Warren Farm WEST, Ampthill: DESIGN CODE

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2 DEVELOPER ARCHITECT A L A N P A T T E R S O N D E S I G N L L P Registered Office: Manor Farm Court Manor Road, Lower Sundon, Beds, LU3 3NZ Registered Office: Darragh House 112 Craigdarragh Road Helen's Bay County Down BT19 1UB 2

3 CONTENTS 01 INTRODUCTION - The Design Code explained - Planning Background - Approved Masterplan - Design Review: Approved parameters - Design Review: Regulating Plan & Key Features 02 SITE CONTEXT - Overview, Location & Environs - Site Context - Opportunities & Constraints - Local & Regional Character 03 DESIGN STRATEGY - Design Philosophy - Overall Masterplan - Connolly Homes Masterplan 04 DESIGN CODE: Access & Public Realm - Access Strategy & Street Hierarchy - Parking Strategy - Public Realm - Landscape & Open Space Strategy - Play Strategy - Sustainability: Development & Drainage Strategy 05 Design Code: Built Form - Block Principles - Key Design Sequence: Primary - Key Design Sequence: Secondary - Key Design Sequence: Tertiary - Density & Building Heights - Design Sequences: Flitwick Road Entrance - Design Sequences: Boulevard - Design Sequences: Upper & Lower Areas -` Architectural Detailing - Materials Palette - Materials Palette: Contextual Links - Maintenance Strategy: Watercourse - Refuse Strategy - Affordable Housing Distribution 3

4 01 Introduction Introduction This section highlights the purpose and structure of the Design Code, whilst explaining the context of this document within the Planning history of the site. 4

5 The Design Code This Design Code has been created to satisfy condition 5 of the Outline Planning Permission CB/12/01496/OUT, granted on 30 October 2013 This states that a detailed design code shall be submitted to the planning authority for written approval. Purpose and Status of the Design Code The aim of any Design Code is to guide development in a manner that respects the local context of the site. This design code provides site specific design guidance for Warren Farm, Ampthill. This guidance builds upon the design principles established in preceding design guidance documents:- Warren Farm, Ampthill Development Brief - February 2012 Warren Farm, Ampthill Design and Access Statement by Gardner Stewart Architects - April 2012 Principle Aims and Objectives The main aims and objectives of the Design Code are articulated through the following key design principles upon which the Design Code is based. These key principles promote sustainable growth whilst ensuring the creation of a distinctive and sympathetic scheme. They include: Creating a sense of place; A place for people: creating attractive accessible streetscape; Variety of house type & tenure; Managing car parking; and Delivering sustainability Overview of design code contents The key drawing in this Design Code is the Concept Plan: it outlines the overall development concept, establishing the key parameters of development in relation to form and structure, clearly demonstrating the mandatory elements of the proposal. The Design Code will ensure that the details and appearance of any proposed development are acceptable to the local authorities in accordance with Policy DM3 of the Central Bedfordshire (North Area) Core Strategy and Development Management Policies (2009). Framework for Development The basis of the Outline Application is derived and contained within the 2 key documents submitted at approval stage:- Development Brief for Connolly Homes PLC and Denison Investments - February 2012 Design and Access Statement by Gardner Stewart Architects - April 2012 These documents outline the development vision, intentions and set in motion the early collaboration with statutory agencies and utility companies that will augment further the development opportunities on the site The purpose of this document is to: Guide the design and development of Warren Farm, establishing a framework for arranging residential development, streets and spaces. Clearly illustrate the urban design required, and architectural form, massing and materials expected in the development of Warren Farm. Design codes are an effective mechanism for implementing the masterplans, particularly when there is more than one housebuilder involved in the development of a site. CBC, Design in Central Bedfordshire, Placemaking 5

6 01 Planning Background & Context 01 Planning Background and Context The land at Warren Farm, Ampthill was removed from the Green Belt and Safeguarded for future development in the Mid Bedfordshire Local Plan First Review adopted in Originally promoted as two separate parcels accessed off Flitwick Road and Abbey Lane, the land was subsequently allocated as a single site for residential development under Policy HA4 of the Central Bedfordshire (North) Site Allocations DPD in This established the principle of the site being developed for housing. Policy HA4 set out a number of requirements for future proposals for the site, including that a Development Brief be prepared to guide development. A Development Brief was produced setting out clear aims for the scheme, including in respect of design. This was adopted by Central Bedfordshire Council in February An outline planning application for the whole of the Warren Farm site for a development of up to 410 dwellings, together with open space, accesses and surface water retention basin was submitted in April All matters were reserved except means of access. The application was supported by parameters plans and a number of technical documents, including a Design and Access Statement. These established further key principles to be taken into account in the detailed design of the site. Planning permission was granted on 30 October 2013, subject to a number of conditions and a S106 Agreement: Condition 1 requires that the approval of the details of the appearance, landscaping, layout and scale of the development within each area approved as identified in condition 4, and the landscaping adjoining it (herein call the reserved matters ) shall be obtained in writing from the local planning authority before development is commenced within that area. Condition 4 necessitates that prior to the submission of the first reserved matters, an areas plan for the whole application site be submitted and that this indicates a maximum of 6 residential areas, defining the location, extent and number of dwellings in each. Condition 5 requires that prior to the submission of the first reserved matters application for each area, a detailed design code for that area of the development shall be submitted to the local planning authority for written approval. It continues. The detailed design code for each area shall demonstrate how it relates to any adjoining area(s) design code(s); how the objectives of the Design and Access Statement (April 2012) will be met, and shall be in accordance with the drawings and documents referred to in Condition 1 above. The design code for each area shall: a) explain how the code fits in with the Adopted Warren Farm Development Brief (February 2012) and its purpose. b) outline the street network/hierarchy and include cross sections for each street type that outline the various applicable elements within the cross section, including overall range of building line distances(s), set backs/privacy strip(s), cycle lane(s) (if applicable), verge width(s), pavement width(s), any one street parking, bus stops (if applicable) and carriageway width(s). Details of surface material type(s) will also be provided. c) identify and character areas within which the following design principles shall be identified: i) public realm including details of landscaping, public art opportunities, public realm material types (landscape, street furniture etc) and refuse collection. ii) block principles including ranges or plot widths and depths, building lines, frontages and set backs, any on plot or other parking, cycle parking, servicing and storage and collection of waste. iii) boundary treatments including types to front, side and rear boundaries. iv) building types and uses. v) building densities and heights. vi) key gateways, landmark buildings, vistas and frontages. vii) architectural detailing and materials including key roofscape principles, building material types and design details: including signage and lighting (where applicable). viii) environmental and sustainability standards including details of any sustainable urban drainage system ( SUDS ) serving that area. The development of each area shall be carried out in accordance with the approved design code for that area. 6

7 Approved Masterplan Our current masterplan has been closely informed by the approved Masterplan as shown below. The general principles of block structure, retention of existing landscape features and provision of open space have been retained. These elements form the basis upon which the built form of our proposals have been prepared. The detailed aspects of development have been developed in close liaison with planning officers of the Central Bedfordshire Council, and the resultant Masterplan will be the guiding framework behind the development and the content of the Design Code. 01 Image adapted from Design and Access Statement by Gardner Stewart Architects - April

8 Design Review: Response to Approved Parameters 01 The Approved Parameters A number of design parameters have been approved by Central Bedfordshire Council at the outline planning stage. These parameters underpin the content of the Design Code document. The approved design parameters illustrated are: Land Uses including residential, public open space, play areas and flood attenuation Access & Movement including vehicular and pedestrian connections within the site Junction Plan including the agreed junction designs for accesses on Flitwick Road and Abbey Lane. Pre-Application Discussions & Community Consultation Pre-application discussions have taken place with officers from Central Bedfordshire Council between April 2015 and January These discussions have covered all aspects of the design process, including the requirement to discharge condition 5 of the Outline Consent relating to provision of The Design Code. Fundamental to this has been the Public Consultation process, which took the form of an exhibition held on 4th December at Ampthill Town Council Offices. All aspects of the emerging design were presented and the public were given an opportunity to comment on the content of the designs, via feedback and dedicated website. Public comment was collated and passed to Central Bedfordshire Council for their attention. An additional public meeting was held on site on 3rd February 2016 to discuss concerns surrounding the existing Northern Boundary to the site. Comments were taken on board and addressed within the overall masterplan. 8

9 Design Review: Regulating Plan & Key Features 01 The Regulating Plan shown adjacent seeks to outline the design principles and masterplan framework for Warren Farm West. The plan identifies where key elements should be located including; residential development, public open space, key frontages and shows movement routes through the scheme The framework illustrated within the Regulating Plan should be used to guide all future residential proposals and provides a template for future reserved matters proposals and detailed design. 9

10 01 02 Context This section identifies the local character within which the site is located and attempts to contextualise our design proposals within these existing parameters. 10

11 Overview, Location & Environs 02 Land split Integration of Development Parcels The Warren Farm site is to be developed by two separate developers, both of whom have the challenge of providing a successful and cohesive new residential area for Ampthill. The following plan illustrates the separation of eastern and western parcels within the overall lands. Connolly Homes will develop the western portion of lands, which is referred to as Warren Farm West The eastern portion is under the control of Bloor Homes and is referred to as Warren Farm East. The overall Warren Farm Lands are to be developed in two separate parts, however, it is imperative that the overall vision for the scheme remains consistent throughout and ensures that there is no clear distinction between areas that would be to the detriment of the new residential area. Close liaisons between design teams and the Central Bedfordshire Council are ongoing and will continue in order to ensure a cohesive design solution is realised. This approach will ensure that the scheme meets the requirements of the outline planning approval and delivers a sustainable and dynamic new asset to Ampthill. 11

12 02 Image adapted from Thrive Architects, Community Consultation Presentation Document, Dec

13 Warren Farm West: Site Context 02 The Warren Farm site is located at the southern edge of Ampthill, within minute s walk of the town centre. Warren Farm West is accessed via Flitwick Road and will form the western portion of the connecting thoroughfare that continues through Warren Farm East to Abbey Lane. The site is located approximately 3km from Flitwick railway station, with links to Bedford, Luton, London and beyond. The M1 motorway, approximately 8km from the site, provides connections to London and Luton to the south, and Milton Keynes and Northampton to the north. Residential: The site is bounded to the north by residential properties with rear gardens adjacent to the boundary to Flitwick Street, Lammas Way, Fallowfield and Abbey Lane. School: Redborne Upper School and Community College forms the southern boundary to the western site. Woodland: A commercial woodland, comprising a crop of poplar trees with a margin of native species, forms the southern boundary to the eastern site. Around the site at Warren Farm a variety of land uses are evident including residential development, education and community and whilst the former agricultural uses are subsiding, a commercial poplar plantation is located to the south of the site bordering the Greenbelt. 13

14 02 Opportunities & Constraints The site is currently in arable use and generally slopes down gently southwards towards the existing plantation. The site and its wider context present a number of opportunities and constraints for potential development, as highlighted in the adopted Warren Farm Design and Access Statement by Gardner Stewart Architects - April Topographical Considerations: The land does not have any unusually steep or difficult to access areas, the western site falls generally from north-west to south-east at an average gradient of approximately 1 in 36. There is a total change in level of approximately 12m across the site over 430m. The eastern site falls generally from north to south at an average gradient of approximately 1 in 50. There is a total change in level of approximately 5m across the site over 250m. The site is crossed by a drainage ditch/ water course forming a shallow valley. Summary of key Opportunities & Constraints Actions arising from the Outline Applications The following key opportunities There are opportunities for the site to provide: Safe and overlooked new pedestrian links; A series of green open spaces; and Secure boundaries to new and existing properties with adjoining rear gardens Site Boundary and Frontage Considerations: Proposals will include appropriate design responses to the adjoining uses - residential, education, commercial woodland, Tidy Tip and leisure facilities. Existing Landscape Features : A tree-lined drainage ditch/ watercourse crosses the eastern site. The northern boundary of the western site is characterised by a drainage ditch and a belt of trees, which divide the site from the neighbouring rear gardens. The western site also contains a number of individual trees, which should be integrated into the design where possible. 14

15 02 Local & Regional Character An overarching understanding of the local and regional character of the Ampthill and wider Bedfordshire areas is critical to ensure that a suitable, distinctive environment is created, that reflects and builds upon local character. Ampthill is an historic settlement that dates back to the medieval period as a small market town. Since that period, the Town has expanded significantly. The opposing images and study of local character has been informed by the Design and Access Statement by Gardner Stewart Architects - April The purpose of the following study is to illustrate the inherent context within which Warren Farm will lie, and to identify the unique character of Ampthill and environs which will provide the foundations upon which the design proposals for Warren Farm will be constructed. The following will provide the basis for definition of the layout principles, building components, materials and design choices for the scheme at Warren Farm West. Image adapted from Thrive Architects, Community Consultation Presentation Document, Dec

16 Local & Regional Character 02 The local distinctiveness of Ampthill and the surrounding Area Contemporary application of materials to respond to the Traditional Materials of Ampthill is important, and as is illustrated, a wide range of materials are evident within the Local Area. There is evidence of Render, Stone and Brick buildings, with varying tones and textures forming the local character of the area. The Warren Farm West scheme endeavours to reflect existing local materials where possible to ensure the coherent integration of the new residential area into the existing grain of Ampthill. Image adapted from Design and Access Statement by Gardner Stewart Architects - April

17 02 Image adapted from Design and Access Statement by Gardner Stewart Architects - April

18 03 Design Design Strategy Strategy This section presents the evolution of the consented Outline Scheme towards our current proposals. 18

19 03 Design Philosophy THE VISION CONCEPT PRINCIPLES: The main objective of the masterplan is to create an extension to Ampthill that respects the existing town and responds to the surrounding vernacular. The intention is to provide a new neighbourhood which blends closely into the surrounding area and seeks to reinforce local linkages. Warren Farm West will provide a high quality residential development, distinguished by excellent architecture for a range of new homes, set in an attractive, accessible streetscape. The main aims and objectives of the scheme are articulated through the following key design principles upon which the proposals have been based. These key principles promote sustainable growth whilst ensuring the creation of a distinctive and sympathetic scheme. They include: Creating a sense of place; A place for people: creating attractive accessible streetscape; Variety of house type & tenure; Managing car parking; and Delivering sustainability The layout has been conceived to provide a dynamic design response to the existing environment and has been led by the following; to create an attractive townscape incorporate well designed and useable open space enhance the overall amenity MAIN DESIGN PRINCIPLES to respect the existing local environment by considering the interface between the existing housing to the north, west and east and the school and woodlands to the south to create a positive arrival space at Flitwick Road to create open space which benefits new and existing residents alike. to establish and enhance pedestrian linkages to the existing adjacent public amenities such as the School and the Woodlands. Links from Lammas Way to the proposed development are encouraged. Integrating pedestrian networks safely within the development and considering the wider linkage opportunities, and combining with well designed, high quality open space and public realm provision will create environments for people to delight in dwelling. to create an environment that is permeable for pedestrians and cyclists and to create a series of 'incidental' spaces. to establish hierarchy, mark entrances, create focal nodes and understand how the local palette of building materials, components and characteristics can influence the language of the architectural approach: to create a sense of place. to provide a variety of house types & tenure. to ensure that car parking does not dominate the streetscape and provision made is based on the house size as determined by the local authority parking standards and requirements. to create a place that will deliver the principles of sustainable development and help combat and adapt to the threat of climate change, maximising opportunities for energy efficiency, making use of renewable energy and providing recycling facilities. to create a new maintenance corridor to provide suitable accessibility to the existing watercourse to the northern boundary for both new and existing residents. HOUSETYPE MIX / RANGE The design proposes a blended development with a mixed tenure of social, affordable and private housing. The proposed house type mix includes detached, semi-detached, townhouse and apartment units within a varied streetscape, designed with a controlled palette that references local context and establishes a clear hierarchy of development throughout the scheme

20 Illustrative Masterplan: Warren Farm 03 Image adapted from Thrive Architects, Community Consultation Presentation Document, Dec

21 03 Connolly Homes Masterplan The Masterplan for Warren Far West has evolved from the approved version presented at Outline Stage. The new masterplan has been designed to reflect a pattern of streets and spaces that is consistent with the contextual analysis of local distinctiveness that has been identified previously. BUILT FORM DESIGN PRINCIPLES The built form of Warren Park West will be determined in response to a set of guiding principles. Create a sense of place; Create a place for people: creating attractive accessible streetscape; BUILT FORM: KEY DESIGN SEQUENCES Architectural interest will be generated by considering the slight variations in design choices and proposals across the Warren Farm site. Different approaches to design, appearance and function will respond subtly to different areas of the site. The scheme has been designed as a subtle and controlled response to the site, where materials palette, choice of colour and textures will be consistent throughout to create a sense of unity of the whole. CONCEPT PRINCIPLES to create an attractive townscape / incorporate well designed and useable open space / enhance the amenity Variety of house type & tenure; MAIN DESIGN PRINCIPLES Managing car parking; and to respect the existing local environment by considering the interface between the Delivering sustainability existing housing to the north, west and east and the school and woodlands to the south These guiding principles build upon previous design guidance in the Design & Access Statement (April 2012) "Warren Farm will provide a high quality residential development, distinguished by excellent architecture for a range of new homes, set in an attractive, accessible streetscape." to create positive arrival spaces at both Flitwick Road and the threshold from Warren Farm East to create open space which benefits new and existing residents alike. On the Western part of the site there is a central 'Green' with several 'Greenways' providing green links throughout the development. to establish and enhance pedestrian linkages with the existing adjacent public amenities such as the School and the Woodlands. Links from Lammas Way to the proposed development are encouraged. to create an environment that is permeable for pedestrians and cyclists and to create a series of 'incidental' spaces to provide access for all. 21

22 Connolly Homes : MASTERPLAN 03 Illustrative Streetscapes: Flitwick Road Entrance Illustrative Streetscapes: The Boulevard Illustrative Streetscapes: Upper & Lower Area 22

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24 03 04 Design Code: Access & Public Realm This section identifies the development principles as outlined in the conditions of the grant of Outline Planning Permission. 24

25 Access Strategy & Street Hierarchy The provision of adoptable highways is integral to the overall scheme, with well designed streets and thoroughfares providing a significant contribution to the quality of the residential character and ensuring a sustainable, inclusive and safe environment within which residents may prosper. 04 The main vehicular site access points are provided from Flitwick Road and Abbey Lane. There are suitable pedestrian linkages to Lammas Way with enhancement of existing woodland linkages to lands to the south. The scheme proposes to maximise opportunities for movement within and throughout the site. The primary boulevard runs through the centre of the site, linking west-east from Flitwick Road to Abbey Lane. A series of secondary connections branch from the boulevard to create a high level of permeability. The layout has been designed to prioritise the safe movement of pedestrians and cyclists. 25

26 STREET HIERARCHY OVERVIEW STREET TYPOLOGY PRIMARY STREET (BOULEVARD) SUBURBAN ACCESS STREET SHARED SURFACE ACCESS STREET (LANE) COURTYARD PRIVATE DRIVEWAY 04 CHARACTER DESIGN DIMENSIONS A formal tree-lined spine road that acts to connect both development areas and provides vehicular linkage between Flitwick Road and Abbey Lane. Acting as the primary element within both developments, the thoroughfare seeks to manage the transitions between each design sequence. Footpaths separated from the main carriageway to provide a safe pedestrian environment. Carriageway: 6.25m (to accommodate Bus Route) Combined Footpath / Cycleway: Min 3.0m Footpath: Min 2.0m Grass Verge: Min 2.0m to accommodate street landscaping A less formal access route with varied building setback and varied building line. Informal in character, the access street provides character and critical links to more informal accesses from the Boulevard. Footpaths are positioned adjacent to the carriageway and also offset, meandering through the proposed 'Green' area to provide alternative pedestrian environments. 4.8m - 5.5m The carriageway is pinched and widened in areas to provide character to a min 3.7m - 4.1m. Footpath: min 2.0m Grass Verge: Min 2.0m to accommodate landscaping Informal access where people are prioritised over vehicular traffic. Varied building setback and irregular building line. The informal nature of the shared surface access street provides characterful links and loops to areas of the development from the Boulevard and Access Street. 4.8m m The carriageway is pinched and widened in areas to provide character to a min 3.7m - 4.1m No defined footpath Areas surrounded by closely set buildings to provide enclosure and an alternative feel to other areas within the scheme. Proposed as Shared surface streets where pedestrians have priority over vehicles. The built form will be presented closely to the street, behind carefully positioned planting strips and car parking areas. These areas remain wholly informal, with a mix of on street and frontage carparking offset by street trees in grilles. 4.8m - 8.0m The carriageway is pinched and widened in areas to provide character to a min 3.7m - 4.1m No defined footpath Driveways non adoptable with no defined footpath. No through route and very low vehicle speeds proposed. 3.7m - 4.8m Footpath and cycleways to be separate from Private driveways Areas of inset parking provided Parking bays, landscaping and street trees to be incorporated Areas of inset parking provided TARGET SPEED 20 mph max 20 mph max Less than 15 mph Less than 15 mph Less than 15 mph TRAFFIC CALMING BUILDING SET-BACK Design of horizontal road alignment Junction Spacing Raised pedestrian / cycle crossings m with localised dwellings setback approx. 5-8m max Design of horizontal road alignment Junction Spacing Raised pedestrian / cycle crossings Design of horizontal road alignment Junction Spacing Raised pedestrian / cycle crossings Carriageway narrowing Shared surface 4-7m max 1-5m 1-3m 1-3m BUS ROUTE Yes No No No No STREET FURNITURE LANDSCAPE / BOUNDARY TREATMENT Street Seating Lighting Columns Street Signage Predominantly hedging to rear of footpath with regular street tree planting to verge and within dwelling boundaries. Metal railings incorporated. Lighting Columns Lighting Columns Lighting Columns Not adopted highway Irregular tree planting within verge and properties with low hedging and boundary walls Irregular tree planting in property boundaries and street trees in grilles where suitable. Irregular tree planting in property boundaries and street trees in grilles where suitable. Low level boundary planting. Brick walls introduced to provide enclosure. Low level planting / hedging and railings within property boundaries only 26

27 Parking Strategy 04 PARKING STRATEGY OVERVIEW PARKING TYPE PRIVATE COURTYARDS PARKING FORECOURT ALLOCATED ON PLOT VISITOR PARKING CHARACTER Small private courtyards with no 'through' access. Dwellings front onto the area with provision of block paving shared surface. Parking informally integrated into the landscape. In cutilage parking bays to the front of dwellings, located between building line and pavement edge. Spaces located to ensure min. 1.5m separation from front of dwelling to parking bay. Traditional incutilage parking provision with 2-3 spaces per driveway - with or without garages. Public visitor parking provided mainly on-street and within key design sequences. All on-street parking should reflect the character of the area and ensure that there is no domination of the streetscape by parking through over proliferation of vehicles in specific areas. PARKING SPACE DIMENSIONS Standard Bay: 4.8m x 2.4m Perpendicular parking: 4.8m x 2.4m with a minimum 6m manoeuvring area Standard Bay: 4.8m x 2.4m 6m deep reversing provision to allow suitable access to the parking bays Driveways to extend to min 6m in front of garages. Standard Bay: 4.8m x 2.4m Standard Bay: 4.8m x 2.4m Perpendicular parking: 4.8m x 2.4m with a minimum 6m manoeuvring area Parallel Parking: 6m x 2.4m (disabled spaces to have additonal strip of 900mm mm width to one side of bay). Garages: Space to front of Garage should be 6.0m min Parallel Parking: 6m x 2.4m (disabled spaces to have additonal strip of 900mm mm width to one side of bay). SURFACE MATERIAL & SPACE DEMARCATION See Public Realm Materials Palette See Public Realm Materials Palette N/A See Public Realm Materials Palette CYCLE PARKING Short stay parking provided as close as possible to the front of the house and take the form of a suitable stand or wall bar/ring. Ambient lighting provided from street lamps or dedicated lighting to allow cyclists to use the parking at night and dark times of the year. There should be hard surfacing where the cycle stands. Short stay parking provided as close as possible to the front of the house and take the form of a suitable stand or wall bar/ring. Ambient lighting provided from street lamps or dedicated lighting to allow cyclists to use the parking at night and dark times of the year. There should be hard surfacing where the cycle stands. Short stay parking provided as close as possible to the front of the house and take the form of a suitable stand or wall bar/ring. Ambient lighting provided from street lamps or dedicated lighting to allow cyclists to use the parking at night and dark times of the year. There should be hard surfacing where the cycle stands. Short stay parking provided as close as possible to the front of the house and take the form of a suitable stand or wall bar/ring. Ambient lighting provided from street lamps or dedicated lighting to allow cyclists to use the parking at night and dark times of the year. There should be hard surfacing where the cycle stands. Suitable short & long term accessible, secure cycle storage should be provided. 27

28 Public Realm Materials Palette 04 28

29 Landscape Strategy Concept 04 INTRODUCTION: A Landscape Strategy has been produced in direct response to the approved Design and Access Statement and incorporating findings from subsequent site visit and appraisals. It outlines the principles for landscape design and application to ensure a holistic and consistent approach. The POS areas have been identified as follows: 1. The Entrance 2. The Central Green and LAP 3. The Upper Green 4. The East Green 5. Lammas Way and Eastern Boundary Link Street types have been identified as follows: 6. Boulevard 7. Access Street 8. Shared Surface Access Street 9. Courtyard 10. Feature Node/Cluster There is also a maintenance corridor (11.) along the north boundary. The corridor allows access behind the property boundaries for continued maintenance of the water course that runs along the northern edge of the development. Proposed marginal and aquatic planting will ecologically enhance the stream. A low close board fence topped with trellis will create the boundary between the properties and the corridor. The will help to screen the new development from the existing properties to the north whilst allowing visual permeability into the corridor to allow passive security. OPEN SPACE STRATEGY The strategy is to develop a series of coherent open spaces within the development structure. Spaces will encompass areas of existing landscape features and will generally punctuate the development with inform al and form al recreational facilities. The first space that will be encountered will be the Entrance, on the western boundary. This provides a gateway into the site - a village edge with large frontages and a mounded landscaped open space to provide undulating levels. The edge adjacent to Flitwick Road will include structural tree and screening planting to soften the main access to the developm ent as well as create impact and a lasting legacy for the development. The boulevard will be lined with feature street trees (Hornbeam - Carpinus betulus) creating a rural feel to the development. The Central Green is situated next to the boulevard and will develop an inform al open space which will include a natural play area (LAP) using low key features such as play boulders and mounds. The area will be m axim ised for its play potential as this will be a centre point within the development for children to play and socialise. The Upper Green will provide an urban green feel being a more form al open grassed area defined by large skyline specimen trees that in time will break up the roof pattern of the developm ent and link view s to the existing developments to the north. The East Green will be an urban-like green and together, with the Eastern Boundary link, soften the approach to the Warren Farm East phase and visually linking both developments. While Lamm as Way link will connect the development to the northern existing urban area through to an inform al Public Right of Way. 29

30 The Maintenance Corridor will comprise of the existing stream with a reinforced grass access route and will be enhanced with new aquatic and marginal planting to increase biodiversity. This area will also create a buffer between the existing neighbourhood and the new development. 04 The Courtyards will be sm all parking areas. Planting will be added where possible to soften these hard areas while still m aintaining a secure and open space. Small focal trees will be used to develop some skyline impact to break up the structure of the buildings. All open spaces have been designed to m ake the most of new tree planting. They will offer softening of the streetscape and create a sense of place. The tree species should those trees visible across the roof line of the older developments surrounding the site that puncture the skyline. 30

31 Landscape Strategy Plan 04 31

32 Play Strategy 04 Concept: The aim is to develop an active space and natural play within the development. A successful design for play will respond to the child' s needs rather than controlling and directing. Planting is an essential component in mak ing playgrounds attractive, softer, and can themselves be an opportunity for play as paths weave amongst sensory plants or pass under or through willow structures. Trees offer valuable shade and shelter and they are a long term asset within the green infrastructure. P lanting beds will help divide and break up large playgrounds into smaller and more enclosed spaces. The play value of natural play design is considerably greater. The definition of play has shifted, so instead of defining play in simplistic physical movements - such as running, jumping, sliding, swinging, rock ing etc - play is now understood to be more holistic and much more about learning about the world through use of imagination, role play, discovery, adventure and creative activity. Therefore the natural play approach will create a theatre setting to inspire these possibilities throughout open spaces. P layable spaces will be a combination of natural features including stone boulders, wood and ground modelling with integrated play features which will encourage play activities such as balancing, running, jumping, climbing, crawling and exploring. Rather than being prescriptive equipment, natural features will create opportunities for innovative, exploitative, imaginative and challenging play and allow children of different ages and abilities to play together in different ways along with some traditional play equipment for young children will offer additional value. The Central Green will contain a LA P which will be clear and well defined, leaving no empty spaces that might create antisocial behaviour hot spots. P lay space will be visible from adjacent residences and the street/open space, for passive- policing, and the taller screen planting will be carefully placed to ensure open sight lines and natural surveillance. Seating will also be provided for parents. The play area will include a natural play using low key features such as play boulders and mounds. These features will allow creative and sociable play by creating adventure and exploration through, around and over the features. These elements also create a sculptural effect within the POS developing an aesthetically empathetic approach to the rest of the deve lopment. 32

33 Play Strategy 04 Concept: The Maintenance Corridor has 3 main functions. Its primary function is to allow access to the northern boundary to allow maintenance to the water course that runs along its length. This area is not open to the public and is strictly for access to the stream. The secondary function is to create a softer green boundary between the new development and the existing properties to the north. The maintenance access will be grassed with the stream bank re planted with marginal and aquatic species such as B ogbean (Menyanthes trifoliata), Bur-reed (Sparganium erectum), Flowering rush (B utomus umbellatus), Greater spearwort (Ranunculus lingua) and Water plantain (A lisma plantago -aquatica)to enhance the biodiversity of the boundary. The final function is to screen views into the development. This will be done by installing a close board fence with trellis to the rear of the properties running along the northern boundary. It is important that the fence does not fully screen out the maintenance corridor as this will al low passive security of this space. The corridor will be closed off to the public but security is an important factor to both the development boundaries and to the ex isting properties. To prevent direct views between existing properties and the new houses, strategically placed small scale trees will be planted in the rear gardens of the properties along the northern boundary where there are gaps between the ex isting vegetation along the watercourse. Standard trees such as Silver Birch (Betula pendula) and fruiting trees like Crab A pple ( Malus spp.) and Cherry (P runus spp.). 33

34 Sustainability: Development & Drainage Strategy 04 Key Sustainability Strategies: Optimise site potential (Connectivity): The site sits within a local framework of connectivity and has been designed to provide suitable access for Bus services along the Boulevard. Redborne School is located adjacent to the site and within walking distance to local amenities and services. Orientation: The dwellings have been orientated where possible to provide south facing or oblique facing private amenity to maximize daylight for optimum light, heating, cooling, and shading. Landscaping: Existing trees have been retained where possible, and the central green planned around the retention of two mature trees. This provision aims to increase functionality of spaces through shading, visual amenity and augmentation of localised biodiversity. Sustainable Drainage Strategy: The developers are committed to providing Sustainable Urban Drainage Solutions (SuDS) to serve the scheme. The principles of SuDS will be applied to the key areas of the surface water drainage system for the development where possible in order to reduce surface water flooding, improve water quality and enhance the amenity and biodiversity value of the environment. It is intended that quality drainage processes and management practices will be implemented to ensure that there is no detrimental impact upon the development and surrounding areas. Existing watercourses within the subject lands will form part of the drainage strategy, providing suitable connectivity to an offsite attenuation pond located to the south of the development lands. This strategy will be designed to fulfil the requirements of planning condition 11 of the outline planning consent. Energy Use: Dwellings will be designed to current Standards to ensure suitable levels of thermal efficiency and therefore energy use are achieved. 34

35 05 Design Code: Built Form This section identifies the development principles as outlined in the conditions of the grant of Outline Planning Permission. 35

36 Block Principles 05 Block Structure: The proposals promote the introduction of the block layout, with a clear distinction shown between public and private space. As highlighted in the Central Bedfordshire Council Placemaking Design Guide, the fronts of properties should face onto public space, preferably a street, whilst the private back garden should be private and afforded security by facing other private space. The block structure implemented has been informed by the site constraints and opportunities and should be adhered to in any reserved matters proposal. As highlighted in the adjacent image, our scheme proposes a mix of perimeter block structures and linear frontages to achieve these requirements. These blocks will provide varied streetscapes and ensure the provision of a clear distinction between public and private space. Perimeter Blocks: Characterised by common frontage facing the public realm with private amenity enclosed internally. This maintains a sense of enclosure and continuity of built form. Also includes select courtyard areas. Linear Frontages: Characterised by common frontage facing the public realm, however, implemented in a linear formation along specific boundaries where it is not possible to introduce perimeter block structures. It is important that linear frontages have suitable variations in setbacks and building form to ensure a positive and varied streetscape. 36

37 Key Design Sequences: Primary Sequences 05 Design Sequences 1: Flitwick Road Entrance 2: The Boulevard 3: Upper & Lower Areas The size of the development does not warrant specific character areas, instead the street typologies and frontage typologies are the key driver in achieving a successful development layout. Architectural interest can be generated by considering the slight variations in character across the Warren Farm site. Different approaches to design, appearance and function are required to respond to different sections of the site. Frontages have been designed to relate to each design sequence and street typology, with this relationship being paramount to creating thriving and coherent spaces. Indicative street elevations and sections have been prepared to highlight the design process, and to set out the key criteria for development within each design sequence. These aim to identify a series of different characteristics, including frontage/setback distances, landscaping and boundary treatments. The considered integration of each of the design sequences will result in a blended development with a mixed tenure of social, affordable and private housing. 37

38 Key Design Sequences: Secondary Sequences 05 Open Space Design Sequences: Open Space Pockets of public open space have been introduced to provide green linkages throughout the site. Subject to more detailed landscape analysis at a later stage within the document, the areas of open space are linked through their relationship to the Spine Road. Pedestrian and cycle links are generated between the various pockets, to provide fundamental connectivity within the scheme. 1: Flitwick Road Entrance Contoured open space provided to soften the transition into Warren Farm West from Flitwick Road. 2: Upper Green Dwellings fronting onto an Informal landscaped green. 3: Central Green Existing trees retained and integrated into the scheme to provide a sense of arrival and an immediate sense of maturity. LAP also provided. 4: Lammas Way Supervised open space providing pedestrian access from Lammas Way to the scheme. 5: Lower Green Open space creating a sense of arrival upon entry from Warren Farm East. Dwellings forming boundaries to the south and west with vistas managed upon progression through the scheme. 6: Transition to Warren Farm East Managed open space with dwellings fronting onto the existing watercourse, overlooking the NEAP within Bloor Homes land. 38

39 Key Design Sequences: Secondary Sequences 05 Architectural Feature Areas Design Sequences: Architectural Feature Areas 05 A series of secondary design sequences are proposed that will provide localised areas of interest within the scheme. These will assist with navigation through Warren Farm West by providing architectural features that will be highly legible upon progression through the scheme. This movement through Warren Farm West will be punctuated by a series of spaces that will provide a variety of levels of enclosure at both large and small scale. The formal and highly enclosed space of the courtyard is juxtaposed to the more open and informal enclosure of the Upper Green. The Transition space provides a dynamic sense of arrival that offers a legible and informal sense of enclosure to the watercourse and NEAP within Bloor lands. 01 Courtyard Area 02 Upper Green 03 Transition Spaces 39

40 Key Design Sequences: Tertiary Sequences Landmarks / Key Building Groups 05 Design Sequences: Landmarks / Key Building Groups A: Landmark accessed from the central green. B: Courtyard Space C: Termination of Vista from open space adjacent to Lammas Way D: Termination of Vista accessed from lower green E: Gateway feature providing sense of arrival into Warren Farm West F: Supervised pedestrian access point from Lammas Way DEFINING KEY CORNERS AND GATEWAYS In addition to the implementation of Primary and Secondary design sequences, feature buildings will be located throughout the development, either as single buildings or building groups. The adjacent plan highlights the location of these buildings within the overall development. As a general rule the scale of key buildings should be in proportion to their importance within the streetscape or building group Not every key building needs to be greater in size than its neighbours, but it should be imposing enough to mark it out as more important Features The use of features on buildings such as projecting bay windows, gable features and chimneys can be used to reinforce key building status The feature itself might be used on a relatively simple building to impart key status or act as a focal point, but must read as part of an identifiable whole Detailing Detailing of buildings will be an important consideration within the development as a whole This will be especially important on key buildings, where detail elements are likely to be subject to an increased level of scrutiny. Buildings will turn corners positively so that both elevations seen from the street have windows to them and avoid blank gable ends visible from the public realm. Feature buildings have been positioned in specific locations to terminate key views or at an important gateway location. This will help aid visual legibility throughout the layout and provide variety in the street scene. 40

41 Density & Building Heights 05 Density The density of the development is an important consideration in providing a successful sense of place. The scale of the development would not suggest implementation of wide ranging variations on density across Warren Farm West, however, there are subtle variations in density across the site that will create greater interest and provide a good degree of vitality. Building Heights The variation in building height across the scheme will provide a varied streetscape and promote greater legibility and navigation through the scheme. 41

42 Primary Design Sequence: Flitwick Road Entrance 05 Entrance Sequence to Flitwick Road (Including gateway buildings): Gateway feature to Warren Farm designed to respect and reinforce the existing character of the Flitwick Road. A transitional space between existing residential areas and the new development. Landscape Character Concept: The Flitwick Road entrance aims to provide a landscaped open space to respect the existing building line and to provide a smooth transition of levels between the existing road and Warren Farm. Mounds and native planting will soften and provide glimpsed views into Warren Farm. The entrance set back is interlinked with a series of open spaces throughout the site. Low fences and ornamental hedges will provide privacy and defensive space between the driveway and the front garden of the houses in this area. 42

43 DESIGN SEQUENCES CHARACTERISTICS: FLITWICK ROAD BUILT FORM CRITERIA Built Frontage Character Building heights SPECIFICATION Active frontages aligned to roadway frontage with architectural form to respect the existing building line. A semi continuous frontage is proposed to reflect the rhythm of the existing streetscape along Flitwick Road with landscaped open space to form a threshold to Flitwick Road. Semi-public space transitions to private space around dwellings. Rectangular form with returns / gabled roof / bay protrusions / porch with covered entrance storey to reflect adjacent dwellings. 05 Building Materials Feature Buildings Setback to front Roof Furniture (Dormers / Chimneys) Landscape Character Select facing brick and Monocouche Render System, Colour(s): White, Ivory, Light Grey, Natural Stone / slate effect roofing (O.E.A) / upvc windows and doors. Important corners and gateways should be emphasised with architectural elaboration, for instance:- additional fenestration incorporated in gable-end facades; be defined by modest increases in building height to provide added enclosure to the streetscene, creating a sense of pinch po int at important street entrances; variation in colour or material palette on building facades that address important corners or gateways. 2m 3m setback from shared surface with landscaped topography to assist integration and manage level change. Use of Pitched Roofs and Usable Roofspace Landscaped open space adjacent to Flitwick Road to respect existing building line and to provide a managed transition of leve ls between the existing road and Warren Farm. Ground graded to provide landscaped mounds with associated vegetation provided at low and high level to manage glimpsed vie ws into Warren Farm. The entrance set back represents the commencement of a series of linked landscaped areas located throughout the site. PRIVATE AMENITY Front Gardens Private open space is desirable in order to create a high quality of built environment and this Design Code requires that all dwellings should be provided with adequate open space in the form of front and rear gardens for houses and balconies and communal gardens for apartments. Front gardens are at the threshold of public realm, street and private space and it is important that all houses, except Mews, should be clearly demarcated front garden space. The criteria for the front gardens is as follows: Minimum depth - 1.5m Maximum depth - 3m clear of car parking provision Adjacent front garden to car parking space should not exceed 6m Driveway parking in front of the plot to allow a minimum of 2m from windows to edge of driveway strong definition of the front garden to relate to each of the Design sequences Rear Gardens Rear gardens provide required private amenity space for a variety of uses and should be enclosed and well shielded form adjacent dwellings. The following should be implemented to ensure that the space is fit for purpose for modern living. Minimum length - 11m Minimum width - 5m Minimum area - 55sqm Average area - 100sqm Separate Direct access Clothes drying area Outdoor seating 43

44 recreation space growing food shed space greenhouse tree provision (fruit) gardens to be designed to receive afternoon sun insofar as possible 05 Garden Storage Security PARKING & SERVICES Parking Spaces Garages Bicycle Parking Services Garages to provide suitable storage provision where possible and external stores provided where there are no garages. Passive surveillance to be provided through suitable orientation of dwellings and position of windows. Gates, walls and entry sequences designed to provide suitable physical protection. Dealing with the Car (Parking provision): Garages provided to serve each dwelling. Private off street parking on driveways provided to reduce the visual impact of cars on the street frontage. Visitor parking provided within design of level surface street with turning area provided to ensure suitable accessibility. See parking strategy overview for further information. See parking strategy overview for further information. Drainage, Road Markings, Street Furniture, Provision for services: Drainage channels carefully detailed to integrate with road surface and positioned to avoid demarcation of parking / No road markings and limited signage / Sympathetic street lighting and service provision provided in grassed service strips adjacent to the road surface (agreement required with Council). 44

45 Primary Design Sequences: The Boulevard 05 Boulevard: Primary route through Warren Farm West, providing vehicular, cycle and pedestrian links between the Flitwick Road and Warren Farm East. Landscape Character Concept: The Boulevard aims to tie the development into Warren Farm East. Structural trees along with an integrated pedestrian and cycle lane and a grassed and planted verge will provide a rural feel across the site. The tree line verge along with ornamental planting in the front gardens will soften and enhance the street scene. 45

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47 DESIGN SEQUENCES CHARACTERISTICS: BUILT FORM CRITERIA Built Frontage Character THE BOULEVARD SPECIFICATION Northern frontage: Regular plot sizes with exaggerated plot depth to provide gated access to private turning areas to front o f dwellings. Large detached dwellings set back 8m-10m from road edge to create semi-private transitions between road edge and dwelling. Active frontages provided to turn corners. 05 Southern Frontage: Semi continuous frontage with regular plot sizes with front boundaries fronting onto marginal verge of Boulevard. Active frontages aligned to roadway. 5m setback with landscaped verge to soften relationship of dwellings to Boulevard. Building heights Building Materials Feature Buildings Setback to front Roof Furniture (Dormers / Chimneys) Landscape Character PRIVATE AMENITY Front Gardens Building Height: storey to provide varied elevational character and rhythm to streetscape. Select facing brick and Monocouche Render System, Colour(s): White, Ivory, Light Grey, Natural Stone / slate effect roofing (O.E.A) / upvc windows and doors. Important corners and gateways should be emphasised with architectural elaboration, for instance:- additional fenestration incorporated in gable-end facades; be defined by modest increases in building height to provide added enclosure to the streetscene, creating a sense of pinch po int at important street entrances; variation in colour or material palette on building facades that address important corners or gateways. Large detached dwellings set back 8m-10m from road edge to create semi-private transitions between road edge and dwelling. Use of Pitched Roofs and Usable Roofspace Landscaping Character / Green Infrastructure: Marginal verge with integrated pedestrian and cycle links grassed and planted with native tree species. Trees within sight lines are to be clear stemmed up to 2m. Private open space is desirable in order to create a high quality of built environment and this Design Code requires that all dwellings should be provided with adequate open space in the form of front and rear gardens for houses and balconies and communal gardens for apartments. Front gardens are at the threshold of public realm, street and private space and it is important that all houses, except Mews, should be clearly demarcated front garden space. The criteria for the front gardens is as follows: Minimum depth - 1.5m Maximum depth - 3m clear of car parking provision Adjacent front garden to car parking space should not exceed 6m Driveway parking in front of the plot to allow a minimum of 2m from windows to edge of driveway strong definition of the front garden to relate to each of the Design sequences 47

48 Rear Gardens Rear gardens provide required private amenity space for a variety of uses and should be enclosed and well shielded form adjacent dwellings. The following should be implemented to ensure that the space is fit for purpose for modern living. 05 Minimum length - 11m Minimum width - 5m Minimum area - 55sqm Average area - 100sqm Separate Direct access Clothes drying area Outdoor seating recreation space growing food shed space greenhouse tree provision (fruit) gardens to be designed to receive afternoon sun insofar as possible Garden Storage Security PARKING & SERVICES Parking Spaces Garages Bicycle Parking Services Garages to provide suitable storage provision where possible and external stores provided where there are no garages. Passive surveillance to be provided through suitable orientation of dwellings and position of windows. Gates, walls and entry sequences designed to provide suitable physical protection. Dealing with the Car (Parking provision): Garages provided to serve each dwelling. Private off street parking on driveways provided to reduce the visual impact of cars on the street frontage. Visitor parking provided within design of level surface street with turning area provided to ensure suitable accessibility. See parking strategy overview for further information. See parking strategy overview for further information. Drainage, Road Markings, Street Furniture, Provision for services: Drainage channels carefully detailed to integrate with road surface and positioned to avoid demarcation of parking / Clear road markings and signage / Formal street lighting and service provision provided adjacent to the road surface. 48

49 Primary Design Sequences: Upper & Lower Areas 05 Landscape Character: Concept: The Upper Green aims to provide a formal urban green with open grass areas defined with mounding, structural trees and informal seating. The high-end definition of this amenity space will delight the experience of the residents. Ornamental planting in the front gardens, encompassing the upper green, will provide privacy and assist with softening the street scene. The Central Green will create a green space within the centre of the development. It will be defined by existing trees and large skyline specimen trees that in time will break up the roof pattern of the development and link views to the existing developments to the north. The Central Green will encompass a natural play area (LAP), where children and teenagers will be able to enjoy activities and maintain fitness using naturalistic style trim trails, which will include items such as monkey bars. 49

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52 DESIGN SEQUENCES CHARACTERISTICS: UPPER AND LOWER GREENS BUILT FORM CRITERIA SPECIFICATION 05 Built Frontage Character Building heights Building Materials Feature Buildings Setback to front Roof Furniture (Dormers / Chimneys) Landscape Character PRIVATE AMENITY Upper Green: Informal aesthetic within the landscaped setting of the Green. Dwellings clearly separated from the Boulevard with informal semi public / private space and dwellings fronting to open space. Active frontages aligned to level surface lane with 3m 5m setback. Semi-public space transitions to private space around dwellings. Green edge frontage reflecting aesthetic of village fringe. Lower Green: Soft interconnecting links accessing the central green space with staggered layering of frontages. Informal semi public / private space and dwellings fronting to open space. Active frontages aligned to lane with 2m 4m setback. Semi-public space transitions to private space around dwellings. Green edge frontage to open space. Building Height: storey to provide varied elevational character and rhythm to streetscape. Select facing brick and Monocouche Render System, Colour(s): White, Ivory, Light Grey, Natural Stone / slate effect roofing (O.E.A) / upvc windows and doors. Important corners and gateways should be emphasised with architectural elaboration, for instance:- additional fenestration incorporated in gable-end facades; be defined by modest increases in building height to provide added enclosure to the streetscene, creating a sense of pinch po int at important street entrances; variation in colour or material palette on building facades that address important corners or gateways. 2m - 5m setback to incorporate both areas Use of Pitched Roofs and Usable Roofspace Upper Green: Landscaped open space providing threshold between dwellings and the Boulevard. Ground graded with associated vegetation provided at low and high level to edges of landscaped area to provide privacy / screening of the proposed dwellings and suitable amenity space provided within Green area. Lower Green: Landscaped open space providing focal point with glimpsed views to school beyond. Vegetation provided at low and high level to edges of landscaped area to provide privacy / screening of the proposed dwellings and suitable amenity space provided within Green are a. Landscaped links provided between Boulevard and lower green and other localised focal areas. Low and high level planting to leafy links between localised focal areas and pedestrian links landscaped to enhance visual amenity. Small pockets of landscaped areas linked together with additional landscaped connections. Private open space is desirable in order to create a high quality of built environment and this Design Code requires that all dwellings should be provided with adequate open space in the form of front and rear gardens for houses and balconies and communal gardens for apartments

53 Front Gardens Rear Gardens Front gardens are at the threshold of public realm, street and private space and it is important that all houses, except Mews, should be clearly demarcated front garden space. The criteria for the front gardens is as follows: Minimum depth - 1.5m Maximum depth - 3m clear of car parking provision Adjacent front garden to car parking space should not exceed 6m Driveway parking in front of the plot to allow a minimum of 2m from windows to edge of driveway strong definition of the front garden to relate to each of the Design sequences Rear gardens provide required private amenity space for a variety of uses and should be enclosed and well shielded form adjacent dwellings. The following should be implemented to ensure that the space is fit for purpose for modern living. 05 Minimum length - 11m Minimum width - 5m Minimum area - 55sqm Average area - 100sqm Separate Direct access Clothes drying area Outdoor seating recreation space growing food shed space greenhouse tree provision (fruit) gardens to be designed to receive afternoon sun insofar as possible Garden Storage Security PARKING & SERVICES Parking Spaces Garages Bicycle Parking Services Garages to provide suitable storage provision where possible and external stores provided where there are no garages. Passive surveillance to be provided through suitable orientation of dwellings and position of windows. Gates, walls and entry sequences designed to provide suitable physical protection. Dealing with the Car (Parking provision): Garages provided to serve each dwelling. Private off street parking on driveways provided to reduce the visual impact of cars on the street frontage. Visitor parking provided within design of level surface street with turning area provided to ensure suitable accessibility. See parking strategy overview for further information. See parking strategy overview for further information. Drainage, Road Markings, Street Furniture, Provision for services: Drainage channels carefully detailed to integrate with road surface and positioned to avoid demarcation of parking / Clear road markings and signage / Formal street lighting and service provision provided adjacent to the road surface. 53

54 Architectural Detailing: Built Forms & Detailing 05 The design proposes a blended development with a mixed tenure of social, affordable and private housing. The proposed housetype mix includes detached, semi-detached, townhouse and apartment units within a varied streetscape, designed with a controlled palette that references local context and establishes a clear hierarchy of development throughout the scheme. The following building typologies have been identified for use within the Masterplan and aim to reflect the distinctive local character of Ampthill. Detached Houses Semi-detached Houses Cottages Apartments Each typology provides a summary of the proposed built form and information illustrating the architectural detailing. The following details are key in respecting the existing nature of Ampthill: Flitwick Road Entrance Sequence - Decorative timber and render infill to gables - Projecting bargeboards and fascias - Decorative brick detailing - Decorative timber detailing to porches - Decorative chimney pots and caps General Principles - Gabled forms - Clipped Eaves / dry verges - Decorative surrounds to openings - Simple bay details and window fenestration - Simple chimney pots and caps Window and Door Styles Building Forms & Detailing The detailing of the built form will be consistent with traditional forms within the Ampthill Area. The use of chimneys to highlight important feature areas is key, however, they may not be required within courtyards, shared surfaces or secondary streets. Windows and door styles will be of a traditional form and proportion, however, with a contemporary twist. Generally, window fenestration will be reduced to provide clearly legible window openings within the façade of the proposed dwellings. Our proposals seek to reflect the character of the Ampthill area, whilst offering a crisp and well considered window style that provides increased provision of natural light to the dwellings. 54

55 Materials Palette 05 Palettes of materials are classified by zones of development, providing distinction between each of the different design sequences. The scheme proposes the use of a variety of brick selections, tailored to each design sequence, and the introduction of a range of self coloured render finishes to provide subtle variety across the scheme

56 Materials Palette: Contextual Links 05 The design proposals have been developed through careful consideration of the existing character of the Ampthill area, Illustrated as per the adjacent images. 56

57 Maintenance Strategy: Watercourse to Boundary 05 Maintenance Strategy The scheme proposes the introduction of a managed maintenance strip to the rear of the northern boundary of dwellings within the Boulevard. This will be a secure gated corridor to the rear of the dwellings that will provide sufficient access for the watercourse to be maintained when required. Safety and security will be provided through a carefully managed access arrangement which only approved individuals will be able to enter the maintenance corridor to carry out required works. Proposed secured access points are identified by the yellow arrows on the adjacent image. 57

58 Refuse Strategies 05 The development will be designed to ensure that refuse and materials for recycling can be collected in a safe and efficient manner. Furthermore the development can be designed to reduce the visual impact of refuse and recycling containers. The preference is for bins to be kept on each property and collected from the front of each property, however this is not always possible, particularly with apartments. Refuse Collection Rules Areas for storage of wheeled bins and boxes to be provided in the gardens of each property (apartments to be given secured storage areas) It is not acceptable for bins to be wheeled through properties, terrace blocks will therefore either consist of no more than about 5 properties, with shared rear access, or on longer terraces, archways should be provided about every fifth property, again with shared rear access Short areas of adoptable road with suitable turning areas should be provided in front of terraces which have no through route for reversing of refuse vehicle Where properties front a drive or courtyard bin collection points should be provided within walking of an adoptable road Bin collection points should be placed so as not to obstruct pedestrian or vehicle routes and designed to be unobtrusive when not in use Apartment blocks will be provided with storage and collection areas for Euro bins Storage areas will be within 10m of a point that is accessible for a refuse collection vehicle A composting unit should be provided in private gardens. 58