polnoon masterplan

POLNOONPOLNOONMASTERPLAN: IDEA TO DESIGN

RESIDENTIAL STREETS PROJECT

RESIDEN

TIALSTREETS

PROJECT

POLNOON

MASTERPLAN

:IDEA

TODESIGN

“DESIGN IS A MATERIALCONSIDERATION”Designing Places, 2001

© Crown Copyright 2009

ISBN: 978-0-7559-8204-2

RR Donnelley B62799 11/09

This publication is also available on the Scottish Governmentwebsite: www.scotland.gov.uk

residential streets project | master plan 01

Conservation Area of Tomorrow

Polnoon is a Scottish Government led project whichwas created to champion good design. The aim wasto take the Government’s design advice, in particularPlanning Advice Note (PAN) 76 on Residential Streetsand turn theory into practice, with the long-termambition of building a Conservation Area of Tomorrowand contributing to our overall purpose of increasingsustainable economic growth.

Mactaggart & Mickel Ltd as the house-builders had thedesire, supported through the Scottish Governmentand East Renfrewshire Council, to promote betterdevelopment on the ground. They are to be applaudedfor their willingness to offer one of their sites, withan existing planning permission, and for allowing itto be re-designed. As well as Mactaggart & Mickel Ltdfunding this project, at their own expense, they havealso remained fully committed to the project duringthe current economic climate. It is a sign of strengthto have sacrificed both time and profit, in order todemonstrate that by starting with the street, it ispossible to create a better place.

The proposed new neighbourhood, which achievedboth planning and road construction consentby October 2009, goes beyond expectations.It proposes to create a sustainable and successfulplace which meets the Government’s aims in relationto the built environment. Credit must be given toeveryone involved who has made this possible,in particular Proctor and Matthews Architects andengineers Waterman Boreham. Together, they havehelped East Renfrewshire Council become the firstlocal authority in Scotland to have worked, withthe Government, on a live project to help deliver anational exemplar of good design and sustainability.

Foreword

JOHN SWINNEY, MSP

Cabinet Secretary for Finance and Sustainable GrowthScottish Government

02 residential streets project | master plan


I welcome the hard work and creativity that has goneinto this project. It illustrates a progression from policyambition to real achievement. That achievement is theblueprint to create a sustainable and successful place.

What the Scottish Government has achieved in leadingall of the parties, both public and private sector,to produce excellence in design should not beunderestimated. Now we can start to build a projectthat will remove the need to go abroad to analyse thebest in new urban design and landscape treatments;I am very pleased that this is a project being realisedhere in Scotland. I am pleased that it will give heartand encouragement to all those working on projectsto deliver Scotland’s sustainable communities of thefuture.

Homes for Scotland is keen to champion this new wayof working and apply this proactive and co-ordinateddelivery process across Scotland.

Having acted as an adviser on the drafting of PAN76I was especially keen to see the rhetoric of thatdocument turned into a reality and the outcomesfrom Polnoon provide a positive call to action in theplanning modernisation agenda.

Polnoon demonstrates that we can achieve greatoutcomes when we embed our local governmentplanners and engineers in the design team.It demonstrates that we can deliver successfuloutcomes when “the regulators” move away fromthe defence of out-of-date policies and reactive waysof working and become involved in the businessof giving pro-active positive advice. It demonstratesthe benefits to be derived from early engagementwith councillors and the community. In particular,it demonstrates the critical importance of a publicsector project manager who is committed anddetermined to deliver a successful outcome.

We are now involved in a great debate about the needfor a change of culture in our planning system.Probably unwittingly, the straight forward and commonsense approach of roads engineers and plannersworking together and in real partnership with privatesector designers has provided a rich contribution tothe culture change agenda.

I believe sincerely that this is not just a “one-off”.It is an approach which will help us deliver modern,sustainable homes and communities across Scotland.

Endorsement

ALLAN LUNDMARK

Director of Planning and CommunicationsHomes for Scotland

This document on Residential Streets is the firstin a series of new Practical Projects from theArchitecture and Place Division, within the BuiltEnvironment Directorate of the Scottish Government.These documents will mark a shift away fromPlanning Advice Notes towards more practicalguidance on how to create better places, as well asproviding useful recommendations, for all of thoseinvolved in the built environment.

Practical ProjectsPlanning series


• Scottish Planning Policies (SPPs) providestatements of Scottish Government policy onnationally important land use and other planningmatters, supported where appropriate by alocational framework.

• Circulars, which also provide statements of ScottishGovernment policy, contain guidance on policyimplementation through legislative or proceduralchange.

• Planning Advice Notes (PANs) provide advice ongood practice and other relevant information.

Statements of Scottish Government policy containedin SPPs and Circulars may be material considerationsto be taken into account in development planpreparation and development management.

Existing National Planning Policy Guidelines (NPPGs)have continued relevance to decision making, untilsuch time as they are replaced by a SPP. The termSPP should be interpreted as including NPPGs.

Statements of Scottish Government location-specificplanning policy, for example the West EdinburghPlanning Framework, have the same status in decisionmaking as SPPs.

This document explains how the Polnoon masterplanwas created from an initial idea to the final design.It also provides some lessons learnt during the process.The format has been set out in six parts and has beenwritten as an easy read. It should appeal to everyone,whether a lay person or a built environment professional.It will, however, be of particular relevance to thosewho are engaged in the planning, design andapproval of streets in new residential developments.This includes public and private planners, house-builders,architects, urban designers, landscape architects,road engineers, communities and councillors.This document is also supported by a Summary:Design Snapshot and a Picture Book: The Placeat a Glance. These documents can be viewedfrom the Architecture and Place home page athttp://www.scotland.gov.uk/Topics/Built-Environment/AandP

1. Idea - page 06

ChallengeAimProjectTeamRules

2. Site - page 14

LocationCreating the masterplanStage 1 site appraisalStage 2 analysisStage 3 developing the designStage 4 testing the design

3. Masterplan - page 26

LayoutDesign solutionSustainable placeMovementBuildingsOpen spaceInfrastructure

4. Processing - page 61

From joint submission to consent

5. Design - page 64

Four ways to look at the design:i. Get a feel for the placeii. Before and afteriii. Six qualities of a successful placeiv. From historic Eaglesham to New Polnoon

6. Lessons - page 97

Home truths: how easy was this to do?Time line: how long did it all take?Bottom line: how much did it cost?Team perspective: how was it for you?Recommendations: the way forwardConclusion and final words

CONTENTS


ChallengeAimProjectTeamRules

1. Idea

POLNOON


The Scottish Government has, over the years,provided a firm foundation in design policy. DesigningPlaces (2001) still stands as the main design policywhich states that design is a material consideration.This policy is supported by a range of design basedplanning advice notes. Despite this, however, thepolicy messages have not necessarily filtered through,or been sufficiently applied, in practice. Consequently,examples of good place making in Scotland, havetended to be the exception rather than the rule.

One particular area of concern has been with thedesign and layout of many new housing developments.In many cases, these have essentially becomeoverly dominated by the technical and engineeringrequirements of road design. As a result, PlanningAdvice Note (PAN) 76 Residential Streets (published2005) has failed to make a significant impact onthe built environment.

This issue was recognised by The ScottishGovernment, Homes for Scotland and in particularby the house builders Mactaggart & Mickel Ltd.Their concerns were conveyed in a letter, to theScottish Government. Thereafter, the decision was tochallenge poor design and to build something better,than has generally been achieved, on the ground.This is the first time the Government has beenhands-on with a live project.

Challenge

build something better

idea

The aim was to take the Scottish Government’sdesign advice, in particular PAN 76 Residential Streets(to be replaced by Designing Streets) and apply it inpractice, with the long term ambition to build aConservation Area of Tomorrow. The result would beto create a safe and attractive streetscape, as opposedto applying a standard solution. This is because thedesign of new residential streets can promote betterquality living environments for everyone. To helpachieve this the ethos was to:

Aim

idea


• Turn the theory into reality

• Design streets as places not as movement corridors.

• Change the approach towards street design in new

developments.


The Scottish Government set up a project in conjunctionwith Mactaggart & Mickel Ltd. East RenfrewshireCouncil was selected as a partner, and agreed to bepart of the team.

For the purpose of the project, Mactaggart & MickelLtd chose a site, called Polnoon, which had alreadyreceived planning permission in 2006. This was ‘banked’and volunteered for a re-design.

The sequence of diagrams (below) move from theconsented layout plan for 92 houses to highlighting,in isolation, the standard road solution of a cul-de-sacdesign.

Project

idea

Consent for 92 houses Street layout highlighted Streets shown in isolation i.e. two

disconnected streets & four culs-de-sac

A new team was specifically created for the project.The Scottish Government took the lead role, with supportfrom the Architecture and Transport. East RenfrewshireCouncil was led by the Head of Planning, andrepresented by planners (development control anddevelopment plans), an engineer, a traffic safetyengineer and building standards. Mactaggart& Mickel Ltd selected the architectural firm Proctorand Matthews, not only for their award winning trackrecord of housing layouts and design, but also becausethey were accustomed to working closely with theengineering firm Waterman Boreham. Together, theywere responsible for re-designing the masterplan,delivering the technical requirements of the detaileddesign and achieving Road Construction Consent.Horner + Maclennan were appointed as the landscapearchitects. EDAW and WSP were invited to be part of theteam, as they had previously worked on the productionof PAN76 on Residential Streets and the forthcomingDesigning Streets.

Team

East Renfrewshire

Council

Role: Planning & Road Construction Consent

• Planners (development management and policy)

• Road and safety engineers• Building standards

Scottish Government

Role: Project lead

• Planning• Architecture• Transport

idea


Advisors

Role: Consultants

• EDAW/AECOM• WSP Group

House builder

& designers

Role: Funders and re-design

• Mactaggart & Mickel Ltd• Proctor and Matthews Architects• Waterman Boreham Transport Planning• Horner + Maclennan Landscape Architects


Scottish Government

The faces behind the names

idea

Design team

Susie Stirling

Principal Planner

Ian Gilzean

Chief Architect

Kirsty Lewin

Transport Strategy

Stephen Proctor

Architect

Andrew Cadey

Architect

Ali Malik

Principal Design

Engineer

Kevin McDonald

Engineer

Keith Horner

Landscape Architect

Local authority

Joe Devine

Head of Roads, Planning

and Transportation

Service

Sean McDaid

Principal Planner

Development

Management

Charlie Armstrong

Network Manager

David Little

Traffic Safety

Engineer

Pamela Reid

Manager Development

Management

Karen Esslemont

Landscape Architect

Neil McDonald

Engineer

House builders

Bruce Mickel

Vice Chairman

Andrew Mickel

Director

Raymond Jardine

Design Co-ordinator

Advisors

6 project rules were established from the start:

Rules

idea


Embrace……Work ………Start ……….Achieve…….Applicable…Deliver…….

design policies i.e. show design advice can be achieved

together in partnership i.e. understand each other

with the street i.e. create a place

joint planning and Road Construction Consent i.e. at the same time

to others i.e. anyone could do it and no exceptions made to the project

an exemplar project i.e. build and enjoy a street party!


idea

Multi-disciplinary team meetings

Most of the team meetings were multi-disciplinary, often

consisting of over 20 people. There was also a rule whereby

there was no such thing as a ‘daft question’. Open honesty was

essential.

Study tour

A study tour was organised for the team to see three different

developments. These included Newhall in Essex, Upton in

Northampton and Greenwich Millennium Village in London.

Design training

The Improvement Service provided design training for all the

planners and engineers at East Renfrewshire Council.

B-plan colour coding tool

A simple three colour-coded Bavarian B-plan tool was used to

distinguish roads, open space and buildings on the masterplan to

help compare and contrast the emerging layouts. See page 24 for

more details.

Learning was built-in throughout the project in the

following ways to help achieve the rules:

Roads

Open space

Buildings

2.Site

LocationCreating the masterplanStage 1: Site appraisal (desk and field)

Stage 2: AnalysisStage 3: DevelopingStage 4: Testing

POLNOON


site

Aerial view Site plan and context

Location

The site is 5.6 hectares located at the western edgeof Eaglesham village, East Renfrewshire. Eaglesham isa historic planned settlement, located approximatelynine miles south west of Glasgow. The village composesof a series of distinct housing developments each withits own style and pattern of development.

The original 18th century village was laid out in aplanned fashion in the shape of the letter ‘A’ byAlexander Montgomerie, the 10th Earl of Eglinton.Thereafter, 1930s bungalows were built adjacent tothe site fronting onto Moor Road, whilst the BonnytonDrive estate was built using a 1960s Radburn layout.

There is boundary planting around the edge of thesite with an historical, though decaying, tree lineacross the site. The tree line splits the site into two,with the area fronting onto Moor Road located inthe Eaglesham Conservation Area. The remainder ofthe site is outwith the Conservation Area. The site wasformerly part of North Kirktonmoor Farm. Mactaggart& Mickel Ltd has owned the land since 1969.

1

2

4

Letter ‘A’

Conservation area

1930s bungalows

Bonnyton Estate

1

2

4

3

3

The creation of the masterplan followed the same keystages as set out in PAN 86 on Masterplanning.

Creating the masterplan

site



site

Prior to any work commencing, the architects carriedout a desk survey (research) into all relevantdocumentation.

i. Photographic surveyHistoric pictures were initially sourced and studiedcourtesy of East Renfrewshire Council Archives.These were complemented by a series of currentphotographs which were taken, and catalogued,of the surrounding area.

ii. Past design briefsThe site was subject to a brief entitled Developers’Brief for the Design and Layout of West Polnoon,Eaglesham. It was prepared by the Director of Planningand Technical Services, Eastwood District Council,June 1974 and updated in 1993.

iii. Previous consentsA number of detailed applications have been granted,withdrawn, refused and appealed over the years.The most recent was in 2006 for the erection of 92houses, associated parking, landscaping, access offMoor Road and partial upgrading of Kirktonmoor Road.

Stage 1: Site appraisalEnvironmental desk survey

After sufficient background information wasestablished, the team then went on a group sitevisit to participate in a field survey. The findings weresuccinctly summarised in terms of context, identityand connection.

Stage 1: Site appraisalEnvironmental field survey

site



site

i. Context• Size 5.6 hectares• Conservation village edge• Transition from the rural to the historic

ii. Identity• Very few features on the site• A tree line splits a small part of the site and forms

the boundary to the Conservation Area (1968)• Mainly surrounded by open moorland• Housing to the east (1930s) bungalows• Housing to the north (1970s) Bonnyton Estate

iii. Connection• Bounded by two main streets:

Polnoon Street leading onto Moor Road

Kirktonmoor Road

• There is a public right of way which runs along theadjacent field to the west.

1

2

2

1

The teamThe ethos of this project has been based on partnershipfrom the beginning. Since October 2007, both thedesign and technical development has involved regularteam meetings. This was to ensure that all parties wereclear and comfortable with the emerging solution for thesite. Meeting notes, with specific action points, werealways made and circulated after every meeting.

Initial consultationsA local architectural historian (retired architect and formercommunity councillor member) was invited to attendthe team’s initial site visit. Thereafter, the architectsmet with the historian again to ‘get a feel’ for the area.

Community engagementA community consultation exercise took place onSaturday 15th March 2008 at Montgomerie Hall,Eaglesham. A weekend was deliberately chosen forthe consultation to ensure maximum attendance.There was an advert and press release in thelocal newspaper to raise the profile of the event,as well as leaflets circulated to homes in the area.The consultation attracted over 100 local residents.

With a previous consented planning application forthe site, the principle of development had alreadybeen established, and so the aim of the event was toconcentrate on the design and layout. The consultationprocess was therefore carefully tailored to be re-active,in terms of listening to the community, as well asproactive, with the team putting forward the newdesign concepts.

The exhibition provided clear diagrams on how theprevious consented approach compared to the revisedlayout. This was supported by large scale layout plans,elevations and display boards. Local residents werewelcome to take their time and freely share their viewswith representatives from the team which included theGovernment, house builders, architects, engineers andthe local authority. Postcards were also created to helppeople write quick and easy responses – whether positiveor negative. All the comments were then sorted underthe headings of buildings, movement and open spaceand analysed by the team to help inform appropriateadjustments to the design.

Stage 1: Site appraisalSocial

site


principle of development established


site

Mactaggart & Mickel Ltd funded the re-design of thisproject and so, with the decision taken to refrain frombuilding a consented planning application, the reviseddevelopment had to be both an improvement andcommercially viable.

The new layout plan that was produced revealed anincrease in density in the number of units on the sitewhich not only contributed to creating a better placebut also marked a key staging post in confirming theeconomic validity of the project. In particular, withan increase in the number of houses, this allowedmore investment in other aspects of the design andmaterials. Thereafter, financial checks were made asthe design developed and the vision was constantlyguided by reality.

With a new layout accomplished, Mactaggart &Mickel Ltd’s standard house types were also revised.The key, however, was to check that the new designsand elevations could actually be constructed, as wellas, the cost of different materials being scrutinised.

In fact, an itemised schedule of costs was given toEast Renfrewshire to ensure integrity in the comparisonof using different materials.

During the course of the project, the economicclimate deteriorated. With this unforeseen pressure,the team reduced in size to a core team but continuedto push the project forward. Despite working withina very difficult period it meant that everyone becameeven more conscious that any design suggestionsor changes had to be justified.

Stage 1: Site appraisalEconomic

vision had to be guided by reality

Relevant planning policies

East Renfrewshire Local Plan• The site is identified in the adopted East Renfrewshire Local

Plan (adopted November 2003) as a housing opportunity siteand is the only housing opportunity site in Eaglesham. Relevantpolicies include Policy E1 General Urban Areas, Policy E4Conservation of the Built Heritage, Proposal H1 New HousingDevelopment and Policy DC1 All Development.

Finalised Replacement East Renfrewshire Local PlanOn 25th June, the Council approved for consultation aFinalised Replacement Local Plan, and although not formallyadopted represents the Council’s most up to date statementof planning policy.

• The site is similarly identified in the Finalised ReplacementEast Renfrewshire Local Plan as a housing opportunity site.This reflects the extant planning consent approved in 2006.

• The site lies within the General Urban Area identified by Policy E1.This indicates that there will be a presumption againstdevelopment not compatible with the character and amenityof the area and surrounding land uses.

• The part of the site that is within the Conservation Areais covered by Policy E4 which stated that the Council willsafeguard the special character of Conservation Areas.Development within Conservation Areas and its setting mustpreserve or enhance the Area's character and must beconsistent with any relevant Conservation Area Appraisalor management plan. The design, materials, scale and sitingof any development shall therefore be appropriate to thecharacter of the Conservation Area and its setting.

• The other relevant planning polices related to: Policy H1 NewHousing Development, Policy H3 Affordable Housing and PolicyDM1 Detailed Guidance for all Development.

Other relevant policies

As well as the Government guidance, such as SPP3 Housing,SPP23 Planning and the Historic Environment, SPP6 on RenewableEnergy and PAN 74 Affordable Housing, other relevant policiesinclude those from statutory consultees.

Statutory consultees• The proposal had to have regard to Scottish Water and the

Scottish Environment Protection Agency’s (SEPA) policies andtheir guidelines. Consequently, during the development of themasterplan, both bodies were invited to the team meetings.Consideration was also given to documents such as Sewersfor Scotland 2nd Edition, CIRIA documentation along with theCARR regulations.

Stage 2: Analysis

site


This stage required establishing the relevant policies which had to be taken into account and assembling all the information fromthe site appraisal.

Stage 3: Developingthe design

site

Aerial view of conceptual ideas House types details Analysis of road materials – grey and beige


The design concept was worked up using all the information gathered during the previous stages in the process.

Assessing Drawing Comparing

Site constraints and attributes Development of street hierarchy Analysis of road materials – brown and beige

Bavarian B-Plan tool

site


Movement Buildings Open space

Previous

This is a simple technique which can be used to develop ideas by colour coding the three key uses in a layout.For example, ‘movement’ in yellow, ‘buildings’ in red and ‘open space’ in green. The images below show someof the differences between the previous consent and the proposed development.

Proposed


site

Once the design options were firmed up in threedimensions, it was then useful to test the designconcepts to ensure that the solution had achieved thevision and could be delivered. At this stage, in orderto get some independent advice on the masterplan,the team presented the proposal to Architecture andDesign Scotland (A+DS) as part of a Design Reviewon Tuesday 6th May 2008. As a result of the review,alterations were made to the orientation of the housesalong Moor Street. Historic Scotland were alsorepresented on the review panel and, thereafter, followup meetings on some of the Conservation Area issueswere carried out with them.

April 2005Key comments from A+DS on the previous development pre-consent

• The designs were a disappointing response to the challenges of an importantvillage expansion site.

• The proposed expansion to the village should have been viewed as an opportunity tocreate a new local vernacular that responded to, rather than attempted to replicate,an existing one.

• The majority of houses proposed conformed to a standard pattern, wereundistinguished and did not demonstrate an imaginative response to their settingand context.

• The lack of an adequate design statement, or reference to Scottish Governmentdesign policies and advice, was a matter of concern.

May 2008Design review of the new proposals prior to submission of planning application

• A short formal report, which included key diagrams, was submitted to A+DS.This was followed by a team presentation to a full design review panel.

May 2008Key comments from A+DS report following review

• The initiative and ambition for the project were commended. It demonstrateda level of residential quality that was infinitely better than the typical suburbanhousing layout.

• More connections to surrounding areas were encouraged.

• Further consideration to be given to the orientation of the houses alongMoor Road.

June 2009Key comments from A+DS on the submitted planning application

• The clarity of the submission was commended, with the design statement beingexemplary in providing a clear explanation, through diagrams and visualisations,of the location of buildings, spaces and movement networks and the way inwhich the development would tie in physically and visually with neighbouringdevelopments.

• Location of vehicle and pedestrian access points were noted, though lack ofvehicular connection to Bonnyton Estate was regretted.

• Improvements in the relationship of the edges of the development to thesurrounding areas was noted, and the introduction of a public footpath andre-orientation of the houses along the Moor Road frontage particularly welcomedas they would activate the street.

Stage 4: Testingthe design concepts & finalising the masterplan

Post A+DS: Revised frontage to Moor Road

Pre A+DS: Proposed frontage to Moor Road

The key points raised through the design review were taken onboard by the team. In particular, the frontage was revised alongMoor Road by re-orientating the houses. The connection toBonnyton Estate however remained as a pedestrian link as thiswas a strong preference provided by East Renfrewshire Council’sengineer and the community.

3.Masterplan

LayoutDesign solutionSustainable placeMovementBuildingsOpen spaceInfrastructure

POLNOON


masterplan

The Polnoon concept is focused on the design ofa new neighbourhood quarter which sensitivelyextends the historic ‘A’ formation of the 18th centuryConservation village of Eaglesham. It also respondsto its other boundary conditions, including moorlandand farmland edges as well as the interface withexisting 1930s and 1970s village extensions.

The new masterplan set within the context of Eaglesham village

Layout

The ethos of the design solution rejects the impermeable cul-de-sac arrangement and the all too prevalent ‘plot-by-plot’ executivehome estates of the many late 20th century suburban expansions,which offer little for the creation of neighbourhoods with any senseof place or identity. In contrast, the new design offers a clearhierarchy of shared surface public realm spaces – streets, lanes,courts and a central square – which will assist in reducing vehiclespeeds and create a more pedestrian friendly environment.Together, these will improve the spatial permeability within the site,as well as providing effective links between the site andsurrounding residential areas to encourage the use of walking,cycling and public transport. The surrounding streets have alsobeen upgraded to ensure maximum safety by slowing downpassing traffic.

The development uses standard house types but has ‘dressed’them differently. The new architectural designs have not, however,been developed in isolation or been done as a quick exercise inmimicry or pastiche. Instead, the visual cues have been takendirectly from Eaglesham’s context, and then developed throughcareful and considered over-laying to create a contemporaryarchitecture which visually respects the evolution of Eaglesham.Particular attention has been paid to elevations, such as theintroduction of gable windows, and specially located chimneys,to create an animated, readable and dynamic streetscape.The dwellings have also been ‘stitched together’ with gardenwall ‘ribbons’ of differing height and texture to provide streetedge continuity, as well as a strong sense of enclosure in someof the more intimate courts, which also helps to provide shelterand protection from the extremes of the moorland climate.

By addressing the street layout, the new residential developmentwill now provide for 121 dwellings, compared to 92 with theprevious development. This increase in density will help to createa better place. The selected range of new house types (onebedroom cottages to a six bedroom house) will provide a mix ofaffordable, shared equity and private housing that will serve toenliven the existing community by allowing more opportunities forpeople to stay and live in the locality. The affordable housing hasalso been placed right at the very heart of the development, actingas key feature in the central square. Their design is totally inkeeping with those of the new portfolio of houses.

The natural land formation of the site has guided the creation ofa comprehensive landscape strategy. In particular, by starting atthe entrance to the site, the wooded character of the Orry, a keyhistorical feature of Eaglesham, has been drawn through to connectto the site, and then pulled through the site towards a naturalgentle valley which informed the location for a central landscapefeature. This component provides a green focus to the newdevelopment which also connects to a network of green amenityspaces that lead off towards the moors. Recreational space hasalso been provided for in the form of six well integrated playspaces, which have all been placed to ensure ease of access andnatural surveillance from surrounding houses. A tree strategyretains and enhances some current features, including there-instatement of a historical (conservation area) beech tree line andincorporates significant new tree planting, reflecting the dominantlandscape feature at the heart of the 18th century village andwhich will enhance the local biodiversity character and ecologicalvalue of the site.

Design solutionIn general

masterplan


The new neighbourhood is a development of its time and forms the last in a series of distinct developments in the village


masterplan

Quadrant AResponds to the historic village pattern and acts toconclude the historic ‘A’ frame configuration of thevillage. The first house is a single storey dwellingand has been aligned with the existing ‘last’ house onPolnoon Street. A short ‘terrace’ presents a chimneygable at the entrance to the new neighbourhood,visually terminating the vista along the existingsouthern edge of the Orry landscape. This quadrantalso contains the central square and an emphasison a focal landscape to make a visual and spatialconnection with the Orry.

Quadrant BProvides a defined edge to the Moor Road frontage.Houses have been spaced to create a less densetransition to the rural landscape beyond. The retentionof the existing hedge maintains a soft landscape edgewhen entering the village from the direction of themoor. The houses here have dual entrances to allowaccess onto a new pathway and help create acontinuous edge to the pavement. The quadrant isdefined on the northern boundary by the reinstatedhistoric line of trees.

Quadrant CContains a perimeter of timber-clad dwellings (a visualreference to the vernacular moorland farm buildings)forming a rural edge of courtyards next to the Moors.These dwellings have an open westerly and northerlyaspect to take advantage of the distant views acrossthe Clyde Valley and Eaglesham Moor, but areprotected with blocks of native tree and shrubplanting.

Quadrant DExtends towards Bonnyton Estate and is the highestpoint of the site so to reduce the visual aspect of thenew homes the house types form defined courts ofthree single-storey cottages.

Design solutionIn detail

masterplan



masterplan

Design solutionAnnotated

masterplan


Single storey ‘court’ at high point

of site

Courtyard cluster

Pedestrian access to Bonnyton

Drive

Rural edges of the new

neighbourhood

Street

Existing tree line

Central hub

52 polnoon Street

Termination of approach view

from village

Vehicle and pedestrian access

New pavement behind existing

hedgerow

Pedestrian access

Marker building provides an

‘introduction’ gate to Eaglesham

Pedestrian access through new

central landscape connecting to

existing public footpath to the

north of the site

Exposed ‘rural’ edges incorporate

‘courtyard’ clusters on the edges

of the new neighbourhood forming

a protected domestic/residential

environment

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

Key points shown on one plan


masterplan

1

2

3

45

6

7

8

9

10

11

12

13

2

4

4

4

4

5

2

14

15

10

Polnoon has been designed as a sustainable place to live. This is because sustainable considerations run through the whole masterplan.They range from the large scale issues relating to the layout right down to the detail of lightbulbs. The method, however, has been totake a very natural approach towards ‘designing-in’ sustainability rather than relying on ‘add on’ technologies. The result is simply to createa quality place to live.

Sustainable place

Think of a place

i.e. start with its connections

Characteristics of a sustainable placeComponents of a masterplan

• Well planned layout i.e. Taking into account the topography for shelter and solar gain

• Integrated mix of homes and tenures i.e. Providing for high quality and affordable homes

• Minimise energy use i.e. Providing for energy efficient low carbon buildings

Open space

Movement

Infrastructure

• Linking into surrounding landscape i.e. Creating a connection where possible into the existinglandscape

• Different types of attractive spaces i.e. Providing for recreation (play), amenity (leisure) andprivate space

• Green networks i.e. Connecting spaces to create an integrated and pleasant environment

• Helping nature through biodiversity i.e. Considering a range of planting including retained,enhanced & new

• Water i.e. Maximising sustainable drainage and planning for flood risk

• Waste i.e. Developing construction management plans

• Utilities i.e. Creating one track service strips

• Support sustainable travel i.e. Encouraging walking, cycling and the use of public transport

• Well connected both externally and within the site i.e. Making the place well connected withinthe surrounding area as well as through a hierarchy of streets, lanes and courts.

• Traffic safety i.e. Building in safety by slowing traffic down

• Parking i.e. Not allowing the car to dominate the public realm.

Buildings

masterplan



masterplan

Surrounding the site• Main entrance close to public transport• Well connected into the surrounding area• Traffic calming• New pedestrian pathway

Within the site• Access for all• Hierarchy of streets• Central square acting as a neighbourhood

‘hub’• Simple palette of materials

Technical requirements• Adoption• Vehicle tracking• Inter-visibility of junctions• Reduction of street clutter• Parking policy

Layout• Appropriate density• Affordable homes• Range of house types and sizes• Relationship of topography and mix of

heights• Continuity of the street• Primary marker locations• Secondary marker locations• Central square pend landmark

Houses• Redesigned portfolio of standard houses types• Corner houses

Detail• Gable windows• Materials

Bringing the street and buildings together• Garden walls• Scale of buildings and use of road surfaces in

their relationship to the street hierarchy

Built-in energy efficiency• Top 10 points

Surrounding the site• Spatial connection to the surrounding

landscape• Enhanced boundary treatments

Within the site• Central landscape feature i.e. amenity

open space• Gardens i.e. private space• Play space i.e. active open space

Planting detail• New planting, i.e. trees integrated throughout• Retained planting, i.e. acknowledgement of

historical tree line and mixed hedge row

Management and maintenance• Built-in from the start• Soil management• Long term care

Ground levels• Road design

Water• Surface water• Sustainable urban drainage systems• Soakaways• Attenuation• Control mechanisms

Flood risk• 1:200 year

Waste• Foul drainage

Utilities• Service trench

Construction management• Considerate Construction Award

Movement InfrastructureOpen spaceBuildings

Sustainable characteristics of Polnoon

Over 40 key sustainable features have been built into the masterplan, sorted via movement, buildings, open space and infrastructure.

masterplan


Polnoon described in terms of:

Movement

Buildings

Open space

Infrastructure


masterplan

Movement

A clear hierarchy of streets, lanes and courtsdefine the public realm and all converge intoa central square creating a well connectedand easily accessible network.

1

2

Main entrance close to public transportThe location of the main entrance has been placed close to thevillage to ensure that the neighbourhood connects closely tothe village, allowing residents easy access to nearby bus stops(only 40 metres) and public transport.

Well connected into the surrounding areaThe development has been well connected into the existing roadsand footpaths. It can be accessed via total of two vehicular andsix pedestrian entrances. Cycling is also accessible throughout thedevelopment. An external bicycle storage will also be provided onsite for residents.

Vehicle & pedestrian access

Pedestrian access

Traffic calmingSafety has ‘built-in’ through the upgrading of the surroundingstreets by the removal of the existing roundabout and which hasbeen replaced by a series of new raised tables to help encouragetraffic to slow down when entering and exiting the village.

New pedestrian pathwayA new pedestrian pathway has been created along Moor Road.This creates a safe and active frontage to Moor Road with passivesurveillance from the new houses. The houses have also beendesigned with ‘dual access’ allowing for easy accessibilityfrom pathway. By stepping the houses back from the main streetthis will help to reduce noise traffic.

Main entrance close to public transport Well connected into the surrounding area

Traffic calming New pedestrian pathway

(set back and behind the hedge)

Surrounding the site

masterplan


1

2

1

2

2

2

Access for all Hierarchy of Streets

Within the site


masterplan

1

2

3

4

Access for all i.e. inclusive environmentThere is a shared surface throughout providing access for all usersincluding pedestrians, cyclists and vehicles. In addition, a rampaccess has been designed at one corner of the development toensure easy continuous cycling and unhindered disabled access.The routes within the development also contain no barriers, kerbsor steps which may obstruct access.

Note: There is a 15 millimetre lip which not only acts as awater-check but also provides a buffer to the houses and containsthe shared surface space. For some partially sighted people thiscan help act as a guide.

Ramp

Hierarchy of streetsThe hierarchy has been categorised as streets, lanes and courts,each with specific materials to identify their function. All routesconverge onto the central square.

Streets

Lanes

Courts

Central square

12

34 1

3 3

2

1

1

The concept of shared space or surfaces is to improve

the relationship between people, places and traffic.

It breaks down the physical and psychological divisions

between the users of the street. This has proven to

improve safety and quality of space through the close

integration of pedestrians and vehicles at low speeds.

masterplan


Central square Simple palette of materials

1 2

3 4

Central squareThe central square has been designed as the neighbourhood ‘hub’.On one side, a pend creates a landmark entrance into the square,and on another you can directly link into the central landscapesequence of open space. A play area has also been integrated intothe space encouraging people to stop, meet and interact.

Simple palette of materialsA simple palette of materials with a colour-coded hierarchy forstreet, lanes, courts and the central square, as well as helpingto identify public and private spaces. Less materials makes foran easy environment to read, is more sustainable and easyto maintain.

Streets

Pennant grey tegula block

Lanes

Burnt ochre tegula block

Courts and private allocated parking

Harvest tegula block

Central square

Granite setts

1

2

3

4

There is no tarmac within the development.

AdoptionThe central square, all streets and lanes have been identifiedin yellow as adopted areas.

Vehicle trackingTests have proven that all tracking has been successful for largevehicles, such as refuse collectors and pantechnicons.

Inter visibility of junctionsStreet networks and intervisibility splays of junctions designedto create safe and attractive spaces.

Reduction of street clutterThere is reduced signage at the front entrance, with only two‘Twenty’s Plenty’ signs and other than street names, no othersignage. Throughout the development there are no paintedsurfaces or bollards and approximately 60% of the street lightinghas been wall mounted to reduce clutter. The proposed lightsalso reduce night pollution by limiting upward lighting.

Adoption vehicle Tracking

Technical requirements


masterplan

Inter visibility of junctions Reduction of street clutter

masterplan


Parking to “Skye” cottage Parking to “Gigha” house

Parking to “Katrine” house

Parking policyThe proposed development has taken this into account and madea significant effort to accommodate integrated parking, throughoutthe development, so as not to allow the car to dominate the publicrealm. Parking is mostly either on the shared surface, within thecurtilage or at the rear of properties, as well as some parking courts.The development provides a minimum ratio of 2.43 per dwelling.

Three examples of parking

An allocated space defined with a

private buffer strip.

A covered car port to the side of the

dwelling and a hard standing space

to the rear.

A single garage to the rear of the property,

driveway parking and an allocated space to

the front of the dwelling, within the private

buffer strip.

1

2

3

1 2

3


masterplan

Buildings

The new neighbourhood completes the existing village, connectingto the historic focus around the Orry, the 1930s Moor Road villageextension and the 1970s Bonnyton Drive neighbourhood.

Standard house types have been combined with local architecturalelements and adapted to interpret traditional shapes and sizes intoa modern contemporary development that is sensitive to its context.

Careful consideration has also been given to the finishes andmaterials, especially colour, durability and ease of maintenance.

Range of house types

and sizes

Appropriate densityThe new residential development consists of 121dwellings that comprise of a hundred houses andtwenty one flats. Thirty four dwelling are in theConservation Area and eighty seven in the remainderof the site.

Affordable housingAffordable housing (one and two bed apartments)has been located at the heart of the developmentand designed to fit in with the character of the otherhouse types. In addition, other houses within thedevelopment will also be offered for shared equity.

Range of house types and sizesA wide range of dwellings have been provided,from one bedroom cottages to a six bedroom house.They have been well integrated throughout thewhole development.

Relationship of topography and mix of heightsThe location of the houses have been designed to fitwith the contours and slope of the site. In particular,single storey dwellings have been placed on thehighest part of the site, to lessen their impact on theskyline. In contrast, three storey have been placedon the lowest. The provision of different heights alsoprovides variety within the streetscape.

Appropriate density Affordable housing

Layout

87

34

masterplan


One bed

Two bed

Three bed

Four bed

Five bed

Three storey

Two Storey

One storey

Relationship of

topography and mix

of heights

Continuity of the streetTo maintain the continuity of the street and to avoid the fragmentedfeel of many new housing layouts of a ‘plot by plot’ approach, thedesign incorporates linking carport, garages roofs, canopies andpergolas. The use of these important elements, together with aconsistent distribution of gable roofs (especially to the Moor Roadfrontage) and hipped rural farmstead roofs (to the moorland edge)will create an architecture to define and contain public realmspace, as well as, deliver a sheltered domestic environment witha strong village character.

Primary marker locationsThere are two primary ‘marker’ homes:

1. Main entrance – whereby a group of three houses are configuredas a linear terrace and aligned perpendicular to the frontageof the adjacent existing cottage on Moor Road/Polnoon Street.The gable end acts to terminate the Montgomerie Street axis.

2. Pedestrian entrance – whereby a small gatehouse marker islocated at the junction of Kirktonmoor Road and Moor Road andacts as an introduction gateway to Eaglesham.

Secondary marker locationsThroughout the development the public realm network is animatedby the secondary marker homes which utilise architectural devicessuch as gables, chimneys and articulated window surrounds toaugment a spatial hierarchy for example, by providing terminationto street and lane vistas and providing incidence at changes ofdirection within the layout. This all helps to guide people throughthe development.

Central square pend landmarkA pend landmark feature has been designed to create an entranceor exit at the central square. It also acts to frame views ‘in’ and‘out’ of the square.

Continuity of the street Primary marker locations

Secondary marker locations Central square pend landmark


masterplan

Roof

Linking roof

Garage roof

Pergola

Houses

masterplan


Redesigned portfolio of standard house typesA variety of six standard house types (plus apartments) will be used throughout the neighbourhood to createa strong visual coherence.

The Skye Cottage The Gigha The Brodick

Katrine The Islay The Lomond

Corner houses i.e. Two new L shaped housesThe development of the site layout has also requiredthe design of two new ‘L’ shaped houses have beenspecifically designed to assist in turning a streetcorner and forming courtyard clusters of dwellings.The new houses contribute towards a number ofstreet typologies within the site which would nothave been so effectively achieved with the currentrange of houses consisting of detached rectangularbuilding forms.

The L shaped house has, for example, been used tolink with a garage or one bedroom cottage to enablethe frontage to be extended to provide a sense ofcontainment to the street, whilst visually varyingthe scale of buildings between one and two storeys.As for the formation of the clusters of houses, thisfollows the historical precedent established by thefarmsteads local to the area. The courtyard clusterassists to provide shelter from the prevailing windshelps to create a good microclimate within the site.Generally, these clusters have been located on theperiphery of the layout to form the ‘courts’ withinthe street hierarchy.


masterplan

The Bernera The Sanday

The L shaped houses forming part of the

street typology to ‘help turn a corner’

The L shaped houses creating court yard

clusters

Gable windowsGable elevations have been built-in to address thestreetscape, either as a principle elevation whosegable elevation turns a corner to address anotherstreet, or where a gable elevation provides anopportunity for incidence that could visually helpterminate a long vista down a street. With sharedsurfaces, these sort of features animate the streetscene and improve passive surveillance from bothlower or upper floor rooms.

A ‘standard’ house type elevated devoid

of gable fenestration, leads to reduced

passive surveillance opportunities over

parts of the public realm.

Proposed end of terrace gables with

articulated windows terminate the vistas

along the central street and provides good

passive surveillance opportunities over the

public realm.

Details

masterplan


1

2

1

2With many existing standard layouts, it is often thecase that the windows to the principle rooms of thedwelling are focused on the front and back elevations,leaving the gable elevations devoid of fenestrationapart from bathroom windows on upper levels.

Materials

Roofs:

Natural clay tile

Windows:

Timber double glazed windows

Render (elevations):

Dry dash render

Render (window banding):

Smooth pigmented render

Cladding:

larch cladding (only to be used

on some houses as a response to

the rural setting)

Base course:

Reconstituted stone

Cutters:

Cast iron reproduction plastic

rainwater system

80% construction materials willbe either from a sustainable sourcei.e. timber or will be manufacturedusing recycled material.


masterplan

1

2

3

4

5

6

7

1

2

3

4

5

6

7

5

4

Bringing the buildings and street together

Garden wallsThis street elevation shows comparative architecturalfeatures between the ‘old’ and ‘new’ and how thedwellings are stitched together with garden wall‘ribbons’ of differing height and texture - providingstreet edge continuity and definition, a strong senseof enclosure and protection from the extremes ofthe moorland climate.

Screen walls to public realm are finished

in the same materials as dwellings

The proposed inter-relationship of buildings,

garages and walls eliminates undesirable

views from public spaces to back gardens.

plus, garages have a pitched roof and are clad

in the same material as the adjacent dwelling.

An asymmetrical facade pattern on each

dwelling avoids a continuously repeated

symmetry along any building line. Plus, roof

ridge line generally runs parallel with the

adjacent dwelling.

Dwellings are finished in dry dash render.

a variety of external wall cladding

treatments within a single dwelling is

avoided.

Screen walls to public realm finished in the

same material as dwellings, either dry dash

render, stone or stone filled gabion walls.

Larger windows required to overlook the

public realm at ground level are given a

vertical effect.

masterplan


1

2

3

4

5

6

1 3 5 6

2 4


masterplan

Scale of buildings and use of road surfaces in their relationship to the street hierarchy:The images below show how different house types and the colour of the surface materials have been placedto create a hierarchy ranging from the grey surfaces on the streets to the warm surfaces within the more intimate,and often lower storey courts.

Street Lane Court

Use of advances in technology:

Mactaggart & Mickel Ltd own a timber frame manufacturing company and as part of their ongoing Research & Development

they are currently developing a closed panel system which will be capable of achieving thermal resistance properties

beyond those of the proposed enhanced building standards. For example, during the construction of the walls, the closed

panel system allows for insulation and air tightness to be maximised whilst also allowing the structure of the house to

be erected wind and watertight within twelve hours. This allows instant access to trades resulting in a completed house

more quickly and causes less disruption for neighbours.

Window glazing:

Timber windows will be coupled with a high performance glazing which maximises passive solar gain and minimises heat loss.

Building materials:

It is targeted that 80% of construction materials will be made from recycled material and locally and responsibly sourced.

For example, all timber used in the construction of the houses will be sourced from a Forestry Stewardship Council (FSC)

sustainable source.

U-value:

Wall, floor and roof insulation will have a u-value of less than 0.25%.

Noise:

High standards of insulation to reduce noise.

Carbon emission standards:

Taking into account the probable timescales for starting this development, and the time at which a building warrant will

submitted, new building regulations will be in force. Therefore, the enhanced carbon emission standards will be complied

with on this development.

Ventilation:

Ventilation will take advantage of a design system removing the requirement for high energy use multi mechanical

extraction. It will rely on using a low energy passive stack ventilation system.

Access:

The houses to meet Building Regulation access for all policies.

Waste management plan:

A site waste management plan will be developed for the site to ensure that waste to landfill is minimised and recycling

is maximised. For example, all homes will have dedicated areas for internal and external recycling and be provided with

a compost bin.

Appliances and light bulbs:

Appliances will carry the highest possible efficiency rating and all of the homes will be supplied with energy efficient

light bulbs.

masterplan


Built in energy efficiencyTop 10 points

2

3

4

5

6

7

8

9

10

1


masterplan

Open space

Open space has been designed as an integral part of thedevelopment by creating a series of ‘pocket parks’ and providingplaces of high amenity and recreational value. It is intendedto encourage people to sit out under trees and in comfortableareas within a lively street, at all times of the day and throughoutthe year.

masterplan


Surrounding the site

Spatial connection to the surrounding landscapeThe wooded character of the Orry, a key feature of Eaglesham,has been connected and continued into the site, forming a majorentrance feature, as well as a spatial connection with moors.This connection into the surrounding green network will allowfor opportunities to encourage healthy lifestyles.

Enhanced boundary treatmentsThe surrounding agricultural moorland landscape and associatedvillage boundary characteristics of Eaglesham have influencedthe edges of the development. On the western side, an informalearth/stone banking from existing boundary walls, planted withnative herbaceous perennial ground cover plants, will create thetraditional roadside bankings now predominantly lost in the area.The boundary treatments will therefore hopefully encouragebiodiversity, as well as protect against the prevailing westerlywind but will also allow for pleasant views from the houses, outacross the moors. Together, this will help to create a positiveedge to the development by not trying to ‘hide’ the development.

The fragmented pattern of native tree blocks interspersed withnative ground covers assists in reducing the visual effect of thedevelopment from the surrounding open countryside, reflectingexisting characteristics of the village edge. The block pattern ofthe tree group frames views out from the development whilstallowing light into rear gardens.

Spatial connection to the surrounding

landscape

Enhanced boundary treatments

Grass verge

Native hedge with high % of beech

Banking embedded with stones from remnant walls.

Native ground cover plants inserted into soil

voids between stones

Block planting

Fence

Garden

Native tree blocks

Informal earth/stone banking

1

2

3

4

5

6

7

8

Proposal with native tree block planting

Proposed without native tree block planting

16

8

2

3

4

5

77

8

Example of a boundary treatment


masterplan

Central landscape feature i.e. amenity open spaceThe landscaping at the entrance to the site has been pulledthrough the development towards a central landscape feature.This comprises of a sequence of three simple open spaces whichconnect the core of the site through to the moorland. Lawns withinformal mixed tree planting flank a sinuous footpath to providea pleasant and safe (overlooked) connection for pedestrians.

Gardens i.e. private open spaceThe detached, semi detached and terraced properties have beenprovided with gardens in proportion to their size. All the privategardens will be one and a half times the ground floor area ofthe house.

For the apartment dwellings a minimum provision of 30m2 ofspace per dwelling has been provided. This will be in the form ofa communal garden adjacent to the apartments, for the benefitof apartment residents only.

Play spaces i.e. active open spaceProvision has been made for play space in accordance with thestandards set out by East Renfrewshire's local policy. A total ofsix children’s play areas (1 Locally Equipped Area for Play LEAP and5 Local Areas for Play LAPs) have been integrated, and evenlydistributed, across the development and are combined with ‘marker’homes to provide focal points as ‘way finding’ elements within thedevelopment as well as facilitating supervision from nearbyresidents. A play area is situated in the central square and will beequipped for the required age group. The play spaces are perceivedas enclosures contained within low walls, combined with integralbench seating which will encourage residential relaxation.

Neighbourhood equipped playspace

Play space

Central landscape feature Private gardens

Location of play spaces Sketch of a play space

Within the siteThere are three different types of space

1

2 6-

1

2

3

4

5

6

masterplan


New planting: Trees integrated throughoutStreet trees have been strategically integrated throughout thewhole development to create a ‘green background’ and a strongconnection to nature all through the neighbourhood. Beech isthe dominant species in the local area. Therefore, by respondingto the local context, beech and closely associated species such assouthern beech, hornbeam and sweet chestnut have been selectedfor the public realm. Decorative ornamental grasses animatethe open space and provide movement and colour next to thehard surfaces.

New planting throughout the whole site

Historical tree line hedge

Mixed hedgerow

Retained planting: Acknowledgement of historical tree lineA historic east-west tree line defines the rear garden boundaryto the adjacent Polnoon Street properties and continues throughthe site. Despite the trees having to be removed due to poorhealth, to acknowledge their Conservation Area significance,the alignment of the original tree line will be re-instated as partof the landscape strategy.

Retained planting: Mixed hedgerowThe mixed hedgerow along Moor Road has been retained as animportant component of the landscape character of the approachinto the village. It also acts to segregate the new footpath alongMoor Road to from the road itself, improving the amenity of users,whilst also acting as a foil to the new houses which are set backand sit behind it. The hedge will be protected during construction.

Trees integrated throughout

Historical tree line hedge Mixed hedge row

Planting detail

1

2

3

1

2

3


masterplan

Management and maintenance

Built in from the startManagement has been considered from the earliest pre-application discussions and through the planning process to ensure

high quality standards that will allow the landscape elements to grow and flourish, improving the sense of place through time.

Soil managementPrior to works commencing on site Mactaggart & Mickel’s Ltd site engineers will carry out a cut and fill exercise to

identify where top soil and sub soil can be efficiently redistributed around the site to avoid unnecessary and costly removal.

The location of the temporary spoil heaps are identified to ensure minimum movement within the site during the construction

period and located away from tree canopy extents so as not to damage tree roots or compact the ground depriving the soil

around the trees of oxygen. Any surplus top/sub soil that cannot be used on site will be exported off the site in accordance

with SEPA waste management regulations

Long term careThe management and maintenance of all the public open space amenity areas and play areas will be carried out by the

appointed Property Management Factor after undergoing a competitive tender procedure which evaluates cost with service.

The works would be carried out to Mactaggart & Mickel’s Ltd Standard Maintenance specification for both summer and

winter seasons.

masterplan


Infrastructure

This masterplan has been developed in closecollaboration with key agencies, in parallel with verydetailed infrastructure requirements, to ensure thatevery design solution can be achieved.


masterplan

Ground levels

• Road designThe road design and in particular the vertical geometry (roadlevels) has been undertaken to ensure that all properties havelevel threshold whilst also value engineering the overall road designin order to balance the extent of excavation and importing ofsuitable material. Road specifications were considered carefullyin light of ground conditions.

Water

• Surface waterSurface water drainage was designed to mimic the existinggreenfield run off rate and to ensure no downstream floodingoccurs as a result of the development.

• Sustainable Urban Drainage Systems– Permeable paving has been placed in all private courtyards

and individual driveways. The system uses a permeableblock which has been given careful consideration to meetan aesthetic quality as well as functionality. Due to the poorinfiltration in some areas it has been necessary to use asystem which allows surface water to filtrate through theblock paving and road construction into a carrier drain.The carrier drain will ultimately accept both private highwayand roof water from its catchment. The surface water willbe controlled via an orifice plate to the adoptable sewernetwork. Thus the sub-base of the private courtyard will actas a mini storage area along with a treatment process.

– Bio-retention areas have also been implemented on the site.These systems accept highway water and are filtered throughaquatic plant life and underlying sub-soil. The water is thendischarged to the adoptable network via a carrier pipe.

• Soak-awaysThe use of soak-aways for roof water will be dependent onsatisfactory infiltration rates undertaken during the constructionprocess.

• AttenuationAs the site is restricted to 30 litres per second to the outfallposition a large amount of surface water will require attenuation.It is proposed to undertake this by the following:

– Storage tank It is proposed to use a standard tank whichis approximately 850 cubic metres in the central landscapedarea. All tank specifications will be in accordance withScottish Water guidance.

– Oversized sewers The use of a spine sewer of 900mmin diameter is proposed as a further means to store excesswater during high storm events. This spine sewer will also besupplemented by smaller sewers ranging from 225-450mmin diameter for smaller catchment areas.

• Control mechanismsThe use of vortex controls within the manholes known ashydro-brakes will be used to limit flows around the network toensure total discharge from the development is no more than theagreed rate of 30 litres per second. Orifice plates will also beused to limit water discharging from permeable paving systems.

Flood riskThe development drainage has been designed to accept a 1:200year storm duration which is over and above the standard 1:30 yearrequirement by Scottish Water. In addition a flood routing review wasundertaken to ascertain any vulnerable areas within the development.

Foul waterFoul drainage is designed in accordance with Sewers for Scotland2nd Edition. The foul discharge will connect to a wider foul sewernetwork in Eaglesham.

UtilitiesThe Service Strip is normally a 2m wide adopted corridor, providingservice providers dedicated space to place their equipment, suchas electric, gas, water, telephone and street lighting. In the case ofPolnoon, a service strip of varying width, i.e. 1.5-2m is providedwithin the shared road space. It was agreed not to delineate theservice strip on site as it would compromise the overall aestheticsof the development. The service corridor was designed to avoidsewers and trees whilst maintaining suitable utilities coverage.

Construction managementDuring construction of the site, Mactaggart & Mickel Ltd willapply for a Considerate Construction award.

masterplan


Drainage Plan

4.Processing

POLNOONFrom joint submission to consent

StagesAll the key stages which occurred after the application was jointly submitted for planning and Road Construction Consent.

Submission and registration for Joint planningand Road Construction Consent, plus a DesignStatement.

• Advertised in the Glasgow and Southside Extraand the Edinburgh Gazette

• Neighbourhood Notification expiry date29 May.

Two months determination period, plus 5 keylocal plan policies

15 statutory consultees 5 representations1 objection with concerns over:• Effect on infrastructure• Three storey buildings• Use of timber cladding

1 May 2009 ResponsesMay to June 2009May 2009

Issues which required further discussion:None

Issues which required further discussion:• Layout tuning• Visibility checks• Tracking for a pantechnicon• Road geometry• Drainage• Tree locations• Safety• Street lighting

Pre CommitteeIssues which required further discussion:• Cladding on the end gate house• One of the four colours selected for the

window banding• Elevation along Moor Road

Minor revisionsIncluding:• Cladding removed• Colour changed• Elevation changed

Planning 1 August 20091 August 2009Roads

Pre CommitteeIssue• Legal agreement on affordable housing• Maintenance of play space

CommitteeNo vote required

Planning permissionGranted

Road Construction ConsentGranted

September 2009 October 2009September 2009September 2009

Achieved within a month of

each other

processing



processing

Key changes pre-committee

Timber cladding removed and alteration

to window banding

Elevations to show the gatehouse and

window banding in context

Gable treatment at the main entrance to

the development

5.DesignThere are four different ways

to view the design

POLNOON

Get a feel for the placeFrom historic Eaglesham to new PolnoonBefore and afterSix qualities of a successful place


design

Get a feel for

the place

Transition from the village

Main entrance

Street

Court

Central Square

Transition from the village

DESIGN


Approaching the new neighbourhood from Eaglesham Village with the first new one-storey house aligned next to the current one

(far right).

Main entrance

The main entrance with an emphasis on safety, landscaping and connecting to a new pedestrian pathway set behind the retained hedge.


design

Street

DESIGN


An example of a shared surface street where parked cars are made to feel less dominant, by combining landscaping with a hard

surface, and houses are linked to create continuity along the street.

Lane

There is a change in colour to the road surface as a street filters off to a lane. The houses either side of the lanes also have gable

windows which not only animate the streetscape (and would often be just blank facades) but they also provide opportunities for natural

passive surveillance.


design

Court

DESIGN


Courts have been designed to create a sense of privacy, intimacy and enclosure. This can be identified through the smaller scale of the

buildings and the warm colour of the street surface within the courtyard area.

Central Square

All streets and lanes converge towards a Central Square which provides a play space as well as connecting into a green network of

spaces. Affordable housing has also been placed at the heart of the development.


design

From historic

Eaglesham to

new Polnoon

DESIGN


Creating sympathetic neighbours

Scale and proportions

Replicating the solid (wall) to void (window) relationship

Windows

Pends

Chimneys and colours

The masterplan strategy is augmented by acontemporary yet contextual architectural vocabulary.This not only references specific details of theEaglesham building vernacular and rural farmsteadprecedents, but also assembles a clear hierarchyof ‘marker’ devices such as chimneys, articulatedwindows and gables. This will deliver a visuallyanimated streetscape of controlled views andsheltered containment.

design


Creating sympathetic neighbours

The house on the far right is existing, with the firstnew house of the development designed as abungalow to be in keeping with its scale and massingof its neighbour, together with being aligned with itsfront elevation.

The gable elevation, with its chimney feature,completes the historic ‘A’ of Eaglesham as well asterminating the vista from Montgomery Street.

DESIGN


In Polnoon Street single storey cottages have a widefrontage and a narrow plan which controls the scaleand proportions of the dwelling. Traditional ruralbuildings in Scotland are often characterised bythis configuration. Interspersed between these aretwo-storey dwellings generally. This approach hasbeen replicated in the new development.

Scale and proportions

Replicating the solid to void relationship

design


Within the village of Eaglesham, it is evident that thesolid wall-to-window void relationship is biased towardsthe solid on the building faces. The pattern does notcontinuously repeat along the building line, and in mostinstances symmetry of the principle facades is avoided.The photograph below shows a variety of windowproportions and types in the village. These have beenanalysed and then recreated in the new housingdesigns, as shown by the sketch.

Opening size of proposed windows

cross references the size and

proportions of existing Eaglesham

fenestration

An asymmetrical facade pattern on

each dwelling avoids a continuously

repeated symmetry along any

building line

Window opening proportions have

a vertical emphasis

A symmetrical cement banding is

proposed to a majority of window

openings facing Moor Road

Note: solid = wall and void = window

1

2

3

4

12

3

4

2 3

Polnoon Street

Plot 10 Moor Road

Comparison of existing window opening

proportions (left) with proposed (right)

1

4

Windows

Window proportions: vertical and horizontalemphasisThere is a strong emphasis on the vertical rather thanthe horizontal in Eaglesham, although the ‘unique’Eaglesham window configuration of ‘twelve panels’has a horizontal emphasis to the glazed component.This feature has been taken and by using the sameproportions have been inserted as horizontal windowsin the new development.

Windows: border detailsTraditionally, on buildings with rendered exteriors,a smooth band would be formed around the windowopening, painted to contrast with the dominant wallcolour. Within the proposed development a distinctiveasymmetrical smooth render has been devised asa contemporary interpretation of this tradition.

DESIGN


Pends

design


Small-scale pend effects have been createdthroughout the development. To help maintain thecontinuity of the street, lane and court frontages andto avoid the fragmented feel of many new housinglayouts of a ‘plot-by-plot’ approach, the designincorporates linking carport, garages roofs, canopiesand pergolas.

ChimneysChimneys are an important characteristic of traditional Scottishrural housing, normally located on the gable ends and breachingthe ridge line of the roof, to avoid slender stacks being exposedto the weather. Within Eaglesham there are also many uniqueexamples of chimney stacks framed either side by windowopenings. This feature has been replicated within some of thehouse types and used to provide architectural incidence at keypoints in the layout.

Chimneys and Colours

DESIGN


ColoursThe proposed houses in the development are mainly whitebut have been contrasted with a palette of four colours toinform a colour coded building hierarchy within the streetscape.The selected colours have been chosen from Eaglesham Villageand used to create asymmetrical rendered window bands.This has been devised as a contemporary interpretation of thistraditional feature in the Conservation Area.

design


Before and after

The masterplan is a significant improvement on the previousapproved development. Some of the key differences betweenthe two developments are outlined.

Product- Movement- Buildings- Open space

Process- Planning- Roads Construction Consent

ProductMovement

DESIGN


Layout

Safety

Sensitive elevation treatment to the main road

Visibility

Road surface materials

Street clutter

Before

Cul-de-sac

Roundabout

A strong standard suburban solution of 14 houses (Moor Road)

Straight roads mixed with raised tables

Tarmac

Standard approach

After

Hierarchy of shared surface street types i.e. ranging from streets, lanes,courts and including a central square.

An upgrading of the surrounding street, together with traffic calmingwhich has been designed with raised tables to help slow traffic down andincrease safety.

The new proposal reduces the number of houses along Moor Road byhalf and also spaces them out to create a less dense frontage. This hasbeen combined with the provision of a new safe pathway, whereby thehouses which front onto pathway have ‘dual’ access allowing people toenter the houses from the pathway, as well from within the development.The front doors and windows along the pathway create an animatedelevation, and builds in passive surveillance, thus creating an overallsafe feeling to the street. Also, because the houses now sit back from themain road, behind the retained hedge and the pathway, this addressesconcerns from residents with the previous development, in that it createsmore distance, and less encroachment for all residents on both sides ofthe road.

Few straight roads, with junctions at varying distances to slow down traffic.

There is no tarmac within the new development. Instead, a simple paletteof materials (tegula blocks) have been selected to not only be durable butto function by defining a distinction between the streets, lanes, courts andcentral square.

Every effort has been made to reduce street clutter and to create a safeand one. For example:

Signage: Apart from street names, there will be only one road sign at thefront of the development and one at the secondary access.

Street lights: Approximately 60% of the street lighting will be placed onbuildings. The proposed light also limits upward light, reducing night pollution.

Road markings: No yellow and white lines

Bollards: None

See some of the points graphically illustrated

design


Before

Cul de sac

After

Hierarchy of streets

Layout

DESIGN


Safety

Before

Current roundabout to connect to the

proposed consented roundabout at the

other end of the street.

After

Upgrading of existing street with built in traffic calming.

Proposed raised table to Moor Road, Kirktonmoor Road and Alnwick Drive

Proposed raised table marks vehicle entrance to proposed new development

Access to driveway at 52 Polnoon Street to be maintained

Existing mini roundabout replaced with a road junction and raised table. Vehicle

priority from Moor Road and Montgomery Street ‘Give way’ from Polnoon Street

Over-run area for bus movements

1

2

3

4

5

1

2

3

4

5

design


Sensitive elevation treatment to the main road

Before

A strong standard suburban solution of

14 houses (above).

After

The new proposal reduces the number of

houses along Moor Road by half and also

spaces them out to create a less dense

frontage (above). They also sit behind a

retained hedge and new pathway.

Elevation to Moor Road of consented application

Section through Moor Road and pend of consented

application

Plan of consented application

DESIGN


ProductBuildings

Density

Standard house types

Range of house types

Affordable housing

Corner house types

Continuity of the street

Following the contours of the site

Materials

Before

92 dwellings (36 in Conservation Area)

Standard house types used

Mainly 3-4 bedroom houses

No affordable housing (as it pre-dates council policy) but a new 25% affordablehousing contribution is calculated on the additional number of dwellings overthe previous consent.

The houses on the development were mainly square-shaped houses i.e. no‘corner’ houses were used to help create a more connected streetscape.

Individual houses

The standard cul de sac layout of the houses did not relate to lay of the land.

Natural slate and real stone were conditioned for the ‘front’ of the developmentwhich was located in the Conservation Area. The materials on the remainderof the site consisted of concrete tiles, PVC and casement look-a-like windows,artificial stone and modern render.

After

121 dwellings (34 in Conservation Area)

Standard house types have been used but with new elevations. The design ofthe elevations have not been developed in isolation but the architectural cueshave been taken directly from the historical and rural vernacular of Eaglesham.Architectural details, such as a gate house, chimney and gable windows have beenstrategically incorporated to create ‘primary’ and ‘secondary’ marker homes.

The new development supports a range of household sizes, ages and incomesbecause it provides a mixture of house types ranging from 1 bedroom cottagesto a 6 bedroom house. This mixture provides more opportunities for people tostay and live locally in the area.

The number of affordable housing units will be between 7 and 8 to accord withthe Council’s policy and the specific details will be agreed through a Section 75Agreement.

A new L-shaped ‘corner’ house has been purposely designed to assist inturning a street corner as well as forming courtyard clusters which help tocreate a more sheltered environment from the prevailing winds.

To create continuity of the street, lane and court frontages and to avoid thefragmented feel of many new housing layouts of a ‘plot by plot’ approach,the design incorporates linking carport, garages roofs, canopies and pergolas.

Dwellings are also stitched together with garden wall ‘ribbons’ of differingheight and texture - providing street edge continuity and definition, a strongsense of enclosure (in some places) and protection from the extremes of themoorland climate.

The location of the houses have been designed to fit with the contours andslope of the site. In particular, single storey dwellings have been placed on thehighest part of the site, to lessen their impact on the skyline. In contrast, threestorey have been placed on the lowest. The provision of different heights alsoprovides variety within the streetscape.

No distinction has been made between the part of the site which exists in theConservation Area and the other part of the site. However, the quality of thematerials has been raised across the whole site rather than creating two distinctdevelopments. For example, all the houses will be dressed in natural clay roof tiles,timber window frames, with real stone used in the gabion walls. This createsa much higher quality, and more harmonious, environment with a large spreadof natural good quality materials. Likewise the affordable housing will also usedthe same materials to create a strong connection all of the other houses.


design


Standard house types

Before After

This is the same house

DESIGN


Redesigned portfolio of standard house types

After

Skye

After

Islay

After

Lomond

Before

Skye

Before

Islay

Before

Lomond

design


After

Brodick

After

Gigha

Before

Easedale

Before

Lismore

Elevation treatments

DESIGN


Affordable homes designed to be in-keeping with the new portfolio

Before After

These are the same apartments

design


Bavarian B Plan: Bringing movement, buildings and open space all together

Before

18% Movement

15% Buildings

15% Open space (Public)

52% Open space (Private)

After

23% Movement

20% Buildings

15% Open space (Public)

42% Open space (Private)

DESIGN


ProductOpen space

Connection to the surrounding landscape

Landscape strategy within the site

Retention and enhancement of the existinglandscaping

Play space

Street trees

Sustainable drainage

Before

No connection has been made to the surrounding landscape

Disconnected ‘left over space’ predominantly over-looked byback gardens.

The development did not propose to retain any of the existinglandscape features, such as the historical tree line or the hedgerunning along Moor Road.

Details of the play spaces were to be submitted and approvedby way of a planning condition.

No indication

The details of SUDS were covered by a Condition with details to besubmitted and approved.

After

The wooded character of the Orry, a key feature of Eaglesham,has been connected and continued into the site, forming a majorentrance feature, as well as a spatial connection with moors.

Integrated landscape strategy for the whole development.For example, the landscaping at the entrance to the site has beenpulled through the development towards a central landscapefeature to create a strong green network. This comprises of asequence of three simple open spaces which connect the coreof the site through to the moorland.

The design either retains, acknowledges or enhances the existinglandscaping on the site.

Existing hedge: Hedge retained and used as a landscape featureto maintain a ‘soft’ approach from the rural transition to the village.

Historical tree line: Although the trees are decaying and cannotbe preserved the tree line will be replaced to not only acknowledgethe original conservation trees but also to form a strong line oftrees along the street.

Enhancement: Boundary treatments

6 play spaces evenly distributed throughout the development.The play spaces are perceived as enclosures contained within lowwalls, combined with integral bench seating which will encourageresidential relaxation.

Street trees (predominantly beech to match with the native treespecies in the village) have been strategically placed throughoutthe whole development to create a ‘green background’ and astrong connection to nature all the through the neighbourhood.

Permeable paving and bio-retention


design


Approach to landscaping

Before

Dense boundary treatment and central space

After

Holistic detailed landscape plan

DESIGN


A sketch showing attention to detail in landscaping

Central neighbourhood ‘hub’ space

timber cladding of perimeter ‘rural’

units (moorland edge) repeated as

boundary edge to central amenity

landscape

‘Marker’ gables and chimneys

provides visual dialogue along

full length of linear landscape

‘Open’ aspect to central landscape

with ‘window’ to open farmland

beyond and existing public right

of way

Pebble garden

Dwelling gables provide natural

surveillance of landscape from

ground level living spaces and

first floor bedrooms

Timber clad boundary fence with

climbing plants to amenity space

edges

Central walled children’s play

space (Locally Equipped Area of

Play LEAP)

1

2

3

4

5

6

7

8

1

2

3

4

5

6

7

8


ProcessPlanning and Road Construction Consent

Date registered

Planning consent

Total time (beginning to end)

Report

Statutory consultees

Objections/representations

Conditions

RCC

Before

2 February 2004: Refused

9 December 2005: A revised scheme addressing the reasons forrefusal was re-submitted,

20 February 2006

2 years and 1 month (including the time taken from the firstrefused planning application).

10 pages

7Including Scottish Civic Trust, Roads Service, EagleshamCommunity Council, Architectural Heritage Society, SEPA,Architecture and Design Scotland, Scottish Water

20

32

No RCC

After

1 May 2008Full planning application, design statement and Road Constructiondetails submitted.

9 September 2008

2 years (including the time taken from idea to consented design)

14 pages (covering four and a half pages of assessment)

14Including Strathclyde Passenger Transport Executive, SEPA,Scottish Water, West of Scotland Archaeology Service, AffordableHousing Officer, Architectural Heritage Society, Scottish Civic Trust,Eaglesham and Waterford Community Council, Historic Scotland,Roads and Transport Service, Waste Strategy Section, AccessOfficer, Architecture Design Scotland.

5

8All the pre-application work resulted in fewer conditions, mostof which were ‘routine’ due to all the detailed work being dealtwith up-front.

RCC granted one month after planning consent

design

DESIGN


6 QUALITIES OF A

SUCCESSFUL PLACE

Designing Places, 2001

Distinctive

Welcoming

Easy to get to and move around

Safe and pleasant

Adaptable

Resource efficient


Six qualities of a successful place

By starting the design of this masterplan with the street andcreating a shared surface layout, the following provides a quickanalysis of Polnoon against the key questions that can be appliedto any masterplan to gauge the extent to which it will create asuccessful place based on the six qualities in Designing Places.

• Will the development’s landscapes, natural features,buildings, street patterns, spaces, skylines, building formsand materials be likely to enhance the sense of identity?

• Will the masterplan help to create a place with distinctivecharacter?

• Are the proposed streets defined by a coherent andwell-structured layout?

• Does the masterplan make the most of existing buildings,landscape and topography?

Distinctive WelcomingSafe and pleasant

design

• Will the development have active frontages to streets?

• Will all routes and public spaces be overlooked?

• Will the proposed uses encourage activity at all timesof day?

• Will the public and private spaces be clearly defined?

• Is public space well designed and will suitablemanagement arrangements be put in place?

• Will routes and spaces be safe?

• Will buildings and layout make it easy for people to findtheir way around?

• Will new landmarks or gateways be created, helpingpeople to find their way around?

• Will good use be made of views?

• Will the development provide (or be close to) communityfacilities, such as a school, park, play areas, shops, pubsor cafes?

Note: This is a housing development which will betoo small to provide facilities such as shops etc. but localresidents will be able to enjoy the green network ofamenity and recreational space.

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

Ease of movement Resource efficientAdaptable

DESIGN


• Will a network of continuous routes be created?

• Will areas with the highest densities be located where accessto public transport is best?

• Will public transport facilities be well-connected and safe?

• Will public spaces, roads and footpaths be connected intowell-used routes?

• Will there be provision for and promotion of a range of transportoptions?

• Will the building layout take priority over the roads and carparking, so that highways do not dominate?

• Will the streets be pedestrian, cycle and vehicle-friendly?

• Will car parking be well-integrated into the street scene?

• Will the scheme integrate with existing roads, paths andsurrounding development?

• Will public spaces and pedestrian routes be overlooked andfeel safe?

• Will the development have easy access to public transport?

• Has the masterplan considered green networks in and aroundthe proposed development area, and made provisions to connectto these or enhance their value?

• Have opportunities been taken to incorporate biodiversityfeatures (such as green roofs) into the fabric of the buildingand into the spaces between them?

• Will there be a tenure mix that reflects the needs and aspirationsof the local community?

• Will there be opportunities to make buildings and areas adaptableto a variety of future uses?

• Will internal spaces and layouts allow for adaptation, conversionor extension?

• Will the development include a range of features that reduce itsenvironmental impact and carbon footprint?

• Will the need for landforming be minimised?

• Have significant natural features and other biodiversity beenprotected and intrusion minimised, as appropriate?

• Does the masterplan integrate and/or enhance surroundinghabitats and landscape character?

• Has the masterplan fully considered the natural hydrology of thearea, including any permanent or ephemeral watercourses, andmade provision so that these may be retained where possible?

• Have sustainable drainage systems been considered from theearliest stage?

• Has waste been addressed – both in terms of collection andwaste minimisation in construction? Can any of the sites existingmaterials, i.e. soil/rubble be re-used?

• Will the orientation of buildings minimise energy use?

• Will buildings and spaces be adequately sheltered?

• Will building materials be sourced from local or other sustainablesources?

• Will development make use of advances in construction ortechnology that will enhance its energy performance, biodiversityvalue, quality and attractiveness?

• Will buildings or spaces out-perform statutory minima, such asbuilding regulations?

• Will there be opportunities to improve habitats and support wildlife,both on the fabric of the buildings and in the spaces between?

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

✓

6.Lessons

Home truths: How easy was this to do?

Timing: How long did it take?

Team perspective: How was it for you?

Bottom line: Cost and construction?

Future: What are the recommendations?POLNOON

lessons


Home Truths

In order to succinctly capture what was hard to achieve,caused most debate or was relatively easy, during the courseof the project. A simple red, amber and green ‘traffic light’approach has been used but the whole process has beenabout learning and all 6 rules which were established atthe start of this process have been achieved.

How easy was this to do?

Planning

MaterialsWhen selecting the materials for the houses, a team meetingwas held and a range of materials were exhibited. Whilst mostof the team were in agreement, a difference of opinion betweenthe planners became apparent. The crux of the issue highlighteda key difference between the previous and the proposeddevelopment. With the previous application, the standardhouse types located in the Conservation Area of the site hadbeen conditioned with natural materials (such as natural slate,natural stone, wet dash render, timber sliding sash andcasement windows), with the remainder of the site in artificialmaterials (such as concrete tiles, PVC and casement look-a-likewindows and artificial stone). In contrast, the proposeddevelopment, rather than distinguishing between those houseswithin the Conservation Area, and those outwith, raised thequality of materials across the whole site. After significantdiscussions, it was agreed that the new solution offered abetter quality environment rather than creating a ‘front’ and‘back’ to the development.

Role of councillorsWith this project, at the pre-committee meeting, somecouncillors did require more explanation about the masterplan.As a result, the application was pulled from the forthcomingcommittee, further plans were provided, together with ameeting with the Head of Roads, Planning and Transportation,but thereafter some minor amendments were made andthe application then went forward to the followingcommittee meeting.

Hard to achieve

Road Construction Consent

Road Design levelsAn iterative step-by-step approach was required to ensure thatroad design levels had suitable gradients in light of the challengingground profiles. In addition, it was necessary to ensure road levelstied up to challenging house levels to provide acceptable accessfor homeowners and to meet the streetscape longitudinal profiles.These factors, along with consideration of the extent of earthworks,in terms of value engineering and road specifications providedfor a challenging but achievable project.

Road safety considerations post the planning and RCCsubmissionAlthough safety issues were considered throughout thepre-application stage however, during determination and independentsafety audit issues were raised. The level of scrutiny appliedensured all safety concerns were highlighted and addressed whichinevitably required additional work and negotiation.

Drainage infrastructureAll drainage was designed in accordance with Sewers forScotland (2nd Edition). However, as the development was basedon the ethos of shared surfaces with integrated landscaping suchas trees in roads, it was necessary to indicate the exact positionof sewers and their dimensions away from trees, services andbuilding foundations. In terms of the sewers sizes, it was alsonecessary to ensure that the system did not flood for a 1 in 30year storm duration and that adequate flood routing for a 1 in 200year storm was achievable. This was undertaken by ensuringthe sewers had sufficient capacity. These issues, however, didrequire lengthy negotiations which mainly took place duringthe determination period and, ideally, could have been dealtwith prior to submitting the application.

Sustainable urban drainageIt was difficult to achieve an optimum sustainable urban drainagesolution. The main contributing factor for this was the centralgreen space available against the extent of surface water storagerequired. Discussions on locating a smaller pond at the entranceof the site was investigated but deemed as unsuitable in termsof drainage and overall development aspirations. However, asan alternative solution, an integrated approach was developedto ensure that the development accorded with SEPA, EastRenfrewshire Council and Scottish Water policies.

The added challenge, however was that with recent changesin legislation, tighter scrutiny by SEPA and Scottish Water wasrequired, compared to the previous application. The requirementwas to provide a two-phase treatment for all road trafficked areas(this policy does not exist in England). After lengthy discussions,and the use of new drainage solutions such as bio-retention-retention areas, 65% of trafficked areas received a two-phasetreatment process to remove pollutants at source, from roaddrainage.The use of bio-retention cells in this situation is a first in Scotland(and possibly the UK) and the design team are to be commendedin including their use.

Permeable pavingWhilst the project achieved permeable paving in the privatecourtyards and car parks, it was unable to achieve permeablepaving in adopted areas. The reason is that with all the otherengineering achievements made on the site, this was anadditional issue which was considered to be too difficult at thetime. However, with recent changes in policy, combined withthe proposed construction period, this is an issue which mayre-investigated in the future.

lessons


lessons


Most debate

Planning

The transition from the rural edge to the Conservation AreaWith the development not being on an ‘infill’ site but ratherlocated on the edge of the village, a lot of thought was putinto getting the main elevation right, which fronted Moor Road.This marked the transitional route to and from the villageand the moors. The previous application created a very strongsuburban edge by continuing Polnoon Street right up tothe moors. In contrast, the proposed development, took itsbuilding alignment from Polnoon Street, but created a landscapeconnection with the Orry, and then gradually graded the housesup towards the moors, as well as creating a small ‘landmark’gatehouse at the end of the development. Also, in orderto maintain a rural connection to the moors, the proposeddevelopment retained the existing roadside hedge and usedthis as a feature to create a pathway behind it, as well assetting the houses back from the main road. This is somethingwhich had been requested by the local residents who livedopposite. Whilst this was a very sensitive approach, it tooksome time to change the mindset of what would have beena more standard, and yet, inappropriate solution.

Getting the location of the architectural details rightThe location of key architectural details required a lot ofattention to create the right impact at street level. For example,the houses have not just been ‘plonked’ down in any location,key primary and secondary ‘marker’ homes have beenstrategically placed to either provide views or to close vistas etc.


Surface materialsAgreeing the palette of materials on the hierarchy of roadsurfaces took some debate. The aim was to achieve somethingthat was functional, durable and matched the building stylesand aspirations of the masterplan. Two design conceptswere considered. One took the form of a single block colour(pennant grey) but using different sizes and patterns to distinguishstreet hierarchies whilst the other used different colour blocksto distinguish the hierarchy, but by using standard patterns.The latter was considered to be a more readable code to helppeople identify the street hierarchy, as well as being easier tobuild-out during construction, along with consideration in termsof buildability.

HedgesThere was considerable deliberation between the traffic safetyengineer and the landscape architect over the purpose and heightof the hedges along with tree positions. The auditor consideredthat the hedges (which were where designed to be over 1 metrein height and located in areas to hide parked cars) were consideredto be a safety risk and contravened national guidance. The solutiontherefore was to maintain the hedge positions but to reduce theheights to 600 millimetres.

Vehicle trackingThere was considerable dialogue between the road engineer,East Renfrewshire Council and the landscape architect ontracking of high side vehicles such as refuse vehicles in relationto tree positions, taking account of their anticipated canopyspread and height. Underground service requirements addeda further level of complexity to the introduction of street trees.Ultimately, a landscape strategy which ensures functionaltracking with a consistent landscape proposal was achieved.

Permeability on Bonnyton DriveDuring the design development stages, it emerged that therewere differences of opinion, between those of the local authorityengineer and the community, compared to the views of A+DS,as to whether there should be a vehicle or pedestrian access atBonnyton Drive. The decision, however, was taken in favour ofthe community, together with the engineer, to create a walkingand cycling connection only.

Bio-retentionDetailed discussions where required in respect to locationof bio-retention areas and their adoption. This was ultimatelyresolved and agreed by East Renfrewshire and SEPA.

This is the first time that bio-retention cells will be usedin Scotland (and possibly the UK) in a residential aspect andit is felt by SEPA that integrating landscaping into the roadinfrastructure is a major step forward in sustainable drainage.


lessons

Planning

Community engagementThe community consultation was well planned and attended.It also took place during the early stages of the designdevelopment which allowed for sufficient material to beshown to the community to help them visualise the proposeddevelopment as well as allowing plenty of time to be able totake on board their views and amend the plans accordingly.

Changing the facade of the proposed standard house typeBy taking Mactaggart & Mickel Ltd’s standard house type, andresearching some key architectural and rural vernacular detailsfrom Eaglesham, it was relatively easy to transform the standardhouse type into something which related more to its context.

New standard house typesAfter reviewing Mactaggart & Mickel Ltd’s range of house types,it was easy for the architect to identify a gap in their portfolio.The solution was to create a new L-shaped house design. Thisproved to be an important new addition which allowed for a muchimproved, and connected, streetscape. This is something whichis often lacking in many standard design solution layouts.

Planning policiesApplying most of East Renfrewshire’s development plan planningpolicies proved to be fairly straight forward. For example, thosewhich carried some form of clear requirement or measuresuch as garden sizes, parking standards, play spaces whereas,those which were open to interpretation did require debate.

Design statementThe development of the masterplan was a very visual process,and so once the designs had been completed, it was relativelyeasy to pull the design statement together. This then acted asa key document with the planning application.

Easy to achieve


Joint planning and Road Construction ConsentIt was relatively straightforward to work on both the planningand engineering issues, in parallel, and to eventually achieve jointplanning and RCC. Further lessons have, however, been learntduring this process which have enabled an improved methodologyfor future developments of this nature.

Layout revisionThe layout amendments and negotiations with East Renfrewshirewere relatively easy and all associated visibility and vehicletracking checks were undertaken quickly to move the layoutforward.

Culture of engineersThe Council engineers who worked on the project were openminded throughout the process. This always helped to developand discuss the design as a team.

lessons


Timescale

The whole project from the initial idea to the design consenttook 2 years. In that time, however, there was an emphasison learning and pre-applications discussions. The result wasfewer objections/representations with planning and RoadConstruction Consent achieved within a month of each other,with fewer conditions. The following timescale sets out theprocess stage by stage but also identifies that this projectcame through an economic decline.

How long did it take?

2007

OCT NOV DEC


lessons

From beginning to end

2008

JAN FEB MAR APR MAY JUN JUL AUG SEP

Stage 1 Stage 2 Stage 3Site Appraisal: Environment (Desk & field) Analysis DevelopingLearning Social and

Economic

Desk survey Team SiteVisit

First draftdesign

Study tour Designtraining

Communityconsultation

Revisions DesignReviewwith A+DS

Revisions Further development of the masterplan inconjunction with engineering solutions, such asinfrastructure requirements, ground modelling,and elevation plans

Full team Team leader moved to London and workedremotely with a core team

Economic decline

JUL AUG SEP OCT

lessons


2008

OCT NOV DEC

2009

JAN FEB MAR APR MAY JUN

Stage 4Testing

Presentationto HistoricScotland

Materialsdiscussed

Meetings to finalisematerials, hedges, SEPA,and surface materials

Determination of planningand RCC. Meeting withSEPA and Scottish Water

Team leader in London working remotelywith a core team

Joint planning and RoadConstruction submission

Team working with the local authority by responding to any issuesTeam leader returnedto Scotland

Pre-Committee

Completion of the designstatement

Minorrevisions

Final teammeeting andsubmission

Discussionswith SEPA

Finalising Design statement Processing

PlanningConsent

Completion stagesCommittee

RCCConsent


Bottom line

The detailed costs and exact timing of construction areconfidential to Mactaggart & Mickel Ltd. The followingcomments, however, offer a general guide.

Cost and construction?

lessons

lessons


Cost“We only proceeded with this project after carrying out an economic viability study. While this latest scheme carries additional

costs it will be profitable although at a lower level of return to the previously consented scheme. But as a forward looking

innovative company Mactaggart & Mickel Ltd feel that this is a premium worth paying to carry off this prestige development.”Mactaggart & Mickel Ltd

Construction“Within the difficult and challenging constraints of the current economic climate, we would not be able to start this development,

or indeed any other new project, until a sound economic upturn. A safe prediction, is that it could therefore take at least two to

three years before we could start construction.” Mactaggart & Mickel Ltd

ValueOverall, whilst this project has shown a lower level of financial return, the value of this project, as a collaborative exercise

between the Government and Mactaggart & Mickel Ltd and in the creation of a better place, is invaluable. In particular, it will mark

a shift change, from not applying the all too often standard solutions to housing layouts, towards concentrating on considering

better solutions for street designs. The positive ‘knock-on’ effect that this has on the quality of a place is of the utmost importance

to Mactaggart & Mickel Ltd who have won numerous industry awards on their quality of place design.


lessons

Team perspective

Some personal accounts from the team.

How was it for you?

lessons


Quotes

“This has been a unique opportunity towork on a live project, in partnership witha house builder with high ambition anda local authority willing to try somethingdifferent. Together, we have used all ofthe design policy and advice that we havedeveloped, over the years, within theGovernment, to show how it can be turnedinto practice. The project simply startedthrough a letter and with a phone call.Since that point, it’s been a journey aboutcreating places which are inspiring andraising standards, as well as challengingeveryone to think about street design andarchitecture. Although this has been agovernment led project, no exceptions havebeen made throughout the whole process.

Overall it’s been an invaluable exercise foreveryone and there is much to commendthis work. With planning and RoadConstruction now achieved, combined withan improvement in the economic climate,I’m looking forward to seeing the newneighbourhood being built. After all, rightfrom the start of the project, I asked everyoneto focus on visualising its launch with astreet party.”

Susie StirlingPrincipal Planner

“It requires commitment, clarity of purposeand good communication between theprofessionals, developers, authorities andthe public.”

Joe DevineHead of Roads, Planning andTransportation

“This is the first time in Scotland this kind ofdesign project has taken place and we aredelighted to be involved in bringing much-needed contemporary housing to this areaof East Renfrewshire. The development willoffer a setting that is both safe and family-friendly and will create a precedent inmodern housing.

“We’ve been eager for some years to deliveron the ground that kind of projects that weoften see in Europe – we believe that thisis a tipping point in providing both theconfidence and a set of stepping stones forothers to follow this approach to processand design across the country. Also it neededa driving force and champion to get thisproject going and keeping it moving; manythanks in this instance go to Susie Stirlingfor cajoling us where necessary. We aregrateful to all those involved for showingsuch enthusiasm and willingness to be partof the project, which, despite the economicclimate, we remained faithful to.”

Andrew MickelDirectorMactaggart & Mickel Ltd

“The Polnoon project is a challengingproposal which explores new approachesto the design of public realm space forresidential neighbourhoods. It respondsto the sensitivities associated withbuilding in close proximity to an importantconservation village and, althoughemploying standard housebuilder dwellingtypes, aspires to create a contemporarydomestic architectural expression with adistinctive neighbourhood identity.

This has only been possible through theenthusiasm, commitment and goodnatured close working dialogue betweenthe design team, housebuilder client, LocalAuthority Planning and Highways officers:all orchestrated by Susie Stirling, PrincipalPlanner at the Scottish Government.

During the project's evolution there havebeen many ‘challenges’ to the ambitiousdesign agenda but these have beendebated and resolved in a true spirit ofcollaboration – never losing sight of thecommon goal to create a great place tolive for the 21st Century.”

Stephen ProctorProctor and Matthews Architects

Government ArchitectsHouse BuildersLocal Authority


lessons

“This development has provided anexcellent opportunity to provide adistinctive place for all to enjoy. The shiftaway from traditional road layouts is anexciting one, and I am very enthusiasticabout the future, and hope that residentialdevelopments as a whole will change.I experienced many challenges in termsof the infrastructure especially drainagebut the teams’drive has never wavered.We have gained a considerable amountof knowledge and understanding on keyconsiderations required for these typesof developments. It's been very enjoyableto work with a team which considers astreet as a safe place for all to use.”

Ali MalikPrincipal Design EngineerWaterman Boreham

“This project demonstrates the potentialwhich can be unlocked in our newresidential streetscapes, through theadoption of a process of mutualunderstanding and shared objectivesbetween all involved, and hopefullyestablishes a benchmark against whichfuture developments are measured.”

Keith HornerLandscape ArchitectHorner + Maclennan LandscapeArchitects

“The use of bio-retention cells in thissituation is a first in Scotland (and possiblythe UK) and the design team are to becommended in including their use.”

Neil McLeanSUDS Co-ordinatorSEPA

“The unique development, the first of itskind in Scotland, has pushed barriers inre-defining the traditional set up of publicsewerage systems (where the boundaryset up between public and private assetsare easily defined). Scottish Water hasworked in close partnership with all partiesto enable solutions for the proposed treesto be located throughout the development,without risks from root damage affectingthe long term future integrity of thesewerage system.”

Paul MilliganTechnical AdvisorScottish Water

“Seeing current policy translate into practiceis always exciting, but having a directcomparison by way of an existing consentedlayout made this an especially valuableproject. Much can be learned from thecomparisons, and from the processundergone here over the past two years.At the heart of this project is the ambitionto create a better place but that only beachieved through communication – andthis has been the hallmark of the project.We will all watch the new neighbourhoodof Polnoon emerge with great interest.”

Karen EsslemontEDAW/AECOM

“Polnoon is an exciting demonstration of howthe design, and equally importantly, processprinciples as set out in PAN76, and DesigningStreets, can be realised in a commercialresidential development. The enthusiasmand commitment of all stakeholders bodesvery well for what is a very exciting time inthe development of quality streets in Scotland,as an integral element of quality places.”

Neil McDonaldWSP Group

Engineers AdvisorsStatutory consulteesLandscape Architects

lessons


Future

This project has provided almost 20 recommendations.They have been split into people, product and process andhave been kept short and succinct.

What are the recommendations?

lessons


LeadershipGood leadership, commitment and knowledge are crucial to ensurethat a project is seen through to the very end.

Role for project managersThere is a role for more project managers to be embeddedwithin the house building industry. It takes time and commitmentto pursue joint planning and RCC consent but with dedicatedproject managers (or champions) who have a very clear visionof the outcome, as well as a drive to achieve it, they can play a keyrole in keeping the built industry moving forward. In particular,they an act as key liaisons between all of the stakeholders, and actas one point of contact, with the local authority.

Multidisciplinary teamsThe skill base of a team reflects the ultimate quality of adevelopment. To create a new place does require a mixtureof professionals working together, such as planners, architects,designers, engineers, and landscape architects, as well as peoplewith sharp economic knowledge, to ensure that the vision isalways on target. The key players should be identified early onin the process. This project was fortunate in that the architectshad worked with the engineers on previous projects, and hencethis not only created a good working relationship, but also acommon understanding about the type of place we were strivingto create. It would certainly be recommended that more architecturalfirms link together with engineering companies to offer dualservices in terms of design and infrastructure solutions.

Design skillsThere is no substitute for good design skills. Not everyonehas a ‘natural eye’ for design but with training and experience,more planners can help to feel more confident about design.It is therefore recommended that the opportunity for design

People

training is still needed within local authorities, as there is someway to go before many local authority officials feel confidentin applying the Government’s design policies.

CouncillorsCouncillors play a crucial part in the determination of a planningapplication but in most cases, their role mainly comes into playat the end of the process. Whilst this is acceptable for mostapplications, when dealing with important or sensitive sites, theirrole should potentially be reversed, in that they are more involvedat the beginning of the process. They should also be kept informedabout the development of design in a safe and unbiased way, for allparties, which is in keeping with the Code of Conduct for councillors.More design training for councillors is also recommended and moreencouragement for some councillors to become civic leaders orchampions for good design.

HotlineIf a project hits a difficult issue or tension between a local authority,the statutory consultees and a developer, it would be useful forthe Government to operate a dedicated ‘hotline’ to provide support.This would help to raise the profile of the types of issues which arecausing concern and would also act to resolve issues more quickly,and thus, preventing some applications from stagnating.

Architecture and Design ScotlandArchitecture and Design Scotland offer a detailed and thoroughDesign Review service. The organisation is reviewing how itcan offer other forms of support to Local Authorities on designmatters, including design support services and supporting localdesign review.

lessons


Bad design is easy to achieveOur planning system is allowing mediocre design - even despitea whole range of policies which have been crafted to both protectand maximise the potential of the environment. This project,however, has proven that cul-de-sacs and the common ‘plotby plot’ approach to housing layout does not create a sustainableor quality place to live. It does not even offer a good return fordevelopers. It is therefore recommended that a stronger line istaken by authorities to use their ‘design as a material consideration’policies more frequently. We have to move away from the ‘it will do’approach and strive to create better places which make better valuein the long term. Good place making needs to become expected.

Think bigSell the place (in its widest sense) not the unit.

Simplicity of understanding masterplansUse of the Bavarian B-plan tool is very simple but effective wayof helping people to understand the three basic componentsof a masterplan i.e. buildings, movement and open space. It isrecommended that this supplementary diagram becomes generalpractice, and is produced alongside any future masterplans to helpachieve more consistency in people, whether professional or laypersons, to read places more easily.

Product


lessons

Design briefsDesign briefs for special or sensitive sites can be very helpfulfor a developer to know, right from the start, the local authority’saspirations and requirements for a site. This, together with a fulllist of all the relevant development policies which must be met,as well as those which may be negotiable or open to debate,would help to create a clear picture of what’s required and helpto focus the design from the beginning.

Pre-application discussionsThis project relied heavily on pre-application discussions.Whilst they proved to very helpful, in reality they can also be toohigh risk for the developer. This is because so much time, moneyand energy is put into ‘front loading’ the development, but there isstill no actual guarantee on the result. It is therefore recommendedthat to provide more weight to pre-applications, as well asreducing tension and encouraging more investment, there needsto be a ‘sign-off’ or agreement between the local authority andthe developer, at key stages of throughout the discussions.Statutory consultees could also, where possible, be involvedat certain stages of a sign-off.

Complex landscape of policyIn addition to planning policies, there are so many other policieswhich a developer needs to take into account. This can createquite a complex policy landscape to navigate. It takes a very skilledspecialist to be able to join them all up. A good exercise to shortpiece of research would therefore be to simply list all the policieswhich required, by different bodies, simply to get a developmentoff-the-ground. The ultimate aim would be to assess the relevanceof the policies and de-clutter the landscape.

Process

A picture says a thousand wordsThe use of images and graphics to help explain an idea or resolvea problem can help people to think more visually, and ensure thateveryone is on the ‘same page’ rather than just relying on wordsand leaving things open to interpretation. After all, design a visualart, and planning for places should encourage the use of morediagrams to help illustrate ideas.

Reports and supplementary design statementsReport writing should be focused to ensure that councillors areable to digest the key points. Plus, although design statementscan be very helpful when provided with a planning application, it isa good idea for the developer to provide a one page submissionof the ‘key diagrams’ which really show the essential aspectsof the development. This is because it can sometimes be hardfor councillors to feel comfortable, or even have the time, to goingthrough a detailed design statement. In contrast, a one pagesummary can prove more beneficial and perhaps more guaranteedof being used.

FeesOnce an application has been submitted, and paid for, thedeveloper is still likely to incur fees to attend to any extrarequirements which are thereafter highlighted during the periodof determination. Again, this is often an unknown cost, whichcould be reduced if the pre-application discussions carried moreweight or even a list of all the issues required to be discussedwas completed before being submitted.

Ground controlThe sub-surface infrastructure such as sewers, services andgeneral road design considerations need to be given a highimportance, within the design process, to ensure adequate spaceand clearance from buildings and landscaping is provided for withinthe masterplan. This can be helped through early involvementwith design professionals and statutory consultees.

Time is moneyThe longer an application takes to determine, the higher the costfor everyone.

Joint planning and road construction consentThe process outlined in PAN 76 on Residential Streets isachievable but this project has helped to fine tune the process.A new recommended process is provided and will feature inthe new policy statement Designing Streets.

See over for new planning/RCC process

lessons


New processStage 1 initial planning

Outline planning permissionOutline planning granted with consideration

given to Street Engineering matters

Preparation of outline planning applicationEarly discussion with Planners, RCC Engineers to obtainadvice on Engineering matters. Advice to be sought from

SEPA, Scottish Water regarding drainage issues

• Transportation Assessment of development

• Flood Risk Assessment / Drainage Study

• Utility Assessment

• Stage 1 Quality Audit

Site appraisalObtain all necessary technical informationincluding Street Engineering Review (SER)

(see page 116)

Planning Process Street Approval Process Support Information

Stage 2(see page 115)


lessons

New processStage 2 detailed Planning and Street Engineering

Planning Process Street Approval Process Support Information

Detailed planning permissionSER approval.

Layout fixed for detailed RCC design

Reserved matters or detailed planningapplication

Street Engineering Review (see page 116).Detailed consultations with RCC, Drainage, utilityEngineers along with Masterplanners Architects

and Landscape Architects

• SER guidance

• Stage 2 Quality Audit

Stage 3RRC Detailed Design Submission

(see page 116)

lessons


New processStage 3 RCC Detailed Design Submission

Road Construction Consent Granted

Preparation of detailed RCC design inaccordance with agreed development layout

and principles set in SER

Street Approval Process

Street Engineering Review (SER) NotesUndertake SER in accordance with Local Authorityguidance and relevant national policy/guidance,for example Designing Streets.

SER to include agreement of street layoutincluding landscaping proposals in relation tothe following:

• Vehicle tracking of layout with particularattention to be given to refuse vehicles andpantechnicons

• Approval of key visibility splays• Speed control• Agreement of drainage discharge rates• Agreement of SUDS techniques• Schematic drainage layout for foul and

surface water including dimensionrequirements against building and landscaping

• Key materials palette• Utilities strategy


lessons

This project has been special. It has been theaspiration of the whole team that the proposeddevelopment will set a new standard for residentialdevelopment across Scotland. In order to realise theambitions of producing better quality, more attractiveand safe residential environments there needs tobe a change in the approach to street design in newdevelopments, where appropriate.

This change will only happen, however, if there isa genuine will to make it happen. This project hasproven it can be done. Streets make up a significantproportion of the public realm in built-up areas. It istherefore essential that they are well designed andmake a positive contribution to the overall qualityof the development.

Polnoon, the new neighbourhood, has been createdthrough an extensive process of pre-application designconsultation with the emphasis on partnership. It hasrelied on a range of workshops, community consultationsand discussions with key stakeholders, throughout thewhole design process, to help learn, tackle, refine andevolve to the masterplan. It is a significant improvementon the previous approved development.

Conclusion

It has taken two years ‘from the idea to design’but within that time the new development has metGovernment aims, as well as achieving planning andRoad Construction Consent within a month of eachother, and with fewer conditions compared to theprevious development.

It’s been hard work but it’s been worth it. Everyoneinvolved in the process has been completely dedicatedtowards creating a masterplan which aims to createa sustainable place, that not only improves the qualityof life for the people who will, one day, live there butalso will contribute to the amenity of Eaglesham.

Whilst the masterplan is contemporary in expression,its contextual architectural vocabulary is firmlyanchored in the specific historic and landscape contextof Eaglesham and Kirkton Moor. Also, the deliberatereason for using standard Mactaggart & Mickel Ltdhouse type plans albeit with ‘Eaglesham alterations’was to be able to demonstrate that this project isdirectly applicable to other house builders – it doesnot require a special house type.

All of these factors, will hopefully combine to makePolnoon a ‘conservation area of tomorrow’.

lessons


Movement• Well connected into surrounding areas and public

transport links.

• Upgrading of surrounding streets, plus traffic calming.

• Access for all (plus new pedestrian and cycle access).

• Shared surfaces (for vehicles and pedestrians) withsimple palette of materials for easy maintenance.

• Hierarchy of streets, lanes and courts.

• Streets converge onto a central square which actsas a neighbourhood ‘hub’.

• Parking mostly on the shared surface, within thecurtiledge, or at the rear, as well as some parkingcourts.

• Reduced street clutter.

Buildings• Increased density (92 to 121).

• Use of standard house types but with newelevations.

• Affordable housing at the heart of the development.

• Range from one bedroom to a six bedroom house,evenly spread throughout the site.

• Opportunities to stay and live locally.

• Houses compose a mixture of single and two storeybuildings.

• The design of a new L shaped standard house typeto help turn corners and create intimate courts.

• High quality of materials used across the whole site.

• Continuity and unity created within the street.

• Built in energy efficiency.

Open space• Spatial connection to the surrounding landscape.

• Central landscaped strip with a pathway. i.e.amenity space.

• Landscaping and new tree planting carried outthroughout the development.

• Historical tree line acknowledged and retained.

• Existing hedge retained and reinforced by newplanting.

• Boundary treatments to protect against prevailingwinds.

• Six integrated play areas.

• Bio-retention.

• SUDS: Permeable paving and bio-retention.

• Maintenance and management plans.

Infrastructure• Ground levels

• Water

• Flood risk

• Waste

• Utilities• Construction management

Key Masterplan achievements

All accommodated


lessons

Final words

Tell me and I’ll listenShow me and I’ll doInvolve me and I’ll learn

Bil Fulton

East Renfrewshire Council

EDAW/AECOM

Historic Scotland

Homes for Scotland

Horner + Maclennan Landscape Architects

Mactaggart & Mickel Ltd

Proctor and Matthews Architects

Scottish Environment Protection Agency

Scottish Government Transport

Scottish Water

Waterman Boreham Transport Planning

WSP Group

With special thanksand acknowledgementalphabetically

lessons


POLNOONPOLNOONMASTERPLAN: IDEA TO DESIGN

RESIDENTIAL STREETS PROJECT

RESIDEN

TIALSTREETS

PROJECT

POLNOON

MASTERPLAN

:IDEA

TODESIGN

polnoon masterplan

Documents