Our Proposals

A new, sustainable neighbourhood for High Brooms

We’re proposing a new residential community on the former gasworks site at Sandhurst Road, High Brooms. Our plans aim to transform this derelict land into a vibrant, green, and connected place to live.

See Figure 1: Site Location

Figure 1: Site Location (click to enlarge)

What’s proposed?

We are bringing forward proposals for up to 90 new homes on the site, with an estimated mix of housing types to include 1 bed (up to 30%), 2-bed (25-45%), 3-bed+ (min. 35%).

Whilst the site has been allocated in the local plan for around 200 homes, this higher number of homes is not deliverable on the site due to key constraints such as topography and the watercourse. We are proposing a lower number of homes that aims to provide the right mix of house types to address local needs, ensure sensitive design that integrates with the local character, and consider the site’s natural features, such as the watercourse.

See Figure 2: Illustrative Landscape Masterplan

Figure 2: Illustrative Landscape Masterplan (click to enlarge)

The proposals will also include:

A variety of housing types including terraces, apartments, and linked pavilions, to create variety and visual interest

A new wetland park, green corridors, and natural open spaces that will enhance biodiversity and improve local residents’ access to green space

Sustainable travel measures, including over 200 cycle spaces and improved walking routes

Design codes that will facilitate the new development’s integration with the surrounding character of High Brooms

Measures to improve flood resilience and manage water on site, in turn reducing flood risk in the local area more widely

A Mix of Homes to Meet Local Need

The proposals include up to 90 new homes, with an estimated mix of housing types to include 1 bed (up to 30%), 2-bed (25-45%), 3-bed+ (min. 35%). These will be delivered in a range of designs including terraced houses, apartment buildings, and linked pavilions, to provide variety of character across the site. The exact design for these houses will be reinforced by the addition of design codes in a subsequent planning process at a later date, which will set out how the housing will reflect the character of the local High Brooms area.

Importantly, the homes will be designed to high environmental standards and will include energy-efficient features. We are also committed to providing affordable housing within the development, subject to local policy and viability testing.

To explore what the housing could look like see Figure 3: Housing

Figure 3: Housing (click arrows to view)

oobe_2010_natural_urban_park_with_wildflower_meadows_scattere_89485a76-924b-44ec-beaa-77728311e459_0.png

oobe_2010_natural_urban_park_with_wildflower_meadows_scattere_b62a975a-57da-4861-8779-d59ae49848f4_2.png

oobe_2010_urban_park_with_wide_grassy_meadows_and_dense_nativ_d1d5dcef-ca15-487e-8aca-eb3225c4dbd7_1 (1).png

oobe_2010_wetland_planting_along_a_small_shallow_brook_with_m_93e8ea32-2728-4c14-94cb-da529fa2fc0a_0.png

oobe_2010_urban_park_with_wide_grassy_meadows_and_dense_nativ_d1d5dcef-ca15-487e-8aca-eb3225c4dbd7_2.png

Landscape-Led Design and Green Infrastructure

Nature is central to the vision for this new neighbourhood. A comprehensive landscape strategy underpins the design, with a strong emphasis on biodiversity, public access to green spaces, and visual amenity.

At the heart of the scheme is a new wetland park that will act as both a biodiversity hub and a key open space for residents. The proposals also include:

Rain gardens and wildflower planting
Native trees, hedgerows and green boundaries
Private gardens and green frontages to soften the urban form

These elements have been chosen not only to support wildlife, but also to make nature a visible and enjoyable part of daily life for future residents. To see what the wetland area could look like see Figure 4: Landscape and Wetland Features.

Figure 4: Landscape and Wetland Features (click arrows to view)

Improved Access and Movement

The site is located just 150 metres from High Brooms Station and is well positioned for sustainable travel. The main vehicle access point will be from Sandhurst Road. There is also an emergency-only vehicle access route identified within the scheme via Temple Way.

Our proposals will introduce pedestrian and cycle routes that enhance connectivity across the area, as well as improve community safety. Delivery of our proposals on the site will open up links to and between Colebrook Recreation Ground and Grosvenor and Hilbert Park, as well as improve general local connectivity and access routes to key locations such as High Brooms Station.

Over 200 secure cycle parking spaces are proposed, along with new pedestrian crossings to improve safety and access. A Travel Plan will accompany the application, encouraging sustainable travel choices including, public transport incentives and e-bike use. Over 100 car parking spaces, including visitor spaces, will be provided, offering proportionate parking for a development of this scale.

See Figure 5: Site access and movement plan.

Figure 5: Site access and movement plan (click to enlarge)

Responding to Flood Risk and Topography

Flood risk and challenging topography are key characteristics of the site, and the local area — and our proposals respond carefully and positively to both.

The scheme has been designed to manage surface water sustainably and reduce flood risk on-site and downstream, making the local area safer in flooding events. Key features include:

A large attenuation basin (nature-based solution) to manage water during heavy rainfall.
Regrading of land to direct surface water safely through the site.
Use of Sustainable Drainage Systems (SuDS) integrated into streets and open spaces, that manage rainwater on site and release it gradually.
Inlet and outlet pipes carefully designed to control water flow.

Main thoroughfares designed to act as flow routes during heavy rainfall, directing water safely toward the basin and out of the site.
Landscaping and open spaces likely to include permeable surfaces and drainage features to support water absorption and reduce runoff.

Drainage will be integrated into the scheme through a combination of the solutions listed above. These elements are designed to work with the site's natural topography to manage water sustainably and reduce flood risk.

Figure 6: Illustration of the proposed wetland attenuation basin located on the eastern part of the site

A Sensitive and Sustainable Approach

The proposed houses and apartment buildings on site have been positioned to respect the privacy of neighbouring properties, and existing trees along site boundaries will be retained wherever possible, supported by new planting to provide a natural buffer.

The homes and public spaces will be designed with sustainability in mind - using low-carbon materials where possible, integrating nature into the built environment, and encouraging healthy, active lifestyles through walkable streets and access to green space.

The design and character of the proposals will be reinforced by design codes, which will facilitate the new development’s integration with the surrounding character of High Brooms.