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Model Design Guide for Wales Residential Development

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Model Design Guide for Wales Residential Development a model design guide for Wales residential development prepared by for PLANNING OFFICERS SOCIETY FOR WALES with the support of WELSH ASSEMBLY GOVERNMENT March 2005 a model design guide 02 for Wales residential development contents 1.0 introduction 2.0 the objectives of good design 3.0 the design process 4.0 submitting the application 5.0 design appraisal 6.0 case studies appendix further reading glossary RAISDALE ROAD: LOYN & CO ARCHITECTS a model design guide 03 for Wales residential development a model design guide 04 for Wales residential development 1.0 introduction 1.1 All design and development contributes to a nation's image and says much about its culture, con- fidence and aspirations. It also directly affects the social, economic and environmental well being of cities, towns and villages. 1.2 The Welsh Assembly Government is committed to achieving good design in all development at every scale throughout Wales. Good design is a key aim of the planning system and Planning Policy Wales [WAG 2002] requires that Unitary Development Plans (UDPs) provide clear policies setting out planning authorities' design expectations. Technical Advice Note 12 (TAN 12) [WAG 2002A] gives advice to local planning authorities on how good design may be facilitated within the plan- ning system. 1.3 This document has been designed as a practical tool to be used by local planning authorities as supplementary planning guidance to meet the requirements of PPW and convey the design impli- cations of TAN 12 to anyone proposing new residential development in excess of 1 dwelling. It is a requirement of PPW and TAN 12 that applications for planning permission are accompanied by a 'design statement'. This document therefore also clarifies the issues a design statement for new residential development should address. 1.4 The document seeks to establish a common design language for residential development in Wales, clarifying the fundamental design issues and how to address them by: describing the key objectives of residential design and providing guidance on how they may be achieved; describing the design process which should be followed to adequately address each objective; providing information on how to submit a planning application to demonstrate how the requirement of good design has been addressed; clarifying how proposals will be appraised on design grounds; and, providing case study examples which illustrate how many of the principles have been achieved in recent developments in Wales. 1.5 Local authorities are also required to have due regard to crime and disorder prevention in the exer- cise of their functions under Section 17 of the Crime and Disorder Act 1998 and consider the issue of accessibility for all including the needs of those with visual and hearing impairments and those with limited mobility, at an early stage in the design process. This document addresses these issues and aims to promote safe inclusive environments through good design. 1.6 Design is only one consideration when making a decision to approve or refuse an application for planning permission. In addition to addressing the requirements of this guide development propos- als will need to demonstrate compliance with the UDP and other material considerations and in some cases be accompanied by a formal Environmental Impact Statement. a model design guide 05 for Wales residential development 2.0 the objectives of good design TY NEWYDD: MAREDUDD AB IESTYN 2.1 The general aim of TAN 12 with respect to housing design and layout is to: create places with the needs of people in mind, which are distinctive and respect local character; promote layouts and design features which encourage community safety and accessibility; focus on the quality of the places and living environments for pedestrians rather than the movement and parking of vehicles; avoid inflexible planning standards and encourage layouts with reduced road widths; promote energy efficiency in new housing; secure the most efficient use of land including appropriate densities; and, consider and balance potential conflicts between these criteria. 2.2 Tan 12 spells out the objectives of good design and encourages a design process which seeks to address these aims from the outset of a project. The objectives of good design are based on an understanding of what makes existing places attractive and sustainable places in which to live. 2.3 This guide restates the objectives of good design set out in TAN 12 and provides some simple guid- ance on how each objective can be addressed in a typical residential development to achieve high quality, safe and inclusive residential development. 2.4 Anyone proposing a residential development will be expected to work with the local planning authority and stakeholders to develop a design that addresses each relevant objective. They should describe how their design achieves each objective in a ‘design statement’ to be submitted with the planning application. Design appraisal by the local planning authority may involve assessing how well each objective has been met before making a decision whether to support a proposal on design grounds. 2.5 The best way to meet the requirements of this guide is to develop a clear vision for the site which addresses and integrates each objective. a model design guide 06 for Wales residential development objective 1 natural heritage Development should be designed to integrate with, protect and enhance the landscape and biodiversity values of the site. The landscape is one of the most important resources of Wales and needs to be protected and enhanced. This does not mean that there should be no change but requires high quality design solutions that complement or contribute to landscape character. Biodiversity is one of the building blocks of all life and needs to be preserved and enhanced wherever possible. topography design guidance use specialist input such as ecologists, landscape architects and landscape managers to advise on natural heritage issues; ensure a thorough understanding of natural processes (e.g. flood- ing) and natural heritage resources relevant to the site and design to positively incorporate areas with established importance; design in new features to promote biodiversity, for example by woodland & water courses using native trees or developing the ecological value of sustain- able urban drainage features; ensure that features with established ecological or landscape value are protected throughout the site clearance and construc- tion process; compensate for any loss of biodiversity elsewhere on site or off site if necessary; put in place mechanisms for positive and sustainable manage- ment and aftercare of landscape and ecological resources. ecological importance Box 1 | incorporating natural heritage Landscape and ecological resources are often seen as a constraint to development. Often the reverse could be true. The sensitive incorpora- tion of natural heritage can in fact help to give a site a distinct identity and possibly even a marketing advantage. The value of trees and other elements of natural heritage cannot be overstated. As well as giving a development a sense of instant maturity, a growing body of evidence points to health and well-being benefits. The key to addressing natural heritage is to ensure that it forms a positive part of the vision for the potential development area site's development and is not simply a hindrance to a standard layout. ABOVE: SIMPLIFIED PROCESS OF CONSIDERING NATURAL HERITAGE RESOURCE AND DEFINING DEVEL- OPABLE AREA a model design guide 07 for Wales residential development objective 2 compactness FLATS DEVELOPMENT IN TENBY. THE DENSITY OF THE SCHEME FITS WITH THE TOWN SCAPE WHILST AT THE SAME TIME PROVIDING A DENSITY OF USE THAT SUPPORTS THE FUNCTIONS OF THE TOWN CENTRE Development should use land efficiently and where appropriate provide a density of use/population that supports public transport and commercial/ community services. Compact development forms minimise land take and encourages design guidance densities sufficient to support local services ensure density relates to the vision for the site and an understand- and amenities. This in ing of its urban or landscape character context - for example is it turn enhances the sense 'tight and urban' or ‘loose, leafy and suburban’? of community and where ecological and landscape resources are to be protected reduces the need to design-in natural heritage as part of green space but discuss with travel. This is not to the planning authority where it is appropriate to maintain overall suggest that site density by creating higher densities in certain areas; compactness should be use higher densities positively to define spaces, frontages and as high as possible main streets in accessible areas or around concentrations of serv- everywhere. It will vary ices/facilities; according to context and design open space as an integral part of built form and locate pro- in some locations a low vision so that it does not detract from density of use/population density solution may be around concentrations of services/facilities; most appropriate. integrate parking at planning authority standards efficiently but design in some flexibility for parking growth without encouraging greater numbers and loss of compactness; ensure that the compact development form still allows for ade- quate green space and room for tree roots and canopies to spread. AXONOMETRIC AND PLAN ILLUSTRATING POSSIBLE GRADATION IN DENSITY FROM CENTRE TO EDGE OF DEVELOPMENT a model design guide 8 for Wales residential development objective 3 accessibility & ease of movement Create development layouts that are design guidance accessible to all in society, make links into ensure a collaborative design approach in which vehicular, pedes- surrounding areas, trian and cycle linkages are designed in conjunction with the create new links where ‘urban design’ for the site. In practice this means ensuring that necessary and ensure the people responsible for the highways and urban design work that it is easy to get closely together; from A-B within a design ‘access for all’ including the needs of those with visual and development.
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