St. Ann’s Hospital redevelopment consultation

The planning application that was approved in November was in two parts. Firstly, a detailed application for phase 1a that contained all the relevant information for us to proceed with building out that section of the site.

The second part of the application provided an outline consent for the remainder of the site ensuring that the following was secured for future phases:
• Maximum number of homes
• Maximum number of affordable homes
• Maximum height and position of the buildings
• Overall plan for landscaping, roads and transport

In order for us to progress the remainder of the scheme, an additional planning application called a reserved matters application will have to be submitted and approved.

This application will include details:
• Architectural details of Phase 1b and 2 buildings including materials, to be in line with approved Design Code.
• Planning layouts
• General block layouts identifying bin stores, cycle stores etc, to be in line with parameter plans and planning policies captured in the Hybrid application.
• Updated relevant technical reports, for phases 1b and 2.

It is these details for phases 1b and 2 that we are presenting and asking you to provide your views on during this consultation. Subsequent consultations will follow for the details of the remaining phases.

Phases 1b and 2 will be built following work on phase one (which includes the enlarged peace gardens). These phases contain:

• 464 homes of which 73% will be affordable homes
• 35 short stay cycle spaces including 31 residential and four commercial
• 34 standard car parking spaces for the new homes, 25 wheelchair-accessible parking spaces and one loading bay
  wheelchair-accessible parking
• Retained and enlarged Woodland SINC (Site of Importance for Nature Conservation)

A careful enhancement of existing landscape assets guides development across the whole site, informing character, providing amenity, and delivering ecological outputs within the new landscape and public realm.

In Phases 1B and 2 a new green link running north-south through the Forest Garden and Wooded Swale creates a site-wide ecological connection between the expanded Woodland SINC to the south of the site and the Peace Garden in Phase 1A.

Site-wide biodiversity is enhanced through the creation of a mosaic of different habitats and is enriched by a sustainable drainage strategy which results in rain gardens and retention basins in the south-east corner of the site.

New streets are tree lined, pedestrian and cycle friendly and animated by streetside planting and adjacent green spaces. Play spaces within semi-private courtyards are complemented by play-on-the-way within the public realm and a larger playground in the Peace Garden.

The new South-West Link, providing direct public access for pedestrians and cyclists to the site from Warwick Gardens was approved under the 2022 planning application, although it will not be opened
until after Phases 1B and 2 are completed.

This application includes the land around the link and the new public square. The link, a traffic-free, segregated pedestrian and cycle path, cuts directly through the SINC connecting a wide opening made in
the boundary wall, with low raking walls to improve sightlines, to the South-West Square.

Level changes result in the path being gently ramped and allow appropriate construction to ensure no damage is done to mature trees. The path is lit and both ends are always fully visible.

The Woodland SINC (Site of Importance for Nature Conservation) is the most important space for ecology within the site, and care will be taken
to ensure that the area remains protected and extended.

The South-West Link will disturb one part of the SINC but with the extended footprint
there will still be an overall increase of 45%.
Understorey planting will only be removed in small sections to allow for the South-West Link and where site levels need to be altered for creation of the swale feature.

With a focus on biodiversity and using only native
species, extending the SINC extension provides an opportunity to create an ecotone, from wet or dry meadow to woodland edge planting, while
also forming a buffer between the SINC and new housing. An informal path around the edge of the mature woodland allows pedestrian access,
while leaving most of the SINC undisturbed.

A low fence and gates will delineate the SINC boundary and define the space as special.

The network of new green spaces which characterise the masterplan continues across Phases 1B and 2. The Birch Grove, centred around mature trees and providing an open space
opposite the Water Tower, is a key moment in the route across the site between the South-West Square and the Peace Garden.

The South-West Square, animated by the
ground floor commercial unit, is also defined by existing mature trees – a large Holm Oak and the backdrop of the SINC. The Wooded Swale creates a generous and distinctive linear green link, with small bridges providing connections.

Between the villas three spaces of differing character, the Forest Garden, Villa Court and Growing Hub, all provide access and a green amenity with views through to the SINC. The Forest Garden and the Villa Court both connect to the informal path within the SINC. The Growing Hub is an enclosed area for food growing which is a site-wide amenity with a tool shed and raised beds.

The Villa frontage is a linked sequence of street side planting, running from the Holm Oak in the South-West Square to a new planter and seating area in front of the Growing Hub, tying together spaces between the villas and including both
service access and play-on-the-way.

Phase 1B and 2 comprises the southern half of the St Anns’ New Neighbourhood masterplan. Connected to nature and local amenities, proposals respond to the existing trees and heritage buildings and frame the setting of the Peace Garden, establishing a green and welcoming neighbourhood with enhancement to the existing SINC woodland.

Phase 1B and 2 will deliver 464 homes, comprising a row of three-storey terraced housing alongside the Western edge to Warwick Gardens, stepping up to apartment blocks between six to nine storeys towards the centre of the site and facing
the railway.

The vision is for a truly affordable and tenure-neutral destination embedded in the local community. This phase will deliver 73% affordable homes across a mix of tenures, as well as a new commercial space to the south-west
corner of the site, overlooking the new cycle route.

Parameter plan requirements

The approved masterplan was supported by a series of ‘Parameter Plans’, which set the physical limits and principles for future phases of development (‘Reserved Matters Applications’).

Phase 1B and 2 proposals are in compliance with the approved Parameter Plans, with all building uses including Ground Floor and Upper Floors, in accordance with requirements.

All the proposed new buildings within Phase 1B and 2 are also designed to adhere to the maximum building line footprint and heights
set within the plot limits.

The proposals also meet requirements set for green infrastructure and access and circulation.

Design code requirements

The approved masterplan was accompanied by a
Design Code Document which provides general and specific parameters for the physical development of future phases to ensure high quality design is maintained for the built form and the landscape.

Peabody social value opportunities

As the scheme progresses Peabody’s community investment team will start to work with the community and a dedicated resource will work on the project.

Peabody has also committed to setting up a community investment fund, with an initial allocation of £100,000, which will be set up in the future.

The New Western Access is anticipated to be completed at its earliest in Spring 2024, ahead of this construction vehicles will be using the existing St. Ann’s Hospital entrance.

Once the new vehicular accesses have been constructed the Eastern Access will be used by construction vehicles as the new site entrance. The Western Access will only be used as emergency exit.

General measures

• Restricted delivery times
• Fixed routing
• Monitoring
• Traffic management

Holding Areas
• Neighbours and Public Liaison
• Freight Safety