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ConCept statement CompendiumCottingham
www.integreatplus.com
Cot-a harland Rise Cot-B
Badgers WoodCot-K Park Lane
Cot-d Ferens hall
Cot-FCastle Rd
Cot-J needler hall
Cot-G/H Longmans Lane
Cot-e Station Yard
Cot-C harland Way
Cottingham Neighbourhood PlanCot-F Concept StatementMarch 2014
• Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.
• Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.
• Close connections to a wider green network are available directly adjacent to the site.
• The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.
• Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.
• The site acts as a location for food production. Local production and service provision is key to a sustainable future.
• The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.
• The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.
• Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.
Key
1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity.
2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within.
3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities.
4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or ‘rat runs’. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development.
5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers.
6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features could also be included as areas for natural habitats and for place making.
7) Development will be arranged to maximise opportunities for passive sustainable design and for the incorporation of sustainable technologies. The large south facing aspect of the site will be utilised in this regard. Alongside this, development should aim to achieve 12 Greens as part of Building For Life 12, to encourage a high quality, well connected and place specific outcome.
Site Panorama from Castle Road looking south towards Willerby Low Road housing
Development Principles
Main Considerations
• Visual impact on surrounding properties
• Traffic impact on surrounding roads
• Locating development to protect views and visual amenity
• Incorporating private and public green space / networks
• Promoting the creation of place and distinctiveness
• Managing water and drainage
• Promoting sustainable design and transport options
humber bridge view
farmland
farmland
view acrossfields
gateway site
gateway site green corridor
green corridor
south facing aspect
parking
drain
drain
Castle Road
Gre
en L
ane
Willerb
y Low
Roa
d
Castle Hill Hospital
high point of site
gentle slope
hedges
Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created
Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers
Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels
Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)
Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production
Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.
Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses
Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
green corridor
Gre
en L
ane
drain feature
green buffer
green buffer
gree
n route
improved bus links
gateway site
gateway site
humber bridge view
landscape viewsite boundarymain vehicular routesite slope
link to green routebus stopkey view
View to Humber Bridge
Castle Hill Hospital
Castle Road
Willerb
y Low
Roa
d
Road
impr
ovem
ents
low high
Site Assets
green corridor
1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced. Key views to and from surrounding listed buildings will be protected by the adoption of viewing corridors and green spaces, and the zoning of housing densities, linking the development to its surroundings and minimising impact on surrounding residents.
2) Wherever possible existing hedges and landscape features will be protected and enhanced, defining street edges. Trees to the edge of the site boundary will screen the development from the surrounding properties, with extended green areas located directly adjacent to existing properties, minimising the effect of the new development, as well as masking the sewage works. Existing playing fields will be relocated to Cot-K with appropriate facilities, including off-road car-parking.
3) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the north of the site, low or medium density housing will be provided, which steps down in height to the open areas to the north. To the south of the site, higher density, up to four stories, will be acceptable, stepping up to match the massing of the university accommodation. Higher and more focused density will allow an increase in green amenity space between buildings, encouraging an increase in soft landscapes and vegetation cover.
4) Housing will pay reference to the more contemporary surrounding listed buildings, by using a similar massing, material palette and typology of dwelling. This will allow the setting of the listed buildings to be maintained and enhanced. New housing which overlooks these listed buildings could echo the distinctive plan form and settings, and at the same time maximising the south facing aspect.
5) Vehicular access points need to be considered that minimise the traffic impact on Park Lane and mitigate the sharp curve to the south east of the site. Access routes in the new development could also form a replacement access to Badger’s Wood, freeing up further space on the site for development. An access road and pedestrian/cycle route from Northgate to the Park Lane bend through The Lawns following the original route of Park Lane would be one way of limiting extra traffic on Park Lane, linking up to the existing bus route that serves The Lawns.The provision of a pedestrian / cycle route from Park Lane through the Cot-D site and / or The Lawns is an essential element in this regard. The existing junction between Park Lane and Northgate should be improved to improve traffic flow and highway safety.
6) Provision will be made across the site to reduce the impact of water/flooding and sewerage, which are key issues for the development. Hard and soft landscaping should be permeable to allow ground water storage, and attenuation ponds provided to the east of the site where historical ponds were located. Rainwater harvesting and grey water re-use should be promoted with suitable storage facilities, alongside Sustainable Urban Drainage methods.
7) Sustainability should be an integral consideration for the new development. Car usage should be discouraged through sustainable transport connections, housing tenure and typology. Utilisable spaces on roofs and walls should be harnessed to achieve certain sustainability measures. In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes.
Development Principles
Attenuation pond / landscape feature in location of historic drainage ponds at lowest point of site. This forms part of a green buffer zone to the east and west of the site reducing visual impact of the development on surrounding properties
Proposed pedestrian link and vehicular route to provide safe route from the new development to Northgate. Green tree/hedge planting along route to provide attractive route. This may also reduce traffic impact on Park Lane
Sports fields moved to Cot-K to replace that being lost on the development site. Associated infrastructure, services and parking will also need to be provided in this area
Possible junction improvement to increase traffic flow. The curve on the bend of Park Lane to be increased to improve turning. This junction is also the start of the proposed new route to Northgate
Existing sewage works to be screened from new development as part of green buffer zone. Hedges to line route providing access for maintenance and repairs. New access to Badgers Wood to loop round again creating seperation from housing
Potential extra development area (in red) formed by re-routing the access road to Badgers Wood. This would allow more dwellings to be built in a more high density area. Green links to connect all areas of the new development
Green space in between higher density blocks with pedestrian crossings over access road. Buildings to reference the listed halls of residence in scale, materiality and massing. Internal spaces can also be used for parking
Pedestrian and cycle links to me made available through green buffer zones as an attractive and safe route. These should link to the wider green network of the village
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development moving south/west towards The Lawns
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
low
high
medium
gateway site
drain
Park Lane
hedgesUniversity playing field
NurseriesBadgers Wood
Wider View
Improved junction and new access point at Park Lane curve.
New pedestrian and vehicular route through The Lawns linking to bus stop and providing relief to Park Lane. Pedestrian only link through Ferens Hall site.
Improved junctions onto Northgate and Harland Way
The LawnsUniversity
of HullGrade II*
Northgate
COT-B
COT-K
COT-D
New access route
Lower DensityMedium Density
High Density
Attenuation
Green Link
Cottingham Neighbourhood PlanCot-F Concept StatementMarch 2014
• Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.
• Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.
• Close connections to a wider green network are available directly adjacent to the site.
• The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.
• Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.
• The site acts as a location for food production. Local production and service provision is key to a sustainable future.
• The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.
• The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.
• Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.
Key
1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity.
2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within.
3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities.
4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or ‘rat runs’. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development.
5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers.
6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features could also be included as areas for natural habitats and for place making.
7) Development will be arranged to maximise opportunities for passive sustainable design and for the incorporation of sustainable technologies. The large south facing aspect of the site will be utilised in this regard. Alongside this, development should aim to achieve 12 Greens as part of Building For Life 12, to encourage a high quality, well connected and place specific outcome.
Site Panorama from Castle Road looking south towards Willerby Low Road housing
Development Principles
Main Considerations
• Visual impact on surrounding properties
• Traffic impact on surrounding roads
• Locating development to protect views and visual amenity
• Incorporating private and public green space / networks
• Promoting the creation of place and distinctiveness
• Managing water and drainage
• Promoting sustainable design and transport options
humber bridge view
farmland
farmland
view acrossfields
gateway site
gateway site green corridor
green corridor
south facing aspect
parking
drain
drain
Castle Road
Gre
en L
ane
Willerb
y Low
Roa
d
Castle Hill Hospital
high point of site
gentle slope
hedges
Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created
Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers
Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels
Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)
Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production
Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.
Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses
Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
green corridor
Gre
en L
ane
drain feature
green buffer
green buffer
gree
n route
improved bus links
gateway site
gateway site
humber bridge view
landscape viewsite boundarymain vehicular routesite slope
link to green routebus stopkey view
View to Humber Bridge
Castle Hill Hospital
Castle Road
Willerb
y Low
Roa
d
Road
impr
ovem
ents
low high
Site Assets
green corridor
an introduction to the Cottingham neighbourhood plan Concept statements
Since march we have been meeting at regular community consultation workshops to discuss the future of the Village. We’ve been gathering Cottingham’s thoughts and aspirations on how the village should look and feel to help us decide together how Cottingham can grow.
the majority of these workshops have related to 9 specific locations which have been designated for future development shown to the left. We want to gather the Village’s ideas on how these sites might develop in order to minimise any negative impacts on surrounding community and ensure a high quality outcome fit for the Village.
During workshops members of Cottingham’s community highlighted key assets of each particular area. Residents then mapped out how they would like to see a site develop. Discussion points included vehicle access points, pedestrian and cycle access, housing densities and locations, green spaces and flood mitigation measures, among others. these ideas were then plotted onto site
plans, groups shared their ideas and agreed themes and aspects were combined into a final proposal in the form of a Concept Statement.
these Concept Statements will go on to form part of the Cottingham neighbourhood Plan and so the information and aspirations set out within them will actually guide the future development of the Village.
We will be putting the draft Concept Statements on display from 12 - 6pm on the 19th and from 10am - 4pm on the 20th of September So please do come along to contribute or suggest any changes you think relevant. You can also contact us at [email protected] it is important that the future of the Village is shaped by local residents, your ideas can have a big impact.
Cottingham Neighbourhood PlanCot-A Concept StatementJuly 2014
• Existingmaturetreesonandborderingthesiteactashabitatsfor wildlifeandcontributetowardsthecharacterofthevillage.Asfew treesaspossibleshouldbelosttomaintainthischaracter.
• Developmentsurroundingthesiteislowdensityandlowheight meaningthatviewsandlightlevelsaremaintained.
• StrikingviewstowardstheNorthtowardsBeverleyfromwithin thesite.Thesefarrangingviewsaddtotheruralfeelof thevillage.
• Thesiteiswellplacedforconnectionstothewidertransport networksandcommutingroutes.
• Thesiteisincloseproximitytolocalschoolsmeaningfewer requirementsforcarusage.
• Thesitecurrentlyactsasawaterstoragelocation,allowing rainwatertosoakintotheground.Thisaspectmustbe consideredwhenanynewdevelopmentisproposed.
• Thesitecurrentlyprovidesaccesstoanumberofpropertieswho havearightofwayacrosstheland.
• Anumberofexistingbuildingsareofmerittowarrant preservationacrossthesiteincludingtheoldstableblockandthe forge.Theseshouldbeintegratedintothenewdevelopment.
• Largeandopensouthfacingaspectwhichcouldbebeneficialfor achievingfutureenvironmentalandsustainabilityneeds.
Key
View across Cot-A from Harland WayMain Considerations
• Balancingappropriatedevelopmentwithexistingtreecover
• Trafficandparkingimpactonsurroundingroads
• Inclusionofexistingrightofwayacrossthesite.
• Incorporationandrespectofimportantexistingbuildings onandsurroundingthesites
• Protectingandenhancingexistinggreenspaces
• SafeentranceandexitpointsontoHarlandWay
southfacingaspect
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View of existing entrance point from Harland Way
Site Assets
View of Cot-A from Harland Way - gateway site
PrevailingWind
HarlandWay
characterpropertinpink
CottinghamHighSchool
COT-A
villagegateway
treeclusters
viewnorthtowardsBeverley
accessroadtopropertiesatNE
corner
propertiesaccessedviasite
generalslopeofsite
Keldg
ateRo
ad
1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulgreenareasandtreebeltsalongHarlandWayandothersiteboundaries.
Attractivetreeclusterstothecentreofthesiteshouldalsobemaintainedandusedasfocalpointsforthelandscapedesign.
2)Theeasternportionofthesitetotherightoftheexistingaccessroadshouldbeconsideredformediumorhighdensitydevelopment.Here,theexistingstableblockshouldbeusedandrefurbished;withadjacentblockstakingreferencefromtheshapeandformsoftheexistingbuilding.
Suitablearrangementoftheseblockscanformsmallgreenandparkingspacesforresidents.Theremainderofthesiteshouldincludelowerdensitydevelopmenttoamaximumof2stories,designedinsuchawaytotakeadvantageoforientationandlocation.
3)KeyviewsfromthesitetowardsBeverleyshouldbeencouragedbytheadoptionofviewingcorridorsandbythearrangementofvaryinghousingdensities.
Theslopeofthesiteshouldbeusedasanadvantageinthissituation,allowingpropertiesaccesstoincreasedlightandgreenviews.
4)Theexistingprivaterightofwaythatbisectsthesiteshouldbemaintainedandenhancedtomakeitintomoreofanattractiveandsaferouteforresidentstoserveaproportionofhousesonthesite.
5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonHarlandWay,andhaveasuitableviewoftheroadtoallowsafeentranceandexit.
Vehicularaccessshouldbesplitintoanumberofsmallerentrancesensuringabottleneckdoesnotoccurwhichwouldbedetrimentaltothedevelopmentandhighwaysafety.Theseparateentrancesshouldservesmallclustersofhouseswithlimitedinterconnectiontoreducerat-running.
6)Pedestrianandcyclelinksshouldbeprovidedbetweenthedevelopmentclusterstopromotesustainablemethodsoftransportation.Theselandscaperoutescouldformthemainviewingcorridorsoutlinedabove.
Greenspacesforresidents(bothpublicandprivate)shouldbeformedaroundexistingtreeclustersandformnodalpointsonthegreencycleandpedestrianroutes.Thiswillencourageasenseofidentitythatisrecognisableaspartofthevillage.
7)Surfacewaterattenuationshouldbeprovidedeitheraspartofthegreenspacesnetworkorasalargerareatothesoutheastofthesiteatthelowestpoint.Thiswillmaintainthewaterstoragecapacityofthesite.
8)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
VehicularaccesspointsonHarlandwaytoservesmallclustersofhousesseparately.Wheresmallaccesspointisrequiredthroughexistingtreebelt,locationchosentohaveminimalimpactonexistingtrees.
Smallgreenpublicspacestobeformedaroundexistingtreeclustersonthesite.Thiswillprotectthetreesandprovideauniquesettingforresidents,improvingvisualamenityandpromotingasenseofplace.
Greenspacescouldincludesmallerlocalattenuationpondsandsurfacewaterstoragefromthehouseclusterstomanagedrainageacrossthesite.
Existingstableblocktoberefurbishedanddevelopedathigherdensitymewsstylehousing.Parkingtobeprovidedperipherallyandacentralgreenspaceprovidedforresidentuse.
Highdensityhousingdesignedtoreferencethestableblockinform,appearanceandmateriality.Blockstobearrangedinsuchawaytoleavepotentialforbothlandscapedgreenspaceandparkingprovision.
Oldforgebuildingtobereusedandreanimatedperhapsasafeatureopentothepublic.Ingeneraltheexistingandcharacterfulbuildingsacrossthesiteshouldbeimprovedbyprovidinganimprovedsetting.
Housingclusterstobeconnectedbygreenpedestrianandcyclelinkstopromotelessfrequentcarusage.Greenlinkstoorientnorth-southtoactasviewingcorridorstothestunningviewsnorthwards.
Righofwaycurrentlyacrossthesitetobemaintainedandenhancedasanaccessrouteforexistingandnewhousing.Areasofthesitethatborderexistinghousestobescreenedbygreenandplantededgesincludingtrees.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmenttowardsNewgateStreet.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
lowmedium
2storey
high
mews
greenviewingcorridor
greenviewingcorridor
pedestrianlinks
pedestrianlinks
mews
mews
HarlandWayKeldg
ateRo
ad
CottinghamHighSchool
viewstothenorth
landscapearoundexistingtreeclusters
possibleaccesspointwithlaneimprovement
Cottingham Neighbourhood PlanCot-B / K Concept StatementApril 2014
• Ancienthedgerowtositeboundaryprovidesahabitatforlocal wildlifeandasettingforbiodiversity,whilstlimitednight timelightingandlowlightpollutionencourages nocturnalwildlife.
• Theopenandgreennatureofthesitecontributestoarural character,whichformspartoftheidentityofthevillage. Thisimportantgatewayiskeytohowpeopleexperience movingthroughCottingham.
• Capableofstoringsurfaceandgroundwater,reducingtheimpact onsurroundingflooddefencesandinfrastructure.The sitecontainsnumerousdrainageditchesandalsoactsas thesettingforasewagepumpingstation,givingit afunctionaluseforthewidervillage.
• Useasasportsandrecreationalsettingbytheuniversity, promotinghealthylivingandexercise.
• Welllocatedtoaccessshops,schools,publictransport,etcand aspartofacycle/footpathrouteintothevillage
• Numerousmaturetreestoboundaryedgesprovideadegreeof privacytosurroundingproperties.
• Adjacenttofoodproductionandagriculturalsiteswhichcouldbe reflectedinthenewdevelopment,promotingsustainable livingpatterns.
• Adjacencytocommunityofuniversityresidenceswhicharelisted, andprovideuniqueanddistinctivearchitecturalfeaturesbounding onesideofthesite.
• Closelinkstoothersurroundingdevelopmentsitesprovidingthe potentialforsharedorimprovedaccessroutesandamenities
Key
Site view from Badgers Wood looking along access routeMain Considerations
• Visualimpactonsurroundingproperties
• Trafficandparkingimpactonsurroundingroads
• Locatingdevelopmenttoprotectviewsandvisualamenity
• Incorporatingprivateandpublicgreenspace/networks
• Screeningofsewageworks
• Managingwater,drainageandsewerageeffectively
• Respectinglistedbuildingsetting
viewacrossfields
gatewaysite
treelinedroad
southfacingaspect
drain
ParkLane
highpointofsite
hedges
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View across site towards nurseries
Site Assets
Universityplayingfield
Nurseries
View looking along Badgers Wood access road
PrevailingWind
viewacrossfields
BadgersWood
highpointofsite
COT-B COT-K
COT-D
Wider View
Cot-BandCot-KlieincloseproximitytoCot-DatFerensHall.
Thiscouldprovideopportunitytolinksitestogetherandshareinfrastructure
RemovingvehiculartrafficfromParkLanetootherpotentialroutesisdesirable
ExistingroadinfrastructurethroughTheLawnsandadjacenttoFerensHallmightbesuitableforimprovementindiscussionwithhighwaysagenciesandlandowners.
ParkLanetoNorthgatejunctionrequiresimprovement
TheLawnsUniversityofHull
Northgate
1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced.Keyviewstoandfromsurroundinglistedbuildingswillbeprotectedbytheadoptionofviewingcorridorsandgreenspaces,andthezoningofhousingdensities,linkingthedevelopmenttoitssurroundingsandminimisingimpactonsurroundingresidents.
2)Whereverpossibleexistinghedgesandlandscapefeatureswillbeprotectedandenhanced,definingstreetedges.Treestotheedgeofthesiteboundarywillscreenthedevelopmentfromthesurroundingproperties,withextendedgreenareaslocateddirectlyadjacenttoexistingproperties,minimisingtheeffectofthenewdevelopment,aswellasmaskingthesewageworks.ExistingplayingfieldswillberelocatedtoCot-Kwithappropriatefacilities,includingoff-roadcar-parking.
3)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,lowormediumdensityhousingwillbeprovided,whichstepsdowninheighttotheopenareastothenorth.Tothesouthofthesite,higherdensity,uptofourstories,willbeacceptable,steppinguptomatchthemassingoftheuniversityaccommodation.Higherandmorefocuseddensitywillallowanincreaseingreenamenityspacebetweenbuildings,encouraginganincreaseinsoftlandscapesandvegetationcover.
4)Housingwillpayreferencetothemorecontemporarysurroundinglistedbuildings,byusingasimilarmassing,materialpaletteandtypologyofdwelling.Thiswillallowthesettingofthelistedbuildingstobemaintainedandenhanced.Newhousingwhichoverlookstheselistedbuildingscouldechothedistinctiveplanformandsettings,andatthesametimemaximisingthesouthfacingaspect.
5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonParkLaneandmitigatethesharpcurvetothesoutheastofthesite.AccessroutesinthenewdevelopmentcouldalsoformareplacementaccesstoBadger’sWood,freeingupfurtherspaceonthesitefordevelopment.Anaccessroadandpedestrian/cycleroutefromNorthgatetotheParkLanebendthroughTheLawnsfollowingtheoriginalrouteofParkLanewouldbeonewayoflimitingextratrafficonParkLane,linkinguptotheexistingbusroutethatservesTheLawns.Theprovisionofapedestrian/cycleroutefromParkLanethroughtheCot-Dsiteand/orTheLawnsisanessentialelementinthisregard.TheexistingjunctionbetweenParkLaneandNorthgateshouldbeimprovedtoimprovetrafficflowandhighwaysafety.
6)Provisionwillbemadeacrossthesitetoreducetheimpactofwater/floodingandsewerage,whicharekeyissuesforthedevelopment.Hardandsoftlandscapingshouldbepermeabletoallowgroundwaterstorage,andattenuationpondsprovidedtotheeastofthesitewherehistoricalpondswerelocated.Rainwaterharvestingandgreywaterre-useshouldbepromotedwithsuitablestoragefacilities,alongsideSustainableUrbanDrainagemethods.
7)Sustainabilityshouldbeanintegralconsiderationforthenewdevelopment.Carusageshouldbediscouragedthroughsustainabletransportconnections,housingtenureandtypology.Utilisablespacesonroofsandwallsshouldbeharnessedtoachievecertainsustainabilitymeasures.Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.
Development Principles
Attenuationpond/landscapefeatureinlocationofhistoricdrainagepondsatlowestpointofsite.Thisformspartofagreenbufferzonetotheeastandwestofthesitereducingvisualimpactofthedevelopmentonsurroundingproperties
ProposedpedestrianlinkandvehicularroutetoprovidesaferoutefromthenewdevelopmenttoNorthgate.Greentree/hedgeplantingalongroutetoprovideattractiveroute.ThismayalsoreducetrafficimpactonParkLane
SportsfieldsmovedtoCot-Ktoreplacethatbeinglostonthedevelopmentsite.Associatedinfrastructure,servicesandparkingwillalsoneedtobeprovidedinthisarea
Possiblejunctionimprovementtoincreasetrafficflow.ThecurveonthebendofParkLanetobeincreasedtoimproveturning.ThisjunctionisalsothestartoftheproposednewpedestrianroutetoNorthgate
Existingsewageworkstobescreenedfromnewdevelopmentaspartofgreenbufferzone.Hedgestolinerouteprovidingaccessformaintenanceandrepairs.NewaccesstoBadgersWoodtolooproundagaincreatingseperationfromhousing
Potentialextradevelopmentarea(inred)formedbyre-routingtheaccessroadtoBadgersWood.Thiswouldallowmoredwellingstobebuiltinamorehighdensityarea.Greenlinkstoconnectallareasofthenewdevelopment
Greenspaceinbetweenhigherdensityblockswithpedestriancrossingsoveraccessroad.Buildingstoreferencethelistedhallsofresidenceinscale,materialityandmassing.Internalspacescanalsobeusedforparking
Pedestrianandcyclelinkstomemadeavailablethroughgreenbufferzonesasanattractiveandsaferoute.Theseshouldlinktothewidergreennetworkofthevillage
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingsouth/westtowardsTheLawns
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsanddesignwillemergeandvaryasfurtherworkisundertaken.
low
high
medium
gatewaysite
drain
ParkLane
hedgesUniversityplayingfield
NurseriesBadgersWood
Wider View
ImprovedjunctionandnewaccesspointatParkLanecurve.
NewpedestrianandvehicularroutethroughTheLawnslinkingtobusstopandprovidingrelieftoParkLane.PedestrianonlylinkthroughFerensHallsite.
ImprovedjunctionsontoNorthgateandHarlandWay
TheLawnsUniversityofHullGradeII*
Northgate
COT-B
COT-K
COT-D
Newaccessroute
LowerDensityMediumDensity
HighDensity
Attenuation
GreenLink
Cottingham Neighbourhood PlanCot-C Concept StatementApril 2014
• Farreachingandstunningviewsacrossthecountrysidetowards theurbanformsofHull,providingatransitionalsettingfromopen spacetovillagecentretothoselivinginandvisitingthevillage.
• Lowtrafficlevelsthroughoutmostoftheday,passivesurveillance anddefinedboundariesprovideasafeenvironmentforresidents.
• Proximityoftheschoolforlocalfamiliestoattendviasustainable transportationmethodssuchaswalkingandcycling.
• LocalcharacterofstreetsalongHarlandWayandEppleworth Roadisworthyofpreservation.Lowdensityofhousing andgenerousplotsizesresultinverygreenandwooded streetscapes.
• Locationforagricultureandfoodproduction.Localproduction andconsumptionhelpstodevelopsustainablelivingpatterns.
• Biodiversityacrossthesiteinplantedareasandhistoric hedgerows,actingasahabitatfornumerousformsofwildlife.
• Capableofstoringsurfaceandgroundwater,reducingtheimpact onsurroundingflooddefencesandinfrastructure.Springsalso emergeacrossthesite.
• Large,southfacingaspectsuitableforpassivesolardesignand promotingwelllithomesandpublicspaces.
• SurroundedbybusstopsonHarlandWayandEppleworthRoad, providinglinkstowidertransportationnetworkswithouttheneed foracar.
• Southeastofsitewithinclosewalkingdistanceofthevillage centrealongthehistoricrouteofMillLane.
Key
Site view from Eppleworth Road Looking NorthMain Considerations
• Visualimpactonsurroundingproperties
• Trafficandparkingimpactonsurroundingroads
• Locatingdevelopmenttoprotectviewsandvisualamenity
• Incorporatingprivateandpublicgreenspace/networks
• Promotingthecreationofplaceanddistinctiveness
• Managingwater,drainageandsewerageeffectively
• Promotingsustainabledesignoptions
farmland
viewacrossfields
gatewaysite
treelinedroad
greencorridor
southfacingaspect
drain
HarlandWay
highpointofsite
hedges
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View along Harland Way
Site Assets
EppleworthRoad
MillLane
Cemetery
breakintrees
CottinghamHighSchool
LearningResourceCentre
aquiferprotectionzone
View looking south west across countryside
PrevailingWind
1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,andallowthekeypositiveaspectstobemaintainedandenhanced.KeyviewstotheSouthWestwillbeprotectedbytheadoptionofviewingcorridorsandgreenspaces,andthezoningofhousingdensities,linkingthedevelopmenttoitssurroundingsandminimisingimpactonsurroundingresidents.
2) Siteboundarieswillbescreenedbytheinclusionofwideandplantedlandscapestrips,providingimprovedcycleandpedestrianroutestosurroundingtransportationnetworks.Existinghedgesandlandscapefeatureswillbeprotectedandenhanced,definingstreetedgesandplotboundaries.
3) Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Totheeastofthesite,lowdensityhousingwithplotsizessimilartopropertiesonthewesternsideofHarlandWaywillbecreated.Thesewillbackontotheexistingboundariestoprovideimprovedsecurityforallproperties.Densitycanincreasefurtherwestacrossthesite,butconsiderationisneededwhenbuildingneartheaquiferprotectionzone.Tothenorthofthesite,newpropertiesshouldfaceontoHarlandWaytocontinueandenhancethecharacterofthestreet.
4) Housingwillbeamaximumof2or2andahalfstoreysacrosstheentiresite.Inlowdensityareas,detached,semi-detachedandbungalowpropertiesareenvisaged,andinhigherdensities,terraced,mewsorsympatheticapartmenttypologiesareconsideredappropriate.Materialsshouldreflectthelocalvernacularandbeofaveryhighquality,arrangedinsuchawaytoappearindividualandnot‘offtheshelf’.
5) VehicularaccesspointstobeconsideredatthenorthofthesiteontoHarlandWay,alongMillLane,and/orviaEppleworthLaneadjacenttothecemetery.Internalroadlayoutsshouldbedesignedtoslowtrafficconsiderably,anddiscourageuseasashortcut,butavoidisolatedcul-de-sacs.Pedestrianaccesspointsshouldbenumerous,andlocatedwithingreenboundaryzones.Improvedroutesfromthevillagetotheschoolshouldbeconsidered,avoidingHarlandWay.Ingeneral,developmentshouldaimtoreducevehicleandparkingissuesalongHarlandWay.
6) Provisionwillbemadeacrossthesitetoreducetheimpactofwater/floodingandsewerage,whicharekeyissuesforthedevelopment.Hardandsoftlandscapingshouldbepermeabletoallowgroundwaterstorage,andattenuationpondsprovidedwherenecessary,eitheraboveorbelowground.Rainwaterharvestingandgreywaterre-useshouldbepromotedacrossthedevelopmentwithsuitablestoragefacilities,alongsideSustainableUrbanDrainagemethods.
7) Sustainabilityshouldbeanintegralconsiderationforthenewdevelopment.Areasforfoodproductionandallotmentsshouldbeincludedtoreflectthecurrentproductivenatureofthesite,alongsidepassivedesignprinciplessuchassolarorientationandefficientbuildingfabrics.Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapesthatencourageownershipandreduceopportunitiesforcrimeorantisocialbehaviour.
Development Principles
Attenuationpond/landscapefeaturelocatedaboveprotectionzonetostoresurfacewater.Thiswillformtheendoftheviewingcorridors,connectingthemainsitetothesurroundingcountrysidevisuallyandactingasawindbreak
Proposedpedestrianlink(arrow)andcrossingpoint(pink)acrossHarlandWaytoprovidesaferouteforstudentsfromnewdevelopmentandsurrounding.Greentree/hedgeplantingtoallboundariestoscreendevelopment
Potentialvehicularaccesspointscreenedfromsurroundingpropertiesbygreenbufferzone.Accesspointstobedesignedtominimiseimpactonsurroundingstreetsandimprovepedestriansafety
Possiblejunctionimprovementtoincreasetrafficflow.Roundabouts,trafficlightsorothermeasuresmayimprovetrafficcirculationatkeyjunctions(requiresmoredetaileddiscussion)
Publiclandscapefocalpointandinfrastructureviewingcorridorswithviewstowardsopencountryside.Formscentreofwidernetworkofroutesforrecreationandhabitatcreation.Existingwaterspringstobeworkedintothisarea
SafepedestrianrouteacrossthesiteavoidingthetrafficonHarlandWay.Positiontobelocatedundersurveillancefromsurroundingpropertiestoimprovesafetyandcomfort.
Lowdensitydevelopmenttothenorthofsitetopayreferencetoexistingpropertiesand‘finishthestreet’.Continuingoftreelineandlargefrontgardenstoreflectthosesurrounding
Allotmentstoreflecttheuseofthesiteasafoodproductionarea,placedtominimiseimpactonsurroundingproperties.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingwest.Maximum2andahalfstoreysacrossallareas
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsanddesignwillemergeandvaryasfurtherworkisundertaken.
low
viewacrossfieldsalongviewing
corridors
gatewaysite
treelinedroad
greencorridor
drain
HarlandWay
EppleworthRoad
MillLanesecondaryroute
Cemetery
continuationoftrees
CottinghamHighSchool
aquiferprotectionzone
springsfeature
newbackingontoold
possibleclusterdevelopmentservedbyMillLane
high
medium
landscapefeaturetoactaswindbreakto
prevailingwind AdditiontositeboundarytomeetEppleworthRoad
Cottingham Neighbourhood PlanCot-D Concept StatementMay 2014
• Establishedandmaturetreeclusterstothesouthofthesite provideadistinctandnaturalcharacterareawhichisheldinhigh regardbythelocalcommunityandformspartoftheidentityof thevillage.
• Somebasicaccessandroadinfrastructurealreadyexistsacross thesite.Thiscouldbeexpandeduponforanynewdevelopment meaninglessintrusiveanddisruptivework.
• Locationofexistingroadroutesofferbufferzonestosurrounding properties,ensuringdevelopmenthasn’tencroachedtooclosely.
• GoodbusservicenearbyconnectingtheLawnstothemiddle ofCottinghamandHullcitycentre.Thiscouldhopefullyminimise thedependenceoncarusageandpromotemore sustainablemethodsoftransportation.
• Buildingsonsitehavehigharchitecturalmeritandprovidea senseofplaceforthisareaofthevillage.Thesymmetry, materiality,massingandformalarrangementsoftheelevations aresuccessfulandcouldbeutilisedinfuturedesigns.
• Historicalaspecttothesiteasthepossiblelocationofthecastle moatandouterwall.Thiselementtothesouthofthesite couldbebetterpromotedandutilised.
• CommunitybasedfacilitiesexistatTheLawnsCentre,including functionandmeetingrooms.Thishasthepotentialtobe expandedaspartofthedevelopmentofthesurrounding sitesorotherfacilitiesadded.
• Theproximityofadjacentdevelopmentsitesprovidesthe opportunityforsharedaccesspoints,facilitiesandtransportation networksifadequatelyco-ordinated.
Key
Site view from Northgate looking towards Ferens HallMain Considerations
• Visualimpactonsurroundingproperties
• Trafficandparkingimpactonsurroundingroads
• Locatingdevelopmenttoprotectviewsandvisualamenity
• Incorporatingprivateandpublicgreenspace/networks
• Incorporationofexistingbuildingsonsite
• Usingexistinginfrastructuretominimiseimpact
• Protectingvaluedgreenspaceandhistorictrees
southfacingaspect
drain
ParkLane
hedges
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View across site along access road
Site Assets
View of Ferens Hall
PrevailingWind
viewacrossfields
COT-K
highpointofsite
TheLawnsUniversityofHull
COT-B
symmetryline
Northgate
Harland
Way
FerensHall
TheLawnsBusStop
ParkingArea
1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulgreenareastothesouth.
2)KeyviewsfromNorthgatetoFerensHallwillbeprotectedbytheadoptionofaviewingcorridorandthisareacouldformpartofanew‘VillageGreenNorth’,acommunityrecreationspaceprotectedfromfuturedevelopment.
3)FerensHallwillbekeptandrefurbishedtoformaccessibleresidentialaccommodation.SurroundingdevelopmentshouldtakereferencefromtheHallasastartingpointfordesignandmassingchoices,whilstensuringthekeyfeaturesandsymmetriesofthehallarenotcompromised.Theinternalcourtyardwillbelandscapedtoprovideamenityspaceforresidentsoftheapartments.
Extensionsandadditionstothehalltothenorthmaybepossiblewheretheyrespectthemainbuildingandthecentralsymmetryline.
4)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,mediumdensityhousingwillbeprovided,whichstepsdowninheighttorespecttheresidentialbuildingsonFerensGardensandLawnsgarth.
Tothewestofthesite,higherdensityuptothreestorieswillbeacceptable,steppinguptomatchthemassingofTheLawnsuniversityaccommodationandFerensHall.Higherandmorefocuseddensitywillmeananincreaseingreenamenityspacebetweenbuildings,encouraginganincreaseinsoftlandscapesandvegetationcover.
5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNorthgate.Acaraccessroadandpedestrian/cycleroutefromNorthgatetotheParkLanebendthroughTheLawnswouldbeanidealwaytolimitextratrafficonNorthgateandParkLane,linkinguptotheexistingbusroutethatservesTheLawns.
Asidefromthis,vehiculartrafficshouldenterthesiteusingtheexistinginfrastructure,andtakearoutetominimisetheimpactonthesurroundingresidentialproperties,perhapsinaonewaysystem.
6)Adequateparkingshouldbeprovidedforthehigherdensitydevelopmentinlocationsthateithercurrentlyactassurfaceparking,orarescreenedfromtheirsurroundingsbyexistingtreecover.Parkingingeneralshouldbearrangedtominimisevisualimpactonsurroundingpropertiesandbepermeableinnaturetominimisesurfacerunoff.
7)Greenbufferzonesofasuitablewidthwillbecreatedtothenorthandeastboundarytovisuallyscreenthedevelopmentfromsurroundingproperties.Thiswillalsoprovideapleasantoutlooktothehigherdensitypropertiestootherareasofthesite.
8)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
Plantedgreenboundaryzonetominimisevisualimpactonsurroundingproperties.Wherethisisadjacenttolowdensityhousing,thiszonecouldbeformedfromprivategardensbackingontoexistinggardens,improvingscreeningandsecurity
HighdensitydevelopmentdirectlyadjacenttotherearofFerensHall.Thiscouldformanextensiontothebuildingwheretherearecurrentlylowerancillarybuildings.Symmetryshouldbeconsideredtorespecttheexistingbuilding
Possiblepedestrianlinksfromnewaccessroadintothedevelopment.Thisrouteshouldprovideasafeandattractiveroutetodiscouragecaruseandencouragewalking,especiallytothemorehighdensityzones.
PossibleparkingareatoservicetheconversionofFerensHall.ThisshouldsitawayfromtherearboundariesofLawnsgarthresidents,seperatedbyagreenplantedzonetominimisevisualimpact.
Waterandpondfeaturestosouthofthesiteinthehistoriclocationofthecastlemoat.Thiscouldformanattractiveamenityspaceandavisuallinktothemainstreet.Theseshouldrespectthehistorictreeandrootsystems
Junctionimprovementstoimprovetrafficflows.Thisistobediscussedwithtrafficengineers.Anewaccessrouteforvehiclesandpedestrians/cyclescouldrunthroughTheLawnsprovidinganalternativetousingParkLane
Removebarrierstomainroadandencouracepedestrianmovementintothegreenspace.TheareacouldformanewvillagegreenforCottingham,providingvaluablenaturalandamenityspaces
ThecentralcourtyardofFerensHallshouldbelandscapedtoprovideanattractiveoutlookandamenityspaceforresidentsofhigherdensityzones.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingeasttowardsTheLawns
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
low
high
medium
hedges
BadgersWood
TheLawnsUniversityofHullGradeII*
symmetryline
‘VillageGreenNorth’
TheLawnsBusStop
parkingarea
ParkLane
Harland
Way
Northgate
ParkingArea
PossiblealternatelinkfromPark
LanetoHarlandW
ay/Northgate
LinktoParkLane
Onewaysystem
Cottingham Neighbourhood PlanCot-E Concept StatementJune 2014
• HistoricbuildingsonandaroundthesiteincludingtheGradeII listedgoodsshedatCottinghamStationcontributetothe characteroftheareaandthevillageasawhole.
• ViewstothetowerofSt.Mary’sChurchacrossthesite.This helpswithorientationandcanactasaway-findingtool forvisitorsvisitingCottinghamfromthestation.
• GreenandattractivetreelinedroutealongCreykeandMillBeck providesanunofficialrouteforrecreationandavisual barrierbetweentheindustriallanduseandthehousing beyondonCreykeCloseandVictoria’sWay.
• Wellconnectedtotrainandbusroutes,offeringservicestothe villagecentre,Hullandbeyond.Potentialtocreatea mini-interchangepromotingmoresustainablemodesof transportation.
• Welllinkedtogreenfootpathnetworksgivingaccesstothe surroundingarea.
• Providesemploymentandbusinessspaceforlocalcompanies. Opportunitytoretainandpromotepartsofthesiteasbusiness use.
• Existingroadsandinfrastructureonsitecouldbeincorporated intoanewscheme,actingasabufferfromsurroundingresidents.
• Providesopportunityforincreasedheightanddensitywith screeningfromthesurroundingareaandthenumberof transportationconnectionswhichmaydiscourageincreasedcar usage.
Key
View of Station forecourt looking eastMain Considerations
• Creatingamoreattractivegatewayfromthestationtothevillage
• Trafficandparkingimpactonsurroundingroads
• Retainingbusinessandemploymentuses
• Incorporationofimportantexistingbuildingsonsite
• Usingexistinginfrastructuretominimiseimpact
• Protectingvaluedwateranddrainagefeatures
• Improvingandretainingexistingpedestrianroutesandfootpaths
southfacingaspect
beck
StationRoad
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View towards building cluster at north end of site
Site Assets
View towards level crossing on Northgate
PrevailingWind View
toSt.Mary’sChurch
footpath
Hallgate
Locationofnew
footbridge
IndustrialUnits
GradeII
Northgate
Victoria’sWay
Cannon
gate
CottinghamStation
Gatewaytovillage
LevelCrossing
1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingsandgreenareastothenorthandwestofthesite.
Attractiveareasofthebeckshouldbeprotectedoruncoveredasalandscapeandhabitatfeature.
2) Thenorthernportionofthesiteshouldberetainedforbusinessandemploymentuse.
Theexistingbuildingscouldbemoresuitablyrefurbishedandsub-dividedtoprovidespacesmorerelevanttomodernlocalbusinessrequirements.
3) KeyviewsfromthesitetowardsthefocalpointofStMary’sChurchshouldberetainedthroughtheadoptionofviewingcorridorsandbythearrangementofvaryinghousingdensities.
4) Theexistingfootpaththatbisectsthesiteshouldbekeptandenhancedtomakeitintoamoreattractiveandsaferouteforpedestriansandcyclists.
Thisareaisalsothelocationofundergrounddrainageservicing,soabandofgreenspaceshouldbeleftoneithersitetoprotectit.
Alongsidethis,greenroutesalongthebeckshouldbeimprovedandenhancedtoprovidesafeandattractiveenvironmentsandtoprovidefloodalleviationeitherinplantingtypeorbytheintroductionofnewswales.
5) Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,mediumtohighdensityhousingwillbeprovided.
Tothesouth,highdensityhousingcouldbeprovidedwithgoodaccesstotransportlinks.Considerationshouldbemadeastotheimpactthenewfootbridgewillhaveintermsofoverlookingandprivacy.
6) VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNorthgateandHallgate/BeckBank.
VehicularaccessshouldbediscouragedtothenorthofStationRoadtoavoidsharpturnsandextradisruptionwhenthelevelcrossingisclosed.
AccesstotheremainderofthesiteshouldbeconsideredfromCannongateaswellasfromthesouthernendofStationRoad.
7) Anadditionalareatothesouthcouldbeincorporatedintothesitetoenableimprovedtransportationfacilities.Thiswouldprovidesomeleftoverspaceforapublicforecourtinfrontofthestation,givinganimprovedsettingforthehistoricbuilding.
8) Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.
Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
Plantedgreenboundaryzonetominimisevisualimpactonsurroundingproperties.Thisspacewillincludeamoredefinedpedestrianroutealongthebeck,accessiblefromthenewdevelopmentatanumberofpoints.
Existingrouteoffootpathtoberetainedandenhancedasalandscapefeature.Thisspacecouldalsoincludegroundwaterattenuationasthemaindrainageroutesitsnearlydirectlyunderneath.Thisshouldthereforebeprotected.
Buildingsnorthofthepinklinetoberetainedforemploymentusage.Thekeycharaterfulbuildingsshouldberetainedandrefurbishedtoprovidesuitablespacesfornewandexistingbusinesses.
Northendofstationroadtohaverestrictedvehicularaccessandbepassabletopedestriansandcyclistsonly.ThiswillavoidtrafficdisruptiononNorthgateasaresultofsharpturnsandthelevelcrossing.
Locationofnewfootbridgetobefullyconsideredintermsofpedestrianroutesandwiderconnections.Privacytonewdwellingsshouldbeprotectedfromoverlookingbytheuseofagreenplantedstriporbysuitablebuildingarrangementonsite.
Re-configurationoftheroadnetworkcouldleavespaceforpublicrealmimprovementsaroundimportantstationbuildings.Thiswouldimprovetheinitialperceptionofthevillagetovisitors.
ReconfiguringtheroadnetworkandextendingthesiteboundarytowardsHallgatecouldfacilitateanincreaseinstationparkingnumbers.Thiscouldformthebasisofanincreasedbusserviceorparkandrideservice
Acircularvehicularroutetothesouthofthesitecouldlinkthenewdevelopmenttothevidertransportationnetwork.Locatingthehigherdensitydevelopmentnearthebusandtrainlinkscouldhelptoencouragereducedcarusage.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingsouthtowardsthestation.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
low
high
medium
beck
StationRoad
landscapedfootpath
Hallgate
Locationofnew
footbridge
BusinessUnits
GradeII
Northgate
Victoria’sWay
Cannon
gate
CottinghamStation
LevelCrossing
Beck
sidew
alk
MoreParking
P&R
JunctionImprovement
Cottingham Neighbourhood PlanCot-F Concept StatementMarch 2014
• Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.
• Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.
• Close connections to a wider green network are available directly adjacent to the site.
• The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.
• Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.
• The site acts as a location for food production. Local production and service provision is key to a sustainable future.
• The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.
• The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.
• Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.
Key
Site Panorama from Castle Road looking south towards Willerby Low Road housingMain Considerations
• Visual impact on surrounding properties
• Traffic impact on surrounding roads
• Locating development to protect views and visual amenity
• Incorporating private and public green space / networks
• Promoting the creation of place and distinctiveness
• Managing water and drainage
• Promoting sustainable design and transport options
humber bridge view
farmland
farmland
view acrossfields
gateway site
gateway site
green corridor
south facing aspect
parking
drain
drain
Castle Road
Gre
en L
ane
Willerb
y Low
Roa
d
Castle Hill Hospital
high point of site
gentle slope
hedges
Gre
en L
ane
site boundarymain vehicular routesite slope
link to green routebus stopkey view
View to Humber Bridge
Site Assets
1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity.
2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within.
3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities.
4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or ‘rat runs’. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development.
5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers.
6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features could also be included as areas for natural habitats and for place making.
7) Development will be arranged to maximise opportunities for passive sustainable design and for the incorporation of sustainable technologies. The large south facing aspect of the site will be utilised in this regard. Alongside this, development should aim to achieve 12 Greens as part of Building For Life 12, to encourage a high quality, well connected and place specific outcome.
Development Principles
green corridor
Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created
Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers
Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels
Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)
Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production
Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.
Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses
Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site
Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas
This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.
green corridor
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improved bus links
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Cottingham Neighbourhood PlanCot-G/H Concept StatementJuly 2014
• Quietandpeacefullocationinthemajoritybothatdaytimeandat night.
• GreenoutlookandmatureplantingareasalongLongmansLane contributetothegreenidentityofthevillageandprovideprivacy andscreeningfromothernearbyresidents.
• Anumberofmorehistoricalpropertiesarelocatedonthestreet, whichgivecharactertheimmediatearea.
• Plantingandgreeneryprovideshabitatsformanyformsofwildlife whichmustbeprotected.
• Surroundingpropertiesandthesitesthemselveshavefavourable longaxis’tothesouth.Thishelpstomaximisesustainability potentialthroughpassivesolardesignandallowsgardensto enjoymorelengthyperiodsofdirectsunlight.
• Strongsenseofcommunityandneighbourlinessbetween residents.Localinhabitantsfeelasenseofownershipof theirareaandwanttosafeguarditsfuture.
• Closeproximitytothevillagecentreandwithgoodtransportation linkstothewiderarea.
• Housesarrangedsothatthestreetcanbeseenatalltimes, providingnaturalsurveillanceanddiscouraginganti- socialbehaviour.
• Closeproximitytochildren’splaygroundwhichprovidesoutdoor amenityandrecreationspaceforyoungresidents.New developmentshouldaimtoenliventhisspace.
• Establishedenvironmentforway-findingtothosewithphysicalor visualimpairments.
Key
View of Cot-G looking westMain Considerations
• Balancingappropriatedevelopmentbetweenthe2sites
• Trafficandparkingimpactonsurroundingroads
• Useandretentionofplaygroundaspartofdevelopment
• Incorporationandrespectofimportantexistingbuildings surroundingthesites
• Protectingandenhancingexistinggreenspaces
• Sizeofsitesinrelationtoproposeddevelopmentnumbers
southfacingaspect siteboundary
mainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View of parcel of land to the south of Cot-H
Site Assets
View of Cot-H
PrevailingWind
Oakde
ne
LongmansLane
NewgateStreet Carring
tonAven
ue
Long
man
sLa
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characterproperty
playground
CottinghamHouse
COT-G
COT-H
1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingstothemiddleofLongmansLane(purple).
2)Establishedareasoftreeplantingandgreeneryshouldberetainedandextendedalongboundaryedgestomaintainprivacyandencouragebiodiversity.
3)TheboundarytoCot-HshouldbeincreasedtoincludetheremainderoftheCottinghamHousesite,aswellaswellasthesmallareatothecentreofLongmansLanewhichisnowmostlyusedasanunofficialsurfacecarpark.Thiswillallowforanimprovementinthenumberofdesignoptionsavailable,aswellasreducingthenumberofdwellingstobeplacedonCot-G.
TheCot-Gsiteshouldincludeandconsidertheplaygroundareaasintegraltothedesignandnotcutitselfofffromthiscurrentlyunderusedspace.
4)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNewgateStreetandOakdeneaswellasonLongmansLane.AccesstoCot-HshouldbefromNewgateStreetandaccesstoCot-GfromLongmansLaneadjacentto‘TheFarmstead’.
Ingeneral,discouragingexcessparkingdownLongmansLanemustbeapriorityaswellasmeasurestoreducevehiclespeed,asthisrouteisusedbyyoungschoolchildren.
JunctionimprovementsshouldbemadetothetopofLongmansLaneandOakdenesothatturningrightontoNewgateStreetiseasier(avoidinganincreasein‘ratrunning’onaleftturningcircularroute).
5)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.
TothenorthofthesiteatCot-H,mediumtohighdensityhousingwillbeprovided,perhapsintheformofshelteredhousing.TothesouthofCotH,lowdensityhousingshouldbeprovidedonLongmansLanetositmorecomfortablywithsurroundingproperties(suchasbungalows).
DensitiesandhousingtypesonCot-Bshouldbearrangedtoreflectsurroundingpropertiesandprovideminimumvisualimpactorovershadowingtoexistingproperties.
6)Streetlinesandfrontagesshouldbemaintainedinallareas,definingviewsandrespectinghistoricalproperties.Way-findingshouldbeencouragedbyclearlydefinedboundaries,surfacematerialsandroutes.
Pavementsshouldbeincludedinallnewdevelopmenttoallowforsustainablemethodsoftransportandwalkingwhichconnecttothewidervillagenetwork.
7)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
JunctionimprovementlocationstoeasetrafficflowontoNewgateStreetfromLongmansLaneandOakdene.Thisshouldhelptodiscouragerat-running.Trafficimprovementstobediscussedinmoredetailwithahighwaysengineer
AccesstoCot-HtobefromNewgateStreetatexistingentrancepointtoCottinghamHouse.ThiswillreducetheextrapotentialtrafficgoingontoLongmansLane.Thiswillmeannotreeswillhavetoberemovedtofacilitatethisentrance
HigherdensitydevelopmenttoCot-Hcouldbeintheformofshelteredhousingwhichwouldminimisetrafficimpactonthesurroundingroads.Thisdevelopmentshouldrespectthestreetlineandtheexistingsurroundingproperties.
Developmentaround‘TheFarmstead’shouldbeofalowerheighttominimiseovershadowingoroverlooking.Developmentshouldbeofacharacterandmaterialpallettesympathetictothesebuildings
LowdensityhousingalongLongmansLanetomatchexistingpropertiesonthestreet.ThesewillbeaccessedfromLongmansLane.Existingtreestoberetainedandworkedintothedesign
TwostoreyhousingtoCot-Gdesignedtoreflectthesurroundingproperties.Gardensshouldbackontoexistinggardenstominimiseoverlooking.Variedtypesofhousingcouldbeconsideredincludingdetachedandsemidetached.
Theexistingplaygroundshouldbeconsideredinthenewproposal.Developmentshouldaimtoenliventhespacebyimprovingaccesspointsandpromotingnaturalsurveillance.
Adedicatedpedestrianandcyclerouteshouldbeprovidedadjacenttothenewaccessroadtomaintainsafetyalonganexistingdesireline.Carsshouldbeseperatedfromthispedestrianlinkbysuitablemeans.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmenttowardsNewgateStreet.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
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Cottingham Neighbourhood PlanCot-J Concept StatementJuly 2014
• Thesitecontainsawealthofcharacterwhichisrecognisableas partofCottingham.Thisincludesalargenumberofmaturetrees andasenseofopengreenspace.
• Aselectnumberofboundarytreatmentsincludingwallsand fencesareofhistoricalmeritandshouldbeconservedtoaddto thecharacterofthevillage.
• Needler/NorthgateHallisanextremelyattractivehistoricbuilding withagrandfrontagethatisrarelyseenbythepublic.Opening thisviewupwillbeakeypriority.
• ListedbuildingsincloseproximityalonghistoricKingStreet. NumerousdwellingshereoriginallybelongedtoNorthgateHall staff,sothesemustbeconsideredinallnewdevelopment.
• Theimmediatesiteisquietandpeaceful,providingatranquil settingtoresidentsincloseproximity.
• Thesiteiscentrallylocatedwithinthevillageandhaseasyaccess toallitsrelevantservicesandamenities
• Developmentsurroundingthesiteismostlylowdensityandlow height,contributingtotheruralfeelofthevillage.
• Designationofmixedusedevelopmentmeaningthatsuitable amenitiesorretail/commercialspacecanbeprovided, contributingtothediversityandofferofthevillagecentre.
Key
View to Needler Hall looking north from centre of siteMain Considerations
• Trafficimpactonsurroundingroads
• StreetfrontageontoKingStreet
• Incorporationandrespectofimportantexistingbuildings onandsurroundingthesite.Openingupnewviews.
• Protectingandenhancingexistinggreenspaces
• Incorporationofmixedusesinsuitablelocations
• Suitablelocationforincorporationofalternativeformsofhousing suchasco-housing/self-buildandco-working
southfacingaspect
siteboundarymainvehicularroutesiteslope
linktogreenroutebusstopkeyview
View of existing building along King Street
Site Assets
View of Needler Hall accommodation looking west
PrevailingWind
Northgate
characterorlistedpropertyinpink
COT-J
treeclusters
viewnorthtowardsNeedlerHall
generalslopeofsite
KingStreet
BroadlaneBeck
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characterwall
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ApplegarthMews
1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingsofNeedler/NorthgateHallandthegreenareastothesouthofthesitebehindApplegarthMews.Surroundinglistedbuildingsshouldbeconsideredsothattheirsettingisnotcompromised.
2)Thosebuildingsthatarenewerandprovidelesspositivecontributionstothestreetscapeshouldberemovedandreplaced.AlongKingStreet,newdevelopmentshouldrespectthemassingandcharacterofthebuildingsopposite,offeringaninterestingstreetscape.Theeasternsectionofthesiteshouldhousethemajorityofthenewdevelopment.Thisareashouldalsocontainthemixeduseaspectofthesiteatgroundlevel.Thiscouldincludesmallshops,workshopsorliveworkunitstoprovidevarietyandenhancethelocaleconomy.
3)ThemorehistoricsectionsoftheexistingNeedlerHallshouldberetainedandenhancedbythenewdevelopment.Thelaterwingstothewestofthesiteinthe‘L’formationcouldberetainedandrefurbishedasresidentialaccommodation,or,alternatively,itsmassingshouldbereplicatedifitistobedemolishedandrebuilt.
4)Thesiteshouldcontainalandscapedspacetoformasettingforthehistoricbuildingsandtoprovideamenityspaceforresidents.Theexistinghallcouldberepurposedasacommunityspacewithassociatedcommercialusessuchasacaféorrestaurant.TheoppositesideofthelandscapedspacecouldprovidealocationforD1usessuchasanurseryorcrèche.Thecentrallocationofthissitewillmeanotherusessuchasthismaybeviable.
5)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Totheeastofthesite,lowerdensitiesandheightstomatchKingStreetwillbeprovided.Tothewest,higherdensityintheformofapartmentstomatchtheheightoftheexistingaccommodationbuildingswillbeprovided.
6)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonKingStreet,whichisrelativelynarrow.VehicularaccessshouldthereforebeminimisedonKingStreet.ThedemolitionoftheexistingbuildingonKingStreetcouldfacilitatethewideningofKingStreetcarriagewayandpavement.NewdevelopmentonKingStreetshouldbeslightlysetbackheretofacilitatethis.AccessfromNorthgateshouldbeprovidedtoservethehigherdensityareas.
7)IngeneralagreatersenseofenclosureshouldbeprovidedtoKingStreetthancurrentlyexiststocompletethestreetscape.Thisshouldbeintheformofamixtureofhousing/mixeduseunitsandboundarytreatments,arrangedtorespectpropertiesontheothersideoftheroad.
8)Agreenspaceshouldbemaintainedtothesouthofthesiteadjacenttotheexistingtreebelt.Thiswouldminimisevisualimpactonsurroundingpropertiesandprovideamenityspaceforresidents.Thisareacouldbeusedforcommunityallotmentsorplayspaceandprovideanattractiverouteforpedestrianandcyclemovementtoandfromthevillagecentre.
9)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.
Development Principles
Pocketgreenspacetoformnewpedestrianentrancetothesiteandtheassociatedmixeduses.Thegreenspacewillalsoprovideanattractivesettingforsurroundinghistoricandlistedproperties.
Buildingfrontagestobevariedandprovideadynamicstreetscape.Stepsbackcanprovideopportunityforgreenspaceandplanting.UnitsclosertoHallgatecouldaccommodatesmallretailusesorprovideliveworkunits.
LargergreenspacetoflankvehicularentrancepointtoallowviewstoNeedlerHallfromKingStreet.Thisdefinedareawillprovideasaferouteforpedestriansandcycliststoenterthesite.
KingStreettobewidenedtoimprovetrafficflow.Pedestrianfootwaymovedtofacilitatethis,andre-routedtothenorthtocutoffthecorner.ThiswillallowbusestoturnmoreeasilyandsafelyfromKingStreetontoNorthgate.
Mixeduseunits.D1toencourageusessuchasanurseryoracreche.Parkingtobeprovidedforeach,plusprovisionforoutsidespace.ThesewillbemaskedfromKingStreetbythenewhousesandbytheexistingtreebeltfromelsewhere.
NorthernportionofNeedlerHalltobeupgradedorrefurbishedtoprovideamoreattractivefrontagetoNorthgate.Theexistingboundarywallsshouldbebrokenupwherepossibletoallowforpedestrianpermeability.
Existingaccommodationblocktoberefurnishedandextendedtoprovideapartmentaccommodationordemolishedandreplacedinthesamefootprint.ParkingtobeprovidedfromKingSt&Northgate.
CentrallandscapedspacetoprovideanattractivesettingforthesouthernfrontageofNeedlerHall.Thiscouldincludesmallareasofattenuation.Secondcommunitygreenareatothesouthcouldprovidespaceforcommunityallotments.
LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmenttowardsNewgateStreet.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.
lowmedium
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Northgate
characterorlistedpropertyinpink
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BroadlaneBeck
BroadlaneBeck
characterwall
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parking
parking
mixedusecommunityallotments
centralgreenspace
widenedturning
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Cottingham Neighbourhood PlanMarket Green Concept StatementMay 2014
• Tree’sgrowntothesouthoftheMarketGreenaddtotheleafy identityofCottinghamandareheldinhighregardbythelocal community,formingpartoftheidentityofthevillage.
• TheMarketGreenoffersvillagecentreparkingtoCottingham’s disabledandelderlyresidentswithoutwhichthevillagecentre wouldbehardertoaccess.
• TheMarketGreenisconnectedtotheEastofthevillageviahigh qualitygreenrouteswhichcouldbecontinuedtothewestsideof thevillage.
• AllCottinghambusesrunbythemarketgreenconnectingCottinghamtoHullcitycentre,Beverleyandbeyond.Throughthebusservicethemarketgreenactsasapublicfaceofthevillagetothosepassingthrough.
• TheCouncilchambershavehigharchitecturalmeritandprovidea senseofplaceforthisareaofthevillage.
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View across Market Green from King StreetMain Considerations
• Retainasmuchparkingpossible,especiallyfordisabledpersons;
• Builduponhighqualitypedestriannetwork;
• MaintainingloadingaccessforbusinessesalongKingStreet;
• Incorporatingprivateandpublicgreenspace/networks;
• ProvidingflexibleusageforCottDayandotherevents;
• Managingwater,drainageandsewerageeffectively;
• Respectinglistedbuildingsettingandviews.
siteboundarymainvehicularroutePedestrianroute
linktogreenroutebusstopkeyview
View towards Civic Hall
Site Assets
Priorities
Key
View looking north over parking spaces
1st Priority
0%
100%
2nd Priority
3st Priority
4st Priority
1st Priority
2nd Priority
3st Priority
4st Priority
33%
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Character/Focal Point
Public use/Event space
Expansion of business
Facilities (toilets)
Informal landscape
Other
Pedestrian network
Better street furniture
Parking
Character/Focal Point
Public use/Event space
Expansion of business
Facilities (toilets)
Informal landscape
Other
Pedestrian network
Better street furniture
Parking
Character/Focal Point
Public use/Event space
Expansion of business
Facilities (toilets)
Informal landscape
Other
Pedestrian network
Better street furniture
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1)Retainingcarparkingisimportantforthefunctionofthevillagecentre,yetthemarketgreenisseenasasignificantfocalpointofCottingham.Byreconfiguringtheparkingspacesandsharingdedicatedspacesfordeliveriesandbikeswhichareusuallyemptywithotheruses,thephysicalareaofcarparkingspacecanbereducedtofreeupacivicgreenspacewhileaccommodatingmorecaractualcarparkingspacesthanbefore.
2)ThesenseofplaceshouldbeconveyedthroughtheMarketGreen.FurthertreeplantingshouldbecarriedoutonsitetoaddtoCottingham’sgreenandleafyvillageidentitywhileprovisionshouldbemadetoadequatelymaintaintheirgrowth.
3) TheMarketGreenservesmanyusesovertheyear.Designshouldposefewbarrierstoflexibleuseacrossthesiteyetalsoserveasafocalpointbyprovidingahighqualitycivicspaceasavillagesquare.
4)TheMarketGreenisimportantasthesettingtotheCouncilchamberswhichiswidelyappreciatedthroughoutthevillage.TheMarketGreenshouldacttoframeviewstothisbuildingandbenchesshouldbeturnedtofacethebuilding,whileplansshouldbemadetoimprovethefacadeoftheciviccentrenextdoor.
5)SharedspaceshouldbeintroducedoutsideFinkleStreetinordertobroadentheroadtoallowsafeturningintothecarparkingspacebutsomedifferentiationbetweenroadandpavementshouldbeleftalongKingStreet,whereit’sfeltbussescouldmakesharedspacedangerous.
6)TheMarketGreenshouldbedevelopedasthecentreofanetworkofnewpedestrianroutestobeopenedupacrossthevillage.EffortsshouldbemadetoconnecttheMarketgreentoHallgateandCottaCourt,asasafewayofbypassingthedangerousjunctionbetweenHallgateandKingStreet.
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Development Principles
ThetreesplantedintheMarketGreenaresignificanttoCottingahm’sleafyvillageidentityeffortsshouldbemadetocontinuetreeplantingtotherestofthemarketgreenandtoutilisenaturaldrainagetokeepthemwatered.
ProposedpedestrianlinktoprovidesaferoutefromHallgateandCottaCourt.Greentree/hedgeplantingalongroutetoprovideattractiverouteandencouragethedevelopmentofretailwithinCottacourt.
Zonestothenorthandsouthofthemarketgreen(mustard)shouldoperateasshorttermflexibleusespaceswithinatimetablewiththesitetothenorthusedfordeliveriesforKingStreetandaspartofthesquareindaytradinghours.
Viewstothecouncilchambershouldbeframedwithtreesandpossiblyagreenspaceshouldalternativelandforparkingbefoundwithinthevillagecentrethiswouldthereforereplacethegreenspacetothesoutheastofthesite.
Thebusstopshouldbereplacedbyamultifunctionalpavilionusinglightermaterialswhichpromotevisibilityacrossthesiteanddon’tblocktheviewofthecouncilchambers.Tobedesignedthroughanarchitecturalcompetition.
Sharedspacecrossings(purple)shouldbeboughtuptopavementlevelwhileroads(blue)shouldretaindifferentiationfrompavementsbutshouldbemadeupofhighqualitypavingreflectiveofmaterialsusedinthemarketsquare.
Benchesshouldbearrangedasinwardfacingclusterstobeusedasmeetingspaceswithhighplantingbehindbenchestooffershelterandcreateafeelingofenclosure.
ThefacadeoftheCivichallisseenasadetractivefeatureandthebuildingisunderutilised.Itshouldberepurposedbythecommunitytobetterservethevillage,withaseriesofspinoffspacestobeflexibleinservingfutureuseswithanattractivefacade.
PedestrianRoutes;SharedSpaceParkingspacesinhighqualitypaving;Civichallforredevelopment;Greenspacefreedupthroughmoreefficientparkinglayout;Greenspace.
Parkingspacesshouldofferflexibleusetobemadeupofhighqualitylevelpaving,contributingtothedistinctionofthemarketgreen’sinformallandscapeasafocalpointofthevillage.
Toreducethewidthofcirculationspaceneededandtoreduceriskofaccidentwhenparkingwhilstspeedinguptheflowofcarsinandoutofparkingspacescirculationtoparkingshouldbemadeoneway.
Toreducedisruptioncausedbyparkinginfrontofthepostofficededicatedparkingspacesrunningperpendiculartothepostofficeshouldbeprovidedallowingdropoffspacebehindtheseparkedcars.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsanddesignwillemergeandvaryasfurtherworkisundertaken.
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1)Retainingcarparkingisimportantforthefunctionofthevillagecentre,yetthemarketgreenisseenasasignificantfocalpointofCottingham.Byreconfiguringtheparkingspacesandsharingdedicatedspacesfordeliveriesandbikeswhichareusuallyemptywithotheruses,thephysicalareaofcarparkingspacecanbereducedtofreeupacivicgreenspacewhileaccommodatingmorecaractualcarparkingspacesthanbefore.
2)ThesenseofplaceshouldbeconveyedthroughtheMarketGreen.FurthertreeplantingshouldbecarriedoutonsitetoaddtoCottingham’sgreenandleafyvillageidentitywhileprovisionshouldbemadetoadequatelymaintaintheirgrowth.
3) TheMarketGreenservesmanyusesovertheyear.Designshouldposefewbarrierstoflexibleuseacrossthesiteyetalsoserveasafocalpointbyprovidingahighqualitycivicspaceasavillagesquare.
4)TheMarketGreenisimportantasthesettingtotheCouncilchamberswhichiswidelyappreciatedthroughoutthevillage.TheMarketGreenshouldacttoframeviewstothisbuildingandbenchesshouldbeturnedtofacethebuilding,whileplansshouldbemadetoimprovethefacadeoftheciviccentrenextdoor.
5)SharedspaceshouldbeintroducedoutsideFinkleStreetinordertobroadentheroadtoallowsafeturningintothecarparkingspacebutsomedifferentiationbetweenroadandpavementshouldbeleftalongKingStreet,whereit’sfeltbussescouldmakesharedspacedangerous.
6)TheMarketGreenshouldbedevelopedasthecentreofanetworkofnewpedestrianroutestobeopenedupacrossthevillage.EffortsshouldbemadetoconnecttheMarketgreentoHallgateandCottaCourt,asasafewayofbypassingthedangerousjunctionbetweenHallgateandKingStreet.
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Development Principles
ThetreesplantedintheMarketGreenaresignificanttoCottingahm’sleafyvillageidentityeffortsshouldbemadetocontinuetreeplantingtotherestofthemarketgreenandtoutilisenaturaldrainagetokeepthemwatered.
ProposedpedestrianlinktoprovidesaferoutefromHallgateandCottaCourt.Greentree/hedgeplantingalongroutetoprovideattractiverouteandencouragethedevelopmentofretailwithinCottacourt.
Zonestothenorthandsouthofthemarketgreen(mustard)shouldoperateasshorttermflexibleusespaceswithinatimetablewiththesitetothenorthusedfordeliveriesforKingStreetandaspartofthesquareindaytradinghours.
Viewstothecouncilchambershouldbeframedwithtreesandpossiblyagreenspaceshouldalternativelandforparkingbefoundwithinthevillagecentrethiswouldthereforereplacethegreenspacetothesoutheastofthesite.
Thebusstopshouldbereplacedbyamultifunctionalpavilionusinglightermaterialswhichpromotevisibilityacrossthesiteanddon’tblocktheviewofthecouncilchambers.Tobedesignedthroughanarchitecturalcompetition.
Sharedspacecrossings(purple)shouldbeboughtuptopavementlevelwhileroads(blue)shouldretaindifferentiationfrompavementsbutshouldbemadeupofhighqualitypavingreflectiveofmaterialsusedinthemarketsquare.
Benchesshouldbearrangedasinwardfacingclusterstobeusedasmeetingspaceswithhighplantingbehindbenchestooffershelterandcreateafeelingofenclosure.
ThefacadeoftheCivichallisseenasadetractivefeatureandthebuildingisunderutilised.Itshouldberepurposedbythecommunitytobetterservethevillage,withaseriesofspinoffspacestobeflexibleinservingfutureuseswithanattractivefacade.
PedestrianRoutes;SharedSpaceParkingspacesinhighqualitypaving;Civichallforredevelopment;Greenspacefreedupthroughmoreefficientparkinglayout;Greenspace.
Parkingspacesshouldofferflexibleusetobemadeupofhighqualitylevelpaving,contributingtothedistinctionofthemarketgreen’sinformallandscapeasafocalpointofthevillage.
Toreducethewidthofcirculationspaceneededandtoreduceriskofaccidentwhenparkingwhilstspeedinguptheflowofcarsinandoutofparkingspacescirculationtoparkingshouldbemadeoneway.
Toreducedisruptioncausedbyparkinginfrontofthepostofficededicatedparkingspacesrunningperpendiculartothepostofficeshouldbeprovidedallowingdropoffspacebehindtheseparkedcars.
Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsanddesignwillemergeandvaryasfurtherworkisundertaken.
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