Sherford. Town Code. town code. Sherford

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1 Sherford Town Code Sherford town code November 2006

2 SHERFORD Town Code

3 SEEING IS BELIEVING

4 FOREWORD Red Tree (2004) LLP has submitted a planning application for Sherford to both South Hams District Council and Plymouth City Council. The application is in two parts as follows Outline for: up to 5,500 new dwellings; up to 67,000 square metres of business and commercial space; up to 16,740 square metres of mixed retail accommodation; community, sports and open space facilities, including a Community Park; three primary schools and one secondary school; one health centre; two community wind turbines; and a Park and Ride interchange at Deep Lane junction. Detail for: the Main Street link between Deep Lane junction and Stanborough Cross. The application comprises the following documents (the document you are currently reading is in bold): Masterplan Book Town Code Transport Assessment Retail Impact Assessment Environmental Statement Environmental Statement Non-Technical Summary Report to Inform an Appropriate Assessment Flood Risk Assessment Section 106 Agreement: Draft Heads of Terms Main Street: Deep Lane Junction to Stanborough Cross The entire planning application and any supporting documents can be viewed at If you would like to formally comment on the planning application, please contact the determining authorities South Hams District Council and/or Plymouth City Council. If you require any further details, please contact either of the following: Gareth Jones Scott Wilson Rebecca Sturge Red Tree (2004) LLP 3 Foxcombe Court 7 Forest Gate Wyndyke Furlong Abingdon Business Park Abingdon Oxfordshire OX14 1DZ Pewsham Chippenham Wiltshire SN15 3RS II SHERFORD Town Code

5 SHERFORD Town Code NOVEMBER 2006 Contents purpose and intent how to use the code Part I: Town wide RegulationS Town plan principles 3 legibility plan 5 street design 7 GREEN STRUCTURE 1 massing 43 Land Uses 47 Neighbourhood structure and contemporary sustainability 51 Building Materials 57 Part II: The Lexicon of Types Section A: public thoroughfares 63 SECTION B: private frontage 6 Section C: building types AND CHARACTER 73 section C: Block types 105 Part III: putting it all together Matrix of spatial composition 2 Compositional standard Matrix 4 Guidance for Preparing a Detailed Regulating Plan 6 IV VI III

6 purpose and intent This Town Code is published as a separate document from all others pertaining to Sherford. They would be too large together. However it is essential that The Masterplan Book is studied prior to reading this Code. The Code guides and instructs; it is How to build Sherford. The Masterplan book informs the Code. The Town Plan for the new community of Sherford, South Hams, was generated during a lengthy Enquiry by Design (EbD) process which brought together residents of adjacent communities, developers and their consultants, county and local authority officers, health, education, police and other service providers, wildlife groups and environmental agencies. Everyone s concerns, responsibilities and design ideas were shared and aired, and the plan reflects this consensus at the overall town wide scale. Sherford site and context The Sherford Town Code transforms the design vision and resulting Town Plan into a structured system, with a set of instructions for designing and building Sherford. This agreed set of rules and guidelines increases the certainty that the vision for the community will be realised, with benefits for all concerned. The Town Code applies to the whole town. It is a set of performance standards that shape the public realm, define key environmental design standards, and respond to changes in the character of different parts of the development. The Town Code is in effect the language for building a town. It contains the vocabulary required to compose a new town and is broken down into essential components and elements. The architectural component is separated into building type and building syntax. The building type ensures that the urban plan is carried through into an architectural logic. The syntax manages the way that buildings work together, so that they form a harmonious whole and t a set of disparate parts. The implementation of the Code is by the use of a Regulating Plan and this is described below. Sherford Enquiry by Design workshops Sep 2004 The Code for Sherford addresses layout, public space, street structure, building types, massing and uses. In addition, it controls the craft and the assemblage of materials. The Code also includes performance criteria for energy, waste and water management for the overall Town Plan and individual buildings. SHERFORD Town Code N STANDARHAY CLOSE LB AVENUE IV HARTWELL The architectural part of the Code is derived partly from regional character studies (which are a compendium of local character and settings), but also from appropriate examples from other areas. It is important to te that the Town Code will be precise about those things that are NOT place-based, particularly prescribing outcomes and performance standards, such as construction codes for energy savings. These may advise upon building generally but cant become place-based until detailed proposals for individual places are planned. Sherford EbD, evolving the urban framework HAZEL DRIVE In this Code, most instructions are mandatory, some are recommended (as with guidelines) and a few are entirely optional. Mandatory instructions are indicated by the verb shall, while recommended practice is delineated by the use of should, and optional information as provided with the qualifier may. An example of this is the distinction made between the range of street types, which are clearly stated in the performance code as mandatory and their precise locations which are decided upon when preparing for detailed planning application. The relevant code by definition becomes precise and place based on anticipation of the detailed application. Reproduced from the Ordinance Survey map with the permission of the Controller of Her Magestys' Stationery Office. Licence Number Crown Copyright Reserved Key Primary Network High Street Main Street Major Avenues & Principal streets Slip Lane / Park & Ride Secondary Network Secondary streets Tertiary Network Mir streets & lanes Quarry foot bridge & foot path Project Drawing title Scale size A1 SHERFORD MOVEMENT HIERARCHY (INDICATIVE) Drawn DP/IM Client Checked SG Date 100 m The Prince's Foundation 1-22 Charlotte Road London, EC2A 3SG Tel: Fax: enquiry@princes-foundation.org Sample of a town wide structuring plan in Part I Note: Mews & alleys will occur within the urban blocks REDTREE THIS DRAWING MAY BE USED ONLY FOR THE PURPOSE INTENDED AND ONLY WRITTEN DIMENSIONS SHALL BE USED Drawing number Rev 038-III/ OPA

7 The evolution of Sherford will be a dynamic process and as it develops the Town Code will ensure that there is a consistent base upon which to grow and evolve the town. What is a Code? A Code is a document giving a set of rules and instructions to help design the layout of spaces and physical fabric in Sherford for any phase or development parcel. This Town Code is prepared for the Outline Planning Application stage. It contains: Part I The Town Wide Regulations (The standards applying across the town as a whole). Part II The Lexicon of Types (The components from which the town is to be made). Part III Putting It All Together. Detailed Design Codes will be produced ahead of each development phase. A key component of each Detailed Design Code will be a Detailed Regulating Plan which will be produced by applying the rules and components or kit of parts expressed in the Town Code to each area proposed for development. The Detailed Design Code will select the appropriate elements from the Town Code and add the more site specific criteria at that smaller scale. Whilst therefore it is premature to include Detailed Design Codes at this stage, the Town Code does give clear instructions as to how to produce the Regulating Plans that form the basis of the Detailed Design Codes. Lessons learnt from the town s evolutionary process will be incorporated into the existing Town Code. V

8 how to use the code The Town Code is divided into three major parts: Part I - The Town Wide Regulations: This part deals with the structure of the Town Plan as a whole and highlights a series of coding topics that refer to its different components in terms of street design, landscape structure, building height, land use, sustainability and building materials. These coding topics introduce very specific planning criteria that do t invite permutations, and as such, are a fix in terms of standards to apply to the Town Plan. Part II The Lexicon of Types: This part classifies the essential ingredients from which Sherford is to be made. It is composed of a range of types related to the different components of the Town Plan, namely: A Public Thoroughfares, B Private Frontages, C Building Types, D Block Types. Part III Putting It All Together: This part shows how ingredients from the Lexicon of Types should be composed within a Regulating Plan so as to fix the development standards of specific areas in Sherford whenever these come on stream for development. How to Produce a Regulating Plan When designing areas of the Sherford Town Plan the Town Code must be referred to in a sequential manner. It is thus important to: 1. Understand the principles behind the structure of the Town Plan as a whole and the town wide standards that apply to various aspects of the development (in Part I) N STANDARHAY HAZEL DRIVE CLOSE LB HARTWELL AVENUE Reproduced from the Ordinance Survey map with the permission of the Controller of Her Magestys' Stationery Office. Licence Number Crown Copyright Reserved Project Key Town wide structure - Massing Diagram MAX. 3 STOREYS 221 TO 321 STOREYS 221 TO 5 STOREYS 3 TO 5 STOREYS Drawing title Scale size A1 4 TO 5 STOREYS SHERFORD MASSING Drawn Checked DP/IM/TY SG Client Date REDTREE THIS DRAWING MAY BE USED ONLY FOR THE PURPOSE INTENDED AND ONLY WRITTEN DIMENSIONS SHALL BE USED VI SHERFORD Town Code 100 m The Prince's Foundation 1-22 Charlotte Road London, EC2A 3SG Tel: Fax: enquiry@princes-foundation.org Drawing number Rev 038-III/ OPA

9 2. Study the range of spatial types that are part of the Sherford Lexicon and which define the ingredients from which the new town is to be made (in Part II) Identify the detailed development area, how it relates to the site, and how the town wide regulations relate to that portion of development Sample pages from part II - Section A N Section B STANDARHAY HAZEL DRIVE CLOSE LB HARTWELL AVENUE Reproduced from the Ordinance Survey map with the permission of the Controller of Her Magestys' Stationery Office. Licence Number Crown Copyright Reserved Location of below illustrative Regulating Plan within the town plan Key 1 - Secondary School 2 - Primary School 3 - Health Centre & Children's Centre 4 - Sports Centre 5 - Youth Centre 6 - High Street 7 - Community Park 8 - Outdoor Sports Facilities - Wildlife and Green corridors 10 - Sherford quarry (disused) 11 - Existing woodlands - Existing farm houses and buildings 13 - Park and Ride interchange 14 - Key Feature Building 15 - King George V playing fields 16 - Community Wind Turbines Project Drawing title ILLUSTRATIVE TOWN PLAN SHERFORD Scale size m A1 Drawn SG Client Date The Prince's Foundation 1-22 Charlotte Road London, EC2A 3SG Tel: Fax: enquiry@princes-foundation.org Checked DP/IM/TY REDTREE THIS DRAWING MAY BE USED ONLY FOR THE PURPOSE INTENDED AND ONLY WRITTEN DIMENSIONS SHALL BE USED Drawing number Rev 038-III/ OPA Section C 4 linear Types ingredients Setback type composition 4. Review the compositional matrix (in part III), which shows how (Part II) ingredients can be put together to generate the different street scenes in Sherford. 114 avenues principle street secondary street TerTiary street lane uniform uniform regular/variable uniform regular/variable regular/variable regular variable uniform variable 15-20m 2 plots 4-6m 5 plots 2-4m 0.6-1m 0.6-2m 1-5m 2-4m (light wells-hard area) 0.6-2m 0.6-4m mews c6, c7, c8 c3, c4, c6, c7, c8 c4, c5, c7 c4, c5, c8 c c building type c2, c3 c2, c3 c1, c2, c3, c5 c6, c8 building character formality adhere to rules 1-7 (Section c) adhere to rules 1-7 (Section c) adhere to rules 1-7 (Section c) adhere to rules 1-7 Section c) regularity of plot width regular variable consistency of building type (groups) (groups) floor/leaves heights consistent consistent variable consistent (groups) consistency of building line (slight variation) variable (groups) variety of material/colour SHERFORD Town Code PART III 115 Sample page, Part III Section D 5. Allocate the relevant ingredients from (Part II) Lexicon to their related sections within the area to be developed in the form of a Regulating Plan. Using a reference code that relates to the different sections of the Lexicon, the Regulating Plan will overlay which thoroughfare types, private frontage types, building types, and block types that relates to any given portion of this area, while the fixes in terms of land use, open space, energy performance and materials pertinent to this location would already have been referred to in the town wide regulations. For detailed guidance on assembling a detailed regulating plan please refer to part III section 3 page Illustrative regulating plan VII

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