TANGMERE Str ategic Development Location - Masterplan Document
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TA N G M E R E Str ategic Development Location Masterplan Document November 2019
Tangmere SDL
CONTENTS
01 INTRODUCTION 3
02 THE EXISTING SITE IN CONTEXT 9
03 THE MASTERPLAN 23
04 DELIVERY AND NEXT STEPS 37
APPENDICES
A BUILDING FOR LIFE 12 41
B CHICHESTER LOCAL PLAN: 43
KEY POLICIES (2014-2029) - POLICY 7
© Terence O’Rourke Ltd 2019. All rights reserved.
No part of this document may be reproduced in any form or stored
in a retrieval system without the prior written consent of the
copyright holder.
All figures (unless otherwise stated) © Terence O’Rourke Ltd 2019.
Based upon the 2019 Ordnance Survey Mastermap vector data with
the permission of the Ordnance Survey on behalf of Her Majesty’s
Stationery Office, © Crown copyright. Terence O’Rourke Ltd. Licence
No. 100019980.
Based upon the 2019 Ordnance Survey 1:25,000 raster map vector
data with the permission of the Ordnance Survey on behalf of Her
Majesty’s Stationery Office, © Crown copyright. Terence O’Rourke
Ltd. Licence No. 100019980.
Based upon the 2019 Ordnance Survey 1:50,000 raster map vector
data with the permission of the Ordnance Survey on behalf of Her
Majesty’s Stationery Office, © Crown copyright. Terence O’Rourke
Ltd. Licence No. 100019980.
Aerial imagery © Getmapping plc
1
2
Tangmere SDL
01
INTRODUCTION
This document has been produced by The principle of development has been established A comprehensive suite of technical reports and parameter
by Policy 18 of the Chichester Local Plan and Policy 2 plans for the development will be submitted as part of
Terence O’Rourke Ltd, on behalf of
of the Tangmere Neighbourhood Plan. This document the formal outline planning application in Spring 2020.
Countryside Properties (UK) Ltd. is a stepping stone between the Local and This will include a full Environmental Impact Assessment
The aim of the Masterplan Document is to explain and Neighbourhood Plan allocation and an outline planning of the proposals. Detailed design and layout proposals will
illustrate the essential place-making principles that will application, and reflects the objectives of the Tangmere then be considered as part of future Reserved Matters
deliver a well-connected, lively, distinctive, sustainable Masterplan Briefing Report. applications, once outline planning permission has been
and attractive environment for the new and existing granted.
This document sets out Countryside’s broad
community of Tangmere. approach to the future development of the Tangmere How to use this document:
SDL and explains how this approach has evolved, including
Purpose of this document: following extensive engagement with Chichester District • S
ection 1 introduces the site, planning policy
This Masterplan Document been prepared to outline how Council, Tangmere Parish Council, the local community and context and engagement undertaken to date
the SDL can be brought forward and comprehensively other key stakeholders, as well as a range of technical site • S
ection 2 summarises our analysis of the existing
developed for: assessment work. site and its surrounding context
• Up to 1,300 new homes (including 30% affordable It solely focuses on the key features and principles • S
ection 3 presents our vision and Framework
housing); of the scheme which have culminated in the Masterplan for the new development
Framework Masterplan presented in Section 3
• An expanded village centre (comprising units suited to • S
ection 4 explains how the site will be delivered
(page 27).
A1, A2, A3, A4, A5 and B1(a)); comprehensively and outlines the next steps
• Community facilities; in the planning and development process for the
Tangmere SDL
• Education facilities; and
• Open space and green infrastructure.
3
TANGMERE
OUTLINE RESERVED
LOCAL NEIGHBOURHOOD MASTERPLAN MASTERPLAN
PLANNING MATTERS
PLAN PLAN BRIEFING DOCUMENT APPLICATION APPLICATIONS
REPORT
4
Tangmere SDL
INTRODUCTION
TANGMERE STRATEGIC DEVELOPMENT LOCATION (SDL)
The Tangmere SDL is located in These principles have been adopted by
West Sussex on the immediate Countryside from the outset and can be
west of the village of Tangmere, summarised as follows:
near Chichester. The SDL is
approximately 76 hectares • Respect and take full account of the
in size, and is located within relevant site and wider constraints,
Chichester District Council’s where appropriate, through a
administrative boundary. robust and proportionate technical
assessment process;
The Tangmere SDL is allocated for
• B e in accordance with the adopted
development by Policy 18 of the
Statutory Development Plan, which
Chichester Local Plan: Key Policies (2014-
includes the ‘made’ Tangmere
2029) for development comprising
Neighbourhood Plan;
1,000 homes, community facilities and
open space and green infrastructure. The • Take proper account of the emerging
emerging Chichester Local Plan Review Chichester District Local Plan Review,
2035 proposes to increase this to 1,300 particularly in relation to the quantum
homes. of development to be achieved;
The Tangmere Neighbourhood Plan was • Have regard to relevant local guidance,
‘made’ in July 2016 and as such, forms including the Tangmere Masterplan
part of the Development Plan for the Briefing Report (2016); NEIGHBOURHOOD PLAN OBJECTIVES
District and sets out the vision for the • Be informed by the views expressed
village and a number of policies to by key stakeholders and by the local • TO BROADEN THE RANGE OF HOUSEHOLDS IN THE VILLAGE:
achieve its objectives. community in Tangmere through
planned and appropriate consultation, • TO PROMOTE NEW JOBS FOR VILLAGERS
The Neighbourhood Plan seeks to
including close engagement with local
ensure that the masterplan for the SDL • TO BUILD A STRONGER AND DIVERSE VILLAGE CENTRE
representatives from Tangmere Parish
respects and achieves the ‘One Village’
Council. • TO WIDEN THE RANGE AND QUALITY OF COMMUNITY FACILITIES
approach and avoids creating separate or
segregated new and existing communities. • TO USE THE VILLAGE’S HERITAGE AND GREEN INFRASTRUCTURE
ASSETS TO SHAPE THE FUTURE VILLAGE.
5
COUNTRYSIDE
Countryside has been
appointed by Chichester
District Council to work with
them to bring forward the
development of new homes
and community facilities for the
Tangmere SDL.
As an award-winning developer, with
over 60 years’ experience of building new
homes and communities, Countryside
prides itself on working in partnership
with communities to create places that
people want to be a part of. Countryside
specialises in place-making and urban
regeneration, and has earned a reputation
for quality, sound governance and good
management practices.
We are working closely with Tangmere WICKHURST GREEN, HORSHAM, WEST SUSSEX
Parish, Chichester District and West
Sussex County Councils to deliver high-
quality and sustainable new homes that
will form part of the ‘One Village’ vision
set within the Tangmere Neighbourhood
Plan. This Masterplan Document is the
next step in this process, and we will
continue to engage with the councils,
local community and key stakeholders as
the planning and development process
progresses over the years to come.
BEAULIEU, CHELMSFORD, ESSEX
6
Tangmere SDL
INTRODUCTION
STATEMENT OF ENGAGEMENT
The Tangmere Neighbourhood Plan (2014-2029) has provided a A number of design workshops and community events have also
clear policy framework for the SDL and has been the starting point taken place, which, in combination with continuous liaison with the
in the preparation of this document, the evolution of which was county, district and parish councils, have influenced the layout of the
then shaped by ongoing public and stakeholder consultation. masterplan. The timeline below sets out the key dates and events in
this process and the key outcomes arising from each event.
Pre-Application discussions commenced
with Chichester District Council and
Statutory Consultees
4th April – Meeting with Ward Member 6th June – Tangmere Parish Council
and Chair of Parish Council regarding Masterplanning workshop 2
engagement strategy and programme
The project website was launched 9th May – Informal attendance at Parish
Council AGM Community newsletter distributed to
providing details on the programme of
Tangmere Village
local engagement
24 and 25th June – Community drop in
Site activity updates published sessions (1) Site activity updates published
Tangmere SDL website launched on website
on website
Site activity updates published on web-
Introduction article in Tangmere News
site
(April/May edition)
14th May – Tangmere Parish Update article in Tangmere News (June/ 5th July – Tangmere Parish
Site activity updates published Council – Masterplanning July edition) Council – Masterplanning workshop 3
on website workshop 1
2019 April May June July
The second workshop began by
The proposed parallel approaches to the With reference to the neighbourhood considering what makes a ‘good place’ At the third workshop the
technical engagement with Tangmere plan, the site constraints and and the implications of the ‘One Village’ structuring principles of the new
Parish Council and wider engagement Tangmere’s morphology and character, vision within the neighbourhood plan. neighbourhood were considered,
with the village community were particularly any positive and negative The workshop also looked at village- mapping the movement network,
discussed and agreed with the Parish aspects that should be considered wide design objectives and principles green infrastructure, drainage, key
Council chair and District Council ward as part of the village’s growth, were that should inform the new development community facilities and centres and
member. discussed and agreed. and how these would relate to the residential neighbourhoods.
overarching vision for Tangmere.
7
(1) Community drop in events were held over the course of two days in Tangmere (2) Members of the project team hosted a stand at Tangmere Village Fair where
Village Centre where members of the project team discussed the evolution of the Countryside spoke to members of the project team.
Tangmere SDL Masterplan with the community. There were a total of 66 attendees
at the three community drop in sessions. Key themes for discussion were service and facility provision in Tangmere, cycle and
pedestrian networks, wider highways network and proposals for housing design and
Key themes for discussion were the position of access and spine road, proposals layout.
for open space, the wider highways network (including cycle ways) and facilities in
Tangmere.
Community engagement and consultation
District and Parish Council engagement
Detailed consideration of the responses
received at the Tangmere Village Fair and
21st September – Attendance at Public consultation event
Tangmere Village Fair (2)
Update in Tangmere News 26th September – Public consultation Update in Tangmere News (October/ Masterplan submission to Chichester
(August/September edition) event November edition) District Council
Outline
application
2020
August September October November
(see
A public consultation was held between Delivery and
Detailed consideration of the
12 noon and 8pm in ‘the Hub’ at the Next Steps
responses received at the
Village Centre in Tangmere.
Detailed consideration of Tangmere Village Fair and Public section, pages
the responses received Key themes for discussion were consultation event 41-42)
at and following the proposals for Malcolm Road and the
community drop-in sessions land surrounding St. Andrew’s church,
community facilities in Tangmere,
wider highways network and delivery
of the ‘One Village’ vision.
8
Tangmere SDL
02 THE EXISTING SITE IN CONTEXT
Establishing a clear understanding of the existing Site, its context
and the planning and design policies associated with it is a
fundamental and integral part of the design process. The following
section sets out the contextual issues that have influenced and
informed the evolution of the masterplan.
910
Tangmere SDL
THE EXISTING SITE IN CONTEXT
ENVIRONMENTAL CONTEXT
Baseline
In landscape terms, the Site lies within the Chichester
Yapton Coastal Plain, which extends within the study
area from the edge of Chichester city in the west along
the northern edge of the Upper Coastal Plain as far as
Norton. The coastal plain consists of mainly flat open
landscape, which extends from the South Downs to the
southern edge of the study area as far as Woodgate,
North Bersted and North Mundham
A number of European designations are located within the wider
surrounds of the Site, including Chichester and Langstone Harbour
Special Protection Area (SPA)/Ramsar and Solent Maritime Special Area
of Conservation (SAC) located 5.7km to the west, and Pagham Harbour
SPA/Ramsar located 6.3km to the south-west.
Site boundary
Scheduled monuments
Registered parks and gardens
Key Special Area of Conservation
Special Protection Area and
Tangmere SDL Ramsar site
Local Nature Reserve
Scheduled Monuments Site of Special Scientific Interest
Registered Parks and Gardens National park
Area of Outstanding Natural
Local Nature Reserve Beauty
Site of Special Scientific Interest
National Park
Area of Outstanding Natural Beauty
11SPIRES
LANDSCAPE HEDGEROW NUCLEATED VILLAGES
TREES FRAGMENTED
LINEAR DITCHES HEDGEROWS
The landscape has strong ties
with the past; numerous historic OPEN
AGRICULTURAL
landmarks punctuate the open
plains and the elevated ridgeline
of the South Downs. 1.
Other elements of the landscape have
2.
degraded over time, particularly the field
boundaries and climax vegetation which
has significant potential for restoration.
There is limited woodland cover across
the landscape and surface water is COASTAL PLAIN
limited to a small number of man-made
reservoirs and drainage ditches.
WOODED ESTATE DOWNLANDS
1. View south towards Oving 3.
from the Site
2. View towards the Site from
Halnaker Windmill
BACKDROP OF THE
3. View north towards the SOUTH DOWNS
South Downs from the Site LAYERED
VEGETATION
LEVEL PLAINS 12Tangmere SDL
THE EXISTING SITE IN CONTEXT
CULTURAL HERITAGE
Baseline Design brief Halnaker Windmill
The Site and its surrounding area • Ensure that the masterplan
contains a rich cultural heritage resource
preserves and celebrates long
of archaeological evidence, extant
buildings and intact areas of historic distance views of notable built
landscape. heritage assets and landmarks in the
wider landscape.
Part of the Site also forms the setting
and contributes to the significance of
• Preserve the open setting of St.
several designated heritage assets, in
particular the group at St. Andrew’s Andrew’s Church and the Tangmere
Church and Church Farm at the south Conservation Area.
western edge of the village, which also
includes the Tangmere Conservation • Ensure that the design, size and
Area. configuration of the central
community park will preserve part St. Andrew’s,
Archaeological investigations have Tangmere
also revealed evidence of a former of the former Roman settlement
settlement datable to the Late Iron Age in-situ, whilst providing views to
Chichester
and continuing into the Roman period. Cathedral
church spires and Halnaker Windmill
The artefacts retrieved from these
in the surrounding landscape.
investigations indicate high status and are
considered regionally significant. • Reflect elements of the Roman
As a consequence, a number of settlement where possible, such as
stages of specific site investigation and the alignment of identified trackways
consultation have been undertaken,
and roads within the new proposals.
both for the on-site assessment of the
archaeology resource and also in terms Key St. Andrew, Oving
of the adjacent built heritage, in order to
Tangmere Conservation Area Area of archaeology to be
satisfactorily develop the masterplan for preserved in-situ
the proposed development. St. Andrew’s Church
Key views to historic landmarks
Open setting of St. Andrew’s Church
13Halnaker Windmill Chichester Cathedral
St. Andrew, Oving St. Andrew’s Church, Tangmere
St. Andrew, Oving
14Tangmere SDL
THE EXISTING SITE IN CONTEXT
NATURAL HERITAGE AND BIODIVERSITY
Baseline Design brief
The majority of land within the Site is • Create new and enhanced habitats
comprised of arable land, together with
within a connected network of
areas of improved grass leys, and a small
amount of semi-improved species-poor Green Infrastructure including
grassland at the centre of the Site, and in native planting of local provenance
the form of field margins. Generally, in which will maintain bat flight lines
terms of the habitats which are present, across the site, and create areas of
it is a poor site, there are no BAP/NERC
wildflower and tussocky grassland
S41 Priority Habitats represented, apart
from ‘hedgerows’. which will provide new habitats on
the site margins for reptiles and barn
Internal boundaries within the Site
generally comprise ditches (both dry owls.
and wet) with varying degrees of intact
• Restoration of the existing ponds is
hedgerow. A large number would be
described as defunct with only occasional proposed, together with infilling of
shrubs or short sections of hedgerow gappy hedges, and the provision of
remaining. The ditch flora and field layer bird and bat boxes.
(grasses and herbaceous species) along
the ditches are also relatively species- • Enhance the Site’s main watercourse
poor. to introduce naturalistic features
Species surveys have identified low typical of chalk streams and
populations of common reptiles in some provision of new wetland habitats Key
field margins, and a moderately diverse
that will provide a range of Arable Hedgerow
suite of farmland birds.
opportunities for wildlife (integrated Improved grassland Scattered Scrub
with the proposed Sustainable Urban
Semi-improved grassland Pond
Drainage Systems (SUDS)).
Tree Wet ditch
Tree with low bat roosting potential Dry ditch
Tree with high bat roosting potential Bare ground
15TREES AND HEDGEROWS
Baseline Design Brief
Vegetation on site is limited to existing •
Retain Vegetation on the boundaries
field boundaries and is of mixed species,
of the Site, limiting removals to poor
quality and condition. The majority of
higher quality trees are located to the quality, dead or dying trees and to
east at the margins of the Site and facilitate access.
forming a strong belt of vegetation
between the A27 and Tangmere Road. • Augment gappy or outgrown
hedgerows where retained.
Hedgerows are native and mixed,
although these have become outgrown • Retention of category A or B trees
and gappy through mismanagement.
wherever possible.
Our assessment considered each trees
physiological/structural condition and its • Explore alternatives for the removal
remaining contribution to the landscape of poor or defunct hedgerows and
as greater than 40 years for A trees, reinstatement of a cohesive network
greater than 20 years for B trees, at least
of vegetation corridors within the
10 years for C trees and less than 10
years for U trees, wider green infrastructure.
• Achieve a significant net gain in
hedgerow and tree planting across
the Site.
Key
Category ‘A’ Trees (High)
Category ‘B’ Trees (Medium)
Category ‘C’ Trees (Low)
16Tangmere SDL
THE EXISTING SITE IN CONTEXT
TRANSPORT AND CONNECTIVITY
Baseline Baseline Design brief
Vehicular Pedestrian • In accordance with the Tangmere • Identify a network of formal footway
The A27 (Arundel Road) runs along As the existing site comprises of Neighbourhood Plan, the principal and cycleway provision, using both
the northern boundary of the Site arable land, there is no existing formal points of vehicular access to the the proposed highway network, as
and is a Trunk Road which provides a pedestrian infrastructure throughout proposed scheme should be from well as the green grid to link the
strategic route between Southampton the majority of the Site, although it is
Tangmere Road and from the grade- new and existing village with new
(via the M27) and Pevensey, linking the well used as an informal leisure route
intermediate settlements of Portsmouth, for dog walkers. There is a single Public separated junction on the A27. community facilities and open space.
Chichester, Worthing and Brighton. Right of Way (PROW) on part of the
BUSeastern
ROUTES boundary of the Site, connecting • Explore access and traffic-free • Provide a shared pedestrian/cycle
Malcolm Road is currently a narrow two- Chestnut Walk with Church Lane. arrangements at the heart of the path along the new main spine road
way single carriageway route providing
Village Main Street ensuring that which is to be created running
access from Tangmere village, with a 1m Cycle
wide footway on the northern side, and the demands on free movement are north-south between the A27 and
A single segregated cycle route follows
property boundaries on the southern balanced against the creation of a Tangmere Road.
the northern boundary of the Site,
side at the heel of the kerb line. high-quality, safe and vibrant village
adjacent to the A27 from Tangmere Road • Meet the requirement for off-site
to Old Arundel Road, Westhampnett, centre.
Public transport cycle connectivity by providing
crossing the A27 at the existing grade-
Tangmere Village is currently served separated junction. • Consider extension of the existing improvement to off-site routes that
by the number 55 bus, operated by commercially operated bus will encourage travel further afield
Stagecoach and provides access to service which connects Tangmere including access to the National
key local facilities, such as St Richard’s
to Chichester Bus Station, via Park, as well as consider the delivery
Hospital and Chichester Bus Station
where further connections to wider Boxgrove and St. Richard’s Hospital. of improved cycle connectivity
area can be made. Service 55 currently between Tangmere and Chichester
operates on a 3 buses per hour every • Ensure that the internal
Town Centre, including a potential
20-25 minutes. highway network is designed to
route to the south of the A27.
accommodate bus movements
The nearest bus stop is located on
Tangmere Road, to the east of the site. safely and efficiently.
There is an additional bus stop located at
Gamecock Terrace which is the terminus
and a lay-over point for the service 55.
17A 27
To Worthing
and Brighton
S
Westhampnett Cycle
WN
Route to Chichester Tangmere
K
DO
PAR
UTH
AL
Tangmere SDL
Key
SO
ION Road network
TO
NAT
To Chichester Bus Route (Service 55)
Bus stop
d
R oa Cycleway
re
g me PROW
n
Ta
Boxgrove To Worthing and
A27 Brighton
Westhampnett Tangmere Walberton
CHICHESTER Tangmere SDL
Oving Westergate Barnham
Yapton
18
TO BOGNOR REGIS 18Tangmere SDL
THE EXISTING SITE IN CONTEXT
GEOTECHNICAL AND UTILITIES
Key Key Key
Site boundary
FB
ARUNDEL ROAD
Air quality buffer 45m
27m AOD Flood zone 2
El Sub Sta
2
Filling
Roman Settlement
1
Station
D SQUARE
GARLAN 45
44
Olde Cottage Cherry Tree
Land to be raised due t
54
Inn Cottage 51
63
A 27
28
Kelburn
30 Thimbles
39
50
ground water level
Cedar Playground
Sta Inglewood Extra 33
El Sub Cover Cott 58
Buried land surface spr
38
55
31
12 Shelldrake
Beaulara 29 Lindale
25
Flood zone 3
27
Ringinglow
Night
32
8 32
Owl Hideaway 29
Side Green El S AVENUE
62
EDWARD 59 28
Game Farm Sub Willowdene Hibiscus
25
Sta Cottage
7
Moonrakers Mere
26
16
24 Lodge
32
Downlands LB
36
AD
RO
23 PS
33 HO
21 21
BIS
1
50
El Sub Sta 23
GIBSON
5
22
TON
N CLOSE 20 35
NICOLSO 19
MIDDLE
34
41 18
42
ROAD
1 Woodstock
12
Drainage ditch
46
8
GA
5
RD
14
41
7 6
EN
12a 12 11
14
S
The
37
20
Pines
A 285
17
NETTLETON AVENUE 23
21
10 9
El Ps 26
2
1
4
32
30
AD
Spinney
L RO
3
DE Cottage
12m AOD
UN 27
HAMPDEN
28
AR
Recreation Ground Rossmore
9
Playground
24
PLACE
DUXFORD CLOSE
23 26
12
10
14
1
19
17
Tangmere El
1
1 to 14
Sub Sta
Spitfire Court
Jerrard
D
House
Tennis D ROA ah
RAR Berak
Courts JER
Tangmere Village Centre Lladro
Dental Centre
Mony
s
24 25
ank
27
Tangmere 23 26
musk
enb
15
Nomp
Hoote
Medical Centre 12 14 16
Wood
7
Gre
ara
rs
15
lands
28
29 32 33
Hami
6
30 31 35
Hous lton
e
MALCOLM ROAD Mooncoin 12
34
14
Walnut Tree
CAEDWALLA DRIVE
Cottage Grambles Garter White
Lark Rise
Lea ways 17
1
ld
1
Y
sfo
Linde
DERWENT CLOSE
5 nwoo WA
Dun
Willow Cottage d 36
R
Cherry
Kumasi Midsu
67
1 MA
68
Placemme
Mabruk
40
Heemse
Pump Cott
r TA
Sky View
Sy
Culham
Craven
Sta
Oakley
bri
k
8
ng
Byways Holly Orchard
AD
Edros
pi
44
5
Ayala
E RO
m
6
8 High
72
New
Pu
Reydon land
s
a
Fields 4
ER
139
Gate Cottage
GM
Compton House El Sub Sta
TAN
151 House Orchard
CA 145 147 Wings Jasmine Gas
Corner
1
MP Cottage Gov
BE D Tangmere 49
137
Ga rs
LL ROA CHE Cottage
nte
40
STN
te
RO MALCOLM Ardlamont UT
44
Hu
AD 41 43 45 46
79
39
Holmwood
Tamarisk WA 36
80
112 LK
CHICHESTER DRIVE
35
108 Hazelhurst
3
By
Corner
Hill Farm D CLOSE
33 31
The 12
32 30
14 15 WOODFIEL
House Mere
129
106
Way
1
3
NT
Cott
d
ways
Gastons
28
19
2
CE
En
4
Pilgrims CLOSE
ES
re
1
20
OFT
5
Ac
CR
Egerton
April Cott
90
24
27
The
NCR
6
100
RE
87
7
1
98 HI Lodge 1
9
MANNOC
BAR
ES
CH 5
Amb WHITEBEAM WAY
The Retreat
erle
93
y
48
Tang 2
K ROAD
6 10
119
Austens lewo
95 The Croft Danby od 8
8
105 Bader Richey
1
10 5 Typhoon House
117 House House 1 to 6
61 to
st
The Bungalow Newcroft 1 to 6
onhur
1
4
9
Yeomans Perrymead
1
Newlands
COPPER BEECH DRIVE 35 41
Beac
36 37 40
44
House
14 12
43
38 39 42
Sewage 5
3
4
Pumping LB 8
30
Station 34
TCB
Dukes
Cottages The Old Cottage
GE CL
48
17
25
Notes/Revisions
9
123
COTTA
24 118
Tempest
26
House
1
6 1 to
4
2
11
The
ESS
7
D
Wayside
29
OL
1
24
a
24
Bay es 28
s Cottag
Cottage 2 Bayley
5
Ark
18
Royal
23
21
15
BA
12
YL
Tangmere
EY
House
1
El
3
RO
Sub
AD
ST ANDR
THE
Sta
34
11
GLE
8
El
EW'S
BE
6
Sub
7
LANE
Sta
2
1
17
40
Gas Gov LK
4 2
Church Farm WA
1
St Andrew's House H LANE E
Church CHURC
EYB
RIDG
6
HAL
1
Kimkarlo Tank
11 3
7
1
27
A
Hares
14 15
12
Allotment Gardens
10
field
E
OS 13
CL
N
AR
HE 1
Elerkey
23
3
7
21
TERR
16
Saxon
22
27
1
Meadow
5
D
18
15
4 SFIEL
HARE
17
16
1
12
14
1
13
11
5
10
GAM
4
6
ECOTE
CKRR
5
Military
AC
Aviation
E
Museum
9
Tangmere
Shelter
Countryside
0m 150m
75m
Opportunities and constraints
Revision:
180620 /SK029
Date issued:
DRAFT
Tank Drawn by: C
Sluices
Scale@A1: 1:2500 FH J
Copse
Farm
Cottages
3
2
Copse Barn
Copse Farm
1
© Terence O’Rourke Ltd 2019
3
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www.torltd.co.uk
Shopwyke Park
The Site is broadly level, characterised by a The existing surface water regime consists and other areas of low risk in the central
very shallow southerly aspect and ranging in of a series of ditches that drain the Site via southern area of the site. These ditches
elevation from 27m AOD adjacent to the culverts under Tangmere Road, to the south outfall from the site via existing culverts
A27, Arundel Road, to 12m AOD adjacent of the Site. under Tangmere Road to the south of the
to Tangmere Road and the Site’s southern Site.
boundary. There are a number of ditches and The Environment Agency’s Flood Map from
small topographical variations within the Site. Rivers and Sea indicates that the entire Groundwater levels are typically between
site lies in Flood Zone 1, the lowest risk of 1m and 3m below ground level, whilst
flooding. The EA’s surface water flood map perched groundwater (caused by a localised
indicates two minor areas of high risk on seam of clay) present in the northern part
19
the site, these follow existing ditch routes of the site, was found to be shallower.Key Key
Tangmere SDL
THE EXISTING SITE IN CONTEXT
COMBINED SITE CONSTRAINTS
Key
Listed building
Conservation area
Open setting of St. Andrew’s Church
Archaeological remains preserved in-situ
View to historic landmark
Existing vegetation
Flood zone 2
Flood zone 3
Drainage ditch
Foul water (existing and proposed)
Medium pressure gas main
Electricity
Local centre with 5 minute walking distance
2122
Tangmere SDL
03 THE MASTERPLAN
The following section sets out our
vision for the SDL, the principles and
key components of the masterplan
and demonstrates how the design and
consultation process has sought to
respond to the attributes of the Site and
its wider setting in the context of the
Local Plan and Neighbourhood Plan.
2324
Tangmere SDL
THE MASTERPLAN
VISION
The vision for the
Tangmere SDL seeks
ONEVILLAGEVISION
to deliver a comprehensively
planned expansion which
reflects and connects effectively
with the urban fabric of the
existing village and, importantly,
ONEVILLAGEVISION
provides a range of community A27
facilities and amenities designed COM
MUNITY SPIN
E
to foster the integration of the
new and existing communities.
The principle of vibrancy and
GREEN SPINE
integration is fundamental to Strategic
the ‘One Village’ vision.
Development Tangmere
The SDL masterplan aims to create an
attractive place that responds positively Location
to the context of Tangmere and with the
community at its heart.
Our vision is to create a development
of the highest quality, that builds on the
identity of Tangmere and enriches the Tangmere Road
lives of the community whilst contributing
to enhancement of the local natural
environment.
25STRUCTURING PRINCIPLES STRUCTURING PRINCIPLES STRUCTURING PRINCIPLES
Access Edges Views / corridors / key spaces
Halnaker Windmill
27
A
ER
FF Malcolm Road
BU Village Centre
27
A
CO
St. Andrew’s Church St. Andrew’s Tangmere
SET
U
N
N
T
G
I
Chichester
T
Cathedral
D
Y ER
R
ER
S N GM
D ID TA
ER
NG ME
R
E
TA
St. Andrew Oving
26Tangmere SDL
THE FRAMEWORK MASTERPLAN Key
Residential (37ha)
2 FE Primary School (2.4ha)
Safeguarded land for 3FE expansion (0.6ha)
Mixed Use Village Centre (0.5ha)
The purpose of the masterplan is to The masterplan will deliver: Informal Open Space (25.6ha) - Including
Amenity and Open Space and Natural/
provide a design framework within • 1300 mixed tenure homes of varied size and Semi-Natural Green Space
which Countryside will bring together type, including 30% affordable housing
Parks, Sport and Recreation Ground (5ha)
an outline planning application for the • A mixed use ‘Village Main Street’
Tangmere SDL. Parks
• A two form entry primary school including
It sets out the spatial arrangement of built Sport and Recreation
early years provision. The school site will also
development and associated green and blue include additional land to be ‘safeguarded’ for Allotments (2.9ha)
infrastructure and will guide the Council and future expansion to 3 forms of entry should
design team on the subsequent planning Community Orchard
this be required.
application.
Primary infrastructure
• Multi-modal accesses from Tangmere Road
The framework will be the subject of further at the south of the Site and the A27 grade- Indicative alignment of secondary street
refinement, through consultation and further separated junction at the north of the Site.
testing and so there may be some variation Key pedestrian / cycle links
in the precise location of land uses and road • Multi-functional public open space.
Attenuation basins
layouts in the subsequent submission of the
• A Network of pedestrian and cycle links
outline application. Where this occurs however, Permanent water
including off-site cycleway improvements.
it is anticipated that the broad arrangement
and principles set out in the following pages will Potential locations of a community building
remain unchanged. Potential location of sports pavilion
Potential location for extension to existing
graveyard
27Inform
semi-
green
25.6
Sport
3.4
Allotm
2.1
Comm
0.8
Prima
2.4
Safeg
0.6
Mixed
0.5
Prima
3.5
Indica
route
Perm
Attenu
3.3
Poten
buildin
Poten
Indica
Notes/Revisions
Contains INSPIRE Index PolygonsT
reproduced with the permission of
2018 Ordnance Survey 100026316
Tangmere
Countryside
0m
75m
Land Use Budge
Status:
DRAFT
Project Number: Scal
180620 Sc
Drawing Number:
TOR-SK043
Based upon the 2018 Ordnan
permission of the Ordnance S
Office.
© Terence O’Rourke Ltd 2019Tangmere SDL
THE MASTERPLAN
MOVEMENT
Key
Site boundary
Residential
37.4ha
FB
ARUNDEL ROAD
Informal open space (including
El Sub Sta semi-natural greenspace, amenity
greenspace and play)
2
Filling
1
Station
25.6ha
D SQUARE
GARLAN 45
Sport / recreation
A27
44
Olde Cottage Cherry Tree 54
Inn Cottage 51
50
63
3.4ha
30 Thimbles
A 27 Kelburn 39
28
Sta Cedar Playground
Extra
El Sub Inglewood
Shelldrake
Cover
31
Cott
55
58
38
33
Allotments
12
25 Beaulara 29 Lindale 2.1ha
27
Ringinglow
Night
32
8 32
Owl Hideaway 29
Side Green El AVENUE
62
59 28
Game Farm Sub
Sta
Willowdene EDWARDS
Hibiscus
Cottage
25
Community orchard
7
Moonrakers 26
Mere
0.8ha
16
24 Lodge
32
Downlands LB
36
AD
RO
23 PS
33 HO
21 21
BIS
1
Primary school
50
El Sub Sta 23
GIBSON
5
22
TON
N CLOSE
NICOLSO 20 35
19 2.4ha
MIDDLE
34
41 18
42
ROAD
1 Woodstock
12
Safeguarded land for 3FE school
Westhampnett
46
8
GA
5
RD
14
41
7 6
0.6ha
EN
12a 12 11
14
S
The
37
20
Pines
A 285
17
NETTLETON AVENUE 23
10 9
21 Mixed use village centre
El Ps 26
1
2
0.5ha
cycle route
4
32
30
AD
L RO
Spinney
Primary infrastructure
3
DE Cottage
UN 27
3.5ha
HAMPDEN
28
AR
Recreation Ground Rossmore
9
Playground
24
PLACE
Indicative alignment of secondary
DUXFORD CLOSE
23 26
12
route
10
14
1
19
17
Tangmere El Permanent water
1
1 to 14
Sub Sta
Spitfire Court
Jerrard
D
Tennis
Courts
House
JER
RAR
D ROA
Berak
ah Attenuation basins
Tangmere Village Centre Lladro
3.3ha
Dental Centre
Monym
s
24 25
ank
27
Tangmere 23 26
A27
enb
usk
15
Nomp
Hoote
Medical Centre 12 14 16
Wood
7
Gre
Potential location of community
ara
rs
15
lands
28
29
Hami
30 31 35
6
32 33
Houslton
MALCOLM ROAD Mooncoin
e
12 14
building
34
Walnut Tree
CAEDWALLA DRIVE
Cottage Grambles Garter White
Lark Rise
Lea ways 17
1
d
1
sfol
Linde Y
DERWENT CLOSE
5 nwoo WA
Potential location of sports pavilion
Malcolm Rd
Dun
Willow Cottage d 36
R
Cherry
Kumasi Midsu
67
1 MA
68
Mabruk
Placemme 40
Heemse
Pump Cott
r TA
Sky View
Sy
Culham
Craven
a
Oakley
St
bri
k
8
ng
Byways Holly Orchard
AD
Edros
pi
44
5
Ayala
E RO
m
6
8 High
72
New
Pu
Reydon land
s
a
Fields 4
ER
139
Gate Cottage
GM
Compton House El Sub Sta
TAN
151 House Orchard
CA 145 147 Wings Jasmine Gas
Corner
1
MP Cottage Gov
BE D Tangmere 49
137
Ganters
LL ROA CHE Cottage 40
STN
te
RO MALCOLM UT
44
Ardlamont
Hu
41 46
AD 43 45
79
39
Holmwood
Tamarisk WA 36
80
112 LK
CHICHESTER DRIVE
35
108
Hazelhurst By
3
Cornerw
Hill Farm CLOSE
33 31
The 12
32 30
14 15 WOODFIELD
House Mere
129
106
Way
1
3
NT
Cott
d
Gastons
28
19
2
CE
4
En
CLOSE
ays
Pilgrims
ES
re
1
Primary street
20
OFT
5
Ac
CR
Egerton
April Cott
90
24
27
The
NCR
6
100
RE
87
7
HI 1
98 Lodge 1
9
MANNOCK
BAR
ES
CH 5
Amb WHITEBEAM WAY
The Retreat
erle
y
93
48
Tang 2
6 10
119
Austens lewo
95 The Croft
ROAD
Danby od 8
8
105 Bader Richey
1
10 5 Typhoon House
117 House House 6
1 to
to 6
1
t
Newcroft 1 to 6
The Bungalow
nhurs
1
4
9
Yeomans
1
Newlands Perrymead
Beaco
COPPER BEECH DRIVE 35
36 37 40
41
Notes/Revisions
44
House
14 12
39 42 43
38
Sewage 5
3
4
Pumping LB 8
30
Station 34
TCB
Dukes
Cottages The Old Cottage
GE CL
48
17
25
9
123
COTTA
24 118
Tempest
26
House
1
61 to
4
2
11
The
ESS
7
Wayside
D
29
OL
1
24
a
24
Bay es 28
s Cottag
Spine
Cottage 2 Bayley
5
Ark
18
Royal
23
21
15
BA
12
YL
Tangmere
EY
House
1
El
3
RO
Sub
AD
ST ANDR
THE
Sta
34
11
GLE
8
Road
El
EW'S
6
BE
Sub
7
LANE
Sta
2
1
17
40
Gas Gov LK
2
4 WA
Church Farm
1
St Andrew's House H LANE E
Church CHURC
EYB
RIDG
6
HAL
1
Kimkarlo Tank
11 3
7
1
27
A
Hares
14 15
12
Allotment Gardens
10
field
E
OS 13
CL
N
AR
HE 1
Elerkey
23
3
7
21
TERR
16
Saxon
22
27
1
Meadow
5
D
18
15
4 SFIEL
HARE
17
16
1
Contains INSPIRE Index PolygonsThis information is subject to Crown copyright and is
12
14
reproduced with the permission of Land Registry © Crown copyright and database rights
1
13
2018 Ordnance Survey 100026316
11
5
10
GAM
4
6
ECOTE
Tangmere
CKRR
5
Military
Countryside
AC
Aviation
E
Museum
9
Shelter 0m 150m
75m
Land Use Budget
Network of Tangmere Rd Status:
DRAFT
Drawn by:
FH
Checked by:
JB
ped/cycle routes
Project Number: Scale: Date created:
180620 Scale@A1: 1:2,500 JUL 2019
Drawing Number: Revision:
TOR-SK043
Tank
Based upon the 2018 Ordnance Survey Mastermap vector data with the
Sluices permission of the Ordnance Survey on behalf of Her Majesty's Stationery
Office.
Copse
Farm
© Terence O’Rourke Ltd 2019 Do not scale from this drawing
Cottages
3
2
Copse Barn
LONDON
1
Copse Farm 7 Heddon Street
London W1B 4BD
3
BOURNEMOUTH
Everdene House Deansleigh Road
Bournemouth BH7 7DU
1
BIRMINGHAM
Secondary street
Enterprise House 115 Edmund Street
Birmingham B3 2HJ
TELEPHONE
020 3664 6755
El Sub Sta
www.torltd.co.uk
Shopwyke Park
The movement strategy seeks to A new roundabout at Tangmere Road
sustainably connect the Tangmere SDL will provide a southern gateway to
with the existing village and the wider the site, connecting the spine road to
West Sussex context, benefiting new and the A27. This route will also support
existing residents. The strategy promotes the extended bus service. Strategic
active and sustainable travel options pedestrian and cycle connections will
through safe and convenient access to connect the SDL with the existing village,
public transport and pedestrian and cycle importantly through the proposed
routes. village centre. A range of leisure routes
permeate the site. Tertiary street
29PRIMARY USES
Key
Site boundary
Residential
37.4ha
FB
ARUNDEL ROAD
Informal open space (including
El Sub Sta semi-natural greenspace, amenity
greenspace and play)
2
Filling
1
Station
25.6ha
D SQUARE
GARLAN 45
Olde Cottage Cherry Tree 54
44
Sport / recreation
Inn Cottage 51
50
63
3.4ha
30 Thimbles
A 27 Kelburn 39
28
Sta Extra Cedar Playground
Allotments
Inglewood 33
El Sub Cover Cott 58
38
55
31
Shelldrake
12
25 Beaulara 29 Lindale 2.1ha
27
Ringinglow
Night
32
8 32
Owl Hideaway 29
Side Green El AVENUE
62
59 28
Game Farm Sub
Sta
Willowdene EDWARDS
Hibiscus
Cottage
25
Community orchard
7
Moonrakers 26
Mere
0.8ha
16
24 Lodge
32
Downlands LB
36
AD
RO
23 PS
33 HO
21 21
BIS
1
Primary school
50
El Sub Sta 23
GIBSON
5
22
TON
N CLOSE
NICOLSO 20 35
19 2.4ha
MIDDLE
34
41 18
42
ROAD
1 Woodstock
12
Safeguarded land for 3FE school
46
8
GA
5
RD
14
41
7 6
0.6ha
EN
12a 12 11
14
S
The
37
20
Pines
A 285
17
NETTLETON AVENUE 23
10 9
21 Mixed use village centre
El Ps 26
1
2
0.5ha
4
32
30
AD
L RO
Spinney
Primary infrastructure
3
DE Cottage
UN 27
3.5ha
HAMPDEN
28
AR
Recreation Ground Rossmore
9
Playground
24
PLACE
Indicative alignment of secondary
DUXFORD CLOSE
23 26
12
route
10
14
1
19
17
Cluster of
Tangmere El Permanent water
1
1 to 14
Sub Sta
Spitfire Court
Jerrard
D
Tennis
Courts
House
JER
RAR
D ROA
Berak
ah Attenuation basins
Tangmere Village Centre Lladro
3.3ha
mixed use
Dental Centre
Monym
s
24 25
ank
27
Tangmere 23 26
enb
usk
15
Nomp
Hoote
Medical Centre 12 14 16
Wood
7
Gre
Potential location of community
ara
rs
15
lands
28
29
Hami
30 31 35
6
32 33
Houslton
MALCOLM ROAD Mooncoin
e
12 14
building
34
Walnut Tree
CAEDWALLA DRIVE
amenities
Cottage Grambles Garter White
Lark Rise
Lea ways 17
1
d
1
sfol
Linde Y
DERWENT CLOSE
5 nwoo WA
Potential location of sports pavilion
Dun
Willow Cottage d 36
R
Cherry
Kumasi Midsu
67
1 MA
68
Mabruk
Placemme 40
Heemse
Pump Cott
r TA
Sky View
Sy
Culham
Craven
a
Oakley
St
bri
k
8
ng
Byways Holly Orchard
AD
Edros
pi
44
5
Ayala
E RO
m
6
8 High
72
New
Pu
Reydon land
s
a
Fields 4
ER
139
Gate Cottage
GM
Compton House El Sub Sta
TAN
151 House Orchard
CA 145 147 Wings Jasmine Gas
Corner
1
MP Cottage Gov
BE D Tangmere 49
137
Ganters
LL ROA CHE Cottage 40
STN
te
RO MALCOLM Ardlamont UT
44
Hu
41 46
AD 43 45
79
39
Holmwood
Tamarisk WA 36
80
112 LK
CHICHESTER DRIVE
35
108
Hazelhurst By
3
Corner
Hill Farm CLOSE
33 31
The 12
32 30
14 15 WOODFIELD
House Mere
129
106
Way
1
3
NT
Cott
d
ways
Gastons
28
19
2
CE
4
En
Pilgrims CLOSE
Residential
ES
re
1
20
OFT
5
Ac
CR
Egerton
April Cott
90
24
27
The
NCR
6
100
RE
87
7
HI 1
98 Lodge 1
9
MANNOCK
BAR
ES
CH 5
Amb WHITEBEAM WAY
The Retreat
erle
y
93
48
Tang 2
6 10
119
Austens lewo
95 The Croft
ROAD
Danby od 8
8
105 Bader Richey
1
10 5 Typhoon House
117 House House 6
1 to
to 6
1
t
Newcroft 1 to 6
The Bungalow
nhurs
1
4
9
Yeomans
1
Newlands Perrymead
Beaco
COPPER BEECH DRIVE 35
36 37 40
41
Notes/Revisions
44
House
14 12
39 42 43
38
Sewage 5
3
4
Pumping LB 8
30
Station 34
TCB
Dukes
Cottages The Old Cottage
GE CL
48
Residential
17
25
9
123
COTTA
24 118
Tempest
26
House
1
61 to
4
2
11
The
ESS
7
Wayside
D
29
OL
1
24
a
24
Bay es 28
s Cottag
Cottage 2 Bayley
5
neighbourhoods
Ark
18
Royal
23
21
15
BA
12
YL
Tangmere
EY
House
1
El
3
RO
Sub
AD
ST ANDR
THE
Sta
34
11
GLE
8
El
EW'S
6
BE
Sub
7
LANE
Sta
2
1
17
40
Gas Gov LK
2
4 WA
Church Farm
1
St Andrew's House H LANE E
Church CHURC
EYB
RIDG
6
HAL
1
Kimkarlo Tank
11 3
7
1
27
A
Hares
14 15
12
Allotment Gardens
10
field
E
OS 13
CL
N
AR
HE 1
Elerkey
23
3
7
21
TERR
16
Saxon
22
27
1
Meadow
5
D
18
15
4 SFIEL
HARE
17
16
1
Contains INSPIRE Index PolygonsThis information is subject to Crown copyright and is
12
14
reproduced with the permission of Land Registry © Crown copyright and database rights
1
13
2018 Ordnance Survey 100026316
11
5
10
GAM
4
6
ECOTE
Tangmere
CKRR
5
Military
Countryside
AC
Aviation
E
Museum
9
Shelter 0m 150m
75m
Land Use Budget
Status: Drawn by: Checked by:
DRAFT FH JB
Project Number: Scale: Date created:
180620 Scale@A1: 1:2,500 JUL 2019
Drawing Number: Revision:
TOR-SK043
Tank
Based upon the 2018 Ordnance Survey Mastermap vector data with the
Sluices permission of the Ordnance Survey on behalf of Her Majesty's Stationery
Office.
Copse
Farm
© Terence O’Rourke Ltd 2019 Do not scale from this drawing
Cottages
3
2
Copse Barn
LONDON
1
Copse Farm 7 Heddon Street
London W1B 4BD
3
BOURNEMOUTH
Everdene House Deansleigh Road
Bournemouth BH7 7DU
Primary school
1
BIRMINGHAM
Enterprise House 115 Edmund Street
Birmingham B3 2HJ
TELEPHONE
020 3664 6755
El Sub Sta
www.torltd.co.uk
Shopwyke Park
A range of facilities and amenities will A cluster of supporting community
accompany residential development at uses will be provided within the village
Tangmere. Supporting the aspiration centre. The new school sits adjacent
for ‘One Village,’ the masterplan brings to a new parade of shops, fronting
forward a village centre at Malcolm Road, the pedestrianised village square. A
which promotes a feeling of community number of options for the location
within a pedestrian priority space. of the community centre have been
provided. This space could accommodate
community rooms, a cafe, library and
indoor sports. Community
30Tangmere SDL
THE MASTERPLAN
FORM AND CHARACTER
Key
Site boundary
Residential
37.4ha
FB
ARUNDEL ROAD
Informal open space (including
El Sub Sta semi-natural greenspace, amenity
greenspace and play)
2
Filling
1
Station
25.6ha
D SQUARE
GARLAN 45
Olde Cottage Cherry Tree 54
44
Sport / recreation
Inn Cottage 51
50
63
3.4ha
30 Thimbles
A 27 Kelburn 39
28
Sta Extra Cedar Playground
El Sub Inglewood
Shelldrake
Cover
31
Cott
55
58
38
33
Allotments
12
25 Beaulara 29 Lindale 2.1ha
27
Ringinglow
Night
32
8 32
Owl Hideaway 29
Side Green El AVENUE
62
59 28
Game Farm Sub
Sta
Willowdene EDWARDS
Hibiscus
Cottage
25
Community orchard
7
Moonrakers 26
Mere
0.8ha
16
24 Lodge
32
Downlands LB
36
AD
RO
23 PS
33 HO
21 21
BIS
1
Primary school
50
El Sub Sta 23
GIBSON
5
22
TON
N CLOSE
NICOLSO 20 35
19 2.4ha
MIDDLE
34
41 18
42
ROAD
1 Woodstock
12
Safeguarded land for 3FE school
46
8
GA
5
RD
14
41
7 6
0.6ha
EN
12a 12 11
14
S
The
37
20
Pines
A 285
17
NETTLETON AVENUE 23
10 9
21 Mixed use village centre
El Ps 26
1
2
0.5ha
Village
4
32
30
AD
L RO
Spinney
Primary infrastructure
3
DE Cottage
UN 27
3.5ha
HAMPDEN
28
AR
Recreation Ground Rossmore
9
centre
Playground
24
PLACE
Indicative alignment of secondary
DUXFORD CLOSE
23 26
12
route
10
14
1
19
17
Tangmere El Permanent water
1
1 to 14
Sub Sta
Spitfire Court
Jerrard
D
Tennis
Courts
House
JER
RAR
D ROA
Berak
ah Attenuation basins
Tangmere Village Centre Lladro
3.3ha
Dental Centre
Monym
s
24 25
ank
27
Tangmere 23 26
enb
usk
15
Nomp
Hoote
Medical Centre 12 14 16
Wood
7
Gre
Potential location of community
ara
rs
15
lands
28
29
Hami
30 31 35
6
32 33
Houslton
MALCOLM ROAD Mooncoin
e
12 14
building
34
Walnut Tree
CAEDWALLA DRIVE
Cottage Grambles Garter White
Lark Rise
Lea ways 17
1
d
1
sfol
Linde Y
5 nwoo DERWENT CLOSE WA
Potential location of sports pavilion
Dun
Willow Cottage d 36
R
Cherry
Kumasi Midsu
67
1 MA
68
Mabruk
Placemme 40
Heemse
Pump Cott
r TA
Sky View
Sy
Culham
Craven
a
Oakley
St
bri
k
8
ng
Byways Holly Orchard
AD
Edros
pi
44
5
Ayala
E RO
m
6
8 High
72
New
Pu
Reydon land
s
a
Fields 4
ER
139
Gate Cottage
GM
Compton House El Sub Sta
TAN
151 House Orchard
CA 145 147 Wings Jasmine Gas
Corner
1
MP Cottage Gov
BE D Tangmere 49
137
Ganters
LL ROA CHE Cottage 40
STN
te
RO MALCOLM Ardlamont UT
44
Hu
41 46
AD 43 45
79
39
Holmwood
Tamarisk WA 36
80
112 LK
CHICHESTER DRIVE
35
108
Hazelhurst By
3
Corner
Hill Farm D CLOSE
33 31
The 12
32 30
14 15 WOODFIEL
House Mere
129
106
Way
1
3
NT
Cott
d
ways
Gastons
28
19
2
CE
4
En
Pilgrims CLOSE
ES
re
1
20
OFT
5
Ac
CR
Countryside edge
Egerton
April Cott
90
24
27
The
NCR
6
100
RE
87
7
HI 1
98 Lodge 1
9
MANNOCK
BAR
ES
CH 5
Amb WHITEBEAM WAY
The Retreat
erle
y
93
48
Tang 2
6 10
119
Austens
Countryside
95 The Croft lewo
ROAD
Danby od 8
8
105 Bader Richey
1
10 5 Typhoon House
117 House House 6
1 to
to 6
1
t
Newcroft 1 to 6
The Bungalow
nhurs
1
4
9
Yeomans
1
Newlands Perrymead
Beaco
COPPER BEECH DRIVE 35
36 37 40
41
Notes/Revisions
44
House
14 12
39 42 43
38
Sewage 5
3
4
Pumping LB 8
30
Station 34
TCB
edge
Dukes
Cottages The Old Cottage
GE CL
48
17
25
9
123
COTTA
24 118
Tempest
26
House
1
61 to
4
2
11
The
ESS
7
Wayside
D
29
OL
1
24
Historic
a
24
Bay es 28
s Cottag
Cottage 2 Bayley
5
Ark
18
Royal
23
21
15
BA
12
YL
Tangmere
EY
House
1
El
3
RO
Sub
AD
ST ANDR
THE
Sta
setting
34
11
GLE
8
El
EW'S
6
BE
Sub
7
LANE
Sta
2
1
17
40
Gas Gov LK
2
4 WA
Church Farm
1
St Andrew's House H LANE E
Church CHURC
EYB
RIDG
6
HAL
1
Kimkarlo Tank
11 3
7
1
27
A
Hares
14 15
12
Allotment Gardens
10
field
E
OS 13
CL
N
AR
HE 1
Elerkey
23
3
7
21
TERR
16
Saxon
22
27
1
Meadow
5
D
18
15
4 SFIEL
HARE
17
16
1
Contains INSPIRE Index PolygonsThis information is subject to Crown copyright and is
12
14
reproduced with the permission of Land Registry © Crown copyright and database rights
1
13
2018 Ordnance Survey 100026316
11
5
Spine
10
GAM
4
6
ECOTE
Tangmere
CKRR
5
Military
Countryside
AC
Aviation
E
Museum
9
road Shelter 0m
Land Use Budget
75m
150m
Status: Drawn by: Checked by:
DRAFT FH JB
Project Number: Scale: Date created:
180620 Scale@A1: 1:2,500 JUL 2019
Drawing Number: Revision:
TOR-SK043
Tank
Based upon the 2018 Ordnance Survey Mastermap vector data with the
Sluices permission of the Ordnance Survey on behalf of Her Majesty's Stationery
Office.
Copse
Farm
© Terence O’Rourke Ltd 2019 Do not scale from this drawing
Cottages
3
2
Copse Barn
LONDON
1
Copse Farm 7 Heddon Street
London W1B 4BD
3
BOURNEMOUTH
Everdene House Deansleigh Road
Bournemouth BH7 7DU
1
Historic setting
BIRMINGHAM
Enterprise House 115 Edmund Street
Birmingham B3 2HJ
TELEPHONE
020 3664 6755
El Sub Sta
www.torltd.co.uk
Shopwyke Park
Variety in architectural form and character are located; around the historic setting of St
will be provided across the 1,300 homes in Andrew’s Church, along the principal street,
order to create a distinctive and attractive at the village centre and at the western
series of neighbourhoods. Character areas countryside edge. Each will have a unique
with unique qualities, responsive to their form and character.
location, will deliver quality, legibility and
interest within the townscape.
The masterplan proposes 4 character areas,
which directly respond to features of the
site of the masterplan. The character areas Village centre
3132
Tangmere SDL
THE MASTERPLAN
APPROACH TO DENSITY
Key
TRANSECT A - TYPICAL ARRANGEMENT; LOW DENSITY EDGES
Site boundary
Residential
37.4ha
FB
ARUNDEL ROAD
Informal open space (including
AVERAGE DENSITY
El Sub Sta semi-natural greenspace, amenity
greenspace and play)
2
Filling
1
Station
25.6ha
Net developeble area: 37.9ha
D SQUARE
GARLAN 45
Olde Cottage Cherry Tree 54
44
Sport / recreation
Inn Cottage 51
50
63
3.4ha
30 Thimbles
A 27
Average density (1300 homes): 34.3dph
28
Kelburn 39
Sta Extra
Cedar Playground
Allotments
Inglewood 33
El Sub Cover Cott 58
38
55
31
Shelldrake
12
25 Beaulara 29 Lindale 2.1ha
27
Ringinglow
Night
32
8 32
Owl Hideaway 29
Side Green El AVENUE
62
59 28
Game Farm Sub
Sta
Willowdene EDWARDS
Hibiscus
Cottage
25
Community orchard
7
Moonrakers 26
Mere
0.8ha
16
24 Lodge
32
Downlands LB
36
AD
RO
Allows for a range of densities to be
23 PS
33 HO
21 21
BIS
1
Primary school
50
El Sub Sta 23
GIBSON
5
22
TON
N CLOSE
NICOLSO 20 35
19 2.4ha
MIDDLE
34
41 18
42
ROAD
1 Woodstock
12
applied to the site c.30-40dph
Safeguarded land for 3FE school
46
8
GA
5
RD
14
41
7 6
0.6ha
EN
12a 12 11
14
S
The
37
20
Pines
A 285
17
NETTLETON AVENUE 23
10 9
21 Mixed use village centre
El Ps 26
1
2
0.5ha
4
32
30
AD
L RO
Spinney
Primary infrastructure
3
DE Cottage
UN 27
3.5ha
HAMPDEN
28
AR
Recreation Ground
Transect C
Rossmore
9
Playground
24
PLACE
Indicative alignment of secondary
DUXFORD CLOSE
23 26
12
route
10
14
1
19
17
Tangmere El Permanent water
1
1 to 14
Sub Sta
Spitfire Court
Jerrard
D
Tennis
Courts
House
JER
RAR
D ROA
Berak
ah Attenuation basins
Tangmere Village Centre Lladro
3.3ha
Dental Centre
Monym
s
24 25
ank
27
Tangmere 23 26
enb
usk
15
Nomp
Hoote
Medical Centre 12 14 16
Wood
7
Gre
Potential location of community
ara
rs
15
lands
28
29
Hami
30 31 35
6
32 33
Houslton
MALCOLM ROAD Mooncoin
e
12 14
building
34
Walnut Tree
CAEDWALLA DRIVE
Cottage Grambles Garter White
Lark Rise
Lea ways 17
1
d
1
sfol
Linde Y
DERWENT CLOSE
5 nwoo WA
Potential location of sports pavilion
Dun
Willow Cottage d 36
R
Cherry
Kumasi Midsu
67
1 MA
68
Mabruk
Placemme 40
Heemse
Pump Cott
r TA
Sky View
Sy
Culham
Craven
a
Oakley
St
bri
k
8
ng
Byways Holly Orchard
AD
Edros
pi
Opportunities for
44
5
Ayala
E RO
m
6
8 High
72
New
Pu
Reydon land
s
a
Fields 4
ER
139
Gate Cottage
GM
Compton House El Sub Sta
TAN
151 House Orchard
CA 145 147 Wings Jasmine Gas
Corner
1
MP Cottage Gov
BE D Tangmere 49
137
Ganters
LL ROA CHE Cottage 40
STN
te
RO MALCOLM Ardlamont UT
44
Hu
41 46
AD 43 45
79
39
Holmwood
Tamarisk WA 36
80
112 LK
CHICHESTER DRIVE
35
108
Hazelhurst By
3
Cornerw
CLOSE
higher densities
Hill Farm
33 31
The 12
32 30
14 15 WOODFIELD
House Mere
129
106
Way
1
3
NT
Cott
d
Gastons
28
19
2
CE
4
En
CLOSE
ays
Pilgrims
ES
re
1
20
OFT
5
Ac
CR
Egerton
April Cott
90
24
27
The
NCR
6
100
RE
87
7
HI 1
98 Lodge 1
9
MANNOCK
BAR
ES
CH 5
Amb WHITEBEAM WAY
The Retreat
erle
y
93
48
Tang 2
6 10
119
Austens lewo
95 The Croft
ROAD
Danby od 8
8
105 Bader Richey
1
10 5 Typhoon House
117 House House 6
1 to
to 6
1
t
Newcroft 1 to 6
The Bungalow
nhurs
1
4
9
Yeomans
1
Newlands Perrymead
Beaco
COPPER BEECH DRIVE 35
36 37 40
41
Notes/Revisions
44
House
14 12
39 42 43
38
Sewage 5
3
4
Pumping LB 8
30
Station 34
Dukes TCB
Sensitive edges -
Cottages The Old Cottage
GE CL
48
17
25
9
123
COTTA
24 118
Tempest
26
House
1
61 to
4
2
11
The
ESS
7
Wayside
D
29
OL
1
24
a
24
lower densities
Bay es 28
s Cottag
Cottage 2 Bayley
5
Ark
Sensitive edges -
18
Royal
23
21
15
BA
12
YL
Tangmere
EY
House
1
El
3
RO
Sub
AD
ST ANDR
THE
Sta
34
11
GLE
8
El
EW'S
6
BE
Sub
7
LANE
Sta
2
lower densities
1
17
40
Gas Gov LK
2
4 WA
Church Farm
1
St Andrew's House H LANE E
Church CHURC
EYB
RIDG
6
HAL
1
Kimkarlo Tank
11 3
7
1
27
A
Hares
14 15
12
Allotment Gardens
10
field
E
OS 13
CL
N
AR
HE 1
Elerkey
23
3
7
21
TERR
16
Saxon
22
27
1
Meadow
5
D
18
15
4 SFIEL
HARE
17
16
1
Contains INSPIRE Index PolygonsThis information is subject to Crown copyright and is
12
14
reproduced with the permission of Land Registry © Crown copyright and database rights
1
13
2018 Ordnance Survey 100026316
11
5
10
GAM
4
6
ECOTE
Tangmere
CKRR
5
Military
Countryside
AC
Aviation
E
Museum
9
Shelter 0m 150m
75m
Land Use Budget
Transect B Status:
DRAFT
Project Number: Scale:
Drawn by:
FH
Checked by:
JB
Date created:
180620 Scale@A1: 1:2,500 JUL 2019
Drawing Number: Revision:
TOR-SK043
Transect A
Tank
Based upon the 2018 Ordnance Survey Mastermap vector data with the
Sluices permission of the Ordnance Survey on behalf of Her Majesty's Stationery
Office.
Copse
Farm
© Terence O’Rourke Ltd 2019 Do not scale from this drawing
Cottages
3
2
Copse Barn
LONDON
1
Copse Farm 7 Heddon Street
London W1B 4BD
3
BOURNEMOUTH
Everdene House Deansleigh Road
Bournemouth BH7 7DU
1
BIRMINGHAM
Enterprise House 115 Edmund Street
Birmingham B3 2HJ
TELEPHONE
020 3664 6755
El Sub Sta
www.torltd.co.uk
Shopwyke Park
In order to help deliver variety, aid density and a more fragmented approach.
legibility and create a settlement that is The spine road and the village centre
responsive to its context, variations in provide opportunities for increased
density will be applied across the SDL. density. Housing fronting the church and
Various approaches to density will be the open countryside to the west benefit
taken where lower or higher densities from a feathered, lower density approach.
may be appropriate.
The approach to densities and character
Areas of the site provide the opportunity areas will be developed further in the
to deliver increased density, whereas DAS, in consultation with planning 25-30 dwellings/ha
more sensitive locations require a lower officers. Typically found within the Countryside Edge and Historic Setting
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