For a Full Planning Application Residential development at...

Issue 1 | June 2015| Prepared by STEN Architecture

Design and Access Statement

For a Full Planning Application

Residential development at former Bedewell

Industrial Estate, Hebburn, South Tyneside Issue 1| 5th June 2015

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1.0 | Introduction

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1.0 | Introduction

This Design and Access Statement has been prepared by STEN Architecture on behalf

of Barratt Homes North East/Maro Development Ltd in support of a full application

for planning permission for residential development of 335 homes at the Bedewell

Industrial Estate, Hebburn.

This document has been prepared in accordance with the Department for

Communities and Local Government (DCLG) ‘Planning Practice Guidance’ (March

2014).

The statement seeks to explain the design principles for the development, based upon

an understanding of what is appropriate for the site, determined through an analysis

of the surrounding context. These principles are based upon good practice as set out

in national planning and urban design guidance.

The document has the following functions and purpose:

Identify the existing context of the site

To provide a description of the key issues, constraints and opportunities

afforded by the site, and the evaluation that has informed and led to the

proposed form of development;

Identify the key development principles and framework which has informed

the detailed design of the scheme; and

To provide appropriate information on the development in terms of layout,

scale, amount, landscaping, appearance and access.

The ethos of the design is to:

Create a sustainable residential development that supports the existing

community and respects the positive features of the site

Create a legible , secure and attractive place with a sense of identity

Create a high quality living environment

Provide a well planned layout and the creation of pleasant and well

designed streets and spaces.

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2.0 | Site Location

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2.0 | Site Location

The former Bedewell Industrial Estate is located approximately 1.2km east of

Hebburn town centre in South Tyneside, Tyne and Wear. It is a similar distance to

Jarrow town centre to the north-east. The site has good vehicular access to the A19

Tyne Tunnel road and the A194 dual-carriageway which links the A1(M) at

Washington. Bus stops are located within easy walking distance linking the town

centres. The Jarrow Metro Station being 930m North East of the site.

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3.0 | Design Policy Context

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The application is supported by a Planning Statement, which provides a

comprehensive assessment of the proposed development against relevant planning

policy. This section reviews key national and local design policy and guidance.

National policy

The National Planning Policy Framework aims to make the planning system less

complex and more accessible, to protect the environment and to promote sustainable

growth. The underpinning thread of the NPPF is sustainable development and

paragraph 56 states:

“Good design is a key aspect of sustainable development, is indivisible from good

planning, and should contribute positively to making places better for people.”

With regard to design NPPF states in paragraph 58 that developments should: function

well and add to the overall quality of the area, not just for the short term but over the

lifetime of the development establish a strong sense of place, using streetscapes and

buildings to create attractive and comfortable places to live, work and visit; optimise

the potential of the site to accommodate development, create and sustain an

appropriate mix of uses (including incorporation of green and other public space as

part of developments) and support local facilities and transport networks; respond to

local character and history, and reflect the identity of local surroundings and materials,

while not preventing or discouraging appropriate innovation; create safe and

accessible environments where crime and disorder, and the fear of crime, do not

undermine quality of life or community cohesion; and are visually attractive as a result

of good architecture and appropriate landscaping.

National design guidance

There are numerous best practice documents relating to design including ‘By

Design’ (DETR and CABE), The Urban Design Compendium (English Partnerships and

Housing Corporation), and ‘Better Places to Live By Design’ which all outline the

importance of good urban design and provide advice for the design of residential areas.

All of which will provide the underlying principles on which the development for this site

is designed. There is general consensus over the principles of good design, although

different terminology is sometimes applied. The core factors contributing to good urban

design which underpin all of the above best practice include the following principles:

Character – somewhere with a sense of place and local distinction

Legibility – a place, which is easy to understand and navigate

Permeability – achieving a form of layout, which makes for efficient pedestrian and

vehicular movement

An articulated townscape – creating an interesting, locationally responsive townscape

utilising building height, scale and massing all of which should be human in scale

Human scale – the arrangement of building forms, which are easy for the human eye to

read and provide a sense of scale and perspective

Security, natural surveillance – creating places, which are properly overlooked and make

effective passive and active policing

Detailing, richness and interest – promoting ornamentation, rhythm, consistent

vernacular, richness and intrigue to the built environment

Quality within the public realm – promoting routes and spaces, which are attractive, safe

and uncluttered

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Continuity and enclosure – promoting the continuity of the street frontage and the

definition of public and private space

Adaptability, robustness and sustainability – the layout of the site and individual

buildings should all contribute towards the minimisation of resources from the design

stage

National Planning Policy Guidance (NPPG)

The centrality of good design as an integral part of achieving sustainable development

is reinforced from the NPPF. An emphasis is placed on good design making “the best

possible use” of resources, including land, community, economic, infrastructure and

other resources over the long as well as short term.

It suggests good design should:

Ensure that development can deliver a wide range of planning objectives;

Enhance the quality of buildings and spaces, by considering form and function,

efficiency and effectiveness;

Address the need for different uses sympathetically.

The NPPF’s expectation that design will have a prominent role in plan making is

reiterated by a reaffirmation that the plan making body will need to “evaluate and

understand the defining characteristics of the area as part of its evidence base” as a

means of informing appropriate design opportunities and policies. Once again, good

design is identified as indivisible from good planning, and should be at the heart of the

plan making process.

A clear attempt is being made to demystify ‘good design’ by establishing sound, clear

and easy to follow design policies and processes. This provides the foundation for

assessment by use of expert advice from appropriately skilled in house staff or

consultants. However, it is clearly stated that design should not be the preserve of

specialists and it is important to seek the views of local communities, emphasising the

importance of the consultation process.

It is recognised that although design is only part of the planning process it can affect a

range of economic, social and environmental objectives. Planning policy and decisions,

of which design is a part, are identified as needing to support these objectives and

should therefore consider matters relating to: local character (including landscape

setting); safe, connected and efficient streets; a network of green spaces (including

parks) and public places; crime prevention; security measures; access and inclusion;

efficient use of natural resources; and cohesive and vibrant neighbourhoods.

The outcomes of good design are to be benchmarked against 7 criteria or “qualities”

typical of valued places, including: functionality; supporting mixed uses and tenures;

successful public spaces; adaptability and resilience; distinctiveness; attractiveness; and

ease of movement.

Notwithstanding that By Design: Urban Design in the Planning System (2000) and Better

Places to Live By Design (2001) have been cancelled with the publication of the PPG, the

central urban design principles that underpin good design and need to be considered

are reiterated, including: Layout, Form, Scale, Detailing and Materials.

Which planning processes and tools can we use to help achieve good design?

The promotion of good design is identified as being relevant to all stages of the planning

process, from the development plan stage through to planning applications.

The guidance recognises that the qualities of well designed places are similar across

most developments but articulates what this can mean for housing design, town centre

design, and street design and transport corridors.

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Housing Design

Themes consistent with the NPPF are in evidence with functional, attractive,

sustainable and adaptable criteria being singled out as underpinning well designed

housing.

In recognition that comparatively small items can have a significant influence on the

success of places, bin and bike storage, access to meter boxes, spaces for drying

clothes and space for deliveries are identified as requiring particular consideration

with a duty placed on local authorities to ensure that each dwelling is carefully

planned.

The Manual for Streets influence is evident in the principles identified for successful

streets, with an integrated approach ‘where buildings and spaces and the needs of

people, not just of their vehicles, shape the area’. The rigid application of highway

engineering standards are condemned as delivering a ‘sense of sprawl and

formlessness and development which contradicts some of the key principles of urban

design’. Imaginative and context specific design is advocated with a requirement for

each street to be considered as ‘unique’, responsive to its character and location. The

quality of streets, the integration of public transport, the removal of street clutter, the

legibility of the place are all also highlighted as strong contributory factors in

supporting social, economic and environmental goals by encouraging people to walk

and use streets.

Relevant Local Policy and Guidance

South Tyneside Local Development Framework (LDF)

The South Tyneside Local Development Framework (LDF) is the current Local Plan and

guides the future development and use of land in the borough over the next 10-15

years, having replaced the previous Unitary Development Plan (UDP). The LDF

comprises a portfolio of statutory Development Plan Documents (DPD). Along with

national policy and guidance, its policies set the basis for assessing all planning

applications and development proposals. They are supported by non-statutory guidance

in a series of Supplementary Planning Documents (SPD).

Core Strategy DPD (adopted June 2007)

Policy ST2 Sustainable Urban Living seeks to encourage high standards of urban design and

sustainable development. It sets out 8 key objectives for new development including:

High standards of urban design and appreciation of the setting of development

Environmentally friendly design and sustainable construction

Including on-site renewable energy (10% of energy)

Use of SUDs and water conservation techniques

Prioritising sustainable transport modes

Designing out crime

Inclusive and adaptable development

Incorporation of biodiversity.

Policy SC4 Housing Needs, Mix and Affordability encourages a range and choice of good

quality, energy-efficient and affordable homes. For the Hebburn area it aims to achieve

more 2-bed starter and 3 and 4-bed family/executive homes; semi-detached and terraced

houses, bungalows and upper-floor flats; for owner-occupation.

Policy SC6 Providing for Recreational Open Space, Sport and Leisure promotes the

provision of high quality recreational open space, playing fields and outdoor sporting and

play facilities by implementing and supporting schemes that will protect and improve the

quantity, quality and accessibility of open space and outdoor sports, leisure and children’s

play facilities throughout the Borough, in accordance with adopted standards and other

relevant legislation; and remedying deficiencies in open space provision and quality.

Policy EA1 Local Character and Distinctiveness suggests that to conserve the best qualities

of South Tyneside’s built and natural environment the Council will improve the distinctive

urban characters of South Shields, Jarrow and Hebburn.

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Development Management Policies DPD (adopted Dec 2011)

Policy DM1 Management of Development sets out general criteria against which all

types of development will be assessed, where relevant. For the Hebburn site the

following are key considerations:

Development is designed to convey sensitive consideration of its surroundings,

and where possible enhance its local setting and reinforce local identity, having

particular regard to scale and proportions, alignment, form, use of materials

and architectural detailing;

Development is acceptable in relation to impacts on residential amenity;

Development protects and enhances landscape features;

New development provides well-designed external spaces including streets,

squares and parks, where possible linked to the wider green infrastructure

network, with hard and soft landscaping;

The design of buildings and external spaces incorporates focal points and

landmarks to aid recognition and legibility of the townscape and streetscape;

New development provides site layouts that facilitate convenient and safe

routes between facilities, and prioritises movement by pedestrians and cyclists,

and encourages inclusive design;

The development is designed to achieve lower carbon emissions, and to be

energy efficient and maximise the use of renewable and low carbon energy

sources, having greater resilience to the likely effects of climate change;

Any risks of contamination have been fully assessed and, where necessary,

remediation measures, appropriate to the intended use of the land, are

included as part of the development proposals.

Supplementary Planning Documents (SPD)

SPD1 Sustainable Construction and Development (June 2007) advises applicants on the

importance of sustainable development and the need to integrate more sustainable

construction techniques into their development proposals. It encourages applicants to

provide a Sustainability Statement explaining how the development will meet the

sustainability requirements with reference to the checklist.

SPD3 Green Infrastructure Strategy (Feb 2013) expands on Core Strategy Policy SC6 which

promotes the provision of high quality recreational open space, playing fields and other

sporting and play facilities, including implementing and supporting schemes that protect

and improve its quantity, quality and accessibility; remedying deficiencies in open space

provision and quality; and supporting schemes that extend the borough’s Linked Open

Space System. It sets out standards in relation to provision of open space and parks. In this

respect the site meets the accessibility standards for the 3 main types of open space

(District / Neighbourhood / Local). It also meets the accessibility standards for allotment

gardens, children’s play facilities and outdoor sports facilities with community access.

The SPD also contains landscape design guidance and key design principles. Key

requirements include an Arboricultural assessment and proposed landscaping scheme to

the relevant standards.

SPD6 Parking Standards (Dec 2010) sets out the parking standards for new residential

development as well as design guidance for allocated and visitor spaces. The site is located

in the ‘Urban Zone’ where for houses and flats the standards are 2 spaces per dwelling

with 1 visitor space per 3 dwellings. 1 cycle parking space is required per dwelling.

Design Guidance

South Tyneside Urban Design Framework (Nov 2005)

This Urban Design Framework provides urban design guidance for South Tyneside and is

sensitive to the variety in the built and natural environment across the Borough.

The document provides two broad types of guidance. Best Practice Principles, which

establish urban design principles and are relevant to all areas of the Borough. These follow

the national guidance described above. Character Area Guidelines, apply in addition to the

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Best Practice Principles and give distinct and tailored guidance to the different

character areas across the Borough. This guidance can be found in the Design Code

section of the Framework.

At the heart of the Framework is the Character Areas Plan which forms the basis of the

design guidance. Through reference to the plan and the guidance that flows from it,

users of the Framework can understand the character of the different parts of the

Borough and the guidance and principles that are relevant when developing proposals

for sites and opportunities within them. In some cases guidance for more than one

character area may need to be referred to. In these instances the Character Area Plan

refers to Principal and Secondary Character Areas.

Strategic design issues and broad character area descriptions are included in the

Urban Design Strategy section of the Framework. The Framework contains two

matrices which are also valuable reference points. The Urban Design Character Area

matrix reviews each of the Character Areas against key urban design principles. The

Strengths Weaknesses Opportunities and Constraints (SWOC) matrix assesses each

Character Area in this respect.

The Implementation section contains guidance on the preparation of a Design

Statement. When submitting planning applications a Design Statement may be

required to demonstrate how a particular design solution has been developed and

informed. With reference to the Framework, the guide suggests applicants will need to

show how the Best Practice Principles and Character Area Guidelines have been

considered.

The site falls within the ‘suburbia character area’ which is sub-divided into

‘Victorian/Edwardian’, ‘Interwar’, ‘1960’s-1970’s’ and ‘recent’. It spans a number of

these different typologies as discussed in more detail below. It is also located close to

the ‘open space’ character area to the South.

For the open space character area key relevant parts of the design code include the

aim to better integrate green movement corridor and open spaces with surrounding

communities, improving accessibility. For the suburbia character area key relevant

design objectives include:

Late Georgian / Victorian / Edwardian;

Maintain strong urban form with well-defined streets and corners,

Maintain and redefine a traditional logical order to street hierarchy,

Improve connections to surrounding open spaces and capitalise upon connections

to disused railway lines / green routes,

Retain and build upon mature landscapes,

Fit into the existing urban structure.

Interwar suburbs;

Utilise permeable grids and block structures,

Create a hierarchy of streets,

Introduce variety of built form to break up monotony,

Forge new pedestrian links,

Improve the public realm and green neighbourhoods through new landscape.

Recent suburbs- The guidance sets out some of the key design problems with more recent

housing developments and re-iterates the good urban design principles mentioned above

including permeable block structures, active frontages and corners, improved connectivity,

street hierarchy, and local distinctiveness.

The penultimate section of the guide sets out guidance in relation to the production of

design statements to accompany planning applications. This guidance follows good

practice and has been referred to in the production of this DAS.

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4.0 | Area and Site Analysis

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4.0 | Area analysis: wider context

The site is located in an established predominantly

residential area with a good range of facilities and amenities

within easy walking distance. Bus stops are located along

Victoria Road to the north, Bede Burn Road to the east and

Campbell Park Road to the west, which are the principal

streets in the locality. Pedestrian and cycle routes exist to

these facilities by permeable, direct and convenient

residential streets and footpath links. The Monkton Cycleway

which runs along the site’s eastern boundary provides a key

route along a north south axis and links the site directly to

West Park, Campbell Park and playing fields to the north.

Slightly further distance (5-10 minute walk ) are located a

number of primary and secondary schools, local shops and

civic facilities (concentrated on the corner of Victoria Rd /

Campbell Park Road). Jarrow Town centre, Jarrow Metro

Station and a Morrissons supermarket are located around a

10 minute walk from the centre of the site to the north-

west. A range of other facilities exist within this zone,

including a number of places of worship, local convenience

shops and retail facilities, pubs and takeaways.

There are no heritage assets within the immediate vicinity of

the site, the closest being West Park gates and Park Keepers

Cottage on Sussex St and Bede’s Well in Campbell Park.

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4.0 | Area analysis: community facilities

The site has good accessibility to a range of community facilities and services within generally accepted walking distances, being located in the heart of

established neighbourhoods. This sustainable location supports the walkable neighbourhood concept and encourages residents to use sustainable travel

modes for local journeys, with beneficial health effects, and supports local businesses and services.

Open Spaces 1. Hebburn Cemetery

2. Carr-Ellison Park

3. Campbell Park

4. Monkton Sports Stadium

5. Springwell Park

6. Jarrow Cemetery

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4.0 | Area analysis: open space

The site has excellent accessibility to the green infrastructure network and 3 key types of open space set out in the GI SPD– District / Neighbourhood /

Local sites and allotment gardens, which provide a range of informal / formal recreation and play opportunities

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4.0 | Area analysis: historical development

The site appears to have been in agricultural use up until the early 1900’s with the railway

line defining its eastern edge. ‘Bedes Well’ (now Campbell Park) was the area of open

space which included a well to the south from which the Industrial Estate took its name. It

was known as Bedewell due to the areas association with the Venerable Bede. Jarrow

expanded rapidly in the late 18th century with terraced housing developing east of the

railway, followed shortly by Hebburn during the turn of the century, when the terraces

north of the site were built. In the early part of the 20th century the new town was built

north of Victoria Road with some interwar housing in between to the north of the site

(Oxford Crescent). Industrial activity commenced on the site in the early 20th century.

The municipal housing estate to the west of the site was built shortly after WW2 and

enclosed the site on its western edge.

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1894

1912

1938

1952

1894

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Panoramic and aerial view of Bedewell works from 1946

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2015 figure ground plan

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4.0 | Area Analysis: key character areas

The following pages include an overview of the key characteristics of

surrounding residential areas to inform the layout. The key character areas are

highlighted on the plan opposite. Those areas closest to the site and within a

similar context at the have the most relevance, and are therefore considered in

further detail over the following pages.

1. Victorian / Edwardian terraces and townhouses

2. Early 20th century terraced housing

3. Interwar suburbs

4. Mid 20th century municipal suburbs

5. Mixed suburban

6. Late 20th century recent suburbs

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The site falls within the ‘Suburbia’ character typology within the South Tyneside Urban Design

Framework (Nov 2005). Sub character typologies present within the locality include

‘Victorian/Edwardian’, ‘Interwar’, and ‘recent’. Whilst there are a variety of different

architectural styles representative of the varying periods of development, there is some

commonality in terms of layout, building heights and materials across the zones, red / brown

brick being the most common facing material. This commonality includes relatively permeable

grid morphologies and elongated blocks. Whilst the older Victorian / Edwardian layouts tend to

have more continuous street frontages and rear access-ways, the 20th century layouts are more

suburban in character with a higher proportion of semi-detached properties and rear boundaries

locked together. The older properties fronting West Park have a positive relationship overlooking

the open space. The permeability of more recent layouts is compromised by the introduction of

cul-de-sacs.

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Early 20th century terraced housing. The area to the north of the site predominantly

consists of terraced houses in a strong grid iron street pattern. Some of the streets consist

of simple plan, flat fronted terraced properties located back of footway, whereas others

have small front gardens enclosed by low boundary walls and include bay windows at

ground floor. The linearity and repetitive nature of the streets combined with common

materials and detailing such as red brick, grey tiled roofs and stone window surrounds help

give the area a strong identifiable character. Parking is largely accommodated in the

carriageway in parallel bays leading to a narrow congested streetscene.

Victorian / Edwardian terraces and townhouses. The area of housing to the east of the site

surrounding West Park consists of a permeable elongated grid of terraced streets with

strong frontages and repetitive house-types with consistent building lines and architectural

features including bay windows and stone window surrounds along streets. Larger

terraces, 2.5 storey town houses and semi-detached properties with front gables face

towards the open space. Properties tend to have small front gardens enclosed by low

boundary walls and hedges which introduce an element of greenery to off-set the lack of

tree planting along streets. Car parking is accommodated on-street in parallel lines.

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Mid 20th century municipal suburbs. This planned estate consists of semi detached houses

and runs of terraced properties arranged in a formal elongated grid layout. Repetitive use

of a small number of simple form, flat fronted house-types with consistent plot patterns

and building lines, along with consistent use of red brick, creates a strong identifiable

character. Parking is largely accommodated along conventional streets, which include

some avenue planting within the footways. Front boundaries predominantly consist of low

walls and medium height hedges which help to soften the street-scene whilst providing

clearly identifiable semi-private space. Small open areas are located within the area.

Interwar suburbs. Oxford Crescent and the area of housing on the opposite side of Victoria

Rd consists of a planned interwar estate. The area mainly consists of semi detached red

brick and rendered properties with some linked courtyard bungalows and runs of terraces.

Properties are simple in form and detailing, with hipped roofs, and simple porch canopies.

Many streets contain avenue tree planting located within the footpath of conventional

road types. Front gardens are slightly larger and capable of accommodating parking on

driveways leading to wider streets. A range of low walls, timber fences and hedgerow

boundary treatments define semi-private space. Rear gardens are relatively generous.

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Late 20th century recent suburbs. More recent suburban housing developments can be

found in the locality which predominantly consist of detached and semi-detached homes

based around conventional road layouts serving more intimate cul-de-sacs which feature

shared spaces. Properties have projecting front bays at ground floor, front facing gables

and integral garages. Front gardens are generally open plan (some with low boundary walls

and hedge plantings) and include driveway parking. Some front gardens include

ornamental trees, however there is a lack of planting within the public realm. Red / brown

brick is the predominant material with limited use of half rendered homes and gables.

Mixed suburban. The area to the north of West Park has a more mixed suburban character

consisting of handsome Victorian and Edwardian terraced streets and modern infill within

the central part of the block. A range of house typologies exist including terraces, 2.5

storey villas / townhouses, semi detached properties, bungalows and a 3 storey apartment

block defining the key corner location. Consistent building lines and application of a

common material palette and low boundary walls helps bond the areas character. Parking

is largely located on-street with some of the more recent semi detached properties

including driveways and garages to the side of homes.

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4.0 | Site analysis: site description

The site is roughly square in shape and is relatively flat apart from the south-western

corner where levels change significantly at the edge alongside adjacent properties

fronting Cambridge Avenue, which have rear gardens onto the site. The factory

buildings which occupied the eastern and south western parts of the site have been

largely demolished with areas of hardstanding and some brick retaining structures

with sporadic trees and fencing remaining. The western part of the site consists of an

area of grassy scrubland with some colonising trees and shrubs present. The north

western corner of the site contains an unkempt hardstanding area which has trees

and shrubs enclosing it. The formerly developed parts of the site remain enclosed and

secured with palisade fencing. An existing occupied fabrication factory exists directly

adjacent to the southern part of the site, accessed via Adair Way. The building has a

rectangular plan, simple form with a functional appearance consisting of profiled blue

steel cladding.

Vehicular access to the site from the north was via Cambridge Avenue/Red House

Road, which are narrow residential streets, and Adair Way (an industrial estate road)

to the south which is suited to HGV’s. The Monkton cycleway / green way forms the

eastern edge of the site following the line of the redundant railway line. Pedestrian

and cycle connections are available to Victoria Road through the terraced housing

area to the north. Pedestrian connections exist to West Park and Campbell Park (to

the east and south respectively) directly adjacent to the north east and south east

corners of the site.

Campbell Park lies immediately to the south of the site on the opposite side of Adair

Way and offers a heavily planted edge to the southern site of the street. The informal

recreation facilities in Campbell Park are complemented by the more formal West

Park immediately to the east of the site on the opposite side of the greenway. Play

facilities can be found close by in both West Park and the amenity area on the corner

of Cambridge Avenue, directly on the western edge of the site. Red House Road and

Cambridge avenue form the northern and western edges of the site. Both are single

sided residential streets which front toward the site with 2 storey semi detached and

terraced housing creating a strong urban edge to these aspects. Sporadic tree and

hedgerow planting can be found to the north, south and western boundaries. The

cycleway is more heavily planted creating a green edge to the eastern side.

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4.0 | Site analysis: site analysis

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4.0 | Site analysis: site photos– adjacencies and edges

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B

C

D

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4.0 | Site analysis: site photos– adjacencies and edges

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4.0 | Site analysis: site photos

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R

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5.0 | Opportunities & Constraints

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5.0 | Opportunities and Constraints

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A Public Exhibition was held at Monkton Stadium on Thursday 21st May 2015 between 3:30pm and 6:30pm.

Exhibition boards were displayed at the event (copies of these can be seen to the right) and the local residents were invited to ask questions. Members of the design team were in attendance to answer any queries.

A Statement of Community Involvement (SCI) has been prepared by Bilfinger GVA. Some of the conclusions from this statement are:

A concerted effort was made to present the proposals to the local community and stakeholders in the spirit of community consultation. The reaction to the overall community consultation process was positive. Wherever possible opportunities to amend and improve the proposals have been investigated in light of comments and concerns received as part of the consultation process.

The feedback from the community consultation process has demonstrated that overall there is support for the redevelopment of the site for residential dwellings.

Further details can be found in the accompanying planning pack.


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7.0 | Design Solution & Evaluation

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7.0 | Design Solution & Evaluation: Layout

Use and Amount & Scale

In total 335 residential dwellings are proposed.

The proposed development includes a mix of 2,3 and 4 bedroom mews, semi-detached

and detached dwellings.. The majority of dwellings are 2 storey in height with only a few

2.5 or 3 storey units which have been located in key locations.

Development Proposals

We are proposing 335 new dwellings on the area that was clearly identified in the

‘Development Framework’ drawing as residential development.

The majority of the new development will be served off a single vehicle access from

Adair Way, with limited direct access to dwellings from Red House Road and Cam-

bridge Avenue.

The layout has been designed so that there is good natural surveillance to all areas of

open space, Public footpath and roads with new dwellings looking onto these areas.

Dwellings are well laid out with garages set back in rear gardens. Most dwellings or

parking is alongside dwellings with some to frontage parking. This mix of car parking

arrangement allows for landscaping in the street.

Limited use of blocks of multiple dwellings have been used and these have been kept

to where we would have smaller 2 or 3 bedroom housing.

Dwellings are predominantly 2 storey in height with some 2.5 and 3 storey dwellings

in key locations to act as focal or waypoint buildings.

Pedestrian connectivity has been thought of within the design allowing safe movement

into the site by means of new footpath links to Monkton cycle way, West Park, Cam-

bridge Avenue, Red House Road and Campbell Park

The new site access also has 2 x 2m footpaths either side that run right into the heart

of the development and also connect into the existing footpath network to the north-

ern, eastern and western boundaries.

The new houses respect the existing dwellings to the north and western boundary by

maintaining sufficient distances from them to minimise overlooking.

Scheme Parameter Detail

Total Number of residential units 335

Storey Heights Mix of 2, 2.5 & some 3 Storey

Primary Means of vehicle access Adair Way

Gross Site Area 9.10Ha

Nett Developable Area 19.58Ha

Density 42 d/h

Area of Public Open Space 0.24Ha

Mix of dwellings 111 No. 2 Bed

" 157 No. 3 Bed

" 67 No. 4 Bed

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surfaces such as paving setts as rumble strips for example;

The narrowing of the carriageway and/or the street to create ‘pinch points’;

Positioning buildings that act as ‘pinch points’ or ‘gateways’

Where appropriate the removal of the traditional footway-kerb-carriageway

arrangement and the use of well designed ‘shared surfaces’;

Carefully restricting forward visibility through street alignment, the

arrangement of buildings and landscape treatment;

The use of well placed street trees and/or street furniture; and

The location and orientation of the new dwellings respect the surrounding properties and

relate well to one another. They are generally positioned parallel to one another, or at 90

degrees to their neighbours.

There are also intimate dwelling clusters, typically at the head of the cul-de-sacs.

Certain buildings are located to create focal ends and vista stops.

There is a clear definition between the public and private domain with all properties

having 'defensible spaces' to their frontages, and sides on a corner position, with a variety

of hard and soft treatments to the street, some giving physical enclosure to the semi-

private spaces such as railings, hedges and shrub beds. Duel aspect dwellings are located

on all corners / junctions to overlook public areas and ensure 'active frontages' exist

throughout the site creating a safe and naturally surveyed environment.

All the properties will have individual footpath accesses to their rear gardens giving direct

control over their own private domain. This will aid security and, with easy access, also

enable waste and recycling provisions to be located at the rear of the properties, out of

sight from the street.

Where possible the dwelling's private amenity spaces back onto other gardens or are

screened from public areas by 1800 high brick pillar/fences or vertically boarded fences,

with rails inboard to reduce climbing potential.

Access

A new vehicle access is proposed from Adair Way into the site with a new 2m footpath

either side which provides safe connectivity with Monkton cycle way, Red House Road and

Cambridge Avenue.

This main access brings you into the site and is the main road running through the site and

will also create the primary loop within the development that secondary shared surfaces

and cul-de-sacs connect into.

Secondary roads will be 5.5m wide shared surfaces with 2m wide margins to the edges

that will have designated visitor parking located on them .

Inclusive access within the layout provides for ease of movement by all social groupings

and seeks certain minimum standards for disabled access for such items as steps, ramps,

door widths, etc. The 'approach' to the dwelling, the area of land within the curtilage of

the property from the boundary of the plot up to the building itself, will have 'accessible'

paths and drives wherever possible, taking into account the topography of the site. The

use of various surface materials, dropped kerbs, tactile paving, parking and drop off points

will be used to facilitate ease of movement by all.

Layout

There are opportunities to create memorable spaces at the street intersections, for

example through the provision of street planting plus raised tables.

The principle is that vehicle speed should be calmed by design, and it is expected some, or

all of the following methods will be used.

Locating homes so that they are close to the street edge or carriageway;

Where practical, the use of some tight junction and corner radii;

The introduction of feature spaces that act as ‘visual incidents’ along the street;

Changes in the carriageway surface with the use of ‘unexpected’ road

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Designing out Crime

All new developments should create pleasant environments for residents where they feel

safe and quality of life is not undermined by crime or the fear of crime. To this end oppor-

tunities for criminal activity should be recognised and designed out where possible. The

following considerations have been taken into account when planning the scheme layout;

• Well defined routes for cars and pedestrians which are well overlooked.

• Car parking overlooked, no rear courtyards.

• Structured places with no conflict between uses.

• All publicly accessible spaces overlooked.

• Well defined defensible spaces and the use of suitable planting.

• Management scheme to ensure landscaped areas are well maintained.

• Layout designed to minimise vulnerable rear and side boundaries

• Robust 1.8m high fences and lockable gates provided.

Parking

It is envisaged there will be a range of parking solutions. The emphasis of the design ap-

proach will be to create attractive streetscapes by reducing the visual impact of parked

cars and ensuring there is a considered approach to visitor parking integrated into the de-

sign.

All new private dwellings have car parking in curtilage. Detached dwellings either have a

drive to the side leading to a garage or has a drive to the front with an integral garage.

Semi detached / terraced dwellings will have parking either in front or down the side of

each dwelling.

Mews / terraced housing either have parking in front of each house or in some areas to

keep the frontage free on cars have a small parking court adjacent to them.

Visitor car parking is provided throughout the layout in the form of incidental parking on

the roads and designated visitor parking spaces on the shared surfaces.

Appearance

On pages 44-45 we have included a series of Barratt Homes proposed dwellings for the

site. The main material for the new dwellings will be brick with red / grey tiled roof. The

windows and doors will have a brick surround and brick heads and cills.

Please refer to the materials plan on page 43 for details of all materials.

The street scenes and site section help to demonstrate the relationships between the new

dwellings and the existing site levels and site features. These can be seen on page 46 as

well as the accompanying planning pack

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7.0 | Design Solution & Evaluation: Use, amount and scale

Final Layout

To the right is a copy of our final detailed layout that follows the

best design principles and parameters set out in the opportunity

and constraints plan.

The following pages will explain in an illustrative form the detailed

design rationale behind our proposed layout.

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7.0 | Design Solution & Evaluation: Active Frontages

Active Frontage Key plots with positive aspect over Public Open Space and pedestrian routes

Active frontage helps inform the character of the development whilst helping to

ensure a safe community. Dwellings have been positioned to maximise this, with

dual aspect dwellings located at important locations.

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7.0 | Design Solution & Evaluation: Storey Heights

3 Storey Dwelling 2.5 Storey Dwelling 2 Storey Dwelling Single Storey Garage

Taller buildings have been used to create unique areas of character at the

centre of the development. They are also used as vista stops at the heads of

principal routes

40


7.0 | Design Solution & Evaluation: Accommodation

4 Bedroom Dwelling 3 Bedroom Dwelling 2 Bedroom Dwelling

The adjacent diagram shows that the distribution of

accommodation is evenly spread throughout the development

41


7.0 | Design Solution & Evaluation: Movement

Primary Vehicle Route Secondary Vehicle Route Tertiary Route Key Pedestrian Route

This diagram illustrates the road hierarchy and how we have ensured a

legible movement framework for all.

42


8.0 | Appearance

43


8.0 | Appearance—Materials

The adjacent image shows the materials plan which identifies

suggested locations for various proposed materials. This drawing

is included in the planning application pack

44


8.0 | Appearance

The images on this page and the following pages show examples

of the house types and streetscenes for this development.

These examples show the scale and appearance of the house

types will look.

Further details can be found in the accompanying drawing pack

MATERIALS

- Mixture of brick types

- Mixture of roof coverings

- UPVC Windows

- Black UPVC Rainwater goods

45


8.0 | Appearance

46


8.0 | Appearance_Streetscenes

Further details of these streetscenes can be found in the accompanying drawing pack

47


9.0 | Landscape

48


9.0 | Landscape

A landscape strategy has been produced by TGP

Landscape Architects in support of this application.

Further details can be found in the planning application

pack.

49


9.0 | Landscape

The approach to landscaping within the Bedewell Housing Scheme has been to try

and maximise tree planting within the site through the use of Extra Heavy Standard

trees to front gardens and major areas of public open space, Standard ornamental

trees to rear gardens to provide colour and interest and break up the massing of the

buildings and a native woodland mix of whip planting to the southern boundary of

the site with the existing industrial unit. All of this has been supplemented with areas

of ornamental shrub planting within the areas of public open space and the housing

estate itself and some species rich grassland meadow along the south facing aspect

of the bund to the south of the site which will help increase the habitats found on

site.

Improvements to the wider landscape of the Bedewell Housing Scheme include the

following:

Introduction of a native woodland whip mix to the southern boundary of the site

with the remaining industrial unit,

Use of Extra Heavy Standard size, ornamental trees to front gardens where

there is space and within the areas of public open space at the centre and

south west of the housing estate to provide year round colour and increase

biodiversity. The berries and fruits on these trees will be of benefit to birds.

Use of Standard sized, small ornamental trees to rear gardens to provide year

round colour, increase biodiversity and help to break up the massing of the

housing blocks. The berries and fruits on these trees will be of benefit to birds

and their position along the rear of the gardens will help create foraging

routes for bats.

Introduction of an ornamental shrub mix to areas of open space and

throughout the housing layout (including at main junctions) to provide year

round colour and interest as well as to increase biodiversity. The inclusion of

species such as Buddleija davidii, Ceanothus ‘Gloire de Versailles’, Viburnum

tinus and Rosa arvensis will encourage butterflies, moths and bees (and in

turn bats), while the inclusion of Lonicera nitida ‘Maigrun’, Prunus

laurocerasus ‘Zabeliana’

and Viburnum davidii will provide berries for birds.

Introduction of a species rich grassland along the south facing aspect of the

bund adjacent to the existing industrial unit. This would encourage butterflies,

moths and bees and replace some of the grassland lost.

A total of 61no. trees would be removed as part of the works along with 8 of the 13

groups of trees. It is proposed that they are replaced with 65no Extra Heavy

Standard trees, 160 no. Standard trees and an area of whip planting that contains

1345no. trees, meaning that the trees removed would, at the least, be replaced on a

1 for 1 basis.

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51



Sustainability Appraisal

The proposals will generate a new place that aims to meet the needs of the new community and its future generations. The proposals seek to deliver a sustainable development and a high quality of life that improves economic, social and environmental well being. Section 4.0 shows how well the site is located in terms of access to existing community facilities and services (with an excellent range located within 5-15 minute walk) supporting the walkable neighbourhood concept. The proposals therefore have the potential to support the existing community facilities and local businesses through an increased population living nearby.

Sustainability Objective How the proposals help deliver the objective

Education The site will help support the local educational facilities through an increased population of families in the area.

Health The site has good access to local healthcare facilities located within walking distance. The improvements to public access to open space and recreation-al facilities will help to encourage outdoor activities and play.

Crime The scheme has been designed to incorporate the key principles of Secure by Design. Increased population of residents living on the site 24/7 will im-prove the security and ownership of the area through enhanced activity and surveillance.

Culture, leisure and recre-ation

The proposals will enable access to new open space and recreational opportunities for the wider community.

Housing Community cohesion

The site would contribute to a well-balanced mixed community. It provides the opportunity for a housing mix, including the potential to provide homes for the elderly and affordable housing.

Greenspace The development site would provide the opportunity to deliver a meaningful new green-space. This also provides the potential to enhance public ac-cess to the wider countryside and network of recreational routes subject to further consultations.

Biodiversity or geological interests

Existing bio-diversity and natural features, which would be enhanced through an appropriate mitigation scheme.

Flood risk The development platform is located outside the flood zone and the proposals will incorporate appropriate sustainable drainage measures.

Transport network The site has good access to local facilities. Its development near to existing bus stops will enable easy access to public transport and support the devel-opment of bus services.

Maintain and enhance landscape quality

The design of the proposal gives due care and consideration to the existing site landscape to ensure that it includes measures to mitigate any potential impact and enhance landscape quality.

local distinctiveness Preserve the historic envi-ronment

The site is located away from the conservation area, the setting of the listed buildings will be respected. The intention is to contribute to local distinc-tiveness by developing a layout and architectural vernacular which gives the site its own identity but which is appropriate to the wider area, has as been ascertained through the analysis process.

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Sustainable Construction

In addition to the wider sustainability benefits identified above, there are opportunities

to reduce the environmental footprint of the development by incorporating

sustainable design and construction techniques. The following is a series of guiding

principles for sustainable design and construction. It is expected that these, as well as

others, would be explored as part of the detailed design process:

Arranging homes and buildings to maximise solar gain and light penetration.

Wherever possible and practicable, positioning buildings with south facing

fronts to maximise sunlight;

Designing the internal layout of homes to provide for modern living;

Building design, which allows for flexible living e.g. potential future expansion of

living areas.

Provide opportunities and space for home based working and office space

within new homes;

Maximising storage space within the building and individual plots, with

appropriate space for recycling, refuse, cycle storage, and rainwater harvesting;

The use of efficient appliances, heating systems, energy controls and

management; improved insulation and glazing;

The potential use of recycled construction materials and aggregates, and

the preference for using environmentally friendly and more sustainable

materials and products;

The use of permeable surfaces and paving as part of the sustainable urban

drainage strategy;

The conservation of natural resources on site such as hedgerows and trees;

Providing grassland, native trees, shrubs, hedgerows, street trees and

garden trees, which will encourage biodiversity as well as sustainable

drainage;

Controlling water demand through best practice approaches such as low flow

showers and baths, dual flush toilets, efficient taps, water efficient white

goods, and rainwater harvesting through water butts;

The design team will explore the potential to achieve the voluntary Code for

Sustainable Homes Standard (or elements therein) as part of the detailed design

process, or through the Building Regulations if the code is replaced before this time. As

Government have indicated.

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11.0 | Summary

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11.0 | Summary

Development Proposals

The proposals comprise the development of 335 units with vehicular access

from Adair Way

The table below provides a summary of the development parameters for the

proposals.

Use, Amount & Scale

It is considered that the proposed residential use is entirely suitable in the

context of the site. The site is located within a predominantly residential area

and therefore the proposed use is the most suitable for the site.

In total, 335 residential dwellings are proposed on a site that is 9.10 hectares

in area. The proposed density for the site is 42 dwellings per hectare, which

is appropriate in the context of the NPPF and the character of the

surrounding residential area.

The proposed development includes a mix of 2, 3 and 4 bedroom properties

with a maximum storey height of 3 storeys.

Scheme Parameter Detail

Total Number of residential units 335

Storey Heights Mix of 2, 2.5 & some 3 Storey

Primary Means of vehicle access Adair Way

Gross Site Area 9.10Ha

Nett Developable Area 19.58Ha

Density 42 d/h

Area of Public Open Space 0.24Ha

Mix of dwellings 111 No. 2 Bed

" 157 No. 3 Bed

" 67 No. 4 Bed

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