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A New Vision of Peterborough: Sustainable Growth for a More Prosperous City... only 47 minutes from London, published 25 February 2011

A New Vision of Peterborough: Sustainable Growth for a More Prosperous City... only 47 minutes from London, published 25 February 2011

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A New Vision of Peterborough A New Vision of Peterborough Document Transcript

  • THE KEY CITY FOR BUSINESS • LEISURE • SHOPPING • HERITAGE PETERBOROUGH ...ONLY 47 MINUTES FROM LONDON SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY A New Vision of Peterborough:Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.
  • ENDORSEMENT:“This Government wants to set local people free – to give them the power to shape their own community. It’s really excellent to see that Stewart Jacksonhas taken the opportunity to set out his vision for Peterborough. There is a lot to build on in such a wide ranging and thoughtful document. I would urge the people of Peterborough to work with their local MP: you may want to criticise some of his ideas, you may want to suggest some new ones of your own. The point is that this Government will give you the opportunity to play an active part in making Peterborough the place you want it to be. Take it. Congratulations to Peterborough’s MP for kicking off the debate.” The Rt Hon Grant Shapps MP Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. Minister of State for Housing and Local Government A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 2
  • FOREWORD:‘If you build it, they will come.’ These people will not give Peterborough a second look - and nor will our most talented youngstersField of Dreams 1989 wish to remain in the city - unless its culture is onePeterborough in 2011 is a city, like many in the of aspiration and local civic pride, rather than aUK, which faces some big economic, financial, "second best" cultural cringe to nearby Cambridge or a "weve tried it before... and it didnt work"social and demographic problems. attitude.Job losses, low skill levels, pockets of poor health For too long, national politicians have forced onand deprivation and lower than average local housing providers mythical and unachievableeducational attainment have not been top down housing targets (often flats) and notameliorated by unprecedented and unrestricted quality family homes. Developers have focused onimmigration from the European Union since 2004. what they could build in the quickest time at theThis has driven down wages, changed beyond lowest cost rather what might be innovative andrecognition a number of city residential areas, aesthetically pleasing.embedded welfare dependency amongst some ofthe indigenous population and put significant And local politicians have unfortunately fixated onstrains on the delivery of local public services and "affordable housing"(sic) targets which often Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.on social cohesion. means social rented properties allocated proscriptively in a way which does nothing toThat said, Peterborough has weathered the tackle the scourge of welfarism or help engendereconomic downturn better than many areas and cohesive communities.is better prepared to emerge from it. The old way of doing things has failed and willOur retail offering has suffered less than most continue to fail.other sub-regional centres. Many of our keyregeneration projects (such as the South Bank I believe there is a new, more imaginative anddevelopment, North Westgate and station quarter) ambitious way for us to arrange our local housingare intact and remain financially viable. We can policy; an aspirational quality-focused way whichboast some national examplar projects, such the appeals to hard-working families, ambitiousthe PREL waste-to-energy plant and the new City professionals and high-level executives - as wellHospital which will attract the "brightest and the as a growing pensioner community. A way whichbest" to live and work in our area. complements and underpins Peterboroughs collective and corporate desire to meet its fullIn addition, these developments are potential as the Environment Capital and serve thecomplemented by (some) excellent schools, a needs of a growing population withoutgrowing leisure and tourism economy, award jeopardising the quality of life of current residentswinning parks and specialist expertise in and future generations.environmental services, transport and logistics,food processing, engineering and finance sectors. To that end, when the Leader of the City CouncilCommuter links by train and road to both London asked me to articulate my thoughts in a housingand the North of England are second to none. strategy paper, I readily agreed.The availability of good quality housing is a major This document is the result.determinant in attracting people who will createwealth, provide jobs for others and invest theirskills, experience and intellectual capital in our city,over the long term. Stewart Jackson MP for Peterborough February 2011 A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 3
  • INTRODUCTION:Peterborough stands at a crossroads. The That is not to say that Peterborough should resist allcombination of a new government, with fresh and new development. The new Government’s incentiveinnovative ideas centred on localism mean that the scheme, the New Homes Bonus, makes this a goodrole of local government must be radically re- time to consider the case for growth, provided thatimagined. The red tape that has stifled local it is sustainable and in the best interests of the city.democracy and frustrated local people is beingstripped away day by day. Peterborough currently has 76,000 homes. Plans for more than 20,000 additional units to be built in theThe Local Government Finance Settlement, area over the next 16 years are counter-intuitive andannounced in December 2010, has created a tough unsustainable. Growth of almost a third in theeconomic environment for Peterborough City number of households is entirely unrealistic andCouncil which has forecast spending reductions of smacks of a compliance with the old way of doing10 per cent in 2011/12. things.The old view of local democratic institutions as a This report sets out plans for a reduction in theconduit for central government policies or a target number to around 8,000 units over the nextdelivery agent at the whim of Whitehall mandarins decade, of which 1,000 should be affordable. Thehas been consigned to history. Around the country, resulting New Homes Bonus payments and thelocal authorities have freed themselves from the increase in estimated disposable income from the Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.tyranny of more than a decade at the behest of proposed blend of tenures could see a boost to theminister after minister pulling at the levers of state. local economy of more than £100 million over theCumbersome and prescriptive regional strategies six years following implementation.have been torn up and, for the first time in decades,local people are being encouraged to shape thefuture of their area.Residents must seize this opportunity to change theperception of Peterborough for good. Achievingthat goal will require a rethink on the scale andquality of new development planned for the areaover the next decade. Preserving and promotingPeterborough should not be sacrificed to meet thearbitrary targets imposed on the community by agovernment that has been so resoundingly rejectedby the electorate. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 4
  • PROMOTING PETERBOROUGH:Peterborough has a rich and fascinating heritage, The residents of Peterborough rightly demand awith over 1,000 listed buildings, 60 ancient renewed vision for the city. This vision is based onmonuments and 29 Conservation Areas all within its an innovative and aspirational approach to the builtboundaries. The city also possesses excellent environment and on a vision of growth that istransport links – with regular services taking sustainable and suitable to promote the economiccommuters to King’s Cross in less than 50 minutes - ecosystem of the area. Such development can playand one of the most extensive cycle networks in a significant role in solving complex problems ofBritain. long-term economic decline and ingrained social problems evident in Peterborough and elsewhere inThe responsibility that comes with that heritage the country.means that it is vital that the current custodians ofthe city strike a balance between growth and The City Council and the community it serves standquality of life; a balance between preserving our at a crossroads with new freedoms andhistory whilst laying out a credible plan for opportunities afforded by the new Coalitionsustainable development that will see the city thrive Government. These freedoms should be takenlong into the current century. It is a plan which must advantage of. These are freedoms that can helpremain ambitious about Peterborough and, in the refocus the wider perspective of Peterborough,long-term, enable the city to fulfil its potential as a should the council take the chance to shake off the Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.home for families and professionals and as a centralised target-driven culture that has ignoreddestination of choice for investors and tourists. residents to the detriment not just of local democracy but of the city’s future too.Recent developments and proposals for growthhave contributed to an image of the city that chimeswith few of those that actually know Peterborough.Previous strategies based on diktats from Whitehallhave led to a proliferation of one and two bedroomflats in the city that has served to freeze outfamilies, threatening Peterborough’s future.Locally affordability of housing remains highcompared with other similar locations, especially soclose to London. This ought to be one of the city’sbest selling points for aspiring young peoplelooking to get on the housing ladder. Furthermore,the negative impact of unpopular ‘gardengrabbing’ and density targets on Peterborough hasbeen colossal. The ruthless infill of green spaces tomeet arbitrary targets does not help create thegreen and sustainable 21st Century city that itsresidents deserve. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 5
  • THE OLD WAY OF DOING THINGS:Peterborough City Council’s Core Strategy aims to Clearly the demise of Regional Spatial Strategiesestablish broad policies and proposals for delivering and Whitehall imposed housing strategies has hada long term vision for the development of the area a transformative effect elsewhere in the country.to 2026 and beyond.’ Instead, the lack of flexibility Peterborough must act quickly and join theseand responsiveness in the strategy has advocated authorities in breaking off the shackles ofthe use of a broad brush, failing to take account of Westminster and begin determining its own futurerealistic local needs, capacity and the future free from the interference of civil servants inprosperity of Peterborough. London.Ministerial diktats and Whitehall-driven directives These authorities understand the need for the neware predicated on the old way of doing things. housing necessary to support a growing economyMany towns and cities are currently tearing up these built on private enterprise. However, they alsoanachronistic strategies and targets. recognise that house building can only be reinvigorated if housing is locally led and residentsIn June 2010, South Oxfordshire district council are able to see sufficient benefits in return for newwithdrew from their Regional Spatial Strategy, build homes. Arbitrary targets provide norightly asserting that decisions about housing productive basis for development.numbers are best made at a local level inconsultation with local people. Similarly Telford & A failure to acknowledge the needs and concerns Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.Wrekin withdrew from the overly-prescriptive of local people was inherent in the old system.Regional Spatial Strategy for the West Midlands Huge resources were wasted on disregardedwhich proposed 26,500 new homes in their town. consultations and legal appeals while unsuitable homes were thrown up at an alarming rate.Bristol and North East Somerset Councils have,between them, reduced their plans for new homes Instead, we should develop a new system by holdingby almost 17,000 from the rather unrealistic targets the government to its stated objective of giving realset under the previous centrally dictated regime. power to local people. The current governmentMeanwhile Exeter City Council has reduced its knows that it is the residents of Peterborough whoheadline housing target by 3,000. hold the keenest knowledge of local services, and therefore it is them who should be prioritised as Peterborough moves towards a sustainable and properous future. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 6
  • THE LEVEL OF EXPANSION: In the five years to the end of March 2010, an To achieve the planned growth of over 20,000 average of 934 dwellings per year were completed homes by 2026, the Core Strategy document says in Peterborough.1 The figure peaked prior to the “there needs to be a step-change in the rate of financial crisis with more than 1200 new homes built delivery if provision to the level proposed by the RSS in 2006/7. This kind of rate would meet the Core is to be achieved.” This is true; figures suggest that Strategy’s stated aim of growth in the city of 20,000 the ‘step change’ entails more than 1,400 homes per properties by 2026. year to be built in the city – a significant increase on the already unsustainable numbers already being Housing growth of 1,000 a year is unsustainable for churned out even in the midst of credit shortages Peterborough. The city’s services and infrastructure and a crisis in the construction industry. are already creaking under the strain caused by inward migration, new housing and No convincing case has been made for how this level underinvestment. of development will sustain itself or how existing local services will cope with an exponential increase New dwellings in Peterborough 2005/6 to 2009/10 in demand, especially in light of the inevitable reductions in local government grants announced1000 at the Comprehensive Spending Review in October 2010. As the Core Strategy itself admits, this is a Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. “substantial challenge” and it is likely that this challenge that could not be met by a construction industry in crisis. This is not a suitable climate for development of this kind. Hurried expansion increases the risk of overlooking wider externalities around standards and accountability while underperformance on 0 these targets will also be matched by 2005/6 2006/7 2007/8 2008/9 2009/10 underperformance on the quality and scope of infrastructure. The pressure begat by centralised target-setting leads to rushed programmes that blight the landscape and cost a city like The reductions in funding for local government Peterborough dearly. announced in the Local Government Finance Settlement in December 2010 will impact upon Peterborough’s infrastructure. The City Council is forecasting a reduction in Year 1 (2011/12) of 10 per cent with consequences for local transport and other services. With more than 50 of the area’s 54 schools already oversubscribed, the potential impact on local services in a tighter fiscal environment is severe. 1 Hansard, 20 October 2010, col. 732-4W A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 7
  • NATURE OF GROWTH:Over the past few years, the density of new social housing stock should be reduced – in fact thisdwellings has increased exponentially. In 1998, the paper proposes a small increase in affordabledensity of new dwellings per hectare in housing provision – but the new vision ofPeterborough was 20. In 2008, this had increased by Peterborough must take into account the changing70% to 37 per hectare. The Regional Spatial dynamics of the housing marketStrategy in Peterborough set a target of 50dwellings per hectare and up to 70 in the District Tenure Number PercentageCentres. This reflects the escalation in the building of units of totalof small 1 and 2 bedroom flats and a retreat from All public 14,786 20quality ‘prestige homes’ that should be built if the housingcity is to attract the brightest and best capable ofcontributing to a dynamic economy. Private sector 60,427 80There is a justifiable feeling amongst many residents Total 75,213 100that the City Council, in discharging its obligationsunder Planning Policy Statement 3 (PPS3), has The lack of local strategic oversight is illustrated notmisinterpreted the requirement to use land just by the proliferation of social housing as directed‘effectively and efficiently’.2 Interpreting this by Whitehall, but also the size of the new Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.guidance as merely maximising the number of affordable housing units. Around 70% of newhomes on each site is not in keeping with either the affordable homes built in the area in the five yearletter or the spirit of PPS3. Whilst using land period to 2010 were one and two bedroomefficiently, planning authorities have a duty to help properties. This has the effect of forcing families indeliver high quality housing. PPS3 instructs need of housing into the private sector, funded byauthorities to ‘promot[e] designs and layouts which the state through increased housing benefitmake efficient and effective use of land, payments. The impact of this has beenencouraging innovative approaches to help deliver tempered by the Government’s housing reforms buthigh quality outcomes.’3 it also has the permanent impact of limiting the useThe development of small homes suitable only for of those properties in the longer term. In general,individuals or couples is not the answer to Peterborough should grow as a place for familiesPeterborough’s needs. The Core Strategy fails to and aspiring people who want to get on and makerealise an obvious fact that in an area of high a mark within a community. Larger family homesresidential density where most adults work, there helps prevent transience and promotes stronger,quite simply is no-one around during the day to use more settled communities.retail outlets included within the plan. Most peoplerealise that areas are best served if they are mixed, New build affordable homes by number ofwelcome to young professionals and families alike. bedrooms, 2005-2010This will give Peterborough the best possible 1 2 3 4 Allopportunity to develop viable communities in a 2005-06 10 50 20 0 80thriving city. 2006-07 10 70 20 0 110Currently 20 per cent of homes in the Peterborough 2007-08 20 190 20 30 270Unitary Authority area are in the social sector.4 2008-09 70 190 90 30 380The Coalition Government has already announcedfar-reaching and radical housing reforms which will 2009-10 70 380 200 60 700see many households move from public to private Total 180 880 360 120 1540housing. Under the new system, councils will be ableto offer flexible tenancies and use greater localdiscretion to decide on allocations policy. They willhave more flexibility to help homeless families findappropriate housing and help tenants move fromunsuitable housing or to relocate for a job. It istherefore sensible to consider a reduction in therelative proportions. That is not to say that the 2 Planning Policy Statement 3 (Department for Communities and Local Government), page 21, http://www.communities.gov.uk/documents/planningandbuilding/pdf/planningpolicystatement3.pdf 3 Ibid, page 7 4 Hansard, 19 October 2010, col. 662W 5 Hansard, 20 October 2010, col. 732-4W A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 8
  • ASPIRATION:Starter homes in Peterborough are still relatively The Chief Executive of Barratt Developments, Markaffordable for those on average incomes. Clare, recently said that Labour’s policy on housingThe community’s leaders should therefore make was to be ‘volume junkies’. He is correct for pointinga concerted effort to attract young professionals out that there is shortage of family homes, causedaway from London where property prices remain by a fixation on central targets.too high for most would-be first time buyers andencourage them to join the 1,639 others who make The new government has rightly abolishedthe 47-minute daily commute to the capital from Whitehall density targets set out by the LabourPeterborough. government, meaning that the appropriate levels will now be up to local people.Currently around half of the managers and seniorofficials who work in Peterborough live outside the Peterborough should take advantage of thislocal authority area. The absence of this section of opportunity to refocus the extreme expansion setsociety is detrimental for the long-term prospects out by the Core Strategy. This trend must befor the city and the City Council should reversed if we are to make Peterborough a placeallocate land for homes suitable for middle to where those that are looking to set up families - buthigher income earners. In the short-term, these also be within commuting distance of London –properties would likely be more affordable than the would like to move to. Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.largely rural alternatives. For this approach to succeed the city must establishAttracting professionals and skilled workers with a new image. It is important for the City Council tohigher than average disposable incomes should be understand that through its many levers and witha priority in the drafting of any local housing and additional powers, it has the power to contribute toeconomic growth strategy. this image enhancement. The use, for example, of new licensing powers could guard against theThe City Council appears to be exempting the city negative perception of Peterborough in the eyescentre area from consideration as a location for of ambitious young people looking for somewherefuture developments of good quality “prestige” to lay down roots and build a family.homes, without supporting evidence for thisdecision. 6 2001 Census Figures A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 9
  • GARDEN GRABBING & IMMIGRATION:Infilling of green spaces to satisfy the latest diktat Notwithstanding the Ministerial Statement issuedfrom Whitehall did not help promote by the Rt Hon Greg Clark MP, Minister for PlanningPeterborough’s credentials as a green and and Decentralisation, issued on 9th June 2010,sustainable city. Prior to changes implemented by which removed gardens from their previousthe new government, Peterborough was a victim of brownfield designation, officers at Peterboroughthe aggressively expansionist practice known City Council appear to have disregarded this advice‘garden grabbing’. The previous government and seem intent on proceeding as before with aencouraged planning authorities and land owners loose interpretation of its Development Plan andto collude in order to ensure developments be built Planning Policy Statement 3 - the effect of which ison back gardens, spurred by land prices and a to continue to allow inappropriate backlandloophole in the law making them ripe for residential development.development. In some areas of the country, up to90% of new development was of this kind. Homesare often of high density and low quality and wereextremely damaging to Peterborough’s landscape.The proposal to declassify back gardens asbrownfield sites is welcome, as major developments Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.on garden land put a large strain on Peterboroughinfrastructure, such as parking and drainage. Thesemoves have been supported by a range of groupsfrom developers to residents and environmentalorganisations who all share a similar concern ofpreserving the existing benefits of the localsurroundings. By taking a broad, longer view of theharm done by untrammelled development we canwork together to achieve common goals. Losinggardens and green spaces is damaging forPeterborough and undermines it’s EnvironmentCapital aspirations.IMMIGRATION:One driver of housing demand is immigration. New The old assumptions of housing needs were basedentrants to the country need homes and to an on the previous Government’s immigration policies.extent the high levels of net migration to Britain A downward revision is therefore required based onover the last five to ten years have exacerbated the the Coalition Government’s commitment to reducehousing crisis, especially for areas like Peterborough. overall non-European Union net migration from hundreds of thousands to tens of thousands, as announced in the House of Commons in a Ministerial statement on 22nd November 2010. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 10
  • THE NEW VISIONAVAILABLE LAND:The Government’s affordable housing agency, the In light of these developments and the hole inHomes and Communities Agency (HCA) currently public finances caused by a decade of profligacy onowns 30 sites in Peterborough, totalling more than the part of central government, the HCA should sell370 hectares. Based on current density levels, the a percentage of the land back to private developersland could site nearly 13,800 homes. However, this who will be more likely to construct new homes atis indicative and the actual number could be much a lower density, higher quality and be more suitablehigher. For instance, the Paston Reserve site has for families. A viable percentage might be betweenreceived planning consent for more than 1,000 33 per cent and 50 per cent. Alternatively theunits. This means that the average density level will Government should allow the HCA to developbe around 135 dwellings per hectare.8 properties on the land at lower than average densities and then sell the properties at market rate.Taking into account the Coalition Government’spolicies to reform social housing and the benefitssystem, this level of provision of affordable housingshould be reconsidered. The reform of tenure,housing benefit caps and a reduction in thepercentile at which rents will be paid for out ofLocal Housing Allowance means that the demand Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.for social housing will fall, especially as privaterental prices are reduced. 7 See Appendix A for a full list of sites 8 Hansard, 20 October 2010, col. 731-2W A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 11
  • TENURE MIX:Currently a fifth of households in the city are in the During the final leader’s debate of the Generalsocial sector. National reforms of social tenures for Election campaign on 29th April 2010, Davidnew tenants and changes to housing benefit would Cameron outlined his support for shared ownership,make an expansion in this proportion an unwise saying:commitment before these measures have beenimplemented fully. Proposals in this paper to limit “We should build more homes that are part rent,the overall level of growth and for around 12 per part mortgage – because it gives people - I’ve seencent of the new units to be affordable (social this in my own constituency - the chance to get onerented, intermediate or shared ownership) provides foot on the housing ladder. As circumstancesflexibility whilst ensuring the City Council will be change, they can increase the mortgage and reduceable to stick to its statutory obligations. the rent.”Peterborough should remain committed to The Moat Homes Group - a large registered socialproviding mixed tenures for its residents. However, landlord based in Dartford, Kent– is particularlyevidence has not been provided to justify the interested in working to develop new andrequirement for more than 6,000 additional social innovative funding schemes in order to assist thosehomes in Peterborough. This is an arbitrary figure who cannot access home ownership in theand is wholly unsustainable. It will have untold traditional way, to do so via alternative models, such as shared equity and part rent, part buy. Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.ramifications for the local area if not supported byresidents and local businesses.Our proposals for a total of 8,000 new homes willinclude social, intermediate and ‘prestige’ homes. WEEKLY INCOME by Household Tenure 2009 fromThis could still provide 1000 new affordable homes the Office of National Statisticsfor low-paid residents to rent or take their first steps Tenure Income Income Expenditure Expenditureon the housing ladder. (£/w) (£/w) (£/w) as % of Gross disposable dispoable incomeMore manageable developments with a slightlymodified tenure mix would create a useful and Ownersizeable fund with which to invest in Peterborough’s occupierfuture. The Government’s proposal for a New Buyin a 978 778 599.80 77.1Homes Bonus will finally see local people benefit mortgagefrom growth in their area. Owned 598 498 404.80 81.3 outrightBased on average disposable income of households Private 491 415 442.50 106.6of different tenures, switching a certain proportion rentedof new homes from social rented to private rented Socialis likely to generate an additional £40 million in rentedexpenditure in the local economy over the course of Council 405 284 250.20 88.1a decade. Registered 443 281 253.60 90.2Furthermore, the Government’s recent Social Landlordannouncement on tenure reform will create a moremodern social housing sector and give providersmuch more flexibility in the use of their stock goingforward. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 12
  • ASPIRATION:Coalition Ministers have heralded a new ‘age of Council Tax Bandsaspiration’, encouraging home ownership and A B C D E F G Hending the previous Government’s belief thatfalling levels of home ownership were ‘not such a Estimated 0 250 250 4500 2500 500 0 0 no. ofbad thing’. propertiesPeterborough’s new development strategy shouldfocus on the promotion of aspiration. The city could,and should, attract ambitious young professionalswho may want to start families and make the city Homes built to this mix of Council Tax Bands withtheir own. This document proposes that, as many those in Bands B and C and 500 of those in Band Dhave pointed out, there is a limit to the number of properties being affordable, would, according tonew homes the city can absorb. Instead, 8,000 new the Government’s own indicative calculator, createhomes would satisfy the necessity for growth whilst the funding required to give the city a sustainableensuring sustainability based on evolving services and prosperous future. Using a figure of 8,000 netand infrastructure. additions, the provision of 1,000 affordable units within a tenure mix that is, on the whole, moreThe 8,000 new homes proposed in this document aspirational would provide a greater return over thewill be built under this scheme bringing in around six year New Homes Bonus period, than the same Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.a £80 million windfall under the New Homes Bonus total of new homes built with greater provision ofscheme. Combined with the reworked blend of social and affordable housing. Various options andtenures discussed in this document and the tenure mixes are detailed in Appendix B. Theassociated estimated increase in disposable income preferred option is listed as Option 4.or households in the city, this will result inapproximately £101 million in additional revenue In achieving the return for residents promised byfor the local authority and local businesses. the New Homes Bonus, Peterborough should be allowed to invest in the health and wellbeing of theThe New Homes Bonus will replace arbitrary targets city. Even at a time when local government fundingwith incentives and concrete rewards for growth. is being reduced, the City Council should ensure thatCouncils will receive matched Council Tax funding a tangible legacy is built using all of this funding, orfor a period of six years for every new home built in a significant element of it at the very least. Thisthe area. Affordable units built will receive an might include protecting and expanding communityadditional payment of 25 pence in every £1 in sports facilities or investing in our green spaces socouncil tax revenue. families have space to allow children to play.While it is impossible to predict exactly how much Importantly, residents should be fully consulted onthe community would benefit from the 8,000 new how the money raised by the New Homes Bonusunits proposed by this document, the best estimate should best be spent but it should be used to investis that with the right tenure mix, these new in Peterborough’s future and, where possible,dwellings could see the city receive £77.2 million in secure an economic multiplier effect.New Homes Bonus payments over the six yearperiod.9 To engage the community, the City Council could set up a page on its website to encourage ideas and discuss existing ones. Local media outlets should also play a role in giving residents the opportunity to stake a claim in the future of their city and actively promote the city. 9 Based on calculations using the Department for Communities and Local Government’s online New Homes Bonus Calculator (http://www.communities.gov.uk/housing/housingsupply/newhomesbonus/) A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 13
  • ASPIRATION OPTIONS:• Investing in the economic prospects of the city – using some of the funding to leverage additional private sector monies to make Peterborough a regional hub for high speed broadband through fibre optic installation or WiFi routers• Investing in jobs – using the funding to invest in a new or existing retail offering for the city. We also want to invest in good quality, skilled jobs that will bring long term benefits to the community.• Investing in transport links – using the funding to leverage private sector investment in the outdated railway station and increasing its retail offering. The Government’s early proposals for non-residential local growth pave the way for the City Council to use a one-off outlay to regenerate the area and receive a long-term return on its Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. investment.10 10 The potential for Tax Increment Financing in Peterborough, as well as what the reforms of the business rate regime could mean for the city are discussed in more detail later in this document A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 14
  • NEW HOMES:Peterborough should innovate. The new political This is not about NIMBYism. In general, residents arelandscape provides the city with an opportunity to not at all opposed to new developments. In fact,lead the way in delivering groundbreaking new many will support developments which they see asdevelopments. Homogeneity in the form of ‘Barratt beneficial to their community. For example, thoseBoxes’ should be avoided at every step. living in the smaller villages that surround Peterborough understand that economicIn Peterborough City Council’s recently published development in their local area is partly dependent‘Site Allocations Document’, plans were outlined for on the numbers of new homes built. Localhow the city would build 20,185 of the target of businesses, particularly in the retail sector, know25,500 new homes by 2026. The document also they will not be able to expand if new homeincluded proposals for a 135 hectare rail-freight building stagnates completely. This is ainterchange at Magna Park, and a number of large reasonable approach, rather than a view of a vocalbusiness parks around the city. minority.English Heritage has in the past been critical of However, there has to be a switch from a strategyPeterborough’s Core Strategy’s plans for the city’s that does not involve local people, and one thathistoric environment as lacking “broader does. The ‘Big Society’ vision of civic engagementperspective” on designated or statutory features. It will be severely damaged if, for instance, the 1274also concluded that this was more of a prominent Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. residents of Eye and Eye Green who registered theirissue for the city centre, which has the greatest concern in writing and by attending a number ofconcentration of historic features and also the local protest and consultation meetings, over thegreatest opportunity for change. However English Core Strategy, are ignored. Instead, a flexibleHeritage has recently praised the Cathedral Square alternative that serves to remind residents of thePublic Realm especially recognising the reinforcing external benefits of development, is needed.of character. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 15
  • EMPTY HOMES:The case for some level of housebuilding is acompelling one but a full picture of the housingneed in the area must take account of the city’sunused assets. At the last count, around 4 per centof the homes in the local authority area werevacant.11 This amounts to some 2,680 emptyproperties in Peterborough, of which almost 1,000were classed as long term vacant.12The full and proper utilisation of these propertiesshould be explored as a matter of urgency. In themeantime, the re-introduction of these homes intothe market (or for social housing providers) shouldbe included in the overall scope of housing growth.Significantly, through the New Home Bonus, theGovernment will also reward communities forbringing empty properties back into use. Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.NEW STYLE OF AFFORDABLE HOUSING:A new vision of Peterborough cannot neglect the Peterborough should follow the lead of other localall too obvious fact that some families will not have authorities in developing new forms of tenure.the income to be able to afford to buy a property For instance, Westminster City Council hasbut in the interests of social cohesion and the local established a not-for-profit company structure thateconomy, such households require support to access provides low cost home ownership and affordablehousing in the city. rental properties as a delivery arm. To ensure it is tax efficient, the council has set up a charity toThe Housing Minister has announced plans to limit manage the affordable homes once they arethe security of tenure for new social tenants and completed. At a time of financial restrictions forthere is a general movement away from traditional local authorities all over the country, the keysocial housing and proposals for a new intermediate innovation in Westminster is the flexibility affordedform of housing – with rents set at around 80 per by the structure. The company is able to sell acent of market rates – would be beneficial for the number of homes at market prices to help financecity, acting as a step on the road to home ownership the construction of additional units for affordablefor young aspiring couples and individuals. rent. With the introduction of a nationally endorsed intermediate rental rate, there will be more money that can be recycled into the upkeep and improvement of existing affordable homes whilst constructing more according to future needs. 11 Hansard, 19 October 2010, col. 658W 12 ‘Long term vacants’ classed as those which have been unoccupied for a period of six months or longer A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 16
  • FAMILY HOMES:Demand for family homes in Peterborough hasremained stable throughout the economicdownturn. Smaller properties lost relatively less oftheir value during the financial crisis, whereas pricesfor three and four bedroom dwellings have beenresilient.This demonstrates the attraction that familyproperties hold. These properties typically have agarden, driveway and space to bring up children.These are hardly new ideas but they appear to havebeen forgotten. The high land prices that haveincentivised developers to build ever small houseshave limited the prospect of there being the kind ofhomes that people want. After all, for those thathave them, gardens are the most important of allthe “green spaces” that we as policymakers aremeant to protect and preserve. Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.The poorly thought out housing policies of recentyears have sent the industry into a vicious cyclewhere ugly developments have fermentedopposition to any development at all.This paper proposes the construction of more familysized units. This will be achieved through thescrapping of targets and greater engagement withcitizens on what they want for their city andvillages.Industry is on board, too. Since targets have beenscrapped, Barratt Developments have pledged toconcentrate on family homes whilst pressures in themortgage market have meant banks are lending tolarger properties first. This chance should be seizedupon as an opportunity for those who want decenthomes built to actually get it done. To demonstrate the potential for innovative development in Peterborough, architects Pitman Tozer have carried out a study of home density in Peterborough and the surrounding area and provided examples of what the new vision of Peterborough might look like (see Appendix C). The PRP official Masterplan design for flatted blocks on the old Peterborough hospital site allocate an average of 60 flats in blocks per hectare and the Pitman Tozer option of terraced houses of the traditional street pattern and courtyard houses offer 45 dwellings per hectare. Put in comparison with the current figure of 135 dwellings per hectare, this is a lower and infinitely more sensible aspiration. Yet, as shown by the study, this is still an efficient use of land as it matches or exceeds the density of existing homes for families in Peterborough. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 17
  • HOMES FOR AN AGEING POPULATION:Over the course of the next 16 years Peterborough’selderly population is expected to increaseexponentially. This includes a forecasted 83%increase in the city’s over-85 population.Provision for additional housing suitable for olderpeople must be properly factored in todevelopment plans. Whilst consideration should begiven to making more homes compliant with theLifetime Homes Standard, the plans should includea new complex of accessible homes for the elderly.A good start has been made with high qualityaccommodation at Axiom Housing Association’sprojects at Friary Court, Eastgate and The Pavilionsat Alma Road, Millfield, for instance. With the costsof adult social care expected to rise in the comingyears, the provision of homes that allow peoplewith care needs to remain in their own homes for Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.longer will likely bring substantial savings to publicsector organisations in the decades ahead. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 18
  • NEIGHBOURHOOD DEVELOPMENT ORDERS:In order to maintain the character of the villages Neighbourhood Forums could take control ofand hamlets around the city, local people should be development opportunities, particularly in theencouraged by Peterborough City Council to outlying areas of the city. Developments of 5-15develop Neighbourhood Forums and exercise new units per site could prove useful in providingpowers to grant themselves planning permission for affordable starter homes for local families.small developments under Neighbourhood Leaseholders would therefore find propertyDevelopment Orders (NDOs). These innovative new cheaper, potentially allowing hard-pressed youngbodies will empower communities and ensure that families the financial breathing space to build adevelopment is sustainable and in keeping with the deposit for propulsion into the regular housingarea’s character and the needs of residents. The City market.Council should consider their NeighbourhoodCouncils as a forum for discussing NDOs and use Scoping work should begin immediately. Residentstheir Neighbourhood Area Managers as facilitators. in Castor, Maxey, Ailsworth, Helpston and Thorney should be consulted on the desirability of new housing for local people and informed of the opportunities afforded by NDOs. They should be invited to come forward with ideas for the types of housing that could be built on a site in their village. Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. That might mean starter homes for young familiesor sheltered accommodation for the elderly.SELF BUILD:Building a property from scratch can often be a costeffective means of satisfying housing need,particularly for first time buyers who may havemore spare time than money. A site should beallocated for local applicants who would otherwisenot be able to afford to buy their home to constructtheir own homes. The experience of St Minver inCornwall should be used to inform thedevelopment. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 19
  • MAKING BETTER USE OF THE CITY’S ASSETS:Peterborough possesses all of the necessary features However, the picture is not an entirely rosy one.to be a thriving city at the heart of England. Some areas of the city have suffered in recent years and regeneration is long overdue. Peterborough’sNestled in the heart of the region’s beautiful train station is a relic of a bygone era and if the cityfenlands and with excellent links to London by both is to become a national transport hub, rejuvenationroad and rail the city should be a thriving centre for of the station and surrounding area is required.business and tourism. Peterborough Cathedral,with its early Gothic architecture, is more than 800 We want to be more ambitious where there is scopeyears old and rightly considered one of the country’s for it. A good example of this would be theheritage crown jewels and should benefit more planning brief set out by the City Council for thefrom inbound tourism to London. Peterborough is PDH site at Thorpe Road. There is plenty more thathome to some of the best schools in the region and could be done on sites like this. Residents demandthe green economy is developing in the city with truly innovative and iconic work, more than just ahundreds of new jobs supported by this emerging quantity of housing and a few retail outlets which issector which currently boasts 340 businesses. 13 the kind of development that will emanate from the current policies in place. Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. 13 Opportunity Peterborough (www.ukenvironmentalcapital.com) A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 20
  • A GROWING CITY NEEDSAN EXPANDING ECONOMY:This paper has detailed how the construction of a GC GP LEP will undoubtedly be central to the futuresustainable 8,000 additional residential properties economic health of Peterborough, allowing thecould benefit the local area to the tune of more community to benefit from the interests sharedthan £100 million but the large majority of the with residents in Cambridge and elsewhere in theadditional revenue is largely borne out in the short sub-region.to medium term. A truly significant new vision ofPeterborough is reliant on a boost to the wider The Government’s publication of a White Paper oneconomic environment in the city. The new Local Growth in late October 2010 potentiallyGovernment’s policies have provided the tools by provides the vehicle to leverage private finance towhich the council can take forward this vision and make this a reality and the upgrade of the trainensure the bright future for Peterborough that its station could provide the perfect opportunity to testresidents deserve. Tax Increment Financing (TIFs) in England.14 As opportunities like this arise from the coalitionUnaccountable and democratically illegitimate government, plans like the Core Strategy should beregional quangos have been disbanded and put on hold so that the best possible deal is securedreplaced with a number of Local Enterprise for residents.Partnerships (LEPs), in the form of strategic alliancesbetween local businesses and local authorities. TIFs will allow local authorities to borrow against future additional uplift in business rate yield and Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.Peterborough City Council and its partners shouldbe congratulated for securing a place amongst the then use that borrowing to fund majorvanguard of this movement. LEPs have a infrastructure projects. A transformation of thetremendous potential to link public sector funding railway station and immediate area, deliveringand professional expertise with private sector additional retail and commercial premises should beinterests to secure growth in the local economy. considered for a potential TIF. The regeneration ofLEPs are based on real geographic and economic the city can only be achieved by a wholesaleentities rather than nebulous regions that group renewal of the wider built environment. Given thethoroughly incompatible interests together under a 74 per cent reductions in capital funding for thedistant regional bureaucracy. Department for Communities announced at the Chancellor’s Comprehensive Spending Review onThe Greater Cambridge Greater Peterborough LEP 20th October, the City Council must consider how(GC GP LEP) should focus on the creation of new infrastructure projects will be funded in the comingjobs for the two cities and the surrounding areas years. TIFs present an opportunity that should notwhilstsupporting sustainable expansion of the local be passed up without thorough exploration of thehousing stock. It has a major role to play in possibilities of local TIFs pilots in the city centreattracting new investment and businesses to the shopping area or indeed, in areas most in needarea but must not distract itself by issuing arbitrary ofregeneration, such as the Millfield and Newtargets on housebuilding or job creation. Practical England residential and retail areas (east of Lincolnsupport for existing businesses and the promotion Road).of new ventures in the area should be the priority.The close involvement of private sector partners willensure that the focus of the LEP is kept onpromoting the area to visitors and investors. Thiswill require the protection of the landscape andheritage that makes Peterborough so special.Viewing the sub-region as a whole for the purposesof residential development strategy is useful as itwill allow partners to examine the wider area forsites on which to expand. New towns should beconsidered and more limited and sustainablegrowth in existing areas should be a priority. 14 Local Growth: Realising Every Place’s Potential, http://bis.gov.uk/assets/biscore/corporate/docs/L/PU1068%20-%20Local%20growth A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 21
  • A GROWING CITY NEEDSAN EXPANDING ECONOMY:The following areas should be considered as As a local authority Peterborough is currently a netpossibly suitable for a TIF application because of contributor to the local government financialtheir potential for commercial development: redistribution system. Over the last three years, local businesses have paid just under £240 millionCathedral Square in business rates. However, the area has receivedBridge Street the equivalent of just 89% of this amount forWestgate spending on services for businesses and residents.Westgate Arcade Peterborough City Council’s net contribution to theLong Causeway local government funding pot of more than £26Broadway million over three years could have been put toPark Road better use locally. The Government’s consultation onMidgate its business rate incentive scheme and its willingnessCumbergate to go further in the local retention of rate revenue,Queen Street presents the city with a superb opportunity toKing Street maximise revenue. This opportunity should not bePriestgate missed and the council should consider how localCross Street Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. businesses could best be supported through locallyExchange Street retained revenue.Church StreetWentworth StreetCowgate A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 22
  • CONCLUSION: THE COLLECTIVE VISIONOF THE NEW PETERBOROUGHDespite the obviously difficult financial climate in Officers and City Councillors must now take onwhich this paper has been written, there is great board and put into place a proactive policycause for optimism. The Government policies recognising the imperative for new homes indescribed above provide the city, led by responsible Peterborough (for existing and new residents)and visionary local leaders, to plan for a successful which reflects a confident, aspirational city and thefuture. The proposals contained in this paper fact that private money must drive our growth andrepresent the first step on the road to that future. regeneration. Specifically, the development of the Affordable Rent policy by the CoalitionTogether with excellent schools, good quality Government, as part of a strategy of unprecedentedhousing is probably the major determinant in welfare reform in housing tenure and a newattracting people to Peterborough who by their approach which moves away from low quality socialskills, knowledge and, above all, spending power, rent, as well as the New Homes Bonus, which willwill drive the city’s economic renaissance and tackle the disincentive within the local governmentemergence from inevitable decline. finance system for local areas to welcome growth,The new era of localism dictates that this should be must be utilised to deliver a proper balance ofonly the beginning of the process. The views of one housing – from executive homes, through medium-institution, quango or individual are never worth priced open sale, shared equity, key worker andmore than the individuals and collective views of affordable rent. Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.the people affected by the decisions made by This is a crucial time in the development of the citypoliticians or bureaucrats. that means so much to its residents. It is vital thatAny desire to move quickly and begin implementing the people of the city are now given theplans and strategies should be tempered by the opportunity to critique and debate the proposals setrealisation that decisions made today will impact out by various organisations before directingupon the view of Peterborough forever. policymakers on the best road to take to secure a new vision of Peterborough and a successful andThe City Council is now charged with preparing a prosperous future for its residents.new and comprehensive Housing Strategy for 2011-14, following on from its recently updated StrategicHousing Market Assessment and Core Strategy. TheHomes and Communities Agency has nowestablished a rigorous funding criteria whichmilitates against a traditional “pile ‘em high, sell‘em cheap” numbers-based social rent model andfocuses on quality affordable housing. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 23
  • SPECIAL THANKS:David O’LearyHousing Expert and Policy Analyst Why MediaWestminster City Council Hanover Square MayfairLuke Tozer London W1S 1HQPitman Tozer Architects311 Westbourne Studios Growborough242 Acklam Road 2nd Floor, Midgate HouseLondon W10 5JJ. Midgate Peterborough PE1 1TNCaroline ConnaughtonConnaught Media Ken Girvan Printers42a Princes Gardens 90 Peterborough RoadPeterborough PE1 4DP Farcet Peterborough PE7 3BNSarah O’GradyProperty Correspondent of the Daily Express Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 24
  • APPENDIX A: Land owned by the Homes and Communities Agency – area and estimated number of homes based on current density levels of 37 homes per hectare.15ASSET_NO ASSET_NAME ASSET_ADDRESS Area (Ha) Homes (based on current density levels)3158 Land adj 8 Bathurst Land adj 8 Bathurst Orton Goldhay 0.0334 1PB00501870 Manor Farm Helpston Road Ailsworth 101.9324 3771PB00503470 Helpston Road (14 Acres) Helpston Road Ailsworth 5.0417 187PB07504110 97 Bridge Street 97 Bridge Street Peterborough 0.0069 0PB10003230 Castor Castor 0.707 26PB13500262 Stuart House Zone 2 Gf&1st Flr City Road Town Centre 0.0828 3PB15502190 Cow Lane (12.73 Acres) Cow Lane (12.73 Acres) Castor 5.2056 193PB15504280 Cow Lane(1.38 Acres) Cow Lane(1.38 Acres) Castor 0.6732 25PB28502180 Helpston Road(108.84 Acres) Helpstone Road Ailsworth 56.3775 2086PB36502980 Sub-Station Adj Showcase Cinem Sub-Station Mallory Road Peterborough 0.0012 0PB37502350 Marholm Road Marholm Road Castor 49.179 1820PB51004200 East Of Parnwell Way East Of Parnwell Way Parnwell 0.3614 13PB51502360 Paston Paston Paston 1.9226 71 Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.PB52002100 Paston Reserve, Paston Ridings Paston Reserve, Paston Riding Paston 7.775 288PB63002650 Stirling Way Stirling Way Bretton 6.4019 237PB64201840 Sutton(186.61 Acres) Sutton 40.1065 1484PB70606040 Land At Southern Bridge Landin Rivergate Woodston Reach 0.0541 2UA90100113 Glebe Court Glebe Road Peterborough 2.1741 80PB64201850 Sutton (6.07 Acres) Sutton (6.07 Acres) Sutton 2.456 91PB10001880 Drakes Farm Drakes Farm Castor 53.7053 1987PB04506110 Peterborough Highway Entire Peterborough Highway Peterborough 2.093 77PB05506175 Land At Stirling Way Bretton Peterborough 0.0109 0PB21006380 Land At Eye Road Newark Peterborough 0.151 6PB10006680 Land At Maffit Road Castor & Ailsworth Peterborough 0.1467 5PB10006720 Land At Helpston Road Castor & Ailsworth 3.1559 117PB37506725 Land At A47 Castor & Ailsworth Castor & Ailsworth Peterborough 7.9172 293PB37506730 Land At Water Lane Castor & Ailsworth Peterborough 4.8111 178PB07503570 132 Bridge Street (Rear Of) 132 Bridge Street (Rear Of) Town Centre 0.0748 3PB00503480 Allotment Lane Allotment Lane Castor 18.5235 685PB00503481 Land At Clay Lane Clay Lane Behind Allotment Lane 1.628 60 372.7097 13,790 15 Hansard, 20 October 2010, col. 731-2W A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 25
  • APPENDIX B:Six Options for Peterborough – estimates of New Homes Bonus Payments over six year period.16 Total number of Estimated total Estimated net additions by Council Tax Band Total units affordable units NHB payments A B C D E F G HOption 1 8000 0 0 0 0 0 0 0 8000 8000 £62.9mOption 2 2000 2000 2000 2000 0 0 0 0 8000 5000 £68.0mOption 3 0 0 2000 6000 0 0 0 0 8000 3000 £73.5mOption 4 0 250 250 4500 2500 500 0 0 8000 1000 £77.2mOption 5 0 0 0 4000 2400 1600 0 0 8000 0 £79.8mOption 6 0 0 0 0 8000 0 0 0 8000 0 £84.4m Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. 16 NHB Calculator, Department for Communities and Local Government A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 26
  • APPENDIX C: Thorpe Road Clifton Avenue Richard Foster Road Elgin Crescent Aldermans Drive Aberdeen Avenue Percival Street A Detached houses B Terraced houses C Terraced houses D Courtyard houses E Flatted blocks - overall Thorpe Road, Peterborough Elgin Crescent, London Percival Street, Peterborough Accordia, Cambridge PRP Masterplan, PeterboroughDensity: Density: Density: Density: Density:Dwelling density: 15 dph Dwelling density: 27 dph Dwelling density: 45 dph Dwelling density: 45 dph Dwelling density: 46 dphHabitable density: 105 hph Habitable density: 270 hph Habitable density: 225 hph Habitable density: 270 hph Habitable density: 184 hphPeople density: 90 pph People density: 162 pph People density: 180 pph People density: 225 pph People density: 184 pphOverall: Overall: Overall: Overall: Overall:No of dwellings: 146 dwellings No of dwellings: 262 dwellings No of dwellings: 437 dwellings No of dwellings: 437 dwellings No of dwellings: 446 dwellingsNo of habitable rooms: 1019 rooms No of habitable rooms: 2619 rooms No of habitable rooms: 2183 rooms No of habitable rooms: 2619 rooms No of habitable rooms: 1784 roomsNo of people: 873 people No of people: 1571 people No of people: 1746 people No of people: 2183 people No of people: 1784 peoplePeople diagram: (x10) People diagram: (x10) People diagram: (x10) People diagram: (x10) People diagram: (x10) Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk. Options for Peterborough – from Pitman Tozer Architects - Based on Thorpe Road, Peterborough Based on Elgin Crescent, Kensington Based on Percival Street, Peterborough Based on Accordia, Cambridge Based on PRP Masterplan A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY ...ONLY 47 MINUTES FROM LONDON 27
  • N Average typical densities of area per hectare: Dwelling density: 15 dph (dwelling per hectare) Number of dwelling units in area: 15 Habitable density: 105 hph (habitable room per hectare) People density: 90 pph (person per hectare) Average unit size: Internal floor area: 200 sqm Size of family units in area: 90 people No of habitable rooms: 7 rooms No of bedrooms / people: 5 bedroom / 6 person Private garden / amenity: 400 sqm APPENDIX C: Parking per dwelling: On site: 2/3 spaces on site Density applied to development site (9.7 ha): No of dwellings: 146 dwellings No of habitable rooms: 1019 habitable rooms No of people: 873 people A Street photograph Thorpe Road, Peterborough A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY Thorpe Road Key Dwelling Private parking space Public highway & footpath Garden / private amenity on the ground floor Terrace / private amenity useable roof space B Aerial photograph of one hectare C Ratio study of one hectare D Typology study Shared amenity Thorpe Road, Peterborough Thorpe Road, Peterborough Thorpe Road, Peterborough Adult couple sharing double bedroom 0 25 50 75 (M) Children / teenagers own single bedroom General Notes Revisions Project Address Drawing status 1. This drawing remains copyright of Pitman Tozer Architects Limited and may not be . For Information Purposes Only reproduced or copied without consent in writing. Peterborough hospital site 2. Do not scale drawing use figured dimensions only. 3. Any discrepancies between site and drawings to be reported to the architect Date Scale immediately. 311 Westbourne Studios tel 020 7524 7534 4. Read in conjunction with all relevant structural and mechanical & electrical 24.11.10 1:1250 @ A3 engineers drawings. Other notes Drawing 5. Dimensions critical to proposed building works must be checked on site before ...ONLY 47 MINUTES FROM LONDON 242 Acklam Road fax 020 7524 7535 1. Site plan area taken from site ownership plan provided by client building works commences, as certain assumptions have been made due to lack Housing density comparison Drawing number Revision London mail@pitmantozer.com of accessibility and anomalies in the existing building. 2. Aerial & street image taken from Google Maps & Streetview. 3. Average size of property estimated from rightmove.co.uk, 5 bedroom semi Thorpe Road, Peterborough 1028/SK01 . W10 5JJ www.pitmantozer.com detached property for sale, approximate property no 105 Thorpe Road. 28Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.
  • N Average typical densities of area per hectare: Dwelling density: 27 dph (dwelling per hectare) Number of dwelling units in area: 27 Habitable density: 270 hph (habitable room per hectare) People density: 162 pph (people per hectare) Average unit size: Internal floor area: 280 sqm Size of family units in area: 189 people No of habitable rooms: 10 rooms No of bedrooms / people: 6 bedroom / 6 person Private garden / amenity: 110 sqm APPENDIX C: Parking per dwelling: On site: 1 space on site Density applied to development site (9.7 ha): No of dwellings: 262 dwellings No of habitable rooms: 2619 habitable rooms No of people: 1571 people A Street photograph Elgin Crescent, Kensington A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY Elgin Crescent Key Dwelling Private Public highway & footpath parking space Garden / private amenity on the ground floor Terrace / private amenity useable roof space B Aerial photograph of one hectare C Ratio study of one hectare D Typology study Shared amenity Elgin Crescent, Kensington Elgin Crescent, Kensington Elgin Crescent, Kensington Adult couple sharing double bedroom 0 25 50 75 (M) Children / teenagers own single bedroom General Notes Revisions Project Address Drawing status 1. This drawing remains copyright of Pitman Tozer Architects Limited and may not be . For Information Purposes Only reproduced or copied without consent in writing. Peterborough hospital site 2. Do not scale drawing use figured dimensions only. 3. Any discrepancies between site and drawings to be reported to the architect Date Scale immediately. 311 Westbourne Studios tel 020 7524 7534 4. Read in conjunction with all relevant structural and mechanical & electrical 24.11.10 1:1250 @ A3 engineers drawings. Other notes Drawing 242 Acklam Road fax 020 7524 7535 5. Dimensions critical to proposed building works must be checked on site before ...ONLY 47 MINUTES FROM LONDON building works commences, as certain assumptions have been made due to lack 1. Site plan area taken from OS plan provided by London Borough of Kensington Housing density comparison Drawing number Revision London mail@pitmantozer.com of accessibility and anomalies in the existing building. Council. 2. Aerial & street image taken from Google Maps & Streetview. Elgin Crescent, Kensington, 1028/SK02 . W10 5JJ www.pitmantozer.com 3. Average size of property estimated from DOSArchitects survey drawings of 106 Elgin Crescent, Kensington, London. London 29Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.
  • N Average typical densities of area per hectare: Dwelling density: 45 dph (dwelling per hectare) Number of dwelling units in area: 45 Habitable density: 225 hph (habitable room per hectare) People density: 180 pph (people per hectare) Average unit size: Internal floor area: 110 sqm No of habitable rooms: 5 rooms No of bedrooms / people: 3 bedroom / 4 person Size of family units in area: 180 people Private garden / amenity: 140 sqm APPENDIX C: Parking per dwelling: On site: None, on street parking Density applied to development site (9.7 ha): No of dwellings: 437 dwellings No of habitable rooms: 2183 habitable rooms No of people: 1746 people A Street photograph Percival Street, Peterborough A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY Clifton Avenue Key Aldermans Drive Dwelling Public highway & footpath Percival Street Garden / private amenity on the ground floor Terrace / private amenity useable roof space B Aerial photograph of one hectare C Ratio study of one hectare D Typology study Shared amenity Percival Street, Peterborough Percival Street, Peterborough Percival Street, Peterborough Adult couple sharing double bedroom 0 25 50 75 (M) Children / teenagers own single bedroom General Notes Revisions Project Address Drawing status 1. This drawing remains copyright of Pitman Tozer Architects Limited and may not be . For Information Purposes Only reproduced or copied without consent in writing. Peterborough hospital site 2. Do not scale drawing use figured dimensions only. 3. Any discrepancies between site and drawings to be reported to the architect Date Scale immediately. 311 Westbourne Studios tel 020 7524 7534 4. Read in conjunction with all relevant structural and mechanical & electrical 24.11.10 1:1250 @ A3 engineers drawings. Other notes Drawing ...ONLY 47 MINUTES FROM LONDON 242 Acklam Road fax 020 7524 7535 5. Dimensions critical to proposed building works must be checked on site before building works commences, as certain assumptions have been made due to lack 1. Site plan area taken from site ownership plan provided by client Housing density comparison Drawing number Revision London mail@pitmantozer.com of accessibility and anomalies in the existing building. 2. Aerial & street image taken from Google Maps & Streetview. 3. Average size of property estimated from properties viewed in area on Percival Street, Peterborough 1028/SK03 . W10 5JJ www.pitmantozer.com rightmove.co.uk 30Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.
  • N Average typical densities of area per hectare: Dwelling density: 45 dph (dwelling per hectare) Number of dwelling units in area: 45 Habitable density: 270 hph (habitable room per hectare) People density: 225 pph (people per hectare) Average unit size: Internal floor area: 230 sqm No of habitable rooms: 6 rooms (excluding studio) No of bedrooms / people: 4 bedroom / 5 person Private garden / amenity: 65 sqm APPENDIX C: Parking per dwelling: On site: 1 space in on site garage Size of family units in area: 225 people Density applied to development site (9.7 ha): No of dwellings: 437 dwellings No of habitable rooms: 2619 habitable rooms No of people: 2183 people A Street photograph Accordia, Cambridge A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY Bed Bed Bed Bed Studio Key Garden Living Richard Foster Road Aberdeen Avenue Dwelling Garage Courtyard Public highway & footpath Dining / kitchen Entrance Shared garden Garden / private amenity on the ground floor Terrace / private amenity useable roof space B Aerial photograph of one hectare C Ratio study of one hectare D Typology study Shared amenity Accordia, Cambridge Accordia, Cambridge Accordia, Cambridge Adult couple sharing double bedroom 0 25 50 75 (M) Children / teenagers own single bedroom General Notes Revisions Project Address Drawing status 1. This drawing remains copyright of Pitman Tozer Architects Limited and may not be . For Information Purposes Only reproduced or copied without consent in writing. Peterborough hospital site 2. Do not scale drawing use figured dimensions only. 3. Any discrepancies between site and drawings to be reported to the architect Date Scale immediately. 311 Westbourne Studios tel 020 7524 7534 4. Read in conjunction with all relevant structural and mechanical & electrical 24.11.10 1:1250 @ A3 engineers drawings. Other notes Drawing ...ONLY 47 MINUTES FROM LONDON 242 Acklam Road fax 020 7524 7535 5. Dimensions critical to proposed building works must be checked on site before building works commences, as certain assumptions have been made due to lack 1. Site plan area taken from site ownership plan provided by client Housing density comparison Drawing number Revision London mail@pitmantozer.com of accessibility and anomalies in the existing building. 2. Aerial image taken from Google Maps. 3. Street image & house type information taken taken from book "Dwelling Accordia", Accordia, Cambridge 1028/SK04 . W10 5JJ www.pitmantozer.com black dog publishing. House type design by Maccreanor Lavington Architects. 31Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.
  • N Average typical densities of area per hectare: Dwelling density: 60 dph (dwelling per hectare) site 1 only Number of dwelling units in area: 60 Habitable density: 240 hph (habitable room per hectare) site 1 only People density: 240 pph (person per hectare) site 1 only Average unit size: Internal floor area: 70 sqm No of habitable rooms: 4 rooms No of bedrooms / people: 2 bedroom / 4 person Private garden / amenity: 5 sqm Size of family units in area: 240 people APPENDIX C: Parking per dwelling: On site: 1 space internal off street A Street photograph PRP Masterplan, Peterborough A New Vision of Peterborough: SUSTAINABLE GROWTH FOR A MORE PROSPEROUS CITY Flat Shared Flat staircore Key Dwelling Flat Public highway & footpath Parking Garden / private amenity on the ground floor Terrace / private amenity useable roof space B Aerial photograph of one hectare C Ratio study of one hectare D Typology study Shared amenity PRP Masterplan, Peterborough PRP Masterplan, Peterborough PRP Masterplan, Peterborough Adult couple sharing double bedroom 0 25 50 75 (M) Children / teenagers own single bedroom General Notes Revisions Project Address Drawing status 1. This drawing remains copyright of Pitman Tozer Architects Limited and may not be . For Information Purposes Only reproduced or copied without consent in writing. Peterborough hospital site 2. Do not scale drawing use figured dimensions only. 3. Any discrepancies between site and drawings to be reported to the architect Date Scale immediately. 311 Westbourne Studios tel 020 7524 7534 4. Read in conjunction with all relevant structural and mechanical & electrical 24.11.10 1:1250 @ A3 engineers drawings. Other notes Drawing ...ONLY 47 MINUTES FROM LONDON 242 Acklam Road fax 020 7524 7535 5. Dimensions critical to proposed building works must be checked on site before building works commences, as certain assumptions have been made due to lack 1. Information provided by client. Housing density comparison Drawing number Revision London mail@pitmantozer.com of accessibility and anomalies in the existing building. 2. Assumed average unit size 2 bed / 4 person 70sqm flat. 3. Site plan by PRP Architects. PRP Masterplan, site 1 1028/SK05 . W10 5JJ www.pitmantozer.com Peterborough 32Designed by Connaught Media. Key City logo is copyright to Connaught Media, The Studio, 42a Princes Gardens, Peterborough PE1 4DS. Telephone: (01733) 555163 or email info@connaught-media.co.uk.