Idea Transcript
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6.0 Ings Policies
6.0
Holderness Road Corridor Area Action Plan
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Ings Vision....
A distinctive, high quality housing area influenced by the ‘urban good links to
village’ character of Sutton and with
surrounding facilities and services.
6.0
Celebrating the potential of existing urban green space, integrating it into
new street patterns and a
mix of housing types and homes for sale,
rent and shared ownership.
6.0 Ings Policies
Where are we now?
6.1
The Ings Focus Area is a predominantly residential area with an ageing population (24% of the population of Ings are over 65, compared to 15% nationally). The area is already mixed in terms of homes for sale, rent and shared ownership with 55% of properties being owner occupied compared to 37% socially rented - a key strength which should be capitalised upon through the AAP process. However, as with the whole HRC area, wealth is low with high levels of unemployment and long term economic inactivity.
6.2
With regards to the physical environment, there are a number of identified issues attributed to the dominant housing type for the area; the Caspons. These non-traditional council houses were erected post World War II and the estate is built to the Radburn layout, popular at this time. Despite all the Caspons being brought up to Decent Homes Standard, the housing is still in need of significant investment to address structural faults and poor thermal efficiency. A structural survey assessing these properties has found that the timber frame and protective membrane on many of these properties has been compromised, leading to moisture penetration and associated decay. The layout of the estate, with alleyways and poor vehicular access, contributes to a number of social issues including: crime, difficulty in moving around the area (particularly for disabled and elderly residents) and issues for service vehicle access. As a result, simple refurbishment of the Caspon properties would not only be costly, but it would also fail to fully address the issues associated with the layout of the estate.
6.3
In terms of transport and highway safety, Saltshouse Road is heavily used by commuters coming into the city from the East Riding. These commuters often cut through the Ings area along Bellfield Avenue to either avoid the Diadem roundabout and access Holderness Road further south, or to access James Reckitt Avenue, avoiding Holderness Road altogether. As a result, Saltshouse Road, Ings Road and Bellfield Avenue all experience high volumes of traffic.
6.4 Vehicular routes through the estate are generally limited and residents often have to park in fixed locations, not well related to their homes. Pedestrians often have to walk through unlit areas (including underpasses) within the estate or on roads with no pavements or street lighting. This contributes to a general feeling that the area is unsafe at night. 6.5
Hull City Council
There is a good provision of greenspace, however this is concentrated in key locations and is not generally dispersed across the area. As a result, these areas are not overlooked and tend not to be well used, particularly at night.
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6.0 Ings Policies
Where do we want to be?
6.6
The vision for Ings is that of a distinctive, high quality housing area influenced by the urban village character of Sutton and with good links to surrounding facilities and services. This will include compact urban green spaces, connected street patterns and a mix of housing types and homes for sale, rent and shared ownership.
6.7
The vision for the Ings Focus Area has been derived from the spatial issues identified in the Evidence Base and responses made at the Issues and Options and Preferred Options Consultation.
6.8
Analysis of these spatial issues has identified six objectives. These objectives fall under the Guiding Principles and are linked to the aims of Hull’s Sustainable Community Strategy and Council regeneration objectives. They are illustrated in the Concept Plan (over page). By achieving the objectives the focus area will contribute to the delivery of the wider HRC Vision and Objectives.
6.9
The six objectives are: •
Maximise the opportunity presented by the key sites in the area which are available for development;
•
Provide mixed housing (in terms of tenure and size) of a high quality design, with attractive, safe streets and spaces and address the structural problems of the Caspons;
•
Attract new residents to the area, particularly young families to create a more sustainable population;
•
Provide well maintained community green spaces that have a clear function;
•
Improve the pedestrian environment on Bellfield Avenue as well as the linkages to the local centre, Holderness Road and East Park; and
•
Up-skilling people and enabling access to employment areas.
6.10 Continuing the on-going investment in the focus area, and to ensure delivery of the vision for the Ings Focus Area, development is reliant on significant investment from Hull City Council and its partners. 6.11 This investment in the replacement of the existing housing stock, improved pedestrian, cyclist and vehicular links across the area, and improvements in green spaces (particularly enhancing Bluebell Fields as a key asset) will kick start the regeneration of this area and encourage future investment from private investors. 6.12 The remainder of this section sets out how this initial investment will be delivered and how it will aid in the achievement of the focus area objectives. 64
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In
gs
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East Park
Bayswater Court
Skate Park
tsh ou
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Ings Shopping Centre
Potential New School
Dunbar House Bluebell Fields
Sal
Road
S U T T O N V I L L A G E
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s es
Grasby Park
Ro
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Sutton Park Golf course
Bellfield Primary School
Wilberforce sixth form college
Muswell Court
l Ave
Savoy
Hull City Council Bel d fi e l nue
ad
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Proposed crossing (pedestrian and cycle)
Key destination / landmark
Other key junction points in movement network (new and improved)
Key junction: threshold point into residential neighbourhood
Existing strategic traffic junction - to retain as existing
Existing strategic traffic junction - proposed improvement
Neighbourhood connecting routes
Key strategic routes through the area
Holderness Road strategic route
key green space projects including creation of new spaces and major enhancement works to external spaces
Existing key green spaces
Potential for environmental works to enhance ‘quality of place’
Potential for major change, including demolition, new development and environmental improvement works
Ings Concept Plan
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Rec James
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Bellfie
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3
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Savoy R
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Ings Primary School site Neasden Primary School site Sutton Park Golf course Ings Shopping Centre
6 7 8 9
100m
500m
N
This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hull City Council, 100023372, 2008.
400m
Princess Royal Hospital site 5
300m
Recent housing development 4
200m
Potential new primary school 3
0m
Bluebell Fields 2
5 Min Walk
Former Lambwath School site
1
Village Centre
Existing open space
Proposed / enhanced open space
Potential new school building
Indicative development block
Proposed development plots/areas
Ings Illustrative Plan
Housing
6.13 The Caspon houses were erected in the 1960s to meet the housing demands of an increasing population. The layout of the estate conforms to the Radburn principles, where vehicular and pedestrian traffic are segregated. Whilst this segregation was considered at the time to provide the best solution to rising car ownership and the ensuing conflicts in relation to safety and noise, it has since been widely acknowledged that there are a number of key issues associated with housing estates in the Radburn Layout, which create a heightened perception of unsafe spaces. 6.14 In the Ings area, these issues have contributed to a rise in anti-social behaviour and crime, particularly where the alleyways provide easy escape routes, as well as restricting movement across the area as a whole. 6.15 The structural problems associated with the Caspon properties have led for this plan to identify all the Caspon properties in Ings for demolition. The demolition and redevelopment of these properties will contribute towards improving access across Ings and beyond, improved access to green spaces and provision of new residential development. This is in line with all four objectives of the Sustainable Community Strategy. 6.16 Hull City Council and its partners are committed to supporting the community through change, guided by a Residents’ Charter to support existing residents at each stage of the AAP Programme.
INGS1: HOUSING Ings Focus Area will provide housing and infrastructure that will contribute to attracting a more sustainable, mixed community through: i) the continued demolition of the remaining 645 Caspon dwellings; and ii) developing a mix of properties in the focus area through the development of 1,055 new homes on cleared sites, the former Lambwath School site and the Princess Royal Hospital site, indicated on the proposals map, commencing from 2010/11; and iii) a further 190 new homes to be provided at the existing Ings Primary School and Neasden Primary School, subject to the BSF programme.
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6.0 Ings Policies
Public Realm and Highways
6.17 All new residential streets must conform to design principles as set out in the Holderness Road Corridor AAP Design Guidance. 6.18 Within the Ings area, there is a need to improve connectivity across the area, whilst ensuring that residential streets are not used as a cut-through. This will be achieved through the creation of new residential streets and routes through the area which are clearly legible, promote integration between vehicular, pedestrian and cyclist traffic and do not cause conflict. The use of design principles as set out in the Design Guide and Manual for Streets will ensure the estate is accessible to vehicular traffic in a controlled manner. 6.19 The movement plan (contained within the HRC) illustrates how improvements to the existing highway network, the provision of new residential streets and the improvement and provision of new pedestrian and cycle routes can increase access and movement across the area. This will link Ings to the wider movement plan and promote the use of sustainable transport, promoting Health and Wellbeing, Safety and access to employment and education in line with all four aims of the Sustainable Community Strategy. Providing Personalised Travel Planning to residents of the focus area aims to support these improvements by informing residents of the new routes and facilities alongside the benefits they bring (for example, improved safety or improved access to key facilities). 6.20 In addition, the introduction of a new footpath on Bellfield Avenue, and the infilling of the existing sub-ways and their replacement with good quality pedestrian crossings, will improve access and safety along this key route, creating a more pedestrian friendly and accessible area.
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INGS2: PUBLIC REALM AND HIGHWAYS The following improvements and creation of public realm and new pedestrian and cycle infrastructure, with the aim of encouraging sustainable transport use and improved access through the area, will be provided in line with Schedule INGS2.
Schedule INGS2 Plan reference / Project
Size
Location
Description
Rationale
Likely Funding Source
Likely Timescale
A
Public Realm 0.16 ha Improvements
Balham Avenue
Small scale open space improvements including planting and maintenance, with footpath surface upgrade
Integrate existing CIL property and street space with new development proposed immediately to the east
Years 10-12
B
Public Realm 485m Improvements length
Link between The Avenue and Bellfield Avenue
Footpath and surface treatments with new lighting, emphasis on high quality soft landscape
To create an attractive and functional pedestrian link that encourages movement between Sutton Village and Ings
CIL
Years 10-12
C
Public Realm 1 ha Improvements
Ings Road / Phoenix Close
Improved property boundaries and upgraded footpath & road surface works. Potential new street lighting and soft landscape works
Improve character CIL and appearance of development at key entrance location and enable better pedestrian links through to East Park
D
Public Realm 0.15 ha Improvements
Corner of Tilworth Road
Footpath and road surface upgrade, potential new street lighting and tree planting
Enhance pedestrian connections through to village centre
CIL
Years 10-12
E
Public Realm 0.12 ha Improvements
Holderness Road / Grasby Road Junction
Footpath and road surface upgrade, possible new street lighting and soft landscape works
Enhance pedestrian connections through to Holderness Road amenities and public transport corridor
CIL
Years 10-12
F
Removing subways
Bellfield Avenue (x4) / Middlesex Road / Savoy Road
Removal of six subways
Promote journeys on foot to local facilities, improve sense of place and public safety
Hull CC
Years 1-3
Hull City Council
N/A
Years 4-12
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6.0 Ings Policies
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G
Highway 1850m Improvements length
Full extent of Bellfield Avenue and Savoy Road public realm scheme near centre and Traffic Calming
High quality public realm scheme including provision of street furniture, planting, footpaths where currently not provided and traffic calming along route
Promote journeys on foot and by bicycle to local centre, increase highway safety by reducing cutthrough routes in residential areas
CIL
Years 4-6
H
Cycle 470m Improvements length
Ings Road
New cycle route on Ings Road
LTP Encourage journeys by bicycle, improved links to employment, facilities and other cycle routes to Hull City Centre
Years 7-9
I
Public Realm 500m Improvements length
Neasdon Close / Catford Close /Wembley Park Avenue
Footpath and road surface upgrades and potential for new tree planting
Enhance connections, especially to Neasden Primary School site, and an important 'gateway' route
J
Public Realm 0.78 ha Improvements
Garrick Close
Footpath and road surface upgrade, possible new street lighting and tree planting
CIL Improve setting of existing properties and promote / make safer links through to adjacent open space
Years 7-9
K
Public Realm 0.91 ha Improvements
Fortune Close / Bellfield Avenue
Footpath upgrades and soft landscape works to create a functional open space. Potential new street lighting and tree planting
CIL Create an attractive and functional space, and promote eastwest pedestrian links
Years 4-12
L
Link through from Salthouse Road to Bellfield
N/A
Main development area
North south link between Ings Centre and Saltshouse Road, focusing on pedestrian priority
To promote pedestrian and cycle connectivity and legibility to the heart of the Ings area, whilst avoiding ratrunning along the route
M
Streets and Gateways
N/A
Reigate Close Routes through Skateboard Park Ellesmere Avenue Grasby Road (Full length) Belham to Bellfield
Other environmental improvements on key routes outside of key schemes above
CIL Encourage journeys on foot and by cycle, create high quality gateways to redevelopment area, support housing market renewal
CIL
S106
Years 10-12
Years 4-12
Years 4-12
Hull City Council
Education
6.21 Access to high quality education facilities is key to attracting new residents and ensuring the supply of a sustainable, skilled work force across the area to attract new employers.
Investment in Primary School Provision
6.22 In Ings, BSF’s Primary Capital Programme (PCP) has identified two schools, which are a priority under the programme, namely Ings Primary School and Neasden Primary School. 6.23 A new school will provide an opportunity to improve the range of facilities available for community use, outside of school hours. These will include outdoor play and sport provision and facilities for community use. 6.24 In addition to identifying this potential new site, the Plan also includes allocations for housing on the two existing school sites, should they become vacant. 6.25 Consultation on the reconfiguration of primary schools in the area would not take place until around 2011/2012. If this results in the proposal for the two primary schools not being taken forward and the subsequent release of both existing sites for housing is not confirmed and agreed formally by 2014 the site allocated as a potential school site will, instead, be released for housing development. The investment proposed in a new Primary School will contribute towards achieving the Learning aim of the Sustainable Community Strategy.
INGS3: EDUCATION The principle of new primary school at the heart of the area (as indicated on the proposals map) will be supported. The facilities provided will be fit for 21st century teaching and learning and provision will be made for community use of these facilities outside of the normal school operational hours. The existing school sites will be released for re-development for housing, the mix and tenure of which will be in accordance with AAP Policy HRC1. Should the proposals for the two schools not be taken forward and the sites formally released for re-development by 2014, the proposed school site (as indicated on the proposals map) will be released for housing development. The mix and tenure of which will be in accordance with AAP Policy HRC1.
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6.0 Ings Policies
Wilberforce College
6.26 Wilberforce College is located within the Ings Focus Area and is a key Further Education facility within the HRC AAP area. The decline of primary and tertiary industries across Hull, and the subsequent need to up-skill the work force, raises the importance of the role that facilities such as Wilberforce College have to play within the community. 6.27 Wilberforce College is a significant asset to the community in terms of providing a high quality educational resource, encouraging and enabling fulfilment of individual potential and working with the community to increase aspirations, participation and achievement.
Green Space
6.28 Green space within the Ings Focus Area is concentrated to the west of the area where Bluebell Fields, Ings Park and the Ings Primary School all converge to create a significant green space extending between Saltshouse Road and Ings Road. This space is divided into two character areas: Bluebell Fields to the north of Bellfield Avenue that provides informal green space, and Ings Park to the south of Bellfield Avenue, which along with Ings Primary School, is characterised by more active uses such as a children’s play space and skate park. 6.29 Other significant green spaces within the Ings Focus Area include: Grasby Park, Neasden Primary School, Bellfield Primary School and the former Lambwath Primary School site. However, with the exception of Grasby Park, located to the east of the Ings Shopping Centre, none of these spaces are generally accessible to the public. 6.30 The area lacks publicly accessible green spaces and formal leisure uses. Further, access to those green spaces which are available is often limited by the absence of clear, pedestrian friendly routes. 6.31 Access across the area will be improved by the demolition and re-development of the existing Caspon housing estates in Ings. This will provide an opportunity to improve the quantity and quality of smaller scale green spaces which meet an identified need for local residents. New green spaces will increase biodiversity and incorporate drainage management as a priority to reduce flood risk and surface drainage issues. These smaller scale green spaces will be linked to housing development and routes between them, as shown in the green space and movement plans in the accompanying Design Guide. Increasing access to open space will add value to the housing market and increase social well-being.
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6.32 In addition, improvements to access to, and between, the three existing parks of Grasby, Bluebell Fields and Ings Park will ensure that these facilities are maximised. Further, investment into improvements to the facilities provided on these spaces will be sought. The investment proposed will be related to the type of open space to be promoted at each park. For example, feedback through the consultation process identified Bluebell Fields as a key asset to Ings as an informal open space. Investment in this park will therefore be prioritised to maintain the informal nature of the park, rather than provide formal sports or leisure facilities.
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6.0 Ings Policies
INGS4: GREEN SPACE 10 ha of accessible, safe, high quality open space will be provided and / or improved in the focus area, as shown on the proposals map and detailed in Schedule INGS4.
Schedule INGS4
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Plan reference / Project
Size
Location
N
Bluebell Fields
6 ha
O
Bluebell Fields Extension / East - West Link
P
Q
Description
Rationale
Likely Funding Source
Likely Timescale
Bluebell Fields Upgrade boundaries, new footpaths / surfacing, high quality lighting, potential informal soft landscape works to enhance a semi-natural character
To maintain Bluebell Fields as a valuable community green space by making it feel safer, more accessible and functional. Encourage movement into it and through linking the neighbourhoods
CIL
Years 4-6
1.6 ha
East of Extension to Bluebell Fields Bluebell Fields along eastern edge with high quality footpath treatments / associated lighting, new soft landscape works and tree planting
S106 Create an attractive setting for new properties and provide positive frontage to east-west pedestrian links
Years 7-9
Park Gateway Landscape
0.68 ha
Grasby Park Entrance
Soft landscape works to enhance open space character
Enhance character and setting of Bellfield Avenue
CIL
Years 1012
Park Gateway Landscape
1.75 ha
Grasby Park
Landscape improvements and upgrade of play equipment
To maintain Grasby Park as a valuable community greenspace by making it feel safer, more accessible and functional.
Hull CC
Years 1-3
Hull City Council
Hull City Council
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