South Gloucestershire Design Checklist : August 2007 The South Gloucestershire Adopted August 2007 Some Useful References and Waste Audits Design Checklist Links South Gloucestershire Council SPG (July 2002) Explains what is required of a waste audit to meet the The following is a selective list of references and links provisions of Policy 37 of The Minerals and Waste Local Supplementary Planning Document that are useful in designing development proposals. It Plan. is not, however, and exhaustive list. Other References and Links. South Gloucestershire Council Publications available at www.southglos.gov.uk. By Design – Better places to live - A companion guide to PPG3 Biodiversity and the Planning Process DTLR & CABE 2001 South Gloucestershire Council. (Planning guidance approved November 2005) By Design. Urban design in the Planning System: Towards a Better Practice. Conservation Area Character Appraisals DTLR and CABE 2000 South Gloucestershire Council, available for most of the Conservation Areas with the South Car Parking – What Works Where? Gloucestershire area. English Partnerships 2006
The Minerals and Waste Local Plan The Commission for Architecture and the Built (adopted May 2002) Environment (CABE) South Gloucestershire Council 2002 The government’s advisor on architecture, urban design and public space www.cabe.org.uk Landscape Character Assessment (adopted August 2005) Home Zone – Design Guidelines South Gloucestershire Council SPD IHE 2002
Play Policy and Strategy Environment Agency South Gloucestershire Council (December 2006) Protects and improves the air, land and water within Sets out the Councils understanding of play and England www.environment-agency.org.uk confirms its commitments for play, hanging-out and informal recreation. Forest of Avon www.forestofavon.org South Gloucestershire Local Plan (adopted January 2006) Manual for Streets South Gloucestershire Council 2006 The Department for Communities and Local Government, the Department for Transport and the Statement of Community Involvement Welsh Assembly Government 2007 Explains how everyone can be involved in preparing new development plans and in consulting on Lifetime Homes planning applications. (emerging) www.lifetimehomes.org.uk
Trees on Development Sites Places, Streets and Movement: South Gloucestershire Council (Planning guidance A companion guide to Design Bulletin 32 – Residential adopted November 2005) roads and footpaths DETR 1998a
Sustainable Drainage Systems Safer Places – The Planning System and Crime South Gloucestershire Council (August 2002) Prevention. ODPM and Llewelyn Davies 2004 The Local List South Gloucestershire Council SPD (emerging) Urban Design Compendium English Partnerships & The Housing Corporation 2001
This checklist will help to achieve high This information can be made available in other standards of sustainable design that responds languages, in large print, Braille or on audio tape. to its surroundings. Please phone 01454 868004 if you need any of these or any other help to access Council services.
South Gloucestershire Council Design & Print ref: 2691/10/07 on recycled paper 75% post consumer waste
www.southglos.gov.uk access free at your local library
20 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
Introduction What key questions apply to my development? Due to the complexity of a particular site and development, the Council cannot identify This checklist provides additional planning guidance on design matters covered by which key questions are relevant to each type of development. Applicants and their the South Gloucestershire Local Plan (Adopted January 2006), and was adopted by agents should therefore answer all key questions in their design and access statement the Council as a Supplementary Planning Document (Adopted August 2007). It will be and identify those that are relevant. This will help applicants and their agents to explain taken into account as a material consideration when the Council assesses and makes and justify their proposals. Below is an example of fi ctional application to demolish a decisions on planning applications. house and erect eight residential units, which shows how some of the key questions could be answered. This checklist will help achieve good quality, sustainable design. It does this by asking 56 key questions, which are grouped under 12 topics. If applicants/agents follow Q1 The site and its context has been appraised and included in Section 1 of our design and access statement. the design process recommended by Circular 01/2006 of: assessment; involvement; Q2 The development does not require an EIA. evaluation; and design, certain key questions need only to be answered at the end of Q3 In accordance with the Council’s SCI, community consultation is not necessary for our application. each stage. (see page18 for details). However, we have consulted the neighbours and a schedule of their comments, together with how we have taken account of their comments are included in Appendix A of our design and access statement.
The key questions apply to all types of development throughout South Q4 A constraints and opportunities plan is included in Section C of our design and access statement. Gloucestershire, although they will have a different significance depending on the Q5 A conceptual design was prepared and was considered appropriate by Council Offi cers at our type of development and the proposed site and, indeed, some may be irrelevant. pre-application meeting (see Appendix B of our design and access statement for minutes of the meeting). The individual circumstances of an application and/or its site may require other Q6 We have undertaken investigations and established that the site and its surroundings have no questions not included in this checklist to be asked. archaeological value, nor does it have or potentially have value for wildlife. Q7 No archaeology exists on the site. Existing trees and vegetation have been surveyed and shown on our Definitions, Each topic has a separate page, which highlights the pertinent issues, provides existing site plan. Existing trees are not subject to a TPO. policies & Q8 As noted in response to key question 6, the site has no value for archaeology or wildlife. This question is further reading definitions and further reading as well as policies and text to support the issues (see therefore irrelevant. Topic diagram opposite). Topics are often interdependent on each other and therefore it is heading Images to important to regard this document as a complete piece of work rather than ‘cherry- Q9 See response to question 6 and 8. support the text pick’ individual topics and questions. Q10 The development site is not within the Forest of Avon Area. This question is therefore irrelevant.
.ÖÍËÖWjÄÍjÁÄÁjË jÄ~Ë jWÄÍË]ËÔååÈ
»+Á¬Ä?ÄËÝËMjË jÞ¬jWÍjaËÍ WWa?Í~ËÍÁËÜjWjÄ ajÄÍÁ?ÍjË Q11 Í?ÍpË?WWjÄÄËÍË We have established the site is within a 400m radius of a local centre (see Section 1 of our design and ?aËÍÁÖ~ËÍjË ajÜj¬jÍËÄËÄ?wj^Ë ÄjWÖÁj^ËWÜjjÍË ?aË?ÍÍÁ?WÍÜjË ÍˬjajÄÍÁ?Ä^Ë WßWÄÍÄ^ˬj¬jËÝÍË access statement). Therefore, the site has potential to be developed between 30 – 50 dph. aÄ?MÍjÄË?a^ËÝjÁjË ?¬¬Á¬Á?Íj^ˬÖMWË ÍÁ?ĬÁÍ^Ë?aËÄËÝjË Íj~Á?ÍjaËÝÍËÍjË ÝajÁËjÍÝÁËwËÄ¼Ë ® W?Ë+?Ë+WßË ¤ ¯
»8jÁjË?aËÝË Using the checklist in design and access Q12 The development is not of suffi cient size to extend an existing centre and public transport service. This W?ÁÄË?Ájˬ?ÁjaË?ÁjË WÁÖW?ËÍËÍj˶Ö?ÍßËwË ÖÄ~ËajÜj¬jÍË ¬ ¶ ?aËÍjËWWjÄË ¬j¬jË?jËËÝË 8ÍË~jÁËajÄÍßËajÜj¬jÍËÍj˶Ö?ÍßËwËÍjËÄÍÁjjÍË?ÄËMjWjËÁjˬÁÍ?ÍË ÍjßËÍÁ?Üj±¼Ë® ßË jÄ~Ë MjW?ÖÄj^ËwÁË?ßˬj¬j^ËÍÄËÄËÍjËÄÍˬÁÍ?ÍË?aËj?ÁjÄÍˬÖMWˬjË rË jÍÍjÁË+?WjÄËÍË ÜjÊË Ä¬?Wj±ËË0jËÄÍÁjjÍËÍjÁjwÁjËjjaÄËÍËjjÍË?ßËÁj¶ÖÁjjÍÄ]Ë?jÍß^ˬ?ß^ËÄW?Ë question is therefore irrelevant. Ë ¬?ËÖajËÍË ?aË~ÁjjjÄıËË0jËajÄ~ËÄÖaËÁjwjWÍËÍÄË?aËMjË?ËÜj?MjËĬ?WjËÍ?ÍË?ÄË ++ϯ ?WWa?ÍjÄËÜjWjÄËË?Ë?jÁËÍ?ÍËWÁj?ÍjÄË?Ë?ÍÍÁ?WÍÜjˬÖMWËÁj?±ËË0ÄËÄË?Ë jßËW?j~jËwÁËÍa?ß¾ÄËajÜj¬jÍı » ?ÍÍjÁÄËÍËWÄajÁjaË statements* ÝjË?ÄÄjÄÄ~Ë 0jËÁ~aË?¬¬W?ÍËwË~Ý?ßËj~jjÁ~ËÄÍ?a?ÁaÄËwÁËÁ?aÄ^ËÖWÍËÄj¬?Á?ÍË ajÄ~˶Ö?ÍßË aÄÍ?WjÄË?aËÍÖÁ~ËWÁWjÄËW?ËWÁj?ÍjËjÜÁjÍÄËÍ?ÍË?ÁjËÖ¬j?Ä?ÍË?aËawwWÖÍË WÖajËÍjËjÞÍjÍËÍË ÍËÖÄj^ËjĬjW?ßËwÁˬjajÄÍÁ?ÄË?aËWßWÄÍıËËÍËW?Ë?ÄËWÁj?ÍjËÁ?aËajÄ~ÄËÍ?ÍË?ÁjË ÝWËÍjˬÁ¬ÄjaË ÍË?¬¬Á¬Á?ÍjËÍËÍjËÄjÍÍjjÍˬ?ÍÍjÁ^ËW?Á?WÍjÁË?aËajÍÍßËwË?Ë?Áj?± Q13 ajÜj¬jÍ]ËRMÖjÍË We propose a mixture of 1 and 2 bedroom fl ats, together with a 3 bedroom house. The detailed breakdown ¬ÍËySËÍ?jÄË?Ë ajÄ~jaË?¬¬Á?WË -?aÄË?aˬ?Á~Ëw?WÍjÄËÄÖaËMjËajÄ~jaËÍËMjËwÖWÍ?Ë?aË?ÜjË?¬¬Á¬Á?ÍjË ÍËÍjˬÁÜÄËwËW?ÁË ÍÁ?wwWËĬjjaÄ^ËMÖÍËÍjßËÖÄÍËÍËa?ÍjË?ÍËÍjËjÞ¬jÄjËwˬjajÄÍÁ?Ë?aËWßWjË ¬?Á~ËĬ?Wj^ËÍ?ÍË ÜjjͱËË0jËÁ?aËajÄ~^ËÄÖÁw?W~^ËMÖa?ÁjÄË?aËwÖÁÍÖÁjËÄÖaË?ÄËMjË ÄËÝjËÍj~Á?ÍjaËÝÍË M?ÄjaËËÍjËÄjÍÍjjÍˬ?ÍÍjÁË?aËÍjËÍjajaËW?Á?WÍjÁËwËÍjËÄÍÁjjÍÄ±Ë ?ÁjwÖË ?Ë~˶Ö?ÍßˬÖMWË ?ÍÍjÍËÖÄÍËMjË~ÜjËÍËÁjÄajÍ?^ËwwWjË?aËÁjÍ?Ë?Áj?ÄË?ÄËÝjË?ÄËÁÖÍjÄËÍË is shown in Section 2 of our design and access statement. The amount of development is below the Council’s Áj?Ë?aËÄÍÁjjÍÄËÍ?ÍË ÄWıËË0jË?¬¬Á¬Á?ÍjËÖÄjËwˬ?Í~ËW?Ë?ÄËj¬ËÍËÄwÍjËÍjË?¬¬j?Á?WjËwË ?ÁjˬjajÄÍÁ?^ËWßWjË ÍjËÁ?aËajÄ~^ˬ?ÁjaËÜjWjÄË?aËWßWjÄË?aËwÍËÍj˶Ö?ÍßËwËÍjËÄÍÁjjͱ ?aËÜjWjËwÁjaß±¼Ë It is a requirement of the Planning and Compulsory Purchase Act 2004 that most ®++.Ïˬ?Á?~Á?¬Ë¤É¯ jßË,ÖjÄÍÄ Ï±ËÄËÍjˬÁ¬ÄjaËajÜj¬jÍËj?ÄßËÍË~jÍËÍË?aËÜjËÍÁÖ~^ËjĬjW?ßËwÁËË threshold to provide affordable housing. Ë WßWÄÍÄË?aˬjajÄÍÁ?Ä· |å±ËËÁjËÍjËÁ?aÄËajÄ~jaËwÁËÝËÍÁ?wwWËĬjjaÄË?ÄËÝjË?ÄËMj~ˬjajÄÍÁ?Ë?aËË Ë WßWjËwÁjaß^ËÝWËÄËjĬjW?ßˬÁÍ?ÍËËÁjÄajÍ?Ë?aËÁjÍ?Ë?Áj?ÄË?ÄËÝjËË types of outline and detailed applications are accompanied by a Design and Access Ë ?ÄËÁÖÍjÄËÍËÄWÄ· ]Ë ?Áˬ?Á~ËÍj~Á?ÍjaËÍË Ë ÍjˬÖMWËÁj? |¤±ËÁjËÍjˬÁ¬ÄjaËÄÍÁjjÍÄËajÄ~jaËÍË?ÜjË?ËaÄÍWÍÜjËW?Á?WÍjÁËÍ?ÍËÄËË Ë ¬]Ë.ÍÁjjÍÄËajÄ~jaËwÁË Ö?ËÜjjÍËÁ?ÍjÁËÍ?Ë Ë ?¬¬Á¬Á?ÍjËÍËÍÄËjÁ?ÁWßË?aËÍjËW?Á?WÍjÁËwËÍjËÄÖÁÁÖa~Ë?Áj?· ÍÁËÜjWjÄ ¶]ËjË=jÄËW?Ë |Ô±Ë ÁjËÍjˬ?ÁjaËÜjWjÄËÝjËÍj~Á?ÍjaËÄËÍ?ÍËÍjßËaËÍËa?ÍjËÍjËÄÍÁjjÍËË Q14 Due to numerous constraints on the site (identifi ed in our constraints and opportunities plan), it is not jwwjWÍÜjßËÍj~Á?ÍjËW?ÁÄ^Ë WßWÄÍÄË?aˬjajÄÍÁ?ÄËÍË Ë ÄWjjË?aÊÁËÍjÁËĬ?WjÄ· ?ËWjÁjÍˬÖMWËÁj?± Statement. The requirements are set out in more detail in DCLG Circular 01/2006 ¤| possible to maximise its development potential. However, the development is within the density range dated 12th June 2006. Not submitting a Design and Access Statement for such identifi ed in response to question 11. applications, will result in the application being invalid. Key Text Q15 The different types of public open space within a walking distance of the site are identifi ed in Section 1 of Questions our design and access statement. This analysis show the site has access to variety of different types of Applicants and their Agents must take this Checklist into account when designing their Structure of the Topic public open space. pages schemes and, as a matter of good practice, their answers to the key questions should be included in the Design and Access Statement. Applicants that cannot positively Q16 The houses are provided with rear gardens of an appropriate size. Most of the fl ats are provided with balconies. Also, an area of shared open space is provided in a location where it is accessible to all residents. answer all the questions relevant to the development type and site are unlikely to meet the high quality design expected by central government policy and local plan policy. If Q17 The development is not of suffi cient size to require formal public open space provision. This question is an applicant cannot answer a question positively (it may be irrelevant or may conflict therefore irrelevant. with other questions), they must justify why in their Design and Access Statement. Q18 The development connects into the existing movement network as shown in Section 4 of our design and * Guidance on how access statement. As identifi ed in our constraints and opportunities plan, no opportunities exist for our to read, write development to connect into the wider green infrastructure. and use Q19 Section 5 of our design and access statement explains our strategies for minimising the use of energy Council Officers and Members will ask the key questions to help in the assessment Design and Access and natural resources as well as the production of waste. We have assessed our strategies through a Statements can of the design quality of an application. They will use this assessment to help decide preliminary Code for Sustainable Homes assessment, which indicates we will achieve Level 3. be found at the whether the design aspects of an application will meet the policy requirements and CABE website: if an application is good enough to approve. www.cabe.org.uk Examples of answers to the South Gloucestershire Design Checklist Key Questions
2 19 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Planning policies Stage 1 Applying the key questions to applications The policy context should promote high ASSESSMENT quality inclusive design This Checklist asks 56 key questions that are grouped under 12 topics. At first, National Policy in the layout of new the number and length of questions may seem onerous and daunting. However, if developments and Planning Policy Statement 1 - Delivering Sustainable Development - makes it clear that individual buildings At the end of this stage applicants/agents follow the design process recommended by Circular 01/2006 of: ask Key Questions: “Good design ensures attractive, useable, durable and adaptable places and is a key in terms of function assessment; involvement; evaluation; and design, relevant key questions need only be Q1. Q2. Q6. Q7. element in achieving sustainable development. Good design is indivisible from good and impact, not just answer at the end of each stage. Q.14 Q15. planning.” (para 33) for the short term but over the lifetime of the Stage 1 - Assessment development. Design This stage applies to all types of development. Applicants / agents should Stage 2 Local Plan Policy which fails to take the demonstrate that they have looked at the context of the site and its surroundings. INVOLVEMENT opportunities available The size of the area to be surveyed and the detail of the survey will depend on the The South Gloucestershire Local Plan (Adopted January 2006), (the Local Plan), for improving the sensitivity and the scale of the development. The assessment should appraise the includes a range of policies that relate to the design of the built and natural character and quality of physical, social and economic characteristics of the site and the surroundings as well environments. In particular, Policy D1 sets outs the Council’s position on design: an area should not be At the end of this stage accepted” (PPS1 para as existing planning policies. ask Key Questions: 13 key principle iv) Development will only be permitted where good standards of site planning and design Q3. Stage 2 - Involvement are achieved. In particular, proposals will be required to demonstrate that: The Council encourages all applicants to discuss their proposals with the local community as this will help to speed up the development control process. The A. Siting, overall layout, density, form, scale, height, massing, detailing, colour and Stage 3 “In planning for the extent of such consultation will depend on the sensitivity and scale of the proposal. materials, are informed by, respect and enhance the character, distinctiveness and achievement of high EVALUATION Applicants / agents for large scale developments should consult local communities in amenity of both the site and locality; and quality and inclusive accordance with the Council’s Statement of Community Involvement (SCI). design, planning B. Existing features of landscape, nature conservation, heritage or amenity value, authorities should At the end of this stage Applicants / agents should clearly show what groups, people and, where appropriate, including rights of way, are safeguarded and enhanced through incorporation into have regard to good ask Key Questions: specialist consultants have been consulted and how the findings of any consultations development; and practice set out in Q4. Q11. Q12. Q13. have informed decisions about the scheme’s development. By Design - Urban C. The landscape and urban design proposals for all external areas of the site form an design in the planning Stage 3 - Evaluation integral part of the character of the design for the site and are of a scale and system: towards better This stage applies to all types of development. Applicants / agents should evaluate character which is appropriate to that of the development proposed and the practice; By Design Stage 4a the information collected in the previous two stages and identify opportunities and surrounding landscape and townscape; and - better places to live; STRATEGIC constraints that will inform the scheme. Evaluation may involve resolving conflicting Safer Places - the D. Access into and through the development is safe, secure, convenient and attractive DESIGN issues. Different options for development should be explored and a preferred option Planning System and to pedestrians, cyclists, people with disabilities and, where relevant, public brought forward. Crime Prevention; and transport, and is well integrated into the wider network of links; and Planning and Access Stage 4 – Design for Disabled People: A At the end of this stage E. Access into the development (where required) is safe for cars and other road Good Practice Guide.” ask Key Questions: Once the development options have been evaluated and any potential conflicts vehicles; and (PPS1 para 37) Q5. Q8. Q9. Q10. resolved, the scheme design can start which should be guided by earlier stages and Q16. Q17. Q18. Q19. can be divided into two closely linked stages: Strategic Design Issues; and Detailed F. The overall layout and design takes account of personal safety; security and crime Q20. Q21. Q22. Q24. Design Issues. prevention; and Q25. Q26. Q27. Q28. Q29. Q30. Q31. Q32. Strategic Design Issues G. The design, density, orientation and location of buildings and associated Q33. Q34. Q43. Q44. This sub-stage generally applies to large developments and normally requires design landscape proposals seek to achieve energy conservation and the protection of guidance (such as a masterplan) to illustrate the strategic design and demonstrate it environmental resources; and can be implemented. However, there are some questions that will apply to all types H. Adequate provision is made for the storage and collection of waste and of development. At this stage it is important to consider strategic issues such as: Stage 4b recyclable materials and, in larger development, recycling on site. creating an urban structure; making connections, ensuring the form and scale of DETAILED building are informed by the surroundings; and strategies for energy, resource and DESIGN waste minimisation and collection, car parking, and architecture. Detailed Design Issues At the end of this stage This sub-stage applies to all scales of development and will usually be considered at ask Key Questions: the reserved matters / detailed planning application stage. Larger development will Q23. Q35. Q36. Q37. normally require design codes to guide the detailed design. At this stage it is important Q38. Q39. Q40. Q41. to consider the detailed design of streets and open spaces (including integration of car Q42. Q45. Q46. Q47 parking into such spaces), appearance and layout of buildings. Q48. Q49. Q50. Q51. Q52. Q53. Q54. Q55. Q56.
18 3 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“…include a proper "As well as respecting assessment of the Beginning the design process Good quality building design the context and character of the local character, new built and natural development should
environment of the Legend of itself be of good site and its context quality. Attention Site Boundary
and the impact upon Ponds, streams and should be paid to… drainage ditches
it of the proposed Overhead power Lines producing buildings
development.” Lyde Green common that are durable and
Site of Nature Conservation (Local Plan para. 3.8) Interest adaptable.”
Other vegetation of key importan and vegetation of considerable (Local Plan para 3.6) importance
"In order to achieve TPOs good design, the Route of Roman Road Major Roads
Council will, where Contours “Local planning appropriate, seek to Public Rights of Way authorities should not work with developers Listed Buildings attempt to impose Sites And Monuments Record in the preparation of entry (archeological sites) architectural styles or Water Main Good building design is less to do with a particular style and more to do with the site specific planning Gas Main particular tastes and
guidance i.e. concept District successful co-ordination of proportions, materials, colour and detail and how these they should not stifle Centre Notes: statements and/or See the Environmental Statement(s) relate to the character and identity of the surroundings as well as the constraints and innovation, originality for locations of main badger sets and development briefs and outlying/subsidary badger sets. opportunities of the site. The building also needs to be functional and work well for its or initiative through masterplans ...These unsubstantiated N intended users, including good space standards, natural light, energy efficiency and will be subject to sound insulation. requirements to public participation and a conform to certain consultation." (Local Details must be considered as an integral part of the building and not an add-on. development forms or Few development sites come as flat, empty blocks of land. Some are rich in Plan para 3.10) Particular care must be given to profiles, corners, roof lines, how the building meets styles. It is, however, archaeology or wildlife, or contain important landscape or boundary features. In others the ground and fits into the landscape, together with the location and detail of building proper to seek to “The outcomes buildings are listed, or locally listed, or within a conservation area or the AONB. The promote or reinforce services (such as: plant rooms; lift over-runs; extract fans; TV aerials; satellite dishes; from planning site may be prone to flooding or a previous use may have contaminated the land. local distinctiveness…” and meter cupboards), as these will have a significant effect on the overall impression affect everyone, Preservation orders may apply to some trees, or there may be other natural features (PPS1 para 38) of the building. and everyone must and/or changes in level that contribute to the local character and biodiversity. There therefore have the may also be attractive views out as well as important views to or across the site. Access to and around buildings must be easy for all, and buildings themselves must opportunity to play a role in delivering be designed to allow future adaptation. This is particularity important for residential Consulting the local community early in the design process can help to make sure a effective and inclusive development, as residents can alter their homes to cope with changing lifestyles whilst planning. Community development reflects the community needs as well as encouraging local people to get remaining within a community. The potential to convert the loft space or extend the involvement is vitally involved. The Council’s encourages all applicants to consult the local community prior property to the back or side is valuable. Houses and apartments can be designed important to planning to submitting an application as this can to speed up the development control process. without internal load-bearing walls, which allows partitions to be added or removed and the achievement For large scale development, the preparation of urban design guidance can be an to suit the owner’s needs. Also rooms need to be large enough to allow them to be of sustainable effective means to engage the local community and communicate a vision1. development.” used in a variety of ways, for example, as a work space, study, bedroom or playroom. Residential development that commits to achieving Lifetime Homes accreditation will (PPS1 para 40) Appraising the site and its surroundings, and consulting the local community are be considered to answer question 55 and 56 positively5. essential first steps in the design process. The information collected needs to be evaluated and any conflicts resolved, which can be summarised in a Constraints and Key Questions 1The Council’s Opportunities Plan, and provide all stakeholders with an understanding of the site and emerging Statement the surroundings as well as firm foundation from which a design can emerge. 52. Do the building(s) exhibit architectural quality in a manner that respects or of Community enhances the character of the area, especially: at corners; at roof lines; where Involvement (SCI) Key Questions the building meets the ground; and the location and detailing of services? will set out the requirements for 1. Has the site and its context been appraised, identifying all the factors that 53. Will the building or space work well for its intended user and take full advantage 5 Lifetime Homes applicants to consult contribute to its character and locality, as well as other planned development? of the opportunities of the site (e.g. views)? Standard 4 requires local communities covered main entrance prior to submitting 2. Does the development require an Environmental Impact Assessment 54. Have materials been selected and detailed to respect and enhance the local to every dwelling. applications of a character and be of good quality in themselves? 3. For large scale development, has the local community been consulted and which may put an certain size and/or unreasonable design type. participated in the design process as set out with the Council’s SCI? 55. Has the building(s) been designed so that all people can easily access it (eg is the entrance obvious), and easily move within it? constraint on higher 4. Has a constraints and opportunities plan been produced? density development. 5. Has a conceptual design been prepared, which has taken account of any 56. Has the building(s) been designed to allow easy adaptation, conversion or This aspect of the a: Constraints Plan for extension? standard is therefore, Emersons Green East community consultation and has clearly emerged from the appraisal of the site? Development Brief not required to be met.
4 17 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Designing out crime Biodiversity describes and designing in Safe and secure communities The natural and cultural environment the wealth and variety, community safety or biological diversity should be central of all life on this Earth. to the planning It includes all plants, and delivery of new animals, as well as development…The habitats, soils and prevention of crime rocks in which they and the enhancement occur. It applies to all of community safety environments from are matters that a local urban to coastal, planning authority from woods to open should consider when countryside, whether exercising its functions locally, nationally or under the Town and internationally. Country Planning legislation.” “Development (Safer Places – The which would Planning System and directly or indirectly Overlooking of the street can help to discourage crime Crime Prevention. have an adverse page 7) effect on national or internationally protected species “Proposals will South Gloucestershire contains a rich and diverse array of natural and historic of flora and fauna, or be required to Public spaces, buildings and private spaces can be designed to feel more secure landscapes, wildlife, geology and archaeological sites. species or habitats demonstrate that: without resorting to visually intrusive measures such as barbed wire, shutters or listed in a national, the overall layout and bollards. Key to creating safe environments is ensuring activity and use as well as Given the increasing pressures on landscapes and biodiversity arising from all sizes of regional or local design takes account people overlooking spaces and thoroughfares throughout the day and night. Places development, it is critically important that landscape, archaeology and wildlife issues Biodiversity Action of personal safety, that have a mix of uses, type and tenure of buildings, an attractive public realm and a are considered at the earliest stage in the design process. Large-scale developments Plans, will not be security and crime permitted unless any distinct character, together with being permeable, legible and appropriately enclosed may affect archaeology remains, landscape features, protected species or areas prevention….” damaging effects of scarce or declining types of habitats. Even smaller development such as farm (Local Plan Policy D1F) tend to foster a safe and secure community. are capable of being buildings can threaten valuable roost or nest sites for local wildlife such as bats or avoided, overcome Security of the building and private spaces must also be considered. Boundary birds, or important archaeological remains. It is therefore essential that any issues or offset by mitigation treatments, gates, windows, doors and garage doors together with their associated relating to landscape, cultural heritage and biodiversity are identified when initially measures” locks need to be carefully specified to effectively secure an area and/or building. appraising development sites. (Local Plan Policy L9)
Development that commits to achieving Secure by Design accreditation will be Where a site or its surroundings is found to have environmental value, adverse impacts "…new development considered to answer Questions 48, 49, 50 and 51 positively. on such value should be designed out. Where this is not possible mitigation or will permitted only where: (a) those compensation may be acceptable depending on the level and severity of impact of the attributes of landscape development. which make a significant contribution Key Questions to the character of the landscape are Key Questions 6. Have appropriate investigations been undertaken to establish whether the conserved and where site and its surroundings are of archaeological value and/or have, or potentially possible enhanced." 48. Does the overall design and juxtaposition of buildings and spaces ensure have, value for wildlife? (Local Plan Policy L1) that there are no potential entrapment spots, including hiding spaces and secluded areas, where crime and antisocial behaviour could occur? 7. Has a survey been undertaken of any archaeology, vegetation and trees on or The Council has adjacent to the site? published a number 49. Are the external spaces and thoroughfares appropriately lit, overlooked by the of documents on public rooms of buildings (e.g. living rooms, café seating areas), and enclosed 8. Have steps been taken to ensure the conservation and enhancement of any Biodiversity, landscape by buildings with frequent entrances? archaeology, wildlife and habitats found on site, and are they incorporated into the and the historic proposals? environment which 50. Are the storage spaces, such as car and cycle parking, overlooked and where are listed in the Useful 9. Have steps been taken to ensure that significant vegetation and trees are appropriate within secure areas? References at the end retained and become an asset within the new development? 51. Does the specification of the boundary treatments, windows, doors and garage of this document. doors, together with their associated locks, secure an area and/or building in a 10. Is the development within the Forest of Avon area and if so, how will it contribute manner that respects and enhances the character of an area? to the objectives of the forest?
16 5 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Proposals for residential “in order that development…will be An appropriate use, type and amount of Landscape design the character, permitted, provided distinctiveness, quality that: A. Development development and amenity of the would not have landscapes of South an unacceptable Gloucestershire environmental and are conserved and transportation effects, enhanced, new and would not development will only significantly prejudice be permitted where residential amenity; (b) those features in and B. The maximum or of the landscape density compatible with which make a the site, its location, significant contribution its accessibility and to the character or its surroundings distinctiveness of the is achieved. The locality are retained, expectation is that protected and all developments will Good quality landscape design makes a significant contribution to the quality of life. It managed in a manner achieve a minimum is therefore key to the success of all scales of development, from house extensions or that ensures there long density of 30 dwellings stables to large new communities or employment areas, and in all contexts from rural term viability…” b per hectare and that countryside to densely urban. (Local Plan Policy L1) higher densities will be achieved where local Sustainable communities cater for children, teenagers, adults, the elderly as well The design of all external areas, whether public or private should be considered from circumstances permit...” as people with disabilities, who require a mix of house types and tenures including the outset, and as an integral part of the development proposals throughout the site. “Development that (Local Plan Policy H2) would harm the affordable housing. They also need safe and easy access to public transport, services, Landscape is not something that just fills the gaps at the end of the design process, natural beauty of the “…the Government’s employment and community facilities. nor is it just what happens around the edge of the site. Cotswolds AONB policy is to ensure that will not be permitted. housing is developed Building at high residential densities is a means to an end: to allow people to live within Landscape design proposals should respond to the character, biodiversity and Where development is in suitable locations easy and safe walking and cycling distance of a range of work, service, shopping, heritage of the site and its surroundings, the nature of the proposed development to proceed measures which offer a range of education, leisure (including play and green space) and public transport routes with a and the needs of the community. They must also take account of and respond to an will be required to community facilities frequent service to a variety of destinations. People do not, therefore, need to rely on assessment of views and visibility or visual intrusion. Designs for the external areas conserve and enhance and good access to the car as a mode of transport which can reduce congestion and carbon emissions. must include not just planting but also any level changes, kerbing, ground modelling, the natural beauty of jobs, key services and the landscape” Conversely, providing development in a location that is not accessible to services and infrastructure.” paving, walls, boundary treatments, ‘furniture’ such as lighting columns, seats, bollards (Local Plan Policy L2) (PPS3 para 36) amenities will not offer a credible alternative to the car with the effect of increasing & cycle stands. Services such as drains, water and cables must be located to congestion and carbon emissions. accommodate the proposed planting. “Within the existing “Development will only urban areas and Very early on in the design process, an analysis should be undertaken of the proximity Landscape requires future management and maintenance. Layouts must facilitate be permitted where settlements as defined of the site to workplaces, services, education, leisure, play, green spaces and public access for maintenance. Materials must not only be appropriate to the locality, but good standards of on the proposals map, transport within a reasonable walking distance. As a rule of thumb, a walking distance also selected for durability, and planting must be selected to take account of future site planning and development will not be of 400 metres is used for local centres2 and 800 metres is used for major and minor maintenance. Appropriate financial contributions for future maintenance may be design are achieved, permitted where it would In particular, proposals town centres3, (400m / 800m equates to about 5 minute / 10 minute walk). It is also affect the contribution required where landscaped areas are to be adopted by the Council. will be required to that an open area important to appraise the quality of the route; steep gradients, crossing major roads and demonstrate that: makes to the quality, poor environments at day or night can discourage people from walking and cycling. Key Questions (c) the landscape character, amenity and and urban design distinctiveness of the From the analysis of the site’s proximity to services and amenities and depending on the 43. Do the landscape proposals fit with and enhance the character of the site and proposals for all locality.” environmental constraints, the existing provision of green infrastructure and play areas, its setting, including pattern, layout, materials, and choice of species? external areas of the (Local Plan Policy L5) the following net densities may be appropriate: site form an integral 44. Do the landscape proposals mitigate visual impact, and are they in scale with part of the design for 2 Local centres are l within 400 metres of major town centres and minor town centres - up to 50 – 75 the proposed development? the site and are of a
identified on pages 257 dwellings per hectare; scale and character and 258 of the Local 45. Do the landscape proposals maximise opportunities for biodiversity, sustainable which is appropriate to Plan. l within 800 metres of major town centres and minor town centres - up to 40 – 60 drainage, and reinforce the energy efficiency of buildings? that of the development dwellings per hectare; proposed and the 3 46. Have the proposals for planting, building layout and service runs been checked Major town centres surrounding landscape and minor town centres l within 400 metres of local centres - up to 30 – 50 dwellings per hectare; against each other to ensure they do not conflict? and townscape…” identified on pages 257 (Local Plan Policy D1) and 258 of the Local l over 400 metres / 800 metres from a centre may have potential to be developed – up 47. Are the materials, plants and seeds from sustainable sources? Plan. to 30 – 40 dwellings per hectare.
6 15 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Proposals will be ToTo “Key characteristics AztecAztec WestWest Key 8 required to 00m of a mixed community Accommodating motor vehicles 4 R 0 ad 1 Existing Local Centre extended 0 iu demonstrate m 3 s as part of the new development are a variety of R a 2 Existing Local Centre d that… access into iu housing, particularly s 3 Existing Local Centre and through the in terms of tenure and 4 New Local centre provided as part of the new development 400m price and a mix of development is safe, Rad ius Existing public transport route secure, convenient with stops shown different households Public Transport route provided as part of the new development such as families with and attractive to with locations for stops shown
pedestrians, cyclists, 1 Filton Railway Station children, single person people with disabilities households and older
and, where relevant, 40 people.” (PPS3 para 20) 0m R public transport, and is a d iu o s “Proposals for residential well integrated with the 400m Radius wider network of links” development…will be (Local Plan Policy permitted provided that: ToTo D1D) CribbsCribbs provision for education, Causeway/Causeway/ 2 TheThe MallMall leisure, recreation
FiltonFilton RailwayRailway and other community 4 StationStation “Where and how facilities within the cars are parked are vicinity is adequate to ToTo BristolBristol CityCity CentreCentre crucial to the quality of MODMOD meets the needs arising housing development c from the proposals.” and the choices p q (Local Plan Policy H2D). people make in how With higher density development the quality of the street has become more important they travel.” (By Design The objective to maximise the efficiency and density of development does not – Better Places to Live/ because, for many people, this is the most important and nearest public open override other policy requirements such as the protection and enhancement of the “As well as respecting A Companion Guide to space. The street therefore needs to meet many requirements: amenity, play, social environment. Where there are environmental constraints or an area has a distinctive context and local character, new PPG3) and greenness. The design should reflect this and be a liveable space, which also local character, compliance with adopted planning policy may only be achieved with accommodates vehicles in a manner that creates an attractive public realm and development should of lower densities. On the other hand, there may be sites that are very well related to the itself be of good quality. reinforces the local character and distinctiveness. This is a key challenge for today’s “Matters to considered necessary services and amenities where, subject to compatibility with the character of Attention should be paid developments. when assessing the locality, greater densities may be achieved. to…mixing activities and design quality tenures” The rigid application of highway engineering standards for roads, junction separation include the extent to New development may be of sufficient size to provide its own neighbourhood centre(s) (Local Plan para 3.6). which the proposed distances and turning circles can create environments that are unpleasant and difficult and amenities and, where opportunities exist, extend existing centres or enhance development: [bullet to use, especially for pedestrians and cyclists. It can also create road designs that are existing amenities and transport services. point 5] takes a not appropriate to the settlement pattern, character and identity of an area. design-led approach to the provision of car Roads and parking facilities should be designed to be functional and have appropriate Key Questions parking space, that traffic speeds, but they must not dominate at the expense of pedestrian and cycle is well integrated with movement. The road design, surfacing, boundaries and furniture should also be 11. Is the use and amount of development appropriate to the site’s accessibility a high quality public based on the settlement pattern and the intended character of the streets. Careful to jobs, shops, local services, community facilities and the frequency of realm and streets that public transport service? are pedestrian, cycle attention must be given to residential, office and retail areas as well as routes to and vehicle friendly.” schools. The appropriate use of planting can also help to soften the appearance of 12. Is the proposed development of sufficient size to extend existing centres, (PPS3 paragraph 16) the road design, parked vehicles and cycles and lift the quality of the street. public transport service and/or provide its own local services/public transport Key Questions service (e.g. school, jobs, library, post office etc. that could be designed as dual use). 39. Is the proposed development easy to get to and move through, especially for cyclists and pedestrians? 13. Where residential development is proposed does the development offer a 40. Are the roads designed for low traffic speeds as well as being pedestrian and mix of residential types and tenures that reflect the needs of the locality, cycle friendly, which is especially important in residential and retail areas as well including affordable housing, (which is indistinguishable from the general as routes to schools? housing)? o: Car parking integrated into the public realm b: Densities to be maximised 41. Are the proposed streets designed to have a distinctive character that is 14. Does the proposal maximise development potential whilst respecting and near centres and p: Streets designed for human enhancing the environment, the physical characteristics of the site, its public transport routes at movement rather than appropriate to its hierarchy and the character of the surrounding area? Emersons Green motor vehicles features and surroundings without prejudice to the existing uses or potential 42. Are the parked vehicles well integrated so that they do not dominate the street c: Analysis of existing q: Home Zones can effectively development of adjacent sites and adjoining amenities? Centres and public integrate cars, cyclists and scene and/or other spaces? transport routes together pedestrians into a coherent with proposals for a major public realm. new development at Northfield
14 7 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Matters to consider “The public realm is made up of those parts when assessing Open space in new development An attractive public realm of a village town or city design quality that are available, without include the extent to special charge, for use which the proposed by everyone” (By Design. development: [bullet Urban Design in the point 2] provides Planning System: Towards or enables good a better Practice p.24) access to, community and green and open amenity and l “Proposals will be required recreational space to demonstrate that…The (including play space) landscape and urban as well as private d e design proposals for all outdoor space such external areas of the site as residential gardens, form an integral part of the patios and balconies.” character of the design for (PPS3 paragraph 16) the site and are of a scale m n and character which is appropriate to that of the The spaces around buildings are as important as the buildings themselves. A variety development proposed and of paved and green public spaces should be planned for a particular use and must the surrounding landscape “Where local provision and townscape” for formal open be well designed for diverse experiences and users of all ages and abilities. The (Local Plan Policy D1C) space and children's quality of the public realm is also closely linked to permeability, legibility and enclosure playspace and f g (see page12), as this contributes to vibrancy, overlooking and self policing. In certain informed open space circumstances it may also be necessary to consider how the public spaces can “In determining applications is inadequate to meet The value of open space becomes increasing important in high density development. enhance or contribute to the biodiversity and landscape character of an area. for major new development the projected needs Yet, all too often open space is compromised or marginalised as development the Council will seek the arising from the future Careful attention must be given to the design of the home-zones, streets and civic becomes more compact. This topic focuses on private/shared open spaces as contribution of an agreed occupiers of proposals spaces as they make a valuable contribution to the quality of a place. This requires percentage of the total well as formal and informal public open spaces, but it is important to emphasis for new residential thinking about views and vistas, play opportunities, ground surfaces, kerbs, changes development costs for the the close relationship to other topics in this checklist: an attractive realm (page 13) development, the of level, street lighting, utility boxes, public art, public seating, street furniture (including provision or commissioning Council will negotiate accommodating motor vehicles (page 14) and landscape design (page 15). of publicly accessible art, with developers to litter bins and dog bins), landscape features and trees, to create uncluttered areas. craft and design work.” secure provision to Attractive places offer private/shared amenity space for occupiers (private gardens, The future maintenance of streets and public as well as private open spaces must (Local Plan Policy LC13) meet these needs, communal gardens, balconies, roof terraces etc), as well as a variety of hard and soft also be considered. Those areas that are to be adopted by the Council need to together with provision public spaces (streets, play areas, civic squares, walkways, linear parks, enclosed for subsequent be identified. Areas that are to remain private need a long term management and “Left over space is wasted parks etc.), all of which combine to form the ‘green infrastructure’ of a settlement. The maintenance. maintenance plan to be in place from the start. space which in time is likely to become a nuisance.” This may include design of play areas needs to be carefully considered so that they form part of an (By design – Better Places provision on site integral landscape design, which promotes a range of playful and challenging open Key Questions to Live. A Companion by the developer space for people of all ages and abilities. Guide to PPG3. Page 52 and/or contributions 34. Do the areas of open space (squares, parks, formal/informal spaces and play to provisions or In some circumstances a site may make a valuable contribution to the green areas etc.), together with the streets, form a public realm that is integral to the enhancements infrastructure, restricting its development potential, while in other locations it may be development and respects and enhances its surroundings? of existing easily more appropriate for new development to make a contribution to the enhancement of Do the proposals ensure all public open space(s) is: useable; not left over accessible provision 35. existing facilities off site, or indeed a combination of the two approaches. within the vicinity." space; has clear ownership; and has an appropriate boundary treatment? (Local Plan Policy LC8) Developers should therefore appraise the open spaces within walking distance of the 36. Have the ground surfaces, kerbs, changes of level, lighting, public art, proposal site in the context of the projected increase in population that will result from landscape, public seating and street furniture, together with utility boxes, their own development, and identify opportunities to connect into such open space(s), cables, signage and poles, been designed into the street and/or public space to and address/make good any shortfall in the locality. avoid clutter and do they respect and enhance the character of the area? 37. Have the areas that are to be adopted by the Council been identified and are New development needs to provide a variety of open space (both private and public), they easily maintained (where necessary contributions will be sought), and have within an easy and safe walking distance. As a rule of thumb, private/shared open areas that will not be adopted been identified and a long term management and spaces should be immediately accessible, local play spaces (LEAP) within 240 metres, l: Street furniture integrated into maintenance plan submitted as part of the application? the streetscene neighbourhood parks (NEAP) within 600 metres, and district/town open spaces (formal m:Landscape is an essential squares, playing fields etc) should be within 800 metres of dwellings. 38. Where a development makes a contribution to public art, do the proposals form part of the public realm
an integral part of the public realm? n: Public art must form part of the public realm
8 13 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
A permeable environment is The South Gloucestershire “easy to get to and move Permeability, legibility and enclosure Play Policy (December through.” (By Design. 2006), sets out the Urban Design in the Councils understanding Planning System: Towards of play and confirms its commitments for play, a better Practice p. 38) Roof Terrace hanging-out and informal recreation.
A legible environment is “a place that has a clear Balconies image and is easy to understand.” (By Design. Urban Design in the Planning System: Towards a better Practice p.28) Ground Floor Terrace
i j k Private Garden Continuity and enclosure Streets, buildings and open spaces need to be carefully arranged to connect with each provides “a place where other, as well as existing patterns of streets and open spaces. This will help to ensure public and private spaces get to are clearly distinguished.” a development responds positively to the character of an area, make it easy to (By Design. Urban Design and move through and allow services and public transport to be accessible to all. Shared Garden in the Planning System: Towards a better Practice Finding your way around a place (its legibility), can be improved by retaining or p.21) creating landmarks, focal points, views, clear pedestrian and cycle routes, gateways
to particular areas, lighting, public art and signs. Corner buildings and features are h also useful in giving direction and identity. Avenue trees, ponds, hedgerows and other landscape features can also contribute to legibility. Depending on the size and amount of development as well as the intended users, Streets and public spaces work well if the public and private areas are clearly defined the open space may range from: private gardens to balconies; children’s play areas and are enclosed appropriately. This can be achieved by arranging buildings, to formal sports pitches, informal and formal open spaces. In some cases open landscape and boundary treatments, of an appropriate height: width ratio, to follow a space will be required to protect or create environmental assets such as sites or continuous line and create active edges. Contrasting enclosure with openness can features of nature conservation, historic or landscape importance. Depending on also be effective to exploit views and vistas as well as respecting the character of the the environmental sensitivity, such areas may or may not be appropriate for use area. Enclosure must therefore be appropriate and, where necessary, varied. for recreational purposes. These issues must be examined at the beginning of the design process as the appropriate density for a site cannot be determined until this analysis is completed. Whatever the size of development it will be necessary to take Key Questions opportunities to provide attractive and safe routes for pedestrians and cyclists within 28. Will the proposed layout create or contribute to a network of connected streets the green infrastructure of a settlement, which connect to existing routes in the wider and open spaces that also, where opportunities exist, connect to existing green infrastructure. patterns of streets and open spaces? 29. Is there a clear hierarchy of streets and open spaces, each with a clear ‘desired Key Questions character’ (the desired character should inform the road design and not the 15. Has an appropriate analysis been undertaken of the environmental constraints other way around), which are designed to have appropriate traffic speeds? and opportunities on the site and in the locality, and have the findings informed 30. Will it be easy to direct someone to where ‘you’ live/work by landmarks, focal the development of green infrastructure proposals for the site? points, gateways, public art or views? 16. Does the development provide private open space (such as gardens, balconies 31. Do the proposals clearly define public space from private, work or play spaces, roof terraces), and/or communal open space of sufficient size to meet the needs especially the boundary treatments? of the future community, which is also easily and safely accessible?
i: Bath Crescents and Circus are 32. Are the streets and/or public spaces appropriately enclosed by buildings, 17. Does the development provide and identify accessible locations for a wide d: Communal garden provided prime examples of a places within a perimeter block that are permeable, legible landscape or boundary treatments that are an appropriate height to the width range of challenging and imaginative open spaces (including play space), that and have a positive enclosure. e: Local play area provided of the street/public space, (or are there open views and vistas that can be meet the needs of the future and existing community and are also easily and within a perimeter block
j: Front doors help to create exploited or does the existing character of the area inform the proposals)? safely accessible? f: Formal Square active edges and their distinctiveness can create a Where appropriate, are the streets and public spaces enclosed and well defined 18. Where opportunities exist, does the development provide safe routes for g: Neighbourhood park landmark, making a space 33. forming part of the more legible. by active edges such as front doors, windows, shopfronts etc. that are pedestrians and cyclists that connect into the wider green infrastructure, and are landscape of an area k: Buildings and boundary interesting and varied, as well as respecting each other? these appropriately combined with routes to other services and amenities? h: Illustration of different types treatments positively enclose of private open space within the space. a perimeter block.
12 9 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Proposals will be required “Design which is to demonstrate that:…The Minimising the use of energy and resources Places with character and identity inappropriate in its design, density, orientation context, or which and location of buildings and associated landscape fails to take the proposals incorporate opportunities available measures to achieve for improving the energy conservation character and quality and the protection of of an area and the way environmental resources;..” it functions, should not (Local Plan Policy D1G) be accepted.” (PPS1 para 34) “Developers, local authorities, regional “Proposals will agencies and others must be required to ensure that their strategies, demonstrate that:… plans and programmes siting, overall layout, achieve best practice in density, form scale, sustainable construction by: With a growing concern about climate change, building in a manner to minimise the height, massing, [bullet point 2] Requiring use of energy and natural resources is a necessity. detailing, colour and that all new and refurbished materials are informed buildings achieve the At the earliest stages of the design process applicants should consider a variety requirements of BREEAM by, respect and of strategies and technologies to reduce the amount of energy and resources a The Marshfield Plateau landscape character area - sketch mapThe Frenchay Conservation Area and Eco-homes, very good enhance the character, standard, or at least Level development consumes. They vary from the scale of the settlement, neighbourhood, There are wide and diverse varieties of landscapes and built environments throughout distinctiveness and 3 above minimum building and the street, and include: the re-use and conversion of existing buildings, walls and South Gloucestershire. Some are designated as an Area of Outstanding Natural amenity of both the site and the locality;…” standards in the emerging structures; the retention of rainwater on site, either for re-use or absorption into the Beauty or Conservation Areas, but many of are not and in some areas the environment (Local Plan Policy D1A) ‘Code for Sustainable ground; the orientation and location of buildings and trees to maximise solar gains Homes’, in order to is poor. Nevertheless, each have their own distinct character and identity, which must minimise lifetime resource and/or improve shelter from the elements; the appropriate use of natural slopes and be appraised in the early stages of the design process. “New development use, energy consumption, landscape/tree planting schemes; the provision for the storage and collection of will only be permitted water use and waste waste and recyclable materials; and the inclusion of on site energy production such A development that reflects and improves the characteristics and history of the where: (a) Those production.” (draft Regional as photo-voltaic cells and wind turbines. The design of the building(s) can also help location and surroundings can help to foster a sense of identity and ownership. The attributes which Spatial Strategy for the to minimise the consumption of energy and natural resources by: passive solar gains; development does not have to copy the style of the surrounding architecture, but will make a significant South West of England contribution to natural ventilation; natural lighting; and grey water recycling. often benefit from responding to the settlement pattern, architectural characteristics Policy G) the character of and materials of the surrounding buildings, the landscape and natural features, as well the landscape are “Larger scale developments Key Questions as the aspect of the site and/or particular views. New development is expected to conserved and where will be expected to provide, conserve and enhance those characteristics of the landscape that define its character, possible enhanced…” as a minimum, sufficient on 19. Is there an implementable energy strategy that: minimises energy demand distinctiveness, amenity and quality. This will help to avoid inappropriate ‘anywhere’ (Local Plan Policy L1) site renewable energy to for the site through layout, building orientation, landscaping, natural ventilation reduce CO2 emissions from development that has sometimes eroded the distinctive character and identity of the energy use by users of and passive solar design; calculates the residual energy demand for the site; South Gloucestershire in recent decades and also takes opportunities to improve the The Council’s Landscape Character the buildings constructed and maximises the amount of residual demand which can be provided through character and quality of an area. on site by 10%” on site generated renewable energy? Assessment, provides (draft Regional Spatial an assessment of the Strategy for the South West 20. Has provision been made for managing flood risk and water resources (e.g. Key Questions landscape character of England policy RE5) sustainable drainage, harvesting rainwater and grey water recycling schemes)? and identifies key Are the proposals a compatible and quality response to landscape/townscape 24. characteristics of each 21. Is there an implementable waste strategy that: re-uses existing buildings, character, (which should have been identified at appraisal stage and may also area throughout South infrastructure and materials (where appropriate), minimising generation of onsite be in the Landscape Character Assessment, Conservation Area Character Gloucestershire. waste during the construction and lifetime of the development; and integrates Appraisal and any Village Design Statement), including the scale of the bin storage, recycling and composting facilities into the development? buildings, streets, landscape and roofscape? Conservation Area Character Appraisals 22. Are the proposals a major development and, if so, does it have on-site energy 25. Is the development, (including the buildings, streets, roofscape, walls, and open are available for most production from renewable sources, that will reduce CO2 emissions from energy spaces), informed and shaped by the characteristics, identity, history, constraints of the Conservation use by users of the buildings?4 and opportunities of the site? Areas within the South Gloucester Area. 4 Note: For large scale 23. Will the development be assessed and achieve the highest standards of 26. Have elements contributing to the character and distinctiveness of the location, www.southglos.gov.uk/ development, that will be resource and energy efficiency as well as reductions in carbon emissions? including landscape, cultural and bio-diversity, been protected and/or conservation areas built over many years, enhanced? standards will be set to increase over the time of 4 The standards will be set in the emerging Regional Spatial Strategy for the South-West of England. 27. Is there a coherent response to settlement pattern, views, vistas and topography its planned Until such time the RSS is adopted, the minimum standards will be: 10% for on-site energy production of the site and its surroundings? implementation. from renewable sources; and BREEAM ‘very good’ / Level 3 of the Code for Sustainable Homes.
10 11 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Proposals will be required “Design which is to demonstrate that:…The Minimising the use of energy and resources Places with character and identity inappropriate in its design, density, orientation context, or which and location of buildings and associated landscape fails to take the proposals incorporate opportunities available measures to achieve for improving the energy conservation character and quality and the protection of of an area and the way environmental resources;..” it functions, should not (Local Plan Policy D1G) be accepted.” (PPS1 para 34) “Developers, local authorities, regional “Proposals will agencies and others must be required to ensure that their strategies, demonstrate that:… plans and programmes siting, overall layout, achieve best practice in density, form scale, sustainable construction by: With a growing concern about climate change, building in a manner to minimise the height, massing, [bullet point 2] Requiring use of energy and natural resources is a necessity. detailing, colour and that all new and refurbished materials are informed buildings achieve the At the earliest stages of the design process applicants should consider a variety requirements of BREEAM by, respect and of strategies and technologies to reduce the amount of energy and resources a The Marshfield Plateau landscape character area - sketch mapThe Frenchay Conservation Area and Eco-homes, very good enhance the character, standard, or at least Level development consumes. They vary from the scale of the settlement, neighbourhood, There are wide and diverse varieties of landscapes and built environments throughout distinctiveness and 3 above minimum building and the street, and include: the re-use and conversion of existing buildings, walls and South Gloucestershire. Some are designated as an Area of Outstanding Natural amenity of both the site and the locality;…” standards in the emerging structures; the retention of rainwater on site, either for re-use or absorption into the Beauty or Conservation Areas, but many of are not and in some areas the environment (Local Plan Policy D1A) ‘Code for Sustainable ground; the orientation and location of buildings and trees to maximise solar gains Homes’, in order to is poor. Nevertheless, each have their own distinct character and identity, which must minimise lifetime resource and/or improve shelter from the elements; the appropriate use of natural slopes and be appraised in the early stages of the design process. “New development use, energy consumption, landscape/tree planting schemes; the provision for the storage and collection of will only be permitted water use and waste waste and recyclable materials; and the inclusion of on site energy production such A development that reflects and improves the characteristics and history of the where: (a) Those production.” (draft Regional as photo-voltaic cells and wind turbines. The design of the building(s) can also help location and surroundings can help to foster a sense of identity and ownership. The attributes which Spatial Strategy for the to minimise the consumption of energy and natural resources by: passive solar gains; development does not have to copy the style of the surrounding architecture, but will make a significant South West of England contribution to natural ventilation; natural lighting; and grey water recycling. often benefit from responding to the settlement pattern, architectural characteristics Policy G) the character of and materials of the surrounding buildings, the landscape and natural features, as well the landscape are “Larger scale developments Key Questions as the aspect of the site and/or particular views. New development is expected to conserved and where will be expected to provide, conserve and enhance those characteristics of the landscape that define its character, possible enhanced…” as a minimum, sufficient on 19. Is there an implementable energy strategy that: minimises energy demand distinctiveness, amenity and quality. This will help to avoid inappropriate ‘anywhere’ (Local Plan Policy L1) site renewable energy to for the site through layout, building orientation, landscaping, natural ventilation reduce CO2 emissions from development that has sometimes eroded the distinctive character and identity of the energy use by users of and passive solar design; calculates the residual energy demand for the site; South Gloucestershire in recent decades and also takes opportunities to improve the The Council’s Landscape Character the buildings constructed and maximises the amount of residual demand which can be provided through character and quality of an area. on site by 10%” on site generated renewable energy? Assessment, provides (draft Regional Spatial an assessment of the Strategy for the South West 20. Has provision been made for managing flood risk and water resources (e.g. Key Questions landscape character of England policy RE5) sustainable drainage, harvesting rainwater and grey water recycling schemes)? and identifies key Are the proposals a compatible and quality response to landscape/townscape 24. characteristics of each 21. Is there an implementable waste strategy that: re-uses existing buildings, character, (which should have been identified at appraisal stage and may also area throughout South infrastructure and materials (where appropriate), minimising generation of onsite be in the Landscape Character Assessment, Conservation Area Character Gloucestershire. waste during the construction and lifetime of the development; and integrates Appraisal and any Village Design Statement), including the scale of the bin storage, recycling and composting facilities into the development? buildings, streets, landscape and roofscape? Conservation Area Character Appraisals 22. Are the proposals a major development and, if so, does it have on-site energy 25. Is the development, (including the buildings, streets, roofscape, walls, and open are available for most production from renewable sources, that will reduce CO2 emissions from energy spaces), informed and shaped by the characteristics, identity, history, constraints of the Conservation use by users of the buildings?4 and opportunities of the site? Areas within the South Gloucester Area. 4 Note: For large scale 23. Will the development be assessed and achieve the highest standards of 26. Have elements contributing to the character and distinctiveness of the location, www.southglos.gov.uk/ development, that will be resource and energy efficiency as well as reductions in carbon emissions? including landscape, cultural and bio-diversity, been protected and/or conservation areas built over many years, enhanced? standards will be set to increase over the time of 4 The standards will be set in the emerging Regional Spatial Strategy for the South-West of England. 27. Is there a coherent response to settlement pattern, views, vistas and topography its planned Until such time the RSS is adopted, the minimum standards will be: 10% for on-site energy production of the site and its surroundings? implementation. from renewable sources; and BREEAM ‘very good’ / Level 3 of the Code for Sustainable Homes.
10 11 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
A permeable environment is The South Gloucestershire “easy to get to and move Permeability, legibility and enclosure Play Policy (December through.” (By Design. 2006), sets out the Urban Design in the Councils understanding Planning System: Towards of play and confirms its commitments for play, a better Practice p. 38) Roof Terrace hanging-out and informal recreation.
A legible environment is “a place that has a clear Balconies image and is easy to understand.” (By Design. Urban Design in the Planning System: Towards a better Practice p.28) Ground Floor Terrace
i j k Private Garden Continuity and enclosure Streets, buildings and open spaces need to be carefully arranged to connect with each provides “a place where other, as well as existing patterns of streets and open spaces. This will help to ensure public and private spaces get to are clearly distinguished.” a development responds positively to the character of an area, make it easy to (By Design. Urban Design and move through and allow services and public transport to be accessible to all. Shared Garden in the Planning System: Towards a better Practice Finding your way around a place (its legibility), can be improved by retaining or p.21) creating landmarks, focal points, views, clear pedestrian and cycle routes, gateways
to particular areas, lighting, public art and signs. Corner buildings and features are h also useful in giving direction and identity. Avenue trees, ponds, hedgerows and other landscape features can also contribute to legibility. Depending on the size and amount of development as well as the intended users, Streets and public spaces work well if the public and private areas are clearly defined the open space may range from: private gardens to balconies; children’s play areas and are enclosed appropriately. This can be achieved by arranging buildings, to formal sports pitches, informal and formal open spaces. In some cases open landscape and boundary treatments, of an appropriate height: width ratio, to follow a space will be required to protect or create environmental assets such as sites or continuous line and create active edges. Contrasting enclosure with openness can features of nature conservation, historic or landscape importance. Depending on also be effective to exploit views and vistas as well as respecting the character of the the environmental sensitivity, such areas may or may not be appropriate for use area. Enclosure must therefore be appropriate and, where necessary, varied. for recreational purposes. These issues must be examined at the beginning of the design process as the appropriate density for a site cannot be determined until this analysis is completed. Whatever the size of development it will be necessary to take Key Questions opportunities to provide attractive and safe routes for pedestrians and cyclists within 28. Will the proposed layout create or contribute to a network of connected streets the green infrastructure of a settlement, which connect to existing routes in the wider and open spaces that also, where opportunities exist, connect to existing green infrastructure. patterns of streets and open spaces? 29. Is there a clear hierarchy of streets and open spaces, each with a clear ‘desired Key Questions character’ (the desired character should inform the road design and not the 15. Has an appropriate analysis been undertaken of the environmental constraints other way around), which are designed to have appropriate traffic speeds? and opportunities on the site and in the locality, and have the findings informed 30. Will it be easy to direct someone to where ‘you’ live/work by landmarks, focal the development of green infrastructure proposals for the site? points, gateways, public art or views? 16. Does the development provide private open space (such as gardens, balconies 31. Do the proposals clearly define public space from private, work or play spaces, roof terraces), and/or communal open space of sufficient size to meet the needs especially the boundary treatments? of the future community, which is also easily and safely accessible?
i: Bath Crescents and Circus are 32. Are the streets and/or public spaces appropriately enclosed by buildings, 17. Does the development provide and identify accessible locations for a wide d: Communal garden provided prime examples of a places within a perimeter block that are permeable, legible landscape or boundary treatments that are an appropriate height to the width range of challenging and imaginative open spaces (including play space), that and have a positive enclosure. e: Local play area provided of the street/public space, (or are there open views and vistas that can be meet the needs of the future and existing community and are also easily and within a perimeter block
j: Front doors help to create exploited or does the existing character of the area inform the proposals)? safely accessible? f: Formal Square active edges and their distinctiveness can create a Where appropriate, are the streets and public spaces enclosed and well defined 18. Where opportunities exist, does the development provide safe routes for g: Neighbourhood park landmark, making a space 33. forming part of the more legible. by active edges such as front doors, windows, shopfronts etc. that are pedestrians and cyclists that connect into the wider green infrastructure, and are landscape of an area k: Buildings and boundary interesting and varied, as well as respecting each other? these appropriately combined with routes to other services and amenities? h: Illustration of different types treatments positively enclose of private open space within the space. a perimeter block.
12 9 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Matters to consider “The public realm is made up of those parts when assessing Open space in new development An attractive public realm of a village town or city design quality that are available, without include the extent to special charge, for use which the proposed by everyone” (By Design. development: [bullet Urban Design in the point 2] provides Planning System: Towards or enables good a better Practice p.24) access to, community and green and open amenity and l “Proposals will be required recreational space to demonstrate that…The (including play space) landscape and urban as well as private d e design proposals for all outdoor space such external areas of the site as residential gardens, form an integral part of the patios and balconies.” character of the design for (PPS3 paragraph 16) the site and are of a scale m n and character which is appropriate to that of the The spaces around buildings are as important as the buildings themselves. A variety development proposed and of paved and green public spaces should be planned for a particular use and must the surrounding landscape “Where local provision and townscape” for formal open be well designed for diverse experiences and users of all ages and abilities. The (Local Plan Policy D1C) space and children's quality of the public realm is also closely linked to permeability, legibility and enclosure playspace and f g (see page12), as this contributes to vibrancy, overlooking and self policing. In certain informed open space circumstances it may also be necessary to consider how the public spaces can “In determining applications is inadequate to meet The value of open space becomes increasing important in high density development. enhance or contribute to the biodiversity and landscape character of an area. for major new development the projected needs Yet, all too often open space is compromised or marginalised as development the Council will seek the arising from the future Careful attention must be given to the design of the home-zones, streets and civic becomes more compact. This topic focuses on private/shared open spaces as contribution of an agreed occupiers of proposals spaces as they make a valuable contribution to the quality of a place. This requires percentage of the total well as formal and informal public open spaces, but it is important to emphasis for new residential thinking about views and vistas, play opportunities, ground surfaces, kerbs, changes development costs for the the close relationship to other topics in this checklist: an attractive realm (page 13) development, the of level, street lighting, utility boxes, public art, public seating, street furniture (including provision or commissioning Council will negotiate accommodating motor vehicles (page 14) and landscape design (page 15). of publicly accessible art, with developers to litter bins and dog bins), landscape features and trees, to create uncluttered areas. craft and design work.” secure provision to Attractive places offer private/shared amenity space for occupiers (private gardens, The future maintenance of streets and public as well as private open spaces must (Local Plan Policy LC13) meet these needs, communal gardens, balconies, roof terraces etc), as well as a variety of hard and soft also be considered. Those areas that are to be adopted by the Council need to together with provision public spaces (streets, play areas, civic squares, walkways, linear parks, enclosed for subsequent be identified. Areas that are to remain private need a long term management and “Left over space is wasted parks etc.), all of which combine to form the ‘green infrastructure’ of a settlement. The maintenance. maintenance plan to be in place from the start. space which in time is likely to become a nuisance.” This may include design of play areas needs to be carefully considered so that they form part of an (By design – Better Places provision on site integral landscape design, which promotes a range of playful and challenging open Key Questions to Live. A Companion by the developer space for people of all ages and abilities. Guide to PPG3. Page 52 and/or contributions 34. Do the areas of open space (squares, parks, formal/informal spaces and play to provisions or In some circumstances a site may make a valuable contribution to the green areas etc.), together with the streets, form a public realm that is integral to the enhancements infrastructure, restricting its development potential, while in other locations it may be development and respects and enhances its surroundings? of existing easily more appropriate for new development to make a contribution to the enhancement of Do the proposals ensure all public open space(s) is: useable; not left over accessible provision 35. existing facilities off site, or indeed a combination of the two approaches. within the vicinity." space; has clear ownership; and has an appropriate boundary treatment? (Local Plan Policy LC8) Developers should therefore appraise the open spaces within walking distance of the 36. Have the ground surfaces, kerbs, changes of level, lighting, public art, proposal site in the context of the projected increase in population that will result from landscape, public seating and street furniture, together with utility boxes, their own development, and identify opportunities to connect into such open space(s), cables, signage and poles, been designed into the street and/or public space to and address/make good any shortfall in the locality. avoid clutter and do they respect and enhance the character of the area? 37. Have the areas that are to be adopted by the Council been identified and are New development needs to provide a variety of open space (both private and public), they easily maintained (where necessary contributions will be sought), and have within an easy and safe walking distance. As a rule of thumb, private/shared open areas that will not be adopted been identified and a long term management and spaces should be immediately accessible, local play spaces (LEAP) within 240 metres, l: Street furniture integrated into maintenance plan submitted as part of the application? the streetscene neighbourhood parks (NEAP) within 600 metres, and district/town open spaces (formal m:Landscape is an essential squares, playing fields etc) should be within 800 metres of dwellings. 38. Where a development makes a contribution to public art, do the proposals form part of the public realm
an integral part of the public realm? n: Public art must form part of the public realm
8 13 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Proposals will be ToTo “Key characteristics AztecAztec WestWest Key 8 required to 00m of a mixed community Accommodating motor vehicles 4 R 0 ad 1 Existing Local Centre extended 0 iu demonstrate m 3 s as part of the new development are a variety of R a 2 Existing Local Centre d that… access into iu housing, particularly s 3 Existing Local Centre and through the in terms of tenure and 4 New Local centre provided as part of the new development 400m price and a mix of development is safe, Rad ius Existing public transport route secure, convenient with stops shown different households Public Transport route provided as part of the new development such as families with and attractive to with locations for stops shown
pedestrians, cyclists, 1 Filton Railway Station children, single person people with disabilities households and older
and, where relevant, 40 people.” (PPS3 para 20) 0m R public transport, and is a d iu o s “Proposals for residential well integrated with the 400m Radius wider network of links” development…will be (Local Plan Policy permitted provided that: ToTo D1D) CribbsCribbs provision for education, Causeway/Causeway/ 2 TheThe MallMall leisure, recreation
FiltonFilton RailwayRailway and other community 4 StationStation “Where and how facilities within the cars are parked are vicinity is adequate to ToTo BristolBristol CityCity CentreCentre crucial to the quality of MODMOD meets the needs arising housing development c from the proposals.” and the choices p q (Local Plan Policy H2D). people make in how With higher density development the quality of the street has become more important they travel.” (By Design The objective to maximise the efficiency and density of development does not – Better Places to Live/ because, for many people, this is the most important and nearest public open override other policy requirements such as the protection and enhancement of the “As well as respecting A Companion Guide to space. The street therefore needs to meet many requirements: amenity, play, social environment. Where there are environmental constraints or an area has a distinctive context and local character, new PPG3) and greenness. The design should reflect this and be a liveable space, which also local character, compliance with adopted planning policy may only be achieved with accommodates vehicles in a manner that creates an attractive public realm and development should of lower densities. On the other hand, there may be sites that are very well related to the itself be of good quality. reinforces the local character and distinctiveness. This is a key challenge for today’s “Matters to considered necessary services and amenities where, subject to compatibility with the character of Attention should be paid developments. when assessing the locality, greater densities may be achieved. to…mixing activities and design quality tenures” The rigid application of highway engineering standards for roads, junction separation include the extent to New development may be of sufficient size to provide its own neighbourhood centre(s) (Local Plan para 3.6). which the proposed distances and turning circles can create environments that are unpleasant and difficult and amenities and, where opportunities exist, extend existing centres or enhance development: [bullet to use, especially for pedestrians and cyclists. It can also create road designs that are existing amenities and transport services. point 5] takes a not appropriate to the settlement pattern, character and identity of an area. design-led approach to the provision of car Roads and parking facilities should be designed to be functional and have appropriate Key Questions parking space, that traffic speeds, but they must not dominate at the expense of pedestrian and cycle is well integrated with movement. The road design, surfacing, boundaries and furniture should also be 11. Is the use and amount of development appropriate to the site’s accessibility a high quality public based on the settlement pattern and the intended character of the streets. Careful to jobs, shops, local services, community facilities and the frequency of realm and streets that public transport service? are pedestrian, cycle attention must be given to residential, office and retail areas as well as routes to and vehicle friendly.” schools. The appropriate use of planting can also help to soften the appearance of 12. Is the proposed development of sufficient size to extend existing centres, (PPS3 paragraph 16) the road design, parked vehicles and cycles and lift the quality of the street. public transport service and/or provide its own local services/public transport Key Questions service (e.g. school, jobs, library, post office etc. that could be designed as dual use). 39. Is the proposed development easy to get to and move through, especially for cyclists and pedestrians? 13. Where residential development is proposed does the development offer a 40. Are the roads designed for low traffic speeds as well as being pedestrian and mix of residential types and tenures that reflect the needs of the locality, cycle friendly, which is especially important in residential and retail areas as well including affordable housing, (which is indistinguishable from the general as routes to schools? housing)? o: Car parking integrated into the public realm b: Densities to be maximised 41. Are the proposed streets designed to have a distinctive character that is 14. Does the proposal maximise development potential whilst respecting and near centres and p: Streets designed for human enhancing the environment, the physical characteristics of the site, its public transport routes at movement rather than appropriate to its hierarchy and the character of the surrounding area? Emersons Green motor vehicles features and surroundings without prejudice to the existing uses or potential 42. Are the parked vehicles well integrated so that they do not dominate the street c: Analysis of existing q: Home Zones can effectively development of adjacent sites and adjoining amenities? Centres and public integrate cars, cyclists and scene and/or other spaces? transport routes together pedestrians into a coherent with proposals for a major public realm. new development at Northfield
14 7 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Proposals for residential “in order that development…will be An appropriate use, type and amount of Landscape design the character, permitted, provided distinctiveness, quality that: A. Development development and amenity of the would not have landscapes of South an unacceptable Gloucestershire environmental and are conserved and transportation effects, enhanced, new and would not development will only significantly prejudice be permitted where residential amenity; (b) those features in and B. The maximum or of the landscape density compatible with which make a the site, its location, significant contribution its accessibility and to the character or its surroundings distinctiveness of the is achieved. The locality are retained, expectation is that protected and all developments will Good quality landscape design makes a significant contribution to the quality of life. It managed in a manner achieve a minimum is therefore key to the success of all scales of development, from house extensions or that ensures there long density of 30 dwellings stables to large new communities or employment areas, and in all contexts from rural term viability…” b per hectare and that countryside to densely urban. (Local Plan Policy L1) higher densities will be achieved where local Sustainable communities cater for children, teenagers, adults, the elderly as well The design of all external areas, whether public or private should be considered from circumstances permit...” as people with disabilities, who require a mix of house types and tenures including the outset, and as an integral part of the development proposals throughout the site. “Development that (Local Plan Policy H2) would harm the affordable housing. They also need safe and easy access to public transport, services, Landscape is not something that just fills the gaps at the end of the design process, natural beauty of the “…the Government’s employment and community facilities. nor is it just what happens around the edge of the site. Cotswolds AONB policy is to ensure that will not be permitted. housing is developed Building at high residential densities is a means to an end: to allow people to live within Landscape design proposals should respond to the character, biodiversity and Where development is in suitable locations easy and safe walking and cycling distance of a range of work, service, shopping, heritage of the site and its surroundings, the nature of the proposed development to proceed measures which offer a range of education, leisure (including play and green space) and public transport routes with a and the needs of the community. They must also take account of and respond to an will be required to community facilities frequent service to a variety of destinations. People do not, therefore, need to rely on assessment of views and visibility or visual intrusion. Designs for the external areas conserve and enhance and good access to the car as a mode of transport which can reduce congestion and carbon emissions. must include not just planting but also any level changes, kerbing, ground modelling, the natural beauty of jobs, key services and the landscape” Conversely, providing development in a location that is not accessible to services and infrastructure.” paving, walls, boundary treatments, ‘furniture’ such as lighting columns, seats, bollards (Local Plan Policy L2) (PPS3 para 36) amenities will not offer a credible alternative to the car with the effect of increasing & cycle stands. Services such as drains, water and cables must be located to congestion and carbon emissions. accommodate the proposed planting. “Within the existing “Development will only urban areas and Very early on in the design process, an analysis should be undertaken of the proximity Landscape requires future management and maintenance. Layouts must facilitate be permitted where settlements as defined of the site to workplaces, services, education, leisure, play, green spaces and public access for maintenance. Materials must not only be appropriate to the locality, but good standards of on the proposals map, transport within a reasonable walking distance. As a rule of thumb, a walking distance also selected for durability, and planting must be selected to take account of future site planning and development will not be of 400 metres is used for local centres2 and 800 metres is used for major and minor maintenance. Appropriate financial contributions for future maintenance may be design are achieved, permitted where it would In particular, proposals town centres3, (400m / 800m equates to about 5 minute / 10 minute walk). It is also affect the contribution required where landscaped areas are to be adopted by the Council. will be required to that an open area important to appraise the quality of the route; steep gradients, crossing major roads and demonstrate that: makes to the quality, poor environments at day or night can discourage people from walking and cycling. Key Questions (c) the landscape character, amenity and and urban design distinctiveness of the From the analysis of the site’s proximity to services and amenities and depending on the 43. Do the landscape proposals fit with and enhance the character of the site and proposals for all locality.” environmental constraints, the existing provision of green infrastructure and play areas, its setting, including pattern, layout, materials, and choice of species? external areas of the (Local Plan Policy L5) the following net densities may be appropriate: site form an integral 44. Do the landscape proposals mitigate visual impact, and are they in scale with part of the design for 2 Local centres are l within 400 metres of major town centres and minor town centres - up to 50 – 75 the proposed development? the site and are of a
identified on pages 257 dwellings per hectare; scale and character and 258 of the Local 45. Do the landscape proposals maximise opportunities for biodiversity, sustainable which is appropriate to Plan. l within 800 metres of major town centres and minor town centres - up to 40 – 60 drainage, and reinforce the energy efficiency of buildings? that of the development dwellings per hectare; proposed and the 3 46. Have the proposals for planting, building layout and service runs been checked Major town centres surrounding landscape and minor town centres l within 400 metres of local centres - up to 30 – 50 dwellings per hectare; against each other to ensure they do not conflict? and townscape…” identified on pages 257 (Local Plan Policy D1) and 258 of the Local l over 400 metres / 800 metres from a centre may have potential to be developed – up 47. Are the materials, plants and seeds from sustainable sources? Plan. to 30 – 40 dwellings per hectare.
6 15 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Designing out crime Biodiversity describes and designing in Safe and secure communities The natural and cultural environment the wealth and variety, community safety or biological diversity should be central of all life on this Earth. to the planning It includes all plants, and delivery of new animals, as well as development…The habitats, soils and prevention of crime rocks in which they and the enhancement occur. It applies to all of community safety environments from are matters that a local urban to coastal, planning authority from woods to open should consider when countryside, whether exercising its functions locally, nationally or under the Town and internationally. Country Planning legislation.” “Development (Safer Places – The which would Planning System and directly or indirectly Overlooking of the street can help to discourage crime Crime Prevention. have an adverse page 7) effect on national or internationally protected species “Proposals will South Gloucestershire contains a rich and diverse array of natural and historic of flora and fauna, or be required to Public spaces, buildings and private spaces can be designed to feel more secure landscapes, wildlife, geology and archaeological sites. species or habitats demonstrate that: without resorting to visually intrusive measures such as barbed wire, shutters or listed in a national, the overall layout and bollards. Key to creating safe environments is ensuring activity and use as well as Given the increasing pressures on landscapes and biodiversity arising from all sizes of regional or local design takes account people overlooking spaces and thoroughfares throughout the day and night. Places development, it is critically important that landscape, archaeology and wildlife issues Biodiversity Action of personal safety, that have a mix of uses, type and tenure of buildings, an attractive public realm and a are considered at the earliest stage in the design process. Large-scale developments Plans, will not be security and crime permitted unless any distinct character, together with being permeable, legible and appropriately enclosed may affect archaeology remains, landscape features, protected species or areas prevention….” damaging effects of scarce or declining types of habitats. Even smaller development such as farm (Local Plan Policy D1F) tend to foster a safe and secure community. are capable of being buildings can threaten valuable roost or nest sites for local wildlife such as bats or avoided, overcome Security of the building and private spaces must also be considered. Boundary birds, or important archaeological remains. It is therefore essential that any issues or offset by mitigation treatments, gates, windows, doors and garage doors together with their associated relating to landscape, cultural heritage and biodiversity are identified when initially measures” locks need to be carefully specified to effectively secure an area and/or building. appraising development sites. (Local Plan Policy L9)
Development that commits to achieving Secure by Design accreditation will be Where a site or its surroundings is found to have environmental value, adverse impacts "…new development considered to answer Questions 48, 49, 50 and 51 positively. on such value should be designed out. Where this is not possible mitigation or will permitted only where: (a) those compensation may be acceptable depending on the level and severity of impact of the attributes of landscape development. which make a significant contribution Key Questions to the character of the landscape are Key Questions 6. Have appropriate investigations been undertaken to establish whether the conserved and where site and its surroundings are of archaeological value and/or have, or potentially possible enhanced." 48. Does the overall design and juxtaposition of buildings and spaces ensure have, value for wildlife? (Local Plan Policy L1) that there are no potential entrapment spots, including hiding spaces and secluded areas, where crime and antisocial behaviour could occur? 7. Has a survey been undertaken of any archaeology, vegetation and trees on or The Council has adjacent to the site? published a number 49. Are the external spaces and thoroughfares appropriately lit, overlooked by the of documents on public rooms of buildings (e.g. living rooms, café seating areas), and enclosed 8. Have steps been taken to ensure the conservation and enhancement of any Biodiversity, landscape by buildings with frequent entrances? archaeology, wildlife and habitats found on site, and are they incorporated into the and the historic proposals? environment which 50. Are the storage spaces, such as car and cycle parking, overlooked and where are listed in the Useful 9. Have steps been taken to ensure that significant vegetation and trees are appropriate within secure areas? References at the end retained and become an asset within the new development? 51. Does the specification of the boundary treatments, windows, doors and garage of this document. doors, together with their associated locks, secure an area and/or building in a 10. Is the development within the Forest of Avon area and if so, how will it contribute manner that respects and enhances the character of an area? to the objectives of the forest?
16 5 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“…include a proper "As well as respecting assessment of the Beginning the design process Good quality building design the context and character of the local character, new built and natural development should
environment of the Legend of itself be of good site and its context quality. Attention Site Boundary
and the impact upon Ponds, streams and should be paid to… drainage ditches
it of the proposed Overhead power Lines producing buildings
development.” Lyde Green common that are durable and
Site of Nature Conservation (Local Plan para. 3.8) Interest adaptable.”
Other vegetation of key importan and vegetation of considerable (Local Plan para 3.6) importance
"In order to achieve TPOs good design, the Route of Roman Road Major Roads
Council will, where Contours “Local planning appropriate, seek to Public Rights of Way authorities should not work with developers Listed Buildings attempt to impose Sites And Monuments Record in the preparation of entry (archeological sites) architectural styles or Water Main Good building design is less to do with a particular style and more to do with the site specific planning Gas Main particular tastes and
guidance i.e. concept District successful co-ordination of proportions, materials, colour and detail and how these they should not stifle Centre Notes: statements and/or See the Environmental Statement(s) relate to the character and identity of the surroundings as well as the constraints and innovation, originality for locations of main badger sets and development briefs and outlying/subsidary badger sets. opportunities of the site. The building also needs to be functional and work well for its or initiative through masterplans ...These unsubstantiated N intended users, including good space standards, natural light, energy efficiency and will be subject to sound insulation. requirements to public participation and a conform to certain consultation." (Local Details must be considered as an integral part of the building and not an add-on. development forms or Few development sites come as flat, empty blocks of land. Some are rich in Plan para 3.10) Particular care must be given to profiles, corners, roof lines, how the building meets styles. It is, however, archaeology or wildlife, or contain important landscape or boundary features. In others the ground and fits into the landscape, together with the location and detail of building proper to seek to “The outcomes buildings are listed, or locally listed, or within a conservation area or the AONB. The promote or reinforce services (such as: plant rooms; lift over-runs; extract fans; TV aerials; satellite dishes; from planning site may be prone to flooding or a previous use may have contaminated the land. local distinctiveness…” and meter cupboards), as these will have a significant effect on the overall impression affect everyone, Preservation orders may apply to some trees, or there may be other natural features (PPS1 para 38) of the building. and everyone must and/or changes in level that contribute to the local character and biodiversity. There therefore have the may also be attractive views out as well as important views to or across the site. Access to and around buildings must be easy for all, and buildings themselves must opportunity to play a role in delivering be designed to allow future adaptation. This is particularity important for residential Consulting the local community early in the design process can help to make sure a effective and inclusive development, as residents can alter their homes to cope with changing lifestyles whilst planning. Community development reflects the community needs as well as encouraging local people to get remaining within a community. The potential to convert the loft space or extend the involvement is vitally involved. The Council’s encourages all applicants to consult the local community prior property to the back or side is valuable. Houses and apartments can be designed important to planning to submitting an application as this can to speed up the development control process. without internal load-bearing walls, which allows partitions to be added or removed and the achievement For large scale development, the preparation of urban design guidance can be an to suit the owner’s needs. Also rooms need to be large enough to allow them to be of sustainable effective means to engage the local community and communicate a vision1. development.” used in a variety of ways, for example, as a work space, study, bedroom or playroom. Residential development that commits to achieving Lifetime Homes accreditation will (PPS1 para 40) Appraising the site and its surroundings, and consulting the local community are be considered to answer question 55 and 56 positively5. essential first steps in the design process. The information collected needs to be evaluated and any conflicts resolved, which can be summarised in a Constraints and Key Questions 1The Council’s Opportunities Plan, and provide all stakeholders with an understanding of the site and emerging Statement the surroundings as well as firm foundation from which a design can emerge. 52. Do the building(s) exhibit architectural quality in a manner that respects or of Community enhances the character of the area, especially: at corners; at roof lines; where Involvement (SCI) Key Questions the building meets the ground; and the location and detailing of services? will set out the requirements for 1. Has the site and its context been appraised, identifying all the factors that 53. Will the building or space work well for its intended user and take full advantage 5 Lifetime Homes applicants to consult contribute to its character and locality, as well as other planned development? of the opportunities of the site (e.g. views)? Standard 4 requires local communities covered main entrance prior to submitting 2. Does the development require an Environmental Impact Assessment 54. Have materials been selected and detailed to respect and enhance the local to every dwelling. applications of a character and be of good quality in themselves? 3. For large scale development, has the local community been consulted and which may put an certain size and/or unreasonable design type. participated in the design process as set out with the Council’s SCI? 55. Has the building(s) been designed so that all people can easily access it (eg is the entrance obvious), and easily move within it? constraint on higher 4. Has a constraints and opportunities plan been produced? density development. 5. Has a conceptual design been prepared, which has taken account of any 56. Has the building(s) been designed to allow easy adaptation, conversion or This aspect of the a: Constraints Plan for extension? standard is therefore, Emersons Green East community consultation and has clearly emerged from the appraisal of the site? Development Brief not required to be met.
4 17 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
“Planning policies Stage 1 Applying the key questions to applications The policy context should promote high ASSESSMENT quality inclusive design This Checklist asks 56 key questions that are grouped under 12 topics. At first, National Policy in the layout of new the number and length of questions may seem onerous and daunting. However, if developments and Planning Policy Statement 1 - Delivering Sustainable Development - makes it clear that individual buildings At the end of this stage applicants/agents follow the design process recommended by Circular 01/2006 of: ask Key Questions: “Good design ensures attractive, useable, durable and adaptable places and is a key in terms of function assessment; involvement; evaluation; and design, relevant key questions need only be Q1. Q2. Q6. Q7. element in achieving sustainable development. Good design is indivisible from good and impact, not just answer at the end of each stage. Q.14 Q15. planning.” (para 33) for the short term but over the lifetime of the Stage 1 - Assessment development. Design This stage applies to all types of development. Applicants / agents should Stage 2 Local Plan Policy which fails to take the demonstrate that they have looked at the context of the site and its surroundings. INVOLVEMENT opportunities available The size of the area to be surveyed and the detail of the survey will depend on the The South Gloucestershire Local Plan (Adopted January 2006), (the Local Plan), for improving the sensitivity and the scale of the development. The assessment should appraise the includes a range of policies that relate to the design of the built and natural character and quality of physical, social and economic characteristics of the site and the surroundings as well environments. In particular, Policy D1 sets outs the Council’s position on design: an area should not be At the end of this stage accepted” (PPS1 para as existing planning policies. ask Key Questions: 13 key principle iv) Development will only be permitted where good standards of site planning and design Q3. Stage 2 - Involvement are achieved. In particular, proposals will be required to demonstrate that: The Council encourages all applicants to discuss their proposals with the local community as this will help to speed up the development control process. The A. Siting, overall layout, density, form, scale, height, massing, detailing, colour and Stage 3 “In planning for the extent of such consultation will depend on the sensitivity and scale of the proposal. materials, are informed by, respect and enhance the character, distinctiveness and achievement of high EVALUATION Applicants / agents for large scale developments should consult local communities in amenity of both the site and locality; and quality and inclusive accordance with the Council’s Statement of Community Involvement (SCI). design, planning B. Existing features of landscape, nature conservation, heritage or amenity value, authorities should At the end of this stage Applicants / agents should clearly show what groups, people and, where appropriate, including rights of way, are safeguarded and enhanced through incorporation into have regard to good ask Key Questions: specialist consultants have been consulted and how the findings of any consultations development; and practice set out in Q4. Q11. Q12. Q13. have informed decisions about the scheme’s development. By Design - Urban C. The landscape and urban design proposals for all external areas of the site form an design in the planning Stage 3 - Evaluation integral part of the character of the design for the site and are of a scale and system: towards better This stage applies to all types of development. Applicants / agents should evaluate character which is appropriate to that of the development proposed and the practice; By Design Stage 4a the information collected in the previous two stages and identify opportunities and surrounding landscape and townscape; and - better places to live; STRATEGIC constraints that will inform the scheme. Evaluation may involve resolving conflicting Safer Places - the D. Access into and through the development is safe, secure, convenient and attractive DESIGN issues. Different options for development should be explored and a preferred option Planning System and to pedestrians, cyclists, people with disabilities and, where relevant, public brought forward. Crime Prevention; and transport, and is well integrated into the wider network of links; and Planning and Access Stage 4 – Design for Disabled People: A At the end of this stage E. Access into the development (where required) is safe for cars and other road Good Practice Guide.” ask Key Questions: Once the development options have been evaluated and any potential conflicts vehicles; and (PPS1 para 37) Q5. Q8. Q9. Q10. resolved, the scheme design can start which should be guided by earlier stages and Q16. Q17. Q18. Q19. can be divided into two closely linked stages: Strategic Design Issues; and Detailed F. The overall layout and design takes account of personal safety; security and crime Q20. Q21. Q22. Q24. Design Issues. prevention; and Q25. Q26. Q27. Q28. Q29. Q30. Q31. Q32. Strategic Design Issues G. The design, density, orientation and location of buildings and associated Q33. Q34. Q43. Q44. This sub-stage generally applies to large developments and normally requires design landscape proposals seek to achieve energy conservation and the protection of guidance (such as a masterplan) to illustrate the strategic design and demonstrate it environmental resources; and can be implemented. However, there are some questions that will apply to all types H. Adequate provision is made for the storage and collection of waste and of development. At this stage it is important to consider strategic issues such as: Stage 4b recyclable materials and, in larger development, recycling on site. creating an urban structure; making connections, ensuring the form and scale of DETAILED building are informed by the surroundings; and strategies for energy, resource and DESIGN waste minimisation and collection, car parking, and architecture. Detailed Design Issues At the end of this stage This sub-stage applies to all scales of development and will usually be considered at ask Key Questions: the reserved matters / detailed planning application stage. Larger development will Q23. Q35. Q36. Q37. normally require design codes to guide the detailed design. At this stage it is important Q38. Q39. Q40. Q41. to consider the detailed design of streets and open spaces (including integration of car Q42. Q45. Q46. Q47 parking into such spaces), appearance and layout of buildings. Q48. Q49. Q50. Q51. Q52. Q53. Q54. Q55. Q56.
18 3 South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
Introduction What key questions apply to my development? Due to the complexity of a particular site and development, the Council cannot identify This checklist provides additional planning guidance on design matters covered by which key questions are relevant to each type of development. Applicants and their the South Gloucestershire Local Plan (Adopted January 2006), and was adopted by agents should therefore answer all key questions in their design and access statement the Council as a Supplementary Planning Document (Adopted August 2007). It will be and identify those that are relevant. This will help applicants and their agents to explain taken into account as a material consideration when the Council assesses and makes and justify their proposals. Below is an example of fi ctional application to demolish a decisions on planning applications. house and erect eight residential units, which shows how some of the key questions could be answered. This checklist will help achieve good quality, sustainable design. It does this by asking 56 key questions, which are grouped under 12 topics. If applicants/agents follow Q1 The site and its context has been appraised and included in Section 1 of our design and access statement. the design process recommended by Circular 01/2006 of: assessment; involvement; Q2 The development does not require an EIA. evaluation; and design, certain key questions need only to be answered at the end of Q3 In accordance with the Council’s SCI, community consultation is not necessary for our application. each stage. (see page18 for details). However, we have consulted the neighbours and a schedule of their comments, together with how we have taken account of their comments are included in Appendix A of our design and access statement.
The key questions apply to all types of development throughout South Q4 A constraints and opportunities plan is included in Section C of our design and access statement. Gloucestershire, although they will have a different significance depending on the Q5 A conceptual design was prepared and was considered appropriate by Council Offi cers at our type of development and the proposed site and, indeed, some may be irrelevant. pre-application meeting (see Appendix B of our design and access statement for minutes of the meeting). The individual circumstances of an application and/or its site may require other Q6 We have undertaken investigations and established that the site and its surroundings have no questions not included in this checklist to be asked. archaeological value, nor does it have or potentially have value for wildlife. Q7 No archaeology exists on the site. Existing trees and vegetation have been surveyed and shown on our Definitions, Each topic has a separate page, which highlights the pertinent issues, provides existing site plan. Existing trees are not subject to a TPO. policies & Q8 As noted in response to key question 6, the site has no value for archaeology or wildlife. This question is further reading definitions and further reading as well as policies and text to support the issues (see therefore irrelevant. Topic diagram opposite). Topics are often interdependent on each other and therefore it is heading Images to important to regard this document as a complete piece of work rather than ‘cherry- Q9 See response to question 6 and 8. support the text pick’ individual topics and questions. Q10 The development site is not within the Forest of Avon Area. This question is therefore irrelevant.
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»+Á¬Ä?ÄËÝËMjË jÞ¬jWÍjaËÍ WWa?Í~ËÍÁËÜjWjÄ ajÄÍÁ?ÍjË Q11 Í?ÍpË?WWjÄÄËÍË We have established the site is within a 400m radius of a local centre (see Section 1 of our design and ?aËÍÁÖ~ËÍjË ajÜj¬jÍËÄËÄ?wj^Ë ÄjWÖÁj^ËWÜjjÍË ?aË?ÍÍÁ?WÍÜjË ÍˬjajÄÍÁ?Ä^Ë WßWÄÍÄ^ˬj¬jËÝÍË access statement). Therefore, the site has potential to be developed between 30 – 50 dph. aÄ?MÍjÄË?a^ËÝjÁjË ?¬¬Á¬Á?Íj^ˬÖMWË ÍÁ?ĬÁÍ^Ë?aËÄËÝjË Íj~Á?ÍjaËÝÍËÍjË ÝajÁËjÍÝÁËwËÄ¼Ë ® W?Ë+?Ë+WßË ¤ ¯
»8jÁjË?aËÝË Using the checklist in design and access Q12 The development is not of suffi cient size to extend an existing centre and public transport service. This W?ÁÄË?Ájˬ?ÁjaË?ÁjË WÁÖW?ËÍËÍj˶Ö?ÍßËwË ÖÄ~ËajÜj¬jÍË ¬ ¶ ?aËÍjËWWjÄË ¬j¬jË?jËËÝË 8ÍË~jÁËajÄÍßËajÜj¬jÍËÍj˶Ö?ÍßËwËÍjËÄÍÁjjÍË?ÄËMjWjËÁjˬÁÍ?ÍË ÍjßËÍÁ?Üj±¼Ë® ßË jÄ~Ë MjW?ÖÄj^ËwÁË?ßˬj¬j^ËÍÄËÄËÍjËÄÍˬÁÍ?ÍË?aËj?ÁjÄÍˬÖMWˬjË rË jÍÍjÁË+?WjÄËÍË ÜjÊË Ä¬?Wj±ËË0jËÄÍÁjjÍËÍjÁjwÁjËjjaÄËÍËjjÍË?ßËÁj¶ÖÁjjÍÄ]Ë?jÍß^ˬ?ß^ËÄW?Ë question is therefore irrelevant. Ë ¬?ËÖajËÍË ?aË~ÁjjjÄıËË0jËajÄ~ËÄÖaËÁjwjWÍËÍÄË?aËMjË?ËÜj?MjËĬ?WjËÍ?ÍË?ÄË ++ϯ ?WWa?ÍjÄËÜjWjÄËË?Ë?jÁËÍ?ÍËWÁj?ÍjÄË?Ë?ÍÍÁ?WÍÜjˬÖMWËÁj?±ËË0ÄËÄË?Ë jßËW?j~jËwÁËÍa?ß¾ÄËajÜj¬jÍı » ?ÍÍjÁÄËÍËWÄajÁjaË statements* ÝjË?ÄÄjÄÄ~Ë 0jËÁ~aË?¬¬W?ÍËwË~Ý?ßËj~jjÁ~ËÄÍ?a?ÁaÄËwÁËÁ?aÄ^ËÖWÍËÄj¬?Á?ÍË ajÄ~˶Ö?ÍßË aÄÍ?WjÄË?aËÍÖÁ~ËWÁWjÄËW?ËWÁj?ÍjËjÜÁjÍÄËÍ?ÍË?ÁjËÖ¬j?Ä?ÍË?aËawwWÖÍË WÖajËÍjËjÞÍjÍËÍË ÍËÖÄj^ËjĬjW?ßËwÁˬjajÄÍÁ?ÄË?aËWßWÄÍıËËÍËW?Ë?ÄËWÁj?ÍjËÁ?aËajÄ~ÄËÍ?ÍË?ÁjË ÝWËÍjˬÁ¬ÄjaË ÍË?¬¬Á¬Á?ÍjËÍËÍjËÄjÍÍjjÍˬ?ÍÍjÁ^ËW?Á?WÍjÁË?aËajÍÍßËwË?Ë?Áj?± Q13 ajÜj¬jÍ]ËRMÖjÍË We propose a mixture of 1 and 2 bedroom fl ats, together with a 3 bedroom house. The detailed breakdown ¬ÍËySËÍ?jÄË?Ë ajÄ~jaË?¬¬Á?WË -?aÄË?aˬ?Á~Ëw?WÍjÄËÄÖaËMjËajÄ~jaËÍËMjËwÖWÍ?Ë?aË?ÜjË?¬¬Á¬Á?ÍjË ÍËÍjˬÁÜÄËwËW?ÁË ÍÁ?wwWËĬjjaÄ^ËMÖÍËÍjßËÖÄÍËÍËa?ÍjË?ÍËÍjËjÞ¬jÄjËwˬjajÄÍÁ?Ë?aËWßWjË ¬?Á~ËĬ?Wj^ËÍ?ÍË ÜjjͱËË0jËÁ?aËajÄ~^ËÄÖÁw?W~^ËMÖa?ÁjÄË?aËwÖÁÍÖÁjËÄÖaË?ÄËMjË ÄËÝjËÍj~Á?ÍjaËÝÍË M?ÄjaËËÍjËÄjÍÍjjÍˬ?ÍÍjÁË?aËÍjËÍjajaËW?Á?WÍjÁËwËÍjËÄÍÁjjÍÄ±Ë ?ÁjwÖË ?Ë~˶Ö?ÍßˬÖMWË ?ÍÍjÍËÖÄÍËMjË~ÜjËÍËÁjÄajÍ?^ËwwWjË?aËÁjÍ?Ë?Áj?ÄË?ÄËÝjË?ÄËÁÖÍjÄËÍË is shown in Section 2 of our design and access statement. The amount of development is below the Council’s Áj?Ë?aËÄÍÁjjÍÄËÍ?ÍË ÄWıËË0jË?¬¬Á¬Á?ÍjËÖÄjËwˬ?Í~ËW?Ë?ÄËj¬ËÍËÄwÍjËÍjË?¬¬j?Á?WjËwË ?ÁjˬjajÄÍÁ?^ËWßWjË ÍjËÁ?aËajÄ~^ˬ?ÁjaËÜjWjÄË?aËWßWjÄË?aËwÍËÍj˶Ö?ÍßËwËÍjËÄÍÁjjͱ ?aËÜjWjËwÁjaß±¼Ë It is a requirement of the Planning and Compulsory Purchase Act 2004 that most ®++.Ïˬ?Á?~Á?¬Ë¤É¯ jßË,ÖjÄÍÄ Ï±ËÄËÍjˬÁ¬ÄjaËajÜj¬jÍËj?ÄßËÍË~jÍËÍË?aËÜjËÍÁÖ~^ËjĬjW?ßËwÁËË threshold to provide affordable housing. Ë WßWÄÍÄË?aˬjajÄÍÁ?Ä· |å±ËËÁjËÍjËÁ?aÄËajÄ~jaËwÁËÝËÍÁ?wwWËĬjjaÄË?ÄËÝjË?ÄËMj~ˬjajÄÍÁ?Ë?aËË Ë WßWjËwÁjaß^ËÝWËÄËjĬjW?ßˬÁÍ?ÍËËÁjÄajÍ?Ë?aËÁjÍ?Ë?Áj?ÄË?ÄËÝjËË types of outline and detailed applications are accompanied by a Design and Access Ë ?ÄËÁÖÍjÄËÍËÄWÄ· ]Ë ?Áˬ?Á~ËÍj~Á?ÍjaËÍË Ë ÍjˬÖMWËÁj? |¤±ËÁjËÍjˬÁ¬ÄjaËÄÍÁjjÍÄËajÄ~jaËÍË?ÜjË?ËaÄÍWÍÜjËW?Á?WÍjÁËÍ?ÍËÄËË Ë ¬]Ë.ÍÁjjÍÄËajÄ~jaËwÁË Ö?ËÜjjÍËÁ?ÍjÁËÍ?Ë Ë ?¬¬Á¬Á?ÍjËÍËÍÄËjÁ?ÁWßË?aËÍjËW?Á?WÍjÁËwËÍjËÄÖÁÁÖa~Ë?Áj?· ÍÁËÜjWjÄ ¶]ËjË=jÄËW?Ë |Ô±Ë ÁjËÍjˬ?ÁjaËÜjWjÄËÝjËÍj~Á?ÍjaËÄËÍ?ÍËÍjßËaËÍËa?ÍjËÍjËÄÍÁjjÍËË Q14 Due to numerous constraints on the site (identifi ed in our constraints and opportunities plan), it is not jwwjWÍÜjßËÍj~Á?ÍjËW?ÁÄ^Ë WßWÄÍÄË?aˬjajÄÍÁ?ÄËÍË Ë ÄWjjË?aÊÁËÍjÁËĬ?WjÄ· ?ËWjÁjÍˬÖMWËÁj?± Statement. The requirements are set out in more detail in DCLG Circular 01/2006 ¤| possible to maximise its development potential. However, the development is within the density range dated 12th June 2006. Not submitting a Design and Access Statement for such identifi ed in response to question 11. applications, will result in the application being invalid. Key Text Q15 The different types of public open space within a walking distance of the site are identifi ed in Section 1 of Questions our design and access statement. This analysis show the site has access to variety of different types of Applicants and their Agents must take this Checklist into account when designing their Structure of the Topic public open space. pages schemes and, as a matter of good practice, their answers to the key questions should be included in the Design and Access Statement. Applicants that cannot positively Q16 The houses are provided with rear gardens of an appropriate size. Most of the fl ats are provided with balconies. Also, an area of shared open space is provided in a location where it is accessible to all residents. answer all the questions relevant to the development type and site are unlikely to meet the high quality design expected by central government policy and local plan policy. If Q17 The development is not of suffi cient size to require formal public open space provision. This question is an applicant cannot answer a question positively (it may be irrelevant or may conflict therefore irrelevant. with other questions), they must justify why in their Design and Access Statement. Q18 The development connects into the existing movement network as shown in Section 4 of our design and * Guidance on how access statement. As identifi ed in our constraints and opportunities plan, no opportunities exist for our to read, write development to connect into the wider green infrastructure. and use Q19 Section 5 of our design and access statement explains our strategies for minimising the use of energy Council Officers and Members will ask the key questions to help in the assessment Design and Access and natural resources as well as the production of waste. We have assessed our strategies through a Statements can of the design quality of an application. They will use this assessment to help decide preliminary Code for Sustainable Homes assessment, which indicates we will achieve Level 3. be found at the whether the design aspects of an application will meet the policy requirements and CABE website: if an application is good enough to approve. www.cabe.org.uk Examples of answers to the South Gloucestershire Design Checklist Key Questions
2 19 South Gloucestershire Design Checklist : August 2007 The South Gloucestershire Adopted August 2007 Some Useful References and Waste Audits Design Checklist Links South Gloucestershire Council SPG (July 2002) Explains what is required of a waste audit to meet the The following is a selective list of references and links provisions of Policy 37 of The Minerals and Waste Local Supplementary Planning Document that are useful in designing development proposals. It Plan. is not, however, and exhaustive list. Other References and Links. South Gloucestershire Council Publications available at www.southglos.gov.uk. By Design – Better places to live - A companion guide to PPG3 Biodiversity and the Planning Process DTLR & CABE 2001 South Gloucestershire Council. (Planning guidance approved November 2005) By Design. Urban design in the Planning System: Towards a Better Practice. Conservation Area Character Appraisals DTLR and CABE 2000 South Gloucestershire Council, available for most of the Conservation Areas with the South Car Parking – What Works Where? Gloucestershire area. English Partnerships 2006
The Minerals and Waste Local Plan The Commission for Architecture and the Built (adopted May 2002) Environment (CABE) South Gloucestershire Council 2002 The government’s advisor on architecture, urban design and public space www.cabe.org.uk Landscape Character Assessment (adopted August 2005) Home Zone – Design Guidelines South Gloucestershire Council SPD IHE 2002
Play Policy and Strategy Environment Agency South Gloucestershire Council (December 2006) Protects and improves the air, land and water within Sets out the Councils understanding of play and England www.environment-agency.org.uk confirms its commitments for play, hanging-out and informal recreation. Forest of Avon www.forestofavon.org South Gloucestershire Local Plan (adopted January 2006) Manual for Streets South Gloucestershire Council 2006 The Department for Communities and Local Government, the Department for Transport and the Statement of Community Involvement Welsh Assembly Government 2007 Explains how everyone can be involved in preparing new development plans and in consulting on Lifetime Homes planning applications. (emerging) www.lifetimehomes.org.uk
Trees on Development Sites Places, Streets and Movement: South Gloucestershire Council (Planning guidance A companion guide to Design Bulletin 32 – Residential adopted November 2005) roads and footpaths DETR 1998a
Sustainable Drainage Systems Safer Places – The Planning System and Crime South Gloucestershire Council (August 2002) Prevention. ODPM and Llewelyn Davies 2004 The Local List South Gloucestershire Council SPD (emerging) Urban Design Compendium English Partnerships & The Housing Corporation 2001
This checklist will help to achieve high This information can be made available in other standards of sustainable design that responds languages, in large print, Braille or on audio tape. to its surroundings. Please phone 01454 868004 if you need any of these or any other help to access Council services.
South Gloucestershire Council Design & Print ref: 2691/10/07 on recycled paper 75% post consumer waste
www.southglos.gov.uk access free at your local library
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