7 Wybourn and Manor Park Plan
7.1 Overall Vision
As stated earlier, the prime objectives of the Pathfinder programme are to bring about radical
improvements to the housing market in selected areas and to bring transformational changes
to towns and neighbourhoods to create successful, vibrant places where people choose to
live.
These will be achieved by securing a different balance of tenure and house type, a quality
environment and thriving centres, so that the area can be become a location of choice for
both existing and incoming residents.
The current masterplanning work aims to provide an overall vision for our two study areas
and an initial framework for investment. In view of this, this masterplan cannot deal with
every individual site in detail but rather attempts to focus on strategic sites which could bring
about a step change in the character and perception of the areas, combined with essential
environmental improvement works to ensure that the whole neighbourhood is transformed.
Based on our site analysis, our Interim Report and the results of our public consultation
events, the following sites have been selected as strategic Areas of Change and are
identified on the diagram opposite:
•
•
•
•
•
•
•
Skye Edge;
The Wybourn Centre;
Blagden Street (which will form part of a seperate Action Plan for the City Road
Corridor);
Cricket Inn Road and the Maltravers area;
The Manor Oaks area which includes
Seaton Crescent and Manor Park Avenue;
Harborough Rise and the Manor Park Centre.
Each of these development sites are centred around areas of open spaces, or derelict
buildings, or demolished building sites.
Our vision for Wybourn and Manor Park has seven main strands in order to deliver the
transformational change required by the Pathfinder to make this a location of choice for both
existing and incoming residents. The vision encompasses:
•
General improvement to the retained housing stock which
will be achieved by proposals to transfer housing stock.
•
Selective redevelopment which is proposed to provide higher quality housing, including
some aspirational housing, broadening the mix of housing types in the Wybourn area.
•
Improvement of services along the City Road corridor.
•
Creation of a new Wybourn centre on Manor Oaks Road, focussing on the cluster of
community facilities that already exists there. By creating a new centre for Wybourn in
this central location, the Southend Road local centre will become less important.
•
Addressing environmental improvement throughout the estate, especially dealing with
the problem of parked cars on the verges of roads, litter and poor street lighting and
also left-over spaces behind gardens.
Manor lodge
Proposed improved
pedestrian paths
Improved pedestrian/
secondary route
Proposed Conservation
Character Area
Gateway
Area boundary
Area of change
Potential local centre/
community hub
Existing tram route
•
•
Improvement to the existing transport infrastructure such as extending the bus link
along Cricket Inn Road. Providing a stop at the tram will reinforce a transport hub at
Cricket Inn.
Proposed improved
secondary routes
Proposed streetscape
enhancement
Investment in the major parks in the area, including Skye Edge, Manor Oaks, and
Corker Bottoms, partly funded by new development on the fringes of the parks
themselves.
Figure 7.1 shows diagrammatically our vision for the Wybourn and Manor Park area.
64
Main traffic route
Not To Scale
Figure 7.1 - Overall Vision for Wybourn and Manor Park
Wybourn, Manor Park & Arbourthorne Masterplan
7.2 The Overall Development
Principles
Strategic Design Principles
Variety of Housing Mix and Tenure
According to two recent government guidance documents, By
Design and Better Places to Live: By Design, there are a
seven urban design principles, which are appropriate to our
own broader generic principles. These are:
1.
2.
3.
4.
5.
6.
7.
Character: ' A place with its own identity'
Quality of the Public Realm: 'A place with attractive
and successful outdoor areas'
Legibility ' A place that has a clear image and is easy
to understand'
Continuity and Enclosure: 'A place where public and
private spaces are clearly distinguished'
Diversity: 'A place with variety and choice'
Adaptability: '' A place that can change easily'
Ease of Movement: 'A place that is easy to get to and
move through'
We have adapted these principles to what we consider
appropriate for Wybourn as set out below:
Place Making
Wybourn unfortunately does not have a strong sense of place,
this is partly because every street looks the same. Its open
spaces have become left-over windswept pockets of land,
which feel unsafe and bleak.
At each of the Areas of Change, and in particular at Skye
Edge, Manor Oaks and Cricket Inn, Blagden Street and Corker
Bottoms, it is therefore important to define a strong sense of
character. Even if there are limited opportunities for mixed
uses in each of these places they should have a strong sense
of place.
A range of housing densities are proposed to reinforce the
sense of place. Higher densities will tend to line the main
roads and overlook green spaces throughout Wybourn, thus
creating a strong sense of urbanism, and promoting passive
surveillance.
In addition, a number of other sustainability principles should
be considered, depending on their practicality and viability.
These include the laying out of streets on an east west grid for
passive solar radiation, the creation of a network of open
spaces to support sustainable urban drainage systems, and
the design and construction of buildings for maximum energy
efficiency.
Traditional Urban Form
The design of the development sites is based on the
traditional urban pattern of a network of streets. This not only
helps to integrate different land uses, but also offers a good
variety of distinctive routes overlooked by urban form. It is a
network which echoes, and is well integrated into, the existing
urban pattern of Wybourn. New proposals deliberately do not
adopt the cul-de-sac development of recent housing at Manor
Oaks Drive and Manor Oaks Court.
Continuous street frontages, set back behind small front
gardens are desirable. This ensures that streets are well
enclosed with a general height to width proportion of 1:2 or
1:3, and squares and small greens slightly more open at 1:4
or 1:5. This also ensures that streets, squares and larger
open spaces are provided with natural surveillance and a
sense of 'neighbourliness'. Around open spaces building
height can be higher to create a sense of enclosure and help
to clearly distinguish public spaces.
Much of Wybourn has a feeling of a monolithic estate without
any variety or sense of place. The replicable scale of 2 and 3
storeys will be respected, although there will be local
variations to the architecture to help give a strong sense of
character and identity to different areas. For example the use
of stone and pale brick facades at Manor Castle or the use of
modern sustainable design at Skye Edge.
It is important that Wybourn should offer a wide range of
housing types and densities, to ensure a balanced community
in a rich and varied urban environment. Each Area of Change
allows for a wide variety of house and flat sizes and types.
The variety of dwelling types and sizes will extend to the
number of storeys per dwelling which will be predominantly 2
or 3. Apartment development will be positioned only at key
areas of enclosure and focal points, such as Manor Park
Centre, the Wybourn Centre, the Blagden Street gateway
buildings and Skye Edge.
Affordable housing will be pepper-potted throughout the area,
so that it is virtually indistinguishable from market housing.
Through considering national guidance, best practice, and
importantly the local and regional approach to raising the
standard of residential design quality, a set of strategic design
principles have been established for the Masterplan. These
general design principles are then supported by individual
urban design concept plans for each of the key sites, and
overaching neighbourhood-based objectives
Major issues
•
Locate compatible uses within close proximity of each
other, establishing some mixed-use new development
within each neighbourhood.
•
At local centres active frontages should be created at
ground floor level with uses such as retail, leisure and
other commercial activities. Residential uses should be
introduced above.
•
New areas should be responsive to all existing retained
development, natural landscape features and orientation.
•
Local landmarks and vistas should be utilised to help to
provide an identity and to create visual links within an
area and from outside.
•
In residential areas, a mix of housing type, layout, price
and tenure should be provided to cater for the needs of
different people.
•
Affordable housing should not stand in isolation or be
concentrated within a scheme but should be integrated
with other open market housing.
•
Residential layouts should have a minimum net site
density of 30 units per hectare. Densities should range
from 30 to 50 units per hectare, generally.
•
Densities should be increased around local centres,
transport nodes and facilities. This will help to create
compact neighbourhoods with well-connected safe
streets to reduce the dependency on the car.
•
On street parking can provide street activity, while also
acting as a form of traffic calming. On street parking
should be integrated within the street design and include
elements such as street lighting, trees and bollards
where appropriate
Mixed Use
Although mixed use principles are important for all new areas
of development, in practice it is very difficult to create good
mixed use areas which are viable, but yet do not compete with
the town centre. Government guidance advocates vertical as
well as horizontal integration of mixed use activities, but in
practice this is extremely difficult to deliver, except in very
urban areas. There is only a limited amount of mixed uses
which can realistically be sustained in this part of the city. We
believe that the type of uses must be appropriate to
community needs, such as medical, leisure, community and a
few local convenience shops. They have deliberately been
concentrated in clusters on City Road, the Wybourn Centre
and Manor Park Centre.
Sustainable Movement Patterns
The linkage between the new development areas and other
parts of Wybourn by sustainable modes of travel is a critical
part of the transport plan for the town. Every effort will be
made to make foot and bus routes as integrated and attractive
as possible.
Environmentally Sustainable Development
At its most fundamental level, a sustainable development
means the creation of a good place which will last indefinitely,
which will have minimal adverse impact on the environment,
which links seamlessly into the surrounding areas of the town,
which enjoys good services, and discourages the unnecessary
use of the car.
The creation of a flexible development framework which links
well into Sheffield city centre is only one part of the
sustainability agenda. It is also important to create well
balanced development areas with a wide mix of tenure and
housing types, and which produce economic benefits for the
town and its citizens. Every opportunity will be taken to offer
attractive alternatives to the use of the private car, primarily by
good footpath and bus links and the reinforcement of the tram
links around Wybourn, into the town centre and other
destinations.
65
Other Issues
•
Use variations in housing forms and different densities to
create distinctive neighbourhoods.
•
Provide opportunities for personalisation by the provision
of front gardens and the inclusion of balconies, roof
terraces etc.
•
Create distinctive corner buildings, which contribute to
the townsacape and helps with orientation
•
Create linked streets ratehr than use over-long cul-de sac forms but also discourage through-use by traffic.
•
To achieve a legible street hierarchy, design
characteristics should focus on street width, building
height and development density.
Public Realm & Landscape Framework
•
Respond to local vernacular styles, where this has merit,
in order to strengthen local character.
•
Develop a fine grain street network, which can
accommodate change, more readily than one made up
of larger blocks.
•
Building design should exceed current standards for
energy efficientcy, use environmentally friendly local
materials, and recycle and conserve materials.
•
Development should utilise sustainable drainage and
recycle grey water.
•
Layout/orientation of development and building design
should maximise opportunity for solar gain and other
alternative renewable energy sources.
•
Building design should prove flexible to enable the
builindg to change use over time, if the need arose.
•
Houses should be easy to maintain, enlarge and adapt
to meet the changing needs of occupiers.
•
Buildings need to define outdoor and indoor space with a
responsive clear building line with a largely unbroken
edge. New development on infill plots should respond to
existing building lines.
•
Street trees and other features should complement the
special enclosure of buildings and be designed to
contribute to the character of public space whilst
minimising street clutter.
•
There should be clear definition between public and
private space. In ares where ownership is unclear,
spaces can become neglected and misused.
Development should front the public realm, clearly
defining the separation between public and private
space.
•
The fronts and backs of dwellings should be clearly
defined to provide improved security and privacy. Ideally
fronts should be visible from a vehicle at the point of
arrival for visitors and deliveries. Backs traditionally
provide a quieter more secure environment, where
access, if any, is restricted to the immediate residents.
•
Public space should be accessible to all and be
designed with a clear purpose; however there should be
a level of flexibility to allow alternative future uses over
time.
Street Design
•
Street design should reduce traffic speeds as opposed to
easing its flow. Building arrangement and the design of
spaces and activities can act as natural traffic calming.
•
Ownership and management of proposed public spaces
needs to be determined at an early stage to ensure
appropriate design.
•
In purely residential areas, priority should be given to
pedestrians. Detailed street design should reduce car
speeds to walking pace, and have parking integrated
with other street elements.
•
Entrances to houses/apartments should be directly from
the street. This way they contribute to activity, interest
and surveillance.
•
•
Streets should provide direct and convenient routes to
encourage walking and cycling.
The street should be overlooked by habitable rooms to
promote natural surveillance. Blank walls facing the
street should be avoided.
•
Pedestrian and cycle links should be designed as an
integral part of the street and connected to the public
transport network.
•
Spaces should be designed to create favourable
microclimates. Orientating blocks will help to maximise
the impact of sunlight and shelter from winds.
•
Streets and residential areas should be laid out to enable
people to easily orientate themselves within their
environment. This should be achieved by providing
good street connections with varying levels of street
hierarchy.
All new development in the Masterplan area should address
the above design principles. The developers of a site should
be able to show how their scheme addresses these principles
in a simple concept plan.
66
•
To create a robust and adaptable landmark building
fronting onto Skye Edge Park;
•
To design for a safe and secure environment in
accordance with the latest government guidance 'Safer
Places: The Planning System and Crime Prevention'.
•
To ensure that the overall massing that fronts onto Skye
Edge Avenue respects the existing two storey homes
opposite.
Skye Edge is a fantastic development site. It includes
panoramic views of the whole of Sheffield and is also a major
landmark in Sheffield, as well as Wybourn. The Skye Edge
View Block has been committed for demolition and also
includes the bungalows that back onto the block.
•
To provide a rich mix of housing opportunities including
different housing types and tenure mix.
•
To create a fluid network of streets which follow the
existing morphology of surrounding streets.
Currently the View Block backs onto a strip of open space,
which is not overlooked and feels like 'left over' space. The
block comprises 'granny flats' on the ground floor with a
garden and maisonettes for families above. This sort of
arrangement has not proved popular with the residents.
Creating one super-long block is also not particularly
pedestrian orientated and the space is windswept and feels
bleak. In addition, the block is quite lumpy and its massing
sits heavy on the skyline. One of the main problems with the
site is its steepness, as the View Block sits on the ridgeline;
making the development area quite narrow.
Draft Proposals
However, we see this site area to be a real opportunity site,
with the potential for something of special quality, and for a
development that is environmentally sustainable and
architecturally striking.
The skyline will be articulated with two and three storey short
terraces and townhouses with front and back gardens, some
with integral garages and some with designated on-street
parking.
Summary of Consultation
The development could use the south facing aspect for solar
gain and have photovoltaic panels for solar energy, as well as
being designed for maximum thermal efficiency, using recycled
materials and promoting water conservation. The exposed
position could also incorporate passive ventilation through
wind towers. Its close proximity to the city centre could also
be capitalized on, to promote green travel for the new
residents. See Figures 7.2, 7.3 and 7.4.
7.3 Areas of Change: Wybourn and
Manor Park
Skye Edge, Skye Edge Park
Introduction and Analysis
Although an overwhelming number of residents were in favour
of the option plan we produced for Skye Edge we have
redesigned our layout to include a landmark building instead
of a specific Eco-Tower. Also in response to the comments
illustrated in Chapter 5 we have re designed the development
to respect the surrounding community as much as possible
and to include a variety of house types.
Objectives and Design Principles
•
To create a place that is architecturally striking and
environmentally sustainable;
•
To create a legible layout that is easy to understand;
•
To design with passive solar gain, environmentally sound
building construction and new technology in mind.
•
To provide frontage onto this open space to provide a
feeling of enclosure and a clearly defined public space.
•
To build at a variety of building heights between 2-3
storeys, which will help to articulate the skyline.
•
To build at a density that is in line with recent government
guidance 'Better Places to Live: By Design' ie a minimum
of 30 units a hectare;
Our draft proposals break up the long View Block into
manageable chunks. The strip of green space at the back of
the original block forms part of the development site, which
follows the line of Skye Edge Avenue. Our proposals
comprise 133 townhouses, and terrace homes. Also a slim
landmark building of up to 5 storeys has been proposed
containing 10 flats at Skye Edge Avenue. These replace the
existing View Block which is committed for demolition. The
existing block consisted of 230 units.
The design of a new frontage along Manor Lane is in keeping
with the scale and enclosure of the street. At the northern end
of the site we have positioned a landmark building. This could
potentially house community uses at the ground floor. A highly
sustainable iconic feature needs to be designed for Skye
Edge, creating a strong landmark for the area and Sheffield as
a whole.
Skye Edge Park
Skye Edge Park is a vast windswept space that is poorly
framed and overlooked. We propose that approximately 53
two to three storey town houses, at an average of 100 m2,
should front this space. A children's play space would be
ideally positioned in this location, as it would be naturally
surveyed by the new built form. Bassett Road would therefore
be designed as a complete block, and a new link would be
created joining Outram Road to Boundary Road and Skye
Edge Avenue. A new link road connecting to Manor Oaks
Road from Skye Edge Avenue will create a new gateway
entrance into the development by using part of the current
Nursery School site. The rest of the Nursery School site and
two small infill sites nearby could be developed for new
housing (see figure 7.4)
This proposal involves the loss of approximately 1.3 hectares
currently allocated as open space. This loss in the quantity of
open space is justified by the increase in quality of the
reduced space. Compensatory provision will need to be
addressed either through an additional financial contributuion
from the developer or through earmarking reciepts from the
sale of this area of land.
Developers will be required to contribute to the enhancement
of Skye Edge Park through a planning agreement in line with
current supplementary planning guidance. Major improvement
to the 17.5 hectare park will require additional funding which
could come from a range of sources including the possible
use of land receipts.
We recommend that landscape architects are commissioned
to work with the Council, Green Estates and local residents to
design an improvement scheme for the park. This could
include major improvement to the recreational facilities for all
age groups, structure planting and soft landscape.
Building on a small amount of the open space at Skye Edge
Park is justified as the space will be improved with the
replacement of high quality, well maintained usable space
which is secure and attractive to local residents.
As part of the redevelopment of the park we believe it is also
important to improve the Estate Road and steps leading down
to City Road.
In total 196 units are proposed at Skye Edge and Skye Edge
Park. This would produce a density of 33 units across the
site.
Above Figure 7.2 - Sky Edge demolition plan
67
Design Principles for Skye Edge
•
Two new roads to improve links and make Wybourn
more accessible
•
Create strong frontages overlooking the new streets,
and parkland beyond. Development blocks of 2/3
storey in a series of short terraces with high quality
design and materials. Parking to be either on-plot or
in overlooked communal courts providing a maximum
of 10 cars.
•
A Landmark building (maximum 5 storeys), for
residential development of distinctive plan shape
silhouette (not just a tower block)
•
Local green spaces overlooked by houses and linked
to existing pedestrian routes to be maintained by
residents maintenance charge in the absence of
agreed alternative arrangements.
•
Improved Skye Edge Park and provision for new
neighbourhood play area at edge of park.
Wybourn, Manor Park & Arbourthorne Masterplan
68
Gateway entrance
New link road to
Manor Oaks
Road
An area of Equipped
Play to be sited within
Skye Edge Park
Skye Edge
Park
Infill at the rear of Manor
Oaks Road
Proposed area of play
Ou
tram
Gateway entrance
Ro
ad
Existing structural
landscaping
Suggested closure
of alleyway
Enhancement
of existing
pedestrian links to
Wybourn
Strong frontages
Bo
und
ar
yR
oad
Existing
Community
Centre
Landmark
Building
(maximum 5 storeys )
Landmark
Building
2-3 storey
terrace
housing
Sk
y
eE
dg
eA
n
ve
Pocket Parks
ue
New road
overlooking parkland
eE
dg
eA
n
ve
Ci
ty
Ro
ad
ue
Improvement
to the steps
and the
Estate Road
Sk
y
Pigeon lofts
Ci
ty
New Green
Spaces
Ro
ad
Pocket Parks
ane
or L
Man
Skye Edge is proposed to be
a 100% private development
69
Above - Figure 7.3- Skye Edge Principles Plan
Right - Figure 7.4 Illustratvie Masterplan
0
50
100m
ane
or L
Man
Wybourn, Manor Park & Arbourthorne Masterplan
Wybourn Centre
Introduction and Analysis
The creation of a new local centre at Manor Oaks Road would
strengthen the area in terms of its shopping facilities for local
residents. Currently a few local facilities and services exist in
this location, yet it is not up to the standards of a local centre.
Summary of Consultation
As illustrated in Chapter 5, we have received a number of
comments from residents who would like to see a Children's
Centre in this location, as well as improved shops and a
feeling of a local centre here. We have therefore amended
our draft plan to take these comments on board and to
accommodate increased space requirements for the new
Childrens Centre.
Objectives and Design Principles
•
To create an urban square to reinforce the feeling of a
neighbourhood centre.
•
To ensure that buildings surrounding the square are 3
storeys in height.
•
To provide well-planned shops and homes which front onto
the street, to provide a safer and secure environment, as
illustrated in 'Safer Places: The Planning System and
Crime Prevention'.
•
To provide environmental improvements such as parking
bays, street trees and wider pavements to reinforce a more
attractive street scene.
•
To construct environmentally sound buildings for maximum
energy efficiency.
•
To provide a wide variety of housing mix and building
tenure.
•
To consider future adaptability to changing requirements in
the design of any new buildings.
•
We recognise that Manor Oaks Road is quite narrow with
parking problems associated with the existing community
buildings along the street. Pedestrian movement is a
priority along the street, especially when considering
connections to Manor Park.
Draft Proposals
Our draft proposal illustrates the creation of a Children's
Centre to be positioned close to the school. The partial
closure of Benson Road would help to link these community
facililties together. By creating a tighter, enclosed street
structure using three or four new three storey blocks at the
junction of Manor Oaks Place and Manor Oaks Road, this
would really help to shape the area and will give it a more
urban feel.
The Children's Centre would provide a drop off and a few car
parking spaces, and a secure contained play space. Opposite
Wybourn, Manor Park & Arbourthorne Masterplan
the corner shop we have positioned three blocks, which could
be designed as homes for the elderly, or as townhouses
fronting onto an urban square. These would be ideally placed
in this position as they would be near the existing local
community facilities as well as the improved shops and bus
service.
We are proposing approximately 14 new townhouses at an
average of 130m2, a new corner shop (approximately 300 m2)
with one flat above, as well as a 750 m2 Childrens Centre.
We feel that the area needs to be re-branded with new shop
signage and improved street lighting.
Also, the three storey blocks proposed around the square will
contain a total of 23 flats for the Elderly. To bring this scheme
forward, the demolition of ten units and one shop and a
community centre are required, as shown on the plan
opposite. The gardens on the northern side of Outram Road
and Manor Oaks Place would need to be shortened to allow
for some new housing at the rear. See Figures 7.5, 7.6 and
7.7. The mews development will utilise these under used
garden areas.
The proposed Children’s Centre off Benson Road, will include
parking and a play area, which will maximise the use of the
vacant space to the rear of Outram Road. The new Children’s
Centre will provide integrated services for the under 5s,
including health services, nursery education (replacing the
existing school), voluntary services, social services and child
care. This building would also be available for community use
in the evenings.
The short mews terrace, associated parking and Children’s
Centre, will help to improve the dead spaces at the backs of
blocks.
The partial closure of Benson Road to link the Children’s
Centre to the School but maintaining a pedestrian priority
route along the road leading to an existing pedestrian network
will connect the centre to Skye Edge. Access into the
Children’ Centre will be taken from the south end of Benson
Road. We would also like to see public realm and streetscape
enhancements as well as a strong green pedestrian network
running along Manor Oaks Road. We feel that the scale of
the road should be geared towards the pedestrian, creating a
link from Skye Edge Park, the Wybourn Centre, though Manor
Oaks to Deep Pit.
Figure 7.5 - Wybourn Centre demolition plan
Design Principles for the Wybourn Centre
•
•
•
•
•
•
Provision of a Children’s Centre next to Benson Road.
Benson Road: partial closure to vehicles to improve the
link between the Children’s Centre to the School.
Strong Frontages along Manor Oaks Road.
Provision of 3 storey flats over looking an urban square
and also a new shop with flat above at Manor Oaks Road
and Manor Oaks Place.
Public Realm enhancements and pedestrian priority along
Manor Oaks Road.
Improvement to backland areas around Outram Road,
Benson Road and Manor Oaks Place. These areas will be
utilied by either a mews development or the Children’s
Centre.
70
Wybourn Centre - Precedents
71
Wybourn, Manor Park & Arbourthorne Masterplan
Benson Road
partial closure of vehicular
access to link the Children’s
Centre to the school
Ma
nor
Oa
ks
Clo
se
3 storey flats overlooking
urban square
3 storey flats around a square
Benson Road
partial closure to vehicles to
improve the link the between
the Children’s Centre and the
school
Be
ns
on
Ro
ad
Strong frontages
New shop
with flats over
Children’s Centre
Children’s Centre
This development is proposed to
be 80% Private with 20%
Affordable Housing.
Figure 7.6 Principles for the Wybourn Centre
Wybourn, Manor Park & Arbourthorne Masterplan
Ma
nor
Oa
ks
Pla
ce
Ma
no
rO
aks
Ro
ad
New shop
0
50m
Ou
tra
m
Ro
ad
Figure 7.7- Illustrative Plan Wybourn Centre
72
Cricket Inn Road and Maltravers
Objectives and Design Principles
Draft Proposals
Design Principles for Cricket Inn
•
Environmental streetscape enhancements should form part
of this proposal on Cricket Inn Road.
Cricket Inn Road
•
Larger buildings must be positioned at key vistas or
junctions.
•
Coloured or different materials should be used on key
facades.
Our draft proposals illustrate 126 new houses at 100 m2 to be
built in Cricket Inn at an average density of 36units/ha. This
will provide a new face to Wybourn in this gateway location.
Housing in this location will be very well connected to the city
and the lower Don Valley and would be readily marketable,
offering a different type of housing to the norm in Wybourn
and extending the range of tenure in the area.
Introduction and Analysis
Currently there is no face to Lower Wybourn. Cricket Inn
consists of a mix of 'big box' retail and recently small
renovated shops at Cricket Inn Court. Two food retail units
and two non-food retail units have recently been granted
planning permission. The new planning permission will add to
the number of 'big box' retail units, which currently include
Matalan, Carphone Warehouse and Gala Bingo.
The area has a tram stop, and this has the potential to be a
bus and tram interchange. Creating a transport hub in this
area could improve connectivity to the city centre as well as
the Don Valley, both of which are in very close proximity.
Improving the overall pedestrian environment in this area
would also benefit the development of this area, especially
between Whites Lane, Cricket Inn Crescent and Maltravers
Place and between the tram and 'the big box' retail units.
A large proportion of housing in this area has been cleared
and there are a number of houses in Wybourn House Road,
and Cricket Inn Crescent, which are to be demolished.
At the options stage of the masterplanning process, we
considered the possibility of creating a local centre at Cricket
Inn, with more small convenience shops on the southern side
of the road. However, further analysis of the potential trading
volume and discussions with selected local retailers, such as
Sheffield Co-op, have cast doubt on the viability of such shops
in this location.
•
•
•
A permeable street structure should connect into the
surrounding network of streets, although traffic claming will
be required along Wybourn House Road and Maltravers
Place to prevent ‘rat running’ .
Buildings should be designed for maximum energy
efficiency and use sustainable construction and materials
wherever possible.
Small pocket parks have been designed to have a strong
feeling of enclosure using the combination of short
terraces and continuous street frontage. These pocket
parks could possibly act as areas of play for local
residents.
•
Short terraces and semis should be designed as 2-3 storey
units.
•
Different tenure and housing types should form part of this
development area.
•
•
•
•
Apartments were not seen to be feasible and therefore have
not been positioned in this development site. Mixed uses
have also not currently been seen to be appropriate in this
location at this time. However, it is important that there is an
element of flexibility to the buildings, for example those
fronting onto Cricket Inn Road could change their use in the
future.
Improving the overall pedestrian environment in this area
would also increase the ease of movement for development of
this area, especially between Whites Lane, Cricket Inn
Crescent and Maltravers Place and between the tram and 'the
big box' retail units.
•
•
•
Re-open Maltravers Place.
Two roads only accessed from Cricket Inn Road with
'Boulevard' treatment.
Local green spaces overlooked by houses.
Maintenance by residents charge.
Three storey town houses used to define key corners
sites and provide legibility.
Key frontages as shown.
Development to be 2/3 storey houses in short
terraces high quality design and materials.
Parking on-plot or in 10 car maximum shared courts.
Maltravers Way
•
•
•
Create significant frontage onto Maltravers Road.
Green space overlooked by houses.
Open space overlooked but not at the heart of the
sheme. Close to footpath links. Maintenance by
residents charge.
This development site is already cleared land following earlier
demolition by the Council. New demolition is also proposed,
as shown in the plan. See Figures 7.8, 7.9 and 7.10.
At Maltravers Road lower density development has been
illustrated at 31 units/ha. This plan shows housing clustered
around a small area of open space. Approximately 38 new
houses are proposed on this site.
Summary of Consultation
In response to the comments that we detailed in Chapter 5,
we have concluded that the creation of a mixed-use frontage
to Cricket Inn would not be feasible in this location. Therefore,
we have designed the scheme to be a purely residential
development. Redeveloping this area with new housing will
still give this part of Wybourn a new face and identity.
Figure 7.8 - Cricket Inn Centre demolition plan
73
Wybourn, Manor Park & Arbourthorne Masterplan
Cricket Inn Road and Maltravers - Precedents
Wybourn, Manor Park & Arbourthorne Masterplan
74
Development to be
2/3 storey houses
in short terraces
high quality design
and materials.
Parking on-plot or
in 10 car max.
shared courts.
Existing Road
re-opened and
traffic calmed
Mews street with
no vehicle access
onto Cricket Inn
Key corners
Road
Boulevard
Treatment
Existing Road
re-opened and
traffic calmed
Green Space
Mews street with
no vehicle access
onto Cricket Inn
Road
2 & 3 storey semis
and terraced housing
Whit
es L
ane
Cricket Inn Road
Ma
ltra
ver
sP
lace
Cricket Inn Road
Key frontages
Boulevard
treatment
Ma
ltra
ve
rs
Ro
ad
Ma
ltra
ver
s
Ro
ad
Green Space
Enhance existing
pedestrian link
Traffic Calming along
Wybourn House Road
This development is proposed to
be 80% Private with 20%
Affordable Housing.
Figure 7.9 - Cricket Inn Principles plan
75
M
2 & 3 storey altra
ve
rs
semis and
Cr
es
terraced
ce
nt
housing
0
100m
Figure 7.10- Cricket Inn Illustrative plan
Wybourn, Manor Park & Arbourthorne Masterplan
Manor Oaks Village - Manor Park
Avenue, Seaton Crescent:
Introduction and Analysis
The Wybourn and Manor Oaks area contains one of
Sheffield's most famous historical sites: the Manor Lodge
(known as the Castle) which was the site where Mary Queen
of Scots was imprisoned in Elizabethan times. The remains of
this manor are an important landmark along Manor Lane.
The opportunity exists to create a completely different
character in this area, giving the feel of a 'Pennine Village'.
New housing in the area should be designed to respect the
historic lodge, with new two storey short terraces and paired
cottages with stone or pale brick facades to further reinforce
the special character of the area.
Green Estates have produced a masterplan for the parklands
and farmlands at the Manor Lodge site, and the opportunity
exists to reinforce these plans by new development on its
periphery, which can contribute to the costs of the park
improvement and also provide a safer, better overlooked and
more attractive park by the quality of the development on the
edge.
Summary of Consultation
At the first consultation event many people liked the idea of a
'Pennine Village' and preferred the idea of housing fronting
onto the green space. At this point we developed Option 2
further and it did form part of our draft proposals.
Therefore we looked at redeveloping the cul-de-sac off
Southend Road, and turning part of this area into an expanded
orchard, (which has been proposed by Green Estates), as well
as fronting the open space with housing at the back of
Maltravers Terrace, which links into Maltravers Road.
Due to the design encroaching upon the open space we had
in this option increased the proposed Orchard area to
encompass a similar amount of land that the proposed
housing fronting onto the open space would take up.
However, at the second consultation event it was felt that new
housing should not be proposed on the ‘aeroplane’ Southend
Road cul-de-sac and that open space should not be
encroached. Therefore, we have amended the design for this
site to reflect these comments.
Objectives and Design Principles
A total of 207 new homes could be developed. This
development is partly on cleared land and partly on the site of
existing flats, which we suggest should be demolished.
This number of homes would provide an average density of 31
units/ha.
•
Buildings should use stone facades and light brick to
create a completely different character to Manor Park and
will give the place its own identity and feel.
•
Key buildings with different facades and treatments at key
vistas, or junctions will help to create a legible
development area.
The number of properties proposed for demolition on this site
is 88 flats on Manor Park Avenue and adjoining streets. This
is in addition to the 84 flats and 20 maisonette properties that
have already been demolished.
•
The design and construction of buildings will aim for
maximum energy efficiency and will use sustainable
construction and materials wherever possible.
Design Principles for Manor Oaks Village
Housing in this area is intended to be mainly two storey
with the occasional three storey town house.
•
Boulevard treatment to Manor Lane.
•
New frontage development along Manor Lane to
create a quality Village character.
•
Respect for key inward views to Manor Lodge ruins
and the Manor Castle Pub.
•
Development to generally be two storey houses in a
series of short terraces. High quality design and
materials (particularly stone adjacent to Manor
Lodge). Parking to be on-plot or in overlooked
communal courts of maximum of 10 cars.
•
Strong Frontage to follow the curved alignment of
Manor Lane. Three storey town houses with integral
garages, accessed from a series of service roads to
allow for level differences.
•
•
A variety of housing types and styles as well as mixed
tenure should be built. Those following the curved
alignment of Manor Lane to be designed as 3 storey town
houses with integral garages.
Draft Proposals
Although Green Estates have produced a masterplan for the
parklands and farmlands at the Manor Lodge site, there are a
number of development opportunities still to be realised.
The opportunity exists to create a completely different
character in this area compared to what exists in the rest of
Wybourn. Our draft proposals illustrate new housing in the
area should be designed to respect the historic castle. We
wish to promote a new 'conservation area' character in this
area or 'Pennine Village'. New two storey short terraces and
paired cottages with stone or pale brick facades have been
proposed to further reinforce the special character of the area.
Creating a greener, more pedestrian orientated route at Manor
Lane will significantly alter the feel of the area. See Figures
7.11, 7.12 and 7.13.
In order to maintain a strong frontage along the curved
alignment of Manor Lane a series of three storey town houses
are to be accessed off short service roads. These will front
Manor Lane and will reinforce strong frontage along the street.
The vacant land at Seaton Crescent and Seaton Place is
proposed to be developed with a number of short terraces and
provides a frontage along Manor Lane at Manor Park Avenue.
An improved pedestrian route along Manor Oaks Road
through the park and down Manor Park Road has been drawn
up to connect up the green spaces. Also this Area of Change
looks at redeveloping Manor Park Close and Manor Park Way;
it removes all of the flats and replaces these with two and
three storey cottages and townhouses. There will be a design
and usage review of Manor Oaks Park.
Wybourn, Manor Park & Arbourthorne Masterplan
76
Manor Oaks Village - Precedents
77
Wybourn, Manor Park & Arbourthorne Masterplan
This development is proposed to
be 80% Private with 20%
Affordable Housing.
Future Parkland Area
Maltravers Road
Maltravers Road
Corner feature building
Se
ato
nC
res
ce
nt
Boulevard
treatment
along Manor
Lane
3 storey town
houses. Due to
level
differences
access from
service roads
will maintain
strong
frontages to
Manor Lane
Enhance pedestrain links
The Joint
Denominational
School, currently
under construction
Enhanced public
open space
or
an
M
Maintain views of
existing landmark
building
Proposal includes:
Wybourn, Manor Park & Arbourthorne Masterplan
Figure 7.12- Manor Oaks Principles plan
0
ad
Ro
Figure 7.11 - Manor Oaks demolition plan
k
ar
P
or
an
M
e
r Lan
Mano
ue
en
v
A
rk
Pa
ad
Ro
Existing pub
or
an
M
rk
Pa
e
r Lan
Mano
Strong frontage to follow
the curved alignment of
Manor Lane with 3 storey
feature buildings on key
corners. Access from a
series of service roads to
allow for level differences
A Grass Sports Pitch
for mini soccer and a
multi games area
200m
Figure 7.13 - Manor Oaks Illustrative plan
78
Harborough Rise and Manor Park
Centre:
Introduction and Analysis
Draft Proposals
Corker Bottoms is another example of an open space in
Wybourn and Manor Park which is not sufficiently celebrated.
Housing along Harborough Avenue backs onto this space, and
due to its size, the open space has a feeling of 'left-over' land.
Access into the park is poor.
Our draft proposals show the replacement of the blocks of
flats at Harborough Rise with mix of two storey and three
storey town houses or linked cottages. See Figures 7.14, 7.15
and 7.16. At the junction of Harborough Road and Manor
Park Centre, a new public square has been illustrated fronted
by a series of new landmark buildings, one of which is a
possible new two storey Doctor’s Surgery and the others are
three storey blocks of flats. The block nearest to the existing
shops could possibly incorporate retailing on the ground floor.
The shops at the Manor Park Centre are a welcomed
resource, however the area does not feel like a proper centre.
The blocks of flats which side onto the shops as well as the
Deep Pit open space do not help to create a sense of place,
or enclosure.
The development proposals yield:
The Manor Centre could be a good location for an extra care
elderly housing scheme because of its proximity to shops,
doctor's surgery and the bus route.
•
•
•
The Manor Park Surgery at Harborough Avenue is also
looking for new expanded premises. This could be
accommodated as part of the redevelopment opposite the
shops.
•
•
Summary of Consultation
The majority of people in the area were in favour of
redeveloping the entrance into Deep Pit and creating a
stronger centre at Manor Park Centre shops. Many people
were also very much in favour of a new doctor's surgery in this
area. In response to this we have provided new proposals for
this site.
Objectives and Design Principles
•
To design for maximum energy efficiency, using
sustainable construction and materials wherever possible.
•
New housing must front onto the open space at Deep Pit
to create a feeling of enclosure.
•
A mix of housing types and mixed tenure are to be
provided.
•
Homes for families as well as the elderly are to be
provided.
•
The need for robust adaptable buildings is particularly
important at the Manor Park Centre, particularly at the
ground floor.
of these blocks will hopefully provide frontage onto the shops,
as well as providing a strong frontage to Deep Pit. Access
into the park is through the middle of the blocks. New parking
bays for the shops have been provided, and in order to slow
down traffic, the junction with Harborough Avenue would be
signalised, creating pedestrian priority into the shops. Public
realm improvements and planting have been designed as part
of the illustrative masterplan.
59 town houses
34 flats
2 four storey blocks containing a total of 120 flats for the
elderly
a two storey doctor's surgery at approximately 1120m2
400 m2 of new shops units adjacent to the existing shops,
or alternatively 5 further flats.
•
Potential retail development opportunity on corner site
adjacent to existing shops.
•
Suggested relocation of Doctors Surgery to new corner
site.
•
Residential redevelopment for elderly persons facing the
Manor Park local centre.
•
Housing redevelopment of various Harborough
Road/Rise clearance sites with 2 storey perimeter blocks
and 3 storey town houses on key corners to form local
landmarks.
•
Parking to be on-plot or in overlooked courts of
maximum of 10 cars.
Design Principles for Harborough Rise / Manor Park
Centre
•
Improvements to local centre including boulevard
planting and improvements to lighting and parking.
The illustrative proposals yield a total of 213 new residential
units of all types, which could rise to 218 if flats rather than
new shops are built on the corner nearest the existing shops.
YThis equates to a density of approximately 56 dwellings per
hectare.
Creating a new character at Manor Park Centre is not as
simple as at Skye Edge or Manor Lodge, as the development
site is more fragmented. However, by introducing new
housing for the elderly and a doctor's surgery, this will
reinforce the local centre and a completely new character of
this part of Wybourn/Manor will be created.
At Corker Bottoms, landscaped play spaces and a football
pitch have been proposed on this space creating an active use
of a green space that has been left windswept and isolated.
As at Skye Edge Park, we recommend that landscape
architects should be commissioned to work with the Council,
Green Estates and the local community to design an
enhanced scheme. Additional funding on top of section 106
monies is likely to be needed to design and implement the
scheme. This could come from a range sources including the
possible use of land reciepts. Proposal should include play
facilities, sports and recreation facilities and an enhanced
landscape structure for the park.
Although technically
outside the study area,
the Doctors and Possible
Homes for the Elderly are
intrinsic to the overall
plan.
Many of the streets in this location have been included as part
of the Transport and Landscape Plan for Environmental
Changes. This should help to not only green up the streets
and improve car parking but also enhance the overall
pedestrian environment. A coherent structure of buildings,
spaces landscape and routes for movement for pedestrian and
well as vehicles will be created as a consequence of this
design.
A focus at Manor Park Centre and an increased feeling of
enclosure around the shops is proposed by designing two
blocks of four storey flats primarily for the elderly. The design
Figure 7.14 - Harborough Rise& Manor Centre proposed demolition
79
Wybourn, Manor Park & Arbourthorne Masterplan
Corker Bottoms and Manor Park - Precedents
Wybourn, Manor Park & Arbourthorne Masterplan
80
80% Private
20% Affordable
New Urban
Square
Local Landmarks buildings:
Possible location of 3
storey flats
Landscaped area
Football Pitch
Pedestrain link
into Corker
Bottoms
gh
ou
or
rb
Ha
Local Landmarks
buildings:
Possible location of
another retail unit
Av
ue
en
or
Harb
oad
ough R
oad
Harborough R
3 storey town
houses on key
corners as local
landmarks
Development opportunities
Manor Park Centre
Main Square
Existing Doctor’s Surgery to
be relocated and replaced
with housing
Suggested Relocated
Doctors Surgery
Existing Manor Park
Centre Shops
'Public realm' improvements
to local centre
Enhanced pedestrian links
to Deep Pits Park
Public Realm
Improvements
k
ar
P
or
an
M
Strong frontages facing
local centre
Figure 7.15 - Corker Bottoms & Manor Park Centre Principles Plan
81
re
nt
e
C
Suggested new
Doctor’s Surgery
Proposed location for
homes for the elderly
fronting onto Deep Pit
green space and Manor
Park Centre
10 25
50
Figure 7.16 Corker Bottoms and the Manor Park Centre Illustrative Plan
Wybourn, Manor Park & Arbourthorne Masterplan
Conversions 2 into1
Introduction and Analysis
Throughout Sheffield there is high demand for 4 bed
properties. Unfortunately there is very little space to plan for
this size property, particularly for Council tenants at present.
This demand is also felt in Wybourn. The area would very
much benefit from more housing choice in term of property
size.
When looking at the 2001 Census data, detached property
(likely to be 3 and 4 beds) makes up 15% of the housing stock
in the city as a whole. In Wybourn only 2% of the housing
stock are detached units.
The proportion of flats in Wybourn is quite close to the City
average ( 18% in Wybourn, compared to 18% for the City as a
whole). However, since the Census, a large number of the
flats in Wybourn at Sky Edge have been vacated in readiness
for clearance and so the number will come down significantly.
As in Arbourthorne, there is also an oversupply of two beds,
which is detrimental to the area and people's aspirations. The
introduction of four-bed properties aimed at tenants would
introduce a degree of diversity to the area's Council stock.
Draft Proposals
We therefore have proposed that upto 80 two bed semi and
terraced units should be converted into 40 four bed properties.
These larger properties should be pepper-potted throughout
the entire area to create diversity to the entire suburb.
Wybourn, Manor Park & Arbourthorne Masterplan
82
7.4 Environmental Improvement
Proposals: Wybourn and Manor
Park
Part of the problem in the area as a whole is the changes in
level, poor street lighting, patchy boundary treatments and the
lack of maintenance of shrubs, trees and areas of no-mansland. Messy grass verges without any kerbs and poor
pedestrian pathways are common throughout the whole area.
Narrow street widths with large grass verges add to the
problem, combined with the lack of on-street parking provision
and the lack of parking bays.
In some areas frontage and façade improvements will be
needed to create sustainable streets. Treatments to facades
on key corners could also create more identity and character
in the area.
We feel that a proposed bus route would be appropriate along
Cricket Inn Road to connect the area to the centre as well as
the tram.
Silver Route
Bronze Route
Main Distributor Route
Bus Route
Proposed Bus Route
Proposed Tram / bus
interchange
not to scale
Figure 7.17 Road Hierachy
83
Wybourn, Manor Park & Arbourthorne Masterplan
We have produced a series of plans which illustrate the
hierarchy of streets (figure 7.17), the existing road widths
(figure 7.18), the Issues (figure 7.19), where the road
improvements should take place (figure 7.20) and also the
Overall Landscape Plan (figure 7.21).
We have selected three typical streets; Southend Road,
Outram Road and Maltravers Road, which illustrate the range
of conditions found in Wybourn.
Cricket Inn Road
Southend Road, (type A), demonstrates how environmental
improvements could be promoted throughout the Wybourn
area along a 12m bus route. This is shown in Figures 7.22
and 7.23. Traffic calming, tree planting, improved street
lighting, on-street parking and other environmental
improvements are proposed.
Ma
Figures 7.24 and 7.25 show environmental changes along
Outram Road (type B).
Figures 7.26 and 7.27 show potential improvements along
Maltravers Road (type C).
The street widths have been measured from buildings, front to
front. At Maltravers Road due to this gradient of the road, the
street width dimensions are greater than the actual road width.
This effects the feeling of enclosure along the street and could
add to issues over road safety.
Ma
no
rO
sR
Ou
Ci
ty
Ro
Bo
ye
Ed
ge
ve
rs
Ro
ad
Ha
ak
Blagden
Street
Sk
ltra
un
oa
Manor Oaks
or
ou
gh
Av
e
nu
e
Corker Bottoms
tra
da
Av
e
d
rb
m
ry
nu
Ro
Ro
ad
ad
e
Manor Park
Centre
ad
Manor Lodge
ne
r La
o
n
Ma
20m
18m
16m
12m
8m
6m
not to scale
Figure 7.18 Street widths
Wybourn, Manor Park & Arbourthorne Masterplan
84
The majority of the area is located within the 20mph zone and
any changes concerned with traffic calming will take this into
consideration.
We are proposing the application of these typical
environmental improvements as follows:
•
Type A: Bus route - Southend Road, Manor Oaks,
Maltravers Terrace, Manor Park Crescent.
•
Type B: Residential street - Outram Road, Boundary Road,
Skye Edge Avenue, Whites Lane, Maltravers Place,
Cricket Inn Crescent.
•
Type C: Main routes - Maltravers Road, Harborough
Avenue, Manor Park Road and Manor Lane.
Cricket Inn Road
Ma
Whilst almost every street in Wybourn would benefit from
environmental improvement, the cost would be considerable.
Therefore we have produced a rationale behind the choosing
of these streets for environmental improvements.
In our rationale we have chosen the main routes and bus
routes as streets which should be upgraded to green traffic
calmed streets. Priority environmental improvement of these
streets will have maximum visual impact to all residents and
visitors. These are designed to be able to accommodate a
bus travelling at a safe speed as well as providing planting,
parking and large pavements.
Ma
no
rO
ak
sR
Ou
Ci
ty
Ro
Bo
ye
Ed
ge
ve
rs
Ro
ad
Ha
Blagden
Street
Sk
ltra
un
oa
Manor Oaks
or
ou
gh
Av
e
nu
e
Corker Bottoms
tra
da
Av
e
d
rb
m
ry
nu
Ro
Ro
ad
ad
e
Manor Park
Centre
ad
Manor Lodge
ne
r La
o
n
Ma
Messy verges
Car parking problems
Poor street widths
Main route
Blocked access
not to scale
Figre 7.19 Streetscape issues in Wybourn and Manor Park
85
Wybourn, Manor Park & Arbourthorne Masterplan
Whilst we have only identified the priority areas for
streetscape improvement the area as a whole will be in time
improved. The total street scene, footways, carriageways
and traffic calming will all be considered. This may be
secured as part of Stock transfer proposal.
The topography in Wybourn bisects the area into parallel sub
areas by the streets. By greening and traffic-calming these
internal east-west streets, the area as a whole would feel
greener and better managed.
Cricket Inn Road
Important north-south connection also have been proposed
including Maltravers Terrace and Whites Lane.
Ma
Ma
no
Ou
Blagden
Street
Bo
Sk
un
ye
ltra
ve
rs
Ro
ad
Ha
rO
tra
da
Ed
ak
m
ry
ge
sR
Ro
Ro
oa
rb
or
ou
gh
d
Av
e
nu
e
Manor Oaks
ad
Corker Bottoms
ad
Av
e
nu
e
M
Manor Park
Centre
an
or
Manor Lodge
ad
ad
Ro
Ro
rk
ty
Pa
Ci
Manor Lane
City Road Cemetry
Main street to be improved
Residential street to be improved
Areas of intervention
not to scale
Figre 7.20 Improved Streets in Wybourn and Manor Park
Wybourn, Manor Park & Arbourthorne Masterplan
86
Cricket Inn Road
Ma
Ma
no
rO
Skye Edge
ak
sR
Ou
Ci
ty
Ro
Bo
ye
Ed
ge
ve
rs
Ro
ad
Ha
Blagden
Street
Sk
ltra
un
oa
Manor Oaks
or
ou
gh
Av
e
nu
e
Corker Bottoms
tra
da
Av
e
d
rb
m
ry
nu
Ro
Ro
ad
ad
e
Manor Park
Centre
ad
Manor Lodge
ne
r La
o
n
Ma
City Road Cemetry
Improved pedestrian
route
Green Route
Green Space
not to scale
Figure 7.21 Landscape plan
87
Wybourn, Manor Park & Arbourthorne Masterplan
Southend Road Street Sections
not to scale
Figure 7.22 - Southend Road plan - typical environmental improvement
Wybourn, Manor Park & Arbourthorne Masterplan
Figure7.23 - Southend Road axonometric sketch
88
Outram Road Street Sections
Figure 7.24 - Outram Road section - typical environmental improvement
Figure 7.25 - Outram Road plan - typical environmental improvement
89
85
Wybourn, Manor Park & Arbourthorne Masterplan
Maltravers Road Street Sections
Figure 7.26 - Maltravers Road- typical environmental improvement
Figure 7.27 - Maltravers Road plan - typical environmental improvement
Wybourn, Manor Park & Arbourthorne Masterplan
90
The City Road Corridor
The City Road is the only physical link that joins Wybourn and
Arbourthorne. Wybourn is at the northern end and
Arbourthorne at the south. Norfolk Park and Manor adjoin the
road at the west and eastern sides. The street itself provides
a gateway into Wybourn at Blagden Street, as well as into
Arbourthorne and Manor at Manor Top. A new entrance into
Deep Pit is proposed at the old petrol station on City Road
and St Aidan's development area is proposed in Norfolk Park
opposite City Road Cemetery.
A number of uses are strung out along the entire length of the
road. These are mainly in the form of small retail units,
comprising hairdressers, local corner shops, garages, pubs
and the odd take away.
Figure 7.28 illustrates the existing situation along City Road
and indicates where we believe the centralised hubs of activity
should be. We have proposed three in total:
1.
Duke Street/ Talbot Road
2.
Manor Lane and City Road junction: Natural hub due
to landmark the buildings of St Aidan's and the
proposed Dovercourt Road Surgery.
3.
Manor Top: The concentration of retail and
community buildings from Eastern Avenue to East
Bank Road.
St Aidans
proposed
development
area
It is also the intention to produce detailed proposals in a
complementary Action Plan for this area.
Proposed
Entrance
into Deep
Pit
Retail
Community
Pub
Proposed centralised hubs of activity
Figure 7.28 Proposed hubs on City Road
91
Wybourn, Manor Park & Arbourthorne Masterplan
The Backland Sites And Problem
Alleyways in Wybourn
There are a number of backland sites and alleyways
throughout Wybourn which are located at the backs and sides
of the housing blocks. Often these spaces are left over land
that have either been left abandoned or have formed a part of
people's gardens.
Many of the alleyways need to be reconsidered as they feel
unsafe and are poorly maintained. Figure 7.29 illustrates
these backland sites and alleys and also indicates the areas
which we have proposed to have the potentilal for
improvement or closure.
There are a few sites that have not been included. These
include the area around Maltravers Crescent. We felt that the
size of these plots was very small and could only bring about
significant change to the area if they encompassed a number
of surrounding houses to create new development sites.
Close it
20+21Green Space
needs to be looked at
Scrappy wasteland - not useful and
needs to be looked at and improved
20
21
16+17+18+19
Nursery School Area
These are part of the
Skye Edge Area of
Change
This area forms part of the
Cricket Inn Road Area of Change
15
14
12
13
19
11
10
18
17
12+ 10 - '8 foot' wide paths which run a
long distance. These need improving
16
Proposals
Integrate into the surrounding
housing in the area as they have no
value and are a nuisance. Forms
part of th Wybourn Centre Area of
change
9
(numbers refer to the plan opposite, Figure 7.29)
Nos 1, 3, 5, 7: Are part of the Skye Edge Area of Change.
Therefore, these have been incorporated into the overall
design of this site.
2 and 8: Both of these alleys are seen to be a problematic and
it is felt that they should be closed.
4, 6 : It is felt that both of these alleyways provide vital
connections to and from Boundary Road and the rest of
Wybourn. We therefore propose that they should be improved
with new lighting, paving treatments, and overall maintenance.
Perhaps CCTV would be appropriate here.
9: This area of left over space at the back of housing at
Manor Oaks and Outram Road is seen as an area of no real
value and an area of antisocial behaviour. We therefore
propose that this area should be redesigned as a mews
development.10, 12: These two '8 foot' wide paths, which run
a long distance are important in terms of their north - south
connections in Wybourn. It is felt that these need to be
improved
11: At the area of left over land at the back of Maltravers and
Saunders Road it is proposed that this area should either be
improved as an attractive and active area of open space which
should also be well landscaped, or as additional parking for
local residents.
13: This space has been flagged up as an area of scrappy
wasteland that currently needs to be improved and either
incorporated into the existing gardens or improved as an
alleyway.
14, 15: These alleys form part of the Cricket Inn Area of
Change.
16, 17, 18, 19: These alleys from part of the Skye Edge Area
of Change.
20, 21: These spaces are considered to be left over and we
suggest that they should be closed.
A Problem Alley
and should be closed
2
1
1 + 3 + 5+ 7
Part of the Skye
Edge Area of
Change
Future Improvements - open space,
amenity land /parking courts
4
Future Improvements
Lighting/Access/CCTV
3
Future Improvements
Lighting/Access/CCTV
6
5
7
8
A Problem Alley and
should be closed
not to scale
Figure 7.29 Proposals for the Alleyways and Backland sites
Wybourn, Manor Park & Arbourthorne Masterplan
92
7.5 The Illustrative Masterplan for
Wybourn and Manor Park
Figure 7.37 shows an illustrative masterplan for Wybourn and
Manor Park.
This plan summarises the proposals for the area and includes
elements of the Vision Plan, The Areas of Change,
Streetscape Enhancements, Improvement to Backlands and
Problem Alleys.
Wybourn & Manor Park study area
New residential development
New / improved community facilities
New / retained shops
Priority environmental improvement of main routes and bus routes
Priority environmental improvement of key residential roads
Major proposed park improvements
Alleyways to be improved
Alleyways to be closed
Cricket Inn Road
Ma
Ma
no
Ou
rO
tra
ak
m
Blagden
Street
Bo
Sk
ltra
ve
rs
Ro
ad
Ha
sR
Ro
oa
d
ad
rb
or
ou
gh
Av
e
nu
e
Manor Oaks
Corker Bottoms
un
ye
da
Ed
ry
ge
Ro
ad
Av
e
nu
e
Manor Park
Centre
M
Manor Lodge
rk
ad
Pa
Ro
or
ty
an
Ci
Ro
ad
Manor Lane
City Road Cemetry
not to scale
Figure 7.30 Illustrative Masterplan
Wybourn, Manor Park & Arbourthorne Masterplan
94