s0143 pas cllr training powerpoint mp 26012015 …...understanding of the issues our clients face....

Design training for CouncillorsOnline self service learning toolLast updated: January 2015

pas.gov.uk

designcouncil.org.uk

Planning Advisory Service I Cabe at Design Council

“The Planning Advisory Service (PAS) is part of the Local GovernmentAssociation. The purpose of PAS is to support local planningauthorities to provide effective and efficient planning services, todrive improvement in those services and to respond to and deliverchanges in the planning system”.(Grant offer letter for 2014-15)

The Planning Advisory ServiceWhat is the Planning Advisory Service for?


Cabe’s expertiseCabe has collaborated extensively across the public, private and third sectors including most Local Planning Authorities across England. We have established a unique, impartial understanding of the issues our clients face.

Our skilled, professional team works with our nationwide, cross-sector network of Built Environment Experts to offer support in delivering sustainable places where people want to live and work.

Our expertise ranges from housing and office developments to nationally significant infrastructure projects,


Design training objectives

The overall objective of this self-service online training is to support councillors to make good planning decisions. This presentation covers the following:

• where design fits in the planning system at national and local level • help for planning committee members to understand the basics of good

design and what makes good places • local authority good practice approaches to design

The presentation will take about 20-30 minutes.

Contents

section 1 What makes a successful scheme?section 2 How do I know if it is good design?section 3 Design in the planning systemsection 4 Making decisionssection 5 Raising design standards section 6 Summarysection 7 Further references



1. What makes a successful development?


Learning objectives

This section will help you

• understand underlying principles of good design, see beyond the architectural style and what contribution the scheme will make to the ‘place’, its surroundings and people

• make objective decisions on assessing the design quality of the scheme

The section includes seven principles of good design that are summarised on this slide.


1.0 Building in context

Images: Abbots Cottages at Corfe Castle, Dorset | Davygate,York | Central School of Speech and Drama, North London © English Heritage, National Monuments Record.

Good design starts with understanding the site context. However, it does not limit architectural response to a particular style.

Planning Advisory Service I Cabe at Design CouncilAccordia, Cambridge, Feilden Clegg Bradley Architects, © David Millington Photography Limited

What contributes to character?


Principle 1: CharacterA place that responds to and reinforces locally distinctive patterns of development, history and landscape creating a sense of place, for example:

• distinctive landscapes and spaces

• natural features• locally distinctive buildings• streets and street patterns• skylines and roofscapes• building materials• local culture and traditions• avoid standard solutions

Lace Market Square, Nottingham, © David Millington Photography Ltd


Principle 2: Clarity of form A place where public and private space are clearly distinguished, including:

• streets, footpaths and open spaces are overlooked by buildings

• there is a clear distinction between public and private space

• buildings and trees are of a scale that feels comfortable and appropriate to the character of the space

• there are no leftover spaces unused and uncared for The Triangle, Swindon. Glenn Howells Architects


Principle 3: Quality of the public realm

A place with public spaces and routes that are lively and pleasant to use, including:

• a feeling of safety and security• uncluttered and easily

maintained• well-finished public realm

integrating public art• access for people of all needs

and requirements • well-designed lighting and street

furniture• attractive and robust planting

Kettering Town Centre, Northamptonshire © A & M Photography


What can be improved here?


Lack of lighting and safety

Think about the users and define the purpose of this open space

Quality of materials and thinking about how is it managed and maintained?

The space is not overlooked by residents


Principle 4: Ease of movementA place that is easy to get to and move through, such as:

• highest density is located where access to public transport is best

• roads, footpaths and public spaces that are well connected and well used

• direct routes that lead to where people want to go

• a choice of safe, high quality routes

Monmouth Street, London © Living Streets


Principle 5: LegibilityA place that has a clear imageand is easy to recognise, such as:

• views of landmarks and focal points• clear and easily navigable routes• gateways to particular areas• lighting• works of art • signage and wayfinding

Barking Town Square by muf architecture with AHMM © Tim Soar


Principle 6: AdaptabilityA place that can change easily and adapt to the needs of the users over its lifetime, for example:

• flexible uses• possibilities for gradual change• buildings and areas adaptable

to a variety of present and future uses

• reuse of important historic buildings

Faith house, Holdton Lee, Dorset. © School of Architecture, Planning and Landscape, Newcastle


Principle 7: DiversityA place with variety and mixed uses, such as:

• a mix of compatible uses and tenures

• variety of layout and building form

• integration of communities and cultures

• blend of architectural styles• variety of open spaces that

support biodiversity

Whitecross Street Market, London. © Jane Sebire


4. Ease of movement

1. Character 2. Clarity of form 3. Quality of the public realm

6. Adaptability

7. Diversity

5. Finding your way

Identity and imageArrangement of buildingsMaterials

SurveillancePublic and private spaces distinguished

Usability, safetyUniquenessAttractiveness

Legibility LandmarksClear routes

Connections Pedestrians and vehicles easy to get to

LongevityFlexible uses Meets changing needs

People, Buildings and Environment

Source: “The Councillor’s Guide to Urban Design” by CABE (November 2003)

Summary: What makes a successful place?

Sustainability


2. How do I know if it is a good design?


Learning objectives

This section will help you • Understand ‘good design’ definition and aspects of such place as defined

in the Planning Practice Guidance • Practical examples explaining the principles of good design


2.1 Good Design

Good design responds in a practical and creative way to both the functionand identity of a place. It puts land, water, drainage, energy, community, economic, infrastructure and other such resources to the best possible use for people – over the long as well as the short term.

Source : Planning Practice Guidance, Why does good design matters?, Paragraph 001


2.2 What is a well designed place?Well designed places are successful and valued by people. They exhibit qualities that benefit users and the wider area. Well designed new or changing places should:

• fulfil their main function well• support mixed uses and tenures• include successful public spaces• be adaptable, resilient and inclusive• have a distinctive character• be attractive• encourage ease of movement.

(Source: Planning Practice Guidance, paragraph 015)


Building design and accessWhat are the design issues here?


Buildings design and access• Entrance is not

easy to find• There are blank

walls along the street

• Left over landscape areas

• Poor quality and size of windows


Building design and layout

What are the design issues here?


• Parking spaces are dominate the forecourt

• No relationship to the surroundings, topography or adjacent road/ track

• Limited opportunities for open space and play space

• Poorly detailed windows and elevations

Building design and layout


Way finding and public space

What are the design issues here?


Way finding and public space

• Not an easy place to find your way around, if you are walking or cycling • Cars are parked blocking pedestrian access• Quality of pavement materials and public realm is poor• Street trees and landscaping is missing


Good example

Horsted Park, Chatham, Kent. Architects: Proctor and Matthews Architects

What has been done well here?

Planning Advisory Service I Cabe at Design CouncilHorsted Park, Chatham, Kent. Architects: Proctor and Matthews Architects

Good example

• Distinctive roof profile Articulated brickwork and window surrounds

• Easy to find your way around

• Pedestrian priority and well landscaped public realm

• Clearly assigned parking bays


3. Design in the planning system


Learning objectives

This section will help you • understand the national planning policy context and guidance about

good design • various tiers of the plan making process and which design policies

can be set at those levels


3.1 Design in the planning system

The government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.(National Planning Policy Framework, paragraph 56)

NPPF references good design in paragraph 9, 17 (as part of core planning principles), 55, 56 (good design through good planning), 57 and 58, 62 and 66

3.2 The National Planning Policy Framework (NPPF)

Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.Source: Paragraph 64, NPPF

Planning Advisory Service I Cabe Design Council


3.3 Planning Practice GuidanceThe Department for Communities and Local Government (DCLG) launched this web-based comprehensive planning practice guidance web-based resource. It is regularly updated and covers a number of subjects including design. The design topics currently include the following:

• the importance of good design • what planning objectives can good design help achieve? • what is a well designed place? • how should buildings and the spaces between them be considered? • which planning processes and tools can we use to help achieve good

design? • design issues that relate to particular types of development

Click this link to access the resource


3.4 Design policies in planning

Local Plan or core strategy

• Sets out spatial vision for the area• Setting the design objectives• Links with the Corporate Plan• Overarching policies e.g. land use

Local Plan: The local plan has a key role to play in setting the vision, framework and policies for an area, and again developers and applicants need to comply with the planning policy.



Area Action Plans or masterplans

• Spatial vision for the area• Setting the design objectives• Links with the Corporate Plan• Overarching policies e.g. land use

• Design principles for the area• Coordinate various applications• Can include design code• Shaping regeneration and

investment


Area Action Plans or masterplans: These documents cover a study area and provide further area based guidance. They need to be coordinated and consistent with the local plan.




Area Action Plans or masterplans

Neighbourhood Plans, design briefs, design guides and Local /

Neighbourhood Development Orders

• Spatial vision for the area• Setting the design objectives• Links with the Corporate Plan• Overarching policies e.g. land use

• Design principles for the area• Coordinate various applications• Can include design code• Shaping regeneration and

investment

• Site specific design policies• Should not be prescriptive• Can be detailed if supported with

evidence and studies

4. Making decisions


Learning objectives

This section will help you • understand the importance of your decisions in the planning process• provide a checklist and tips to inform the decision making • importance of maintaining design quality after the planning application

approvals


4.1 Working together

Planning is the process of shaping the setting for life in cities, towns and villages. It is a process that involves politicians, a wide range of people with a stake in an area and many different kinds of professionals. A successful outcome depends on these people working effectively together.


4.2 Making decisions

Every decision can change a place dramatically for the better or worse over only a few years when the proposed plans are delivered.

Decisions on planning applications should clearly support the design objectives in the Local Plan or area/site specific documents.


4.3 Design checklist

• do plans and proposals take account of the site context? Do they provide sufficient visual information to assess the scheme’s impacts?

• is the scheme aligned with the Council’s vision and policies for the area?

• has the public consultation and engagement been diligently carried out and applicants responded to the comments?

• review the design and access statement if there is one• what aspects of the schemes are being determined and what elements

are illustrative? outline or detailed application? e.g. photo montages are illustrative


4.4 Engaging with the communityLocal communities play a vital part in good design. Those who live and work in an area often best understand the way in which places operate and its strengths and weaknesses.Any major development or plan should aim to• involve the community early and

widely in the plan making process• understand their priorities and

concerns about a development at the pre-application stage to inform the emerging design

• plan for people

Canklow, Rotherham © Leo Care/ BDR

© Peter Atkinson Photography


4.5 Using planning conditionsThe design process continues after the granting of permission and it is important to ensure that the high quality design is delivered on site. Paragraph 206 of the National Planning Policy Framework (NPPF) states “Planning conditions should only be imposed where they are:

• necessary• relevant to planning and;• to the development to be permitted• enforceable• precise and;• reasonable in all other respects.”Planning conditions are typically used to request further details about the issues that are central to the design quality, for example, building materials, landscape design to manage impact on the sensitive context.


4.5 Example: planning drawings

Approved plans- Beaufort Court, West London Feilden Clegg Bradley Architects, for Peabody Trust (Developer)65 dwellings adjacent to the existing Peabody Housing estateSite plan and cross section

Artist’s impression of the central courtyard

© Feilden Clegg Bradley Architects


4.5 Example: completed building

Completed development, Beaufort Court, West London – this is a successful example of preparing comprehensive design drawings and details that were realised in the completed scheme with the exception of the wider landscaping. Well proportioned elevations, high quality finishes and innovative method of construction contributed to the project success.

© Feilden Clegg Bradley Architects


4.6 Top tips for Councillors

• work with officers to set clear priorities for the site or area at the outset

• not all glossy applications are good designs and don’t be afraid to ask for more information

• consider drawings based on what will happen in real life• density, either higher or lower can not be used alone to assess

design quality, consider all aspects of the development as set out in the design and access statement

• design can be objective and there are tested principles and policy frameworks in place in assessing design

• if supported with evidence and policies, development can be refused on design grounds

Planning Advisory Service I Cabe at Design CouncilOld Market Square, Nottingham. Landscape Architects:

Gustafson Porter © James Newton

5. Raising design standards


Learning objectives

This section will help you • recognise the importance of design quality across all developments • learn practical tools and mechanisms available to raise design

standards and champion design quality


Ipsos Mori, 2009

87% of people agree that better quality buildings and public spaces can improve quality of life


5.1 Raising design standards

• everyone who makes policy, shapes opinion, sets budgets, makes decisions, selects designers, writes brief or assesses proposals can play a part in raising design standards

• getting the best outcome out of development depends on going beyond the minimum requirements of the statutory planning system


5.1 How Councils can raise design standards?

• adopted policies: providing clear and strong design direction

• setting an example: promoting quality developments i.e. housing, schools and public realm delivered by the council or the public sector clients

• track record: putting design higher on the council’s agenda and refusing applications if the quality is poor


5.1 How Councils can raise design standards?

Proactive planning • in development plan and policy formulation• in planning applications and post approvalPre-application, Design Review panels*, design and access statements, planning conditions and post completion evaluation

Championing quality• design skills• design training for officers and members• monitoring and review

* Please refer to 5.4 for further detail


5.2 Proactive planning• proactive planning – through setting the planning policies, pre-

application discussions and design guidance.• understanding what is likely to be commercially feasible- ‘viable and

deliverable’ is key in plan making and the decision making process• encourage pre-application discussions with council officers and

members can be involved when appropriate• work proactively with applicants to secure developments that improve

the economic, social and environmental conditions of the area.


5.3 Championing qualityCouncillors have an important role to play in ensuring that their local authority has in place the right level of design skills to secure an informed and proactive planning process. Good practice includes:

• an in-house team with design skills that can advise the council and develop the local knowledge base.

• preparing a design quality charter• running design initiatives, including design awards, reviews, competitions• including the design criteria in the council’s public procurement on

development projects and lead by example• regular visits to completed projects to help everyone reflect on the

decisions they took and the impact made by officers in negotiating changes to the initial scheme


5.4 Design ReviewsNPPF, Chapter 7, paragraph 62: “Local planning authorities should have local design review arrangementsin place to provide assessment and support to ensure high standards of design. They should also, when appropriate, refer major projects for a national design review by Cabe*.In general, early engagement on design produces the greatest benefits. In assessing applications, local planning authorities should have regard to the recommendations from the design review panel.”

*Currently provided by Cabe at Design Council


5.4 Design ReviewsThe purpose of Design Review is to improve the design quality of new development.

In assessing applications, local planning authorities and councillors should have regard to the recommendations from the Design Review panel.

The local planning authority should consider offering design review when appropriate, preferably at the pre-application stage or as part of the assessing the planning application.

The cost for this can be covered as part of their pre-application service


5.5 Design Review: benefitsFor the local authority For the client/developer• give confidence and certainty

• ensure that the process is design-led and not compromised by other constraints

• obtain expert advice from a multi disciplinary panel of professional fields

• re-establish the balance of priorities and reconcile different aims

• ensure places better meet the needs of the people using them

• address detailed design issues with impartial, national experts and key stakeholders

• add long-term value to the scheme and maximise the short and long-term rewards and investment

• obtain consensus on complex design issues

• obtain impartial, confidential and expert advice from a range of professional fields

• help to evaluate and assess the work of the design team

• more assurance on appropriate stage for planning applications


5.6 Inclusive Design

Online web based resource for a range of built environment professionals, content including guidance, policy, best practice and case studies.

Planning Advisory Service I Cabe at Design CouncilAdobe, Newhall, Harlow. Proctor and Matthews Architects.© Andy Hendry, New Century Pictures

6. Summary


6.1 SummaryAre you better informed about the following issues now? • where design fits in the planning system at national and local level • the basics of good design and what makes good places • local authority good practice approaches to design

What next ? We welcome your feedback and please contact us if you have any questions. Cabe can set up a bespoke design training with Council officers and Members around case studies including site visit(s). Please contact us for further details.


7. Further references


7.1 Useful links• National Planning Policy Framework (NPPF)• The Councillor’s Guide to Urban Design• Design Review: Principles and Practice• Design and Access statements: how to write, read and use them• Planning for Places• Good Design the fundamentals• Inclusion by Design: Equality, Diversity and the Built Environment• The Value Handbook: Getting the most from your buildings and

spaces• Getting the big picture right: a guide to large scale urban design• Creating safe places to live through design• Guidance on tall buildings• Building in context


7.2 Glossary

• Inclusive Design: Designing the built environment, including buildings and theirsurrounding spaces, to ensure that they can be accessed and used by everyone.

• Local Development Order: An Order made by a local planning authority (under the Town and Country Planning Act 1990) that grants planning permission for a specific development proposal or classes of development.

• Local Plan: The plan for the future development of the local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. Current core strategies or other planning policies, which under the regulations would be considered to be development plan documents, form part of the Local Plan. The term includes old policies which have been saved under the 2004 Act.

• Neighbourhood Plans: A plan prepared by a Parish Council or Neighbourhood Forum for a particular neighbourhood area (made under the Planning and Compulsory Purchase Act 2004).


7.3 Lots of material on our website


Contact usemail [email protected]

web www.pas.gov.ukphone 020 7664 3000

Contact usemail [email protected]

web www.designcouncil.org.ukphone 020 7420 5200

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