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Company registration number 1846493Registered address AECOM House, 63-77 Victoria Street, St Albans, Hertfordshire AL13ER, United Kingdom

Appendix 2

Coors Brewery Site, Alton – Development Brief Scope

This scope document has been prepared by AECOM to guide the preparation of a Development Brief for the Coors Brewery site in Alton, on behalf of East Hampshire District Council in collaboration with the landowner and their advisors. We recognise that this is a significant regeneration opportunity for the town, and we believe that AECOM can work positively with the Council, Alton Town Council, the landowner and other stakeholders to set out a clear framework to guide the redevelopment of the site.

We understand that this will be a joint instruction between EHDC and Molson Coors (MC). We have refined our approach, and fee proposal, to reflect the extra work required due to the close collaboration between EHDC and MC (and their advisors) throughout the process. We assume that all client meetings/correspondence will involve both EHDC and MC, and we refer to ‘joint client’ throughout the approach set out below.

AECOM has the full range of skills and experience necessary to support on the preparation of the Development Brief, including cost consultancy, but with the exception of viability assessment. We anticipate working with EHDC’s commercial advisor to ensure that the Development Brief reflects commercial viability and deliverability issues. The approach described below is based upon production of a Development Brief that can be used to guide the development of the site in terms of land uses, amount of development, urban design and placemaking principles, approaches to protection and enhancement of natural, heritage and townscape assets, access/movement, infrastructure delivery and requirements for any future planning application. The Development Brief would be prepared so that it can be adopted by EHDC as a Supplementary Planning Document (SPD). We have assumed that formal sustainability appraisal is not required.

In our approach, set out below, we assume that the landowner will grant access to the site for walkover inspection and surveys. We assume that we would work collaboratively with the landowner/their advisors at key points during the preparation of the Development Brief, but that this would be focused on a limited number of workshops/meetings.


1. Development Brief – Content/Format

The document will be produced as a full colour desktop published A4 report including associated diagrams, images and tables to fully explain the development and design intent for the site.

We see the document contents including the following sections:

Introduction Purpose and priorities – why the development brief has been prepared Using the development brief - confirmation of the scope, status and objectives defined in the

brief Approach to preparation – including approach to consultation

Part 1: Development Context Brief Coors Brewery site history – high level chronology of development of the site within its

town context Policy context – NPPF, Local Plan, emerging Alton Neighbourhood Development Plan Key issues and opportunities - general description of the intended development approach,

including mix of uses Local distinctiveness: features and characteristics of the site and Alton Technical considerations – overview of key heritage, townscape, highway, flood risk and

environmental issues

Part 2: Development Guidance Key principles – character & identity Development potential - confirmation of areas for future development of different uses &

capacity supported with plans and schedules, including:o Housing / affordable housingo Employment spaceo Retail & other uses

Design parameters , including:o Connections / relationship to Alton town centreo Scale, typology, density, massing and enclosure ratioso Frontage definition and overlooking principleso Approach to car parking and private spaceo Public open space provision and distributiono Route networks, walking, cycle, public transport and other vehicles – scale

and formo Material guidance – buildings and public realm, described through best

practice examples Environmental sustainability, including carbon reduction, sustainable drainage Infrastructure / technical mitigation requirements / contributions

Appendices Reference documents Planning application requirements Consultation – list of stakeholders


2. Proposed Approach

This section sets out our proposed approach to the preparation of the Development Brief.

STAGE 1 – DEVELOPMENT BRIEF FOUNDATION

Task 1.1 – Inception Meeting (Joint Client)At the outset of the project we propose to hold an ‘on site’ Inception Meeting involving all key people in the consultant team together with the joint client group (EHDC officers, representations of MC and their advisors). Our experience suggests that this is normally the best way to begin projects of this nature, to share information, agree approaches and develop a shared understanding of issues, constraints and opportunities. DELIVERABLE: Inception note, setting out the agreed scope, timetable and information exchange protocols and approaches to consultation/engagement with stakeholders.

Task 1.2 – Policy and Background Review We would review the existing policy context provided by NPPF, Local Plan and emerging Alton Neighbourhood Plan, including relevant background documents. This would be summarised into a format suitable for the draft Development Brief document.DELIVERABLE: Policy and background review note.

Task 1.3 – Local Context and Site Characteristics The Local Context and Site Characteristic audit will involve the survey and analysis of the physical and spatial characteristics of the development site and the wider setting. Wherever possible we would draw on existing information, including survey information, provided by the landowner. This will aim to capture key strengths and weaknesses inherent in the built and natural environment, and express these as constraints / threats or opportunities for the redevelopment of the site. This would include consideration of:

Heritage, conservation & archaeology and - desk study Highways and access – review of existing access, car parking Flood risk - Level 1 Flood risk assessment including discussions with the Environment Agency

(EA), utilities and local authorities on flooding issues Biodiversity - Extended phase 1 habitat survey Trees – Advice on required arboriculture surveys Ground conditions – preliminary desk based review of soils, geology, hydrogeology and

ground contamination Air quality – identify location of sensitive receptors and ascertain existing air quality in the

area Noise and vibration - identify location of sensitive receptors Drainage and water supply preliminary review High level utilities capacity review

In line with our general approach and working style, the spatial audit will be developed collaboratively – intelligence and analysis shared and developed with the client group. In this spirit we would anticipate being supplied at inception stage not only with previous planning and analytical studies, but with digital mapping and GIS data sets to allow accurate and prompt production of audit drawings. The output would be presented as a series of drawings and accompanying text suitable for inclusion in the draft Development Brief.DELIVERABLE: Physical Audit review note.


Task 1.4 – Market Positioning We would look to EHDC’s commercial advisors to advise on the potential nature and scale of business uses which could be considered within the redevelopment, to be reflected in the preparation of the Development Brief.

STAGE 2 – DEVELOPMENT BRIEF FRAMEWORK

Task 2.1 – Development Brief Visioning Workshop (incl. Landowner)The AECOM team will lead a visioning event bringing together Council officers, landowner/advisors members of the Alton Neighbourhood Plan Steering Group, ATC officers, EHDC and ATC Members (if deemed appropriate) and potentially selected wider stakeholders, if appropriate. The event could be organised around themes such as:

Placemaking opportunity and contribution to the town; Community benefit and employment potential; Sustainable landuse; Natural environment, open space, amenity; Policy, technical and sustainable development parameters; Highways, access and movement; and High Quality Design and individual characteristics.

We will use a collaborative design approach that is highly interactive, productive and enjoyable for those taking part. It is important that the participants believe that they are playing an active part of the event, making the activities entertaining and stimulating is one of the ways in ensuring that this is will happen. DELIVERABLE: Workshop Key Message Summary Report

Task 2.2 – Draft Principles of Development The Principles of Development takes the essential evidence base derived from the Development Brief Visioning Workshop and establishes a series of parameters that can be used to influence future development. The intention is not to set down ‘prescriptions’ or ‘limitations’, but to stimulate a responsive design process that will deliver something special for the site and for Alton. The outcome of this process will be to determine key zones and locations for potential future development, movement networks and open space that will inform a site capacity exercise comprising:

Establishment of core spatial principles for the site; Exploration of the opportunities and constraints identified in the Local Site Context

(access points/ connections, townscape integration, ecological enhancement, visual impact, etc) in order to arrive at creative, practical solutions to the demands of the site and individual buildings;

Alternative landuse mixes / balances will be explored (alternative residential densities/dwelling mixes, different approaches to employment floorspace, retail/leisure etc), taking account of specific matters such as definition of gateways, preservation of views, creation of linkages and buffering between different uses; and

Production of landscape framework proposals, route network hierarchy and open space provision that will compliment the land use scenarios.

We will prepare these draft principles and discuss these with the joint client group, and selected stakeholders such as the Alton Neighbourhood Plan team as appropriate, and establish an agreed set of principles to inform the preparation of alternative development scenarios.DELIVERABLE: Draft Principles of Development Statement


Example Site Access Principles Diagram

Task 2.3 – ‘Issues’ Public Consultation It may be appropriate at this stage to undertake a first ‘issues’ public consultation exercise, to publicise the preparation of the Development Brief, and invite views from the public on the issues to be addressed through the redevelopment of the Brewery site, and public perceptions of priorities. If this is appropriate we would suggest an exhibition-style event, possibly at the Assembly Rooms in Alton. We have allowed for AECOM staff to attend an exhibition for a Saturday session (10am-4pm) and two weekday evening sessions (5.30pm-8.30pm). AECOM would prepare feedback forms for consultees to record comments.

Task 2.4 – Draft Development ScenariosThe team will prepare a number of development scenarios for the site (two high level masterplan layouts) which will articulate alternative approaches to the layout/configuration of development on the site, while respecting the core spatial principles. These high level scenarios will be used to consider the implications of different approaches to:

- Amount, type and location of non-residential floorspace, particularly employment and retail floorspace;

- Amount, scale, density and massing of residential development, including dwelling mix and varying percentages of affordable housing;

- Access and connectivity, particularly pedestrian/cycle linkages between the site and the town centre;

- Alternative approaches to environmental enhancement, including mitigation of flood risk;- Strategies for public realm, open space provision on site and treatment of car parking;- Approach to re-use of Culverton House;- Realistic and viable options for incorporating low carbon/renewable energy solutions, with

alternative approaches to energy generation (on-site and allowable off-site), alternative renewable/low carbon sources of energy, energy efficiency, water and waste minimisation.

DELIVERABLE: Up to 3 high level masterplan scenarios with supporting rationale, development schedule and infrastructure requirements

Task 2.5 – Draft Development Scenario TestingWe propose that the draft development scenarios are subject to testing, to ensure that the development scenarios capture outcomes which are deliverable in relation to site constraints/capacity and financial viability. The testing process will consider:

Example Building Line & Open Space Principles Diagram


Sustainability Testing: The range of proposed energy options will be evaluated and recommendations given based on appropriateness to local circumstance, land take implications and financial viability.

Transport Testing: The existing local highway network of Alton will be represented in an excel model which will allow the ‘loading’ of trips onto the network based on each of the proposed development options. This will be essential to visualise the impact these trips will have upon the existing network and identify pinch points and hotspots. The capacity of each of the key routes will be analysed to the identify links and junctions which will potentially be pushed over capacity and show where traffic may be restricted. This will help to define what development is deliverable in terms of highway constraints. A discussion of the findings of the model will be discussed with the Highways department at Hampshire CC. Public transport connections to and from the developments will be analysed with possible alterative routings and stop locations identified.

Viability Testing: We propose that the development scenarios are subject to high level viability assessment, to ensure that there are no significant anticipated viability issues which could inhibit delivery. This would involve AECOM’s cost consultants undertaking high level cost studies in relation to development costs and infrastructure requirements (on- and off-site). This would feed into high level viability assessment undertaken by EHDC’s commercial consultants. It may be that this exercise could most efficiently be undertaken through a focused workshop session.DELIVERABLE: Working papers on technical testing of the development scenarios

Task 2.6 – Confirm Development Parameters (Joint Client Workshop)At this stage, we would set out the key principles for the redevelopment of the site, and the key development parameters in terms of the items identified in Task 2.4 above. Against each item, this would identify mandatory requirements, preferred approaches and suggested approaches. This would provide a sound basis for drafting the development brief during Stage 3. We envisage discussing and agreeing these development parameters at a workshop session involving the joint client.DELIVERABLE: Working paper on development ‘parameters’

STAGE 3 – DEVELOPMENT BRIEF

Task 3.1 – Draft Development Brief The AECOM team will draft the Development Brief, creating a highly graphical document which will clearly articulate the vision for the Coors Brewery site, responds to the contextual opportunities and constraints and articulates the requirements associated with the redevelopment of the site. This would include axonometric sketches and up to three artists impressions of the redeveloped site to help convey the vision and aspiration.

Task 3.2 – Joint Client Review & AmendmentsWe would review the draft document with the joint client, the Alton Neighbourhood Plan team, and also engage with the landowner/agents as appropriate. We envisage a period of one or two weeks for comments on the draft. We will record suggested amendments and agree with the client the appropriate response to these, and update the draft document accordingly.


Task 3.3 – Sign Off for Public ConsultationWe expect at this stage there would be EHDC (and potentially ATC) member approval of the draft Brief for public consultation.

Task 3.4 – Formal Public Consultation (6 weeks)Following agreement on the draft Development Brief, we would undertake a formal six week consultation on the draft Development Brief. We envisage that the full draft document would be available online via the EHDC website. We would also propose a public consultation event (exhibition using boards), probably held in the Assembly Rooms, Alton. We have allowed for AECOM staff to attend an exhibition for a Saturday session (10am-4pm) and two weekday evening sessions (5.30pm-8.30pm). AECOM would prepare feedback forms for consultees to record comments on the draft Development Brief proposals.DELIVERABLE: Consultation Boards (up to 5 no. A1 boards), feedback forms, Post-consultation summary note

Example consultation boards – Didsbury Campus

Task 3.5 – Final Development Brief (LPA & Landowner Review)Continued dialogue will be maintained with the joint client team throughout the final editing process following the public consultation, with one review meeting being held prior to formal submission of the completed final report.

Task 3.6 – Development Brief Sign OffA final presentation of the completed Development Brief will be arranged for elected members prior to formal adoption by the Council.DELIVERABLE: Final Development Brief & presentation.

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