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Harnham Park, Sal isburyDesign and Access Statement
April 2018
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2
Foreword
This report accompanies an outline planning application submission in respect of the proposed redevelopment of Harnham Business Park.
The document provides illustrative guidance about how the proposal could be designed and developed. It is informed by survey work and site analysis that has been undertaken.
This document should be read in conjunction with other documents and drawings submitted as part of the outline planning application.
This document has been prepared to explain the design strategy for the site at Harnham Park. The structure of this document is outlined below.
1.0 Introduction
This document will begin by introducing the development site, planning context and proposal for the site.
2.0 Site Assessment
A site analysis for the site has been carried out, taking into consideration the physical, visual and technical constraints present.
3.0 Design Development
This section provides a commentary on the evolution of the design further to a pre-app submission.
4.0 Design Proposal
This section presents the vision and design strategy, as well as the proposal in the form of the illustrative masterplan and parameter plans. This section also explains how the proposal relates to future reserved matters applications.
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3
Contents
1.1 Introduction 4
2.1 The Site and its Location 6
2.2 Site Photographs 8
2.3 Surrounding Character Analysis 10
2.4 Site Constraints 14
2.5 Site Opportunities 15
3.1 Pre-Application Submission 16
4.1 Design Strategy and Vision 18
4.2 Illustrative Masterplan 19
4.3 Land Use 20
4.4 Density and Building Heights 21
4.5 Housing Mix 22
4.6 Affordable Housing 23
4.7 Frontages and Key Nodes 24
4.8 Access Strategy 25
4.9 Parking and Refuse 26
4.10 Green Infrastructure 27
4.11 Indicative Views 28
4.12 Energy and Sustainability 30
4.13 Security 31
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1.0 Introduction
Salisbury is the third-largest settlement in the county, after Swindon and Chippenham, with a population of approximately 40,000. It is the only cathedral city in Wiltshire.
The city is located near the edge of Salisbury Plain and sits at the confluence of five rivers: the Nadder, Ebble, Wylye, and Bourne are tributary to the Hampshire Avon. Salisbury has a railway station that is a regional interchange.
The site sits to the south western edge of Salisbury and is provided with good visibility and surrounded by a range of uses including residential accommodation and other facilities. The site area is 2.99 hectares.
1.1 Introduction
Location of the site within Salisbury N
2
1
3
4
Key
Site Boundary
Main Roads
Railway Line
Railway Station
Salisbury Cathedral
Salisbury District Hospital
Salisbury and South Wilts Golf Course
Old Sarum
1
2
3
4
Salisbury
Wilton
QuidhamptonLaverstock
Netherhampton
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1.0 Introduction
Site location plan
This Design and Access Statement has been prepared to accompany an outline planning application for 82 dwellings in Harnham, Salisbury, at the vacant Harnham Park site off Netherhampton Road. The purpose of this document is to describe the key design principles and evolving design process that have emerged from an analysis base. This has led to a considered and appropriate proposal for the application site, designed with respect for the local context.
This report will show how the development framework plan provides an appropriate response to the local context and site constraints. It should be noted that this report does not provide a fully developed architectural design for the site, but is intended to support an outline application, and should therefore be read in conjunction with all the other application documentation. A more detailed design will be developed at reserved matters stage, in keeping with the principles outlined in this document.
The proposal includes the following:
• Circa 82 new dwellings in a the form of housing and apartments
• 40% affordable housing
• Allocated car parking
• Individual private gardens to each house
• Public open space
• Comprehensive scheme of hard and soft landscaping
• On site drainage attenuation
N
Key
Site Boundary
GSPublisherVersion 0.0.100.100
Scale
Revision number
DR CH Date
Project
Drawing
Drawing number
RevNotes
Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
1380 - E - 001
Site Location Plan
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
4
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Harnham Business Park
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Harnham
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NETHERHAMPTON ROAD
Booker Wholesale
0 100 m5010 20 30 40
Key
Application site boundary
Gross site area = 2.99 hectares
NS SC 28/112017 -First issue
A
1380 - E - 001 Site Location Plan 1:1250@A3
NS SC 20/122017 APre-App issue
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2.0 Site Assessment
2.1 The Site and its Location
The site sits to the south western edge of Salisbury. To the east of the site, residential accommodation in the form of housing and apartments are provided at a range of densities.
The wider site rises to the south. There is a change in level from the site to the ridge line of Harnham Hill of approximately 55 metres. This area to the west and south is subject to a mixed-use allocation in the draft Wiltshire Housing Site Allocation Plan. This is referred to as the 'Bovis Option Land'.
Towards the north of the site beyond the A3094, lies low level farm land. This area is prone to flooding and therefore not suitable for residential development.
The site lies to the south of Netherhampton Road, which serves the surrounding residential areas and links to the city centre.
Key (diagram on page 7)
Site Boundary
Flood Zone
Topography
Main Road
Bus Stop
Bovis Option Land (policy H3.1)
Land North of Netherhampton Rd (policy H3.3)
Netherhampton Sale Rooms (Auction House)
Harnham Business Park
Booker Wholesale
Harnham Community Sports and Social Club
Harnham C of E Junior School and Infant School
Salisbury Lawn Tennis Club
Salisbury Cathedral
The Salisbury Museum
Glenmore Business Park
1
2
3
4
5
6
7
8
9
Salisbury Cathedral
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2.0 Site Assessment
NWider site constraints
Netherhampton Road
Old B
landfo
rd Ro
adHarnham Hill
50m
75m
100m
100m
River Avon
1
3
2
9
4
7
8
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6
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2.0 Site Assessment
2.2 Site Photographs
The selection of site photos indicated help to explain the context of the site. The photos indicate the site boundary and Bovis Option Land.
A preliminary landscape appraisal has been carried out by Sightline, and is submitted alongside this document.
View 1: View from Netherhampton Road towards site entrance
View 2: View from site entrance towards Booker Wholesale
Netherhampton Rd
Booker Wholesale Access road within site to be retained
Substation
Site access
Site boundary
Trees along boundary
5 4
12
3
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2.0 Site Assessment
View 5: View from field behind site
View 3: View from Booker Wholesale towards Netherhampton Road View 4: View from field behind Booker Wholesale towards Harnham Business Park and Salisbury
Bovis Option Land: Policy H3.1 draft WHSAP
The siteDraft allocation 'land north of Netherhampton Rd' Policy H3.3
Booker Wholesale C21 Residential development
Salisbury Cathedral
Salisbury CathedralResidential development
The site
Substation on site
Harnham Business Park
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10
2.0 Site Assessment
2.3 Surrounding Character Analysis
The characteristic of the site is typically residential suburban edge of town with a number of other uses including light industrial and retail buildings.
This chapter assesses the residential development immediately to the east of the site. Residential accommodation is typically two and three storeys, with good frontages and relationship to public space. Car parking is 'on-plot', in shared areas with some stand alone and integral garages.
A range of building materials are provided including stone, brick and render. Roofs are typically clay tiles.
Different building volumes, materials and roof types confuse the street scene.
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2.0 Site Assessment
The play area is faced by buildings on all sides, which allows for positive natural surveillance.
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2.3 Surrounding Character Analysis
Separation between Netherhampton Road and this residential development is provided with a green space that is overlooked by houses.
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Corner houses are provided to allow for natural surveillance and active frontage along secondary roads, however, bins, harsh garden boundaries and garages do not provide any activity along the street.
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2.0 Site Assessment
2.4 Site Constraints
The site has a number of constraints as follows:
1. Electric Substation
The acoustic impact of the substation needs to be considered as there is a constant hum that will impact on the proposed uses for the site. Detailed analysis has been undertaken to assess the impact.
2. Adjoining Industrial Uses
The adjoining industrial uses need to be considered from an acoustic and commercial viewpoint.
3. Hydrology
Consideration is required due to the specific drainage requirements of the site.
4. Trees
There are a number of protected trees on the site that will be retained as part of the layout. Construction will need to be kept away from these trees.
5. Utilities
An existing power cable runs diagonally across the site towards the southern area of the site.
Constraints plan N
GSPublisherVersion 0.0.100.100
Scale
Revision number
DR CH Date
Project
Drawing
Drawing number
RevNotes
Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
1380 - E - 010
Site Constraints
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
4
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2 Trading Estate
Harnham Business Park
24
6
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Wellw
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Harnham
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NETHERHAMPTON ROAD
Booker Wholesale
0 100 m5010 20 30 40
NS SC 22/112017 -First issue
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1380 - E - 010 Site Constraints 1:1250@A3
Key
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
Substation
Noise from substation >=35db
Noise from substation >=30db
N.B Substation buffer (assuming substation is
provided with 4m surrounding wall) - any
residential facades within this zone
recommended to have non-habitable rooms
unless screened by other buildings.
Residential facades not recommended
against boundary. Buffer recommended and
screening of gardens.
Road traffic buffer - 15m from carriageway.
Existing power lines
Access into site
KeySite boundary
Existing trees
Existing trees with TPO
Root Protection Area
Substation
Noise from substation >=35db
Noise from substation >=30db
N.B Substation buffer (assuming substation is provided with 4m surrounding wall) - any residential façades within this zone recommended to have non-habitable rooms unless screened by other buildings.
Residential façades not recommended against boundary. Buffer recommended and screening of gardens.
Road traffic buffer - 15m from carriageway.
Existing power lines
Access into site
Sun-path
ampm
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15
2.0 Site Assessment
2.5 Site Opportunities
The site is provided with good accessibility and connectivity to the city. The relationship of the site to the existing highway network is good with easy vehicular visibility and pedestrian access.
The site is generally level and suitable for residential accommodation with easy access. The site is rectilinear and generally has a minimal change in level at each of the boundaries.
There is minimal ecology presence on the site.
Typically established trees are generally located at the boundary.
There is opportunity for the integration of public open space and enhanced pedestrian connectivity to the Bovis Option Land to the west.
Opportunities plan N
GSPublisherVersion 0.0.100.100
Scale
Revision number
DR CH Date
Project
Drawing
Drawing number
RevNotes
Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
Site Opportunities
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
4
16
2 Trading Estate
Harnham Business Park
24
6
7
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HA
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1-6
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Wellw
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42
34
8
Harnham
34
2
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NETHERHAMPTON ROAD
Booker Wholesale
0 100 m5010 20 30 40
Key
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
Substation
Noise from substation >=35db
Noise from substation >=30db
N.B Substation buffer (assuming substation is
provided with 4m surrounding wall) - any
residential facades within this zone
recommended to have non-habitable rooms
unless screened by other buildings.
Residential facades not recommended
against boundary. Buffer recommended and
screening of gardens.
Road traffic buffer - 15m from carriageway.
Existing power lines
Access into site
NS SC 22/112017 -First issue
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Site Opportunities 1:1250@A3
KeySite boundary
Existing trees
Existing trees with TPO
Root Protection Area
Proposed pedestrian route through site to Netherhampton Road
Non-habitable rooms facing substation as to block out noise to rest of development
Residential development area
Green infrastructure area
Existing power lines
Access into site
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3.0 Design Development
3.1 Pre-Application Submission
Response to Urban Design Officer’s Comments, Jan 2018
An initial ere-application enquiry was submitted to the Council in January 2018 (Ref: 18/00017/PREAPP). The text below shows how the initial proposal has evolved following dialogue with the Council's Urban Design Officer.
1.
The very small one garden space shown for each of the two bedroom/4 person ‘special’ house type in both terraces would not represent an adequate outside amenity space in terms of BfL12 as this is less than the minimum area recommended by BfL12 Q12 that rear gardens should at least be equal to the ground floor footprint of the dwelling.
More space is required for the garden for each of these dwellings to extend across the whole rear of the dwelling with residents car parking placed beyond this in a mews courtyard.
The gardens for these house types has been made bigger, and the parking has been moved to a courtyard car park.
2.
An over reliance of in front of plot runs of parking bays that tends to create over wide streets dominated by cars and not broken up by strong and extensive landscaping;
Parking has been amended, there are more courtyard car parks, and parking on the side of houses rather than in front.
3.
The expansive and wide areas of hardstanding would appear unattractive and weak spaces with potential considerable informal parked vehicles within these.
This has been amended. Any courtyard parking is now enclosed between the houses.
4.
Locating driveways on street corners and prominent locations such as view up the street.
This has been amended, there are no driveways on prominent corner houses.
5.
Homes that back onto the streets (notably the streets parallel with the existing site road)
Housing has been orientated differently
6.
The flanks of the street corner homes (and projecting flanks prominent in the street scene) that offers a blank or essentially blank elevation to the street or public open space (i.e. without a substantial number and size of windows to habitable rooms). This would appear to be to every street corner dwelling.
Housing orientation has been amended; however, where there are corner buildings, these would be articulated to have an active frontage on both elevations (front and side).
7.
This would include the side of houses 1 and 7 where the public open space strip down the side of these houses would also not be well overlooked for safety and security and the prominent flanks of houses 11 and 13 from Netherhampton Road by standing well forward into the perimeter public open space. As a deep plan terrace this would appear a rather staid and cumbersome block rather than being articulated with a distinctive roof, openings and facing materials and with the car bays and pavement not set hard up against the flanks.
Houses 1 and 7 will be articulated so that the sides have an active frontage. Houses 11-13 (now 11-14) will be articulated with a distinctive roof, and will provide a gateway into the site. These houses also face onto the green strip at the front of the site so provide natural surveillance.
8.
Pedestrian/cycle link and route:
The Illustrative Masterplan indicates a pedestrian/cycle link with the lower north east corner of the Netherhampton major strategic housing site and pedestrian link at the north east corner of the subject site onto the Netherhampton Road recognising the strong desire line towards the City Centre and suburbs to the east.
In principle the link points accord with recommendations of BfL12 Q1’Connections’ however on leaving the proposed public open space (POS) the layout and street scene indicated by the Masterplan layout would not make this desire line obvious and particularly legible (clear and direct) to pedestrians/cyclists.
This is through:
a. Leading pedestrians on a twisting route through the proposed secondary streets;
b. Bringing cyclists onto the existing access road into conflict with HGVs serving the Booker Distribution warehouse and pedestrians in close proximity to these on the pavement alongside;
c. Taking pedestrians along shared surface streets frustrated by moving and parked vehicles and across rear of parking bays;
d. The visibly secondary impression of this route lined by runs of parking bays, high garden boundaries and largely blank flank ends of houses.
This layout and street scene would not convey a hierarchy reflecting the future significance of this route serving a large number of people as a major pedestrian /cycle artery from the city to the major strategic housing site and the countryside footpath network beyond. For example a wide landscaped pedestrian/cycle avenue following down the east side of the existing access road but not immediately abutting it and not fronted by driveways and parking bays but with the front of end of terrace houses turned to face this and then leading round and through the POS shown along the Netherhampton Road Perimeter to the north east corner.
This route has been amended and provided along the existing access. This existing access road has been widened to allow for street trees and a 3m wide cycle/ footpath to help navigate pedestrians and cyclists to Netherhampton Road.
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3.0 Design Development
Illustrative masterplan submitted for pre-app Amended illustrative masterplan to take into account Urban Design Officer's comments
N
GSPublisherVersion 0.0.100.100
Scale
Revision number
DR CH Date
Project
Drawing
Drawing number
RevNotes
Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
1380 - F - 002
House Types Plan
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
4
16
2 Trading Estate
24
6
7
19H
ALF
PE
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Y R
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1-6
16
12
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6
26
8
10
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Wellw
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42
34
5
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Harnham
34
2
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NETHERHAMPTON ROAD
11
3 bed
12
2 bed
14
3 bed
24
3 bed
25
3 bed
33
3 b
ed
19
3 bed
1
3 bed
3
3 bed
4
3 bed
6
3 bed
54
3 bed
5
2 bed
15
2 bed
16
2 bed
17
2 bed
30
2 b
ed
31
2 b
ed
82
2 bed
81
2 bed
80
2 bed
75
2 bed
76
2 bed
55
2 bed
56
2 bed
57
2 bed
65
2 bed
64
2 bed
63
2 bed
10
2 bed9
2 bed8
2 bed7
2 bed
26
4 bed
74
1 bed
73
1 bed
72
1 bed
66-71
1 bed
29
3 bed
21
2 b
ed
22
2 b
ed
27
2 bed
13
2 bed
20
2 b
ed
18
2 bed
28
2 bed
77
2 bed
62
3 bed
60
2 bed
61
2 bed
59
2 bed
58
3 bed
46
3 bed
473 bed
48
3 bed
493 bed
50
3 bed
513 bed
52
3 bed
533 bed
792 b
ed
782 b
ed
34
3 bed
353 bed
36
3 bed
373 bed
38
3 bed
393 bed
44
3 bed
453 bed
23
2 b
ed
42
3 bed
433 bed
40
3 bed
413 bed
32
2 b
ed
2
3 bed
0 100 m5010 20 30 40
Key
NS SC 12/122017 -First issue
B
1380 - F - 002 House Types Plan 1:1250@A3
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
Nodal buildings
Frontage
1 bed 2 person dwelling
2 bed 4 person dwelling
3 bed 4 person dwelling
3 bed 5 person dwelling
4 bed 6 person dwelling
Affordable rented
Shared ownership
Existing power lines
Access into site
4m high wall around substation
Pedestrian route
3m wide cycle/ped link to the Bovis Option
Land
Public open space
POS NS SC 20/122017 APre-App issue
NS SC 07/022018 BAmendments following pre-app
GSPublisherVersion 0.0.100.100
Scale
Revision number
DR CH Date
Project
Drawing
Drawing number
RevNotes
Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
1380 - F - 002
House Types Plan
NOTES
© Keep 2017
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use by any
other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken from
figured dimensions only.
All omissions and discrepancies to be reported to
Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
4
16
2 Trading Estate
24
6
7
19
HA
LF
PE
NN
Y R
OA
D
1-6
16
12
18
6
26
8
10
28
Wellw
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y C
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42
34
5
8
Harnham
34
2
14
NETHERHAMPTON ROAD
11
3 bed
12
2 bed
13
3 bed
19
3 bed
20
3 bed
21
3 bed
22
3 bed
23
3 bed
24
3 bed
34
3 bed
29
3 bed
30
3 bed
26
3 bed
35
3 bed
37
3 bed
38
3 bed
41
3 bed
42
3 bed
44
3 bed
18
3 bed
1
3 bed
3
3 bed
4
3 bed
6
3 bed
47
3 bed
48
3 bed
51
3 bed
52
3 bed
55
3 bed
68
3 bed
72
3 bed
73
3 bed
77
3 bed
5
2 bed2
2 bed
14
2 bed
15
2 bed
16
2 bed
17
2 bed
27
2 bed
28
2 bed 31
2 bed
32
2 bed
33
2 bed
43
2 bed
39
2 bed
40
2 bed
36
2 bed
56
2 bed
57
2 bed
58
2 bed
59
2 bed
64
2 bed
63
2 bed
62
2 bed
45
2 bed
46
2 bed
49
2 bed
50
2 bed
54
2 bed
69
2 bed
70
2 bed
71
2 bed
74
2 bed
75
2 bed
76
2 bed
78
2 bed
79
2 bed
80
2 bed
53
2 bed
602 b
ed
612 b
ed
10
2 bed9
2 bed8
2 bed7
2 bed
25
4 bed
65
1 bed
66
1 bed
67
1 bed
81-86
1 bed
0 100 m5010 20 30 40
Key
NS SC 12/122017 -First issue
A
1380 - F - 002 House Types Plan 1:1250@A3
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
Nodal buildings
Frontage
1 bed 2 person dwelling
2 bed 4 person dwelling
3 bed 4 person dwelling
3 bed 5 person dwelling
4 bed 6 person dwelling
Affordable rented
Shared ownership
Existing power lines
Access into site
4m high wall around substation
Pedestrian route
3m wide cycle/ped link to the Bovis Option
Land
Public open space
POS NS SC 20/122017 APre-App issue
1 2 2
2
5
5
3
4
437
7
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4.0 Design Proposal
Strategy diagram
4.1 Design Strategy and Vision
A strategy of good urban design principles appropriate to the site has been adopted:
• All vehicular access into the site is provided from Netherhampton Road via the existing access.
• There is potential to provide all houses with private, rear gardens and the necessary level of parking as required by the local authority. On plot car parking to the front and sides of properties could be provided, as well as parking within secure, shared courtyards. Some on-street visitor parking can be provided on the site.
• Typically housing is provided as back-to-back with all housing having access to back gardens.
• A range of house types and materials would be possible at the site and both open market and affordable housing will be provided.
• Houses could front on to the new public open spaces to the north and south of the site.
• A pedestrian/ cycle link can be provided through the site, linking the site and the Bovis Option Land to the south to Netherhampton Road.
1. Existing access point retained off Netherhampton Road. Road created loop through residential development.
2. POS areas created to the north of the site around existing mature trees.
3. POS area created to the south-west of the site, linking the development to the Bovis Option Land.
4. Existing substation.
5. Buildings designed to block noise from substation. Non-habitable rooms face substation.
6. Higher density housing with frontages facing POS and main access roads.
7. Medium density housing with frontages facing proposed roads. Housing proposed with back to back gardens.
8. Lower density housing with frontages away from industrial uses.
9. Proposed pedestrian/ cycle route from Bovis Option Land through site to Netherhampton Rd.
NETHERHAMPTON RD
6
5
1
2
3
9
7
8
5
4
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19
4.0 Design Proposal
4.2 Illustrative Masterplan
The wider site has been designed appropriately to meet with housing requirements and to provide an attractive layout. Houses are a range of sizes but are typically all 2 and 3 bed. Apartments are 1 bed.
Housing will typically be provided with on plot parking to the front or side of properties. Some street parking is provided. Back to back gardens are provided to enhance natural surveillance and improve security.
Due to the acoustic constraints of the site and the need to acoustically 'buffer' the substation, an arrangement of accommodation has been provided that minimises the acoustic impact across the site yet provides an appropriate density and well coordinated urban design layout.
Properties that 'buffer' the substation will be designed to balance the technical layout requirements for each dwelling and a solution that is contextually appropriate for the site.
The other constraints of the site, including the neighbouring uses and existing utilities, have been incorporated in the layout.
The required public open space is provided in the south western area of the site.
Illustrative masterplan N
GSPublisherVersion 0.0.100.100
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RevNotes
Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
1380 - P - 001
Illustrative Masterplan
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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Key
NS SC 10/032018 -First issue
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1380 - P - 001 Illustrative Masterplan 1:1250@A3
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
Existing power lines
Access into site
4m high wall around substation
Pedestrian route
3m wide cycle/ped link to the Bovis Option
Land
Public open space
Proposed housing
Proposed trees
Parking
Attenuation basin
Key
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
Proposed dwelling
Proposed parking
Existing power lines
Access into site
4m high wall around substation
Pedestrian route
3m wide cycle/pedestrian link to the Bovis Option Land
Public open space
Attenuation basin
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4.0 Design Proposal
4.3 Land Use
A residential use and green infrastructure is proposed for the site. The areas are outlined in the table below.
Pedestrian and cycle routes are also provided crossing the site from the 'Bovis Option Land' to Netherhampton Road. The existing access road from Netherhampton Road will be used to access the residential development.
Land Budget Table Land use plan
Quantity
Gross Area (hectares) 2.99
Residential (net developable area in hectares)
1.98
Total houses circa @41.5dph 82
Green infrastructure including attenuation basin(hectares):
0.75
Existing access road (hectares) 0.26
N
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Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
1380 - P - 002
Proposed Land Use Plan
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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Booker Wholesale
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Residential
Green infrastructure
Existing access road
Pedestrian route
3m wide cycle/pedestrian link to the Bovis
Option Land
Area to be used as gardens for noise buffer
from surrounding buildings
Access into site
Attenuation basin
NS SC 10/032018 -First issue
1380 - P - 002 Proposed Land Use Plan 1:1250@A3
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Key
Site boundary
Residential
Green infrastructure
Existing access road
Attenuation basin
Pedestrian route
3m wide cycle/pedestrian link to the Bovis Option Land
Area to be used as gardens for noise buffer from surrounding buildings
Access into site
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4.0 Design Proposal
4.4 Density and Building Heights
Housing facing the substation can is proposed as higher density, smaller units.
Along the eastern and southern boundaries of the site, housing is proposed at a lower density. Properties to the east have larger gardens to take into account a buffer from the industrial uses to the east. To the south the depths of the properties take into account a buffer to the overhead powerlines and the Booker Wholesale to the south.
The rest of the scheme is proposed at a medium density, of mostly semi-detached properties and short terraces.
Building heights would be mostly two storeys, with a potential for 2.5 storeys for nodal buildings.
Density plan N
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2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
Density
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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High density facing the substation
Medium density
Lower density
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4.0 Design Proposal
4.5 Housing Mix
A number of house types have been accommodated on the site. All houses have been designed to the 'Technical housing standards – nationally described space standard' issued by the Department for Communities and Local Government in 2015.
The table below shows the mix accommodated on the site (this includes the affordable housing units).
Due to the noise constraints of the site, a number of 1 bed FOGs and single aspect 2 bed 4 person houses have been designed to allow for non-habitable rooms to face the substation and therefore block out noise to the rest of the development.
Total dwellings = 82 dwellings
Type GIA (sqm) % mix Quantity
1 bed flat 50 7 6
1 bed FOG
54 4 3
2 bed 4 person
79 44 36
3 bed4 person
84 5 4
3 bed 5 person
93 /98 39 32
4 bed6 person
106 1 1
Housing mix plan N
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Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
1380 - F - 003
Proposed Housing Mix
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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11
3 bed
12
3 bed
14
3 bed
24
3 bed
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3 bed
33
3 b
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19
3 bed
1
3 bed
3
3 bed
4
3 bed
6
3 bed
54
3 bed
5
2 bed
15
2 bed
16
2 bed
17
2 bed
30
2 b
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31
2 b
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82
2 bed
81
2 bed
80
2 bed
75
2 bed
76
2 bed
55
2 bed
56
2 bed
57
2 bed
65
2 bed
64
2 bed
63
2 bed
10
2 bed9
2 bed8
2 bed7
2 bed
26
4 bed
74
1 bed
73
1 bed
72
1 bed
66-71
1 bed
29
3 bed
21
2 b
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22
2 b
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27
2 bed
13
3 bed
20
2 b
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18
2 bed
28
2 bed
77
2 bed
62
3 bed
60
2 bed
61
2 bed
59
2 bed
58
3 bed
46
3 bed
473 bed
48
3 bed
493 bed
50
3 bed
513 bed
52
3 bed
533 bed
792 b
ed
782 b
ed
34
3 bed
353 bed
36
3 bed
373 bed
38
3 bed
393 bed
44
3 bed
453 bed
23
2 b
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42
3 bed
433 bed
40
3 bed
413 bed
32
2 b
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2
2 bed
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NS SC 12/122017 -First issue
C
1380 - F - 003 Proposed Housing Mix 1:1250@A3
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
Nodal buildings
Frontage
1 bed 2 person dwelling
2 bed 4 person dwelling
3 bed 4 person dwelling
3 bed 5 person dwelling
4 bed 6 person dwelling
Affordable rented
Shared ownership
Existing power lines
Access into site
4m high wall around substation
Pedestrian route
3m wide cycle/ped link to the Bovis Option
Land
Public open space
NS SC 20/122017 APre-App issue
NS SC 07/022018 BAmendments following pre-app
NS SC 16/022018 CLayout amendments
Key
Site boundary
Existing trees
Existing trees with TPO
Root Protection Area
1 bed 2 person dwelling
2 bed 4 person dwelling
3 bed 4 person dwelling
3 bed 5 person dwelling
4 bed 6 person dwelling
Existing power lines
Access into site
4m high wall around substation
Pedestrian route
3m wide cycle/pedestrian link to the Bovis Option Land
Public open space
Attenuation basin
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4.0 Design Proposal
40% of housing on site will be provided as affordable housing equating to 33 dwellings. Of this, 40% will be provided as shared ownership and 60% as affordable rented.
A variety of affordable housing (including different tenures) are provided across the site. One overall cluster has been avoided and instead a number of moderately size groups have been accommodated.
A single block of flats with 6 units is provided. Three apartments are provided at ground floor.
The table below shows the housing mix for the affordable housing:
Shared Ownership = 13 dwellings
Affordable Rented = 20 dwellings
4.6 Affordable Housing
Affordable housing plan N
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2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
Affordable Housing
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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11
3 bed
12
3 bed
14
3 bed
24
3 bed
25
3 bed
33
3 b
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3 bed
1
3 bed
3
3 bed
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3 bed
6
3 bed
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3 bed
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2 bed
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2 bed
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2 bed
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2 bed
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2 b
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2 b
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2 bed
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2 bed
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2 bed
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2 bed
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2 bed
55
2 bed
56
2 bed
57
2 bed
65
2 bed
64
2 bed
63
2 bed
10
2 bed9
2 bed8
2 bed7
2 bed
26
4 bed
74
1 bed
73
1 bed
72
1 bed
66-71
1 bed
29
3 bed
21
2 b
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22
2 b
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27
2 bed
13
3 bed
20
2 b
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18
2 bed
28
2 bed
77
2 bed
62
3 bed
60
2 bed
61
2 bed
59
2 bed
58
3 bed
46
3 bed
473 bed
48
3 bed
493 bed
50
3 bed
513 bed
52
3 bed
533 bed
792 b
ed
782 b
ed
34
3 bed
353 bed
36
3 bed
373 bed
38
3 bed
393 bed
44
3 bed
453 bed
23
2 b
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42
3 bed
433 bed
40
3 bed
413 bed
32
2 b
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2
2 bed
Key
Application Boundary
1 bed apartment block
2 bed 4 person house
3 bed 5 person house
4 bed 6 person house
Affordable rented
Shared ownership
Type GIA (sqm) GIA (sqft) % mix Quantity
2 bed 4 person
79 850 65 8
3 bed 5 person
93 1001 35 5
Type GIA (sqm) GIA (sqft) % mix Quantity
1 bed flat 50 538 30 6
2 bed 4 person
79 850 40 8
3 bed 5 person
93 1001 23 5
4 bed6 person
106 1141 7 1
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4.0 Design Proposal
An appropriate and logical urban design strategy has been adopted for the site.
All accommodation is two storeys. Due to the variety of dwelling types and layout arrangement, appropriate visual variety will be achieved across the site.
Properties are arrange to provide good frontages to ensure a suitable sense of place.
The buildings that will provide the acoustic buffering will be arranged to ensure habitable rooms do not face the substation. Other rooms (bathrooms/ utility/ staircase) will face the substation and therefore the windows to these rooms will provide the necessary architectural articulation along the main access road.
4.7 Frontages and Key Nodes
Frontages and key nodes strategy plan N
GSPublisherVersion 0.0.100.100
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Drawing number
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Original drawing size A3
Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
Nodes and Frontages
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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Key
Site boundary
Residential parcel
Nodal buildings
Frontage
Non-habitable rooms facing substation
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4.0 Design Proposal
The existing access off Netherhampton Road will be used as the main access into the residential development. Off of this road a main residential street is proposed to the east that then links to a series of secondary shared surface roads. To access the parcel in the west of the site, a shared surface secondary road links to the existing access road.
Street Network
The site adopts three different street types. These are:
• Main residential street
• Secondary loop street
• Shared surface secondary street
Pedestrian and Cycle Access
A dedicated pedestrian and cycle route will be provided through the site linking the Bovis Option Land to Netherhampton Road.
Public Transport
There is a bus stop on Netherhampton Road, within 400m of the site that services the surrounding residential developments, and connects West Harnham to the city centre.
4.8 Access Strategy
Access strategy illustrative plan N
GSPublisherVersion 0.0.100.100
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Drawing number
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Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
Access
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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Key
Site Boundary
Site access
Existing access road
Proposed main residential street
Proposed secondary loop street
Proposed shared surface secondary street
Proposed access into parking courtyards
Pedestrian route
3m wide cycle/pedestrian link to the Bovis Option Land
Street trees
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4.0 Design Proposal
Parking and refuse strategy N
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2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
Parking
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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4.9 Parking and Refuse
Parking
Wiltshire Council sets out minimum (rather than maximum) guidelines for parking numbers, and these can be summarised as:
• 1 car parking spaces per 1 bedroom dwellings.
• 2 car parking spaces per 2 or 3 bedroom dwelling.
• 3 car parking spaces for dwellings of 4 or more bedrooms.
• 0.2 visitor space per dwelling (unallocated).
Wiltshire Council do not include garages as part of the allocated parking provision except where there are overriding design considerations. In these exceptional circumstances, the council will require design statements and/or transport assessments to demonstrate the need for such provision. Due to the substation location and proximity to the site, special house types have been designed which accommodate a garage on the ground floor of the dwelling. The strategy for these houses allows only non-habitable rooms to be located facing the substation, and block out noise to the rest of the development, therefore, are a crucial part of the design strategy for the site.
Refuse Collection
In order to facilitate the effective removal of refuse, the masterplan should take into account guidance from the local authority as to the design and layout of refuse storage and collection facilities. Secure refuse storage should be provided either for individual properties, or in communal stores where appropriate.
At reserved matters stage, the masterplan should allow for a refuse vehicle to access the majority of the site, but not necessarily the front of every property. This is because in certain parts of the masterplan (notably where mews streets are located), it would be detrimental to the urban design to provide enough space for a refuse vehicle to manoeuvre. The refuse vehicle will instead reach to within 25m of the storage facility and be no further than 30m from the front door of any property (as shown in the diagram below).
Tracking for a refuse vehicle has been carried out and is shown on the plan to the right.
Key
Site boundary
Allocated parking (on plot)
Allocated parking (off plot)
Courtyard parking
Parking under FOG
Visitor parking
Refuse vehicle tracking
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4.0 Design Proposal
4.10 Green Infrastructure
Green infrastructure plan1. Clematis 2. Field Maple 3. Golden Hop 4. Honeysuckle N
GSPublisherVersion 0.0.100.100
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Drawing number
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Keep Architecture Limited
2.6 Temple Studios
Bristol, BS1 6QA
Harnham, Salisbury
GI
NOTES
© Keep 2018
This drawing has been produced for Harnham
Business Park for the proposed development at
Harnham, Salisbury and is not intended for use
by any other person or for any other purpose.
Responsibility is not accepted for errors made by
others in scaling from this drawing.
All construction information should be taken
from figured dimensions only.
All omissions and discrepancies to be reported
to Keep immediately.
1:1250 @ A3
t: 0117 325 0359
w: keeparchitecture.co.uk
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The layout retains the mature trees which form an attractive setting along the frontage with the Netherhampton Road. They will be set within a communal landscape space comprising mown grassland and wildflower meadow. Existing vegetation will also be retained along the remaining boundaries, augmented with new planting of native trees and shrubs. This will establish an attractive setting to the development, reducing its inter-visibility with surrounding land uses (including the substation) and provide wildlife corridors.
Connectivity will be established internally through trees and hedges and climbing plants on trellis topped boundaries. The trellis, either on top of low walls or solid fences, will allow a degree of privacy while providing a sense of openness and greenery. The trees within the development will be ornamental varieties of native species, such as maple, cherry, crab apple and hawthorn; chosen for seasonal interest and to provide flowers and food for wildlife. These varieties will also not grow too large, avoiding problems of loss of light and root damage. Species will include Acer campestre ‘Street Wise’ (Field maple), Birch, Prunus ‘Sunset Boulevard’ (Cherry), Pyrus ‘Chanticleer’ (Pear), Crataegus ‘Paul’s Scarlet’ (hawthorn) and Malus ‘John Downie’ (Crab apple).
Climbing plants will include clematis, honeysuckle, escallonia, ivy, firethorn, hop, jasmine, passion fruit and kiwi.
Communal grass areas will comprise a mix of close mown grass (allowing active play) interspersed with areas chalk grassland wildflower meadows. Larger growing native trees will be planted within these areas and these will contribute to the wider landscape.
1
3 4
2
Key
Site Boundary
Existing trees
Existing trees with TPO
Root Protection Area
New tree planting
Gardens
POS
Attenuation basin
Wall to match material of house
Low wall to match material of house with timber trellis and planting
Timber trellis with planting
Low railing
Cycle/bin storage with high level planter
Timber gate
Pedestrian route
3m wide cycle/pedestrian link to the Bovis Option Land
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4.0 Design Proposal
4.11 Indicative Views
The following indicative images show the scheme as proposed in its context.
12
View 1
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4.0 Design Proposal
View 2
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30
4.0 Design Proposal
Sustainable Development
The following is a list of guidelines for the proposed development. Details portraying how the scheme minimises energy use and deals with sustainability matters will be dealt with in the Reserved Matters Applications. The proposed development will aim to be sustainable in the following ways:
Economy: Local jobs will be created by fuelling the local economy through its construction.
Transport: Sustainable transport modes such as cycling and walking are to be promoted through the provision of dedicated pathways connecting to routes into and around Harnham and Salisbury.
Environment: Public open space and green spaces will be provided. Trees and hedgerows will be retained as illustrated in the landscape strategy with appropriate buffer zones, maximising the sustainable use of existing resources. Planting schemes should be in preference for native and/or wildlife attracting species.
Community: Open green areas, play spaces, and shared surface spaces will help to encourage social interaction across the development.
Energy Production and Conservation
All residential dwellings will benefit from energy efficient techniques such as reduced U-values via an enhanced fabric specification, efficient gas boilers, enhanced heating controls and an air tight build. The focus on enhanced fabric energy efficiency is an economically prudent strategy that maintains the maximum carbon dioxide savings over the lifetime of the development.
Selection of Materials
The selection of construction materials for all of the new buildings will favour those with the lowest environmental impact over their life-cycle. Efforts should be made to source locally available building materials wherever possible.
Solar Access and Daylighting
Wherever practicable, windows will be sized to take maximum advantage of natural daylight. This will reduce the heating demand but will also limit the energy demand for electric lighting.
4.12 Energy and Sustainability
Water Conservation
Water consumption within all residential dwellings should be minimised by installing water efficient sanitary devices. This will potentially include dual flush WCs, spray/aerated taps, and reduced flow showers. Water meters will be installed in all homes/buildings to encourage future occupants to make maximum water savings.
Domestic Recycling
Residents of homes will be provided with bin stores, which should include sufficient space to accommodate the local authority refuse and recyclable waste collection service.
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4.0 Design Proposal
4.13 Security
The design proposals for Harnham Park are based upon an understanding of best practice guidance and reference has been made to the relevant documents including “Secured by Design”, “Safer Places” and “Manual for Streets”.
Many of these requirements will be reviewed during the early design stages of the layout. The resultant layout provides natural security and safety.
The National Planning Policy Framework states that “Planning policies and decisions should aim to ensure that developments create:
“safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion” (para.58)
“safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourage the active and continual use of public areas” (para.69)
When designing new developments, these factors should create areas that are attractive and contain clearly defined public and private areas that relate well with one another and create no ambiguity. In addition, the development should enable residents to take pride in their surroundings without the fear of crime, which in turn will create a sense of shared ownership and responsibility.
The planning, design and management of public open space is essential in creating an environment that creates a sense of place and community safety. Well designed public lighting increases the opportunity for surveillance at night and will be integrated into future reserved matters applications.
Natural surveillance in the form of doors and windows overlooking streets and parking areas, pedestrian routes and public open spaces will create activity throughout the day and evening and will be an essential element in creating a safe environment for all users, whilst discouraging criminal activity by increasing the risk of detection.
The following key points have informed the design, and should be used as guidance for future reserved matters applications:
Roads• The street network has been designed to provide required
loop roads, as well as secondary streets that serve smaller groups of dwellings.
• A clear street hierarchy has been proposed with different street characters that identify main roads as well as semi-private environments through the use of narrower streets and shared surface materials.
• Roads are designed to be direct and overlooked by the surrounding built form.
Parking• Natural surveillance of parking areas is promoted wherever
possible.
• Where the use of parking courts or private drives have been utilised, these areas serve only a few dwellings and are well overlooked by the surrounding built form.
• Where semi-private parking courtyards are proposed, they should be limited to a smaller number of dwellings, well overlooked, and designed so as to produce a sense of ownership with the residents.
Layout and Orientation of Dwellings• Buildings should generally be orientated to overlook streets
and public spaces.
• A block of houses should be designed as back to back to ensure rear gardens are not exposed.
• A neighbourhood should consist of a mix of dwellings to enable greater opportunity for homes to be occupied during different times of the day allowing for community interaction and natural surveillance.
Boundaries• Boundaries between public and private space needs to be
clearly identified.
• Front boundaries should be kept relatively low (1m in height) in order to allow for natural surveillance from the property. Railings or other permeable fencing should be used if a higher boundary is required.
• Generally all properties should have some defensible space in front of the dwelling. If this is not possible the security of front doors and windows needs to be upgraded.
• If gates to back gardens are provided, these should be robust, lockable, and at the same height as the fence.
• Where a planted boundary is proposed, plant species need to be carefully considered so as to not overgrow and impede the natural surveillance.
• Side boundaries should have a minimum heights of 1.8m.
Public Open Space and Communal Areas• All public open space, play areas and communal areas have
been carefully designed and located to provide a positive contribution to the scheme.
• Public open spaces, and in particular children’s play areas should be well overlooked by the surrounding built form.
• Public spaces and play areas need to have safe routes to and from them.
• The ownerships and responsibilities for external spaces should be clearly identified and the proposals should facilitate easy maintenance and management.
• Play areas should not be located immediately next to dwellings, and need to allow a suitable buffer to minimise any noise disruption.
Footpaths• A cycle and pedestrian network has been designed which
allows movement through the site.
• Public footpaths are design to be overlooked, and not allow access to backs of properties.
Lighting• A suitable lighting design will be provided for all areas. All
streets will be lit.
• Where footpaths pass through ecologically sensitive areas, lighting will be minimised.
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