Tiverton Eastern Urban Extension - Area B

Routes and Connections

The previous iteration of the Area B masterplan from the 2020 Public Consultation is shown here.  It showed a network of streets provided across Area B which formed natural extensions to those provided within the adjacent Area A.

Fig.9.  Street Typologies prepared for Consultation in 2020

Key masterplan principles for these routes and connections include:

• No vehicular access will be provided to the site from West Manley Lane, Manley Lane or Mayfair (although emergency access might be provided from Mayfair).
  
  
• A main street will traverse the site eastwest as a natural extension of the main street providing access to Area A.
  
  
• A network of ‘green’ routes - defined in part by existing hedges and trees across the site and including a ‘central spine’ connection down to the canal corridor - will define a series of development parcels.
  
  
• A loop street will provide direct connections between the majority of the proposed new neighbourhoods, providing opportunities for a serviced bus route.
  
  
• Local streets will provide access to individual properties.
  
  
• Every effort should be made to retain existing hedgerows and trees across the site given their inherent ecological value.

These principles have been carried forward and evolved for this new consultation.

The previous consultation established the principle of a main street. This consultation loops the main street through the whole garden neighbourhood and back up onto Post Hill. 

This change will introduce greater vibrancy to the street character, enabling public transport to pass efficiently though the entire site. It also presents an opportunity to reflect more closely the character of the surrounding settlements. 
 
The underlying topography of Area B has been carefully considered to ensure that this Main Street would flow though the site working with the slopes and existing landscape features with opportunity to create a characterful main street; reinforcing a sense of place. 

Existing planning consents and their street alignments as well as possible future connections to Area B have been taken into account.

Fig.10.  Proposed Main Street Typology

Vehicle Access

The Adopted Masterplan SPD provides for two connection points from Area B on to Blundell’s Road via Area A. 

An opportunity has arisen for an additional vehicular connection via Post Hill. 

This provides the opportunity for the primary vehicular access into Area B to be taken off the northern edge of Area B from Post Hill with the secondary point of access coming via the western edge of Area B via Area A. 

The two connections into Area A via Blundell’s Road would be retained.

Key aspects of the new junction arrangement are:

• It’s construction will be required ahead of any other development in Area B;
  
  
• It provides a suitable access into the site whilst facilitating a right turn lane for traffic continuing onto Blundell’s Road to the west;
  
  
• It retains two-way vehicular access for Golf Course Lane, to the north; 
  
  
• Subject to further discussions with DCC highways, there may be opportunity to provide a zebra crossing (or equivalent) as identified on the plan; 
  
  
• The design geometries have been based on a 30mph speed limit;
  
  
• In accordance with DCC Highway requirements, 2.0m footways are provided;
  
  
• The layout makes provision for Large Refuse Vehicles and buses to successfully navigate the proposed junction;
  
  
• The junction has been modelled for 1,000 dwellings on top of the existing traffic base level. Split 50/50 between Blundell’s Road and Area B the junction can operate with minimal queuing and delay. 

Fig.11.  Proposed Access Junction onto Post Hill

Questions:

• What are your thoughts about a new junction on Post Hill?

• What do you think about a junction that gives priority to traffic from Area B over traffic using Blundell’s Road?  

Please use the above to provide quick feedback on the question. You are also encouraged to provide more detailed written feedback on all the matters raised by using the feedback form available on our feedback tab (click to open).

Movement

A network of streets will be provided across Area B which form natural extensions to those provided within the developing adjacent Area A. 

Key masterplan principles for these routes and connections include:

• No vehicular access will be provided from Area B on to West Manley Lane or Manley Lane.
  
  
• Vehicular access for up to 10 dwellings maybe provided from Mayfair. 
  
  
• Emergency access into Area B would be achieved from the new junction on Post Hill and not from Mayfair.
  
  
• A main street will traverse the site east/west as a natural extension to the main street in Area A. Connecting back to Post Hill, it will provide a vehicular loop through the entire garden neighbourhood.
  
  
• The Main Street will provide direct connections between the majority of the proposed new neighbourhoods, providing opportunities for a serviced bus route.
  
  
• A network of radial pedestrian, cycle and non-motorised routes to offer safe routes towards the neighbourhood centre and facilities.
  
  
• A network of ‘green’ routes - defined in part by existing hedges and trees across the site, offering connections to the Former Railway Line and Grand Western Canal.
  
  
• Local streets will provide access to individual properties.
  
  
• The vast majority of existing hedgerows and trees across the site will be retained and augmented with new and additional green spaces.

Question:
 
What are your thoughts about ‘up to 10 new homes’ having vehicular access off Mayfair?    

Please use the above to provide quick feedback on the question. You are also encouraged to provide more detailed written feedback on all the matters raised by using the feedback form available on our feedback tab (click to open).

Fig.12.  Proposed movement structure and street typologies

As part of the design process, the movement framework around, across and through the site has been carefully considered.  

The evolving framework creates routes between parcels and the neighbourhood centre in Area A, and to the wider countryside and recreational facilities of Area B. The alignment of these routes differs from the wider looping main street. This offers opportunities to add characterful and memorable routes - place driven routes and spaces. 

As the masterplan is evolving, and in line with the Design Guide,  inspiration is been derived from the positive aspects of the surrounding settlements.  

One inspiration is Village style streets - linked organic places, attractive character buildings around pockets of open space, naturally aligned green corridors and slow traffic routes.