ontents Page 7. Implementation 120 125 Quality nd ontrol 121 ompliance riteria 122 Indicative Phasing 123 Reserved Matters Requirement 125
7.1 Quality nd ontrol Introduction 7.1.1 In utilising a design code for the Wixams there will be an increased emphasis on design within the development. The design code will also assist in future applications on the site by having a greater degree of certainty and being dealt with expediently through the development control process. 7.1.10 The detailed design brief and code has also been subject to testing through a day long workshop including stakeholders from the local authorities, their consultants and local architects. The comments from this workshop day have further informed the development of the detailed design brief and code. 1 The Master Developer and the Local Planning uthorities 7.1.2 The detailed design brief and code document for Village One at The Wixams acts as an important tool to assist in the implementation of the overall scheme. This document will be used by both the Master Developer who will be responsible for site remediation, infrastructure and services, and setting out the landscape framework for the new community, and the local planning authorities who will in turn be responsible for the approval of compliant reserved matters applications. 7.1.3 The master developer in partnership with the Local uthorities will also be responsible for the delivery of community and leisure facilities, working closely with the local stakeholders to develop the new community as a sustainable place to live and work. 7.1.4 The Master Developer will sell parcels of serviced land to house builders, developers and investors in order to bring forward the main housing, employment and retailers. This detailed design brief and code will help regulate the development of land sold, by setting out rules and guidelines for the settlement. The document will ensure that urban designers, architects, planners and professionals employed by house builders and developers are all working to the same key design principles. 7.1.5 This will allow individual expression and creativity within a common regulated design framework. In this way, the Village One design code will ensure the development of a quality control agenda for the first key phase of the scheme. 7.1.6 oding is to be seen as not only having the benefit of providing a framework for better quality control of development but it will also contribute to speedier processes of granting new planning applications and reserved matter approvals. 7.1.7 The Local uthorities will publish further guidelines setting out target timescales for decisions on schemes set against the design code. n Open Process 7.1.8 The Master Developer is committed to ensuring that the development of Village One at the Wixams follows an open and transparent process with participation of the local community leading to active involvement in the new Village. The communities surrounding The Wixams will be kept informed of progress with periodic newsletters, which will be delivered to households and businesses in Elstow, Wilstead, Houghton onquest and Stewartby, as well as other local areas. 7.1.9 Exhibitions and community planning events have been held at key milestones in the planning and development process to invite stakeholders to comment and engage with local people, of all ages and backgrounds, in considering detailed issues in workshops and hands-on planning groups. Further events are planned as part of this open process. 7.1.11 It is considered that such an active process will positively contribute to the creation of a healthy, responsive and successful new community at The Wixams. dherence To The Master Plan nd Detailed Design 7.1.12 chieving successful town building requires high quality control throughout the whole development process, before, during and after development. The strategic design guide and other documents prepared to support the outline planning application are only one part of that process as indicated earlier. 7.1.13 The Master Developer has worked with the Local uthorities in producing this detailed design brief and code which will be used by all parties to coordinate quality control for the new development. ompliance by participating developers will ensure that the development is of the highest quality and that developers achieve the highest standards. 7.1.14 t the site construction stage, the master developer will ensure that the procurement of building and public spaces maintain a level of quality through site supervision, in particular when mitigating affects on the environment and amenity of local residents. Once the development is complete the Master Developer will ensure that an appropriate form of management will retain the upkeep of the public realm areas. 7.1.15 s part of this process of continual involvement the Master Developer has identified a simple process of design compliance, and it is a requirement of any planning application, whether reserved matters or a full planning application, that the participating designers respond to the obligations of this document and the supporting documents. 7.1.16 The project compliance criteria pro forma describes the level of importance given to each element of the design process and the simple scoring method identifies the status of each component. Design Forum 7.1.17 It is envisaged that a Design Development Forum will be established, led by the Master Developer, to preview House uilders and Developers proposals in advance of Reserved Matters Submissions, as part of Pre pplication Process. The aim of this forum is to encourage House uilders and Developers to coordinate designs, layouts, materials and to ensure delivery of placemaking objectives, key groupings and key buildings are coordinated. Stakeholder Workshop Stakeholder Workshop Stakeholder Workshop 121
7.2 ompliance riteria Project ompliance riteria 7.2.1 The table below identifies the compliance criteria that will be used to help assess the design submissions from house builders and invited developers for the land sales areas, situated within Village One at the Wixams. 7.2.2 The requirements are set out in groupings and are given a categorisation to denote the priority of the feature: 7.2.3 is fundamental to the successful design of the scheme, and therefore considered to be of high importance. The remaining scores of and finally are progressively less prescriptive. 7.2.4 Design quality for all proposals and an appreciation of the relationship of the individual land sales areas to its neighbours is fundamental to the delivery of a joined up development proposals. Developers are expected to illustrate this within their proposals, by utilising example layouts. Description Part One: Key Groupings Key Groupings Key Frontages Open Space Gateways Landmarks Part Two: Streets ppropriate Scale ppropriate Set back oundary Treatment Part Three: Frontages Following uilding Line Materials ppropriate Gaps Part Four: Land Use Number of Units Integration of ffordable Housing Part Five: Scale Requirements Project ompliance riteria Description Part Six: Movement Road Hierarchy Traffic alming Public Transport Walking and ycling On Site / On Plot Parking Part Seven: Open Space Provision of LPs Landscape treatment of frontages Part Eight: Public rt Provision of art in accordance with strategy Part Nine: ommunity Safety Dwelling Position Permeability Parking Mixed Uses TV Part Ten: Sustainability Very Good EcoHomes rating Renewable Energy Provision Water onservation Requirements Density Recycling facilities uilding Height Innovation in Technology 122
123 Phasing Plan
7.3 Indicative Phasing Phasing nd Land Sales vailability Table Year 1 Year 2 Establishment of site Village onstruct 6 re-alignment, with associated cycle route and underpasses Undertake any remediation required within Village 1 west of old 6 onstruct Strategic surface water balancing ponds Raise ground levels to provide flood protection and drainage onstruct roads and sewers within Village 1 and foul water pumping stations onstruct noise bund Procure public utility diversions and new supplies Downgrade existing 6 to residential street Phase 1 Harrowden rook Diversion omplete Village 1 roads and sewers ommence laying out Landscaping to Village 1 ommence remediation of depot site ommunity Facilities: Layout of development platforms for Village One ppoint architect to design school ommunity Facilities: onstruct Lower school; Village Hall; Muga and first play cluster. Housing ompletions: None Housing ompletions: 100 Year 3 ommunity Facilities: Housing ompletions: ontinue laying out Landscaping to Village 1 ommence remediation of depot site Remediate and landforming to business area Lower school Village Hall Muga First Play luster 250 Year 4 Onwards ommunity Facilities: Housing ompletions: Remediation of Depot Site and earthmoving / landforming exercise across Village 2,3 and 4 Roads, sewers and utilities to Villages 2, 3 and 4 in line with development programme Railway Station timetable dictated by rail industry (target date 2010), infrastructure to serve station in line with rail industry programme Landscaping in line with development, including advance planting where earthworks allow Remaining ommunity Facilities to Village 1 Lay out town centre and associated facilities Remaining houses to Village 1 124
7.4 Reserved Matters Requirement Introduction 7.4.1 The checklist below identifies the Local uthorities minimum information requirements for the submission of a reserved matters application, pursuant to outline planning permission 99/01645/ OUT (edford orough ouncil) and 99/01694/OUT (Mid eds District ouncil). The checklist has been prepared with regard to best practice, including the ODPM publication est Practice Guidance on the Validation of Planning pplications and to Statutory Instrument 2006 No. 1062, the latter of which comes into effect in ugust 2006. Pre application 7.4.2 ll proposals will be subject to pre application discussions with the Local Planning uthority, and where possible with the Developers Design Forum. These discussions should assist in the processing of the application providing an opportunity for informal consultations and comment prior to a formal submission. Reserved Matters pplication hecklist tick boxes Drawings 7.4.15 ll plans should be at an appropriate scale and include a drawing title, number, scale bar and north point. Where appropriate plans should show roads with dimensions, including visibility splays and parking, and proposed ground and finished floor levels. 7.4.16 Location plan (Ordnance Survey based), at a scale of 1:1250 (or larger if required) to show at least two main roads, and surrounding buildings. The application site should be edged clearly with a red line and a blue line must be drawn around any other land owned by the applicant. 7.4.17 Existing survey including existing levels, the position of all trees and existing services. 7.4.18 lock plan at a scale of 1:500, showing the site area edged red, and the surrounding land uses, where possible if previous applications have been approved these should be shown. ar parking layouts should be illustrated showing the approximate number of spaces. 7.4.19 Elevations showing materials, fenestration and rain water goods. tick boxes 7.4.3 1 Original and 5 copies of the completed planning application forms, signed and dated 7.4.4 1 Original and 5 copies of the rticle 7 ertificate (gricultural Holdings), signed and dated 7.4.20 Highways and ccess plan, showing all temporary and permanent highways, means of access and surfacing. The plan should also detail means of speed restraints and details of bus stops and shelters where appropriate. 7.4.5 1 Original and 5 copies of the completed signed and dated Ownership ertificate 7.4.6 The correct fee Supporting Documentation 7.4.7 Design and ccess Statement: that demonstrates how the application takes account of the design principles contained within the Village One detailed design brief and code. The design and access statement will also accord with the Town and ountry Planning (General Development Procedure) Order 1995. 7.4.8 Energy Statement: to detail the energy efficient measures that will be incorporated into the layout and buildings. The energy statement will also outline details of water conservation and recycling measures. 7.4.9 Management Statement: to detail the management of any communal areas within the development. The management statement will also outline any provision of TV where required. 7.4.10 Environmental Protection Statement: to detail measures to minimise potential light pollution and where applicable measures to mitigate noise from external sources 7.4.11 Utilities Statement: to detail the extent of the provision of surface water drainage and the disposal of foul sewage. 7.4.12 Refuse Statement: provide the details of refuse disposal to be incorporated into the development. The statement will also address refuse storage and composting facilities to be provided. Where appropriate: 7.4.13 Nature conservation and Ecological ssessment: detailing the ecological protection and enhancement measures. 7.4.14 rboricultural Survey, detailing the condition of any trees on the site, and the impact of the proposed development and details of tree protection during the construction process 7.4.21 Landscape plan, including details of all boundary treatments, landscaping within the proposed development, and footpaths and cycle ways. 7.4.22 Utilities Plan to support the Utilities Statement 7.4.23 xonometric studies and analysis of the proposed development, indicating code compliance including materials and colours. 7.4.24 ontextual Elevations showing key areas of proposed development. Where appropriate: 7.4.25 ffordable housing layouts, details of the affordable housing areas within the development area. 7.4.26 For details of quantities of drawings and documentation required please contact the Local Planning uthority, as it will vary depending upon the site s position, size and proposed development. 125