture of building heights. There is the potential for this to include a tall landmark building or buildings. The detailed form of the development will be determined through masterplanning.
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arden Village
This new development will assume town centre status within the Local Plan retail hierarchy, alongside Hoddesdon and Waltham Cross. Unlike those centres which have mainly localised catchments, the predominant catchment for Brookfield will be the borough of Broxbourne.
The new Brookfield will cross existing Broxbourne catchments and will meet evidenced needs that cannot be fulfilled within the existing town centres. This will recapture unsustainable trips to centres outside the Borough being made by many Broxbourne residents and prospectively reduce overall trips through the most congested road junctions in the Borough.
Businesses and JobsBeing at the heart of the Borough, adjacent to a mix of facilities and within an exceptional working environment, Brookfield is ideally situated to attract new businesses. To the north of the main retail, civic and leisure area and directly to the west of the Turnford Interchange will therefore be a new business campus.
Buildings within the business campus will also be of contemporary design. Subject to master planning, building heights within the campus could extend to 5 storeys’ located within well landscaped settings.
‘Image by William Murphy / CC BA-SA 2.0’
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Residential neighbourhoods
A series of neighbourhoods are arranged throughout the site with each being rendered distinctive by its response to the sites varying topography and surrounding landscape context.
The local centre At the heart of the Garden Village is a local centre. It forms a distinctive place with local shops, community facilities and a new school laid out around a community square at the intersection of the Village’s main streets. Turnford Brook meanders through the local square reinforcing the strong east west landscape connection and lending it a distinctive sense of place.
GardenVillage
Working with the landscape
The wooded valley of the Turnford Brook runs east-west through the site. This would be protected and enhanced as a landscape and ecological corridor running right through the new Brookfield. It would also provide an off-road pedestrian and cycle route from Turnford to the east of the A10 to Park Lane Paradise and the countryside beyond. This would be complemented by a north south green corridor between Cheshunt Park and the existing pond which would be a central feature of the village, as shown on the attached plan.
Elsewhere, existing trees and hedgerows have been retained where possible and help form connections to the wider countryside as well as providing the basis for areas of open space within residential parcels.
Beyond the new link road, the Turnford Brook runs westwards through Hell Wood. The land to the north and south of Hell Wood has been the subject of past mineral workings and inert landfill. Whilst this land does extend into the Green Belt, it is relatively low lying and forms a natural amphitheatre that is well screened from surrounding landscapes by mature woodland and shelter belts. It represents an exceptional opportunity to create a garden village of around 1,500 new homes.
The proposed northern and southern boundaries of this village are well defined by woodland bordering the Wormleybury Brook and Cheshunt Park which will also define and form defensible boundaries for the new Green Belt edge. The western edge of the village is less well defined. However, the land rises sharply at this juncture and it is proposed to plant these slopes with native trees as a publicly accessible community woodland, to create a new and sustainable Green Belt edge.
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arden Village
Proposed Connection to Cheshunt Park
Proposed location of Primary School
Proposed location of Local Centre
Retained Pond
Proposed Access
Retained WoodlandProposed location of Allotments
Proposed connection toexisting public rights of way
Proposed location of Traveller Site
Proposed access
Garden Village Plan
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The village will contain a series of distinctive neighbourhoods, each one having its own character that is interconnected with the landform of that neighbourhood and the landscape within and around it. At the heart of each neighbourhood would be a local shared community green space. Every neighbourhood will have excellent access to the wider landscape and will benefit from easily accessible open space and play space.
The new neighbourhoods will provide a range of house types and tenures to meet the needs of a diverse community. New housing will be built to a high standard of design and finish.
View looking through a neighbourhood play space towards existing woodland block
Residential Plan
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arden Village
A self sufficient neighbourhood
A new local centre located at the intersection of the key east-west landscape link and the proposed loop road will provide a range of facilities for residents. Alongside a new primary school, the hub will create a focal point for the new community while also supporting the wider goals of creating a sustainable new village. The intensity of uses within the area creates the opportunity for serendipitous meetings and will help forge a sense of community within the Garden Village.
Together, Brookfield Riverside and Brookfield Garden Village will provide the basis for a mutually supportive local economy. This symbiotic relationship will improve the viability of each component and will contribute to the long term sustainability of Brookfield.
View overlooking proposed Local Centre
Local shops and services
A small neighbourhood centre, providing everyday provisions and services. This could include a shop, nursery space and space for health services.
A neighbourhood square
A flexible and attractive social space as a focus for activity, gathering, and holding community events.
A new community primary school
A site for a new community primary school will provide for a complementary relationship between local shops with opportunity for shared trips.
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Vill
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The wooded valley of the Turnford Brook runs east-west through the site. This would be protected and enhanced as a landscape and ecological corridor running right through the new Brookfield. It would also provide an off-road pedestrian and cycle route from Turnford to the east of the A10 to Park Lane Paradise and the countryside beyond, and through an existing tunnel under the A10 alongside the Brook and into Turnford. This would be complemented by a north south green corridor between Cheshunt Park and the existing pond which would be a central feature of the village, as shown plan on the facing page.
Elsewhere, existing trees and hedgerows have been retained where possible and help form connections to the wider countryside as well as providing the basis for areas of open space within residential parcels.
Landscape Plan
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arden Village
An example of existing mature tree incorporated within landscape masterplan
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Next Steps
Following on from this initial masterplanning work, developers will be appointed to work up the proposals in more detail, including matters relating to phasing and delivery, with a view to submitting a planning application in due course. The planning application will be supported by a wealth of technical information, including a transport assessment and an environmental impact assessment. The Council will consult stakeholders and local residents as part of the normal procedure of processing the application, before a decision is made by the Planning Committee.
The Borough Council has recently undertaken a full public consultation on the emerging Local Plan, including the Brookfield proposals. The Council will consider all the responses and complete all the necessary technical work (including a transport strategy and infrastructure delivery plan) before it issues a revised draft plan for consultation and then submission to the Planning Inspectorate for Examination in Public. Subject to a finding of soundness by the Local Plan inspector, the Local Plan will then be adopted by the Council as planning policy.
If you wish to be kept informed on progress with the Local Plan, please email [email protected] to be added to the Local Plan Update e-newsletter circulation list.