catalogue
DESCRIPTION
Work so far on the Cottingham Neighbourhood PlanTRANSCRIPT
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Neighbourhood plaN exhibitioN Catalogue Cottingham
www.integreatplus.com
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Cot-a harland Rise Cot-b
Badgers WoodCot-K Park Lane
Cot-d Ferens hall
Cot-FCastle Rd
Cot-J needler hall
Cot-g/h Longmans Lane
Cot-e Station Yard
Cot-C harland Way
Cottingham Neighbourhood PlanCot-F Concept StatementMarch 2014
Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.
Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.
Close connections to a wider green network are available directly adjacent to the site.
The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.
Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.
The site acts as a location for food production. Local production and service provision is key to a sustainable future.
The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.
The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.
Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.
Key
1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity.
2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within.
3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities.
4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or rat runs. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development.
5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers.
6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features could also be included as areas for natural habitats and for place making.
7) Development will be arranged to maximise opportunities for passive sustainable design and for the incorporation of sustainable technologies. The large south facing aspect of the site will be utilised in this regard. Alongside this, development should aim to achieve 12 Greens as part of Building For Life 12, to encourage a high quality, well connected and place specific outcome.
Site Panorama from Castle Road looking south towards Willerby Low Road housing
Development Principles
Main Considerations
Visual impact on surrounding properties
Traffic impact on surrounding roads
Locating development to protect views and visual amenity
Incorporating private and public green space / networks
Promoting the creation of place and distinctiveness
Managing water and drainage
Promoting sustainable design and transport options
humber bridge view
farmland
farmland
view acrossfields
gateway site
gateway site green corridor
green corridor
south facing aspect
parking
drain
drain
Castle Road
Gre
en L
ane
Wille
rby L
ow R
oad
Castle Hill Hospital
high point of site
gentle slope
hedges
Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created
Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers
Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels
Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)
Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production
Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.
Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses
Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
green corridor
Gre
en L
ane
drain feature
green buffer
green buffer
gree
n rou
te
improved bus links
gateway site
gateway site
humber bridge view
landscape viewsite boundarymain vehicular routesite slope
link to green routebus stopkey view
View to Humber Bridge
Castle Hill Hospital
Castle Road
Wille
rby L
ow R
oad
Road
impr
ovem
ents
low high
Site Assets
green corridor
1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced. Key views to and from surrounding listed buildings will be protected by the adoption of viewing corridors and green spaces, and the zoning of housing densities, linking the development to its surroundings and minimising impact on surrounding residents.
2) Wherever possible existing hedges and landscape features will be protected and enhanced, defining street edges. Trees to the edge of the site boundary will screen the development from the surrounding properties, with extended green areas located directly adjacent to existing properties, minimising the effect of the new development, as well as masking the sewage works. Existing playing fields will be relocated to Cot-K with appropriate facilities, including off-road car-parking.
3) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the north of the site, low or medium density housing will be provided, which steps down in height to the open areas to the north. To the south of the site, higher density, up to four stories, will be acceptable, stepping up to match the massing of the university accommodation. Higher and more focused density will allow an increase in green amenity space between buildings, encouraging an increase in soft landscapes and vegetation cover.
4) Housing will pay reference to the more contemporary surrounding listed buildings, by using a similar massing, material palette and typology of dwelling. This will allow the setting of the listed buildings to be maintained and enhanced. New housing which overlooks these listed buildings could echo the distinctive plan form and settings, and at the same time maximising the south facing aspect.
5) Vehicular access points need to be considered that minimise the traffic impact on Park Lane and mitigate the sharp curve to the south east of the site. Access routes in the new development could also form a replacement access to Badgers Wood, freeing up further space on the site for development. An access road and pedestrian/cycle route from Northgate to the Park Lane bend through The Lawns following the original route of Park Lane would be one way of limiting extra traffic on Park Lane, linking up to the existing bus route that serves The Lawns.The provision of a pedestrian / cycle route from Park Lane through the Cot-D site and / or The Lawns is an essential element in this regard. The existing junction between Park Lane and Northgate should be improved to improve traffic flow and highway safety.
6) Provision will be made across the site to reduce the impact of water/flooding and sewerage, which are key issues for the development. Hard and soft landscaping should be permeable to allow ground water storage, and attenuation ponds provided to the east of the site where historical ponds were located. Rainwater harvesting and grey water re-use should be promoted with suitable storage facilities, alongside Sustainable Urban Drainage methods.
7) Sustainability should be an integral consideration for the new development. Car usage should be discouraged through sustainable transport connections, housing tenure and typology. Utilisable spaces on roofs and walls should be harnessed to achieve certain sustainability measures. In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes.
Development Principles
Attenuation pond / landscape feature in location of historic drainage ponds at lowest point of site. This forms part of a green buffer zone to the east and west of the site reducing visual impact of the development on surrounding properties
Proposed pedestrian link and vehicular route to provide safe route from the new development to Northgate. Green tree/hedge planting along route to provide attractive route. This may also reduce traffic impact on Park Lane
Sports fields moved to Cot-K to replace that being lost on the development site. Associated infrastructure, services and parking will also need to be provided in this area
Possible junction improvement to increase traffic flow. The curve on the bend of Park Lane to be increased to improve turning. This junction is also the start of the proposed new route to Northgate
Existing sewage works to be screened from new development as part of green buffer zone. Hedges to line route providing access for maintenance and repairs. New access to Badgers Wood to loop round again creating seperation from housing
Potential extra development area (in red) formed by re-routing the access road to Badgers Wood. This would allow more dwellings to be built in a more high density area. Green links to connect all areas of the new development
Green space in between higher density blocks with pedestrian crossings over access road. Buildings to reference the listed halls of residence in scale, materiality and massing. Internal spaces can also be used for parking
Pedestrian and cycle links to me made available through green buffer zones as an attractive and safe route. These should link to the wider green network of the village
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development moving south/west towards The Lawns
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
low
high
medium
gateway site
drain
Park Lane
hedgesUniversity playing field
NurseriesBadgers Wood
Wider View
Improved junction and new access point at Park Lane curve.
New pedestrian and vehicular route through The Lawns linking to bus stop and providing relief to Park Lane. Pedestrian only link through Ferens Hall site.
Improved junctions onto Northgate and Harland Way
The LawnsUniversity of HullGrade II*
Northgate
COT-B
COT-K
COT-D
New access route
Lower DensityMedium Density
High Density
Attenuation
Green Link
9.6m
COUNCIL OFFICES
Cottingham Neighbourhood PlanCot-F Concept StatementMarch 2014
Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.
Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.
Close connections to a wider green network are available directly adjacent to the site.
The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.
Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.
The site acts as a location for food production. Local production and service provision is key to a sustainable future.
The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.
The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.
Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.
Key
1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity.
2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within.
3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities.
4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or rat runs. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development.
5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers.
6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features could also be included as areas for natural habitats and for place making.
7) Development will be arranged to maximise opportunities for passive sustainable design and for the incorporation of sustainable technologies. The large south facing aspect of the site will be utilised in this regard. Alongside this, development should aim to achieve 12 Greens as part of Building For Life 12, to encourage a high quality, well connected and place specific outcome.
Site Panorama from Castle Road looking south towards Willerby Low Road housing
Development Principles
Main Considerations
Visual impact on surrounding properties
Traffic impact on surrounding roads
Locating development to protect views and visual amenity
Incorporating private and public green space / networks
Promoting the creation of place and distinctiveness
Managing water and drainage
Promoting sustainable design and transport options
humber bridge view
farmland
farmland
view acrossfields
gateway site
gateway site green corridor
green corridor
south facing aspect
parking
drain
drain
Castle Road
Gre
en L
ane
Wille
rby L
ow R
oad
Castle Hill Hospital
high point of site
gentle slope
hedges
Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created
Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers
Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels
Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)
Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production
Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.
Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses
Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
green corridor
Gre
en L
ane
drain feature
green buffer
green buffer
gree
n rou
te
improved bus links
gateway site
gateway site
humber bridge view
landscape viewsite boundarymain vehicular routesite slope
link to green routebus stopkey view
View to Humber Bridge
Castle Hill Hospital
Castle Road
Wille
rby L
ow R
oad
Road
impr
ovem
ents
low high
Site Assets
green corridor
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an introduction to the Cottingham Neighbourhood plan exhibition
throughout 2014, a small team of consultants commissioned by Cottingham Parish Council, have been working with local people, groups, and organisations to produce a neighbourhood Plan for the whole of Cottingham Parish.
a neighbourhood Plan allows local people to draw up their own proposals for new development and environmental protection to supplement the policies and proposals contained in the East Riding of Yorkshire Councils own plans and policies for the area. this exhibition allows you to make comments on/have discussions around/endorse the work which has been carried out to date.
the Cottingham neighbourhood Plan will comprise of three main elements: -
1. 10 general Policies covering the whole of the Parish dealing with such issues as Sustainable Drainage, Design Quality, and the retention of open land between Cottingham and adjoining settlements;
2. a Design handbook, offering advice and guidance to future developers throughout the neighbourhood Plan area together with a set of criteria against which future planning applications can be assessed. at this exhibition you will find a large poster which illustrates the scope and thinking behind the need for a handbook. Further supporting detail on each section will be drawn up over the autumn which will form the complete handbook. it is expected that developers will need to apply rules of the guidance for a minimum of 80% of any proposed new development for each criteria as outlined on the poster.
3. a series of Concept Statements for each of the main development sites proposed within the neighbourhood Plan area.
all three elements have been drawn up in extensive consultation workshops with local people, including residents in the vicinity of the proposed development sites.
it is now time to share the results of this work with a wider and larger audience and we hope that you will provide us with valuable comments, suggestions and ideas as we move towards a local referendum and (hopefully!) formal adoption of the proposals within the neighbourhood Plan.
For further information please contact David hickling the neighbourhood Plan Co-ordinator on 01964-551017 or e-mail him on [email protected]. alternatively you can get in touch through twitter or Facebook:
@CottinghamnP
facebook.com/cottinghamnp
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Cot-a outliNe
Main focus today is on the areas outlined above at Cot a. Consideration should be made about how the site might link to
other sites and the surroundings
Cottingham high School
harland Way
Northgate
Cot - a
Cot - C
Cot-a iMage 1
view to site from harland Way
Cot-a iMage 2
View along harland Way looking north (Cot a on right)
Cot-a iMage 3
View along harland Way looking south (Cot a on left)
Cot-a CoNtext
access points and surrounding buildings / greenery
WhY are We here? &grouNd ruleS
think
discuss
Share
Collaborate
be concise
be positive
listen to others
be imaginative
enjoy the evening
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location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. all existing trees should be retained unless their removal is essential to provide access to the site, with at least three access points being formed onto harland Way. Existing buildings should be retained wherever possible with views to the north preserved and higher density development located in the eastern of the site. the target density for this site is 123 dwelling units.
Cot agroup 1
group 2
group 3
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Cottingham Neighbourhood PlanCot-A Concept StatementJuly 2014
Existingmaturetreesonandborderingthesiteactashabitatsfor wildlifeandcontributetowardsthecharacterofthevillage.Asfew treesaspossibleshouldbelosttomaintainthischaracter.
Developmentsurroundingthesiteislowdensityandlowheight meaningthatviewsandlightlevelsaremaintained.
StrikingviewstowardstheNorthtowardsBeverleyfromwithin thesite.Thesefarrangingviewsaddtotheruralfeelof thevillage.
Thesiteiswellplacedforconnectionstothewidertransport networksandcommutingroutes.
Thesiteisincloseproximitytolocalschoolsmeaningfewer requirementsforcarusage.
Thesitecurrentlyactsasawaterstoragelocation,allowing rainwatertosoakintotheground.Thisaspectmustbe consideredwhenanynewdevelopmentisproposed.
Thesitecurrentlyprovidesaccesstoanumberofpropertieswho havearightofwayacrosstheland.
Anumberofexistingbuildingsareofmerittowarrant preservationacrossthesiteincludingtheoldstableblockandthe forge.Theseshouldbeintegratedintothenewdevelopment.
Largeandopensouthfacingaspectwhichcouldbebeneficialfor achievingfutureenvironmentalandsustainabilityneeds.
Key
View across Cot-A from Harland WayMain Considerations
Balancingappropriatedevelopmentwithexistingtreecover
Trafficandparkingimpactonsurroundingroads
Inclusionofexistingrightofwayacrossthesite.
Incorporationandrespectofimportantexistingbuildings onandsurroundingthesites
Protectingandenhancingexistinggreenspaces
SafeentranceandexitpointsontoHarlandWay
southfacingaspect
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View of existing entrance point from Harland Way
Site Assets
View of Cot-A from Harland Way - gateway site
PrevailingWind
HarlandWay
characterpropertinpink
CottinghamHighSchool
COT-A
villagegateway
treeclusters
viewnorthtowardsBeverley
accessroadtopropertiesatNE
corner
propertiesaccessedviasite
generalslopeofsite
Keldg
ateRo
ad
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1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulgreenareasandtreebeltsalongHarlandWayandothersiteboundaries.
Attractivetreeclusterstothecentreofthesiteshouldalsobemaintainedandusedasfocalpointsforthelandscapedesign.
2)Theeasternportionofthesitetotherightoftheexistingaccessroadshouldbeconsideredformediumorhighdensitydevelopment.Here,theexistingstableblockshouldbeusedandrefurbished;withadjacentblockstakingreferencefromtheshapeandformsoftheexistingbuilding.
Suitablearrangementoftheseblockscanformsmallgreenandparkingspacesforresidents.Theremainderofthesiteshouldincludelowerdensitydevelopmenttoamaximumof2stories,designedinsuchawaytotakeadvantageoforientationandlocation.
3)KeyviewsfromthesitetowardsBeverleyshouldbeencouragedbytheadoptionofviewingcorridorsandbythearrangementofvaryinghousingdensities.
Theslopeofthesiteshouldbeusedasanadvantageinthissituation,allowingpropertiesaccesstoincreasedlightandgreenviews.
4)Theexistingprivaterightofwaythatbisectsthesiteshouldbemaintainedandenhancedtomakeitintomoreofanattractiveandsaferouteforresidentstoserveaproportionofhousesonthesite.
5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonHarlandWay,andhaveasuitableviewoftheroadtoallowsafeentranceandexit.
Vehicularaccessshouldbesplitintoanumberofsmallerentrancesensuringabottleneckdoesnotoccurwhichwouldbedetrimentaltothedevelopmentandhighwaysafety.Theseparateentrancesshouldservesmallclustersofhouseswithlimitedinterconnectiontoreducerat-running.
6)Pedestrianandcyclelinksshouldbeprovidedbetweenthedevelopmentclusterstopromotesustainablemethodsoftransportation.Theselandscaperoutescouldformthemainviewingcorridorsoutlinedabove.
Greenspacesforresidents(bothpublicandprivate)shouldbeformedaroundexistingtreeclustersandformnodalpointsonthegreencycleandpedestrianroutes.Thiswillencourageasenseofidentitythatisrecognisableaspartofthevillage.
7)Surfacewaterattenuationshouldbeprovidedeitheraspartofthegreenspacesnetworkorasalargerareatothesoutheastofthesiteatthelowestpoint.Thiswillmaintainthewaterstoragecapacityofthesite.
8)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
VehicularaccesspointsonHarlandwaytoservesmallclustersofhousesseparately.Wheresmallaccesspointisrequiredthroughexistingtreebelt,locationchosentohaveminimalimpactonexistingtrees.
Smallgreenpublicspacestobeformedaroundexistingtreeclustersonthesite.Thiswillprotectthetreesandprovideauniquesettingforresidents,improvingvisualamenityandpromotingasenseofplace.
Greenspacescouldincludesmallerlocalattenuationpondsandsurfacewaterstoragefromthehouseclusterstomanagedrainageacrossthesite.
Existingstableblocktoberefurbishedanddevelopedathigherdensitymewsstylehousing.Parkingtobeprovidedperipherallyandacentralgreenspaceprovidedforresidentuse.
Highdensityhousingdesignedtoreferencethestableblockinform,appearanceandmateriality.Blockstobearrangedinsuchawaytoleavepotentialforbothlandscapedgreenspaceandparkingprovision.
Oldforgebuildingtobereusedandreanimatedperhapsasafeatureopentothepublic.Ingeneraltheexistingandcharacterfulbuildingsacrossthesiteshouldbeimprovedbyprovidinganimprovedsetting.
Housingclusterstobeconnectedbygreenpedestrianandcyclelinkstopromotelessfrequentcarusage.Greenlinkstoorientnorth-southtoactasviewingcorridorstothestunningviewsnorthwards.
Righofwaycurrentlyacrossthesitetobemaintainedandenhancedasanaccessrouteforexistingandnewhousing.Areasofthesitethatborderexistinghousestobescreenedbygreenandplantededgesincludingtrees.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmenttowardsNewgateStreet.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
low
medium
2storey
high
mews
greenviewingcorridor
greenviewingcorridor
pedestrianlinks
pedestrianlinks
mews
mews
HarlandWayKeldg
ateRo
ad
CottinghamHighSchool
viewstothenorth
landscapearoundexistingtreeclusters
possibleaccesspointwithlaneimprovement
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Cot-b CoNtext
university of hull accommodation
View towards park lane
Cot b outliNe
Main focus is on the area outlined above
university of hull
park
lan
e
badgers Wood
Cot b
Cot-b iMage 1
View across field towards badgers Wood
Cot-b iMage 2
View across field from badgers Wood looking towards park lane
access road to badgers Wood
Cot-b iMage 3
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group 1
group 2
group 3
location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. Existing hedgerows and trees should be retained wherever possible and a new boundary created that merges the new development into the open space to the north. higher density development should be provided in the southern part of the site, where the existing access road to Badgers Wood should be incorporated into the new development. a new access to Badgers Wood from Park Lane should be provided via the site and improvements to the junction of northgate and Park Lane facilitated by the site developers together with a footpath / cycle-way link to the Cot-D site. the target density for this site is 53 dwelling units.
Cot b/K
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group 1
group 2
group 3
location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. the layout of the site and dwelling designs should take full advantage of the extensive views to the south-west and the opportunities afforded for solar gain. Existing hedgerows and trees should be retained wherever possible with additional planting on site boundaries. the main site access should be taken off harland way at the northern extremity of the site. if required, access to smaller areas could be provided from mill Lane and / or Eppleworth Road, but there should be no provision for through- traffic. Lower density development should be provided in the eastern part of the site, (including frontage development along harland Way), with medium and higher densities towards the central and western sections. the target density for this site is 250 dwellings with dwelling heights not to exceed two-and a half storeys.
Cot C
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Cottingham Neighbourhood PlanCot-C Concept StatementApril 2014
Farreachingandstunningviewsacrossthecountrysidetowards theurbanformsofHull,providingatransitionalsettingfromopen spacetovillagecentretothoselivinginandvisitingthevillage.
Lowtrafficlevelsthroughoutmostoftheday,passivesurveillance anddefinedboundariesprovideasafeenvironmentforresidents.
Proximityoftheschoolforlocalfamiliestoattendviasustainable transportationmethodssuchaswalkingandcycling.
LocalcharacterofstreetsalongHarlandWayandEppleworth Roadisworthyofpreservation.Lowdensityofhousing andgenerousplotsizesresultinverygreenandwooded streetscapes.
Locationforagricultureandfoodproduction.Localproduction andconsumptionhelpstodevelopsustainablelivingpatterns.
Biodiversityacrossthesiteinplantedareasandhistoric hedgerows,actingasahabitatfornumerousformsofwildlife.
Capableofstoringsurfaceandgroundwater,reducingtheimpact onsurroundingflooddefencesandinfrastructure.Springsalso emergeacrossthesite.
Large,southfacingaspectsuitableforpassivesolardesignand promotingwelllithomesandpublicspaces.
SurroundedbybusstopsonHarlandWayandEppleworthRoad, providinglinkstowidertransportationnetworkswithouttheneed foracar.
Southeastofsitewithinclosewalkingdistanceofthevillage centrealongthehistoricrouteofMillLane.
Key
Site view from Eppleworth Road Looking NorthMain Considerations
Visualimpactonsurroundingproperties
Trafficandparkingimpactonsurroundingroads
Locatingdevelopmenttoprotectviewsandvisualamenity
Incorporatingprivateandpublicgreenspace/networks
Promotingthecreationofplaceanddistinctiveness
Managingwater,drainageandsewerageeffectively
Promotingsustainabledesignoptions
farmland
viewacrossfields
gatewaysite
treelinedroad
greencorridor
southfacingaspect
drain
HarlandWay
highpointofsite
hedges
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View along Harland Way
Site Assets
EppleworthRoad
MillLane
Cemetery
breakintrees
CottinghamHighSchool
LearningResourceCentre
aquiferprotectionzone
View looking south west across countryside
PrevailingWind
-
1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,andallowthekeypositiveaspectstobemaintainedandenhanced.KeyviewstotheSouthWestwillbeprotectedbytheadoptionofviewingcorridorsandgreenspaces,andthezoningofhousingdensities,linkingthedevelopmenttoitssurroundingsandminimisingimpactonsurroundingresidents.
2) Siteboundarieswillbescreenedbytheinclusionofwideandplantedlandscapestrips,providingimprovedcycleandpedestrianroutestosurroundingtransportationnetworks.Existinghedgesandlandscapefeatureswillbeprotectedandenhanced,definingstreetedgesandplotboundaries.
3) Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Totheeastofthesite,lowdensityhousingwithplotsizessimilartopropertiesonthewesternsideofHarlandWaywillbecreated.Thesewillbackontotheexistingboundariestoprovideimprovedsecurityforallproperties.Densitycanincreasefurtherwestacrossthesite,butconsiderationisneededwhenbuildingneartheaquiferprotectionzone.Tothenorthofthesite,newpropertiesshouldfaceontoHarlandWaytocontinueandenhancethecharacterofthestreet.
4) Housingwillbeamaximumof2or2andahalfstoreysacrosstheentiresite.Inlowdensityareas,detached,semi-detachedandbungalowpropertiesareenvisaged,andinhigherdensities,terraced,mewsorsympatheticapartmenttypologiesareconsideredappropriate.Materialsshouldreflectthelocalvernacularandbeofaveryhighquality,arrangedinsuchawaytoappearindividualandnotofftheshelf.
5) VehicularaccesspointstobeconsideredatthenorthofthesiteontoHarlandWay,alongMillLane,and/orviaEppleworthLaneadjacenttothecemetery.Internalroadlayoutsshouldbedesignedtoslowtrafficconsiderably,anddiscourageuseasashortcut,butavoidisolatedcul-de-sacs.Pedestrianaccesspointsshouldbenumerous,andlocatedwithingreenboundaryzones.Improvedroutesfromthevillagetotheschoolshouldbeconsidered,avoidingHarlandWay.Ingeneral,developmentshouldaimtoreducevehicleandparkingissuesalongHarlandWay.
6) Provisionwillbemadeacrossthesitetoreducetheimpactofwater/floodingandsewerage,whicharekeyissuesforthedevelopment.Hardandsoftlandscapingshouldbepermeabletoallowgroundwaterstorage,andattenuationpondsprovidedwherenecessary,eitheraboveorbelowground.Rainwaterharvestingandgreywaterre-useshouldbepromotedacrossthedevelopmentwithsuitablestoragefacilities,alongsideSustainableUrbanDrainagemethods.
7) Sustainabilityshouldbeanintegralconsiderationforthenewdevelopment.Areasforfoodproductionandallotmentsshouldbeincludedtoreflectthecurrentproductivenatureofthesite,alongsidepassivedesignprinciplessuchassolarorientationandefficientbuildingfabrics.Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapesthatencourageownershipandreduceopportunitiesforcrimeorantisocialbehaviour.
Development Principles
Attenuationpond/landscapefeaturelocatedaboveprotectionzonetostoresurfacewater.Thiswillformtheendoftheviewingcorridors,connectingthemainsitetothesurroundingcountrysidevisuallyandactingasawindbreak
Proposedpedestrianlink(arrow)andcrossingpoint(pink)acrossHarlandWaytoprovidesaferouteforstudentsfromnewdevelopmentandsurrounding.Greentree/hedgeplantingtoallboundariestoscreendevelopment
Potentialvehicularaccesspointscreenedfromsurroundingpropertiesbygreenbufferzone.Accesspointstobedesignedtominimiseimpactonsurroundingstreetsandimprovepedestriansafety
Possiblejunctionimprovementtoincreasetrafficflow.Roundabouts,trafficlightsorothermeasuresmayimprovetrafficcirculationatkeyjunctions(requiresmoredetaileddiscussion)
Publiclandscapefocalpointandinfrastructureviewingcorridorswithviewstowardsopencountryside.Formscentreofwidernetworkofroutesforrecreationandhabitatcreation.Existingwaterspringstobeworkedintothisarea
SafepedestrianrouteacrossthesiteavoidingthetrafficonHarlandWay.Positiontobelocatedundersurveillancefromsurroundingpropertiestoimprovesafetyandcomfort.
Lowdensitydevelopmenttothenorthofsitetopayreferencetoexistingpropertiesandfinishthestreet.Continuingoftreelineandlargefrontgardenstoreflectthosesurrounding
Allotmentstoreflecttheuseofthesiteasafoodproductionarea,placedtominimiseimpactonsurroundingproperties.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingwest.Maximum2andahalfstoreysacrossallareas
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsanddesignwillemergeandvaryasfurtherworkisundertaken.
low
viewacrossfieldsalongviewing
corridors
gatewaysite
treelinedroad
greencorridor
drain
HarlandWay
EppleworthRoad
MillLanesecondaryroute
Cemetery
continuationoftrees
CottinghamHighSchool
aquiferprotectionzone
springsfeature
newbackingontoold
possibleclusterdevelopmentservedbyMillLane
high
medium
landscapefeaturetoactaswindbreakto
prevailingwind AdditiontositeboundarytomeetEppleworthRoad
-
Cot-d CoNtext
access points to the site
Cot-d outliNe
Main focus today is on the area outlined above at Cot-d. Consideration should also be made to surrounding development
sites with them being in close proximity
Cot-d iMage 1
View across field towards Ferens hall from Northgate
Cot-d iMage 2
View towards Ferens hall
access road through the site
Cot-d iMage 3
Northgate
park lane
Cot-d
Cot-K
the lawns
Cot-b
harland Way
-
group 1
group 2
group 3
location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. Ferens hall will be retained and converted into residential units, with any new development to the north and west of the existing buildings, the design of which should reflect the character of existing buildings surrounding the site. a new public open space should be created on the existing open parkland to the south of the existing building. the target density for this site is 106 dwelling units.
Cot d
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Cottingham Neighbourhood PlanCot-D Concept StatementMay 2014
Establishedandmaturetreeclusterstothesouthofthesite provideadistinctandnaturalcharacterareawhichisheldinhigh regardbythelocalcommunityandformspartoftheidentityof thevillage.
Somebasicaccessandroadinfrastructurealreadyexistsacross thesite.Thiscouldbeexpandeduponforanynewdevelopment meaninglessintrusiveanddisruptivework.
Locationofexistingroadroutesofferbufferzonestosurrounding properties,ensuringdevelopmenthasntencroachedtooclosely.
GoodbusservicenearbyconnectingtheLawnstothemiddle ofCottinghamandHullcitycentre.Thiscouldhopefullyminimise thedependenceoncarusageandpromotemore sustainablemethodsoftransportation.
Buildingsonsitehavehigharchitecturalmeritandprovidea senseofplaceforthisareaofthevillage.Thesymmetry, materiality,massingandformalarrangementsoftheelevations aresuccessfulandcouldbeutilisedinfuturedesigns.
Historicalaspecttothesiteasthepossiblelocationofthecastle moatandouterwall.Thiselementtothesouthofthesite couldbebetterpromotedandutilised.
CommunitybasedfacilitiesexistatTheLawnsCentre,including functionandmeetingrooms.Thishasthepotentialtobe expandedaspartofthedevelopmentofthesurrounding sitesorotherfacilitiesadded.
Theproximityofadjacentdevelopmentsitesprovidesthe opportunityforsharedaccesspoints,facilitiesandtransportation networksifadequatelyco-ordinated.
Key
Site view from Northgate looking towards Ferens HallMain Considerations
Visualimpactonsurroundingproperties
Trafficandparkingimpactonsurroundingroads
Locatingdevelopmenttoprotectviewsandvisualamenity
Incorporatingprivateandpublicgreenspace/networks
Incorporationofexistingbuildingsonsite
Usingexistinginfrastructuretominimiseimpact
Protectingvaluedgreenspaceandhistorictrees
southfacingaspect
drain
ParkLane
hedges
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View across site along access road
Site Assets
View of Ferens Hall
PrevailingWind
viewacrossfields
COT-K
highpointofsite
TheLawnsUniversityofHull
COT-B
symmetryline
Northgate
Harland
Way
FerensHall
TheLawnsBusStop
ParkingArea
-
1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulgreenareastothesouth.
2)KeyviewsfromNorthgatetoFerensHallwillbeprotectedbytheadoptionofaviewingcorridorandthisareacouldformpartofanewVillageGreenNorth,acommunityrecreationspaceprotectedfromfuturedevelopment.
3)FerensHallwillbekeptandrefurbishedtoformaccessibleresidentialaccommodation.SurroundingdevelopmentshouldtakereferencefromtheHallasastartingpointfordesignandmassingchoices,whilstensuringthekeyfeaturesandsymmetriesofthehallarenotcompromised.Theinternalcourtyardwillbelandscapedtoprovideamenityspaceforresidentsoftheapartments.
Extensionsandadditionstothehalltothenorthmaybepossiblewheretheyrespectthemainbuildingandthecentralsymmetryline.
4)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,mediumdensityhousingwillbeprovided,whichstepsdowninheighttorespecttheresidentialbuildingsonFerensGardensandLawnsgarth.
Tothewestofthesite,higherdensityuptothreestorieswillbeacceptable,steppinguptomatchthemassingofTheLawnsuniversityaccommodationandFerensHall.Higherandmorefocuseddensitywillmeananincreaseingreenamenityspacebetweenbuildings,encouraginganincreaseinsoftlandscapesandvegetationcover.
5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNorthgate.Acaraccessroadandpedestrian/cycleroutefromNorthgatetotheParkLanebendthroughTheLawnswouldbeanidealwaytolimitextratrafficonNorthgateandParkLane,linkinguptotheexistingbusroutethatservesTheLawns.
Asidefromthis,vehiculartrafficshouldenterthesiteusingtheexistinginfrastructure,andtakearoutetominimisetheimpactonthesurroundingresidentialproperties,perhapsinaonewaysystem.
6)Adequateparkingshouldbeprovidedforthehigherdensitydevelopmentinlocationsthateithercurrentlyactassurfaceparking,orarescreenedfromtheirsurroundingsbyexistingtreecover.Parkingingeneralshouldbearrangedtominimisevisualimpactonsurroundingpropertiesandbepermeableinnaturetominimisesurfacerunoff.
7)Greenbufferzonesofasuitablewidthwillbecreatedtothenorthandeastboundarytovisuallyscreenthedevelopmentfromsurroundingproperties.Thiswillalsoprovideapleasantoutlooktothehigherdensitypropertiestootherareasofthesite.
8)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
Plantedgreenboundaryzonetominimisevisualimpactonsurroundingproperties.Wherethisisadjacenttolowdensityhousing,thiszonecouldbeformedfromprivategardensbackingontoexistinggardens,improvingscreeningandsecurity
HighdensitydevelopmentdirectlyadjacenttotherearofFerensHall.Thiscouldformanextensiontothebuildingwheretherearecurrentlylowerancillarybuildings.Symmetryshouldbeconsideredtorespecttheexistingbuilding
Possiblepedestrianlinksfromnewaccessroadintothedevelopment.Thisrouteshouldprovideasafeandattractiveroutetodiscouragecaruseandencouragewalking,especiallytothemorehighdensityzones.
PossibleparkingareatoservicetheconversionofFerensHall.ThisshouldsitawayfromtherearboundariesofLawnsgarthresidents,seperatedbyagreenplantedzonetominimisevisualimpact.
Waterandpondfeaturestosouthofthesiteinthehistoriclocationofthecastlemoat.Thiscouldformanattractiveamenityspaceandavisuallinktothemainstreet.Theseshouldrespectthehistorictreeandrootsystems
Junctionimprovementstoimprovetrafficflows.Thisistobediscussedwithtrafficengineers.Anewaccessrouteforvehiclesandpedestrians/cyclescouldrunthroughTheLawnsprovidinganalternativetousingParkLane
Removebarrierstomainroadandencouracepedestrianmovementintothegreenspace.TheareacouldformanewvillagegreenforCottingham,providingvaluablenaturalandamenityspaces
ThecentralcourtyardofFerensHallshouldbelandscapedtoprovideanattractiveoutlookandamenityspaceforresidentsofhigherdensityzones.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingeasttowardsTheLawns
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
low
high
medium
hedges
BadgersWood
TheLawnsUniversityofHullGradeII*
symmetryline
VillageGreenNorth
TheLawnsBusStop
parkingarea
ParkLane
Harland
Way
Northgate
ParkingArea
PossiblealternatelinkfromPark
LanetoHarlandW
ay/Northgate
LinktoParkLane
Onewaysystem
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Cot-e CoNtext
access points to the site
Cot-e outliNe Cot-e iMage 1
View along Station road looking south
Cot-e iMage 2
View along Station road looking north
View along Station road looking south
Cot-e iMage 3
Main focus today is on the area outlined above at Cot-e. Consideration should also be made to surrounding areas that link
in to the development site
Stationhallgate
Cot-e
hallgate
Station road
Northgate
-
group 1
group 2
group 3
location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. the northern section of the site should be retained for business use with additional car-parking and junction improvements provided in the southern-most section. the principal vehicular access should be off Beck Bank with secondary access from Cannongate, if required. Pedestrian and cycle access only will be allowed off northgate. a landscaped walk, incorporating flood storage areas, should be provided alongside Creyke Beck and the existing public footpath passing through the middle of the site. the layout should facilitate views of St marys Church with higher density development in the southern parts of the site. the target density for this site is 49 dwelling units.
Cot e
-
Cottingham Neighbourhood PlanCot-E Concept StatementJune 2014
HistoricbuildingsonandaroundthesiteincludingtheGradeII listedgoodsshedatCottinghamStationcontributetothe characteroftheareaandthevillageasawhole.
ViewstothetowerofSt.MarysChurchacrossthesite.This helpswithorientationandcanactasaway-findingtool forvisitorsvisitingCottinghamfromthestation.
GreenandattractivetreelinedroutealongCreykeandMillBeck providesanunofficialrouteforrecreationandavisual barrierbetweentheindustriallanduseandthehousing beyondonCreykeCloseandVictoriasWay.
Wellconnectedtotrainandbusroutes,offeringservicestothe villagecentre,Hullandbeyond.Potentialtocreatea mini-interchangepromotingmoresustainablemodesof transportation.
Welllinkedtogreenfootpathnetworksgivingaccesstothe surroundingarea.
Providesemploymentandbusinessspaceforlocalcompanies. Opportunitytoretainandpromotepartsofthesiteasbusiness use.
Existingroadsandinfrastructureonsitecouldbeincorporated intoanewscheme,actingasabufferfromsurroundingresidents.
Providesopportunityforincreasedheightanddensitywith screeningfromthesurroundingareaandthenumberof transportationconnectionswhichmaydiscourageincreasedcar usage.
Key
View of Station forecourt looking eastMain Considerations
Creatingamoreattractivegatewayfromthestationtothevillage
Trafficandparkingimpactonsurroundingroads
Retainingbusinessandemploymentuses
Incorporationofimportantexistingbuildingsonsite
Usingexistinginfrastructuretominimiseimpact
Protectingvaluedwateranddrainagefeatures
Improvingandretainingexistingpedestrianroutesandfootpaths
southfacingaspect
beck
StationRoad
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View towards building cluster at north end of site
Site Assets
View towards level crossing on Northgate
PrevailingWind View
toSt.MarysChurch
footpath
Hallgate
Locationofnew
footbridge
IndustrialUnits
GradeII
Northgate
VictoriasWay
Cannon
gate
CottinghamStation
Gatewaytovillage
LevelCrossing
-
1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingsandgreenareastothenorthandwestofthesite.
Attractiveareasofthebeckshouldbeprotectedoruncoveredasalandscapeandhabitatfeature.
2) Thenorthernportionofthesiteshouldberetainedforbusinessandemploymentuse.
Theexistingbuildingscouldbemoresuitablyrefurbishedandsub-dividedtoprovidespacesmorerelevanttomodernlocalbusinessrequirements.
3) KeyviewsfromthesitetowardsthefocalpointofStMarysChurchshouldberetainedthroughtheadoptionofviewingcorridorsandbythearrangementofvaryinghousingdensities.
4) Theexistingfootpaththatbisectsthesiteshouldbekeptandenhancedtomakeitintoamoreattractiveandsaferouteforpedestriansandcyclists.
Thisareaisalsothelocationofundergrounddrainageservicing,soabandofgreenspaceshouldbeleftoneithersitetoprotectit.
Alongsidethis,greenroutesalongthebeckshouldbeimprovedandenhancedtoprovidesafeandattractiveenvironmentsandtoprovidefloodalleviationeitherinplantingtypeorbytheintroductionofnewswales.
5) Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,mediumtohighdensityhousingwillbeprovided.
Tothesouth,highdensityhousingcouldbeprovidedwithgoodaccesstotransportlinks.Considerationshouldbemadeastotheimpactthenewfootbridgewillhaveintermsofoverlookingandprivacy.
6) VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNorthgateandHallgate/BeckBank.
VehicularaccessshouldbediscouragedtothenorthofStationRoadtoavoidsharpturnsandextradisruptionwhenthelevelcrossingisclosed.
AccesstotheremainderofthesiteshouldbeconsideredfromCannongateaswellasfromthesouthernendofStationRoad.
7) Anadditionalareatothesouthcouldbeincorporatedintothesitetoenableimprovedtransportationfacilities.Thiswouldprovidesomeleftoverspaceforapublicforecourtinfrontofthestation,givinganimprovedsettingforthehistoricbuilding.
8) Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.
Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
Plantedgreenboundaryzonetominimisevisualimpactonsurroundingproperties.Thisspacewillincludeamoredefinedpedestrianroutealongthebeck,accessiblefromthenewdevelopmentatanumberofpoints.
Existingrouteoffootpathtoberetainedandenhancedasalandscapefeature.Thisspacecouldalsoincludegroundwaterattenuationasthemaindrainageroutesitsnearlydirectlyunderneath.Thisshouldthereforebeprotected.
Buildingsnorthofthepinklinetoberetainedforemploymentusage.Thekeycharaterfulbuildingsshouldberetainedandrefurbishedtoprovidesuitablespacesfornewandexistingbusinesses.
Northendofstationroadtohaverestrictedvehicularaccessandbepassabletopedestriansandcyclistsonly.ThiswillavoidtrafficdisruptiononNorthgateasaresultofsharpturnsandthelevelcrossing.
Locationofnewfootbridgetobefullyconsideredintermsofpedestrianroutesandwiderconnections.Privacytonewdwellingsshouldbeprotectedfromoverlookingbytheuseofagreenplantedstriporbysuitablebuildingarrangementonsite.
Re-configurationoftheroadnetworkcouldleavespaceforpublicrealmimprovementsaroundimportantstationbuildings.Thiswouldimprovetheinitialperceptionofthevillagetovisitors.
ReconfiguringtheroadnetworkandextendingthesiteboundarytowardsHallgatecouldfacilitateanincreaseinstationparkingnumbers.Thiscouldformthebasisofanincreasedbusserviceorparkandrideservice
Acircularvehicularroutetothesouthofthesitecouldlinkthenewdevelopmenttothevidertransportationnetwork.Locatingthehigherdensitydevelopmentnearthebusandtrainlinkscouldhelptoencouragereducedcarusage.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingsouthtowardsthestation.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
low
high
medium
beck
StationRoad
landscapedfootpath
Hallgate
Locationofnew
footbridge
BusinessUnits
GradeII
Northgate
VictoriasWay
Cannon
gate
CottinghamStation
LevelCrossing
Becksid
ewalk
MoreParking
P&R
JunctionImprovement
-
group 1
group 2
group 3
location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. the development should create a tree-lined gateway to the village along Castle Road with improved cycle and pedestrian facilities serving all entrances to Castle hill hospital. Vehicular access to the site should be off Castle Road with footpath / cycle links to the east and north. all site boundaries should be adequately landscaped with existing hedgerows along Castle Road and Willerby Low Road being retained wherever possible. the site layout should be based around a series of open spaces linked by footpath / cycle ways and incorporate surface water management facilities. Public views towards the humber Bridge should be retained with higher density development being provided towards the western section of the site. the target density for this site is 246 dwelling units with no units more than two and a half storeys in height.
Cot F
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Cottingham Neighbourhood PlanCot-F Concept StatementMarch 2014
Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.
Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.
Close connections to a wider green network are available directly adjacent to the site.
The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.
Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.
The site acts as a location for food production. Local production and service provision is key to a sustainable future.
The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.
The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.
Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.
Key
Site Panorama from Castle Road looking south towards Willerby Low Road housingMain Considerations
Visual impact on surrounding properties
Traffic impact on surrounding roads
Locating development to protect views and visual amenity
Incorporating private and public green space / networks
Promoting the creation of place and distinctiveness
Managing water and drainage
Promoting sustainable design and transport options
humber bridge view
farmland
farmland
view acrossfields
gateway site
gateway site
green corridor
south facing aspect
parking
drain
drain
Castle Road
Gre
en L
ane
Wille
rby L
ow R
oad
Castle Hill Hospital
high point of site
gentle slope
hedges
Gre
en L
ane
site boundarymain vehicular routesite slope
link to green routebus stopkey view
View to Humber Bridge
Site Assets
-
1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity.
2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within.
3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities.
4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or rat runs. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development.
5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers.
6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features could also be included as areas for natural habitats and for place making.
7) Development will be arranged to maximise opportunities for passive sustainable design and for the incorporation of sustainable technologies. The large south facing aspect of the site will be utilised in this regard. Alongside this, development should aim to achieve 12 Greens as part of Building For Life 12, to encourage a high quality, well connected and place specific outcome.
Development Principles
green corridor
Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created
Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers
Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels
Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)
Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production
Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.
Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses
Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
green corridor
drain feature
green buffer
green buffergr
een r
oute
improved bus links
gateway site
gateway site
humber bridge view
landscape view
Castle Hill Hospital
Castle Road
Wille
rby L
ow R
oad
Road
impr
ovem
ents
low high
green corridor
possible splitting o
f site
-
Cot-g/h CoNtext
access points to the site and surrounding buildings
Cot-g/h outliNe
Main focus today is on the areas outlined above at Cot g and Cot h. Consideration should be made about how the 2 sites might link to
each other and the surroundings
Cot-g iMage 1
View across open space
Cot-h iMage 1
View to open space on longmans lane
View to open space on longmans lane
Cot-h iMage 2
-
group 1
group 2
group 3
location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. Existing trees and hedgerows should be retained wherever possible and a pedestrian link provided to the adjoining play area to the east. appropriate contributions will be required towards traffic management measures on Longmans Lane and improvements at its junction with newgate Street. the target density for this site is 15 dwelling units with a mixture of single and two-storey properties being provided.
Cot g
Cot hDevelopment of this site should be in general accordance with the principles set out in the Concept Statement. Existing trees and hedgerows should be retained wherever possible and new planting provided on the site boundaries where necessary. Single storey frontage development (including pavements) should be provided on Longmans Lane with higher density development, in the form of apartments or sheltered housing, within the central section of the site. the existing site access should be used with no new vehicular accesses created onto newgate Street. the target density for this site is 37 dwelling units
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Cottingham Neighbourhood PlanCot-G/H Concept StatementJuly 2014
Quietandpeacefullocationinthemajoritybothatdaytimeandat night.
GreenoutlookandmatureplantingareasalongLongmansLane contributetothegreenidentityofthevillageandprovideprivacy andscreeningfromothernearbyresidents.
Anumberofmorehistoricalpropertiesarelocatedonthestreet, whichgivecharactertheimmediatearea.
Plantingandgreeneryprovideshabitatsformanyformsofwildlife whichmustbeprotected.
Surroundingpropertiesandthesitesthemselveshavefavourable longaxistothesouth.Thishelpstomaximisesustainability potentialthroughpassivesolardesignandallowsgardensto enjoymorelengthyperiodsofdirectsunlight.
Strongsenseofcommunityandneighbourlinessbetween residents.Localinhabitantsfeelasenseofownershipof theirareaandwanttosafeguarditsfuture.
Closeproximitytothevillagecentreandwithgoodtransportation linkstothewiderarea.
Housesarrangedsothatthestreetcanbeseenatalltimes, providingnaturalsurveillanceanddiscouraginganti- socialbehaviour.
Closeproximitytochildrensplaygroundwhichprovidesoutdoor amenityandrecreationspaceforyoungresidents.New developmentshouldaimtoenliventhisspace.
Establishedenvironmentforway-findingtothosewithphysicalor visualimpairments.
Key
View of Cot-G looking westMain Considerations
Balancingappropriatedevelopmentbetweenthe2sites
Trafficandparkingimpactonsurroundingroads
Useandretentionofplaygroundaspartofdevelopment
Incorporationandrespectofimportantexistingbuildings surroundingthesites
Protectingandenhancingexistinggreenspaces
Sizeofsitesinrelationtoproposeddevelopmentnumbers
southfacingaspect siteboundary
mainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View of parcel of land to the south of Cot-H
Site Assets
View of Cot-H
PrevailingWind
Oakde
ne
LongmansLane
NewgateStreet Carring
tonAven
ue
Long
man
sLa
necharacterproperty
playground
CottinghamHouse
COT-G
COT-H
-
1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingstothemiddleofLongmansLane(purple).
2)Establishedareasoftreeplantingandgreeneryshouldberetainedandextendedalongboundaryedgestomaintainprivacyandencouragebiodiversity.
3)TheboundarytoCot-HshouldbeincreasedtoincludetheremainderoftheCottinghamHousesite,aswellaswellasthesmallareatothecentreofLongmansLanewhichisnowmostlyusedasanunofficialsurfacecarpark.Thiswillallowforanimprovementinthenumberofdesignoptionsavailable,aswellasreducingthenumberofdwellingstobeplacedonCot-G.
TheCot-Gsiteshouldincludeandconsidertheplaygroundareaasintegraltothedesignandnotcutitselfofffromthiscurrentlyunderusedspace.
4)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNewgateStreetandOakdeneaswellasonLongmansLane.AccesstoCot-HshouldbefromNewgateStreetandaccesstoCot-GfromLongmansLaneadjacenttoTheFarmstead.
Ingeneral,discouragingexcessparkingdownLongmansLanemustbeapriorityaswellasmeasurestoreducevehiclespeed,asthisrouteisusedbyyoungschoolchildren.
JunctionimprovementsshouldbemadetothetopofLongmansLaneandOakdenesothatturningrightontoNewgateStreetiseasier(avoidinganincreaseinratrunningonaleftturningcircularroute).
5)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.
TothenorthofthesiteatCot-H,mediumtohighdensityhousingwillbeprovided,perhapsintheformofshelteredhousing.TothesouthofCotH,lowdensityhousingshouldbeprovidedonLongmansLanetositmorecomfortablywithsurroundingproperties(suchasbungalows).
DensitiesandhousingtypesonCot-Bshouldbearrangedtoreflectsurroundingpropertiesandprovideminimumvisualimpactorovershadowingtoexistingproperties.
6)Streetlinesandfrontagesshouldbemaintainedinallareas,definingviewsandrespectinghistoricalproperties.Way-findingshouldbeencouragedbyclearlydefinedboundaries,surfacematerialsandroutes.
Pavementsshouldbeincludedinallnewdevelopmenttoallowforsustainablemethodsoftransportandwalkingwhichconnecttothewidervillagenetwork.
7)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
JunctionimprovementlocationstoeasetrafficflowontoNewgateStreetfromLongmansLaneandOakdene.Thisshouldhelptodiscouragerat-running.Trafficimprovementstobediscussedinmoredetailwithahighwaysengineer
AccesstoCot-HtobefromNewgateStreetatexistingentrancepointtoCottinghamHouse.ThiswillreducetheextrapotentialtrafficgoingontoLongmansLane.Thiswillmeannotreeswillhavetoberemovedtofacilitatethisentrance
HigherdensitydevelopmenttoCot-Hcouldbeintheformofshelteredhousingwhichwouldminimisetrafficimpactonthesurroundingroads.Thisdevelopmentshouldrespectthestreetlineandtheexistingsurroundingproperties.
DevelopmentaroundTheFarmsteadshouldbeofalowerheighttominimiseovershadowingoroverlooking.Developmentshouldbeofacharacterandmaterialpallettesympathetictothesebuildings
LowdensityhousingalongLongmansLanetomatchexistingpropertiesonthestreet.ThesewillbeaccessedfromLongmansLane.Existingtreestoberetainedandworkedintothedesign
TwostoreyhousingtoCot-Gdesignedtoreflectthesurroundingproperties.Gardensshouldbackontoexistinggardenstominimiseoverlooking.Variedtypesofhousingcouldbeconsideredincludingdetachedandsemidetached.
Theexistingplaygroundshouldbeconsideredinthenewproposal.Developmentshouldaimtoenliventhespacebyimprovingaccesspointsandpromotingnaturalsurveillance.
Adedicatedpedestrianandcyclerouteshouldbeprovidedadjacenttothenewaccessroadtomaintainsafetyalonganexistingdesireline.Carsshouldbeseperatedfromthispedestrianlinkbysuitablemeans.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmenttowardsNewgateStreet.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
low
medium
Oakde
ne
LongmansLane
NewgateStreet Carring
tonAven
ue
Long
man
sLa
necharacterproperty
playground2storey
1storey
1storey
2storey
high
COT-G
COT-H
enlargedsiteboundary
-
Cot-J CoNtext
access points to the site
Cot-J Needler hall planCot-J outliNe Cot-J iMage 1
Cot-J iMage 4Cot-J iMage 3
View to site from King Street
1962 Needler hall New Wing, Kitchen and refectory
Cot-J iMage 2
Cot-J iMage 5 Cot-J iMage 6
View along Northgate looking east (Cot J on right)
1933 Needler hall old wing Needler hall
View along Northgate looking West (Cot J on left)
Methodist
9.6m
149
Car Park
167
Church
153157 159
171
169
100
Kings Parade
4 to
9
Bank
8.9m152
161
Bank
Hallgarth
PH129
Surgery
173
147151
153a
160
131
137
154
Bank
to
112
Cottingham
117
104
127
PH
164
146
107
140144
131
139
155
1
6
12
178
25
15
168
163
8.0m
22
166
18
15
10
9
149
194
170192
11
APPLEGARTH MEWS
LB
3
210
Club
1114
166A
35
Needler Hall
40
219
10
21
172
33
Surgery
86
22
17
5
168A
39
19
1
1 to 6
Kings
94
2
Northgate House
18
7.6m
7
20
204
202
155
222
20
16
1
KIN
G S
TREE
T
Broadlane Beck
8.8m
5
36
26
4
8
21
WAY
34
7
SPENCER
1
Cross Keys
6
208
137
188
206
Court
(PH)
El Sub Sta
193
TCB
39
2
191
58 60
8
14
201
7
QU
EEN
'S
37
Car Park
2927
52
11
43
7 TENN
ISON
CO
UR
T
186
19
62
5
1718
6
1
15
9.4m
8
I14
914
188
15
4850
21 1
10
Beck
Sunn
yden
e
31
56
12
16
41
129
64
Broadl
ane
182
16
1
11
37
Cou
rtW
ilbur
n
The Avenue
2
3
177
203
9
12
4
9.9m
Ground
192
5
12
Memorial
6
7
14
188
9
181
15195
17 10
191
8
NO
RTH
GAT
E M
EWS
1
201b
2
4
201a
3
6
179
BarnardCourt
189
125
PH
Clinic
168
185
187
COT-J
[1:1,000
Neighbourhood PlanCottingham
Crown Copyright and database right 2013. Ordnance Survey 100023383. East Riding of Yorkshire Council. Contains pulic sector information licenced under the Open Government Licence V1.0
Consultation Event
HALLGATE
FINKLE ST ARLINGTON AVE
COT - J
HALLGATE
NORTHGATE
QUEENS DRIVE
NORTHGATE
CRESCENT ST
Main focus today is on the areas outlined above at Cot J. Consideration should be made about how the site might link to
other sites and the surroundings
-
group 1
group 2
group 3
location Specific policies
Development of this site should be in general accordance with the principles set out in the Concept Statement. needler hall should be retained for residential and / or community /commercial uses, with suitable improvements to its northern elevation and boundary walls. new residential and / or retail development should be provided along King Street, allowing for widening of the road and pavements and improvements to its junction with northgate. Compatible commercial uses will be allowed within the site redevelopment, which should also include open spaces to the south of needler hall and in the south-western section of the site. new build / refurbished residential units should be provided in the western part of the site served by a car-parking areas accessed off northgate and King Street. Existing trees and hedgerows should be retained wherever possible. the target density for this site is 36 dwelling units.
Cot J
-
Cottingham Neighbourhood PlanCot-J Concept StatementJuly 2014
Thesitecontainsawealthofcharacterwhichisrecognisableas partofCottingham.Thisincludesalargenumberofmaturetrees andasenseofopengreenspace.
Aselectnumberofboundarytreatmentsincludingwallsand fencesareofhistoricalmeritandshouldbeconservedtoaddto thecharacterofthevillage.
Needler/NorthgateHallisanextremelyattractivehistoricbuilding withagrandfrontagethatisrarelyseenbythepublic.Opening thisviewupwillbeakeypriority.
ListedbuildingsincloseproximityalonghistoricKingStreet. NumerousdwellingshereoriginallybelongedtoNorthgateHall staff,sothesemustbeconsideredinallnewdevelopment.
Theimmediatesiteisquietandpeaceful,providingatranquil settingtoresidentsincloseproximity.
Thesiteiscentrallylocatedwithinthevillageandhaseasyaccess toallitsrelevantservicesandamenities
Developmentsurroundingthesiteismostlylowdensityandlow height,contributingtotheruralfeelofthevillage.
Designationofmixedusedevelopmentmeaningthatsuitable amenitiesorretail/commercialspacecanbeprovided, contributingtothediversityandofferofthevillagecentre.
Key
View to Needler Hall looking north from centre of siteMain Considerations
Trafficimpactonsurroundingroads
StreetfrontageontoKingStreet
Incorporationandrespectofimportantexistingbuildings onandsurroundingthesite.Openingupnewviews.
Protectingandenhancingexistinggreenspaces
Incorporationofmixedusesinsuitablelocations
Suitablelocationforincorporationofalternativeformsofhousing suchasco-housing/self-buildandco-working
southfacingaspect
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View of existing building along King Street
Site Assets
View of Needler Hall accommodation looking west
PrevailingWind
Northgate
characterorlistedpropertyinpink
COT-J
treeclusters
viewnorthtowardsNeedlerHall
generalslopeofsite
KingStreet
BroadlaneBeck
BroadlaneBeck
characterwall
characterwall
ApplegarthMews
-
1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingsofNeedler/NorthgateHallandthegreenareastothesouthofthesitebehindApplegarthMews.Surroundinglistedbuildingsshouldbeconsideredsothattheirsettingisnotcompromised.
2)Thosebuildingsthatarenewerandprovidelesspositivecontributionstothestreetscapeshouldberemovedandreplaced.AlongKingStreet,newdevelopmentshouldrespectthemassingandcharacterofthebuildingsopposite,offeringaninterestingstreetscape.Theeasternsectionofthesiteshouldhousethemajorityofthenewdevelopment.Thisareashouldalsocontainthemixeduseaspectofthesiteatgroundlevel.Thiscouldincludesmallshops,workshopsorliveworkunitstoprovidevarietyandenhancethelocaleconomy.
3)ThemorehistoricsectionsoftheexistingNeedlerHallshouldberetainedandenhancedbythenewdevelopment.ThelaterwingstothewestofthesiteintheLformationcouldberetainedandrefurbishedasresidentialaccommodation,or,alternatively,itsmassingshouldbereplicatedifitistobedemolishedandrebuilt.
4)Thesiteshouldcontainalandscapedspacetoformasettingforthehistoricbuildingsandtoprovideamenityspaceforresidents.Theexistinghallcouldberepurposedasacommunityspacewithassociatedcommercialusessuchasacaforrestaurant.TheoppositesideofthelandscapedspacecouldprovidealocationforD1usessuchasanurseryorcrche.Thecentrallocationofthissitewillmeanotherusessuchasthismaybeviable.
5)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Totheeastofthesite,lowerdensitiesandheightstomatchKingStreetwillbeprovided.Tothewest,higherdensityintheformofapartmentstomatchtheheightoftheexistingaccommodationbuildingswillbeprovided.
6)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonKingStreet,whichisrelativelynarrow.VehicularaccessshouldthereforebeminimisedonKingStreet.ThedemolitionoftheexistingbuildingonKingStreetcouldfacilitatethewideningofKingStreetcarriagewayandpavement.NewdevelopmentonKingStreetshouldbeslightlysetbackheretofacilitatethis.AccessfromNorthgateshouldbeprovidedtoservethehigherdensityareas.
7)IngeneralagreatersenseofenclosureshouldbeprovidedtoKingStreetthancurrentlyexiststocompletethestreetscape.Thisshouldbeintheformofamixtureofhousing/mixeduseunitsandboundarytreatments,arrangedtorespectpropertiesontheothersideoftheroad.
8)Agreenspaceshouldbemaintainedtothesouthofthesiteadjacenttotheexistingtreebelt.Thiswouldminimisevisualimpactonsurroundingpropertiesandprovideamenityspaceforresidents.Thisareacouldbeusedforcommunityallotmentsorplayspaceandprovideanattractiverouteforpedestrianandcyclemovementtoandfromthevillagecentre.
9)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
Pocketgreenspacetoformnewpedestrianentrancetothesiteandtheassociatedmixeduses.Thegreenspacewillalsoprovideanattractivesettingforsurroundinghistoricandlistedproperties.
Buildingfrontagestobevariedandprovideadynamicstreetscape.Stepsbackcanprovideopportunityforgreenspaceandplanting.UnitsclosertoHallgatecouldaccommodatesmallretailusesorprovideliveworkunits.
LargergreenspacetoflankvehicularentrancepointtoallowviewstoNeedlerHallfromKingStreet.Thisdefinedareawillprovideasaferouteforpedestriansandcycliststoenterthesite.
KingStreettobewidenedtoimprovetrafficflow.Pedestrianfootwaymovedtofacilitatethis,andre-routedtothenorthtocutoffthecorner.ThiswillallowbusestoturnmoreeasilyandsafelyfromKingStreetontoNorthgate.
Mixeduseunits.D1toencourageusessuchasanurseryoracreche.Parkingtobeprovidedforeach,plusprovisionforoutsidespace.ThesewillbemaskedfromKingStreetbythenewhousesandbytheexistingtreebeltfromelsewhere.
NorthernportionofNeedlerHalltobeupgradedorrefurbishedtoprovideamoreattractivefrontagetoNorthgate.Theexistingboundarywallsshouldbebrokenupwherepossibletoallowforpedestrianpermeability.
Existingaccommodationblocktoberefurnishedandextendedtoprovideapartmentaccommodationordemolishedandreplacedinthesamefootprint.ParkingtobeprovidedfromKingSt&Northgate.
CentrallandscapedspacetoprovideanattractivesettingforthesouthernfrontageofNeedlerHall.Thiscouldincludesmallareasofattenuation.Secondcommunitygreenareatothesouthcouldprovidespaceforcommunityallotments.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmenttowardsNewgateStreet.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
low
medium
high
Northgate
characterorlistedpropertyinpink
viewnorthtowardsNeedlerHall K
ingStreet
BroadlaneBeck
BroadlaneBeck
characterwall
characterwall
parking
parking
mixedusecommunityallotments
centralgreenspace
widenedturning
ApplegarthMews
-
MarKet greeN CoNtext
MarKet greeN MarKet greeN iMage 2MarKet greeN iMage 1
MarKet greeN iMage 5MarKet greeN iMage 4MarKet greeN iMage 3
MarKet greeN iMage 6
HALLGATE
FINKLE ST ARLINGTON AVE
COT - J
HALLGATE
NORTHGATE
QUEENS DRIVE
NORTHGATE
CRESCENT ST
Main focus today is on the areas outlined above at Cot J. Consideration should be made about how the site might link to
other sites and the surroundings
-
group 1
group 2
group 3
Market green at Cott day
-
Village CeNtre WorKShop iN More detail
KEEP CLEAR KEEP CLEAR
KEEP CLEAR
KEEP C
LEAR
KEEP C
LEAR
KEEP CLEAR
DISABLEDDISABLEDDISABLED
DISABLED DISABLED
SOLO MOTORCYCLES ONLY
M/CYCLE M/CYCLE M/CYCLE
KEEP CLEAR
Hallgate
Finkle St
Finkle St
Hallgate
George St
Crescent St
George St
Hallgate
King St
King St
King St
Need to groW aNd deVelop
FeStiValS
MaKe the Village CeNtre aCCeSSible aNd
attraCtiVe
More exteNSiVe NetWorK oF
greeN WalKiNg routeS
proMote greeN aNd leaFY
CharaCter oF the Village
Village CeNtre WorKShop