AP Roads & parking - East Staffordshire Application/624000/62… · 1.2. Character. Building for...
Transcript of AP Roads & parking - East Staffordshire Application/624000/62… · 1.2. Character. Building for...
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Prepared on behalf of:
Ben Bailey (Midlands)Prepared by:
Oasis Urban Design & ArchitectureAugust 2013
Ref: BB.210813.BL12 Rev Aurban-oasis.co.uk
Building for lifeInformal assessment
Land off Meadow ViewRolleston on Dove
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lisa.robertsText BoxP/2013/01144
Received 26/09/13
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This document has been generated to accompany the Reserved Matters planning submission
for the land off Meadow View, Rolleston on Dove to East Staffordshire Borough Council. The
informal Building For Life assessment has been carried out to assess the proposals against the
12 Building For Life 12 criteria. The appendices section of this document provides additional
review and evidence of points considered within the informal Building for Life Assessment which
is to be read in conjunction with the submitted drawings and supporting statements.
1.0 IntroductionBuilding for life
urban design & architecture - August 2013 - BB.210813 .BL12
Building for lifeInformal assessment 1
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1.1 Integrating Into The NeighbourhoodBuilding for life 12
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Building for lifeInformal assessment
Facilities andservices2
Connections1 Does the scheme integrate into its surroundings by reinforcing existingconnections and creating new ones; whilst also respecting existingbuildings and land uses along the boundaries of the development site?
Does the development provide (or is it close to) communityfacilities, such as shops, schools, workplaces, parks, playareas, pubs or cafes?
1a Where should vehicles come in and out of the
development?
1b Should there be pedestrian and cycle only routes
into and through the development?
If so where should they go?
1c Where should new streets be placed and could
they be used to cross the development site and
help create linkages across the scheme and into
the existing neighbourhood?
1d How should the new development relate to
existing development? What should happen
at the edges of the development site?
A single vehicle access is achieved directly off
Meadow View, making use of the existing access
located at the north of the site. It was intended that the
proposed site would form a natural extension to the
existing Meadow View estate. Approval for a footpath
either side of the access is already established in the
outline approval (P/2011/01521/JI)
Provision has been made for future connectivity to the
unoccupied land to the west of the proposals.
Potential access through the mews drives to the west
ensures an additional extension to the proposed
development is feasible.
The open space to the east of the proposed site is an
extension of the community woodland providing
permeability.
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2a Are there enough facilities and services
in the local area to support the development?
If not, what is needed?
Where new facilities are proposed:
2b Are these facilities what the area needs?
2c Are these new facilities located in the
right place? If not, where should they go?
The reasonably central location within the village
allows the site to take advantage of local facilities and
amenities.
These amount of facilities and amenities are relative to
the size of the village and include local shops,
butchers, hairdresser, florist, scouts & school all within
walking distance of the site.
Additional facilities within Rolleston include
pubs/restaurants, motor garages, hotels, veterinary
and sports facilities.
Within commutable distance, Burton upon Trent offers
additional services and higher education facilities.
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1.1 Integrating Into The NeighbourhoodBuilding for life 12
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Building for lifeInformal assessment
Meeting local housingrequirements4
Public transport3 Does the scheme have good access to public transportto help reduce car dependency?
Does the development have a mix of housing types andtenures that suit local requirements?
The proposed layout provides connectivity to Station
Road, where regular bus stops are within walking
distance, connecting residents to the surrounding
area.
Due to the scale and location of the new dwellings,
there isn't a requirement for additional public transport
stops as part of these proposals.
The sustainable location of the site in relation to the
settlement centre will reduce dependency for car use
for some day to day car journeys.
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3a What can the development do to encourage
more people (both existing and new residents)
to use public transport more often?
3b Where should new public
transport stops be located?
4a What types of homes, tenure and price range are
needed in the area (for example, starter homes,
family homes or homes for those downsizing)?
4b Is there a need for different types of home
ownership (such as part buy and part rent)
or rented properties to help people on lower
incomes?
For the size of the proposed development (21
dwellings), a suitable variety of property scale is
proposed. The application proposals include a mix of
accommodation sizes ranging from 3,4 and 5
bedroom dwellings.
The existing outline approval does not give any
additional requirement for tenures other than open
market housing. As such the scheme of 21 dwellings
only includes open market housing. The agreed
section 106 for the site indicates that there was not a
sufficient need for affordable housing to justify its
inclusion as part of the outline application section 106
agreement.
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1.2 CharacterBuilding for life 12
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Building for lifeInformal assessment
Working with thesite and its context6
Character5 Does the scheme create a place with a locally inspiredor otherwise distinctive character?
Does the scheme take advantage of existing topography,landscape features (including water courses), wildlifehabitats, existing buildings, site orientation and microclimates?
The local built environment character features varied
architectural styles set within an established context.
Forms, detailing and materials take cues from the
historic cottages and townhouses in the area to make
a sympathetic addition to the setting and a distinctive
character.
The proposed open space and balancing pond
provide both a sustainable and visually pleasing
feature to the development, assisting it to create a
distinctive identity.
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6a Are there any views into or from the site that need
to be carefully considered?
6b Are there any existing trees, hedgerows or other
features, such as streams that need to be
carefully designed into the development?
6c Should the development keep any existing
building(s) on the site? If so, how could they be
used?
5a How can the development be designed to have a
local or distinctive identity?
5b Are there any distinctive characteristics within
the area, such as building shapes, styles, colours
and materials or the character of streets and
spaces that the development should draw
inspiration from?
The site consists of a steady gradient which rises from
west to east. The layout works with this gradient to
generate a layout which works with the existing
landscape profile.
The site is bounded my mature hedges and clusters
of mature trees to the south. The proposals aim to
retain these existing feature and improve the currently
unmanaged hedgerow with regular maintenance.
: Additional information provided within document appendixA
A
A
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1.2 CharacterBuilding for life 12
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Building for lifeInformal assessment
Easy to find yourway around8
7 Are buildings designed and positioned with landscaping todefine and enhance streets and spaces and are buildingsdesigned to turn street corners well?
Is the scheme designed to make it easy to find your wayaround?
The primary route through the site is defined by
landscaped frontages, enclosures and focal plots in
primary locations. Plots in corner locations have been
designed to enhance the streescape with active
elevations. Where possible, all plots front either a
primary or secondary route.
Primary plots are positioned at key locations such as
focal stops, corners and overlooking open space. The
layout works with positioning of adjacent plots to
define spaces and routes through the site.
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Creating well definedstreets and spaces
8a Will the development be easy to find your way
around? If not, what could be done to make it
easier to find your way around?
7a Good streets and spaces are created by enclosing
them with buildings and a strong landscaping
scheme. Are buildings used to create enclosed
streets and spaces?
7b
Do buildings turn corners well?
7c Do all fronts of buildings, including
front doors, face the street?
The site layout is very simple in concept. It is
essentially a single road flowing through the site with
secondary mews courts branching off, leading to
small pockets of dwellings.
Primary views are terminated with focal plots. The
relatively small scale of the development combined
with the simple nature of the design enables both the
resident and visitors to easily navigate around the site.
The proposed balancing pond is located fairly central
within the site creating a recognisable feature and
giving the development an individual identity.
: Additional information provided within document appendixA
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A
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1.3 Street & HomeBuilding for life 12
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Streets for all9 Are streets designed in a way that encourage low vehiclespeeds and allow them to function as social spaces?
Is resident and visitor parking sufficient and well integratedso that it does not dominate the street?
The careful positioning of buildings combined with
their close proximity to the public realm naturally
discourages drivers from speeding.
The scheme makes use of road surface material
changes to break up long lengths of one surface
material.
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Car Parking10a Is there enough parking for
residents and visitors?
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10c Are any parking courtyards small in size
(generally no more than five properties should
use a parking courtyard) and are they well
overlooked by neighbouring properties?
9a Are streets pedestrian friendly and are they
designed to encourage cars to drive slower
and more carefully?
9b Are streets designed in a way that they can
be used as social spaces, such as places for
children to play safely?
All parking is generally within the plots curtilage and
meets East Staffordshire parking requirements for the
given size of proposed units.
A mix of parking arrangements are utilised based on
the required style of streetscene character. The large
number of integral garage improve security and
remove cars from the streetscape. Structured planting
to the front of properties will reduce the visibly of cars
parked on driveways.
: Additional information provided within document appendixA
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1.3 Street & HomeBuilding for life 12
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Building for lifeInformal assessment
External storageand amenity space12
11 Will public and private spaces be clearly defined anddesigned to be attractive, well managed and safe?
Is there adequate external storage space for binsand recycling as well as vehicles and cycles?
The proposals allow for an area of open space along
the eastern boundary of the site and a further area of
open space located centrally which incorporates
SUD's. These areas are predominately grassed and
naturally overlooked by the orientation of the proposed
dwellings
All public areas are intended to the adopted by the
council or controlled by a management company.
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Public andprivate spaces
11a What types of open space should be provided
within this development?
11b Is there a need for play facilities for children and
teenagers? If so, is this the right place or should
the developer contribute towards an existing
facility in the area that could be made better?
12a Is there enough storage space for bins and
recycling, as well as vehicles and cycles?
Review results
All properties have outdoor amenity space with
suitable areas for refuse bins which are collected from
the adopted highway.
Most plots have a provision of a spacious garage.
Fixings for cycle storage would enable dual use with
vehicles.
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Access retained toadjacent field
Existing Trees andFoliage retained alongthe site boundaries
Framed open vista alongdrive to orchard and rearof conservation area
2.1 Layout ConceptsBfL12 Appendices
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Key
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Land of Meadow ViewRolleston on Dove
Application Boundary
Primary Frontage
Primary Access Route
Secondary AccessRoutes
Secondary Frontages
Focal Stop
Existing buildings /structures
Public Footpath
Corner Turner
Open Vista
Existing access retained
Mix of dwelling sizes assiststo create variety andcontribute to a diversecommunity
Building line offset fromboundary to respect privacyto existing buildings
Parking within plotcurtilage to improvesecurity and promotebetter use
Focal Properties set roundopen frontage of thebalancing pond
Existing hedgerowalong boundaryretained and managed.
Single storey propertyadjacent in closest proximityto existing dwellings assiststo preserve amenity
Open Space connectsthe proposeddevelopment to theexisting communitywoodland
Structured planted tosides of the mews courtcreate enclosure to thespace and its entrancefrom the accessway. Theplanting additionallybenefits to screenparking from thestreetscene
Boundary railings createhigh quality definition ofprivate spaces of primaryfrontage areas
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2.2 CharacterBfL12 Appendices
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Building for lifeInformal assessment 8
In establishing suitable character for the site, consideration is made to the existing surrounding
development pattern. Buildings erected at different periods give the village a historical narrative. We have
proposed building forms and elevational styles which work in a complementary relationship with
surrounding character and enable an individual identity to be developed, establishing a sense of place for
the development.
Simple building forms and detailing is proposed, akin to a more simplistic, historical farmsteads and
cottages typical of surrounding area. Material finishes and detailed working with a strong emphasis to
engage public spaces. The balancing pond and open space provide a visually pleasing addition to the site
and assist in giving the development a distinctive identity.
Variations to property proportions, details and window styles assist to gain complementary individualistic
treatments between properties on the site.
Existing building characteraround Rolleston on Dove
Proposed Character & Elevational Flavour
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2.3 Streets Parking & PedestrianisationBfL12 Appendices
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Building for lifeInformal assessment 9
Dwelling parking withincurtilage and not conflictingwith streetscene
Primary Access Routes
Key
Secondary AccessRoutes
Drives served off primaryroutes subservient to mainaccess
Parking generally withinLandscaped frontage
The layout facilitates a visual hierarchy of routes through the site. Site
features, constraints give a single access point in and out of the site,
with secondary roads branching off towards groupings of dwellings.
The majority of parking is situated within the plot curtilage, mitigating
on street parking issues which can arise from satellite parking
arrangements, such as parking courts. In plot parking gives better
security and benefits from natural surveillance from the dwelling.
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