4.0 development types specifics · residential development: a design guide 61 specific development...

4.0 Development types specifics

Design should concentrate on guiding the overall scale, density, massing, height, landscape, layout, parking and access of new development in relation to neighbouring buildings and the local area more generally.

Residential Development: A design guide

61 Specific development types

4.1 Replacement development Numerous applications are received to demolish existing properties and replace them with a new building either to accommodate flats or town houses. In certain circumstances this can be achieved without damaging the character of the area. Unfortunately some poor quality redevelopments can also be found in the Borough which has been detrimental to the character of some areas. Successful redevelopment to provide flats or town houses involves carefully considering a wide number of factors as illustrated below:

Successful flat/

town house redevelopment

Has an appropriate scale, bulk &

mass

Takes a design led approach to

access and parking

Respects building lines, roof forms &

street patterns

Uses materials that respect

local character

Is of high architectural

quality

Positions bin & cycle storage

sensitively

Retains positive features of character

Respects existing trees &

landscaping

Provides amenity space

for future occupiers

Provides good standards of

internal accommodation



Replacement development typically occurs on smaller sites of under 0.5 hectare plugging in-between existing properties. In these instances it is particularly important that new buildings integrate with neighboring buildings in terms of scale, density, layout and access. Case study: Replacement of existing building with a new building accommodating a pair of semi detached houses within a large detached character area that is not made up of historic buildings.

• Building set back respected;

• Retains appearance as a single dwelling;

• Existing trees retained to the rear;

• New landscaping and front boundary wall enhances characteristics of the street scene;

• Elevations are suitably proportioned and articulated for the street scene;

• An appropriate level of detailing and materials have been used;

• The scale, bulk and mass of the building along with the roof form reflect that found in the street scene;

• Amount of development integrates with the wider area.

Site plan (Not to scale)

The completed development.



Replacing the existing building may not always be an appropriate solution for providing residential accommodation. Replacement development is more desirable in some character areas, than others, see table:

Character area Desirability of development Key notes

Large detached houses

Demolition of buildings of character and those in historic areas is normally discouraged. The amount of development must be design led with new buildings integrating with the surrounding area and having well designed elevations. Parking, bin and cycle storage should all be design led and not adversely affect the character of the area or street scene.

Detached houses

Semi detached houses

Terrace houses

Difficultly in developing individual properties in a terrace with a more intensive replacement due to issues with residential amenity and appearance of the street scene. Comprehensive redevelopment of a whole terrace may be possible in some circumstances.

Areas in transition

☺ Potential issues regarding a cumulative degradation in character, good standards of design need to be achieved to integrate in the street scene.

Suburban estate development

Rarely desirable due to the layout and character of the estates.

Suburban bungalow development

Rarely desirable due to layout and character of the estates.

Town centre and local retail areas ☺ Demolition of buildings of character and those in historic

areas are normally discouraged. The impact of replacement building on historic assets needs to be considered.

Traditional rural settlement areas

Rarely acceptable due to rural setting, historic designations, green belt position and proximity to the flood plain.

Office/institutional areas

Only acceptable as part of comprehensive mixed use scheme that focuses on designated uses.

Large modern retail distribution sheds

Only acceptable as part of comprehensive mixed use scheme that focuses on designated use for retail.



Key watch points Ensure that any positive features of character

are retained. Make sure the scale, bulk, mass and roof form

integrate with the character of the area. Ensure that the car parking provision has adopted

a design led approach that respects and integrates with the existing character of the area. Make sure that bin and cycle storage can be

provided in a way that does not damage the appearance of the street scene. Provide new buildings that are well portioned,

articulated and balanced., that present an attractive elevation to the street scene. Consider the amenities of existing residents and

future occupiers in the design. Making the most efficient use of land does not

involve maximising capacity on all sites, a design led approach to the amount of development proposed should be taken.

Whether contemporary or traditional, replacement proposals should be design led to integrate with the street scene.



4.2 Infill development Infill development frequently occurs across the Borough and comes in numerous different forms, ranging from building on vacant plots to developing back land sites. Some infill development has been successfully designed, increasing density without compromising the character of the area. Successful infill involves carefully considering a wide number of factors as illustrated below:

Successful infill development

Has an appropriate scale, bulk &

mass


access & parking

Respects established patterns of

development

Sufficiently spaced to existing

properties Is of high architectural

quality

Is comprehensive

Does not adversely affect

existing residents

Provides high standards of

accommodation


Is well connected to

the surrounding

area



Infill development occurs on range of sites. On smaller sites of under 0.5 hectare it is particularly important that new buildings integrate with neighboring properties. On larger sites connections between the site and surroundings along with the overall layout become increasingly essential. Case study: Infill development on old allotments within a suburban bungalow estate

• Large site allows new built forms to be introduced that enhance the character of the area;

• Clear division between public and private

spaces, with private space to the rear and public fronts;

• Layout provides well connected pedestrian routes;

• Shared surface approach helps to reduce traffic speeds;

• New landscaping and front boundary wall respect and enhance the character of the street scene;

• Mature trees retained as part of the scheme;

• Private gardens provided.



Remaining allotments



Infilling to the side or rear of existing buildings may not always be an appropriate solution for providing residential accommodation. Infill development is more desirable in some character areas, than others, see table:



Infilling on plots containing historic buildings could adversely the affect the unique character of the area and is not normally desirable. Comprehensive infill to rear only possible if it can be achieved without an adverse affect on the character of an area. On small sites infill must integrate with the established patterns of development and built form. More architectural adventure potentially possible on larger sites. Larger sites need to be adequately connected to the existing area in order to create a permeable network of routes.

Detached houses

Semi detached houses

Terrace houses

Areas in transition


Subservient side extensions that integrate with the existing built form could accommodate a new dwelling.

Suburban bungalows development

Sites often need to be assembled to ensure comprehensive development occurs.

Town centre and local retail areas ☺ Infill on under utilised sites is desirable as part of

increasing density. An awareness of the impact on historic assets is needed .


Rarely desirable due to rural setting, historic designations, green belt position and proximity to the flood plain.

Large modern retail sheds/distribution sheds

Infill around existing sheds is not desirable, any provision of residential would have to be part of comprehensive redevelopment scheme.


Infilling large parking areas or vacant sites may be possible with mixed uses that reflect the designation of a particular area.



Key watch points Make sure development is comprehensive.

Ensure new access arrangements are design led

and help to connect the development to the surrounding area. Protect the amenities of surrounding residents

by carefully considering the position of any new windows or parking areas and the spacing between buildings. Make sure new streets are well connected and

designed with the needs of pedestrians, cyclists and bus users in mind. Make sure that bin and cycle storage can be

provided in a way that does not damage the appearance of the street scene. Ensure the built form proposed is suitable for

the type of infill scheme sought. Making the most efficient use of land does not

involve maximising capacity on all sites, a design led approach to the amount of development proposed should be taken. Ensure that the car parking provision has

adopted a design led approach that respects and integrates with the existing character of the area.

Whether on a larger site that warrants the creation of a new identity or a smaller site that is plugging into the established street scene development should be design led.



4.3 Subdivision The subdivision of a property into multiple units, either through conversion into flats or dividing into a semi detached property, can make more efficient use of an existing building without damaging the character of the area. However, there are still numerous design issues that need careful consideration. Successfully redevelopment to provide flats or town houses involves carefully considering a wide number of factors as illustrated below:

Successful subdivision


parking

Keeps any extensions subservient

Respects features of architectural

quality

Positions bin & cycle storage

sensitively


Respects existing trees &

landscaping

Provides amenity space for future

occupiers

Provides good standards of

internal accommodation



Subdividing an existing property into multiple units normally occurs on smaller sites of under 0.5 hectare where the existing building is relatively large. It is important to ensure that any conversion and associated extensions or car parking are appropriate for the site and its context. Case study: Subdivision of an existing property into 7 flats in a large detached character area.

• Building detailing has been retained and enhanced through the conversion;

• Bound gravel surface for driveway and parking

is appropriate in historic setting; • Mature trees and characteristic boundary wall

retained as part of the scheme adding to the character of the proposal;

• Parking provided to the rear of the property

which retains the character of the area and in this case does not conflict with the amenities of neighbouring residents;

• Communal amenity space provided for

occupiers to the front; • Rear extension is single storey and designed to

integrate with the existing building.





Subdividing an existing building into multiple units can retain the external appearance of the building, however there are some character areas where subdivision is not desirable, see table:



☺

Internal changes may not be possible in Listed Buildings. Any extensions must be subservient to the existing building. Design led approach must be taken to parking, bin and cycle storage.

Detached houses

☺ Semi detached houses

Rarely desirable due to the impact on adjoining property, may be possible if both units taken together.

Terrace houses

Rarely desirable due to the impact on adjoining properties in the terrace.

Areas in transition

☺ Possible on older properties to help retain the original buildings which generally contribute positively to the character area.


Limited potential due to size of properties, housing layouts and plot sizes.

Suburban bungalow development

Limited potential due to size of properties, housing layouts and plot sizes.

Town centre and local retail areas

Depends on the use of the building and the need to retain the role of the town centre as a retail and tourism destination. Check any policy designations, for example converting a hotel in the tourism core to a residential use is rarely desirable.


Rarely desirable due to rural setting, historic designations, green belt position and proximity to the flood plain.

Large modern retail/distribution sheds

Undesirable due to retail designation.


Limited potential, the onus in this area is in providing office and educational uses.



Key watch points Ensure any extensions are subservient to the

existing building and respect the character of the area. Protect the amenities of surrounding residents

by carefully considering the internal layout and position of any new windows or parking areas. Ensure that the car parking provision has

adopted a design led approach that respects and integrates with the existing character of the area. Make sure that bin and cycle storage can be

provided in a way that does not damage the appearance of the street scene. The intensity of the subdivision should be

appropriate for the location of the scheme. In most cases it is appropriate for the building

to retain an appearance as a single dwelling.

5.0 Next steps

Local Planning Authorities and applicants should take a positive attitude towards early engagement so that formal applications can be dealt with in a more certain, efficient manor and the quality of decisions can be better assured.


75 Next steps

5.1 Pre application advice Developers are strongly encouraged to undertake pre application discussion on their proposals. This process helps to clarify the aspirations of both parties for the site and helps to address issues up front so a timely decision can be made once a formal application is submitted. As part of this process specific advice can be given on potentially complex issues, such as affordable housing or parking provision. More details on the pre application procedure can be obtained via the Council website or from the Planning Customer Services team on 01202 451323. Before submitting an application developers are also encouraged to undertake consultation with local residents. The level of consultation needed will depend on the complexity of the scheme and may simply involve talking to neighbours. Larger developments may require a formal meeting or consultative forum, the Council can advise further on this matter as part of the pre application process.

5.2 Submitting an application All planning applications must include: • Four copies of the completed application forms, signed and

dated.

• One original of the Article 7 Certificate (Agricultural Holdings), signed and dated.

• One original of the completed signed and dated Ownership Certificate.

• If applicable, details of any assistance or advice sought from a planning officer prior to submitting your application.

• Four copies of the location plan (ordnance survey based), at a scale of 1:1250 showing at least two main roads, surrounding buildings and should show the direction of North.

• Four copies of any other drawings required.

• The correct fee.

• Supporting Planning Statement.

• Design and Access Statement (see section 2.4).

Depending on the scheme other information may also be required. The Council’s Planning Advice Note on the Validation of Planning Applications provides further details on the types of information that may be needed. This document can be viewed on the website at www.bournemouth.gov.uk


76 Next steps

The Council aims to deal with all planning applications within the statutory period, 8 weeks for a minor application of less than 10 residential units or 13 weeks for a major application of 10 or more residential units. These time frames can only be achieved if the planning application is complete when it is submitted. 5.3 Environmental Impact Assessment (EIA) Certain sites and projects require that an EIA is produced to accompany a planning application. If developers are bringing forward a site over 0.5 hectares for residential use they should be aware that the Council will undertake an EIA Screening option to establish if a full EIA is required. The requirements for an EIA are set out in full within the EIA Regulations. 5.4 Planning Agreements On certain sites where it is anticipated that planning permission will be granted the Council may need to enter into a legal planning agreement with the developer. Such agreements are needed where work or facilities are required, on and/or off site, as a direct result of the proposed development. In considering appropriate planning obligations, the Council will be guided by the advice contained in Circular 05/05, as well as in our own Supplementary Planning Guidance. The legal agreement usually results in the developer undertaking certain works, providing a specific facility or making a financial contribution. The following are areas where works or financial contributions / commuted sums may be required: • Affordable Housing

• Open Space

• Transport Infrastructure

• Public Transport provisions

• Public Realm maintenance agreements

• Crime and Safety initiatives

• Public Art

This is not an exhaustive list, and there could be other issues that emerge from the detailed proposal that will need to be incorporated into the Agreement. The Council would expect to work with the developer to agree a draft Section 106 Legal Agreement either prior to the submission of a planning application or during the application process.

6.0 Appendix


Appendix

6.1 National planning policies relevant to residential development PPS1: Delivering Sustainable Development (2005) Sets out the Government's overarching planning policies on the delivery of sustainable development through the planning system. Encourages good design and states in paragraph 33 that: ‘Good design ensures attractive, usable, durable and adaptable places and is a key element in achieving sustainable development. Good design is indivisible from good planning.’ PPS: Planning and Climate Change - Supplement to Planning Policy Statement 1 Sets out how planning, in providing for the new homes, jobs and infrastructure needed by communities, should help shape places with lower carbon emissions and be resilient to climate change now accepted as inevitable. PPG 2: Green Belts (1995) Outlines the history and extent of Green Belts and explains their purposes. It describes how Green Belts are designated and their land safeguarded. Green Belt land-use objectives are outlined and the presumption against inappropriate development is set out. PPS3:Housing (2006) Underpins the delivery of the Government's strategic housing policy objectives and our goal to ensure that everyone has the opportunity to live in a decent home, which they can afford, in a community where they want to live. Reflecting policy in PPS1, good design should contribute positively to making places better for people. ‘Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted.’ PPS6: Planning for Town Centres (2005) Sets out the objectives for planning in town centres. Paragraphs 1.3 - 1.6 of PPS6 state that: ‘The Government’s key objectives for town centres is to promote vital and viable city, town and other town centres by encouraging a wide range of services in a good environment, accessible to all. The Government’s wider policy aims to promote high quality and inclusive design, improve the quality of the public realm, protect and enhance the architectural and historic heritage of centres, provide a sense of place and a focus for the community and for civic activity and ensure that town centres provide an attractive, accessible and safe environment for businesses, shoppers and residents.’ PPG13: Transport (2001) States that the objectives are to integrate planning and transport at the national, regional, strategic and local level and to promote more sustainable transport choices both for carrying people and for moving freight.


Appendix

PPG 14: Development on unstable land (1990) Sets out the broad planning and technical issues to be addressed in respect of development on unstable land. PPG15: Planning and the Historic Environment (1994) Outlines the desirability of preserving and enhancing conservation areas.

PPG24: Planning and Noise (1994) Guides local authorities in England on the use of their planning powers to minimise the adverse impact of noise. It outlines the considerations to be taken into account in determining planning applications both for noise-sensitive developments and for those activities which generate noise. PPS 25: Development and Flood Risk (2006) Sets out Government policy on development and flood risk. Its aims are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas of highest risk. Where new development is, exceptionally, necessary in such areas, policy aims to make it safe, without increasing flood risk elsewhere, and, where possible, reducing flood risk overall. A full list and downloadable copies of the PPSs and PPGs can be found at www.communities.gov.uk Key guidance documents • DETR/CABE (2000) By Design - Urban Design in the Planning

System: Towards Better Practice Thomas Telford Ltd http://www.cabe.org.uk/

• English Partnerships (2006) Car Parking - What works where. English Partnerships http://www.englishpartnerships.co.uk/publications.htm

• Llewlyn-Davies and Alan Baxter & Associates (2001) Better Places To Live By Design: A Companion Guide to PPG3. HMSO http://www.communities.gov.uk/publications/planningandbuilding/betterplaces

• English Partnerships and Llewlyn-Davies and Alan Baxter & Associates (2000) Urban Design Compendium. English Partnerships &The Housing Corporation http://www.englishpartnerships.co.uk/publications.htm

• Roger Evans Associates (2007)Urban Design Compendium 2. English Partnerships &The Housing Corporation http://www.englishpartnerships.co.uk/publications.htm

• Department for Transport / Department for Communities and Local Government (2007) Manual for Streets Thomas Telford Ltd http://www.dft.gov.uk/pgr/sustainable/manforstreets/


Appendix

• http://www.breeam.org Building Research Establishment

Code for Sustainable Homes

• CABE (2007) Building for Life Delivering great places to live: 20 questions you need to answer http://www.cabe.org.uk

• CABE (2006) Design and access statements: how to write, read and use them http://www.cabe.org.uk

A wide range of further guidance can be found on the CABE website www.cabe.org.uk. Here specific guidance in relation to public space, tall buildings, climate change, street design and the value of good design.


Appendix

6.2 Glossary Active elevation: Frontages that are enlivened by doors, windows and balconies to stimulate activity between the building and an adjoining street or space. Affordable housing: Housing for people in local housing need who cannot afford to occupy homes generally available on the open market. Ambiguous space: Space without clear function that is not obviously public or private. Architecture: The style and method of design and construction. Articulation: Projections and set backs on an elevation. Back land development: Development of 'landlocked' sites behind existing buildings, such as rear gardens and private open space. Such sites often have no street frontages. Block structure: The two dimensional arrangement of buildings and their combined footprints around the road layout. Built form: The overall three dimensional shape of an individual building. Building line: The line formed by the frontages of buildings along a street. Bulk: The combined effect of the arrangement, volume and shape of a building or group of buildings. CABE: Commission of Architecture and Built Environment. Character: Qualities that affect our experience of an object or place, can be cultural/historical as well as physical. Conservation area: An area of special architectural or historic interest adopted and defined locally under national Planning Legislation. Context: The setting of a site or area, including the form and scale of buildings, the arrangement of buildings and spaces, the pattern of movement and distribution of uses. Defensible space: Space that is surveyed, demarcated or maintained by somebody. Density: A measure of how intense a development is. Usually, but not exclusively, measured in dwellings per hectare net (dph). Design-cue: Distinct physical characteristic of a place that should inform the design of new development.


Appendix

Design led: Development determined by the nature of the site, its context and specific urban design objectives rather than by technical standards, set practices or the need to achieve a pre-determined quantum of development. Desire line: The most direct route between where people set out and where they wish to go. Elevation: The façade of a building, or the drawing of a façade. Enclosure: The use of buildings to create a sense of defined space. Layout: The 2 dimensional arrangement of development on a site. Legibility: The extent to which the townscape of an area is easily understood, and enables people to find their way. Listed building: A building, object or structure of national, historical or architectural interest included on a register called the "List of Buildings of Special Architectural or Historic Interest". Massing: The combined effect of the arrangement, volume and shape of a building or group of buildings. Microclimate: The climatic conditions (weather) of a very small localised area as compared to the wider area. Movement network: System of routes that enable passage between places. Pastiche: A copy or replica of an existing building or building style. Permeability: The extent to which a choice of pleasant, convenient and safe routes are offered to/from and through a place. Public realm: The spaces in a town or city which are available without charge for everyone to use or see, including streets, squares and parks (note can be publicly or privately owned). PPS: Planning policy statement. PPGN: Planning policy guidance note. Scale: The impression or size of a building when seen in relation to its surroundings. Section 106 agreement: A binding legal agreement between a Council and a developer on the occasion of a granting of planning permission regarding matters linked to the proposed development. Sustainable drainage system: An approach to drainage which decreases the amount and speed of surface runoff, or diverts it for other useful purposes. Sub gable: A small gable found on a pitched roof, typically positioned above bay windows.


Appendix

Tree Preservation Order: A legal document which makes it an offence to remove, damage or carry out works to a tree without the Council’s consent. Urban design: The process of making successful new places by structuring the built environment. Urban grain: The pattern of the arrangement and size of buildings and their plots across a broad area. Usually described as fine grain or coarse grain. Windfall: A site not specifically allocated for development in a development plan, but which unexpectedly becomes available for development during the lifetime of a plan.

4.0 development types specifics · residential development: a design guide 61 specific development...

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