Design and Access Statement

Transcription

1 Andover Design and Access Statement February 2010

2 www. Issue Date February 2010 Job Number Document Status DAS Revision 1a Author Various Authorised By DJ P. 2

3 Contents 1 - Introduction Pg 5 Site Location and Description 6 Planning History 8 Planning Application and Description 8 Scope and Content of Design and Access Statement 10 2 Site Assessments Pg 11 Site Context 12 Landscape Context 16 Site Analysis 18 Character Analysis 22 Planning Policy Context 30 Planning and Design Guidance Design Pg 43 Master Plan 44 Use Scale and Amount 46 Scale and Massing 48 Density and Mix 50 Landscape and Open Space 52 Layout and Appearance Principles 60 Urban Design Principles and Character Zones 64 Appearance 84 Access and Movement 90 Community Safety 99 Climate Impact Assessment 100 Phasing and Implementation Evaluation Pg 33 Design Vision and Concept 34 Public Consultation 40 Design Evolution 42 Appendix Pg 105 Appendix Appendix INTRODUCTION P. 3

4 VISION Our vision is to create a new integrated and sustainable neighbourhood set within an attractive environment that responds to the local character and landscape setting. Our development will beneficially contribute to the existing community by improving public transport, providing additional retail and community facilities, new opportunities for sports and leisure, and a new primary school. Development of the site will respond to the existing landscape and ecological constraints by retaining a landscape structure that mitigates against any loss. Sustainable connections will be created to link the development with the range of facilities within Andover. Opportunities for the development to connect to adjoining sites such as employment and recreation will be taken. We want the new development at Picket Piece to enhance the village quality of the existing community, making it a place that is vibrant and viable as a place to live, work and spend leisure time. P. 4

5 1. Introduction INTRODUCTION P. 5

6 Site Location and Description 1.1 The site is located approximately 3 Kilometres east of the centre of Andover and is within the area known as Picket Piece. The site lies within the administrative boundaries of Test Valley Borough Council. fig. 1.1 > Location Plan The Application Site 1.2 The application site (outlined in red at figure 1.2) is the first phase of a larger development at Picket Piece. Subsequent phases north of Walworth Road will be the subject of future applications. 1.3 The new neighbourhood will lie within an irregular rectangular wedge shape comprising a total of hectares (84.62 acres) on the eastern edge of Andover. Phase 1 is hectares (63.03 acres) 1.4 The northern boundary is formed by Walworth Road and back gardens on the southern side of Walworth Road. 1.5 The southern boundary of the development is formed by rear gardens to properties fronting Ox Drove and Ox Drove itself. There are also two parcels of land south of Ox Drove. 1.6 The eastern boundary adjoins an open field, and the western boundary adjoins sports pitches. Walworth Road Ox Drove Ox Drove P. 6

7 fig. 1.2 > Site Plan (Red Line) Phase 1 Boundary Subsequent Development INTRODUCTION P. 7

8 Planning History Planning Application Description 1.7 The application site has a long history in terms of local planning policy. For a detailed description of the local planning history reference should be made to the planning statement. The following is a summary of the main stages in the relevant planning process. 1.8 The Test Valley Borough Local Plan Review Initial Deposit Draft was published for public consultation in January 2003 and identified land at Picket Piece as safeguarded for development post 2011 (Policy AND14) with the land between Picket Piece and the Walworth Industrial estate allocated for an extension to the industrial estate (Policy AND03.1) In preparing the Council s Local Development Framework Core Strategy Development Plan Document, through public consultation during an Issues & Options and Preferred Option, the Council identified the east of Andover as preferred location for development. The Draft Submission Document published in October 2008 identified Picket Piece for the development of 800 dwellings. The Core Strategy has subsequently been withdrawn due to concerns expressed (although these did not relate to the allocation at Picket Piece) This Design and Access Statement accompanies the outline planning application (with all matters reserved except Access) submitted to Test Valley Borough Council as is described as follows: 1.17 Outline planning application for mixed-use development comprising up to 530 dwellings, a local centre offering community facilities and retail units, public open space, vehicular, pedestrian and cycle access and landscaping. This scheme forms the first phase of a wider development that, upon completion, will deliver around 800 dwellings in total. fig. 1.3 > Core Strategy Plan 1.9 At this time land east of Ickneild Way (now known as East Anton) and land at Picket Twenty were proposed for allocation for housing development The Revised Deposit Draft plan was published in January 2004 and maintained the safeguarded land status of land at Picket Piece post 2011 and the allocation of the industrial estate extension In September 2005, following the Local Plan Public Inquiry, the Inspectors Report confirmed the allocation of East Anton but deleted Picket Twenty. In relation to Picket Piece the Inspector s report noted that: It seems to us that the area already has the semiurban character of an existing mainly residential community on the edge of Andover... we therefore have no hesitation in concluding that Picket Piece has the potential for a planned extension to the existing urban area Paragraph of the report identified that land ownership was one of the principle reasons for the Council not allocating the site for development in the Plan period In conclusion the Inspector s report identified the site as being suitable for housing and recommended that it be included for development, during the plan period. P Due to concerns regarding the deliverability of the site for housing (given the number of land owners involved) the Council omitted Picket Piece from the final version of the Local Plan, which was then adopted. Boundary Developable Area (as per Master Plan 07-G) ha Local Plan Site Boundary ha Housing, Open Space, Community Facilities 5.14 ha Housing, Open Space, Community Facilities (subject to detailed design) ha Existing Development ha Existing Employment Site 0.34 ha Existing Employment Site 1.44 ha Existing Employment Site 1.06 ha Existing Employment Site 0.43 ha New Landscape 1.91 ha Vehicular Access Pedestrian Cycle Access Safeguard Access Local Centre

9 fig. 1.4 > Aerial Photograph Phase 1 Boundary Subsequent Development INTRODUCTION P. 9

10 Scope and Content of Design and Access Statement 1.18 The Design and Access Statement has been prepared on behalf of Wates Developments, in support of development on the Site at Picket Piece The Design & Access Statement has been prepared to be compliant with the amended General Development Procedure Order (GDPO) and the guidance given in the Department of Communities and Local Government (DCLG) Circular 01/2006 (Guidance on Changes to the Development Control System). Consideration has been given to the importance of demonstrating the mechanisms for the delivery of design quality within the built environment. The document also has the following functions and purpose: To provide a concise description of the key issues and the evaluation that informed the design decisions which led to the current form of development; To provide comprehensive information on the development in terms of composition, urban design, access and circulation, open space, landscape, and phasing; and To set out design standards that will establish: a framework for the development which promotes a high quality of design; clear standards and criteria to evaluate and assess detailed applications, supporting the development control process, and ensuring high quality and coordinated design; and a clear brief for designers and others involved in the development process which will guarantee the achievement of high standards This Design and Access Statement has been structured in response to the assessment criteria set out by the GDPO and provides specific information on: ASSESSMENT: with sections on Site Analysis, Site Context and Local Character Analysis. INVOLVEMENT: set out in the Public Consultation and Design Evolution section EVALUATION: within the sections on Site Analysis, Site Context, Local Character and Design Evolution DESIGN: described within the Vision and Concept and Design Evolution sections AMOUNT, LAYOUT, SCALE, LANDSCAPING, APPEARANCE and ACCESS: described in the Master Plan section To clearly respond to the requirement of the GDPO the document has been structured as follows: 1.0 INTRODUCTION: outlining the steps taken to date in developing the Master Plan, including the planning background 2.0 SITE CONTEXT: An assessment and evaluation of the local facilities and services within Picket Piece to inform the design process. SITE ANALYSIS: An assessment, evaluation and illustration of the existing opportunities and constraints on the Site. LOCAL CHARACTER ANALYSIS: An assessment and evaluation of settlements surrounding the Site to inform the design of the proposed development of the Site. PLANNING POLICY CONTEXT: An assessment of policies relevant to the redevelopment of the Site, including an evaluation of the local plan policies and their impact upon the proposals. 3.0 DESIGN VISION AND CONCEPT: Setting out the vision for the development of the Site, and the concept for development informed by the assessment, evaluation and involvement. CONSULTATION AND DESIGN EVOLUTION: Further details on the evolution of the Master Plan design including details of the public consultation and the implications of the consultation process on the design of the Master Plan. 4.0 MASTER PLAN: An outline of the proposals for the Master Plan, including an explanation of the amount, layout, scale, appearance, landscape and access of the proposed development. Details of the approach to land form, building performance, mitigation and adaptation to climate change are also included in this section. Table 1: Document Structure P. 10

11 2. Site Context SITE CONTEXT P. 11

12 Site Context 2.1 To ensure the physical, social and economic integration of development proposals, the areas immediately adjacent to the site, together with the wider surroundings, have been the subject of an appraisal. This appraisal focused on existing retail, leisure and community facilities, open space, and employment as illustrated in Figure 2.1; linkages and transport as illustrated in Fig 2.1; and landscape as illustrated in Fig The site s immediate context is also considered with an examination of uses, linkages, routes landscape and building heights. This ensures the design responds sensitively to its immediate surroundings. 2.3 As a result of the findings from the site appraisal, the proposals have been designed to integrated, supplement and complement the adjacent uses and, where possible, bring new positive benefits to the local community. Residential 2.4 The immediate built context of the site is characterised by predominantly residential uses. The houses are mainly detached and two storeys. Most of the houses have been built over the second half of the twentieth century. 2.5 The Strategic Housing Market Assessment carried out by DTZ for Central Hampshire had concluded that 46% of the demand for new households would be for 3 5 bedroom dwellings, 29% for 2 bed dwellings, and 25% for 1 bed dwellings. Whilst Picket Piece would be appropriate for 2 to 5 bedroom houses, there would be a limit on the provision of 1 and 2 bedroom apartments, which would be more appropriate in a town centre context. Retail and Community Facilities 2.6 Within Picket Piece there is a sub post office and several specialist outlets in the Picket Piece Commercial Centre. The nearest food stores are the Tesco and Sainsburys supermarkets off the roundabout on Churchill Way, which are within 3.0 kilometres of the site. The centre of Andover has a comprehensive range of retail facilities and professional services and lies within 3.5 km. 2.7 Picket Piece has its own community hall on Walworth Road. This is owned and managed by the local community. The nearest church is St Mary C of E, which is located in the centre of Andover. The town library is located in Chantry Centre, in the centre of Andover. 2.8 Within walking distance, retail facilities are poor and there will be a need to enhance these facilities within the new development. This will be a major benefit to the existing residents as well as the new occupants. Whilst the community hall provides a focal point for the existing community there will be a need to provide an additional building to allow for the increase in population. Education 2.9 The primary schools considered in the context of Picket Piece were: Vigo Infant School (4 to 7 years); Vigo Junior School (8 to 11 years); and East Anton Primary Schools (4 to 11 years) Following detailed discussions with Hampshire County Council Education Authority it was identified that all the above schools could be near capacity by It was agreed that a one form entry school would be required on the site. The area required would be 1.2 hectares East Anton has land reserved for a secondary school. Winton Secondary School will serve the site and as it is within 5 kilometres HCC will not provide transport but will look to the developer to provide safe routes to schools etc Whilst the proposed Primary School may provide facilities to the new community a need for additional community space is identified. Healthcare 2.13 There are five medical practices situated in Andover and one in the rural area that could be considered as available to the residents of Picket Piece. These are as follows: Shepherds Spring Medical Centre; St Mary s Surgery; The Adelaide Medical Centre; Andover Health Centre Medical Practice; Charlton Hill Surgery; and Derrydown Clinic Of these, Shepherd Spring Medical Centre is the closest and Hampshire PCT may propose that this practice should be expanded to provide two additional consulting rooms. This practice would then be able to deal with the new residents at Picket Piece. Any financial contribution would form part of the Section 106 agreement. Andover High Street Picket Piece Community Building Winton Secondary School P. 12

13 fig. 2.1 > Context Plan Site Cycle Distance Isochrone Station Schools Picket Twenty Site East Anton Development Existing Vegetation Bus Routes Place of Worship Shops East Anton Secondary School Local Centres SITE CONTEXT Walking Distance Isochrone Rail Way Shepherds Spring Medical Centre Playing Fields P. 13

14 Employment 2.15 There are three major commercial estates in Andover, East and West Portway and Walworth. They were built in the 1960 s and 1970 s with the council retaining ownership of the land The Walworth Business Park lies to the west of the site and is within easy walking distance. The site comprises over 200 acres and 2.8 million square feet of commercial accommodation. East Anton Links and Transport -Railways 2.21 The railway station is located near the centre of Andover and is 3.7 kilometres from the site. The station is served and operated by South West trains. The station is 107km south west of Waterloo on the West of England main line (London Waterloo Exeter). The station will need to be accessed by both bus and cycle. Andover Train Station 2.17 A strategy to bring Walworth back to its full potential was approved by the council in September The short term strategy consists of actions such as new signage and improved landscaping which is now completed. Over the longer term the plan is to work in partnership with an investment fund The present playing fields to the west of the application site have been identified in the Local Plan as an extension to Walworth. Class B1(b), Class B2 and Class B8 have been identified as potential uses for the site. The Local Plan identifies that there would have to be a 15 metres landscape buffer along the eastern boundary of the site and no building should be within 35 metres of this boundary. Sports and Leisure 2.19 Andover Leisure Centre is located in the centre of Andover and provides for a wide range of activities, including swimming. London Road Sports Ground has two football pitches and a cricket table. The nearest sports pitches are on the western boundary but might be built upon in the future as Walworth Business Park expands. View of Walworth Business Park View of Walworth Business Park -Bus Routes 2.22 Andover is well serviced by buses, most of which are run by Stagecoach. The number 76 bus runs between Andover and Basingstoke every hour during the week and is the nearest regular bus service to the site. Discussions have been held with Stagecoach and it has been agreed that the development should be served by a new bus service between the site, Andover bus station and Andover railway station. It is possible that this could be achieved by revising the timetable for the existing Service 76. -Footpaths and Cycleways 2.23 Footpaths and cycle access to the site is via either Walworth Road or Ox Drove. There are two routes that need to be examined further. The first is the proposed on/off road route through Walworth Business Park that will eventually lead to the centre of Andover and the railway station. The second is via Northway and under the railway. This will connect to the proposed development of East Andover. Both these potential routes would give residents of Picket Piece access to a wide range of facilities. Andover Bus Station Andover Bus Station 2.20 As the sports pitches in the proposed East Anton development and London Road Sports Ground are over two kilometres away, and the adjoining sports pitches could be built upon in the near future, there is a need to provide sports facilities on site. -Highway 2.24 The main vehicular access route into Picket Piece is from Walworth Road. To the east the road goes to B3048 and to the west the road links to the London Road which goes into the centre of Andover. Ox Drove runs along the southern section of the site, this connect to Walworth Road goes to Whitchurch in the east, and links to Andover town centre via the B3400 and then the A3093. Access to Ox Drove is proposed to be limited to buses and emergency access only. P. 14

15 fig. 2.2 > Immediate Context Plan Phase 1 Boundary Sports Field Subsequent Development Post Office Farmland Railway Line SITE CONTEXT Employment Existing Development P. 15

16 Landscape Context 2.25 The Landscape Strategy for the Site at Picket Piece has been informed by a landscape and visual appraisal, and guided by relevant landscape policies as well as Landscape Character Assessments. Landscape Character 2.26 At a national level, the Site falls within the Hampshire Downs, a landscape described as a strong rolling downland with scarps, hilltops and valleys which have an open and exposed character. In contrast, the sheltered downland valleys exhibit a strong framework of mixed-species hedgerows, interspersed by numerous woodland blocks to give a strong sense of enclosure. At a county level, the Site is described as part of the Urban Area given its close proximity to the urban edge of Andover, and the strong presence of residential and commercial development in the area At a localised level within the Test Valley Borough, the Site lies within the Andover Chalk Downland which forms part of the wider Chalk Downlands. The Andover Chalk Downland is characterised by settlements resulting from ribbon development at Andover and Picket Piece. The builtup edge of these settlements is recognised in the wider landscape where urban fringe activities are visible from the open area of downland. Historical land use influences the landscape as exhibited by the 19th century parliamentary enclosure. This character is evident on the Site where larger fields have been sub-divided to form smaller grazing paddocks for horses. Site Landscape Context 2.28 The Site encapsulates existing ribbon development comprising residential properties and a small commercial estates along Walworth Road and Ox Drove. The residential properties which overlook the Site exert an urban-rural influence on the landscape character. In contrast, land to the north, south and east is generally in agricultural use with large fields defined by a vegetative framework of clipped hedgerow boundaries. Harewood Forest is a large woodland block located on a ridgeline to the south-east of the Site, and Faulkner s Bushes is an Ancient Woodland lying to the east. The Site is separated from Walworth Industrial Centre to the west, by sports fields, and from countryside to the north by the South West Trains railway line. ribbon development along Walworth Road larger fields have been sub-divided for grazing within Picket Piece P. 16

17 fig. 2.3 > Landscape Character Plan Site Existing Woodlands, Copse and tree belts Existing Trimmed Hedgerows Ancient Woodland Existing Water Courses Existing Woodlands, Copse (Metres AOD) Ridgelines Valleys Public Footpath + Restricted Byway + Listed Building ++ Tree Preservation Order +++ Local Authority Boundary District Landscape Character Area * 10F Andover Chalk downland 6D Harewood Forest Wooded Downs 8A Tangley and Doles Wood 9A Semi Enclosed Clay Plateau Farmland AONB Countryside Local Gap Housing Site of Importance for Nature Conservation Schedule Ancient Monument Settlement Boundary SITE CONTEXT P. 17

18 Site Analysis Archaeology and Cultural Heritage 2.29 An initial walkover survey of the site showed no sign of any earthworks or other archaeological evidence. There are no Listed Buildings or Scheduled Monuments within the site. Access Points 2.30 The main access points are to be from Walworth Road. Bus only links will be allowed for to Ox Drove and the adjoining sports field, which will in the future be employment land. Pedestrian and cycle links will also be available from Ox Drove and the western sports pitches Opportunities for access to the east and west of the land to the north of Walworth Road, and to the east of the land to the south of Walworth Road should be allowed for in the scheme design. Noise and Vibration 2.32 A noise survey has been carried out to identify the 55dB contour for noise from trains along the northern boundary. Gardens and external amenity areas are to be avoided where exposed to noise levels in excess of 55dB. Dwellings exposed to noise level over 55dB will need additional measures such as increased sound insulation. A photo from Ox Drove View of Walworth Road View of Walworth Road Infrastructure Foul Drainage 2.33 The foul sewer in Walworth Road immediately to the west of the site has just been upgraded by Southern Water and now has capacity to service the proposed development. Connections to the existing sewer will bring a foul sewerage network to Picket Piece for the first time providing the potential opportunity for existing dwellings to benefit from an adopted system rather than rely on septic tanks The Fullerton Sewage Treatment Works, whilst constrained by water quality standards in the River Test has sufficient spare capacity to treat effluence from the site. Surface Water and Flooding 2.35 There is no watercourse or groundwater flood risk on the site as confirmed by the Environment Agency. The geology of the site is ideal for Sustainable Drainage Systems (SUDS, which ensures that water is not drained to the existing sewage systems) and surface water drainage will be dealt with at source by infiltration into the chalk using soakaways and other appropriate systems. Overland flow routes for extreme rainfall will be provided within the development to ensure there is no increase in flood risk on or off-site. Power Supply 2.36 There is a strategic gas main immediately to the west of the site, which has ample capacity to provide a conventional gas supply to the development will also mean that mains gas will potentially be available to existing residents of Picket Pieces for the first time Existing overhead power cables will be replaced by an underground system as part of the development. Water Supply 2.38 A potable water supply will interconnect to the existing water mains in both Walworth Road and Ox Drove. Pumping Station improvements as part of the new connections works will increase the existing network security of supply and pressure to the benefit of all in the local area. Telecommunications 2.39 Both BT and Virgin Media have telecommunications plant in Picket Piece, which can be used to supply the development. Broadband 2.40 Broadband is available in Picket Piece, so a supply will be available to the new residents. P. 18

19 fig. 2.4 > Constraints Plan Phase 1 Boundary Non Native Hedgerow Railway Line Slopes Extension to Business Park Category B Subsequent Development Existing Trees & Scrubs/Hedges Native Hedgerow Existing Buildings Existing Road Existing Road - Limited vehicular access to proposed development (access to existing properties to remain) Main Access Points Possible Pedestrian/Cycle links Emergency/Bus Only Link Landscape Buffer to Back Gardens Railway noise mitigation Contours Existing Vegetation not shown on survey (Sourced from aerial photo) Areas Exposed to Noise Levels in Excess of 55dB Category A Category C Category R SITE CONTEXT P. 19

20 Landscape 2.41 There is a strong framework of hedgerows and tree belts along the eastern boundary of the site, which forms a visual buffer between the built form within Picket Piece and the open countryside. The site is also visually contained by a substantial hedgerow on the northern boundary, existing mature hedgerow trees within hedgerows, a degraded framework of hedgerows within the southern portion of the site and domestic planting within the gardens of existing residential properties The existing structure of hedgerows, hedgerow trees and tree groups provides a strong and attractive context for high quality design and ecological management as part of the development Hedgerows are to be retained where possible with priority given to those which consist of native species and provide green links to the surrounding countryside (A more detailed explanation is contained in Appendix 1) A detailed tree survey has been carried out in accordance with BS This has categorised the trees and hedges to inform the future design. Ecology 2.45 Ecology surveys have been carried out to explore the wildlife value of the site. The surveys began in the spring with an initial field survey in May 2009 to map all of the habitat across the site. The habitat information was combined with local records for the area, to determine which specialist species surveys should be conducted on the site Specialist surveys have been undertaken for: invertebrates reptiles bats grasslands hedgerows 2.47 There is a diversity of grassland habitat on site, some of which is locally valuable to wildlife whilst some areas are of little wildlife value. The value of the grassland is generally linked to the way it is managed. The underlying chalky soils means that there are a few chalk grassland indicator species present across some fields The native hedgerows within the site provide the most wildlife value as they provide habitat for a wide range of species and, in some instances, have been present for a long time The retention and enhancement of the existing hedgerows is the main focus of the biodiversity strategy. This is complemented by species-rich grassland creation in areas of public open space, and provisions for nesting birds and roosting bats within the new development. This will safeguard the existing wildlife on the site and promote new areas of ecological value in the long-term. Site Context and Analysis Summary 2.50 The site and context analysis has provided a clear insight into the key opportunities for improvements to Picket Piece to which development of the site can contribute and has set a range of constraints on the site to which the development must respond Further input into the analysis has come from the local character study detailed in Section The site analysis has been drawn on to inform the vision and development objectives for the site and the Master Plan, which are set out in Section The development objectives are for the site and the Master Plan, Which are set out in Section 4. The development objectives are a critical response to the opportunities and constraints identified in this section and summarised as follows: Through analysis of local facilities in Picket Piece and Andover the opportunity to provide additional retail outlets was identified. Although bus services in Andover are good there is a need to extend an existing service to the site. New bus stops are to be located within and/ or adjoining the site to give access to a bus stop within 400 metres for all residents. A mix of house types is to be provided in the new development with the majority of houses containing 2 to 5 bedrooms. A one form entry primary school is to be provided in a central location to the site and a community facility supplement the existing hall in Walworth Road. Although access to public open space is good with the sports pitch in the adjoining land to the west of the site, this is allocated for future development. Areas should therefore be set aside for formal and informal public open space on the site. Landscape and ecological analysis have identified that there needs to be a network of retained and proposed hedges with buffers to allow for species movement in the site. Proposed and retained hedgerows will contribute to new opportunities for pedestrian and cycle access through the Site. The existing vegetative framework would assist in the creation of such routes to provide links between Walworth Road and Ox Drove. The northern boundary will feature a narrow, linear parkway with ecological features including managed understorey planting and meadow grassland through which informal pedestrian routes would be created. This linear parkway would assist in the creation of pedestrian links to public rights of way further to the east. To respect the site s immediate context and to protect the amenity of the existing residents, storey heights of the proposed residential development will be generally limited to 2 1/2 storeys, with some occasional 3 storeys in the local centre. Adjoining existing properties dwellings will be constrained to 2 storeys. Existing residents at Picket Piece View of site from Ox Drove View of western boundary P. 20

21 fig. 2.5 > Ecology Plan Phase 1 Boundary Improved Grassland/Wasteland Improved Grassland Subsequent Development Existing Vegetation Existing Buildings Arable Land Semi Improved Grassland/ Wasteland Improved/Semi Improved Grassland Hardstanding Semi Improved Grassland SITE CONTEXT P. 21

22 Character Analysis 2.54 To create a development that strengthens and enhances the local distinctiveness of Hampshire Downs a landscape character area, the local character and context must be explored and understood. From an examination of the basic design principles that have sustained the sense of place in Hampshire, inspiration for the design and layout of the site can be drawn, to enable the creation of an integrated and responsive development, appropriate to its context. fig. 2.6 > Location Plan 2.55 To identify the essence of local distinctiveness and provide potential references for the proposed development, an analysis has been made of selected areas of surrounding villages within the Hampshire countryside. The focus of this analysis is primarily on the villages close to Picket Piece, which exhibit urban form, architectural styles and densities typical of the locality Four villages are identified to explore the main characteristics of the local surroundings of which the Picket Piece development forms a part; Goodworth Clatford, Picket Piece, Hurstbourne Priors, Whitchurch Figure 2.7 shows the location of these villages in comparison to the Picket Piece development area. Hurstbourne Priors is situated in the valley of the River Bourne (a tributary of the River Test) and located on the B3048 running parallel to the river Bourne. Whitchurch and Goodworth Gatford are located in a distinct valley landscape, with rivers passing through the villages The four study areas identified on this page are described in more detail in the following sections with specific reference to the following components that combine to contribute to the character: Urban Form, Block Structure, Building Form and Style, Boundary Treatments, Details and Materials. P. 22

23 Goodworth Clatford Picket Piece SITE CONTEXT Hurstbourne Priors Whitchurch P. 23

24 General Character of Goodworth Clatford 2.94 Goodworth Clatford, is a small village situated around 1 mile south of Andover The original Saxon pagan settlement is believed to have originated around the river Anton. For centuries the village was a farming community with water meadows and arable fields located on a gently rolling landscape Church Lane with St Peter s runs to the east of the development and it dates from the 12th century, a large rectory with its Glebe Farm running to the Anton, and Manor Farm. The narrow western lane to Barrow Hill serviced the farm and farm cottages. Urban Form 2.97 Goodworth Clatford has a linear form shaped around Longstock Road with a distinctive character. It has historic buildings and more recent buildings running together along the gently curving road. Generally the settlement has an informal village character. The set backs of the buildings and the building and the gaps between the buildings varies The nodal point of the village is around the local pub where the church lane joins the Longstock Road. Block Structure and boundary treatment 2.99 The block structure of the village is predominantly single sided blocks with different set backs from the main road. To the north-east there is a group of building located by the road arranged around small cul-de-sacs and to the south-west there are some back to back blocks. Setbacks and boundary treatments of the houses in Goodworth Clatford varies. fig. 2.7 > Goodworth Clatford Figure Ground Boundaries usually defined by low brick, flint, and stone walls, timber picket fences or hedgerows, or a mix of all The density of the development is low and the plot sizes are generally large. Building Form and Style Most housing in the village is of two storey construction. The roof lines with many of the thatched cottages are low. The pitches of the buildings vary usually the thatch roofs are steepest, plain clay and slate are shallower. Some houses have eaves below first floor window tops, dormers and half hipped roofs are common. The informal building style gives a low and open feel to the village. In spite of the character changes there is still a unity created by the height of the buildings and materials. In summary: Buildings are generally 2 storeys; Roof styles and materials are varied throughout the village with gable pitched roof dominating; Gable and hipped dormers are mainly located eave line in the roof slope; Materials: Walls are a mixture of render, brick and flint Tile hanging is an occasional feature Roofs are slate, plain tiles and thatch. P. 24

25 General Character of Picket Piece 2.59 Picket Piece is a small settlement located to the North East of Andover. It is predominantly residential in character with a community hall and areas of employment. Urban Form 2.60 The settlement has a narrow plan form with a suburban character. Buildings are located along a gently curving, busy road, set well back from the road. Landscape of the countryside and domestic landscape of the front gardens play an important role in creating the character of the village. Block Structure and boundary treatment 2.61 The block structure of the settlement is mainly single sided blocks facing to the main road with large set backs. This is combined with small cluster houses located along the main road with units arranged around small cul-de-sacs Different boundary treatments can be seen on dwellings. It is predominantly picket fence and short walls however hedges and metal railings are also seen The plot sizes of development vary from smaller plots within cluster houses and larger plots for the single sided blocks. Building Form and Style 2.64 Picket Piece has a mix of building forms and styles. The predominant form of the settlement is the detached late 20th century dwellings. fig. 2.8 > Picket Piece Figure Ground 2.65 Generally the building heights are 1,5 with some 1 and 2 storey units There are dormer roof windows Buildings have pitch roofs with gable ends. Half hipped roofs with gables are common. Even though there is a variety in roof style, ridge line and building line, the large set backs with plantings and the similar materials used on the buildings creates a unity trough out the settlement. Plot sizes of development vary within the development. In summary: Buildings are generally mixed in height within the street scene, between 1 and 2 storeys throughout the settlement; Roof styles and materials are varied through the settlement, with pitch style dominating; Dormers are mainly located on the eave line of the roofs (with some exceptions); There are occasional small lean or hipped style porches matching with the roof material of the house Materials: Walls are mainly red brick with some render, flint and timber. Roofs are a mixture of slate and plain tiles. SITE CONTEXT There is a variety in roof style and the location of the dormer windows. P. 25

26 General Character of Hurstbourne Priors 2.68 Hurstbourne Priors is a small village located within the North Wessex Downs, two miles west of Whitchurch The first record of Hurstbourne is in a Saxon grant The settlement is believed to have originated around the church and subsequently in a linear pattern along the B3048. It was recorded in the Conservation Area Appraisal that agriculture and forestry were the principal occupations in the village until the Second World War Farming still continued on traditional lines. There are other uses like stud and equestrian centres, otherwise Hurstbourne is primarily residential in character. Urban Form 2.72 Although Hurstbourne Priors has a basically linear form, it has distinctive character with wellspaced historic buildings along the gently curving road. Generally the settlement has an open rural character. Gardens and the setting of individual buildings play a major role creating this open rural character of the site Hurstbourne Priors is a linear village following the main road, with a little avenue of mature trees leading off the village to St Andrew s Church located east of the B The small triangular green by the crossroads creates a focus of development and this space has a good relationship with old School and Village Hall buildings surrounding it. Playing fields located at the heart of the development also create a key space for residents and add to the open character of the village. fig. 2.9 > Hurstbourne Priors Figure Ground Block Structure 2.75 There is a combination of single sided blocks well set back from the main road and of groups of buildings located by the road arranged around small cul-de-sacs Boundaries usually defined by low brick, flint, and stone walls, or hedgerows, or a mix of both The density of the development is low and the plot sizes are generally large. Building Form and Style 2.78 Hurstbourne Priors has simple vernacular architecture on a human scale. The building form varies from 17th century community units to 20th century residential buildings. Building height is predominantly two storeys Detached and semi-detached cottages are common in the village, but there are some terrace units Gabled roofs are dominantly used in the village sometimes used with dormer windows. Casement and sash windows are prevalent, and many buildings have large chimney stacks. In summary: Buildings are generally mixed in height within the street scene, between 1 and 2 storeys; Roof styles and materials are varied throughout the village with gable pitched roof dominating; Gable and hipped dormers are mainly located eave line in the roof slope; There are occasional small lean or hipped style porches matching with the roof material of the house; Materials: Walls are mainly brick and flint with brick detailing Roofs are mainly plain tiles with occasional slate Gables with timber infill are a feature. P. 26

27 General Character of Whitchurch 2.81 The fourth study area to be examined is Whitchurch located in the north of Hampshire and north east of Picket Piece Archaeological excavations north west of the centre have revealed Whitchurch as site of Iron Age and early Roman occupation. There is also some evidence of a former rural industry. There was rapid population growth after the 17th century beginning with the industrial growth in paper making and later in silk manufacturing and the production of woollen cloth. fig > Whitchurch Figure Ground 2.83 The original centre, which was based around the church and a ford crossing the river Test, later moved around the town hall, from which roads radiated out to Winchester, Newbury, Andover, Basingstoke and the ancient route of Harroway. Urban Form 2.84 The urban form of Whitchurch is radial concentric with the central square a key space. The narrow curved streets of the village meet at the square creating a focal point for the development The central area is characterised by the tightknit arrangement of buildings along the main road. Streets are generally well defined by the buildings generating an important sense of space Open space are consists of some allotments, water meadows, and play grounds. Block Structure 2.87 Buildings form a more continuous frontage with gaps kept to a minimum Even though there are some single sided medieval narrow plots facing to open spaces., perimeter blocks are more common with back to back arrangements or with courtyards The plot sizes and the density of development vary throughout the town depending on the form, age, and style of development. As can been seen from the figure ground along the main roads, the density is higher with tightly arranged terraces, towards the edge of the village the plot sizes gets bigger while the density gets lower. Building Form and Style 2.90 Whitchurch has a mix of building forms and styles, from the medieval period to more recent developments, which creates the vibrant and coherent character of the village. Buildings form a more continuous frontage with gaps kept to a minimum Generally the building heights are 2 storey increasing to 2 ½ around key spaces 2.92 There are dormer roof windows The variety in ridge line and building line creates interesting streetscapes. The width of the footpath widens in key spaces and used as public realm with sitting and landscape elements. In summary: The main streets are a mixture of 2 and 2½ storey buildings. There are occasional three storey buildings. There is a mixture of terraces, semidetached and detached dwellings with terraces being more dominant in the centre and detached buildings at the edges of the villages. The architectural style of the dwellings is varied and is often mixed in terraces. External walls are generally red/orange brickwork, with some flint infill and render as a feature material Dormers at eaves level or within the roof are common and are usually timber with a mixture of plastic and metal gutters Pitched roofs from front to back with gable ends are common. There are some hipped roofs. Single height bay windows are occasionally seen at ground level. In the centre there is no boundary treatment however on the other sides of the developments boundaries are a mixture of hedging, low brick walls and fencing. Windows are usually finished in white with a variety of styles with window surrounds in brick quoins. Casement and sash windows are common. Chimneys are always in brickwork and are in variety of styles. Materials: A mixture of brick, render and painted brick Pitched slate roofs and some pitched red clay roofs are common Window styles are varied. SITE CONTEXT P. 27

28 Table 2: Local Character Study Summary Urban Form Goodworth Clatford Picket Piece Hurstbourne Priors Whitchurch Linear form developed along a curving street. Low density suburban character Landscape is an important components of the character Variety of set backs Buildings are arranged in groups along the main roads separated by landscape elements. Narrow plan linear form Low density rural Buildings are irregularly placed Human scale and levelled topography Buildings have large set backs accommodating domestic landscaping. Linear form Well-spaced buildings along the gently curving road. Open rural character. Landscape is dominant in the street. Buildings are well set back from the street with boundary treatments defining the privacy. Radial concentric form Narrow, curved streets meet at the focal point of the development. Streets are well defined by building form. Little or no set back Buildings are tightly arranged along the main roads. Block Structure Single sided blocks with close relationship with the road is the predominant block structure. There are also more recent back to back developments. The combination of the single blocks and group of buildings served with small cul-desacs. Units positioned irregularly within their plot creating large gaps intermittently along the street. Single sided blocks well set back from the main road with few groups of buildings located by the road surrounded around a small cul-de-sac. Fragmented frontages with large gaps. Predominantly perimeter blocks with some single sided blocks Many of the blocks are served from rear with courtyards. Buildings are located on back of footpath Building Form and style Building heights are predominantly 2 storeys Wide frontages The ridgeline various due to different building depths, mixture of storey heights and roof pitches. Building heights are varying between 1 and 2 1/2 storeys. Wide frontages Early 20th century Architecture. Dormers are common. Pitch roofs with gable end are common. Building heights are mainly 2 storeys. Human scale and simple vernacular architecture. Roof slopes varies from half-hipped thatched roof to quiet a steep hipped roof and some shallow hips. Casement and sash windows are prevalent, and many buildings have large chimney stacks. 2 to 3 storey buildings. Whitchurch has some timber-framed buildings. Narrow frontages Pitched roofs. There are dormer roof windows. Common building lines with gable ends of taller height Casement and sash windows are common. Boundary Treatment Set backs and the boundry treatment varies from no set back to various size of front gardens with picket fences, walls, hedges or mix of all. Buildings have large set backs. Boundaries are well defined with picket fences, low walls or hedges. Larger setbacks enclosed by brick boundary wall, fence, hedge or mature planting or a mixture. The verges to the roads are generally hedge-lined In the centre there is generally no set back. Towards the edge of the village, there are various boundary treatment like low flint walls or fencing. Materials Walls are a mixture of render, flint and brick Tile hanging is an occasional feature Roofs are slate, plain tiles and thatch. Walls are brick, render, painted brick and flint Roofs are a mixture of slate and plain tiles. Walls are mainly brick and flint with brick detailing Roofs are mainly plain tiles with occasional slate Gables with timber infill are a feature. A mixture of brick, render and painted brick Pitched slate roofs and some pitched red clay roofs are common Window styles are varied. P. 28

29 General Materials and Architectural Details SITE CONTEXT P. 29

30 Planning Policy Context Local Plan Policies The Master Plan and design principles set out within the Design and Access Statement have been prepared within a comprehensive policy and guidance framework provided at the National, Regional and Local Authority level. A full review of the scheme against each of the relevant policy statements is included within the planning statement accompanying the application, but in summary the following have informed the design process: Town and Country Planning (Environmental Impact Assessment) Regulations 1999 which requires the preparation of environmental statements National Planning Guidance, specifically: PPS 1 which promotes sustainable high quality inclusive designs prepared with community involvement. PPS 1 Supplement (Planning and Climate Change) which sets out how planning should contribute to reducing CO2 emissions and the creation of environments that are naturally adaptable to a changing climate, through the delivery of the key objectives. PPS 3 (Housing) which seeks to ensure a wide range of housing types, a better balance between housing demand and supply and the creation of high quality, inclusive and diverse communities. PPS3 also requires local planning authorities to identify a sufficient supply of identified deliverable and developable sites for housing. PPS 4 (Planning for Sustainable Economic Development) seeks to ensure that adequate land is provided for economic growth whilst securing a flexible approach to the supply and use of land. PPS7 (Sustainable Development in Rural Areas) promotes more sustainable patterns of development in, or next to, existing settlements. It also seeks to raise the quality of life in rural communities through the delivery of well designed housing, economic development and community facilities to meet local needs whilst also protecting areas subject to statutory designations. PPS9 (Biodiversity and Geological Conservation) which sets out planning policies for protecting biodiversity and geological conservation through the planning system PPS12 (Local Spatial Planning) which sets out the government s requirements for local planning authorities preparing their Local Development Frameworks and for local spatial planning which seeks to coordinate the identifi cation and delivery of land for development and the delivery of infrastructure. PPG13 (Transport) which seeks to integrate planning and transport at the national, regional and local levels to promote sustainable transport choices, accessibility to jobs and facilities and reduce the need to travel, especially by car. PPG 16 (Archaeology and Planning) which provides guidance to local authorities on how to manage planning proposals to bring about an appropriate treatment of sites with archaeological remains and reduce the areas of conflict between development and presentation. PPG 17 (Planning for Open Space, Sport and Recreation) which gives guidance on the provision of open spaces within new developments. PPG 24 (Planning and Noise) which provides guidance on minimising the impact of noise on residential developments The Test Valley Local Plan was adopted on 2nd June In preparing the Core Strategy, key policies were identified and became saved policies. The following are key policies that have been responded to as the scheme has developed: ESN 03: HOUSING TYPES, DENSITY AND MIX Development and redevelopment for housing outside the Residential Areas of Special Character, as defined on the Inset Maps, will be permitted provided that: it includes a mix of dwelling sizes and types to provide choice and meet the needs of the local community and contributes to creating mixed communities; and taking account of accessibility and proximity to local facilities, it makes efficient use of land achieving a minimum density of 30 dwellings per hectare. ESN 04: AFFORDABLE HOUSING IN SETTLEMENTS On housing sites of: 15 or more dwellings (or sites of 0.5 hectares or more) within or on the edge of settlements with a population of 3,000 or more; and 5 dwellings or more (or sites of 0.2 hectares or more) within or on the edge of settlements in the rural area with a population of less than 3,000; the Council will negotiate provision for up to 40% of the dwellings to be affordable. Proposals should seek to ensure that: the proposed mix of housing meets the identified need; the affordable units are dispersed throughout the development; units are restricted in perpetuity to occupation by households in housing need; units are made permanently available at the earliest opportunity, in line with the physical progress of development of the site In assessing the suitability of such sites for the provision of an element of affordable housing, the Council will take into account: site size, suitability and the economics of provision; and the need to achieve a successful housing development ESN 22: PUBLIC RECREATIONAL OPEN SPACE PROVISION New housing development where there is a net increase in dwellings will be permitted subject to: the provision of open space to a standard of at least 2.8 ha per 1,000 population comprising: sport s grounds / formal recreation parkland informal recreation areas children s play space 1.0ha 0.4ha 0.8ha 0.6ha as net areas of usable open space, excluding access, parking, ancillary buildings, landscaping and safety margins sufficient to avoid the need for visually intrusive fencing; the laying out and equipping of the open space to a high standard at an early stage in the development; and arrangements for the long term maintenance for the open space having been made. P. 30

31 DES 02: SETTLEMENT CHARACTER Development will be permitted provided that: the overall design responds positively to the character and appearance of the surrounding townscape or settlement; it would not result in the loss or harm to open areas, woodlands and other landscape features that contribute to the character of an area; it would not disrupt a view from a public place which forms part of the distinctive character of an area; it does not breach or otherwise result in the removal of clearly recognisable boundary features, such as hedgerows, walls, trees or watercourses which help to define the edge of a settlement; and it does not require on or off-site infrastructure (for example overhead pylons or off-site highway works) which will have an adverse impact on the character or amenity of the surrounding area or adversely affect the countryside. DES 05: LAYOUT AND SITING Proposals for development within or adjoining a settlement will be permitted provided that: the scheme integrates with the form and structure of the existing settlement or surrounding area; any public spaces are well-defined, usable and connected; the scheme is laid out to provide a clear distinction between public and private spaces; buildings are laid out and relate positively to streets or other public spaces; and the positioning of doors and windows enables adjoining streets or other public spaces to be overlooked. DES 05: SCALE, HEIGHT AND MASSING Development will be permitted provided that: any building is in scale with other buildings in the immediate vicinity in terms of its height and massing, unless a greater scale is necessary to reflect the development s function or to create a landmark in an appropriate location; and its scale does not detract from the dominance of, or interrupt important views of, key landmark buildings or features The extension of existing buildings will only be permitted provided that the scale, height and massing of the proposed extension does not detract from the character or setting of the original building. DES 07: APPEARANCE, DETAILS AND MATERIALS Development will be permitted provided that the design of any building or structure: is of a high standard and attractive appearance which adds visual interest; expresses its purpose, unless this would detract from the character of the surrounding area; and complements local building styles and the colour, pattern and texture of local building materials Where the development comprises an extension or alteration to an existing building, it should not detract from the character or setting of the original building. The roof form of any extension or alteration should respect the form and symmetry of the original building. DES08: TREES AND HEDGEROWS Development will be permitted provided that it would not result in the loss of individual trees, groups of trees, woodlands or hedgerows of amenity or landscape value Where development is proposed close to existing trees or hedgerows, it should be designed and located to ensure that their health and future retention is not likely to be prejudiced. AME 01: PRIVACY AND PRIVATE OPEN SPACE Development will be permitted if: it provides for the privacy and amenity of its occupants and those of neighbouring properties; and in the case of residential development, it provides for private open space in the form of gardens or communal open spaces appropriate to the needs of the intended occupants taking account of topography, location and character. AME 02: DAYLIGHT AND SUNLIGHT Development will be permitted provided that: any buildings and associated open areas, including gardens, receive adequate levels of daylight and sunlight; and it does not reduce the levels of daylight and sunlight reaching any neighbouring properties and open space below acceptable levels. TRA 01: TRAVEL GENERATING DEVELOPMENT Development which results in an increase in the need to travel will be permitted provided that it: does not have an adverse impact on existing pedestrian, cycle or public transport users of the high way; and includes measures that minimise its impact on the transport network; and its location is well served by public transport; and is accessible to pedestrians and cyclists. AND 03.1: EXTENSION TO WA LWORTH ESTATE hectares of land to the east of the Walworth Estate, is proposed for employment uses (Class B1(b), Class B1(c) Class B2 and Class B8 (see Inset Map 1). Development should be designed to respect its surroundings particularly with regard to Picket Piece. ENV 09: WATER RESOURCES Development will be permitted provided that the Council is satisfied that the impact on existing water resources has been minimised and that measures which will have a significant long term impact on minimising the demand for water form an integral part of the proposal. ESN 30: INFRASTRUCTURE PROVISION WITH NEW DEVELOPMENT Development should make appropriate provision for infrastructure and community facilities directly related to and necessary for the development, having regard to the type, location, scale, and cumulative impact of the development proposed. TRA 04: FINANCIAL CONTRIBUTIONS TO TRANSPORT INFRASTRUCTURE Development which generates additional demands for travel will be permitted provided that a proportionate financial contribution is made towards improving the transport network and, or towards sustainable modes of transport to minimise its impact on the transport network. SITE CONTEXT P. 31

32 Planning and Design Guidance In addition to the National, Regional and Local Planning Policies the following relevant guidance has been considered in the development of the scheme: By Design: Urban Design in the Planning System (DETR, CABE 2000). The aim of the guide is to promote higher standards in urban design. It is a companion to all PPGs and remains a guide to PPSs. By Design: Better Places to Live (DTLR, CABE 2001). The guide was a companion to PPG3 and remains a relevant guide setting out the principles of good design to raise the overall quality in housing layouts and design. Code for Sustainable Homes (DCLG December 2006). The code has been developed as a single national standard to enable a step change in sustainable building practice for new homes. Planning and Access for Disabled People: A Good Practice Guide (ODPM 2005). The guide sets out to ensure that the needs of disabled people are properly considered as an integral part of the development process. Safer Places The Planning System and Crime Prevention (ODPM 2004). The guide sets out the main attributes of safer places under the headings Access and Movement; Structure; Surveillance; Ownership; Physical Protection; Activity; and Management and Maintenance. Secured By Design Principles (ACPO June 2004). The guide is a police initiative to encourage the building industry to adopt crime prevention measures within the built form. Building for Life (CABE/HBF 2001). The Building for Life criteria provides a quantitative assessment tool for comparing the design quality in new homes. There are 20 criteria set under the headings of Character, Roads, Parking and Pedestrians, Design and Construction and Environment and Community. Manual for Streets (DCLG March 2007). The guide advocates a culture change in the way streets are designed and adapted with a view to creating a more attractive public realm and a safer environment for residents and their children. Car Parking: What Works Where (English Partnerships 2007). This is a tool kit for looking at which parking treatments work well in different locations. Urban Design Compendium 1 (English Partnerships 2000). Provides guidance on the principles of urban design and how to apply them. Urban Design Compendium 2 : Delivering Quality Places (English Partnerships 2007). This document builds on the guidance set out in Compendium 1 and describes the processes needed to deliver quality places. Planning and Design for Outdoor Sport and Play (Fields in Trust 2008). This document provides Benchmark Standard Recommendations for accessibility, quantity and quality of outdoor sport and play provision within new developments. P. 32

33 3. Evaluation EVALUATION P. 33

34 DESIGN VISION AND CONCEPT Vision 3.1 The overarching principles for the site have evolved in response to the analysis in the preceding sections. As such, the principles for the development of the site are set out below: Comply with policy guidance and, in particular, local plan policy; Integrate the site with the adjoining areas; Provide a landscape open space network; Create a development which minimizes the need for car journeys and encourages walking and cycling; Adopt an environmentally sensitive approach minimising the impact on surrounding areas; Provide a distinctive high quality in terms of building, urban form and spaces, which draws on the traditions of the area; and Create a safe and attractive place, which fosters a sense of community. 3.2 A sensitive approach to the development is adopted, including the retention of green space, fitting in with the landscape structure and minimising tree and hedge losses and ecological impact. The development will have a strong sense of place promoted by the use of references from distinctive places in the area. Areas of public open spaces and the local centre will be created for the benefit of new residents and the existing community. The development will provide a mixture of house types and tenures meeting the needs of the local community. Walworth Road P. 34

35 Ox Drove EVALUATION P. 35

36 Concept 3.3 In evaluating the preceding assessments a concept master plan was produced for the site. To produce the final concept master plan a rationale was used to develop the concept through stages. The rationale is explained in the following section through its eight stages. 1. Key Constraints The main constraint on development in the site was the extensive network of hedgerows which had formed the boundaries to the existing gardens. Through careful discussions with the ecologist, arboriculturalist and landscape architect a network of retained and proposed hedges was agreed that met the need for animal movement corridors with the need to sensibly develop the land. 2. Landscape Strategy The landscape strategy establishes two east west green corridors. One is along the northern boundary to the railway line; the second is through the centre of the land between Walworth Road and Ox Drove. Other areas for play and recreation link to these corridors. The areas to the south due to slopes and visual reasons are identified as open areas. The others as they provide green space within areas of development. fig. 3.1 > Key Constraints Plan fig. 3.2 > Landscape Strategy Plan P. 36 Existing Development Potential Development Area Employment Green Frontage Main Street Existing Hedges to be Retained Existing Development Employment Main Street Existing and Proposed Hedgerow Potential Development Area Green Space Leap Formal Play Area

37 3. Access Site access falls into the following categories: Main vehicular access from Walworth Road. No vehicles to access from Ox Drove; Bus only links to Ox Drove and the future development of the land to the west for employment; Pedestrian access to the open space/future employment land to the west and between land to the north and south of Ox Drove; To allow for possible development to the east, west and the land in the centre of the sites to the north of Walworth Road. 4. Linkages Having established the various access points, the main movement corridors are identified. The aim is to provide a well connected permeable site that gives a variety of options for the existing and proposed residents to integrate. Most of these corridors will be streets whose character will be defined in the detail design. fig. 3.3 > Access Strategy Plan fig. 3.4 > Linkages Plan Main Access Points Pedestrian Only Bus Only Route Main Streets Minor Streets Main Pedestrian Routes EVALUATION P. 37

38 5. Legibility To enhance the integration of the development with the local character of the area and to increase the legibility of the development, a series of legible urban design elements will be integrated into the scheme, these will include: key spaces gateways key buildings; and key frontages. 6. Character Areas Having defined the movement and landscape strategies, the remaining land was formed into perimeter blocks. This is to ensure that there is a clear definition between the public and private realm as well as a permeable structure to aid integration. To further enhance the sites legibility and local distinctiveness the site is arranged into five character zones. These are divided into character frontages and character areas as follows: High Street Frontage Main Street Frontage Edge Frontage Back Streets Mews All the character zones will draw references from the local character study. fig. 3.5 > Legibility Plan fig. 3.6 > Block Structure Plan P. 38 Gateway Key Frontage Key Buildings Phase 1 Subsequent Phases High Street Frontage Main Street Frontage Green Lane Frontage Back Street Mews

39 7. Uses Finally, the distribution of uses responds to the surrounding context. As such: the local centre is located centrally. The details of the exact location of the retail and community uses is dealt with in the detail design section; the school is contained within the local centre enhancing the focal point for the existing and proposed community; the remaining uses will be residential. 8. Overall Concept 3.4 The combination of the various conceptual layers creates the overall Concept Master Plan for the site. The overall concept provides a clear undertaking of the constraints and the evolution of responses to those constraints. This process then goes on to clearly inform the creation of a robust and responsive Master Plan as detailed in Section 4.0. fig. 3.7 > Uses Plan fig. 3.8 > Overall Concept Plan Phase 1 Subsequent Phases Local Centre School Residential Open Space Main Streets Minor Streets Main Pedestrian Routes Gateway Key Frontage Key Buildings Leap Formal Play Areas Local Centre Community Centre EVALUATION P. 39

40 Public Consultation 3.5 Community involvement is at the forefront of national planning policy, including Planning Policy Statement 1 (PPS1): Delivering Sustainable Development (2005) and Planning Policy Statement 12 (PPS12): Local Development Frameworks (2008). 3.6 PPS1 sets out the Government s overarching policy towards community involvement in planning, referring to both the formulation of plans and policies and proposals for new development. It advises that community involvement should not be a tick box process (paragraph 43). Rather, effective community involvement requires an approach which: Enables communities to put forward ideas and suggestions and participate in developing proposals and options. It is not sufficient to invite them to simply comment once these have been worked-up: Consults on formal proposals; Ensures that consultation takes place in locations that area widely accessible; Provides and seeks feedback 3.7 PPS1 also acknowledges that effective consultation is a key aspect in the drive to achieve sustainable development. Methodology 3.8 The context of the development site, surrounded by existing residential development meant that early engagement with existing residents of Picket Piece was essential to establish the main points of concern and resolve any issues well in advance of the submission of the planning application. 3.9 The principle of public consultation was to: engage with as many of the residents of Picket Piece as possible Present the proposals clearly Listen to the concerns of those residents and provide feedback Be clear about what can and cannot be changed and why October 2009 exhibition 3.10 Paragraph of the Council s Statement of Community Involvement (review) 2009 states that the Council will: 3.11 Actively encourage applications making major or sensitive applications to undertaken consultation with the local community, including parish councils, at an early stage 3.12 A public consultation exercise was therefore undertaken in October 2009 which took the form of a public exhibition. Letter to the local community 3.13 Letters were sent to all homes and businesses within Picket Piece and along Ox Drove (284 addresses in total), the 3 St. Marys Ward Councillors and Sir George Young MP. The letter provided a brief outline of the development being proposed, dates and times for the exhibition and the address for the project website. Publicity 3.14 An advert was placed in the local paper and a press release was issued to be picked up by the local media. Copies of the advert were also displayed at various points in and around Picket Piece. The project website went live immediately following the event and contained the exhibition materials and feedback form. Exhibition 3.15 The exhibition was held at Picket Piece Village Hall which lies on the main thoroughfare of Walworth Road, opposite the existing commercial centre. The exhibition consisted of a series of A1 display boards located within the main hall. The boards provided as much information as possible about the scheme given its early stage, including an indicative draft master plan and access strategy Feedback forms were provided and attendees were offered the change to fill them in at the exhibition or take them away and return them to the consultant team at a later date. Attendance and Responses 3.17 Over the course of 2 days, 190 people attended the exhibition although it is noted that this includes some people who visited on more than one occasion. 52 responses have been received which represents a 27.4% response rate. Key Issues and Responses 3.18 Feedback received from the public following the exhibition indicated that whilst some people accept that the site will be developed there are others who object to the principle of any development One particular concern noted by people at the exhibition was that the draft indicative master plan did not provide enough information on the actual layout of the proposed development, sufficient enough to allow people to appreciate what would be at the end of their gardens. Members of the consultant team explained that the plans were at a very early stage and that as a result that level of detail was not available Concern was also expressed regarding the potential loss of the playing field to the south of Walworth Road between the proposed development site and the Walworth Industrial Estate. The consultant team explained that this was not proposed as part of the Picket Piece development and was in fact an allocation made by Test Valley Borough Council within the Local Plan The main issues highlighted in the responses included: Highways: concern regarding the increased levels of vehicle movements along Walworth Road. It was suggested that the main route into the development should be via the land allocated for the extension of the industrial estate. Density of development: whilst expressing concerns regarding the overall proposed density of the development, suggestions were made that the density should be higher towards the western edge of the site (adjacent to the land proposed the industrial estate extension), with lower densities to the eastern edge. Location of open space: of specific concern to a small number of respondents was the location of the open space and whether it should, in fact, be located further east to better connect into the open space areas to the south of Ox Drove. Number of dwellings the majority of respondents objected to the number of houses being proposed and suggested that a lower number would result in a development more sympathetic to the existing developments in Picket Piece In revising the proposals following the consultation, discussions have taken place with Test Valley Borough Council regarding the possibility of providing the access through the land allocated for the Industrial Estate extension. Having investigated the matter it is not possible to provide a link via the industrial estate and as such the main access into the site In relation to the density of development, the proposed plans have been revised to take account of the comments and the highest density areas are to be on the western side of the site, with densities reducing eastwards The open space provision has been reassessed and consideration has been given to the comments received. As such the sports pitches have been relocated and a junior pitch is now proposed within the land to the South of Ox Drove. P. 40

41 The exhibition was held at Picket Piece Village Hall which lies on the main thoroughfare of Walworth Road, opposite the existing commercial centre. The exhibition consisted of a series of A1 display boards located within the main hall. The boards provided as much information as possible about the scheme given its early stage, including an indicative draft master plan and access strategy. EVALUATION P. 41

42 Design Evolution fig. 3.9 > Latest Masterplan September 2009 fig > Latest Masterplan February Responding to the findings of the Site Context and Site Appraisal, as well as feedback from the public consultation events, the master plan for the site has evolved. Fig 3.10 shows the first master plan, with Fig 3.9 showing the next stage of evolution The major changes to the master plan are as follows: Following public consultation the sports pitches were moved to the east on land adjoining Escourt and the Depot off Ox Drove. Although the two pitches were separated it was felt to be a more efficient use of land. Access and surveillance of the pitch south of Ox Drove would be adequate for its usage A MUGA has been added, with changing rooms and car park; The area to the east of the school is to be used for formal recreation, such as tennis courts. The LEAP adjoining the existing community centre has been reduced; An additional LEAP has been located in the eastern section of the site; A NEAP has been replaced with an area suitable for a skate park or similar activity for teenagers; The A1 to A5 uses have been reduced from 500m² to 200m²; The Extent of local centre has been reduced; The Extent of Phase 1 and subsequent phases has been defined The land to the north of Walworth Road has been reduced. P. 42

43 4. Design DESIGN P. 43

44 fig. 4.1 > Master Plan(Phase 1) MASTER PLAN 4.1 This section of the Design and Access Statement provides a comprehensive description of the Master Plan for the Site, and provides information on the amount, scale, layout and appearance of the development, the landscape strategy, and the access and circulation principles. The level of detail is appropriate to the issues, context and scope of the application for outline planning permission with all matters reserved except access. 4.2 Whilst the application is for Phase 1, consisting of up to 530 dwellings, the plans show it within the context of the overall master plan for 800 dwellings. This reflects how the site was designed. The Master Plan shown in Figure 4.2 indicates a possible form for the overall development, with the Design and Access Statement detailing the underlying development principles to ensure a high quality scheme is delivered on the Site. Phase 1 Master Plan is shown in fig 4.1, neither precludes alternative layouts coming forward at the detailed design stage providing the underlying development principles established in this document are satisfied and the delivery of quality within the built environment remains unfettered. 4.3 To demonstrate the quality of the Master Plan and the design principles set out in this Design and Access Statement, a more detailed illustrative layout for the Master Plan is included at page 86. Table 3: Design Chapters Structure 4.2 USE, SCALE AND AMOUNT 4.4 LANDSCAPE AND ECOLOGY 4.5 LAYOUT AND APPEARANCE 4.6 ACCESS AND MOVEMENT 4.7 CLIMATE CHANGE 4.8 PHASING AND IMPLEMENTATION Deals with the distribution of land uses, the amount of development that will be accommodated on the Site and the scale and mix of development in terms of defining a minimum and maximum building envelope for each of the residential and non residential building types. Sets out the landscape and ecology strategy for the Site, and includes details on formal and informal recreation provision, biodiversity creation and public realm treatment. Sets out the guiding principles and parameters for layout and appearance, which will inform detailed design stages. Details the proposed routes and access point arrangements for pedestrian, cyclist, public transport, vehicle movement and car parking to achieve an inclusive environment, which promotes sustainable travel patterns. This section also provides guidance on community safety principles Provides guiding principles to be achieved at the reserved matters stage. Provides details of the development phases and implementation process for delivery. P. 44

45 fig. 4.2 > Master Plan Phase 1 Boundary Subsequent Phases Proposed Tree Planting Residential Food Store (400m 2 ) Local Centre- A1-A5 (200m 2 ) Community Facility (300m 2 ) Open Space Square Building Frontage Pedestrian/Cycle Link Existing Road Sport Pavilion with car park Existing Vegetation Proposed Vegetation Employment School Nature Conservation Area Roads Local Equipped Area for Children s Play (Leap) Village Street Recycling Facility Multi Use Games Area (Muga) DESIGN P. 45

46 USE SCALE & AMOUNT Land Uses 4.4 The distribution of the land uses and their relationship is shown in Figure 4.4. The pattern of land use is derived from the evaluated opportunities and constraints and the development concepts and principles. Residential Development 4.5 Residential use will be the primary land use within the Site. Local Centre 4.6 An area of 0.91 Ha will be allocated to local centre (including the square) for the development. It will comprise a range of Class A1, A2-A5, Food store, community facility and residential. The school area of 1.24 ha is also located in the local centre. Formal Open Space 4.7 The Master Plan shows five Local Equipped Areas of Play (LEAP), located within the development. The location has been selected to enable the majority of the development to be within a 400m walking distance. Buildings will front on to the play space providing natural surveillance over the space. 4.8 For formal recreation the following has been provided: a senior sports pitch to the west of the Ox Drove Depot a junior sports pitch to the south of Ox Drove; and tennis courts or a similar facility between the school and the existing community centre rear gardens. Informal Open Space 4.9 Informal open spaces are primarily for older children and teenagers. These consist of a Multi-Use Games Area (MUGA) north of the senior sports pitch and a BMX track south of OX Drove. Nature Conservation, Landscape Buffer and Hedgerows 4.10 These comprise areas of existing landscape and ecological value around the site identified for retention at the Site constraints stage. In addition landscape buffers are proposed with the railway line and along the western and eastern boundary. Parkland 4.11 Parkland is space for informal recreation, such as dog walking and other forms of quiet recreation. The majority of the parkland is located at the southern edge of the development integrated with the nature conservation area. fig. 4.3 > Detailed Local Centre Plan Table 4: Schedule Phase 1 Subsequent Overall Phases Residential High density Medium density Low Density Local Centre Mixed Use Square School Green Space Playing Field Play Area Orchard / Play Area Informal open space Nature Conservation Allotments Open Space Buffers and Buffers hedges Hedges Total Food Stores (400m 2 ) A1-A5 (200m 2 ) Community Facility (300m 2 ) School Residential P. 46

47 fig. 4.4 > Land Use Areas Plan Phase 1 Boundary Low Density Developable Area Play Area Local Centre Allotments Subsequent Phases Hedge Buffers School High Density Developable Area Playing Field Nature Conservation Area Square DESIGN Medium Density Developable Area Open Space Orchard/Play Area Informal Open Space P. 47

48 SCALE AND MASSING Building Heights 4.12 In association with the density of the buildings a range of building heights have been introduced. These are outlined in the plan opposite. Three categories of storey height have been applied to residential dwellings across the Site, and one category to the retail/community buildings as follows: Up to 3 storeys in the central area of the Site (equivalent to 2.7m per storey) Up to 2 ½ storeys for the western and central section of the site (equivalent to 2.7m per storey) Up to 2 storeys for the eastern sectionof the site (Equivalent to 2.7m per storey) 4.13 The accompanying Table 5 illustrates the minimum and maximum 3 dimensional scale principles of all building types within the development. These principles have informed the illustrative layout plan (Figure 4.15). Table 5: Building Scale Principles LENGTH (X) WIDTH (Y) HEIGHT (Z) LENGTH (X) WIDTH (Y) HEIGHT (Z) min max min max min max min max min max min max DETACHED LENGTH (X) WIDTH (Y) HEIGHT (Z) min max min max min max APARTMENTS CORNER LENGTH (X) WIDTH (Y) HEIGHT (Z) min max min max min max SEMI-DETACHED LENGTH (X) WIDTH (Y) HEIGHT (Z) min max min max min max GARAGE LENGTH (X) WIDTH (Y) HEIGHT (Z) min max min max min max TERRACED LENGTH (X) WIDTH (Y) HEIGHT (Z) RETAIL & COMMUNITY LENGTH (X) WIDTH (Y) HEIGHT (Z) min max min max min max min max min max min max APARTMENTS CHANGING ROOMS LENGTH (X) WIDTH (Y) HEIGHT (Z) min max min max min max SCHOOL P. 48

49 fig. 4.5 > Building Heights Plan Phase 1 Boundary Subsequent Phases Up to 3 Storey (Commercial) (Max13m) Up to 3 Storey (Max12m) Up to 2.5 Storey (Max 10.5m) Up to 2 Storey (Max 10m) Up to 2 Storey (School) (Max 13m) DESIGN P. 49

50 DENSITY AND MIX PPS 3 Density 4.14 The adjoining plan shows the areas which comply with the definitions and methodology of calculating net development area in Annex B of PPS 3. The net development area of the Phase 1 Site is Ha. The illustrative Master Plan provides for up to 530 dwellings within the development area which gives an average density of 34 dph (30 dwellings in the Local Centre are excluded) Within this overall average density figure some variation will be required to respond to varying density areas within the Site. Medium densities will be appropriate within the centre of the Site along the main and secondary residential streets emphasising the importance of these spaces. Lower densities will be appropriate around the edge of the development to create a transition between landscape and urban form. Local Centre Ha of mixed use local centre is provided to meet demand for retail, food and a community centre. The area of local centre proposed on the Site has been calculated with reference to guidance produced by Barton Willmore Retail Group The location and size of the local centre and square, is defined by the following principles; It should be large enough to contain the nonresidential buildings with their parking and servicing needs. It should include the frontage to the primary school with the square containing adequate space for dropping off children It should be formed off a street which runs at approximately right angles to Walworth Road. fig. 4.6 > PPS3 Density Plan Dwelling Mix 4.16 The development will provide a mix of dwelling types and sizes in response to a number of factors including demand, location and existing housing stock in the area The mix will vary through the development in response to the character being formed, density and land uses. The main route within the Site will accommodate a mix of predominantly terrace and semi-detached properties. Flats will occasionally be located along this route particularly at junctions where buildings need to define the corner. Elsewhere, dwellings will be predominantly small and medium sized family houses To illustrate the principles of dwelling mix and distribution, the illustrative layout plan on page 86 provides further details. Table 6: Dwelling Mix Dwelling Type Total 2 bed flat 15% 2 bed house 20% 3 bed house 20% 3/4 bed townhouse 20% 4 bed house 25% Total 100% Phase 1 Boundary Subsequent Phases PPS3 Area P. 50

51 fig. 4.7 > Density Plan Phase 1 Boundary Subsequent Phases Low Density Dph School High Density Dph DESIGN Medium Density Dph P. 51

52 LANDSCAPE AND OPEN SPACE The key feature of the landscape structure are as follows: 1. Proposed and retained hedgerows to feature wide grass verges forming edge habitats, to soften the road infrastructure and enhance local biodiversity 2. Proposed linear parkway aligning northern boundary to be enhanced with additional native trees and a managed shrub under storey. The parkway will enhance the local biodiversity in this area by incorporating informal pedestrian routes through managed grassland areas. 3. Semi-mature native tree planting within hedgerows will increase opportunities for extending ecological corridors at tree canopy level. Such methods will be introduced where gaps between hedgerows allow roads or paths to pass through. 4. Where necessary, non-native hedgerow trees will be phased out and replaced with appropriate native, locally appropriate species. 5. Avenue planting forms a transition from informal street planting to village street planting and will feature large, native trees set within managed shrub and grass landscaping 6. Informal street planting will feature medium native trees ideally suited for urbanised planting, which will also contribute to the overall vegetative framework associated with the landscape in the wider context 7. Proposed domestic residential planting including trimmed hedgerows and shrub planting creating separation between existing and proposed properties 8. Naturalistic play areas within informal open spaces, featuring retained and proposed vegetation including managed hedgerows, grassland mosaics and scrub planting to improve biodiversity and blending ecological benefits with educational appreciation of nature Where vegetation is proposed to be retained, this would typically be supplemented by new planting which would reinforce and enhance the existing landscape framework and compensate for limited areas of vegetation loss It is estimated that there would be an approximate increase of 22% in the vegetation on the Site through proposed planting. Such planting will include restoring the landscape features such as hedgerows which form a key component of the landscape. Additionally, proposed planting includes the replacement of non-native species with locally appropriate species in order to fully restore the landscape character of the Site The details of the landscape structure are shown in fig 4.9 and The play strategy is outlined in the following pages as well as the hard and soft landscaping elements, boundary treatment and street furniture. These are related to the five character areas, which are outlined on pages P. 52 fig. 4.8 > Hedgerow Sections

53 fig. 4.9 > Landscape Strategy Plan Phase 1 Boundary Subsequent Phases Existing Offsite Vegetation Existing Hedgerows and trees to be Retained and Enhanced Existing Structural Planting to be Retained and Enhanced Existing Orchard to be Retained and Enhanced Existing Buildings Existing Vegetation to be Removed Proposed Domestic Hedgerow/ Buffer Planting Proposed Native Hedgerow and Tree Planting Proposed Informal Street and Public Realm Planting Proposed Avenue and Formal Planting Proposed Sports Pitch Structural Planting Proposed Informal and Formal Public Space Proposed School / Sports Field Proposed Grass Verges / Hedgerow Edge (Features mown informal pedestrian pathways) Proposed LEAP / NEAP Proposed School Proposed Residential Development Proposed Local Centre / Commercial & Public Square Proposed Access Route DESIGN P. 53

54 PLAY STRATEGY 4.24 The new development will create a series of outdoor playing space to accommodate a range of sport, active recreation and children s play. The sizes of these areas are calculated carefully making sure that each space is adequate to meet the needs of the proposed development. As well as producing a range of play, the open space network will be designed as multifunctional spaces accommodating ecological interests and enhancing visual amenity. These playing spaces are well integrated with the built form and the existing landscape features and are safe, accessible and available to everyone Policy ESN22 sets out the open space requirement as follows: Sports grounds/ formal recreation 1.0ha / 1,000 people Parkland 0.4ha / 1,000 people Informal recreation areas Children s play space 0.8ha / 1,000 people 0.6ha / 1,000 people 4.26 Table 7 sets out a series of population calculation for the site based on: The overall master plan area of up to 800 dwellings, and The first phase development of up to 530 dwellings. As suggested in the guidance for policy the number of dwellings is multiplied by 2.4 to give the population for 530 and 800 dwellings. The predicted population is shown in Table For each population the open space requirement for the site is shown in table Table 9 shows the areas provided in the master plan for different types of open public spaces The following is a description of the different types of open spaces that are being provided across the site. Sports Grounds 4.30 An area of 1.73 hectares is being provided as part of the phase 1 application The Play Strategy Plan illustrates where two natural turf sports pitches will be located, serving the new and existing community. One senior sports pitch (96x60 m) and one junior sports pitch (75 x 42m) will be provided to create opportunities for a variety of ball sports. The junior sports pitch will be located to the south of Ox Drove, and will feature a graded terrace and embankment with appropriate landscaping. The senior sports pitch will be located across Ox Drove, a short distance to the north of the junior sports pitch. Changing room facilities with storage areas and a small car parking area will be located to the north of the senior pitch, and will be accessible from the primary street It is anticipated that the sports grounds could be shared between the local community and the school An area of land to the east of the school will be designed to accommodate tennis courts or cricket nets. Children s Play Spaces 4.34 Of the five areas of play which form part of the proposed development, three will be constructed during phase 1, the locations of which can be identified on the Play Strategy Plan. The three play areas feature retained landscape elements such as hedgerows which will soften the interface with the new dwellings In the overall scheme there are a further two play areas in the northern section of the site. The play area in the north east section of the site will be designed to integrate with the existing orchard All dwellings within the overall scheme and phase 1 will be within five minutes walk of an area of play. Parkland 4.37 Existing retained and proposed hedgerows with grass verges throughout the Site will feature informal route ways for pedestrians and cyclists. These routes will link areas of open space to create green links which extend out into the land south of Ox Drove. Informal Recreation 4.38 This provision is mainly aimed at youths in the development and the surrounding existing community. It is in two locations north and south of Ox Drove The area south of Ox Drove is ideal for activities such as a BMX track. To the north of the senior pitch is a MUGA providing a lit all-weather pitch for games such as football and basket ball. Allotments 4.40 An area of 0.38 hectares has been allocated for allotments, which will be located to the south of Ox Drove as illustrated on the Play Strategy Plan. These allotments will provide a recreational amenity for members of the community of all ages, and will feature pedestrian links to the new development. Summary 4.41 The new development will provide the new and existing residents with a variety of formal and informal recreation and play facilities consisting of: 2 sports pitches (one senior and one junior) changing rooms with car park An additional formal recreation area with tennis courts or cricket nets; 5 areas of play; A MUGA: A course for BMX bikes; and A footpath network for walking with a trim trail over a section of it. Table 7: Table 8: Required open space Table 9: Provided open space number of dwelling Number of Persons per Dwelling Phase X Overall 800 X Predicted population: Phase 1 (530 dwellings) Overall (800 dwellings) sports grounds/ formal recreation 1.27 ha 1.92 ha parkland 0.51 ha 0.77 ha informal recreation areas 1.02 ha 1.54 ha children s play space 0.76 ha 1.15 ha TOTAL= 3.56 ha 5.38 ha sports grounds/ formal recreation Phase 1 (530 dwellings) 1.72 ha 1.99 ha parkland 3.24 ha 3.55 ha Overall (800 dwellings) informal recreation areas 1.51 ha 1.51 ha children s play space 0.77 ha 1.17 ha TOTAL= 7.24 ha 8.22 ha P. 54

55 fig > Play Strategy Plan Site Boundary LEAP with 240m Walking Radius Multi Use Games Area (Muga) Area of Informal and Formal Recreation 1. Formal Recreation Area 2. Children s Play Area 3. Parkland 4. Informal Recreation Area 5. Allotments DESIGN Other Areas of Open Space P. 55

56 Table 10: Soft Landscape Elements Street Trees Design Principles Indicative Tree Species Examples Informal tree planting together with existing hedgerows, planted on either side of the carriageway. Trees planted within grass verges or hard landscape areas where appropriate. Columnar species will be used to reduce overhanging of the carriageways. Betula various Quercus robur Fastigiata Tilia cordata Green Spire Acer campestre Streetwise Mews courtyards Few trees planted informally in the mews, used primarily to define parking bays. Trees will be planted in hard landscape. Existing hedgerows to be gapped up if necessary. Malus various Prunus various Betula various Few specimen trees planted in hard landscape used to define parking bays and structure the space. Groups of trees planted informally on soft areas of the space. Squares Rural Edge/ Open Space Noise attenuation bund Existing structural planting (informal groups of trees and hedgerows) enhanced by additional trees and additional hedgerows if required. Planting used as a boundary treatment to define the urban edge and the open space. Existing vegetation retained and strengthened to improve the attenuation of noise from the railway line. Evergreen species would therefore be beneficial in reducing noise all year round, and species at a variety of heights in order to create a solid boundary. Acer campestre Corylus avellana Quercus robur P. 56

57 Table 11: Hard Landscape Elements High Street Footway Surfacing Examples Edges / Kerbs Examples Footways along High Street to be Macadam to reflect urban context. Exposed aggregate 125mm upstand kerb Main Street Back Street DESIGN Green Lane Footways to be Macadam to reflect transition from high street Footways along Back Street to be Block paving to reflect emphasis on pedestrianised movement Block paving laid as footway or grass verge Exposed aggregate 125mm upstand kerb. Gutter detail in small unit paving to edge of carriageway in some locations. Low splay kerbs. Block paving kerbs reflect transition from Main street. Gutter detail in small unit paving to edge of carriageway in some locations Flush pin kerbs with Informal grass edging in areas of less intense use. Grass softens transition from built edge to rural landscape. Block paving laid as footway. Exposed kerbs to meet ramped shared surface areas. Mews Squares to have consistent surface finish but with variations in paving sizes and laying patterns to define use zones. Vehicular routes defined by bollards, low splay kerbs and/ or gutter detail in small unit paving. Squares Surface finish to be Tumbled block paving e.g. Marshalls Tegula or similar. Small units to be used as rumble strips on all approaches to the squares. P. 57

58 Table 12: Boundary Treatments Character Areas Boundary Types Examples High Street The gateway to the development located to the north of the centre. Terraces will predominate the area and there won t be more than 0.5m (privacy strip) setback. Hard landscape (zone) to building frontage Concrete and granite setts to Public Squares Main Street runs through the middle of the development. Boundary treatment will vary to reflect the architectural styles. Set backs are various with a proportion of front gardens. Timber fencing Low brick wall Back Street Main Street Back Street forms the inner site of the development. There will be either no setback or small front gardens. Low brick walls Picket fences Planted frontages Green Lane Green Lanes, forming the edge of the development has a looser and more rural character with a strong landscape framework. Boundaries will be less formal than elsewhere. Hedges Brick wall Garden Planting Buildings along the mews will have planted frontages but no set back and boundary treatment. Hard Landscape Planted frontage P. 58 Mews

59 Table 13: Street Furniture Items Design Principles Edges / Kerbs Examples Seating / Litter Bins Seating to be metal framed with timber slats to main development areas and of compatible design and style. Seating to Green Lane and areas of open space to feature simple timber framed benches providing rest and relaxation on urban edge. Litter bins to be consistent with the style and materials used for seating. Selection of seating and litter bins to High Street should reflect the character and important of this area as a gateway and should be of a higher specification 6m High tapered lighting columns to High Street and Main Street Colour black. Single luminaire of swan neck or bracket fi xed design. 5m high tapered columns to other streets and lanes and to cycleways with single luminaire to each post. Colour black. Lighting DESIGN Bollards Tree Grilles Lighting to be affixed to buildings where possible particularly within courtyard and mews areas. Mild steel bollards to be used to the development areas only where required to preclude vehicular access or to defi ne pedestrian and vehicular use zones fi or example in the squares. All bollards to be painted black. Timber bollards to be used to eastern development areas and in rural fringe locations particularly the sports pitches and associated car park areas. Stone bollards to be used in village boulevard where appropriate with opportunities for impromptu seating. Cast iron tree grilles to be used for trees in paving along primary streets and in squares. Tree grilles to be laid fl ush with adjacent paving. Metal tree guards to be used in vulnerable locations. Trees in grass routeway verges to have no grilles. Trees along lanes and within mews and courtyards to have no grilles but min. 1.0m diameter mulched zone around trunk and tree pit edged with paving trim or low spay kerb. Street signage to be post mounted wherever possible and to be of a consistent size and design. Mild steel post signage in urban areas. Signage P. 59

60 LAYOUT AND APPEARANCE LAYOUT Urban Form 4.42 The structure of the development has a strong functional rationale informed by the existing landscape grain, topography and character references of the surrounding villages. Care has been taken to integrate the new development with its immediate surrounding as well as to achieve a high quality, legible and distinctive townscape A number of urban design components that combined will produce a high quality layout, are dealt with in this section as follows: Generic Block Structures Parking Options Character Zones and Appearance Principles Space Typology Principles 4.44 The principles of each component is set out and described in more detail within this section. Block Principles 4.45 The following illustrations (page 61, 62 and 63) provide representations of best practice design principles for the block forms appropriate to the site. They are not direct representations of blocks within the Illustrative Master Plan but provide clear guidance on the key principles that are employed in the block layout plan detailed on page 89, and those principles that should be achieved at detailed design stages. The use of block principles provides some flexibility for designers to enable alternative detailed layouts to be advanced providing they achieve the principles set out in this section. Car Parking 4.46 The block principles also illustrate a number of parking solutions appropriate to each block type, its use and the street type. However, some car parking solutions not illustrated can also be appropriate. As such, a series of parking typologies have been identified in Table 13. This provides the designer with a range of possible solutions to fit the character and form of the particular development component. More detailed guidance on the form and distribution of car parking will be set out at the reserved matters application stage 4.47 The general approach is to ensure that the proposed variety of on-plot and off-plot parking solutions are integrated within the urban form, architecture and public realm, with minimal visual intrusion and obstruction to pedestrians. The means of car parking is designed with reference to best practice guidance published by English Partnerships in Car Parking What Works Where and is to be safe and secure, with natural surveillance provided by over-looking properties. Spaces for cars should not interrupt service or emergency vehicle access or create unsafe conditions for pedestrians Off street spaces will be provided normally, in small groups serving five to eight homes. There will be no limit for apartments or mixed use blocks, but care will be taken with the design to ensure security is not compromised. On plot spaces will be provided for larger dwellings and including garages, integral garages and spaces Precise car parking provision will be agreed at the reserved matters stage but in general, provision will normally be made on the basis of one space per one and two bed flats with additional visitor spaces as space allows. Parking provision of up to 1 space will be appropriate for dwellings of 1 bed, up to 2 spaces for two-three beds and up to 3 spaces for four beds and more Mixed use areas will include provision on the basis of: Food store : 1 space per 14 sqm 2 A1 office - 1 space per 30m including visitor parking A2/ A5 Shops, Financial and Professional Services - 1 space per 30 sqm Community : 1 space per 10 sqm School : 1.5 space per classroom P. 60

61 Table 14: Residential Block Principles: Back to back Residential Block Principles: Back to back 1 General Character- There is a clear distinction between public and private space with garaging and parking a key element in the character of the public realm. 2 Landscape Design - High quality surface materials should be used to enhance public realm and encourage pedestrian activities. Hard and soft landscaping treatment and tree planting should be used where appropriate Parking - In the streets around the block there should be a mixture of visitors and on-plot spaces for private parking. Parking within property curtilage should include a mixture of detached and integral garages. Privacy - Minimum distance of 21 metres should be maintained between rear face elevations in order to achieve acceptable privacy levels for properties. Security - Buildings should face public realm with front doors and/or windows to habitable rooms to give natural surveillance to streets All cars need to be surveilled from ground or upper floor windows. 7 Servicing & Storage - Provision of adequate space for refuse and recycling bins as well as accessibility to them should be considered. Generally bins should be collected from the front of properties with back to back block arrangement. Where bins are to stored to the rear of the property, gated access will need to be provided to rear garden from front of property Each dwelling should have secure storage for at least one cycle for apartments and two for houses. When garages are provided, the cycle storage should be integrated within the garage. Where there is no garage, the following storage options will be acceptable: 2 8 -cycle parking within the house or apartment block. Where this solution is proposed the scheme drawings must show how appropriate space, which is specifically designed for cycle storage, will be provided within the building(s); or within the rear garden areas. Street Design - Street widths will vary according to street hierarchy and to accommodate a wider range of parking types. The streets should be designed to give priority to the disabled, pedestrians and cyclists. High quality materials are to be used in the streets Generally, corner elevations should have windows, avoiding long sections of blank walls. Consideration should be given to placing the front entrance and windows to main rooms on the gable Include breaks in lines or rows of on street parking bays every six spaces. This can either be for tree planting or to make it easier for pedestrians to cross from one side of the street to the other. DESIGN P. 61

62 Table 15: Residential Block Principles: Mews Residential Block Principles: Mews Character This will prevent the domination of spaces around the perimeter of the block by parked cars and garages. Landscape design The selection of high quality surface materials, street trees and furniture is essential in creating a pleasant environment for residents and visitors. Particular care is to be taken in the design for the mews courtyard where dwellings are mixed with car parking. Security For the mews, dwellings such as flats over garages should give adequate surveillance to the area. Entrances to the mews should be narrow and gables at the side should contain windows to habitable rooms. Mews should be lit. Parking In the streets around the block there should be a mixture of on-street visitors parking and on-plot for private parking. In the mews there should be a mixture of parking spaces and garages for the residents. 4 5 All cars need to be surveilled from ground or upper windows. 6 Care should be taken to provide locations for refuse and recycling bins that are convenient for collection. 7 7 Each dwelling should have secure storage for at least one cycle. If there are garages then the cycle storage should be designed to be within the garage. Where there is no garage then the following storage options will be acceptable: cycle parking within the house or apartment block. Where this solution is proposed the scheme drawings must show how appropriate space, which is specifically designed for cycle storage, will be provided in the building; or within the rear garden areas; or within courtyards in a secured location sheltered from the weather Streets should vary in width to allow visitor parking to occur. The amount of variation will depend on street type. 9 9 For on-street parking there should be no more than six spaces without a break if perpendicular, and four spaces if parallel The streets should be designed to give priority to the disabled, pedestrians and cyclists. 11 Corners should have entrance doors and/or windows to habitable rooms to give natural surveillance Buildings should face on to the public realm with front doors and windows to main rooms giving activity and natural surveillance to the public realm. Buildings should be provided around the perimeter of the block to define the public realm. Access points to the mews should be limited to two. At least one should be vehicular and designed to give access to refuse vehicles. P. 62

63 fig > Urban Design Principles Plan Car Parking 4.87 The illustrations show the different parking types with principles that can be used across the site. The chart below shows how the types relate to the character areas described on pages 68 to 69. The illustrative layout reflects these types in use. Table 16: Car Parking Principles High Street Main Street Back Streets Green Lane Mews Parallel Front Court Housing Square Mews Courtyard Attached Garage Cut Out or Drive Through Detached Garage Front Court Surface level parking bays in private area overlooked by fronts of dwellings. Not part of public highway. Spaces can be allocated to dwellings (permanently or on limited term permit) or unallocated. Normally well overlooked and likely to be well used. Parallel Kerbside parking parallel to street. Bays may be marked or unmarked. Typically unallocated (must be, if on public highway). Can also be used in shared surfaces / home zones. Vehicles enter and leave the parking space in same direction. Marked bay generally more efficient. Mews Courtyard Terraced garages or carports with accommodation over (flat over garage units). Garages serve both off plot and on plot dwellings. Allocated. Often used in perimeter blocks or mews streets to add visual interest and improve security. Blank ground floor facades can be unattractive. Attached Garage Garage is located to side of house, giving access to dwelling, often with bonus rooms over. May be paired with neighbour. Allocated. Garage placed close to highway. Housing Square Parking arranged around landscaped central space where streets meet. Typically unallocated (must be, if on public highway). Can also be used in less formal arrangements within shared surfaces, public squares and in home zones. Pedestrian desire lines to and across the central space should be properly provided for. Cut Out or Drive Through Arch formed at street level allowing driveable access under first floor accommodation to hardstanding or garage at rear of plot. May be shared with neighbour if hardstandings or garages paired. Allocated. Additional tandem parking space formed by access way, if not shared with neighbour. Detached Garage Garage is located to side of house, giving indirect access to dwelling. Option of accommodation over. May be paired with neighbour. Allocated. DESIGN P. 63

64 Urban Design Principles and Character Zones 4.51 The development has a distinctive linear urban form structured by retaining the existing vegetation, which forms a part of the proposed green corridor that runs on an east to west axis. The main road runs parallel to the green corridor and provides vehicle access to the whole development It is proposed that the centre is located close to the main entrance and it is within walking distance of the whole site. The Centre focused around a large square, unifies the whole development. The residential neighbourhoods are located either site of the main road as separate pockets divided by the existing hedgerows. There is a strong pedestrian and cycle network across the development that keeps the whole site connected. Key Spaces 4.55 Through the variation in building line, small informal spaces will be created within the streetscape. This is a modern interpretation of the local urban form structure indentified in the character study in section 2. These spaces within the development will introduce interesting and positive spaces capable of accommodating street furniture or landscape planting which will make a contribution to biodiversity within the urban area, with small scale features and the provision of features such as bat roost sites. Building form will front on to these key spaces providing enclosure and surveillance creating a safe environment. Key Frontages 4.56 It is important to create a clear hierarchy of routes in order to increase the legibility of the development. One of the ways to achieve this aim is to define key frontages which are particularly prominent to the appearance. To ensure these buildings frontages would contribute towards creating a unique and memorable experience of distinctive quality and character, particular attention will be paid to the building massing and architectural style Key frontages will be located: Along the High Street; Key Buildings 4.59 The key buildings should be designed so that they are distinct from the surrounding buildings by their scale, architectural style, detailing or materials. A series of key buildings have been identified within the illustrative Master Plan to complete one of several townscape functions. These Include: Completing views and vistas; Creating gateways and pinch points; Creating landmark buildings to assist with way finding through the Site; and Creating a sense of scale and enclosure at key spaces To aid the creation of a sense of place and legibility within the development, a series of urban design elements are proposed as follows: Entrance Gateways 4.54 Development fronting the Walworth Road forms a key gateway to the development. Building layout and landscape must therefore positively respond to the junction created. Reference is made to the existing development fronting the road for example by following the existing building line. Along the Main Street and, Green Lane Frontage A range of key buildings are also proposed across the site. P. 64

65 fig > Urban Design Principles Plan Phase 1 Boundary Key Pedestrian Route/Connections Landmark/Focal Point 400m Walking Distance from Local Centre Subsequent Phases High Street Frontage Gateway 600m Walking Distance from Local Centre Key Public Space Main Street Frontage Park DESIGN Key Open Space Green Lane Frontage P. 65

66 Character Areas 4.60 A key aim of the Master Plan is to create a development with a distinct identity. Therefore based on the location, density and the use of the units, five key character zones have been identified each of which has a specific role in responding to landscape, or key routes within the development. The spaces are as follows: High Street Frontage: Main Street Frontage; Green Lane Frontage; Back Streets; and Mews The principle urban form components for each of these character zones is detailed and described in the following pages In order to demonstrate that the design principles advanced in the character zones will achieve a high quality solution at the detailed Master Plan stages, an Illustrative Master Plan has been included on page 89, thereby illustrating the quality of the development that would result from the principles established in this section The first three of the components front key streets. Their character is therefore considered to be critical to the legibility of the development, particularly for pedestrians, cyclists and recreational walkers. The final two components refer to the remaining development areas within the development, the principles of which are more generic. P. 66

67 fig > Character Areas Plan Phase 1 Boundary Subsequent Phases Green Lane Frontage Back Street High Street Frontage DESIGN Main Street Frontage P. 67

68 1 Frontages to Walworth Road Principles of High Street Changing building line creating interest to the public realm The Main Street forms the gateway of the development, linking the local centre and the existing developments as well as providing access to the new development. This road comes off from Walworth road and ends in the central square before joining to the Main Street. In order to achieve a clear distinctiveness within this part of the site, the following urban form components and principles are proposed. These layout principles will be further supported by architectural principles set out in table 20: Frontage Type 4.89 Continuous frontage with changing building lines gives an intimate informal character to this area that reflects the distinctive character of local villages identified in Section 2. Continuity will be reinforced through limited gaps or archways between dwellings. Building Type 4.90 Predominantly terrace. Occasional apartments will be appropriate within this character zone particularly around the local centre. The frontage to Walworth Road is to be semi-detached or detached housing. On street visitors parking No boundary treatments Pick-up & drop off points provided in front of the school. School building helps to enclose the square. Whitchurch centre. Buildings have close relationship with the street Whitchurch centre, looking up Newbury Street. Ridgeline various within the terraces. P. 68

69 3 storeys height around the square Buildings are directly facing to the street Continuity emphasised by use of drive through to garages Key corners are treated to give emphasis to their location Various ridgelines within terraces Whitchurch Square. Building heights increases around the square. Building Heights 4.91 Variation will occur in the building height around the square from 3 storeys at the local centre to 2 storeys at the north end of the site. A variety in ridgeline should be achieved between blocks within the terraces to emphasise the informal village character. Set Back 4.92 Buildings will have a close relationship with the street. There will only be half a meter privacy strip. Dwellings frontage Walworth road are to be set back up to 8 metres. Boundary Treatment 4.93 There will be no boundary treatments used, with property boundaries delineated by a change in surface treatment or banding integrated into the street. Properties fronting Walworth Road are to be hedging. DESIGN P. 69

70 2 Principles of Main Street 4.94 The Central Spine character Zone forms the main route through the site linking the local centre and residential components as well as providing the key public transport route through the site. One side of the road is a verge that accommodates the existing hedgerow will be the dominant feature of this character zone. Central Spine comprises the following urban form components and principles. These layout principles will be further supported by architectural principles set out in Table 20: Predominantly terrace units Predominantly continuous frontage Frontage Type 4.95 The frontage type of the main street will be formed by a mix of building types. Although it will be predominantly terrace units, there will be more gaps between the terraces. Units towards the east and the west end of the street will be more fragmented. Occasional variation in verge width between frontages will create a splayed street as well as responding to the strong landscape features of hedges and trees. Small front gardens Verge continuing on one side of the road Hurstbourne Priors. Garden plantings will add the character of the street. Hurstbourne Priors, main road (B3048). Hedgerow runs parallel to the main road on one side of the road. P. 70

71 Gabled roofs reflecting the local character. Gabled and hipped dormers Mainly terraced properties 2 to 2 1/2 storey heights Clearer definition between private and public realm Hedges and picket fence are common boundry styles in Hursbourne Priors. Building Type 4.96 Predominantly terrace units with occasional semi-detached and detached units. Building Heights 4.97 Building heights around the main street are to be 2 to 2 ½ storeys. Similar to the High Street, the ridgeline will be varied. Set Back 4.98 Small front gardens of between 1-2m will enable domestic scale landscape planting will give a distinct character to the central spine. Boundary Treatment 4.99 The central spine will have an informal boundary style, comprising timber picket fencing, low brick walls, hedgerows or a combination of these. DESIGN P. 71

72 3 Informal open spaces created along the road Principles of BackStreets Back Streets are to provide access to neighbourhood pockets. The integration of key spaces and the sequence of movement assist in traffic calming the environment to make it more pleasant for pedestrians and cyclists. Back Streets comprises the following urban form components and principles. These layout principles will be further supported by architectural principles set out in Table 20: Gaps kept to minimum Frontage Type It is predominantly non parallel frontages with occasional variation in street width creating informal neighbourhood greens and spaces for parking and planting. Variation in building lines will support the creation of informal spaces. Gaps between buildings will be varied. Small front gardens Building Type Informal cottage style terrace units will be the predominant style of the back street character. There will be a mixture of terracces; semi-detached and detached dwellings. Pinch points also created for traffic calming Goodworth Clatford. Where there is gap between the units continuty will is achieved by garden walls and plantings. Goodworth Clatford. Infromal arrangement of houses with different boundry treatments. P. 72

73 Cottage style terrace units 2 to 2 ½ storey Changing building line Various ridgelines Goodworth Clatford. A small scaled street with buildings tightly arranged along the narrow curving roadside. Building Heights Predominantly 2 storey units with 2.5 storeys appropriate around key neighbourhood spaces and junctions. Set Back Small front gardens of between 1-2m will enable domestic scale landscape planting to green the back streets. In certain key locations such as squares no boundary treatment will be appropriate. Boundary Treatment Back Streets will have a semi formal boundary style, comprising low brick walls, picket fences, hedgerows or a combination of these. DESIGN P. 73

74 4 Principles of Green Lane The character of the rural edge will be less urban than the rest of the site. Larger front gardens will enable to accommodate domestic landscape planting which will soften the appearance of the development at the edge. In order to achieve distinctive character for the edge of the development, the following urban form components and principles are proposed. These layout principles will be further supported by architectural principles set out in Table 20: Frontage Type Frontage along the edge of the development will be more fragmented with wider gaps. The continuity will be achieved by use of garden walls and tree planting. Clear definition between public and private realm Fragmented semi detached units with short terraces Building Type Semi detached and detached units will be the main building type where the density is higher short terraces will be used. Pedestrian friendly shared surface environment Parking and planting bays calms traffic Hurstbourne Priors. There is a clearer distinciton between public and private realm. P. 74

75 1 ½ and 2 storeys height Predominantly semi detached and detached units occasional verges give emphasis to the informal character Bigger front gardens with garden planting Informal frontages with a variety of gaps Hurstbourne Priors. Units have larger set backs. Verges and hedges play an important role in creating Hurstbourne Priors rural character. Building Heights ½ storeys. Set Back Larger setbacks with strong boundary lines defining between the public and private ream will be the main feature of the rural frontage. Boundary Treatment The rural edge will have an informal boundary style, comprising picket fencing, hedgerows or a combination of these two. DESIGN P. 75

76 5 Principles of Mews No boundary treatment to maximise the surveillance The mews character zone adopts a more simplistic layout approach, predominantly defined by the shared surface mews and courtyards. The informality of the block structure is reflected in the variety of building forms, heights and materials. The following urban form components and principles characterise this zone. These layout principles will be further supported by architectural principles set out in Table 20: Predominantly terrace units Frontage Type Single sided frontages will be providing surveillance. The building line will be stepping forward and backward in places creating small communal amenity spaces to accommodate planting or play Gaps between the buildings will be limited creating a strong sense of enclosure within the street. Building Type Predominantly terrace units with occasional semi-detached units where space allows. Parking bays integrated with planting calming the traffic Changing building and road line to slow the traffic A back street in Whithchurch accommodates a mixture of parking solutions with some units fronting to the street with no front garden boundary. P. 76

77 Mixture of parking types Tree planting between parking bays Predominantly 2 storey units Building facing the street has no boundary treatment Whitchurch. A narrow road leading to a courtyard is overwatched by residential units. Mews from Whithchurch. Windows on the side of the units provides surveillance to the street. Building Heights Building heights are predominantly two storeys. Set Back Building set backs will be limited within the mews and courtyards thereby maintaining a strong sense of enclosure. Privacy strips of 0.5m will be the dominant form in the mews and courts, with occasional front gardens no deeper than 1m. Very occasional set backs of up to 2.5m may also be appropriate where a landscape or parking approach differing from the norm is integrated. Boundary Treatment Generally no boundary treatments will be used, with property boundaries delineated by a change in surface treatment or banding integrated into the street. Occasional use of railings for small front gardens will be acceptable. DESIGN P. 77

78 Space Typology 4.64 Spaces within the development are categorised according to their intended character and function and the movement they accommodate. The type, function and nature of these spaces will determine their character and also the nature of the built form or landscape approach adopted The design of spaces within the development is intended to: Help to provide legibility and variety; Respond to the anticipated volume and type of traffic; Create a safe and attractive environment with a clear priority to pedestrians; Make efficient use of land and, in particular, apply the concept of multi-use spaces between buildings; Provide a permeable network which provides options and choices for movement between and within development blocks; and Creates a safe environment with maximum speeds of 20mph Figure 4.14 shows the location of the main streets. P. 78

79 fig > Street Types Plan Phase 1 Subsequent Phases High Street Main Street Green Lane Mews Back Street Pedestrian Routes DESIGN P. 79

80 High Street Main Street 4.67 The High Street provides the main vehicular access into the site from Walworth Road and joins Main Street at the central square The road will be characterised by continuity in building frontage. Continuity will be emphasised by use of archways where there is need to have gap to accommodate vehicular access The width of the space will vary as a result of non parallel frontages. There will be occasional street parking Set backs of the buildings will vary between 0.5 to 1.0 m with no boundary treatment The Main Street runs parallel to an existing hedgerow on an east to west axis, accommodating the bus route looping through the development and joining the Walworth Road on the eastern corner of the site The road will be characterised by continuity in hedgerows along one side and building frontage on the other side On one side of the road will be a verge. Visitor car parking is to be contained within the verge at suitable locations Building heights are typically 2 and 2.5 storeys The built form will typically range between 2, 2.5 and 3 storeys. High Street Main Street P. 80

81 Back Street Green Lane Mews / Courtyards 4.76 The Back Streets will provide access to the residential neighbourhoods. There will be continuous frontage with changing building line Gaps will be kept to a minimum but occasionally growing larger to accommodate vehicular access The road width will vary keeping the min of 4.8m to accommodate parking with planting which will also traffic calm the street. Streets will occasionally form pinch points in order to calm traffic and emphasise key spaces. The road will be cyclist and pedestrian friendly 4.79 The green lane will have an informal rural character. These streets will show some similarities to the main street character in terms of having existing hedgerow on one side and building frontage on the other side however it will be distinctive by virtue of their reduced street widths and their organic and informal quality with irregular building form and line. Variations in set-backs and front garden widths will provide some opportunities for soft landscaping within the private realm to increase landscaping in the public realm These streets will accommodate a low level of low speed traffic providing access to individual dwellings. Opportunities will be taken to use flush surfaces and textured treatments to enhance a shared surface approach to green lane where possible There will also be accommodating parking and occasional play areas. Building heights are typically 2 storeys There will be tree planting where space allows Lanes will provide direct access to residential units and provide movement routes for pedestrian and cyclists at the edge of the built up area Mews are set within blocks and will have an intimate informal character. The space between buildings is designed for a variety of functions including amenity space, parking and services. The gaps and set backs will vary Mews and Courtyard areas will be shared by vehicles, cyclists and pedestrians with contrasting surface treatments defining parking and amenity Building heights will typically be 2 storeys. The paved shared surface will be softened by occasional tree planting. Back Street Green Lane Mews / Courtyards DESIGN P. 81

82 Table 17: Space Typology Summary Space Types Urban Form Frontage Type Reference Image Building Type Reference Image Strong building line Apartments High Street (Whitchurch) Limited gaps Nonparalel / variable width Terraced Semi detached Commercial and community Main Street (Hurstbourne Prior) Variable street widths / setbacks Gaps occasionally gets larger but predominantly kept small. Terraced Semi detached Detached Non parallel frontage Terraced Back Street (Goodworth) Variable set backs Variations in gaps Semi-detached Detached Green Lane (Hurstbourne Prior/Picket Piece) Informal frontage Varied building line Larger gaps Semi-detached Detached Occasional terraces Informal frontage Semi-detached Mews (Whitchurch) Variation in set backs and gaps Terrace Occasional detached P. 82

83 Space Types Urban Form Building Heights Setback Boundary Treatment Reference Image 2 storeys m None High Street (Whitchurch) 2.5 storeys 3 storeys 2 storeys m Timber picket fencing Main Street (Hurstbourne Prior) 2.5 storeys Low Wall Hedgeing 2 storeys m None Back Street (Goodworth) 2.5 storeys Picket fencing low wall 2 storeys m Picket Fencing Green Lane (Hurstbourne Prior) 2.5 storeys DESIGN Hedges 2 storeys 0.5 m m None Mews (Whitchurch) P. 83

84 Appearance Architectural Strategy The architectural strategy for the Site establishes design principles for a variety of building types spread across the Site. These fall into five categories: High Street, Main Street, Back Street, Green Lane, Mews While there has to be a certain amount of coherence in the treatment so that they respond to local distinctiveness, this should not suppress the expression of their type and the use of modern technologies and materials. Table 18: Colour Palette Predominant Walls Light yellow White/off 7507cwhite 134c 156c 142c Orange/red true white 600c In considering the principles for each use there are a number of factors which influence them all. These include: Creating a sense of local distinctiveness which in terms of architectural treatment recognises the building traditions and vernacular of the surrounding villages. The local character analysis identifies potential urban form and architectural references. The range of uses, density and height of development set out in the planning parameters. The townscape opportunities and environmental context of the development; and Providing sustainable buildings to reduce energy consumption and minimise waste The overarching requirement is to produce high quality distinctive and sustainable architecture. 607c 7457c Roofs Dark grey cool grey Dark orange 9c red Mid/dark brown 163c cool grey 5c 4716c Building Form Details and Materials Principles A local character summary of the surrounding villages has been undertaken, the summary of which is set out in Section 2 Part of the study examined the building form, architectural details and external materials that give the surrounding villages their own distinctive character The following sections are divided between: General Site Principles - relating to materials, public realm, boundary treatments, lighting and street furniture, surface materials and public art to be applied across the Site, giving coherence to the Site on certain key matters; Specific appearance principles for the residential and local centre; Page then shows how the principles established in Table 22 could be interpreted to produce a high quality development. General Site Principles -Materials A restricted palette of wall and roof materials is a distinctive feature of the area. By adopting a colour range which matches these traditional materials the development can have a distinct local character and a sense of cohesiveness and unity can be achieved. The use of colour hues rather than reference to specific materials will give some required flexibility. This flexibility is necessary for a contemporary and sustainable approach to design. The proposed colour palette is summarised in Table The use of the colour palette will vary throughout the development with stricter adherence in the more prominent areas and along the development edge. More freedom will be available in the leisure use, side streets, and in landmark buildings. -Residential Principles The conclusions of the local character study have informed the following appearance principles for each of the key/residential areas identified in Figure This ensures that the detailed design of the Site will integrate with those characteristics that make buildings in the villages around the Site distinctive and that the new development will positively contribute to maintaining the quality and character of the area and assist with legibility Based on these appearance principles, illustrative street elevations and perspective sketches in Section 4 have been drawn for each key area to show how the principles may be interpreted to achieve a high quality development. The designs follow a traditional line, but does not preclude an alternative, modern solution coming forward providing the following appearance principles are satisfied. 163c 479c 487c 180c 410c 437c Other Occasional 729c 7508c 7516c P. 84

85 Table 19: Building Form, Details and Materials Principles High Street Main Street Back Street Green Lane Mews References Whitchurch Hurstbourne Priors Goodworth Hurstbourne Priors Whitchurch Building form Building types Building heights Frontage Corners Building uses Ridge line Details Predominantly terraced with occasional semi detached units. Around the square there are some apartments and commercial and coummunity buildings. Building heights around the main street is 2 and 2.5. However around the central square building heights will go up to 3 storeys to achieve a better defined, enclosed public realm. Continuous frontage with small gaps in the central area. There will be no setback. Where buildings form corners, both faces should be active, with openings to habitable rooms on both faces. Opportunities should be taken to have the main entrance on the gable face as well as windows to habitable rooms. Around the square, there will be some retail units with residential flats above, a community building and a school. Whereas for the rest of the area, it will be residential. The ridge line will vary even on the terraces with same storey heights. Terraced, semi detached and detached units. Mainly Terraced and semi detached with Semi detached, detached and short terraces occasional detached units. Building heights around the central spine is 2 and 2 ½. More fragmented semi detached units towards the east site of the development will form the frontage. There will be no or little setback. Frontage will respond to the strong landscape features of hedges and trees. Buildings are to define street corners and in those instances both faces are to be active. Opportunities should be taken to have the main entrance on the gable face as well as windows to habitable rooms. Building heights are predominantly 2 storeys with some 2,5 storeys Around the Green Lane, building heights are 2 storeys with some 2.5 storeys. Continuous frontages with changing building Larger setbacks with strong boundary lines lines defining between the public and private realm will be one of the main features of the rural frontage. Where buildings form corners, both faces Buildings are to define street corners and in should be active, with openings to habitable those instances both faces are to be active. rooms on both faces. Opportunities should be Opportunities should be taken to have the taken to have the main entrance on the gable main entrance on the gable face as well as face as well as windows to habitable rooms. windows to habitable rooms. Residential Residential Residential Residential The ridge line will vary where there is different storey height but will be consistent in terraces Variety of terraced, semi detached and detached building types. 2 storeys Varied frontages with changing building lines Where buildings form corners, both faces should be active, with openings to habitable rooms on both faces. Opportunities should be taken to have the main entrance on the gable face as well as windows to habitable rooms. There will be various ridge line created by Various ridge line created by different Various ridge line created by different building different building depths, mixture of storey building depths and roof pitches depths and roof pitches heights and roof pitches. Roof types The main roof type is to be pitched although Pitched roof with gables will be used on the The main roof style is to be pitched with a Variation in roof from half-hipped roof to Mainly simple pitched roof some variation may be appropriate particularly main street to reflect the local character of high proportion steep, reflecting the locally quiet a steep hipped roof with some shallow on key buildings. Hurstbourne Priors. distinctive village forms. hips reflecting the Hurstbourne prior s character. Dormers and Dormers are gabled and mostly at eaves level Dormers are gabled and mostly at eaves Dormers are mostly gabled and mostly at Dormers are gabled. N/A roof lights with some occasionally located on the roof to level with some occasionally located on the eaves level. prevent the monotony. roof to prevent the monotony. Openings The proportion of windows to walls will be Openings may be form a significant Within cottage typologies, openings will form A variety of window proportions to wall will Openings may be asymmetric on the façade. consistent. There will be a vertical emphasis on higher units around the square. proportion of the elevation of southern facing elevations and have a stronger symmetry and a rhythm. a smaller proportion of the elevation with a horizontal emphasise. Different size windows could create a strong rhythm. be adopted. Bay Windows Bays are not common in this area Bays are not common in this area Bays are not common in this area Bays are not common in this area Bays are not common in this area Materials Roof Chimneys / Ventilation Walls Windows and doors Roof materials are the variation of plain tiles Roofs are mainly red clay plain tiles with Roofs are red and orange plain tiles Mainly plain tiles with occasional slate Roofs are mainly slate with occasional plain and slate. occasional slate to give variation and profiled tiles Chimneys are mainly brick and located on the Chimneys are mainly brick and located both Chimneys are mainly brick and located on the Chimneys are mainly brick and located on Chimneys are mainly brick and located on the ridge line. on the ridgline and on the side of the roof. ridge line. the ridge line. ridge line. A variety of wall materials can be used; Brick A variety of wall materials can be used; Brick A variety of wall materials can be used; A variety of wall materials can be used; A variety of wall materials can be used; Timber and flint walls, rendered or painted facades are and flint walls, rendered or painted facades, Mellow red brick, timber frame, flint walls Timber, red and grey brick and flint walls, red brick and rendered or painted facades the dominant materials for walls. are some local examples appropriate for this are appropriate for Mews. character area. Coloured windows White windows reflecting the local character White windows reflecting the local character White windows reflecting the local character Stained windows P. 85 DESIGN

86 Illustrative Layout This section provides an illustration of the design principles established within the layout and appearance sections of the Statement. The street and elevations in this section illustrate one way in which the principles can be interpreted to achieve deign quality and how the principles should be applied to the detailed area master plans. fig > Illustrative Layout Plan The designs illustrated here follow a traditional interpretation of the principles, but do not preclude an alternative more contemporary architectural solution coming forward providing the layout and appearance principles are satisfied South of Walworth road there are three parcels of land which are to be developed in subsequent phases. If this fail to come forward in the future, the layout in Appendix 2, illustrates how the adjoining land could be developed. Phase 1 Boundary Subsequent Phases P. 86

87 Sample Elevations High Street fig > Street Elevation 1 1. Continuous building frontage is the feature of this character area with gaps between buildings kept to a minimum. 2. Varying building height and ridge lines ranging from 2 3 storey along the street. 3. Parking will be a mix of on-street and rear courtyard, accessed through archways. 4. External finishes are to be a mixture of brick and render. 5. Roof finishes will be mainly red clay and grey slate. 6. Pitched roofs will be the predominant roof form with occasional gable or gable detail to the street for variety. Main Street fig > Street Elevation 2 1. Soft landscaping softens front gardens. 2. Detached and semi-detached houses will be mainly 2 storeys. When 2½ storey, dormers will be in the roof. 3. Hedges, timber gates and fencing will be the main boundary treatment.5 4. Houses will be mainly detached and semi-detached with occasional group of terraces. 5. External finishes are to be a mixture of brick, render and some occasional brick and flint details. 6. Gables with timber detailing will be a feature. 7. Roof finishes will be mainly red clay and grey slate. DESIGN P. 87

88 Green Lane Soft landscaping is a dominant feature in this character area. 2. Predominantly detached houses with occasional short terraces of mainly two storey. When 2½ storey, dormers will be in the roof. 3. Hedges, timber fencing and gates will be the main boundary treatments. 4. External finishes are to be a mixture of brick, render and some occasional brick and flint details. 5. A variety of porch styles will add variation to the street scene. 6. Roof finishes will be mainly red clay and grey slate. fig > Street Elevation 3 Back Streets fig > Street Elevation 4 1.Dormer windows may feature in the street scene 2.Informal, cottage style building typologies will be a strong feature of the street 3.Near continuous frontages will create a high degree of enclosure to the public realm 4.Building height will typically range between 2 and 2.5 storeys. 5. A variety of wall finishes are appropriate to this type. 6. Roof finishes will be mainly red clay and grey slate. P. 88

89 Mews Buildings are mainly 2 storeys. 2. There is a mixture of building types but terraces predominate. 4. Walls are mainly brick with some timber cladding. 5. Roofs are mainly slate with some plain and profiled tiles. fig > Street Elevation 5 3. Roofs are simple pitched types. 1. High Street 2. Main Street 3. Mews 4. Back Street 5. Green Street DESIGN P. 89

90 Access and Movement The access and movement strategy for the Site has been developed in line with current national guidance set out in PPG13 and wider planning and design guidance such as that set out in Manual for Streets. This encourages sustainable transport provision to address the negative impacts associated with traffic generated by new development At a local level, the strategy responds to the requirements of the local transport plan and transport policies specified in the Hampshire County Council Structure Plan and the Test Valley Borough Local Plan The main objective of the strategy is to integrate with and build on the existing network of public transport, pedestrian and cycle routes within the Picket Piece area. Where local facilities are not within 2 kilometres of the site there will be a need to investigate their provision on site The access and movement strategy which has been formulated for the completed development is underpinned by a set of key movement principles which are: to integrate the development with existing communities and employment areas by non-car modes; to prioritise movement within the development for pedestrian, cycle and where appropriate, public transport modes; to provide a network of permeable, safe and convenient pedestrian and cycle routes that offer real alternatives to the car for local journeys; to provide accessible and convenient public transport choices; to accommodate car movements at a local level by providing essential infrastructure and appropriate levels of capacity to facilitate access, but through design reduce the dominance of the car in the built environment; and to minimise the dominance and influence of car parking on the urban form Essentially the access and transport strategy seeks to provide a balanced and integrated package of measures which would prioritise movement in relation to the Site by alternative modes and thereby provide the foundations to support sustainable and accessible development opportunities at Picket Piece. Travel Plan The access and movement strategy for the development would be stitched together through developer initiated Travel Plans prepared for the residential and commercial elements. The purpose of the Travel Plans is to influence travel choice through informing, advising and educating potential travellers with regard to their own mobility and the options available. The Travel Plans will consider the mobility needs of the residential and commercial elements of development separately but seek to coordinate initiatives wherever possible The main aims of the travel plan would be to: Respond to residents needs for access to a full range of facilities for work, education, health, leisure, recreation and shopping; and Ease the transition for all Site users (residents, employees and visitors) to a low car usage Figure 4.21 illustrates the proposed access arrangements and main traffic routes associated with the Site. P. 90

91 fig > Access Plan Phase 1 Boundary Bus Only Subsequent Phases Pedestrian/Cycle Links Main Access Points Possible Future Links DESIGN P. 91

92 Main Access Points The main vehicular access to the development would be taken from; Walworth Road via new junctions serving phase 1. ( these take account of access for future phases); A bus only and emergency access from Ox Drove; and The access strategy has been designed to cater for the following movements; movement of emergency vehicles; servicing and delivery vehicles; access to commercial development; public service vehicles; and where movement cannot be undertaken by other modes, traffic associated with the Site Building on the highway benefits delivered by the first phase of development, Phase II would facilitate the delivery of further traffic management / environmental enhancement measures on access routes between Basingstoke and Andover. These would benefit the existing community in Picket Piece as well as new users of the Site. Emergency Access The distribution of access points and the circulation pattern within the development has been designed to provide areas which are interconnected, thereby allowing access for emergency vehicles. To complement this an emergency link would also be provided onto Ox Drove The needs of emergency and service vehicles have been taken into account in the options set out for the car parking, and the arrangement described for servicing residential, employment properties and the block structure Emergency access will be considered further in the development of the reserved matters stage. Schemes will need to demonstrate how emergency vehicles can gain access. Inclusive Design The development will comply with Planning and Access for Disabled People: A Good Practice Guide (ODPM 2003). The aim of inclusive design is to remove barriers which create undue effort, separation or special treatment, and enable everyone to participate equally in mainstream activities independently with choice and dignity. Although the principles of inclusive design have emerged from the disability movement, inclusive design is relevant to all members of society, such as older people, children and carers of young children From the outset the design of the development has included the fundamental principles of inclusive design. Our approach has been as follows: Provide level access to all buildings; Create safe pedestrian crossings; Ensure changes in level including ramps have a maximum gradient of 1 in 20 (5%); and Provide good transport infrastructure and potential for new public transport routes as well as providing pedestrian links to existing bus stops on Walworth Road. Western Access Eastern Access fig > Access Plans P. 92

93 fig > Main Street Access Plan Phase 1 Boundary Subsequent Phases DESIGN P. 93

94 Pedestrian/ Cyclist Network Figure 4.24 illustrates the existing network of pedestrian and cycle routes pertinent to the development and demonstrates that the development is linked with the existing permeable network of routes within the Picket Piece area as well as having linkages to off-site routes connecting into the wider area. The topography and distances involved lend themselves to walking and cycling Careful consideration has therefore been given at the Master Planning stage of how the development will integrate with and, where appropriate, enhance the existing pedestrian and cycling facilities and infrastructure to ensure that the potential of these sustainable modes is fully utilised The resulting access and transport strategy in relation to pedestrian and cycle movements comprises: Pedestrian and cycle access points would be provided from Ox Drove and Walworth Road; A new crossing would be provided on Walworth Road; A hierarchy of direct routes comprising shared segregated and recreational routes would be provided within the Proposed Development which would connect to the points of access. Being direct, these would provide pedestrians and cyclists with advantages over the private motor car; Pedestrian and cycle crossing facilities would be provided within the Proposed Development layout; Safe and secure cycle parking facilities would be provided at key locations within the Proposed Development; Pedestrian and cycle information would be provided to new users of the Proposed Development as part of the travel plan; and Where identified as necessary to facilitate route continuity, a development related contribution would be made to off-site measures and improvements targeted at enhancing accessibility to the Proposed Development and connectivity between the Proposed Development and existing centres of activity and attractors. These would be delivered through the Travel Planning process and legal agreement In summary, the provision of pedestrian and cycle routes and facilities associated with the development of the Site would seek to build on the existing routes and facilities in order to integrate the development into the existing environment, providing a high level of service to new residents and users of the Site as well as enhancing the existing level of provision off-site. Public Transport Figure 4.24 illustrates the development in relation to existing public transport services and shows that the Site is directly served by public transport The main bus route connecting Andover and Basingstoke will run through the site and there will be a bus only link to Ox Drove Other local services operate within the east section of Andover would also be accessible by new users of the Development Proposals Responding to this existing level of provision, the access and transport strategy in relation to public transport movements comprises: Providing highway infrastructure within development to accommodate a bus route; Providing new bus stops located within or adjoining the Site to give access to a bus stop for all residents within 400m; Providing local bus and public transport information to new users of the Site as part of the Travel Plan for the development; and Incentives to utilise existing bus services. P. 94

95 fig > Pedestrian and Public Transport Plan Phase 1 Boundary Subsequent Phases Pedestrian/Cycle Routes Bus Stops Bus Route DESIGN P. 95

96 Vehicular Network Figure 4.25 illustrates that within the development itself, vehicular movements would be accommodated through a simple grid of interconnected roads, streets and key spaces providing people with a choice of different routes when moving within and through the development The overarching design principle would be to discourage unnecessary through traffic within the Proposed Development. This would also serve to discourage car usage for short journeys within the Proposed Development as well as in relation to the wider settlement A hierarchy of streets would be adopted of varying standards having regard to the needs of expected occupiers and the Manual for Streets. Streets would be designed to maximum 20mph speeds which would be reinforced by traffic management measures. Traffic calming measures would be designed to integrated into the built environment and add to the sense of place rather than allowing highway features to dictate the built form Junctions within the development will be designed to add to the wider public realm rather than simply being designed to cater for car movements. In this context it is envisaged that main street intersections within the development would take the form of squares and places. By forming places where people can meet, junctions could contribute towards creating a sense of community rather than dominating the street scene Elsewhere within the development, junctions will be designed to reflect and respond to the character of the surrounding road hierarchy and built form, and will consider the movement requirements of all road users especially pedestrians and cyclists. Traffic Calming Traffic calming will help ensure that the design traffic speeds are maintained. The primary method of traffic calming will be alignment reinforced by building form and landscape treatment. Other appropriate measures include: Key spaces with changes in surface treatment and landscape measures; Junctions, squares/pinch points deflections Road narrowing primarily along Lanes where sections wide enough for one vehicle at a time will be introduced; and Highway gateway features will define the different area therefore establishing the vehicle speeds All measures will be fully integrated with building form, landscape and public realm treatments. P. 96

97 fig > Vehicular Network Plan Phase 1 Subsequent Phases High Street Main Street Green Lane Mews Back Street Pedestrian Routes DESIGN P. 97

98 Table 20: Highway Design Parameters HIGH STREET MAIN STREET BACK STREET GREEN LANE MEWS Design Speed 20mph 20mph 15mph 15mph 15mph Footway min 2m min 2m min 2m Shared Surface Shared Surface Cycleway On Road On Road On road On road On road Verge None Varies None Varies Varies Bus Access Yes Yes No No No Maximum No. of Properties No restriction No restriction No restriction Up to 29 Up to 50 Carriageway Width m with localised widening m with localised widening 4.8m 4.8m widening to 6 metres 4.8m widening to 6 metres opposite garages & parking areas Direct Access to properties 100% direct access 100% direct access 100% direct access 100% direct access 100% direct access Carriageway Surfacing Dense Bituminous Macadam Tegula within Square Dense Bituminous Macadam Dense Bituminous Macadam Block Paving Block Paving Verge Surfacing None Grass N/A N/A N/A Footway Surfacing Dense Bituminous Macadam Dense Bituminous Macadam As Carriageway Surfacing As Carriageway Surfacing As Carriageway Surfacing Kerbing Straight faced concrete textured kerb with natural aggregate compositions with 125mm upstand Straight faced concrete textured kerb with natural aggregate compositions with 125mm upstand Concrete textured kerb with natural aggregate compositions with 125mm upstand None None Traffic Calming At 60m intervals At 60m intervals At 40m intervals Integral to design Integral to design Vehicle Swept Path Refuse vehicle passing car on street Refuse vehicle passing car on street Refuse vehicle passing car on street Refuse vehicle undertaking movement Refuse vehicle undertaking movement On Street Parking Yes Yes Yes Yes Yes Forward Visibility 33m 33m 10m 10m 10m Junction Sightlines (x/y) 2.4 x 33m 2.4 x 33m 2.0 x 23m 2.0 x 23m 2.0 x 23m Junction Spacing same side/other side 45m/20m 45m/20m 15/0 15/0 15/0 Junction Radii 6m 6m A minimum of 3m. 6m at junction with Main Street/Central Spine. Varies Varies Street Lighting 6m high columns 6m high columns 6m high columns 6m high columns 6m high columns Statutory Services In footway. Drainage in carriageway In footway. Drainage in carriageway Carriageway. Demarked service strips with pins or edging. Carriageway. Demarked service strips with pins or edging Carriageway. Demarked service strips with pins or edging P. 98

99 Community Safety Designing out crime and designing in community safety should be central to the planning and delivery of new development, Safer Places: The Planning System and Crime Prevention, ODPM Table 21: Community Safety Principles SUSTAINABLE COMMUNITY ATTRIBUTE Access and Movement DESIGN PRINCIPLE ADVANCED Primary routes for pedestrians, cyclists and vehicles are direct and follow key desire lines in response to where people want to go The proposed development at the Site fully responds to the key attributes for safer places as defined by the ODPM document. The following table and illustrated plan demonstrate the principle and approaches adopted to achieve community safety and reduce opportunities for crime. Structure Very little segregation occurs between movement modes making sure that movement routes are well used by a variety of modes, thereby creating surveillance through usage. Footpaths and cycle routes are well overlooked by surrounding buildings. Large employment uses are separated from the residential uses to avoid unnecessary conflict. The number of exposed building sides to the public realm are limited to provide enclosed and more secure private realm areas only accessed by residents. Windows and door openings create active frontages to streets, footpaths and cycle routes. Continuous and active frontage will reduce the opportunities for graffiti on blank facades, such as gable ends. Surveillance Natural and active surveillance from surrounding properties and movement routes will overlook all publicly accessible spaces. Ownership Physical Protection Development layout and boundary treatments will clearly delineate between public, semi-public and private ownerships. Where side or rear boundaries to the public realm cannot be avoided in the layout, high fences, walls and landscape treatment that actively impede access must be used. The perimeter block layout of the Master Plan achieves a base line level of security. To further the physical protection, during the detailed design and construction, buildings will be fitted with crime prevention measures to Secure by Design Standards. Crime prevention measures that compromise the quality of the local environment and appearance of the dwellings such as grilles across windows and barbed wire will not be acceptable. Activity Management and Maintenance Public spaces will be designed for a range of community functions thereby encouraging frequent use and therefore surveillance. All building entrances will be accessible and visible from the street, thereby encouraging movement between the buildings and the street and bringing additional activity. A good quality public realm will be provided, stimulating human activity and influencing the behaviour of users. Maintenance of the public realm will retain the attractiveness of the street, increases safety and use and promotes respect towards the environment. DESIGN P. 99

100 Climate Impact Assessment This section of the statement set out the measures to mitigate against the impact of climate change and adapt to the inevitable consequences in terms of weather patterns. Picket Piece is designed to be at the forefront in providing a practical demonstration of an appropriate and effective response to climate change in terms of technology and measures to encourage changes to lifestyle The measures set out to conserve water and reduce CO² emissions by a combination of efficiency, recycling and use of renewable sources. Building design As part of the commitment to sustainability, the following building design standards are made: From the outset of the development all housing will be to Level 3 of the Code for Sustainable Homes Non residential buildings will achieve at least BREEAM Very Good standard There are a number of technologies that may be applied to reduce energy consumption by the required 10%. They consist of solar thermal, ground source heat pumps, biomass and CHP. Of the four options solar thermal is the only technology that cannot meet the target in isolation. Energy Where possible, passive solar design principles will be incorporated in all residential and leisure uses. These principles will include increasing the potential for passive solar gain through the building orientation and avoidance of over shadowing. Buildings are to be orientated within 30 of south where possible In the residential area of the site the dwellings have been designed to be respectful of the mature trees along the southern edge of the site and setback to allow for maximum passive solar gains Building depths have been set to a maximum depth of 15.0 metres to reduce energy use for lighting and ventilation. Waste The development will provide opportunities for efficient collection and recycling of waste including: Community recycling facilities to accommodated four waste streams are to be provided in the leisure and community centre. Recycling arrangements including storage and collection are to be fully considered in the design and layout of the development. The recycling provision for dwellings will allow for, as a minimum, three waste streams. Each house will be provided with composting facilities. Communal composting facilities will be provided for apartments All the above options will be review as the detailed design is developed to ensure the most effective and viable option is chosen The landscape strategy for the master plan is based upon an assessment of appropriate native and local indigenous species. These will complement the landscape character of the area, soften the build forms and provide shelter and shading during the summer months The development will comply with local waste management strategies. P. 100

101 Water In addition to SUDS, water conservation measures to be considered across the site at detail design will include: the use of water butts within the residential and central areas; grey water reuse; and the use of water efficient technologies where possible in bathrooms and kitchens including spray taps, water saving shower heads, flow controllers, dual flush toilets and water efficient appliances including washing machines and dishwashers. Construction and Materials A set of sustainable construction criteria to be followed are as follows: use of high quality, durable materials which will increase the lifespan of buildings. Use of natural materials wherever practical. Use of recycled and salvaged construction materials wherever practicable. Use of timber from certified sustainable source only. Minimisation of importation and exportation of soils. Transport The emphasis will be on promoting sustainable forms of transport. Reducing journeys by car will be achieved by a number of measures which include providing access to bus services and a network of safe and attractive cycle and pedestrian routes. Adaptation A series of measures are proposed which respond to the changes in climate that include warmer weather with hotter summers and extreme weather events. Warmer Weather Further increases in summer temperatures in the UK are now considered likely and are a consequence of past and current CO² emissions. The development adapts to the potential hotter summers in the following ways: Extensive green space within the development to provide cooling; Limiting the areas of road and paving Shading provided by existing and new tree planting. This includes extensive structure planting The design of the landscape areas will seek to minimise the need for irrigation. Preservation of soil quality through best practice for stripping, storing and respreading. Waste minimisation, re-use and recyling during construction. DESIGN P. 101

102 Phasing and Implementation Phasing There will be 3 phases of the development shown on the plan opposite. Whilst the phase 1 application will include all the land shown within the boundary, the provision of some of the uses will not be completed until subsequent phases are submitted and under construction. Table 22 shows the broad sequence of phased development. Implementation A design and approval process is set out in figure 4.26 which illustrates the range of tasks which follow on from the granting of outline consent. Detailed Master Plans Detailed master plans will be prepared and submitted to the Local Planning Authority with the reserved matters applications. The detailed master plan will help to ensure that the reserved matters submissions generally meet the master plan principles set out in this document, and that an integrated development will be created. The detailed master plans will be prepared at 1:1000 scale. Reserved Matters Submissions Submissions will be accompanied by short statements which demonstrate general compliance with the principles set out in this Design and Access Statement Submissions for development components should demonstrate compatibility with the detailed master plans. Public Consultation The evolution of the Development Parameters and the Indicative master plan showing how a scheme could be brought forward in compliance with the development parameters, has involved extensive public consultation. Outline Application with Supporting Information: Environmental Statement Planning Statement Design & Access Statement Supporting Strategies fig > Design Approval Process Infrastructure Reserved Matters Submissions Detailed Phase Master Plans Discharge Of Other Initial Conditions Table 22: Phasing Sequence NOS OF COMPLETIONS 100 Phase 1 western play area constructed 250 School site made available. Application for school site (if required) and retail units. 500 Informal play area to south of Ox Drove constructed. Phase 1 eastern play area constructed. Development Parcel Reserved Matter Submissions Retail units constructed School constructed (if required) 600 Subsequent phases play area constructed Sports pitches completed Community facility constructed 750 Subsequent phases play area constructed P. 102

103 fig > Phasing Plan Phase 1 Boundary Subsequent Phases DESIGN P. 103

104 P. 104

105 INTRODUCTION P. 105Appendix

106 fig. 5.1 > Hedgerow Location Plan Appendix 1 Hedgerows of the hedgerows on site was undertaken in order to establish the value of the existing hedgerows on site. The hedgerows fell into the following four categories, listed from the highest ecological value to the lowest ecological value (for further information please refer to the Hedgerow Report (WSPE, 2009); Important Hedgerows (native), Species Rich Hedgerows (native), Species Poor Hedgerows (native) and Non-Native Hedgerows. Figure 5.1 shows the location of these hedgerows Retention of the native hedgerows was also prioritized, since these hold significantly more ecological value than non-native hedgerows (see Fig 5.2) The greatest emphasis was placed on retaining hedgerows that qualified as Important Hedgerows, due to their heightened ecological (and historical) value An exercise was then carried out to indentify where the hedgerows would be too close together to allow sensible development to occur. The results of this are shown in figure 5.3. Where roads have to pass through is also shown on the plans Figure 5.4 shows the masterplan how the retained hedgerows have been into the development. Phase 1 Boundary Subsequent Phases Important Hedge (Hedgerow Regulations, 1997) Species Rich Hedge (UKBAP Priority Habitat) Species Poor Hedge (UKBAP Priority Habitat) Non-Native Hedge (no protection) Indicates Defunct Hedgerows Phase 1 Boundary Subsequent Phases Native Hedge (protection) Non-Native Hedge (no protection) fig. 5.2 > Native and Non-native Hedgrows P. 106

107 fig. 5.3 > Location of removed native hedgrows Phase 1 Boundary Subsequent Phases Native Hedge Hedge to be removed fig. 5.4 > Native Hedge Plan - With Master Plan Phase 1 Boundary Subsequent Phases Native Hedge Hedge to be removed INTRODUCTION P. 107

108 Appendix The illustrative layout (page 86, fig 4.15) is designed so that the different phases would work independently of each other as well as together Figure 5.5 illustrates how the overall layout would work until the subsequent phases come forward. The development of adjoining land is shown in more detail for the three parcels of land, until they become available in the future, in Figure 5.6, 5.7 and 5.8. fig. 5.5 > Illustrative Overall Layout C B A Phase 1 Boundary Subsequent Phases P. 108

109 fig. 5.6 > Illustrative Overall Layout Extract A fig. 5.7 > Illustrative Overall Layout Extract B fig. 5.8 > Illustrative Overall Layout Extract C INTRODUCTION P. 109