There's more to creating a sustainable development than energy efficiency. Sustainable places are those where people choose to live and choose to stay. Attractive places where people can enjoy a high quality of life throughout their lives. Places which feel safe and secure, where it's easy to find your way around and where civic spaces really do inspire civic pride.

A sustainable development is one which sits comfortably in its setting and which can respond to changing circumstances over time. A place where local heritage and character are celebrated and where everyone's everyday needs can be met locally.

To achieve these objectives good urban design must be at the heart of decision making. The balance of uses and choice of housing, the layout and proportion of streets and spaces, the overall scale and massing and the design of individual buildings must all be carefully considered to create a successful and lasting place.

The core strategy for the distribution of new uses within the site is to maximise the benefits of the existing topography and the spatial relationships of buildings, roads and vegetation. Microclimate and solar orientation have informed the vision as has the existing configuration of the air base.

Land use strategy

The village is concentrated in the north western part of the site where it can form direct connections with the existing housing at Lamas to create a single settlement. Much of the remainder of the site is envisaged as predominantly open space structured by the concrete 'skirt' and runway. Within the skirt, a new Broad is proposed, created in the tradition of the existing broads which are themselves artificial features created by human hand. The line of the runway will bisect the broad creating two linked water bodies; to the north, a publicly accessible lake designed to accommodate water sports such as rowing, boating and swimming. To the south, a wetland nature reserve comprising a range of habitats for native bird and fish species including areas of open water, fen, marsh and woodland.

Low intensity leisure is proposed to the east of the wetlands in the form of an eco hotel, spa, restaurant and retreat. This is located where it could have a separate access if required. Higher intensity leisure including formal and informal public open space enjoys a southerly aspect at the tip of the boating lake and at the north of the site, where it can be directly accessed from the existing road structure, a new science and technology park is clustered at the head of the Broad. The built form of this area will act as a baffle to cold north easterly winds.

A balanced mix of uses

Five thousand houses will provide enough critical mass to support a variety of uses within RAF Coltishall. The balance of uses will be diverse enough to provide for local needs and of an appropriate scale to avoid competing with established settlements nearby. The vision promotes a mixed-use village heart where retail, leisure and employment uses sit alongside higher density residential properties and a large public park. Clustered around the heart, new housing is arranged in two 'neighbourhoods' each with a smaller, local park and primary school.

Retail

Retail facilities are essential to our concept, both in support of the business community and the local residential population. Of primary importance are retail facilities for FMCG companies, which would stock a mixture of local produce and the more conventional fare that is available at the average supermarket. At the centre of the scheme is a market square where we hope to establish a weekly farmers market.

Community

Community uses are also key, with three primary schools and a multifunctional community space included. Pending discussion with the Local Authority, further social facilities such as a 'one stop shop' and library may also be supported.

Leisure

Formal and informal leisure opportunities are provided in the form of cafes and restaurants along the waterfront, a range of parks and pitches, and of course, the wetlands. There would be opportunities here to create walking, cycling and jogging trails, birdwatching and boating facilities.
Finally, employment would be provided both in the new employment park and also across the development in the form of unskilled service work and professional services.

An accessible and inclusive development

The vision promotes accessibility and local permeability by creating neighbourhoods that connect with each other and are easy to move through, putting people before traffic and integrating land uses and transport.
Legibility through development that provides recognisable routes, intersections and landmarks to help people find their way around. Existing landmarks are incorporated at the end of vistas to create a visual network across the site that aids navigation and provides visual delight.

Even after cut and fill has altered the topography of the site, the majority of routes will be more or less flat making it easy for all in society, including disabled and elderly people and people with prams and pushchairs to move around. Street clutter will be kept to a minimum and streets will be well lit and enclosed by development which clearly defines private and public areas. These properties will have front doors onto the street and will overlook the public spaces to ensure they feel safe throughout the day.

A unique sense of place

RAF Coltishall's unique sense of place will be derived from its air force history and from Norfolk's wider culture. A number of existing buildings will be retained as landmarks within the development, including the control tower which is so evocative of the airfield. The distinctive symmetrical urban grain will be retained, together with the mature trees to give a mature character to the townscape at the outset.

A healthy and active lifestyle

The wide choice of open spaces created in the vision will encourage residents to live active and healthy lifestyles. Each neighbourhood will have its own local park with play equipment and amenity space within 250m of all houses. (see diagram). A much larger, central village park is envisaged at the heart of the scheme, incorporating many of the existing mature trees. This park would have a wider range of facilities including play equipment for older children, multi use games areas, grassed areas and planted gardens.

Public sports pitches and courts are located at the south of the site, sheltered behind a low bund and tree planting. Also near here are the allotments where the community will be encouraged to grow their own organic fruit and veg.

The wetland offer further opportunities for exercise - walking or jogging around the airfield skirt trail or strolling on the boardwalks. We hope that everyone will take the opportunity to enjoy the fantastic landscape on their doorsteps.