design statementplanning.broxtowe.gov.uk/published/ae767fb26b9611e7b5a... · 2017-07-10 · lime...
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DESIGN STATEMENT
AN APPLICATION BY PEVERIL HOMES LTDJULY 2017
LIME RISE, TOTON - PHASE 1 RESIDENTIALRESERVED MATTERS PLANNING APPLICATION
DOCUMENT REFERENCE
CLIENT
NOTES This document is intended for double sided printed at A4 in landscape orientation.
Rowe House, 10 East Parade, Harrogate, HG1 5LTTel: +44 (0)1423 857 510 Email: [email protected] Website: www.wyg.com
WYG Environment Planning Transport Limited. Registered in England number: 3050297. Registered Office: Arndale Court, Otley Road, Headingley, Leeds, West Yorkshire LS6 2UJ
A099278_Design Statement_RevB
PEVERIL HOMES LTD
LIME RISE, TOTON CONTENTS
05 DEVELOPMENT PROPOSALS 11
Layout Design 11
Means of Access 14
Housing Mix 14
Garden Suburb Density 14
Character 15
Appearance - House Types 17
Scale and Massing 19
Materials 21
Boundary Treatments 23
Landscape Design 25
Hard Landscaping 25
06 SUMMARY 27
CONTENTS01 INTRODUCTION 1
02 THE DESIGN PROCESS TO DATE 3
03 SITE AND PLACEMAKING CONSIDERATIONS 5
Access / Egress 5
Topography 5
Drainage Ditch & Sustainable Urban Drainage (SUDs) 7
Hedgerows 7
Trees 7
Tram Route / Nottingham Express Transit (NET ) 7
Noise 8
Odour 8
04 PHASE ONE DESIGN CONSIDERATIONS 9
Design Feature 10
Approved ‘Outline’ Scheme 10
Detailed ‘Reserved Matters’ Design 10
Uses / Activities 10
Landscape 10
Green Collar 10
Public Open Space & Recreation 10
Blocks / Grain 10
Access / Circulation 10
01 INTRODUCTION
Outline planning permission for the wider Toton site was approved, subject to a Section 106 Agreement on 1st July 2016.
This Design Statement should be read alongside the (original 2015) Design and Access Statement (D&AS) which accompanied that application. The new design statement is a complementary to this original D&AS. Much of the in-depth assessment and analysis in the original D&AS remains current. The purpose of this new Design Statement is to explain how detailed proposals carry-forward the design intent of the original approved scheme.
Specifically, Condition 7 of the 2016 planning permission, requires the submission of Reserved Matters with respect to layout, scale, and external appearance, landscaping and materials for the external surfaces of buildings. This submission relates to the “Reserved Matters”. A separate submission will be made regarding the discharge of other planning conditions.
The issued planning permission included a range of planning conditions and ‘informatives’ to direct development. Informative 2 attached to the permission states that:
“The details to be submitted as part of the Reserved Matters should adhere to the design concept and principles set out within the Design & Access Statement.”
The approved Design and Access Statement (2015) is submitted with this application together with the Design Statement. The link between the two documents is very important as is the flow of design intent from
the outline to the detailed designs. Albeit working for different companies, the design team responsible for the outline scheme has also prepared the detailed designs. This has provided continuity throughout and ensured the high expectations set by IBI Group have been reflected in the designs prepared for Peveril Homes by WYG Group.
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INTRODUCTION
RESERVED MATTERS COLOURED MASTERPLAN
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INTRODUCTION
02 THE DESIGN PROCESS TO DATE
The design process followed to secure outline approval was exhaustive and exacting. There were numerous presentations and workshops, all of which helped shape and refine the design concept and principles. The idea of creating a high-quality development with a garden suburb scale, character and density was welcomed by all, including officers and Council Members of Broxtowe Borough Council. Public consultation also highlighted that if development were to go ahead it should be of a density similar to existing nearby residential areas and should not be a mass housing estate.
At no stage through this extensive process did the Council Officers or elected members question the design concepts and principles described in the Design and Access Statement. Indeed, guidance from the Council and elected members steered the design away from unpopular higher-density, potentially cramped residential designs, which have in the past been constructed as a result ‘PPG3-compliant’ Designs. Such schemes suffer from limited and poorly considered parking solutions and a reliance on on-street parking. Also, the need for parking courts to boost residential numbers. The drive for higher densities also involves the extensive plotting of small and mid-sized (often 2/3 bedroom houses) over 3 storeys. This format of housing is unpopular with and inconvenient for residents and offers little quality to the local housing market. At Toton, which needs to become a destination of choice for aspirational housing, such poor quality accommodation was to be avoided. Councillors in particular were keen that the developments should not feel cramped like so many PPG3 style schemes. As well as being
about the houses plotted, the space around buildings was also important.
To validate and inform the design concept and principles, a presentation and workshop was undertaken, at the request of Broxtowe Borough Council, with regional Design Review group OPUN. This was a very positive and helpful experience. It confirmed key design decisions with fellow design practitioners supporting the key design decisions and approaches. There was a series of targeted improvements, summarised on p22 of the original D&AS (2015), with many of these focusing on parts of the site outside the scope of this first Reserved Matters application. The local centre for example required substantial reworking. One key area of change was to place the tram corridor (running two-way) on the principal road through the site and accordingly that change was made at the outline stage and has been reflected in the detailed scheme with a carriageway width of 7.3m allowing for future upgrading to allow for the tram. Further suggestions were made relating to the various green areas in relation to open space, recreation, habitat creation and SUDs. OPUN were supportive of the approach to residential design and raised no concerns about either housing numbers or densities.
The final design within the outline scheme which has been translated into the detailed layout which is the subject of this application was roundly welcomed as being a fitting and appropriate response to the site and context. The continual review with the Council and the guidance of OPUN resulted in a scheme which was both robust and well evidenced. In particular, the scale and intensity of the
development were based on a deliberate desire to avoid the mistakes of derivative PPG3 based schemes to create a place with a sense of place and a greater sense of character and space.
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THE DESIGN PROCESS TO DATE
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THE DESIGN PROCESS TO DATE
LIME RISE, TOTONIllustrative Master Plan
0 10050 Metres
www.ibigroup.com
Drawing / Rev: 5674_SP(90)03 / TReviewed / Drawn by: Ac / Ec
Scale: 1:1,000@A0Job: 5674
© Crown copyright. All rights reserved. Licence number LIG0358 2015.Contains Ordnance Survey data © Crown copyright and database right 2015.
OUTLINE MASTERPLAN (IBI)
03 SITE AND PLACEMAKING CONSIDERATIONS
The original 2015 D&AS provides an in-depth assessment of the site and context. This work still remains current and is not repeated in this complementary document. The main change in this area since this time has been the completion and commissioning of the NET terminus and park and ride facility along with associated highway alterations. This has changed the character of Toton Lane and provided a valuable local public transport facility / hub. A range of important site and placemaking considerations are highlighted which have shaped the proposals.
ACCESS / EGRESS
Detailed access proposals were proposed, based upon earlier technical work at the outline stage by BWB. The masterplan has integrated the northernmost access proposals into the design of the scheme. The shows a 3-lane design with one carriageway into the scheme and two providing egress with a left-turn and a straight ahead/ right-turn lane. The outline design included a traffic calming highway feature, whereby the road moved around the perimeter of a new square with a tight radius bend. This design has not proved feasible from a technical perspective so close to the junction with Toton Lane and as a result a new, shallower radius bend has been included at the position between (what will be) the local centre and the residential area. This will provide a traffic calming benefit. Traffic calming within the local centre will need to be considered in due course and the technical highway design may need to be adjusted to reflect this. This may be through the life of this application or when the proposals for the local centre are more firmly established by future development phases.
Until the wider scheme is completed, offering a wider circulation route and two points of access/egress, the phase 1 development will be served from a single point of access off Toton Lane. The central spine road will allow for bus circulation around the site, and has been designed at 6.75m carriageway width to allow for this spine road to accommodate bus movements. The siting of any bus stops is to be agreed in due course and all dwellings in this residential phase were required to be
with-in 400m distance of the bus route, which they are.
TOPOGRAPHY
The first phase residential site and the wider site are affected by gentle undulations which the design responds positively towards. These undulations do not require specific or unusual design solutions and the detailed layout reflects the existing terrain with little reprofiling or regrading other than to form the SUDs system and attenuation pond. There may be other localised adjustments to site levels to create practical plot arrangements. The detailed layout has been designed to reflect the detailed topographical survey. In particular, the low points / areas within the site have been utilised proactively as routes for the two SUDs channels, meaning there will be less earthwork required to achieve the levels and falls for the SUDs. The detailed work has prioritised working with the levels on site.
DRAINAGE DITCH & SUSTAINABLE
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SITE AND CONTEXT
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SITE AND CONTEXT
TRAM ROUTE / NOTTINGHAM EXPRESS TRANSIT (NET)
The NET park and ride facility is close to the site across Toton Lane to the east. Discussions have been ongoing with NET with regard to the future extension of the tram through the wider site and on to the proposed HS2 station and possibly to communities beyond. The outline planning approval envisaged the tram integrated into the scheme along the main spine road associated with the northerly access. This access is to be constructed to access the phase 1 residential land. The design of this junction has sought to reflect the future integration of the tram. The spine road then needs to be designed such that it can be re-engineered to accommodate the two-way running of the tram along the spine road. The route of the tram beyond the phase 1 residential (and access) proposals will be confirmed in due course but this is all inline with the approved outline design where the tram leaves the adopted highway at this location (close to plot 98 in the detailed design) and runs within a landscape corridor and future HS2 related development zone to link with the station.
TREES
There are few trees within the application site and there is the potential to enhance the structural landscape of the site through development and investment in new planting. There are a limited number of these trees which will be felled as part of the development and these will be replaced with semi-mature feature trees elsewhere in the development.
Trees on site were assessed in 2015 in the arboricultural assessment by FPCR. Trees T23B, G18B and G20C (referenced in this assessment) were considered to be of moderate quality. These trees were highlighted also in the same report as being removed to facilitate the development proposals, setting the principle for subsequent detailed work.
HEDGEROWS
The hedgerow growing above and on the northerly bank of the main (central) drainage ditch (H1) will be retained where possible. The outline scheme showed this removed close to the new spine road and that is the proposed approach with the detailed design. Compensatory hedgerow will be planted as required at a 1:1 ratio (new to lost).
Furthermore, hedgerows H2/H3 have also been removed and this was necessary to deliver the SUDs corridors at the lowest points on site. Keeping the hedgerows would have meant losing the key SUDs street’s features, as they ran close but not together. Both have moderate value and neither are deemed important in terms of regulations. Compensatory hedgerow planting will be provided to the perimeter of the scheme, again at the required ration lost to new.
URBAN DRAINAGE (SUDS)
The wider site slopes gently towards the centre and the low point which tracks along the alignment of the existing field drainage ditch, approximately 2 metres wide. This ditch is to the south of the application site. It runs adjacent to the spine road for a short distance, before passing beneath this road and running alongside the sites principal SUDs attenuation pond. The site red edge for this application extends to include the outfall of this drainage ditch to the west. Further to the east the ditch extends alongside a proposed open space the design of which will be confirmed in due course through a separate planning application. The ditch requires space to be provided alongside its length to enable maintenance and the scheme will allow for this.
The SUDs scheme provides a natural drainage system for the development. With water collected and conveyed to the main attenuation pond / wetland area via two linear swales and other conventional pipework. The swales were key features of the design from the outline approved scheme which have been retained through detailed design. Importantly, the main wetland attenuation pond / wetland area is over-sized for this residential phase as it also needs to provide attenuation for surface water run-off from the local centre to the east of the application site. This area will be developed separately and will be the subject of a separate Reserved Matters Application(s) but the SUDs will be provided by this first phase.
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SITE AND CONTEXT
ODOUR
In line with technical assessments and reflecting the outline approved illustrative layout the detailed layout of houses provides an off-set from the sewage treatment works. This offset allows for the implementation of a green-collar around the development which is an important design objective for the site.
NOISE
The main considerations in terms of noise are Toton Sidings and the electricity substation. Proposed development to the west is a substantial distance from the sidings and so noise is not a constraint to development in this location. Nevertheless, gardens to houses are away from the noise source as is good practice. Similarly, development in the east is a significant distance from the substation. Another noise source is the A52 but again houses are a substantial distance from that road. Private gardens face the noise source but are not affected adversely by road noise along the northern perimeter of the site.
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SITE AND CONTEXT
04 PHASE ONE DESIGN CONSIDERATIONS
The detailed design proposals which will be submitted for planning consideration over time, for the various phases of both residential and mixed use development at Toton, should implement the urban design framework set out in the original Design and Access Statement. This framework provided clear strategic spatial objectives which should shape detailed designs. This phase 1 residential proposal addresses all the important design objectives. It ensures that the design intent from the outline scheme is translated into the place developed. As would be expected, there have been some changes to the detailed scheme, from the outline schematic design, but the main design features are consistent and carried forward. These are explained as follows:
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PHASE ONE DESIGN CONSIDERATIONS
DESIGN FEATURE
APPROVED ‘OUTLINE’ SCHEME DETAILED ‘RESERVED MATTERS’ DESIGN
USES / ACTIVITIES - Defined zones for land uses including residential areas and mixed use areas.
- Local mixed use hub, including education and local centre uses
- Extends landscape around and through the centre of the scheme.
-This scheme delivers a substantial phase of 253 homes of the 500 proposed.
-The road infrastructure for the local centre will be established by this residential phase.
- The green edges to the development to the north and through the centre are delivered.
LANDSCAPE - Landscape as key organising element and spine for the development, connecting spaces, creating legible routes and providing wildlife habitats.
- Houses within easy reach of high quality green spaces.
-Good quality trees and hedgerows retained.
- Landscape remains a key organising element in the detailed design. The central green space and the SUDs streets create legibility and local distinctiveness.
- New housing development is designed to connect with the adjacent landscape setting.
- The central hedgerow is retained along with hedgerow trees. Other poorer quality hedgerows are not retained and will be replanted.
GREEN COLLAR -Green collar to north to provide green setting and separation
-Green collar to west will include a variety of landscape features.
- The design addresses this strategic aspiration.
- The green collar to the west now forms part of a wider area related to HS2 uses and so the landscape uses are reduced. The scheme creates a green edge.
PUBLIC OPEN SPACE & RECREATION
- Open space in centre of the scheme (NEAP).
- Secondary Local Areas for Play.
- Central Avenue with trees lined character.
- Design of central green space to be confirmed in due course.
- Other areas of play to be confirmed around wider green collar.
- Single tree-lined avenue along spine road with trees in open space.
BLOCKS / GRAIN - Develop perimeter blocks in response to topography.
- Orientate blocks for solar gain.
- Well-defined edges to green spaces.
- Strong frontages along main routes
- Plots and blocks are well-related to the undulating topography.
- A good proportion of homes have a southerly orientation.
- The edges to all green spaces are well-defined and well-enclosed by built development.
- The main frontages through the scheme are well defined including corner locations and changes in direction which are carefully handled.
ACCESS / CIRCULATION
-Clear street hierarchy
- Bus circulation and Loop
- Tram connectivity
- Retention of PROW
- Access to George Spencer Academy
- Hierarchy established through streets/buildings
- Bus route delivered along spine road.
- Scheme will accommodate tram link.
- Scheme reflects wider links
- New spine road provides scope to deliver this.
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PHASE ONE DESIGN CONSIDERATIONS
05 DEVELOPMENT PROPOSALS
LAYOUT DESIGN
The approved outline scheme including the Illustrative Masterplan, was an important starting point for the Reserved Matters work. This layout is shown here. Important layout principles are established by the previous design and access staement and the indicative layout, in regards to site access, relationships with edges of the site, the internal road layout and the overall approach to plotting. The importance placed on the outline approval, that detailed design should reflect the content of the Design and Access Statement, underlines the need to carry forward the design intent from that earlier work.
The influence the design and access statement has had on the Reserved Matters design is clear. The detailed site layout carries forward the vision and design intent from the outline work. The house designs have evolved alongside the layout and new houses have been designed to respond to the challenges of the site and approved indicative plan. The main aspects of the layout are as follows, which can be seen on the detailed 1:500 layout plan:
• Principal site access from Stapleford Lane. This road is lined with ‘street trees’ forming attractive avenues which will mature over time and get stronger as the development ages.
• The layout works with the terrain and topography to organise the street and development patterns, and to develop site drainage.
• The pattern and location of the houses seeks to create a continuity and sense of enclosure
through the scheme. House frontages are the primary device for articulating the built edge, but in places garaging and tall plot boundary walls continue to shape space, rather than allowing gaps to occur in the street frontage.
• Vista and views through the scheme are created to help develop a sense of place. For example, the vista to the attractive Type T house at the site entrance is striking. As well as using interesting and attractive dwellings to frame the views of the SUDs corridors running through the site.
• Prominent locations and corners are well articulated through the design. The ‘L’ shaped houses – Type R and U are corner turning houses with two principle elevations to help define corners.
• This is an outward looking scheme with houses overlooking the green spine, on the outline masterplan, running through the centre of the scheme, including formal and informal public open space areas and areas for water attenuation, for play and recreation, and dwellings which overlook adjacent fields.
A fully connected street network based on streets and private lanes and avoiding cul-de-sac. There is a clear street hierarchy with the primary avenue providing all other points of access to the phase 1 residential development and future phases of development. Loops are created on the secondary routes, enabling connectivity and legibility. Private lanes are used to enhance the setting of the green space.
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DEVELOPMENT PROPOSALS
LIME RISE, TOTONIllustrative Master Plan
0 10050 Metres
www.ibigroup.com
Drawing / Rev: 5674_SP(90)03 / TReviewed / Drawn by: Ac / Ec
Scale: 1:1,000@A0Job: 5674
© Crown copyright. All rights reserved. Licence number LIG0358 2015.Contains Ordnance Survey data © Crown copyright and database right 2015.
OUTLINE MASTERPLAN (IBI)
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DEVELOPMENT PROPOSALS
COLOURED MASTERPLAN
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DEVELOPMENT PROPOSALS
The affordable housing is spread across the scheme and located in three clusters. The location of these small clusters relates to the proposed phasing / sequencing of development.
Affordable homes are well designed and will be well constructed and will sit well with the market mix. There will be shared ownership as well as social rent. The reduced number of affordable housing 10% of the 253 units (25 dwellings) is complemented by an off-site contribution to affordable housing elsewhere in the Borough. This approach has been previously endorsed by the Council and is provided for within the Section 106 Agreement.
of any scheme and from a planning and homeowner point of view this parking solution is not welcomed.
GARDEN SUBURB DENSITY
The intensity and grain of proposed development are integral to the character of the scheme. Space to breathe and for greenery, gardens and space around buildings is vital. This is not a mass housing development. It is a sensitive development which puts the ‘quality’ of housing development before ‘housing numbers’. The modest density which represents 26 dwellings to the hectare net is right for the site and aligned to the development concept. The Council has endorsed this approach to more modest densities to allow for more liveable developments, with more pragmatic approaches to parking and a design approacxh which learns the necessary lessons from PPG3-led housing schemes.
The aspiration to execute a high-quality, green and spacious garden suburb development, as well as, the varied changes in street geometry and the twists and turns across the scheme, owing to contours, SUDs and the need to break-up larger areas of housing and limit forward visibility along roads, has all worked towards the modest reduction in net density.
Genuine garden suburb character cannot be created by commercial aggressive housing densities. Densities of 35-40 dwellings to the hectare with a development coverage of 15-16,000 sqft to the acre development will not have the look and feel required and will not allow for the necessary inclusion of gardens and space between buildings. The extensive use of car parking courtyards can support the look and feel of a garden suburb but the space these require undermines the commerciality
HOUSING MIX
The scheme comprises 253 new dwellings. There are 228 private dwellings and 25 affordable dwellings which is 10% of the overall scheme. There are 22 house types and the mix is as follows in terms of dwelling bedrooms:
MEANS OF ACCESS
The site will be accessed from Toton Lane via a new signal controlled junction. This includes a dedicated pedestrian phased crossing to provide strong pedestrian and cycle links to the Net terminus. Separate detailed access / junction designs are provided and these connect seamlessly with the now complete NET junction works. Access into phase 1 from the existing bridleway and public rights of way network is good.
Connections to later residential development phases to the south will be possible from the spine road constructed in phase 1. That will allow for the completion of the internal look which will become the bus loop through the development. All homes within this phase are within 400 metres of this bus route. The spine road is designed to allow bus access through and around the site. The spine road has also been designed to allow for the integration of the NET (Tram) as it may connects to HS2 station and communities to the west in the future.
MARKET TYPES MARKET MIX PERCENTAGE
SPLIT %
2 BED HOUSE 2 1
3 BED HOUSE 78 34
4 BED HOUSE 107 47
5 BED HOUSE 41 18
AFFORDABLE
TYPES
AFFORDABLE
MIX
PERCENTAGE
SPLIT %
2 BED HOUSE 15 60
3 BED HOUSE 10 40
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DEVELOPMENT PROPOSALS
historical schemes. At Toton a bespoke one-off gate lodge house type has been design to mark the arrival in the scheme. This house appears nowhere else on the scheme and will create the desired gateway feature. The gate lodge character reflects the wider character of the family of buildings at Toton but takes the design, details and materials further to create effects which are striking and simply not feasible on a modern housing development in terms of the costs and complexity of traditional building methods. None the less the effort put into this one-off building will set the tone for the wider scheme.
Toton. These provide a family of buildings of character, unity and controlled variations within an overall pastern language. They provide an attractive and rich character area.
• Buildings, boundaries and landscape were the principal place defining elements in the traditional garden suburbs. Today’s requirements for accommodating car parking can work against this design aesthetic and interrupt the flow of the street and scheme. Care has been taken to minimise the visual impact of cars and to get cars off the street and to be as visually screened within the street scene as is possible in a commercial housing layout with on plot parking for the vast majority of car parking. The detailed design creates a strong street scene and avoids problems of excessive reliance on on-street parking, a feature which now blights many historically successful garden suburbs.
• The best garden suburbs all have a clear focal point for the community with uses that support local people including schools, shops and services, public houses, places or worship and so on. At Toton the proposed local centre will provide this focus. The local centre is located close to Toton Lane and the road infrastructure constructed to reach the phase 1 housing area will pass through the local centre, which will be built-out over time as the residential development establishes a new community.
• Gateways are recognised as being very important to the character of garden suburbs from the review of examples
CHARACTER
The original D&AS presented a very clear vision for the character of development at Toton. The Garden suburb character was at the heart of this approach. Example schemes were presented from other historically successful places including The Park in Nottingham and Port Sunlight on the Wirral. The lessons from these (and other) garden suburbs which were invested in the ‘outline design’ and which have been translated into the detailed residential proposals were as follows:
• Investment in high quality landscape design and planting, including trees, all of which can mature-well over time. the density and grain of the design allows for substantial greenery to be included throughout in the form of open spaces, front and generous back gardens. Space between buildings also adds to this effect.
• Create strong and deliberate layout effects which can strengthen local character. The relationship of landscape and terrain and the integration of open swales for SUDs in the design connecting to the central brook is a key feature. The location and orientation of the two swales included in the detailed design and the adjacent houses work with the terrain.
• Strongly defined character areas which add a sense of coherence and unity to the place. The detailed proposals for one of these important character areas. The layout and street design provide the basis for this. The house type elevations are unique to this site and were design specifically for
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DEVELOPMENT PROPOSALS
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DEVELOPMENT PROPOSALS
The design intent is to avoid the common problem of the overuse of standard types, which creates bland street scenes. Also, to avoid the random plotting of numerous unrelated house types. The approach at Toton focuses specifically on the variety of build-ings, details and materials controlled by a strong pattern language of repeated elements as described above.
• There is a one-off building for the site plotted to act as a gate lodge to the scheme at the entrance to this residential phase. This takes all of the features and patterns to the next level and applies an approach to building and design only really seen in single individual high value domestic projects to create an attractive new local landmark building. A similar approach was developed at Peveril Homes scheme at Willington where a Cemetery Lodge was designed and constructed to create a new village landmark on the way into that development. At Toton the Gate lodge will serve the same purpose in setting the tone and quality for the development.
across the scheme which bring coherence and order to a scheme composed of many individual house types.
• A sense of artisan workmanship and craft to the design and construction of the houses to cre-ate a comfortable domestic setting.
• A repeated pattern for addressing corners through the use of dedicated corner-turning house types, which elevate on each principal street edge.
• Widespread use of gables and dormers.
• Widespread use of chimneys.
• Richness around door surrounds, canopies and porches.
• Use of bay windows.
• The house platforms (or footprints) are from Peveril Homes core range. All of these house types have been re-elevated for the site at Toton. Some have been reworked much more than others and the design team have been given the opportunity to create some very special buildings. The costs in terms of design, materials and construction from this ‘bespoke’ range of houses reflects what will be an aspirational postcode in Broxtowe and the wider area. The housing range at Toton speaks for itself and will create a striking and attractive development strong sense of place.
• There are 22 different house types used on this scheme. The unity provided by the elevational design is very important to bring unity to this scheme. The design offers a sense of controlled variety missing in so many modern housing developments.
APPEARANCE - HOUSE TYPES
The design challenge for the detailed housing proposals at Toton was to create a family of buildings which provide interesting streetscenes and work together to create a strong sense of character with a richness befitting a traditional garden suburb. This is not about creating houses that look old, but creating houses which reflect the core values of that ‘style’ and applying it to a modern way of building, which create high quality and desirable homes. The key features which unite the family of buildings at Toton includes:
• A richness and quality of materials (and colours) which can stand the test of time. Good quality bricks, rough-cast renders, roof coverings, windows and doors.
• Materials used in combination to a pleasing and understated effect. A complementary use of materials used in similar ways as a means of uniting different buildings within the family.
• Simple well-executed traditionally inspired details, including dentil course, brick bands, diamonds, brick quoins and feature chimneys stacks.
• The diamond detail is an element applied across the range in various ways to help provide unity and coherence.
• Decoration to eaves and in some places ridges. This includes in places painted timber rafter feet, projecting fascia (not box soffits) and on some properties gable ridge finials.
• A pattern-book approach to common details
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DEVELOPMENT PROPOSALS
HOUSE TYPE L HOUSE TYPE M HOUSE TYPE O
HOUSE TYPE Q HOUSE TYPE S HOUSE TYPE U
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DEVELOPMENT PROPOSALS
SCALE AND MASSING
The scale and massing parameters were established by the outline approved scheme. Houses with 2 and 3 bedrooms were up to 9.6m to ridge. Houses with 4 or 5 bedrooms were up to 10 metres to ridge. The tallest house on the scheme is the 2.5 storey height 5 bedroom type ‘W’ and that is 9.67m to ridge. All the other 4 and 5 bedroom houses are well below the threshold as are all the 2 and 3 bedroom houses. The domestic scale of the houses is important to the character of the scheme. The CGI’s and street scenes help to demonstrate the collective value of the development.
All dwellings comply with the length and width parameters set in the outline and the small number or terraced houses proposed reflect the aggregation of those widths and are well balanced and carefully scaled / proportioned in any case. Garages are slightly wider and deeper typically (twin and doubles) to reflect internal space requirements of the 6C’s Design Guide. The overall impression within the street scene will be of a well-scaled and sensitively designed
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Scale:
Reviewed by :
drawing originated by: date:
NOTES
1. DO NOT SCALE FROM THIS DRAWING
2. THIS DRAWING IS TO BE CHECKED WITH ALL OTHERRELEVANT DRAWINGS.
3. ANY DISCREPANCIES CHECK WITH SIGNET URBAN DESIGN,IF IN DOUBT ASK.
4. DRAWING TO BE USED FOR PURPOSES OF THE ISSUE ANDNOTED ON PLAN
5. COPYRIGHT SIGNET URBAN DESIGN
revisions drawn/reviewd date
Project No drawing rev
Signet Urban Design is a department of:Signet Planning Ltd, Rowe House, 10 East Parade, Harrogate, HG1 5LT
t: 01423 564 982
Harrogate | London | Manchester | Newcastle | Nottingham
www.signeturbandesign.com
As indicated@A2
AO99278 SE-01
TOTONPHASE 1 RESERVED MATTERS
Proposed Street Sections
PC 05/07/17
AC
PLANNING
1 : 2000
1 : 500
1 : 500
1 : 500
LIME RISE, TOTON
19
DEVELOPMENT PROPOSALS
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3
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2
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1
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Scale:
Reviewed by :
drawing originated by: date:
NOTES
1. DO NOT SCALE FROM THIS DRAWING
2. THIS DRAWING IS TO BE CHECKED WITH ALL OTHERRELEVANT DRAWINGS.
3. ANY DISCREPANCIES CHECK WITH SIGNET URBAN DESIGN,IF IN DOUBT ASK.
4. DRAWING TO BE USED FOR PURPOSES OF THE ISSUE ANDNOTED ON PLAN
5. COPYRIGHT SIGNET URBAN DESIGN
revisions drawn/reviewd date
Project No drawing rev
Signet Urban Design is a department of:Signet Planning Ltd, Rowe House, 10 East Parade, Harrogate, HG1 5LT
t: 01423 564 982
Harrogate | London | Manchester | Newcastle | Nottingham
www.signeturbandesign.com
As indicated@A2
AO99278 SE-01
TOTONPHASE 1 RESERVED MATTERS
Proposed Street Sections
PC 05/07/17
AC
PLANNING
1 : 2000
1 : 500
1 : 500
1 : 500
LIME RISE, TOTON
20
DEVELOPMENT PROPOSALS
been taken to select two complementary types of side-hung casement window. Doors are also selected to reinforce a sense of the domestic with an arts and crafts theme. Mosaic tiling will be laid to front porches and enclosed canopies again in an arts and crafts style. Door colours will be within a defined heritage range. Meter boxes and rainwater goods will be dark finished and unobtrusive.
Effective detailing with brick banding and quoins will be essential. Colours for render will be confirmed along with products in due course but colour tomes will be tonal and near white. Some warm colours will be appropriate as suggested by the col-oured planning drawings.
• Roof Coverings will include typically dark grey tile effect, smaller unit sized product, to help create a consistent and high quality effect. Some house types have a similarly dark slate effect roof covering which will add subtle variation. As an accent to this some roof coverings will be red/orange tile effect. Porches, canopies, bay roofs etc. will all be finished with small unit sized tiles. The gatehouse (lodge) will have traditional Staffordshire blue-clay roof tiles, including a fish scale detail band.
• Timber is used widely close to front doors to help create a warm welcome and evoke a sense of craftsmanship. Spending money close to the entrance to a dwelling sets the tone for the whole building. Exposed rafter feet and small unit clay tiles bring the scale right down. Controlled use of colour tomes is proposed as shown on the planning drawings. Canopies will not be colour coded to match front doors as has been the case on other Peveril Homes schemes in the past. That is not appropriate at Toton. Some of the larger dwellings and the gate lodge will include hardwood for such details and this will not be painted and will offer a genuine timber effect.
• Good quality windows and doors make a huge difference to developments. Care has
MATERIALS
Material choices are critical to the success of this bold domestic architecture. Exact materials choices will be confirmed in due course but the quality and the look and feel is described in this section to convey the sense of place. Materials have been chosen to specifically reflect the local vernacular and set-ting of the site. For example, the vertical timber canopy supports, below the raking low side-gable roofs on the type ‘O’ and type ‘Q’ reflect the timber decoration of properties on the A52 near Beeston.
Material choices are also used to provide distinctive features and landmarks within the scheme.
• Bricks will convey to a large extent the quality of the scheme so the choice here is crucial. It is envisaged on a site of this scale that three principal facing bricks will be selected and applied to specific house types across the development. These bricks will either be the facing brick or work in combination with render. Thus the right brick can be selected for the right house. All of the bricks selected shall be waterstruck / slop mould bricks offering a good quality and authentic traditional character. There will be variation in tonal reds, in texture and finish, in profile and shape and consistency.
• Rough-cast render used as the principal decorative feature and applied to building in various ways, principally to main frontages. The finish of this material evokes a domestic scale and reflects the arts and crafts era.
LIME RISE, TOTON
21
DEVELOPMENT PROPOSALS
MC/AC
SP-04 A-
Brick nished
Brick and Rough-Cast Finish
Roof Covering 01Gemini or similar tile - Dark Grey
Roof Covering 02Gemini or similar tile - Red
Roof Covering 03Russell Galway or similar tile - Slate Effect
GaragesBricks for garages to match bricks used for associated dwelling
Materials Plan
26.06.17
MATERIALS PLAN
LIME RISE, TOTON
22
DEVELOPMENT PROPOSALS
BOUNDARY TREATMENTS
Boundary treatments have been carefully considered as the design for this site has evolved. Front boundaries are important and help to create a sense of definition to the plot and moreover the street scene as a whole. They also complete the street composition and envelope to the plot, as well as contributing to the character of the development. Front boundaries are as follows:
• Chunky timber gate posts (900mm) define the threshold to most plots. This create a strong sense of definition to the plot threshold and a rhythm along the street. Typically, these will be treated timber and 250mm square with bevelled top.
• Native hedge planting is the final boundary treatment. This will link with the public open space at the gateway and create green streets through the heart of the scheme. The hedge will be low in nature and would be planted to grow along / through low post and wires of 400mm.
• Brick walling with tile crease and coping details will be used widely to exposed side and exposed rear garden boundaries.
• Away from public view close board timber fencing at 1.8m high will be used to form garden boundaries. Fences and gates visible from the street will be set back from the building line.
LIME RISE, TOTON
23
DEVELOPMENT PROPOSALS
BOUNDARIES PLAN
LIME RISE, TOTON
24
DEVELOPMENT PROPOSALS
HARD LANDSCAPING
Hard landscape proposals relate to the main access road, secondary roads and associated parking areas and driveways. The proposals include a defined carriageway and associated footways either side. This will be an adopted highway and as such will be designed and constricted to meet the requirements of the 6C’s design guide. Carriageway and footway will be finished with tarmac. Thresholds into parking and turning areas will be block paved. Some driveways will also be block paved where they contribute to street scene. Pathways including to the front of homes looking northwards over the open space will be formed with concrete slabs. Overall a simple and robust approach is proposed.
ornamental flowering trees e.g. cherry blossom. A detailed landscape scheme will be developed for all plots and frontages.
FEATURE TREE PLANTING
These are a modest number of key focal-point feature trees proposed within the site. These include individual trees or small groups of trees. This also includes the avenue of trees which address and define the central spine road through the site. These avenue trees will be planted within the green space adjacent to the road rather than within the highway land or verge so as to provide greater scope on species and planting. These trees will establish to be key features. The technical information fore all trees will be coinfirmed via a further submission which will provide a landscape general arrangement and associated detailed drawings.
GREEN PLOT BOUNDARIES
Native hedge-planting will be included along front boundaries helping to give shape and definition to the street edge and to green the streets/ lanes through the development. The use of this boundary will be extensive through the development. This will be allied to the strategic use of timber gateposts to define the hedge planting. A typical detail of this front green boundary has been provided. The technical detail /species is to be confirmed.
ON PLOT PLANTING
There will be frontage shrub and tree planting (feature plots) to give a strong green character to the development. Planting to front gardens will give a cottage garden character and tree planting will provide seasonal colour through
LANDSCAPE DESIGN
A detailed landscape general arrangement is not included at this time with the Reserved Matters submission. Landscaped design, planting and greenery has featured heavily in the design concept and detailed designs for this development. Across the scheme there are various areas of tree planting and public open spaces. The design of the scheme including the following important features;
HEDGEROWS & GREEN EDGES
Substantial new hedgerow planting will be required to compensate for low quality hedgerows removed through development. The perimeter of the site provides an ideal opportunity for the creation of new native hedges. The SUDs areas and swales likewise. Plot boundaries also provide an opportunity for hedge planting. Taken together this extensive planting approach can create attractive green edges to the scheme and to streets.
GREEN CORRIDORS AND SUDS
These green corridors will provide not only the channels for SUDs systems but also informal green space and enhance natural habitats. In truth the storage capacity of these linear SUDs is limited by their width and the falls. The real benefit to the scheme of these areas is by extending green fingers through the development.
LIME RISE, TOTON
25
DEVELOPMENT PROPOSALS
04.07.17
Adopted Tarmac Carriageway
Adopted Tarmac Footway
Private Drive in Blockwork
Adopted Road / Threshold in Blockwork (TBC)
A Amended Red Line VMc
Surfaces Plan
SP-05 A
HARD LANDSCAPING PLAN
LIME RISE, TOTON
26
DEVELOPMENT PROPOSALS
06 SUMMARY
The first residential phase at Toton will set new design standards locally. It will fully deliver the design intent established by with the outline planning approval. It will create the attractive, green, distinctive and spacious development. These qualities were envisaged at the time of the outline and detailed work since then has ensure that the detailed proposals presented now live up to those expectations. Unlike so many outline planning approvals, where the visual language of the design is heavily ‘sold’ and often ‘over-sold’ at the outline stage. Often the detailed design unravelling and the reality being much less than what has been promised as standardised designs are rolled out across the site. At Toton phase 1 the detail will be as good if not better than originally envisaged and that is evidenced to a large degree by the layout design and the bespoke family of house types. This will be a high quality development and should receive Reserved Matter Approval in due course.
LIME RISE, TOTON
27
SUMMARY
LIME RISE, TOTON
28
SUMMARY