shp2016 - design and access statement - full

8/15/2019 SHP2016 - Design and Access Statement - Full

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STONE HILLPARK LIVE WORK PLAY

SHP1-3

Design and AccessStatement

A brighter future for

Thanet and East Kent


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PLANIT-IE STONE HILL PARK: DESIGN AND ACCESS STATEMENT


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STONE HILL PARK: DESIGN AND ACCESS STATEMENT | PLANIT-IE

CONTENTS

1.0 2.0 3.0 4.0 5.0 6.0

INTRODUCTION

PAGE 7

VISION & DESIGN

DEVELOPMENT

PAGE 29

THE ILLUSTATIVE

MASTERPLAN

PAGE 41

PHASE 1: DETAILED

APPLICATION

PAGE 99

SUSTAINABILITY

PAGE 119

SUMMARY &

CONCLUSION

PAGE 127


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The former Manston Airport has a rich history of aviation use during its over 100 years in operation,especially during World War 11 and, more recently in living memory, of the ‘classic’ age of commercial

ight within the 1970’s and 80’s. The more recent past has been less prestigious, with a series of failed

commercial operations over the following 20 years before the airports’ eventual demise in May 2014.

Although we should never forget about this unique past, and how this has played a

role in the evolution of the local area, the opportunities that are presented as part of

the ‘Stone Hill Park’ redevelopment could bring the site fully into the present day as

well as delivering a ‘step change’ in the for tunes of the wider Thanet region.

Finding an appropriate and considerate form of redevelopment for the site has been at the

forefront of the Illustrative Masterplanning process described within this document; one which

enables wide ranging change, attracting new companies to establish here as well as creating

new places to live in an attractive and unique environment. Alongside this will be signicant

new community and sports facilities, space for the museums to grow, public access to this

immense site and wider strategic transport links, whilst preserving the important elements

of the aireld structure as a ‘memory’ for future generations to experience and enjoy.

By doing this, we will ensure a bright and sustainable future for the site, the Island and its residents.

FOREWORD


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PLANIT-IE | STONE HILL PARK: DESIGN AND ACCESS STATEMENT


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INTRODUCTION

1.0


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PAGE 8

INTRODUCTION

SCOPE AND PURPOSE

This statement covers the following topics: -

• Access & Movement;

• Character & Appearance;

• Amount, Layout & Scale;

• Landscape;

• Environmental Sustainability.

A Planning Statement that describes the Planning and

Policy context of the proposal has been prepared

by GVA. Urban design, landscape, architecture and

engineering disciplines have all informed the Illustrative

Masterplan design process and have provided

input to various sections within the document.

DESCRIPTION OF DEVELOPMENT

Comprehensive redevelopment of the site

involving the demolition of existing buildings

and structures and removal of hard standing

and associated infrastructure, and provision of

mixed use development. Application submitted in

hybrid form (part-outline and part-detailed).

The outline element comprises an outline planning

application (with all matters except Access reserved

for future determination) for the provision of:

Buildings/oorspace for the following uses:• Employment (Use Classes B1a-c/B2/B8)

• Residential (Use Classes C3/C2)

• Retail (Use Classes A1-A5)

• Education and other non-residential

institutions (Use Class D1)

• Sport and recreation (Use Class D2)

• Hotel (Use Class C1)

Open space/landscaping (including

outdoor sport/recreation facilities)

Car parking

Infrastructure (including roads and utilities)

Site preparation and other associated works

The full/detailed element of the application comprises:

• Change of Use of retained existing buildings

• Development of Phase 1 comprising four industrial

units (Use Class B1c/B2/B8) with ancillary

car parking and associated infrastructure.

OVERVIEW

The site covers an area of approximately 303ha, and

is under a single ownership. It sits within the central

plateau of the Thanet at the highest point on the Island.

Former aviation uses have created a blank open

landscape, mostly devoid of signicant vegetation

other than expanses of mown grassland.

The most striking feature of the site is its 2.8kmlong runway that sits along the east/ west ridge-

line. At 230m wide, its scale is considerable,

and creates a unique expansive landscape

with views over Pegwell Bay to the south.

This Design And Access Statement document sets out the core

principles relating to the redevelopment of the former Manston

Airport Site that the Applicant has renamed as Stone Hill Park.It explains the design evolution of the Parameter Plans and Illustrative Masterplan, supports the Environmental

Statement and other documents submitted as part of the application, and should be read alongside the Parameter

Plans and Development Specication (the Control Documents). The statement has been prepared by Planit-

IE (Master-planners), with suppor t from GVA (Planning), WSP (Environmental), and Aecom (Transport).


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DISCOVERY PARK DISCOVERY PARK

TURNER CONTEMPORARY

MARGATE

FUTURETHANETPARKWAY

RAMSGATE

DREAMLAND

WESTWOOD CROSS

A253

A28

A256

B2050

B2050

MANSTON

BROADSTAIRS

WESTWOOD

KINGSGATE

WESTGATE-ON-SEA

BIRCHINGTON-ON-SEA

ST PETERS

CLIFFSEND

APPLICATION BOUNDARY

N.T.SKEY

MINSTER

MONKTON

THANET EARTH

ACOL

SITE LOCATION

The diagram identies

the site in relation to the

context of wider Thanet.


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Stone Hill Park sits within Thanet District, also referred to as the ‘Isle ofThanet’, on the eastern coast of Kent. The nearest principal towns are the coastal settlements of Ramsgate, Margate and Broadstairs.

Immediately to the east of the site is the village of Manston, separated from the site by agricultural elds, Cliffsend residential area lies to the south eastand Minster Village to the south west. An MOD re training facility andManston Business Park are located adjacent to the site on Spitre Way.

Other non-residential buildings, formerly associated withhistoric military/commercial uses, are located north of ManstonRoad and Spitre Way to the north west of the site.

Recent major new development within the area includes the largescale food production green houses of Thanet Ear th, demolition of thecooling towers at Richborough Power Station and Thanet Coast offshorewind farms. Westwood Cross, a new commercial hub and associatedresidential development, is approximately 1.5km to the north east.

In addition to consented schemes within the area, a series of new residentialstrategic sites have been identied by Thanet Council, which are located within

existing agricultural land on the edges of the main urban conurbations.

Ramsgate railway station is approximately 3.4km east of Stone Hill Park,providing services to Dover, Canterbury, London and Ashford, including a highspeed service via High Speed 1 (HS1) (80 minutes to London St Pancras).

There is an additional planned railway station - ‘Thanet Parkway’ - that is to be located approximately 1km southeast, which will connect to the HS1service via the Ashford - Ramsgate line. This will provide a direct high speedrail connection from the site to London (and intermediate stations).

The site also benets from close proximity to the Port of Ramsgate, as wellas more important passenger and freight connections to mainland Europe through both the Port of Dover as well as the Channel Tunnel at Folkestone.

THE WIDER CONTEXT

BIRCHINGTON-ON-SEAMANSTON VILLAGERAMSGATEMARGATE

.

© Copyright Poliphilo © Copyright Nigel Freeman © Copyright Rick Ryder © Copyright Pam Fray


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KEY

Site boundary

Residential

Commercial

Education

Religious

Ofce / Industry

Community buildings& Hospitals

Caravan park

Farm

Solar farmAireld

Army Barracks

Historical Fort

Recreational grounds /park / golf courses

Allotments

Farmland / countryside

Sea

WIDER LANDUSE PLAN

The diagram to the right

identies the Site in relation

to the context of wider

land uses and disposition

N.T.S


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THE CONTEXT

Central Chalk Plateau

Quex Park

Pegwell Bay

Wantsum Channel North Shore

Wantsum Channel

The Urban Coast

LANDSCAPE

As dened in the Kent County Council ‘Landscape

Assessment of Kent’ 2004, Thanet forms a distinctlandscape area dened by the former limits of the island that was cut off from the mainland by the WantsumChannel; until it silted up approximately 1000 years ago.

The island quality i s preserved in the way that Thanetrises out of the marshes to a modest height of about 50metres. The landscape falls into two distinct types, basedon the local topography; a at plateau top above the 40metre contour, and a sloping backdrop to the marshesbetween the 20 and 40 metre contours. The slopingedge runs around the south and west of the chalk

outlier from Cliffsend, Minster and Monkton to Sarreand St. Nicholas at Wade. The slope and plateau topof the character area give long views over Pegwell Bayand the Chislet and Worth Marshes. On the seawardside Thanet is characterised by steep chalk cliffs andsmall sandy bays. Thanet has histor ically been recognisedas possessing a series of important landscapes thatcontribute signicantly to its sense of place.

Views on the plateau are wide, simple and unrestrictedand there is a sensation of being on elevated ground.One of the most striking characteristics of Thanet are

the long views both to the ‘island’ from the main routesonto it, and back from Thanet over the old WantsumChannel, now the Chislet Marshes. This open nature isexacerbated by a distinctive lack of vegetation. This is,in par t, an historic characteristic, brought about due toearly intensive agriculture. It is thought that the centreof Thanet would originally have been heavily wooded.

The 2006 local plan identies six Landscape Character

THE CENTRAL CHALK

PLATEAU

Left ;The central part of the

district is generally at or gently

undulating landscape with

extensive unenclosed elds under

intensive arable cultivation.

N.T.S


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PEGWELL BAY

Is made up of mixed coastal habitats,

including, saltmarsh, coastal scrub

and mudats. These habitats create

a distinctive character of an openand relatively unspoilt landscape.

THE FORMER WANTSUM

CHANNEL

Incorporates the ood plain of

the River Stour and historicallydenotes the alignment of the

former sea channel. Character

is vast, at and open.

QUEX PARK

The Park is unique within Thanet,

including a formal and extensive

wooded parkland and amenity

landscape within an otherwise openintensively farmed landscape. (Quex

Park - Photograph by Becky Lamyman)

THE FORMER WANTSUM

CHANNEL NORTH SHORE

This is mostly formed of the distinctive

and in parts steep hill slopes leadingdown from the Central Chalk Plateau

to the Former Wantsum Channel.

THE URBAN COAST

The urban areas of Thanet form

an almost continuous conurbation

along the coast between Pegwell

Village and Minnis Bay. The areais heavily urbanised, with the

exception of the Green Wedges.

Areas in the district, and the site sits within anarea identied as the Central Chalk Plateau.

‘The central part of the District is characterised bya generally at or gently undulating landscape, with

extensive, unenclosed elds under intensive arable

cultivation. This open landscape is fragmented by

the location of large scale developments such as

the airport, Manston Business Park and a sporadic

settlement pattern to the north of the airport.

The character of this area is also dened by the

proximity of the edges of the urban areas’.

The airport forms a distinct land use within the area,with the character of the site dened by the former

airport use. Due to its previous land use, the siteis currently devoid of any recreational open space.

Ultimately, the site’s former use as an aireld hasresulted in an area of land that forms a distinctiveinterruption within both the connectivity and open

space networks of the surrounding context.

The surrounding land use is typically agr icultural,with a varied pattern consisting of small, mediumand large-scale i rregular elds. The landscape aroundManston is typical of the wider landscape as denedat the County level, with few areas of tree coverand hedgerows. A more recent introduction to the agricultural landscape is the presence of solarfarms. The farms form distinctive features whichare relatively visually prominent in the landscapedue to the lack of trees and hedgerows.

ENVIRONMENTAL DESIGNATIONS

There are no environmental designations or

other designations covering the site relevant to the purposes of this Masterplan. This reects theformer use of the site as an airport, and the site’slocation within a larger area of agricultural land.

The area to the south-east of the site, aroundPegwell Bay, and the coastline around the Isleof Thanet are par ticularly sensitive, and this isreected by numerous designations, includingSpecial Protection Areas (SPA), National NatureReserves, Site of Special Scientic Interest (SSSI),and Special Areas of Conservation (SPA).

SURROUNDING LANDSCAPE CHARACTER

©2008 david mills © Copyright Marathon © Copyright David Anstiss © Copyright David Anstiss © Copyright Becky Lamyman


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THE SITE

Stone Hill Park is a previously developed, vacant site of approximately303ha in size. The site is bound by Manston Road to the north and west;

Hengist Way (A299) to the south; and agricultural land to the east.

EXISTING FEATURES

The most striking feature is the former runway.Historically built as three separate lanes, itwas subsequently in-lled to create one singlelarge runway which extends to approximately

2,748m length and 230m in width, totallingan area of 65ha of hard surfacing.

The construction of the runway has createdan articially regular and at ridge-line alignedeast-west at the highest point of the site.

There are also other signicant areas of hardsurfacing spread across the site associated with

the airport infrastructure, particular ly the former

taxi ways (call signs Alpha, Beta, Charlie & Delta)and parking areas for planes north of the runway

on the Northern Grasslands, as well as a surfacelevel car park which covers a large area of thenorth west of the site. These additional areas ofhard surfacing total an area of approximately 32ha.At present the existing site drainage dischargesunrestricted directly into Pegwell Bay.

As well as the main terminal and control tower, thereare numerous large hanger buildings and industrial

sheds located across the site . Many of these werelast used in connection with the general r unning/maintenance of the commercial and freight operations.

The existing Spitre Museum and Heritage Museumare located within the Northern Grasslands andconsist of an industrial type shed and a single

storey brick building from the mid 20th centur y.

None of the buildings are listed structures but theydo contribute to the aireld character and memoryof its former use. Please see the Archaeologychapter of ES (ref:SHP-13) for further details.

The runway, hard surfacing and buildings are separatedby areas of soft surfacing, predominantly grasslandwhich formed an essential part of the operationalairport - including safety run off ’s, access, storage and

visibility. The Northern Grasslands are located north ofManston Road and include a large open grassed area

The site lies within an Area of Archaeological Potentialas dened by Kent County Council, with potential thatburied within the site there are Roman archaeologicalremains as well as remnants from WWI and WWII.

1

RADAR DISH &

CONTROL TOWER

(above) Remnants of the

former aerodrome.

The main vehicular access is from Manston Road that

crosses the centre of the site, with an area of surfaceparking adjacent to the old terminal building. A numberof emergency gates are located around the perimeter

fence, that link with internal taxi ways and access paths.

A high security fence line follows the aireld boundary to the south of Manston Road, creating a private site

with no public access. The Northern Grasslands areais only par tially enclosed by low mesh fencing, andproperties along Manston Court Road have access

rights to parking areas at the rear of the houses.


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SITE AERIAL

4 5 0

m

2 3 0

m

2 .8 k m

1

45

6

2

3 B 1 0 9 0

S P I T F I R E W

A Y

M AN S T O N RO AD

M A N S T O N

C O U R T

R O A D

A2 9 9

SITE: 303 HA MANSTON

F O O T P AT H

NORTHERN

GRASSLANDS

MAIN

ENTRANCE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

GATE

MINSTER

©Get Mapping PLC TR3365 CLIFF’S END

M.O.D. LAND

MANSTON

BUSINESS PARK

7

2 k

m

3 .9 k m

N.T.S


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2

3

SITE PHOTOS

(photo 2) B9 - Modern

Control Tower building

and access roadway.

(photo 3) B8 -The Fire Station.


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4 5

SITE PHOTOS

(photo 4) B1- Hanger/ Aviation

Shed and parking area.

(photo 5) B3 - Hanger

and hardstanding.

(photo 6) Prominent views to

Pegwell Bay (RAMSAR) from

the southeast corner of the site.

6


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SITE PHOTOS

(photo 8) The main runway.

7


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1890s

Thanet is no longer an island. The site is shown as

open farmland. Ramsgate becomes a busy por t.

The introduction of a railway line connects

London to v illages in Kent such as Minster,

Ramsgate, and Margate. The railway heralds the

era of modern travel, enabling Londoners to visit

nearby coastal towns for holidays and recreationmore easily. Ramsgate and Margate become

popular Victorian seaside town destinations.

THE HISTORY

Historical events and geologicalchanges have shaped the landscape

of the Site and the wider Thanet area.

HISTORICAL LANDSCAPE

The Isle of Thanet has witnessed the gradual

development of its main towns and villages over the

past 200 years, although the most dramatic changes

have happened within the latter part of the 20thcentury. Post 1800’s the site contained a series

of irregular elds bounded by roads, tracks and

paths that provided links between the surrounding

villages. To the south of the site the Wantsum

Channel - a deep drainage channel which has a

history of reclamation and usage stretching back to

at least the 12th and 13th centuries - was almost

permanently ooded, effectively isolating Thanet and

extending the coast line of Thanet around the site.

There are remains of the areas Roman past

located through-out the villages and towns in the immediate area. Given that the site is on the

highest point on the island, close to an established

beach landing point, it is quite likely the site could

have held strategic and symbolic importance

through most periods of ancient history.

Modern day changes have seen the expansion

of urban areas a long the coastline, leaving

WANTSUM CHANNEL

Before 1801, Thanet was

separated from mainland

England by the Wantsum

Channel. The landscape’s

impact on development

is evident even today.

the site set within a network of smaller eldsat the centre of an urban landscape.

The use of the site as an aireld for military

purposes dates back to the start of the First

World War. This began the slow clearance of the

site with the removal of the landscape features

evident in the early historical maps, and the

creation of the environment that we see today.

MARGATE

RAMSGATE

WANTSUM

CHANNEL

BIRCHINGTON-ON-SEA

ISLE OF THANET


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1910-40s

Manston Aerodrome is used as a temporar y grass

runway for military operations during WW1

Still in use between the wars, Manston’s

location near the English Channel makes it a

key base for air squadrons throughout WWII.

Best known for its role during the Battleof Britain, both a defensive and offensive

airforce were based on site. The tarmac

runway (as we know it) is built. The site suffers

signicant damage and heavy bombing.

1960-90s

The site becomes a joint Royal Air Force base

and commercial use (freight and passenger)

airport. Military use ceases and commercial use

intensies over the next three decades, leading

to an eventual airport grounds expansion and

rebranding as ‘Kent International Airpor t (1989).

The airport also functions as a diversionary

airport for emergency military and civilian landing.

2010s

The airport, despite sustained attempts

by multiple owners, fails to meet targets

for growth as a commercial airport. This

results in the closure of the airport on May

15, 2014. Thanet District Council consider

and resolve not to pursue a CPO.

The A299 replaces the former single-laneroad along the southern site boundary.

The A256 (heading south from A299)

improves strategic road links and helps

connects the site to the rest of Thanet.


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THE HISTORY

MANSTON’S ROLE IN WWIBetween 1915-1916, the open farmland at Manston

was rst established as the Admiralty Aerodrome.

The location near the Kent coast gave Manston

an advantage over other previously established

aerodromes, and Manston quickly became the base

for two units: the Operational War Flight Command;

and the Handley Page Training School. Manston’s

Royal Flying Corps presence in particular helped to

intervene bombing raids and prevented German

planes from ying further inland. This initiated

the establishment of the ofcial RAF in 1918.

MANSTON ROLE IN WWII

Manston Aerodrome became the base for

No.11 Group Fighter Command, equipped

with Hawker Hurricanes and Spitres.

Manston performed a signicant role during the

Battle of Britain, but was heavily bombed and

incurred damage to both buildings and aircraft.

Later it was a departure point for airborne forcesin Operation Market Garden, and because of its

hilltop position and fog free location it became

an ideal emergency landing base for South

coast bomber crews. The location for badly

damaged aircraft to land, it became known as

the ‘graveyard’ for heavy bombers and aircraft.

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MANSTON

AERODROME

(photo I) Stone Hill Park playeda key role during WWII and

is most well-known for its

strategic location and use

of Spitres & Hurricanes

during the Battle of Britain.

(photo 2) Current derelict

runway segment 2015.2


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A series of key challenges were identied during the design process that have materially affected the

proposed Parameter Plans and Illustrative Masterplan.

Further technical details can be found within

the relevant chapters of the accompanying

Environmental Statement – however a brief

summary is provided here for information.

KEY SITE

CONSIDERATIONS

MOD site and scattered smaller housing areas.

The open and at nature of the central sitemeans all development locations are v isible

across the site and to the immediate boundaries

– this includes the MOD site, Heritage Centre,

small housing areas and farmsteads.

Development along the runway itself will need to

be carefully considered due to its wide ranging visual

sensitivity – primarily the long range extensive views

to the south of the site. This suggests that the form,

composition and extent of development within these

locations need careful consideration as it will be visible

from far reaching and visually sensitive landscapes.

The articially ra ised runway, set along the ridge-

line, does however also form a considerable

screen to the central areas of the site.

Development to the western end of the runway,

although still highly visible, had the least potential visual

impacts on Pegwell Bay (Ramsar), although it was

still visible to a range of viewpoints around the site.

The central areas are relatively well visually contained

by vegetation, landforms and existing structures.

Raised building heights within the centre would

not necessarily have greater visibility within the

wider landscape, suggesting this would be the

most appropriate area for larger structures.

Manston and Cliffsend villages will generally be

sensitive to all the notional building locations, so

the interfaces with these settlements and potential

mitigation screening will be important factors.

PROTECTING VIEWS

Initial site survey and analysis, suggested that thesite could be viable to long range views from the

south. In addition, the relatively open landscape

and close proximity of the adjacent villages of

Minster and Manston suggest that mid range

views from these points will also be impor tant.

As part of the design process Zone of Visual

Impact (ZVI) modelling was undertaken in order

to understand prominent features and inform

where development might be located.

This ZVI modelling and testing has indicated that the alignment and raised nature of the runway

forms an obvious break point on the site – with

ground to the south of this feature being particularly

open and visible. Land within the centre of the

site was less visible from surrounding long range

views, although this area would be open to short

range views from Manston Village and the adjacent

THE EXISTING R IDGE-LINE – VIEWED FROM THE SOUTH OF THE SITE


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QUEX PARK

MARGATE

RAMSGATE

MANSTON

CLIFFSEND

BIRCHINGTON

WEST-GATE

WESTWOOD

CROSS

MOD

MINSTER

C O AS T AL P AT H

R I D G E L I N E

Long-range views

to coastal path

Long-range views

to coastal path

Long-range views to coast line

Long-range views to

Pegwell Bay (RAMSAR)

Long-range views

to coast line

PEGWELL BAY (RAMSAR)

ZVI MAPPING

RED AREAS INDICATE

AREAS THAT ARE VISIBLE

(fgure I) Visibility of

development to the

north of the runway.

(fgure I) Visibility of

development along the

runway ridge-line

VISUAL SENSITIVITY

The diagram shows key long-range

sensitivity to key receptors within Thanet.

Orange area indicates zone of high visual

sensitivity to long/ mid range views.

1

2

N.T.S


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PAGE 26

SITE CONSIDERATIONS

HISTORY & ARCHAEOLOGY

There are no locally listed heritage assets and no

buildings of heritage value within the site. However

following extensive pre-application consultation, it

was established that the history of the aireld is

very impor tant to the local community. A number

of existing buildings and structures represents

this, including the two runways -the modern

2.8km concrete surface and a heritage runway.

Earlier heritage value is also potentially found along the southern edge of the site and around the high

point of Telegraph Hill. Evidence suggests a number

of ancient paths and roadways leading up to the

hill top. The presence of these features do not in

themselves preclude development, however the

Illustrative Masterplan will seek, where possible, to

preserve and celebrate this largely hidden resource.

FIXED INFRASTRUCTURE

There is over 100ha of macadam and concrete

runway and taxi ways within the site, much of

which could be difcult to remove completely.

The Illustrative Masterplan will consider layouts

that allow these areas to be retained and reused

where possible, which could include using some

of the smaller taxi ways as roadways, building

foundations or as hard surfaced recreational uses.

The removal of the surfacing may also generatell material that could be used to construct

the building platforms and road bases.

In addition to the heritage buildings there are a

number of large modern hanger structures on site

that might be suitable for retention and reuse –

potentially for new industrial employment uses.

HYDROLOGY & THE AQUIFER

Underlying the site and much of the southern Thanet

area is the Thanet Aquifer, which provides fresh water

to the wider area. Protection zones 1 and 2 are

found within the south eastern areas of the site .

The presence of these protection zones does not

prevent development from taking place, although it

does restrict the construction of new water bodies

within the most sensitive zone. The location of ground

water protection zones will inform the layout inproviding additional protection to the water resource

and how the Illustrative Masterplan can deal with

ground water, potential contamination and drainage.

Redevelopment of the site will help to signicantly

improve the control of water quality and protect

supply; particularly important given the current

uncontrolled nature of water discharge from hard-

Existing museums

Heritage runway

Telegraph hill

Potential zone of archaeology

Retained tarmac runway

Existing buildings

Existing hardscape

Zone 1– ground water source protection

Zone 2 – outer protection


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PAGE 27


standing areas, as well as potential contaminationand leeching into the ground water that may

have occurred during its former aviation use.

A number of options have been explored, including:

new management practices; on site attenuation; and

bio re-mediation through Sustainable Urban Drainage

features integrated within the Illustrative Masterplan.

ACCESS

Although the site benets from excellent links to

the strategic road network, the surrounding roadnetwork of smaller rural roads that used to cut

across the island between the pr incipal settlements

are narrow for modern trafc ows. Redevelopment

of the site will create new demands on existing

infrastructure as well as provide an opportunity to

improve access through the site. Existing bus routes

are located close to the site, which will be extended

into the new settlement, and the potential Parkway

Station will be located within a 15m walk to the

south. A number of public footpaths and cycle links

also lead to the site, although the current perimeterfencing prevents cross movement on the site itself.

The proposals will seek to maximise these wider

strategic links to promote green travel to and from

the new settlement and to ensure that proposals help

to relieve pressure on the minor road network.

ECOLOGY/ LANDSCAPE CHARACTER A number of surveys have been carried out in respect

to semi-natural habitat; bats; brown hare; reptiles; great

crested newt; breeding and wintering birds; terrestrial

invertebrates; and rare and notable plant species.

Although the former use as an aireld has resulted

in a site that is largely clear of any signicant

ecology, some areas of existing grassland will be

redeveloped and potential impact on habitat

(brown hare/ reptiles) will need to be mitigated. A

number of buildings with potential for bat roostshave also been identied and recorded and some

structures have been identied for retention.

Redevelopment offers signicant potential

for creation of high value habitat through a

combination of new planting, improved management

and the introduction of a greater range of

habitat types than those found at present.

TOWNSCAPEThe site lacks any signicant landscape or townscape

structure. Within this context obvious ‘hooks’

from which to build a new place or landscape

are often missing or difcult to identify.

The new proposals will utilise what it can from

the aireld layout - using the runway/ taxi ways

and main buildings as a starting point, whilst also

looking to the surrounding villages and settlements

for guidance on appropriate scale, disposition

and street pattern to complete the picture.

Given that this will clearly be a ‘new place’, the

architectural style and design of the buildings

should be forward looking - responding to this

unique aireld setting. The fact that this is not like

the places around it, means that in this respect the

development is not necessarily looking to replicate

the buildings within the surrounding villages.


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VISION & DESIGN

DEVELOPMENT

2.0


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PAGE 30

OUR VISION FOR STONE HILL PARK

Stone Hill Park is a new settlement that will evolve through the

transformation of the former Manston airfield, into a collection of newand exciting sustainable communities at the heart of Thanet.

Stone Hill Park will bring social, economic, and environmental

well-being to the Isle of Thanet and the wider communities

of East Kent – a new place to live , work , and play .


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PAGE 31


HOUSINGTo complement the

employment uses, with

a range of associated

community facilities

such as shops, schools

and healthcare.

EMPLOYMENT

To include a range ofaccommodation types focused

on the requirements of the

advanced manufacturing and

technology sectors.

SPORT/RECREATION

Large scale indoor and

outdoor facilities of

significance to complement

the employment uses.

HERITAGE

Aviation-related cultural

facilities including a ‘heritage’

grass runway.

PARKLAND NETWORK

Sports pitches, parks, opengreen space.

THE KEY INGREDIENTSFOR THE PAST 18 MONTHS, WE HAVE STUDIED THE SITEALONGSIDE THE SOCIAL AND PHYSICAL CONTEXT OF

THANET.

We have a clear understanding of the site’s important history and the signicance it has to the Thanet communities. Thus, we haveintegrated the site’s heritage within our vision for Stone Hill Park.

We envision a new community that will not only transform the site, but also enhance the wider prole of Thanet andEast Kent. Stone Hill Park will be a ‘total place’ – a new

community where people can live, work, and play.

Stone Hill Park’s network of parks will link to green spaces beyond thesite boundaries and knit together Thanet’s green infrastructure, whilealso connecting new cultural, educational, and research facilities.

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PAGE 32

In order to fully understand the potential of a siteof this scale and in turn begin to develop a seriesof guiding pr inciples, we looked beyond the regionand the UK to the examples of similar developmentswhich best embody our scale and ambition.

These included Boblingen Airport (Stuttgar t,Germany), Messestadt Riem (Munich, Germany),Ypenburg (The Hague, The Netherlands),Tempelhof Airport (Berlin, Germany), Chapelford/

Omega (Warrington UK),Wichelstowe (Swindon,UK), Vathorst (Amersfoor t, The Netherlands)and Chapelford / Omega (Warrington,UK).

The precedent studies exemplify the distributionof uses, development, facilities and histor y and timescale of construction. They also provide insight withregards to the character created and the layers thatshaped the overall vision and masterplans of eachscheme. Each is comparable in size to Stone Hill Park.

Five common themes were drawn out from this

study: land use, layout and grain, heritage, SUDS/ use of water and character of development.

Full details of the precedent studyare provided in Appendix A.

INSPIRATION

• All of the sites integrate a mix of uses includingresidential, commercial, technology and green space

• A common theme is a central commercialcore within each of the Illustrative Masterplansand the delineation of commercial, residential

and mixed-use areas through zoning (with the exception of Wichelstowe)

• Within each scheme is a robust public transport infrastructure that links within and to nearby cities;also prominent is a walkable commercial corewith a self-sufcient mix of accessible uses

LAND USE LAYOUT & GRAIN

• Green spaces are a major structuring elementbetween uses in each of the IllustrativeMasterplans; it is often used in high densityareas to create a sense of openness

• The overall percentage of green space varies

between 30-70% in each Masterplan• Fundamental to all sites is a structural

framework of key routes and publicspaces that are then over-layed withresidential and business areas

• A simple grid layout and a range of housing typesallows for exibility across the development

©2005 Amrei-Marie ©2005 CC BY-SA 3.0


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PLANIT IE | STONE HILL PARK DESIGN AND ACCESS STATEMENT


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OUR INITIAL SITE INVESTIGATIONS ANDCONSIDERATIONS OF RELEVANT PRECEDENT

STUDIES HAVE ALLOWED US TO CREATE A

SERIES OF SIX KEY GUIDING PRINCIPLES WITH

WHICH TO HELP DELIVER THE VISION FOR

THE SITE.

These principles sit at the hear t of the schemeand have been used to devise and test theIllustrative Masterplan as it was being developed.

CREATING A

NEW PLACE

PROTECTING AND ENHANCING

THE ENVIRONMENT

GUIDING PRINCIPLES

A mix of new uses are proposed that will create a new ‘place’ withinThanet. There will be employmentland, together with a range of newresidential, community, spor ts, cultural

heritage and leisure facilities.

This will allow Stone Hill Park todevelop as a place in its own r ight,with all the key facilities provided toserve both the new development aswell as a resource for the network ofsmaller villages that will surround it.

The existing environmental qualitiesof the site will be protected andenhanced, addressing issues relating to its former aireld use andpromoting sustainable development.

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CONNECTING TO THE

SURROUNDING AREA

CREATING A NEW

PARKLAND NETWORK

CELEBRATING THE HERITAGE

AND ARCHAEOLOGY

APPRECIATING LANDSCAPE

AND CHARACTER

The site is already well connected to the surrounding movementnetwork. The development will helpdeliver the wider Kent transportstrategy while also reinstating

the ‘lost links’ at a local level.

The rich history of the site will berespected through retention ofselected aireld features, supporting the heritage work of the museumsand incorporating the ‘memory’ of

the place within the development.

There will be a series of majornew public parks for Thanet at theheart of the development. Thesewill provide a range of new greenspace experiences and links across

the site, and connect to a networkof smaller recreational pocketparks, greens and green streetswithin the built environment.

The new ‘place’ should be fullyintegrated into the network ofroads, open elds and villages that dene the distinctivelandscape of Thanet, while also

acknowledging the different qualitiesand character of this formeraireld and its open, elevatedposition within the landscape .

©2008 david mills © Copyright David Anstiss

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Spring 2014

INITIAL MASTERPLANNING

A series of Masterplan concepts were developed to test various land uses, dispositions and capacityoptions. Following site analysis and local areastudies three key concept plans emerged: a boldsingle mixed-use development; a series of villages

and an ar ts-focused layout.These initial proposals were presented to theclient team. There was consensus favouring therst option (Concept plan 2) that incorporatesa simpler development form structured around three key axes, creating a clear ‘heart’ to theproposal - rather than a more dispersed layout.

CULTURE /EDUCATION

HUBPLAYING

CIVIC

S T O N E H ILL P ARK LAN D

W AT E R-B AS E D LE I S U RE H U B

COMMERCIAL

HERITAGE

E C

O N O

M Y / E C O

L O G YV

I L L A G E G R

E E N

RESIDENTIAL

RESIDENTIALDEVELOPMENT

8

7

6

5

4

32

1

These Masterplan proposals are the culmination

of a two year process, which has includedextensive key stakeholder involvement, public

consultation, as well as evaluation and examination

through a formal Design Review Panel.

The following pages highlight the key scheme milestones, the events that were undertaken and a brief commentaryon how feedback from stakeholders has inuenced the development of the Illustrative Masterplan.

Further details are contained within the Statement of Community

Involvement (ref. SHP-II) that suppor ts this application.

DESIGN EVOLUTION

Concept plan 2



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2014–2015

MASTERPLAN EVOLUTION

Further development of the Illustrative Masterplan- renement of Concept plan 2. Development planintroduced dened green spaces and land uses -featuring employment land - linked to surroundingindustrial areas. Investigated the re-use of existing

site infrastructure with development aligned to keysite features. Pre-application consultation with theCouncil and KCC commenced. ZVI testing began to establish key sensitive areas and receptors.

Development plan

W o r k W o r k

W o r k

L i v e

L i v e

Li v e

H e a r t & M i n d

H e a r t

& M i n d H

e r i t a

g e R u n

w a y

P l a y

P l a y

P l a y

July 2015

FIRST PUBLIC CONSULTATION

Initial consultation events held in Ramsgateand Margate to introduce emerging ideas for the concept vision and site disposition.

The consultation plan in the form of a

simplied diagram was presented to explaincomponents of this new place. Ideas on access,disposition of uses and location on site werekey topics for discussion. The principal landuses of Work, Live and Play were presented.

July–September 2015

MASTERPLAN EVOLUTION

Renement of the development areas following the consultation. Key feedback included concernsover the change in name and the loss of theaireld use for commercial aviation. Considerationwas given to the retention of heritage aviation

uses and the retention of the runway forrecreation and open space. Site design commentsrelated to the extent of development on thesite and the potential impacts on surroundingvillages. Development areas were reduced,and further consideration was given to howgreen space integrated with the layout.

Consultation plan Refned development plan



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PAGE 38

Consultation option plan 3

PARKLAND EDGE


DEVELOPMENT HEART


CENTRAL PARKLAND

MANSTONBUSINESSPARK

MANSTONBUSINESSPARK

MANSTONBUSINESSPARK

SPIT F IR E W AY SP IT F IR E W AY SP IT FIR E W AY

A 2 9 9 / H E N G I S T W A Y

A 2 9 9 / H E N G I S T W A Y

A29 9 /H E N G I S T W AY

A29 9 / H E N G IS T W AY A29 9 / H E N G I S T W AY

A 2 9 9 / H E N G I S T W A Y

MANSTONBUSINESSPARK

MANSTONBUSINESSPARK MANSTON

BUSINESSPARK

MODSITEMODSITEMODSITE

HERITAGEHERITAGE

RESIDENTIAL

RESIDENTIALRESIDENTIAL

R UNW AY PAR K R UNW AY P AR K

S P I T F I R E P

A R K

S

P I T F I R E P A R K

RESIDENTIALRESIDENTIAL

RESIDENTIAL

RESIDENTIAL

MANSTONMANSTONMANSTON

WOODCHURCH

WOODCHURCH WOODCHURCH

ACOLACOL

ACOL

MINSTER

MINSTER

MINSTER

PARKWAYSTATION

PARKWAYSTATIONPARKWAYSTATION

COMMERCIAL/ MIXED-USECOMMERCIAL/ MIXED-USE

MIXED-USE

COMMERCIAL/ MIXED-USE

HEARTHEART

HEART

September 2015

SECOND PUBLIC CONSULTATION

OPTION 1

A heart / central hub for Stone Hill Park is locatedat the centre of the development with a linear parkrunning through it, connecting to the surroundingcountryside. Stone Hill Park can connect to theadjacent commercial uses at Manston Business Parkand potential redevelopment of the MOD site.

OPTION 2

A large linear parkland through the middle of thesite creates a more meaningful connection anddening two distinct areas of development. StoneHill Park development connects to the adjacentcommercial uses at Manston Business Park andpotential redevelopment of the MOD site.

OPTION 3

The layout creates a compact development with theeastern linear parkland becoming a large buffer toManston Village, helping dene Stone Hill Park as aseparate community. The development again connects to the adjacent commercial uses at Manston BusinessPark and potential redevelopment of the MOD site.

At this consultation event a series of threepotential option plans for redevelopment of the

site were presented to gain public feedback.



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S O : S G CC SS S |

January 2016 MASTERPLAN REFINEMENT

Following the public consultation the ‘Parkland Edge’concept plan that preserves a green separation

of Stone Hill Park to the surrounding villages wasidentied as the most supported and appropriateoption. This was subsequently rened and key featuressupported from al l the options were considered.

The plan evolved in response to the following

key points raised during public consultation:Thanet desperately needs investment that

brings more jobs - more apprenticeships and

more opportunities for local people.

• Response: The scheme includes signicantareas for new high tech industrial and mixeduse employment, plus construction phase

jobs over the 15-year construction phase.

There should be a ‘range’ of housing on site – from

affordable starter homes through to executive

family houses and housing for the elderly.

• Response: The density and layout canaccommodate a range of housing typologies,

and includes the provision of elderly care.

New local facilities should be provided to support

the new Masterplan community. This should include

schools, medical facilities and community halls.

• Response: The plan includes sufcientspace within it to provide a range of newcommunity facilities such as primary schools,

shops, GP’s and community halls.

There is a strong desire to have extensive areas

of green space and areas for leisure use.

• Response: Over a third of the site will be

high quality interconnected green space.

Important to keep green wedges that separate

Stone Hill Park and the surrounding villages.

• Response: A signicant green wedge is nowprovided to the eastern boundary withdevelopment pulled back from this edge.

Respecting the heritage of the site is important.

• Response: A clear heritage hub is shownincluding retained museums, control

tower and heritage runway park.

There has been a mixed response on the

name – with 40% disliking it, 25% liking it and

the remainder not minding either way.

• Response: We are giving this further thought.



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PAGE 40

March 2016DESIGN REVIEW PANEL

Attendance at DRP Southeast - peer reviewpresentation and discussion outlining the key

challenges, drivers and Illustrative Masterplan.

Key feedback from this included:

The grid layout should be reviewed to align with the

runway feature and to ensure that the street pattern

responded to any historic or locally relevant references.

• Response: Realigned the grid layout along thesouthern boundary to respond to the runwayedge. Existing taxi ways within the developmenthave been re-purposed as residential streets to add richness to the urban structure.

The unique aspect from the site to the south over Pegwell

Bay should be maximised by properties facing onto it.

• Response: The southern edge of the developmenthas been laid out to provide positive frontage to the runway allowing a greater number

of properties to benet from the view.

All modes of transport should be considered

and the issue of severance from main

highways needs further examination.

• Response: The Illustrative Masterplan’s movementhierarchy has been rened and shared spaceprinciples applied within key pedestrian areas.

March 2016THIRD PUBLIC CONSULTATION AND

DESIGN DEVELOPMENT

Two events held in Ramsgate and Minster.

Illustrative Masterplan shown that demonstrates onepotential way of delivering the site. This also indicated:

• the ndings of various technicalreviews and assessments;

• the position of the Wavegarden

feature in relation to the aquifer;

• the disposition of different habitats andopen spaces to link across the site;

• key access points; and safeguarding of northerngrassland areas to allow for a potentialnorthern link to Westwood Cross.

Council Pre-application meetings continued

through this period, with formal feedbackprovided to help guide the proposals.

There were continued discussions relating to the sizeof development and the disposition of green spaces.The Illustrative Masterplan was rened in response to comments raised by ofcers to introduce a clearbreak between the residential and commercialareas along the retained Delta Taxi Way - forminga green buffer and signicant green space in thisarea. Housing was removed from the western endof the site, with the employment area extended.

The plan responded to renement of businesscase and viability studies which established the following key site specication:

• 85,000m2 of new employment space

provided in a range of building typologies:startup/ li ve work units; ofce accommodation;large oor area industrial units with

associated service yards and par king.

• A range of new commercial/ retail

and community facilities (including asmall supermarket and two new primaryschools) located along a new high street thatforms the ‘heart’ of the development.

• 2,500 new homes located around the

heart, providing a range of tenures and

types with a focus on new family housinglinked to green space and local facilities.

• Over 100ha of new public open space located around, through and within thesenew employment and housing areas, ensuringall homes are linked to, and within, walkingdistance of a signicant green open space.



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|

MASTERPLAN MARCH 2016

The local centre was positioned too far to the east,

making it disconnected from any employment.

• Response: The local centre has been repositioned to be more central within the plan and moreclosely connected to the employment uses, whilstmaintaining the high street link across the site.

There could be more integration within the layout

between commercial and residential land uses.• Response: Employment areas and mixed-use

zones have been repositioned to be close toresidential areas with a new parkland green spaceproviding a recreational link between them.

Consideration should be given to how the

expansive site and runway could be used for both

environmental (PV site, ground source heat) and

meanwhile uses in the 15 year build out.

• Response: An energy strategy has been

created that seeks to maximise building energyefciency and introduce PV provision within the roofscape. Extensive areas of runwayhave been retained allowing exibility forfuture sustainable energy production.

©Get Mapping PLC TR3365

N.T.S



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THE

ILLUSTRATIVE

MASTERPLAN

3.0



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PAGE 44

KEY INGREDIENTSA new high street, providing all the facilities and attractions to suppor t the

settlement, allowing the community to grow and develop, including a range of shops,

GP surgery, two primary schools, community hall and a day care centre.

A new Sports Village includes a 50m swimming pool, Wavegarden, hotel and training facilities.

Two employment areas are created within the site: one a mix of small scale

industrial and residential uses with the potential for smaller workshops and ofces

adjacent to the Highstreet and residential areas; the second focused on Hi Tech

manufacturing and linked directly to the existing Manston Business Park.

A strong/ simple primary road network forms a natural crossroads that denotes the heart of the new settlement, delivering part of the wider KCC Thanet Transport

Strategy - safeguarding land for delivery of a link to Westwood Cross.

Address the skyline, proposing a scale, form and design of buildings that will

ensure that long range views along the ridge are preserved and enhanced.

A new Heritage ‘Hub’ on the northern grasslands, preserving the existing

museums and incorporates a heritage runway strip into the northern grasslands

that can be used for occasional take off and landing of heritage planes.

A range of new habitats will include over 10ha of woodland and 80ha of grassland

meadow, offering places for play and recreation while providing nature conser vation.

New parkland spaces each with a different character and purpose.

The main runway is retained as a public park - Runway Park , preserving its ‘memory‘ for

residents in the surrounding community. Parkland and landscape will ‘ow’ within the site,

retaining a strong sense of openness, new homes sitting within an attractive green environment.

The Illustrative Masterplan oppositedepicts one way in which the site

could be developed in accordance

with the Parameter Plans and the

principles set out in the vision.

It is not subject for approval, however will be

used to help inform a future Design Code

which will be required by condition.

THE ILLUSTRATIVE MASTERPLAN

3

4

5

6

7

8

9

1

2



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The physical extent of new developmenthas been dened by a series of site

constraints and key design drivers.

PARAMETER PLAN 1-

DEVELOPMENT ZONES

The plan shows the overall area proposed fordevelopment shown on the Parameter Plan 1. It alsoindicates 10 zones for development that are dened

by either primary road infrastructure or proposedland uses (described fur ther over subsequent pages).

It also indicates the extent of Structural Open Space that surrounds the zones, an area for Special Outdoor

Water-based Recreation Zone (where the WaveGarden can be delivered) and also an area of NoDevelopment within the Northern Grasslands.

The following page justies locationand disposition of each zone.

DEFINING THE EXTENT OF DEVELOPMENT

KEY

Planning application site boundary

Other land owned by applicant

Extent of Phase 1(Detailed application)

Development Zone:

Structural Open Space andInfrastructure Zone: Land wheresurface and sub-surface xedinfrastructure (including roads andsustainable urban drainage systems)and green infrastructure (includingstructural landscape, planting, parks),and outdoor sport/recreation facilities(including playing elds, sports cour ts,play areas and associated small scalebuilt facilities, but excluding recreationalsurface water body (‘wave garden’))

Boundary of Development Zone

Indicative Boundary of DevelopmentZone; Exact location to follow Limitof Deviation tolerance of proposedroad set by Parameter Plan 2

No Development

Special Outdoor Water-basedRecreation Zone(‘Wave Garden’)



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PAGE 47

PROTECTING ADJACENT VILLAGES

The development zones maintain a clear break with the

surrounding settlements. This varies between 300 - 650m

in width, ensuring that visual impacts are minimised by

forming a protected buffer around the new development.

Breaks are not created along the western boundary - to

promote direct physical land use links with the BuisnessPark and potential redevelopment of the MOD site.

INCORPORATE OCCASIONAL AVIATION USE

The heritage park has been designed to be capable ofaccommodating occasional take-off and landing of heritage

aircraft. Manston Road forms the southern edge and anydevelopment associated within the heritage hub will also need

to appreciate the extent of the runway and its safety zones.

RESPECTING THE RIDGE-LINE

A ‘limit of development’ line has been set to the

northern edge of the central runway (the ridge-line) to

help reduce the potential impact on the skyline to long

range views and to protect the potential archaeological

remains along the southern boundary of the site.

CREATING A ‘GAP’

A minimum gap 350m wide is proposed between the two

main development areas. This creates an area of openness

owing through the site that introduces a large space for

recreation, habitat and drainage uses within the site’s heart.

UTILISE EXISTING ROAD NETWORK

Spitre Way and Manston Road are retained (in line with the

access strategy), controlling the extent of development along the

east and northern boundaries. Each includes a 20m minimum

setback from the road edge to edge of development to allow for

the required landscape and drainage buffer. No development is

proposed above Manston Road in respect to highways capacity.

CAREFUL MIXING OF USES

The central Taxi Way will be retained as a secondary roadway

and access. This wide section of infrastructure also provides

a landscape parkland where that links the primary residential

area of zone 1 and the employment uses within zone 10.

MANSTON

BUSINESS PARK

MOD SITE



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PAGE 48

Creative reuse of the existing buildings and, in par ticular, the extensive areas of hardstanding,

has been a key driver to the layout of the Parameter and Illustrative Masterplan.

PARAMETER PLAN 6 - DEMOLITION

AND RETENTION

Parameter Plan 6: Demolition and Retention showsa number of buildings, together with large sectionsof the runway that are identied for retention. TheIllustrative Masterplan expands on this principle , withadditional areas of Taxi Way and hardstanding creativelyreused for site infrastructure and recreation.

RETAINING EXISTING BUILDINGS OF HERITAGE

VALUE – THE CREATION OF A ‘HERITAGE HUB’

A number of existing buildings will be removed, these consist of operational and ancillary buildingsof no heritage or ecological value. The proposalsfor Stone Hill Park seek to retain and enhance the

heritage value of the site, through the retention

of a number of existing buildings, including theHeritage Centre (B24), Spitre Museum (B27) and the Old Control Tower (B14)(photo 2).

It is envisaged that these will combine to form anew ‘Heritage Hub’ on the Nor thern edge of thedevelopment and will link to the adjacent heritagepark and grass runway, with views across to the radar

dish. Although none of these structures are listed, and the museum buildings are more modern structures, the Illustrative Masterplan recognises their collective

value as a heritage resource, and the contribution theycollectively make to the ‘memory’ of the aireld.

By preserving this group of buildings andstructures within an aireld park environment,all can be appreciated visually together.

WORKING WITH THE EXISTING SITE FEATURES

2

4

1

3

KEY



Extent of Phase 1(Detailed application)

Existing buildings retained

Existing hardstanding areas retained

Existing buildings to be demolished

Existing areas of hardstanding to be removed



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PAGE 49

RETAINED BUILDINGS

4

1

3

2

RETAINING EXISTING BUILDINGS FORCOMMERCIAL AND COMMUNITY USES

(photo’s 2, 3 and 4) The Fire Station (B9) and Control

Tower (B8) Buildings have been identied for retention, that could be reused as lookout/ viewpoint, sports orcommunity halls – retaining an element of the iconic

aireld architecture within the new development.

RETAINING INTERESTING AIRFIELD

STRUCTURES

(photo1) In addition to the main buildings a number

of smaller aireld paraphernalia such as the radardish (B35), landing lights and control boxes couldbe retained to provide a unique focus to the publicparkland spaces - potentially contributing to a ‘heritagewalk’ around the site that links these elements together.

RETAINING THE HANGERS

A number of existing hanger buildings havebeen shown for reuse for commercial andindustrial uses, due to their size, condition

and location within the new settlement.

RETAIN EXISTING BUILDINGS THAT SUPPORT

BAT ROOSTS

Several smaller buildings on site have beenidentied to support existing bat roosts, andwhere feasible, these have been retained within the Illustrative Masterplan proposals.



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PAGE 50

RUNWAY AND TAXI WAYSThe proposals for Stone Hill Park seek to retain

approximately 40% of existing areas of r unwaysand taxi ways to allow the creation of a unique andexpansive areas of public realm – a Runway Park –in a similar manner to that of Templehoff, Berlin.

Expansive run off areas to either side of the mainrunway could either be left as hard standing,permitting a range of informal activities such as

cycling and skating, or become an all weatherbase for meanwhile uses and events.

Smaller taxi ways linked to the main runway,plane parks and aprons could also be utilisedfor secondary roadways, play spaces, generalrecreational areas and parking spaces.

EXISTING RUNWAY

(above) The image shows

the expansive character of

the runway - a feature that is

unique within the region.



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PAGE 51

PRECEDENT IMAGES(top left) Templehoff former

aireld utilises its main

runway as a major new public

park with space for walking,

cycling, seating and events -

with a range of community

gardens and allotments in

the adjacent ineld areas.

(top right) Flugplatz Bonames

uses a broken runway surface

to encourage ecology to

take hold- as well as forming

a large scale piece of ‘landart’ that attracts visitors

from around the world.

(bottom left) An example

of a ‘super graphic’ applied

to a blank macadam

surface - allowing for a

simple interpretation of site

history, views or features.

(bottom right) In Reims Park,

Munich, the ‘memory’ of the

arield is retained through

linear pathways that follow theformer runway alignments.

©2006 S. Kasten©2012 A. Santini

©2010 Analuisarijosilva



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PAGE 52

The Illustrative Masterplan proposalsindicate a range of new uses within

the site that will create a sustainable,

attractive and accessible new place.

This mix will include a signicant new

commercial/ high tech industrial element

supported by a residential community,

sports, shops and local facilities. An

essential mix of ‘Work, Live & Play’.

PARAMETER PLAN 3 -

LAND USE

Parameter Plan 3: Land Use shows the key zonesfor land use within the dened developmentareas. This identies the key employmentzones adjacent to Spitre Way, including thePhase 1 detail area (described in furtherdetail in Chapter 4 of this document).

Within the central area, the high street runs

diagonally across the site. A high street is proposedat the Northern end of the local centre, with thesouthern end anchored by regional sports facilities.Surrounding the high street are the key residential

areas, the heritage hub, and mixed use employment.

LAND USE

KEY



Extent of Phase 1 (Detailed application)

Residential

Local centre

High Street: Mixed Use

Employment: (Potential higher/further education)

Cultural and Heritage

Mixed-use

Special Outdoor-based Recreation Surface


Indicative Boundary of Development Zone



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PAGE 53

WORK

WORK

MANSTON

BUSINESS PARK

RUNWAYPARK

MEADOWGREENEDGE

VIEWINGPARK

RESIDENTIAL

VILLAGEHEART

LEISURE

HERITAGE

CLIFFSEND

MANSTON

MOD

ACOL

4 0 0 m

1 0 0 0

m

1 5 0 0

m

2 0 0 0

m

MINSTER

CREATING WALKABLE NEIGHBORHOODS

The diagram opposite shows how the land uses are focused around

the local centre, with residential, heritage, sports and employment

areas all within easy walking distance. New homes will also have

direct access to the surrounding green spaces and parks.

LINKING TO THE EXISTING USES

The employment areas are positioned to benet from either adirect link to the existing Manston Business Park - helping to

reinforce the employment focus within this area and maximise

potential business links - or connected to the high street offering

a range of local facilities and access to green space for workers.

THE LOCAL OFFER

New community facilities will be provided for new workers, residents

and visitors within the hear t of the settlement, such as a GP surger y,

two Primary Schools, shops and day care. This will also provide

an additional resource for the smaller neighbouring villages.

THE REGIONAL OFFER

The Illustrative Masterplan incorporates space for regionally

important uses - such as a 50m swimming pool/ leisure complex

and sports village which are located adjacent to the southern

entrance to maximise the direct link to the national road network.

The Illustrative Masterplan also indicates a new ‘Wavegarden’ as

part of this facility - an articial surng facility that complements

the existing coastal offer, and would attract surfers from the

whole of the south of England as well as mainland Europe.

THE IMPORTANCE OF HERITAGE

With a potential regional level draw, the new heritage ‘Hub’ within

the northern grasslands will allow the existing museums to expand

as required. The location of the hub, adjacent to the local centreand northern residential neighbourhoods, means it is accessible

to the new community, as well as existing communities.

A SUSTAINABLE NEIGHBORHOOD


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THE WIDER THANET TRANSPORT STRATEGY

Stone Hill Park also seeks to support the aims and

objectives of the wider Thanet Transport Strategy, through the creation of the rst section of a futurenorth south link to Westwood Cross. Land to thenorthern area of the site has been safeguarded toallow for delivery of the northern link at a later date.

LINK TO PARKWAY STATION

Although funding for the proposed Parkway

Station is still to be conrmed, the proposalsinclude a new foot/ cycle link through the CliffsEnd residential area and new connectionsas part of the public transport strategy.

Further information is provided with the TransportAssessment that accompanies this application.

WESTGATE-ON-SEA

MARGATEKINGSGATE

WESTWOODST PETERS

BROADSTAIRS

RAMSGATE

CLIFFSEND

PEGWELL BAY

ROYAL RAMSGATE

HARBOUR

MANSTON

MINSTER

ACOL

BIRCHINGTON-ON-SEA

THE WIDER NETWORK

KEY


Existing Public Right of Way

Urban Area

Railway

Proposed Linkages

Existing Railway Stations

Proposed Parkway Station

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WIDER CONNECTIONS STRATEGYParameter Plan 2 indicates a series of footpath/ bridleway connections to the site from thesurrounding footpath and bridleway network –many of which were severed when the pr ivateaireld was established over a hundred years ago.

The plan opposite illustrates how a range of newroutes will be provided from these connection points to link to key community facilities, new homes andplaces of work as well as parkland. These routes willbe multi modal routes that can cater for walkers,cyclists and horse riders where appropriate.

A key cycle/ footpath link will be provided to connect to the Parkway Station to the south of the site, once this facility is completed - giving new residents access to the national rail network within a 20 min walk.

A GREEN ACCESS AND MOVEMENT NETWORK

KEY


Existing bridleways

Existing footpaths

Railway

Proposed Linkages

Potential pedestrian link

Existing Train Stations

Proposed Parkway Station

N.T.S



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ON SITE CONNECTIONS

HeritagePark

ControlTower

ViewingPoint

ViewingPoint

BusinessPlazaTelegraph

Hill

Playground

Sports Hub

OutdoorGym

SportsPitches

Viewpoint

CommunityGrowing Area

A SERIES OF DISTINCTIVE

WALKS AND ROUTES TO

ATTRACT A RANGE OF USERS

Within the proposals is the

potential to create a series of

themed walks and pathways.

The retained runway will be the

most obvious route across the

site, however further circular walks

around the main park spaces

could also include a Her itage Trail

(3km), Adventure Woodland Loop

(2km) Lunch Time Loop 3km and

for the Fitness Loop or a day out – The Perimeter Walk at 9km.

Each draws on the existing or

evolving landscape character

of the main green spaces.

Linking between these are a

network of interconnected internal

paths on the streets and avenues

of the new development, creating

further route options and links to

the main community facilities.

Radar

WoodlandWalks

Meadowmeander

KEY

The Perimeter Walk

Fitness Loop

Adventure Woodland Loop

Lunch Time Loop

Heritage Trail

The Runway Sprints©Get Mapping PLC TR3365

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PAGE 58

ESTABLISHING AN APPROPRIATEURBAN FORM

KEY



Extent of Phase 1 (Detailed application)

Maximum building height 13m

Maximum building height 12m. Maximum average density of 45 DPH

Maximum building height 10m. Maximum average density of 35 DPH

Maximum height 10m. Maximum average density of 25 DPH

Special Control Area: The southern edge of the development zones

(in terms of where new buildings are allowed) within this area shouldbe staggered. The actual positioning of the edge(s) and the form ofdevelopment in this area (in terms of scale and density)should ensure that signicant adverse visual impacts from viewpoints to the south areavoided. This should be dened as par t of reserved matters applicationsand be informed by a Landscape a nd Visual Impact Assessment.


Indicative Boundary of Development Zone: Exact location to followLimit of Deviation tolerance of proposed road set by Parameter Plan 2

Creating a clear and legible urbanform to the new settlement,

appropriate to its setting and position

– reinforcing the local heart.

PARAMETER PLAN 4 - DENSITY AND

HEIGHT

Parameter Plan 4: Density and Building Height indicatesa range of Density and Maximum Heights for the

development zone areas. These range from a highdensity core with potential for the tallest buildings, acommercial zone allowing for a range of new industrialbuildings, through to a low density residential edge withlower buildings.

The highest density and scale of buildings are indicatedat the heart of the site, providing denition andcontainment to the central high street and primary

roads by creating a strong, continuous frontagewith terraced properties that in places sit directlyonto the pavement edge. This arrangement allows

the taller residential buildings to be located in thecentral, least visually sensitive areas of the site .

Surrounding this core are residential streets of mid

density that mimic the surrounding villages of Minster

and Birchington-on-Sea, allowing buildings to loosely

N.T.S


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PLOTS HAVE SMALLFRONT GARDEN

SPACES OR DIRECTLYADDRESS STREET

EDGE - MIX OF ONSTREET, IN CURTILAGEAND REAR PARKING

SOLUTIONS

PREDOMINANTLYTERRACED TYPOLOGIES

9M TYPICAL 2 STOREYBUILDING HEIGHT

MAX HEIGHT 12MTYPICAL 3 STOREYBUILDING HEIGHT

C O N T

I N U O U

S F R O

N T A G E ; A

C T I V E

G R O U

N D F L O O R

S

MIX OF USES

Immediately surrounding the high street further higher density blocks allow for acontinuation of this village urban character, which can dene the key movement

corridors. Again, the streets to the centre of Birchington display a similar height/

density range, creating an attractive street scene. Parking solutions would include

on street, but typically would be in-curtilage and on pr ivate driveways.

A HIERARCHY OF SCALE AND DENSITY – TYPICAL BLOCKS

MEDIUM DENSITY 30-40 DPH

Local example: Epple Bay Road, Birchington-on-Sea.

Attractive residential street, well dened frontages, front

garden space and a mix of parking solutions.

P E R I M E T E R B L O

C K ; D E F I N

E D F R O N T A G E W

I T H B R E A K S

10M MAX BUILDING HEIGHT

MIX OF SEMI-DETACHED AND DETACHEDPROPERTIES PREDOMINANTLY 2 STOREY

OPPORTUNITY FOR LARGE FRONT GARDENSAND ON PLOT PARKING SOLUTIONS

THE TYPICAL RESIDENTIAL STREET

Key Detached House

Apar tments

Terr aced House

Semi-Detached House

Me ws House

Commercial

Local example: Station Road, Birchington-

on-Sea. Local Centre High street.

The central high density area allows for the creation of a village high street urban block -one which has a continuous frontage to the street. Three story buildings help to dene key

points and junctions, with a mix of residential typologies including apartments set above

commercial units. This density and height range is consistent with that found on the high street

in Birchington-on-Sea. Parking sol