Design Brief Wixams – Village One October 2006 The Wixams Village One Detailed Design Brief and Code This document has been prepared to respond to the requirements of the Outline Planning Permission, and as a supplement to the Strategic Design Guide and other documents prepared to support the delivery of the new sustainable settlement at the Wixams. The production of this guide has been coordinated by Barton Willmore (Master Planning) on behalf of Gallagher Estates Ltd. and RWE NPower Plc. © copyright reserved Barton Willmore Partnership Reading Ltd, Beansheaf Farmhouse, Bourne Close, Calcot, Reading, Berkshire, RG31 7BW © copyright assigned to Bedfordshire County Council, Bedford Borough Council, Mid Bedfordshire District Council, Gallagher Estates and RWE NPower Plc. BARTON WILLMORE The Wixams > Village One One > Village Wixams The The Wixams > Village One One >Village Wixams The Contents Page 1. Vision 4. Design Brief: Placemaking 46 – 63 Vision ii Placemaking 47 Frontages 53 2. Introduction Streets 54 The Strategic Project Documents iv Corner Buildings 63 Village One vi The Master Developer viii 5. Village One Design Code 64 – 101 Background To The Detailed Design Brief and Code ix Design Codes 65 Role Of The Documents x Building Typology, Details and Materials 67 Public Realm 78 3. Design Brief: The Master Plan 1 – 45 Key Groupings 94 Site Location 2 Site Features 4 6. Area Design Code 102 – 119 The Influence of the Bedfordshire towns and villages study on the Master Plan 5 Central Area South 104 The Master Plan 10 Central Area North 108 Principles 11 Northern Area 112 Land Use 14 Southern Area 116 Affordable Housing 16 Density 18 7. Implementation 120 – 125 Building Heights 20 Quality And Control 121 Movement 22 Compliance Criteria 122 Car Parking 26 Indicative Phasing 123 Open Space 28 Reserved Matters Requirement 125 Play And Recreation 30 Public Art 32 A. Appendix 126 – 131 Noise Mitigation 34 External Finishes and Details 126 Community Safety 36 Sustainability 39 Drainage And Services Strategy 44 Village Four Railway Quarter Village One > Wixams Villages > Wixams Vision Village Three Town Centre Village Two Wixams > Village One One > Village Wixams i Wixams > Village One One >Village Wixams 1.1 Vision A Vision for The Wixams 1.1.1 In September 1998, Gallagher’s and RWE nPower, (formerly National Principle 1 : Maximise the reuse of brownfield land Power) formed a Joint Venture to transform Elstow Storage Depot, part of the core site, from an unattractive brownfield site to a new and vibrant settlement where thousands of people will live and work. This is a major opportunity to create a new place that demonstrates how we can live in the future, embracing the latest thinking to provide a truly sustainable development. By returning Vision the core site to productive use, the Joint Venture will enable the Principle 2 : Integrate the development within the landscape construction of: • a high quality sustainable new settlement • 4,500 residential dwellings of mixed type and tenure on the core site; • a mixed-use town centre, supported by smaller village centres; Principle 3 : Encourage a balanced and self sufficient • community, leisure and educational facilities; community • a variety of business uses; • high quality open space and landscape; and • potential for approx 2,500 more dwellings in the expansion areas. Principle 4 : Structure development around energy efficient 1.1.2 The concept for the Wixams is inspired by a modern interpretation movement networks of the design approach of Ebeneezer Howard’s Garden City Movement, where open space and landscape work together with buildings to create distinctive places. It is also inspired by the positive characteristics and features of towns and villages in Bedfordshire and the desire to recreate some of the character of a traditional market town (as outlined in the adopted Planning and Development Principle 5 : Provide an open space network for recreation, Brief). The concept has also been underpinned from the outset by wildlife, energy and water management clear sustainability principles which apply at all levels of design. “In order to achieve The Council’s overarching aim for establishing a high quality sustainable new settlement all development proposals will be required to follow a number of key sustainable design principles” (Planning and Development Brief) Principle 6 : Promote technical efficiency in the siting, design and use of materials 1.1.3 The nine key principles adopted are those set out in the Planning and Development Brief, and are shown adjoining. Principle 7 : Ensure settlement durability and adaptability Principle 8 : Create a distinctive, high quality and successful new place Principle 9 : Promote community involvement in design, development and management ii Elstow Garden Villages Elstow Planning and Design Parameter Study Development Brief Bedfordshire Towns & Adopted as Supplementary Villages Planning Guidance The Wixams The Wixams Highways Design Guide Strategic Design Guide Adopted as Supplementary Adopted as Supplementary Planning Guidance Planning Guidance The Wixams Community & Leisure The Wixams Facilities Strategy Landscape Strategy Parts I and II Approved as Project Introduction Adopted as Supplementary Specifi c Document Planning Guidance The Wixams The Wixams Sustainability and Energy Specifi cation and Strategy Maintenance Schedule Approved as Project Approved as Project Specifi c Document Specifi c Document Wixams > Village One One > Village Wixams iii Wixams > Village One One >Village Wixams 2.1 The Strategic Project Documents Role Of The Strategic Project Documents Planning And Development Brief 2.1.1 The Elstow New Settlement Planning and Development Brief Adopted September 1999 (adopted September 1999) required the production of a number of key strategic documents, to promote the site and to fulfil the ambitions and aspirations of all stakeholders participating in the process. Introduction 2.1.2 The Elstow New Settlement Planning and Development Brief sets Bedfordshire Towns And Villages Study November 2001 out in section 5.67 that ‘the Local Authorities require and need to agree with developers design guidance at outline and detailed planning stages with which subsequent detailed proposals will be expected to comply’. 2.1.3 Although some elements of these documents have been replicated Strategic Design Guide with in this detailed Design Brief and Code document, the participating Developer and their design team must consider in detail the information provided within the strategies as this will provide the basis for the preparation of a fully compliant Reserved Landscape Energy & Community & Highway Matters Planning Application. Strategy Sustainability Leisure Facility Design Guide Strategy Strategy 2.1.4 Copies of these documents and other useful guides can be found on the following web sites. www.thewixams.co.uk www.bedford.gov.uk www.midbeds.gov.uk Detailed Design Briefs And Codes www.bedfordshire.gov.uk Reserved Matters Applications Development Parcels To Include Infrastructure Design And Access Statement And Landscaping (See Checklist In Implementation Section) iv Village Centre Village Lake Southern Gateway Village Green Old A6 Green Lane > Village One Perspective One > Village Introduction Northern Gateway Village Park Greenway A Wixams > Village One One > Village Wixams v Wixams > Village One One >Village Wixams 2.2 Village One Village One 2.2.1 Village One is the easternmost village. It extends from the realigned A6 to the major greenway it shares with Village Two. Of all the villages, it contains the most existing development and site features and so has opportunities to create character by integrating these within the new development. It is the only village through which a new greenway passes and is characterised by the presence of lakes and ponds. Village One also Introduction accommodates the new northern and southern gateway zones providing access into the town from the A6. Prime Character Generators: 2.2.2 Northern Gateway – view opens up on approach to lakes, road passes over causeway giving strong views of the waterside development. View 2.2.3 Greenway A – winds through the village; links landscape features such as the Village Green and High Street. 2.2.4 Village Park – located in the north of the village. Provides a play area, informal recreation opportunities and is situated along the route through the village to the lake. 2.2.5 Village Centre – commercial and retail facilities located together with the lower school and other community activities. 2.2.6 Village Lake – unique setting for the surrounding residential units with a strong character as part of the retained lake. 2.2.7 Old A6 – downgraded to a country lane character, integrating existing houses and hedgerows and incorporating a dedicated cycle route and new trees. 2.2.8 Green Lane – ultimately connects to the town centre, crossing the old A6 and giving pedestrians, cyclists and buses priority over cars. Provides strong connection to schools and recreation and play facilities. 2.2.9 Village Green – created on the land between the old A6 and the Bedford Road, visible from the southern gateway route into the town; integrates existing and new houses together. 2.2.10 Southern Gateway – landscaped landmark entry point to village and the town as a whole from the realigned A6. vi Northern Gateway Village Park Greenway A Old A6 Village Lake Village Centre Introduction Green Lane Southern Gateway Village Green Wixams > Village One One > Village Wixams vii Wixams >