FELMERSHAM & RADWELL Design Codes

March 2020 Quality information Project role Name Position Action summary Signature Date Qualifying body Trevor Roff Parish Clerk Review Trevor Roff 31-01-2020 Researcher Blerta Dino Urban Designer Research, site Blerta Dino 18-02-2020 visit, drawings

Researcher Hoorieh Morshedi Urban Designer Research, site Hoorieh Morshedi 18-02-2020 visit, drawings Director / QA Ben Castell Director Revision and Ben Castell 18-02-2020 approval of Final Report

This document has been prepared by AECOM Limited (“AECOM”) in accordance with its contract with Locality (the “Client”) and in accordance with generally accepted consultancy principles, the budget for fees and the terms of reference agreed between AECOM and the Client. Any information provided by third parties and referred to herein has not been checked or verified by AECOM, unless otherwise expressly stated in the document. AECOM shall have no liability to any third party that makes use of or relies upon this document. Contents

1. Introduction 6

1.1. Background 6

1.2. Purpose of this document 6

1.3. Preparing the Design Codes 6

2. Local Character Analysis 10

2.1. Introduction 10

2.2. Local Character Analysis 12

2.2.1. Conservation area 14

2.2.2. Land use and density 14

3. Design Codes 18

3.1. Introduction 18

3.2. Placemaking and design codes 18

3.2.1. Placemaking 18

3.2.2. Parking and servicing 24

3.2.3. Sustainability 27

3.2.4. Building forms and materials 30

3.2.5. New streets 41

3.3. General questions to ask and issues to consider when presented with a development proposal 42

4. Delivery 47

Introduction

01 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

1. Introduction

1.1. Background 1.3. Preparing the Design Codes Through the Ministry for Housing, Communities and Local The following steps were undertaken to produce this Government’s Neighbourhood Planning Programme led by document: Locality, AECOM was commissioned to provide design support • Initial meeting between AECOM and the Felmersham and to the Felmersham and Radwell Neighbourhood Planning Radwell Neighbourhood Planning Group and joint site visit; Group. The support is intended to provide design codes based on the character and local qualities of the two villages. • Review of existing baseline documents; • Urban design analysis; and 1.2. Purpose of this document • Preparation of final Design Codes document.

This document is an annex to the Neighbourhood Plan. Its Figure 1: Two-storey family housing along Pavenham Road. purpose is to add depth and illustration to the Plan’s policies on design and growth, offering guidance on the community’s expectations. Felmersham and Radwell, is about to undergo a period of small- scale growth to meet the needs of the community and help sustain amenities and it is important to existing and future residents that the quality of development is widely appreciated to be high. The National Planning Policy Framework (NPPF; 2018, paragraph 125) states that “neighbourhood plans can play an important role in identifying the special qualities of each area and explaining how this should be reflected in development”; this document does that for Felmersham and Radwell. Figure 2: A view to St. Mary’s Church.

Figure 3: Two and half storey building overlooking to the street. 6 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

To Wellingborough To Rushden RISELEY PODINGTON West Wood

Great Hayes Wood HINWICK Riseley Road

A6

Dungee Wood SHARNBROOK Keysoe Road Dungee Road Odell Great Wood To St Neots

Park Wood Odell Road THURLEIGH

Thurleigh Road Thurleigh Mill Hill ODELL FELMERSHAM RADWELL

HARROLD

A6 Robins Fally

CHELLINGTON MILTON ERNEST

CARLTON Pavenham Road PAVENHAM

Mill Road KEY B660 Felmersham and Radwell Neighbourhood Plan Area

Woodland Brown’s Wood Built up area River Great Ouse Roads Railway

River To Bedford 0 0.5 m 1 KM and London

Figure 4: The Map showing the Neighbourhood Plan Area in the context. AECOM 7

Local Character Analysis

02 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

2. Local Character Analysis

2.1. Introduction The Bedfordshire parish of Felmersham and Radwell is located Radwell, Sharnbrook, Odell, Carlton, Pavenham and Milton within Bedford Borough and is 60 miles north of London Ernest, all of which are adjacent to the meandering river. Close and 7 miles Northwest of Bedford. The winding river Great to the parish is the Felmersham Nature Reserve, formed Ouse forms the parish boundary to the north and east. The following gravel extraction in the World War II and now managed source of the Great Ouse is about 5 miles from Brackley in by the Wildlife Trust. Northamptonshire and it travels about 150 miles to the sea at King’s Lynn. Access to the parish is provided by an early 19th Based on a 2011 census, the population of the parish was 748. century bridge to the north and a mid 18th century bridge to the south. Neighbouring villages to Felmersham and Radwell are Sharnbrook and Odell to the north, Bletsoe to the east, Milton Ernest and Pavenham to the south and Carlton to the west.

Apart from the dominant river, Felmersham has various Figure 5: The Sun Public House, the only pub in Felmersham, situated on features ranging from traditional limestone buildings and walls, Grange Road. green open spaces and attractive countryside. Felmersham has a few facilities such as the 13th century St Mary’s church, Pinchmill Primary School, a Village Hall, an area with play equipment within a small playing field, the Sun Public House and the Margaret Alleway Memorial Garden next to a public slipway providing access to the river. The hamlet of Radwell is at the eastern end of the parish of Felmersham and has a prominent village green surrounded by small properties, some of which are thatched.

The parish of Felmersham lies within the West Anglian Plain Natural Area, a flat or gently rolling wold landscape with several ancient woodlands. Within the parish it is characterised by grass fields, lakes from gravel extraction and tracts of intensively-managed arable land bounded by hedgerows.

There are views over the parish and upper Great Ouse Valley from the North Bedfordshire Wolds and there are important green buffer zones between the neighbouring villages of

Figure 6: St. Mary’s Church, 13th Century, grade I listed building situated Figure 7: Two-storey stone detached family house, formerly a public house on The High Road in Felmersham. on Church End. 10 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Figure 8: Two-storey and a half semi-detached houses with slate roof and Figure 9: Terraced houses along Pavenham Road. Figure 11: One storey and half family housing with short stone wall as dormers on Grange Road. boundary treatment.

Figure 10: A Cul-de-sac development on Marriotts Close with a view to St. Mary’s church. Figure 12: Rendered house on Grange Road.

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2.2. Local Character Analysis

Causeway

FELMERSHAM Church End

The High Road is the village’s main through road from Radwell and Sharnbrook/Odell. Hunts Lane and Grange Road complete a village loop. Pavenham Road off Grange Road is a through route to Pavenham and beyond. Hunts Lane leads to Carlton Road and accesses villages to the Hunts Lane STREETS AND west. Radwell Road PUBLIC REALM

There is neither a good level of walkability nor connectivity which promotes the use of private P a v e vehicles. Additionally, pavement width is poor. Public transport consists of a bus service which is n h a

m

well used by locals. Public green spaces can be found along the spine of the village.

R o

KEY a d There is a good mix of housing typologies in Felmersham and Radwell. The most common house Detached PATTERN AND typologies are detached and semi-detached, followed by terraced dwellings. Semi-detached Terraced 0 50 200 m LAYOUT OF The orientation of buildings varies with most of the buildings fronting the street and fewer of BUILDINGS them addressing the street with the end gable. The use of limestone (limestone rubble) is a distinctive feature of the area.

Town Lot Lane Hunts Lane Building heights typically vary between one and two storeys. Typically the roofline is either BUILDING gabled or intersecting gabled roof. Other less frequently used types of roof present in the village HEIGHTS AND include hipped, shed roofs, flat roofs, and mansard roofs. Many buildings have chimneys, and on Grange Road ROOFLINE Causeway the roofs gabled and shed dormers are frequently present.

There are different approaches to car parking within the village. A characteristic of the village is garage parking or on-plot parking. It is common for garages to have two parking spaces. Pavenham Road CAR PARKING Other parking modes include: parking in the front garden, parking at the side of the house and also parking on the street. There is a lack of adequate off-road parking near the Village Hall and Church End school. Radwell Road Felmersham is surrounded by vast open spaces with long views towards the countryside. Within OPEN SPACES & the village boundaries there is a good proportion of open spaces and pocket parks. They are LANDSCAPE well kept and have good accessibility from other parts of the village.

Figure 13: Felmersham townplan.

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RADWELL Moor End Lane Radwell is a compact hamlet towards the east of the parish. Notable features include the former Wesleyan Methodist chapel in Moor End Road, built in 1807, now a private residence, and the fishing and wildfowl habitat known as Radwell Lakes. There is a former riding stables in Moor End

STREETS AND Road and operational stables at Hall Farm next to the bridge.

e n

PUBLIC REALM a

L

The main street in Radwell is Moor End Road. Radwell Road links the village with Felmersham to d n

E

the west, and continues south to Milton Ernest. To the south there is a stone bridge which was r o o Grade II listed by English Heritage in August 1987. M Felmersham Road KEY There is a good mix of housing typologies in Felmersham and Radwell. The most common house Detached PATTERN AND typologies present are detached and semi-detached, followed by terraced dwellings. Radwell Semi-detached 0 50 200 m Terraced LAYOUT OF contains a high proportion of bungalows. BUILDINGS The orientation of buildings varies with most of the buildings fronting the street and fewer of them addressing the street with the end gable. The traditional use of limestone is a pronounced Road Felmersham feature the area. Building heights typically vary between one and two storeys. Typically the roofline is either BUILDING gabled or hipped roof , other less frequently used types of roof present in the village include HEIGHTS AND shed roofs, flat roofs, and mansard roofs. Many buildings have chimneys, and on the roofs ROOFLINE gabled and shed dormers are frequently present.

There are different approaches to car parking within the village. A characteristic of the village is Radwell Road garage parking or on-plot parking. It is common for garages to have two parking spaces. Other Moor End Lane Moor End Lane CAR PARKING parking modes include: parking in the front garden, parking at the side of the house and also parking on the street.

Radwell is surrounded by vast open spaces with long views towards the countryside. Within OPEN SPACES & the village boundaries there is no pocket park , but there is a well-kept village green with good LANDSCAPE accessibility from other parts of the village. The land east of the railway line within the river loop is not accessible to the public. Figure 14: Radwell townplan.

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2.2.1. Conservation area 2.2.2. Land use and density

The villages of Felmersham and Radwell are characterised by low-rise development, predominantly featuring one and two storey dwellings. The historic core of Felmersham encompasses the northern part of village and contains St

Causeway Mary’s Church and a large number of dwellings constructed from or dressed with limestone rubble, many of which are detached homes.

Church End An April 2017 Housing Needs Survey report involving a survey of the local community showed that there is a clear preference for smaller houses (2-3 bedrooms) and bungalows/ retirement housing.

There are considerably more detached houses, with

Hunts Lane correspondingly fewer semi-detached houses and terraced houses in Felmersham and Radwell compared to the Bedford Borough averages. This is likely to indicate a relative lack of affordable properties. Radwell Road In the case of new developments, density should be appropriate to the location, responding to the character of

Grange Road existing settlements. It is important that in future developments the rural character of the village is preserved.

P a v KEY e n h

a

m

Conservation area R

Grade I listed building o a Grade II listed building d 0 25 100 m River

Figure 15: Conservation area and listed buildings in Felmersham.

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Lower density Higher density

The lowest densities in Felmersham can be spacious front and back gardens and have Felmersham has a medium to high housing Plot sizes are generally smaller than in the found at the edges of the village, which are multiple parking spaces within their plots. density in some parts of the village, mainly lower-density area. defined by terraced and detached houses on in the centre, consisting of detached and The images reflect developments with lower large plots. The dwellings are arranged more link detached houses. Generally, houses at The images reflect developments with higher density. loosely and offer greater levels of privacy. this density have fairly large front and back density. Usually they benefit from generous and gardens with a linear arrangement allowing the dwellings to be placed close to each other.

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Design Codes

03 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

3. Design Codes

3.1. Introduction The aim of this Design Code is to ensure that future The placemaking principles set out in the following pages developments consider local character and can enhance local should be used to asses the design quality of future distinctiveness by creating good quality developments, thriving development or regeneration proposals. These key principles communities and prosperous places to live. should be considered in all cases of future development as they reflect positive place-making and draw on the principles Attractive Legible This chapter provides a set of principles than can be applied to set out in many national urban design best practice documents all new development. including Building for Life 12, Urban Design Compendium, Better Places to Live.

3.2. Placemaking and design codes PLACE This section introduces a set of placemaking principles that should influence the design of future development areas’ MAKING streets, homes and open spaces, and the interfaces between them. Safe Social 3.2.1. Placemaking Encounter What urban designers and planners call ‘placemaking’ is about creating the physical conditions that residents and users find attractive and safe, with good levels of social interaction and layouts that are easily understood.

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Walkable places Wayfinding and legibility

Creating new walking routes which are well connected to existing ones is a prerequisite for any A way of making walking and cycling easier is to ensure that routes are direct as well as new development. Walking routes should usually be laid out in a way that they follow the shortest memorable, and this can be achieved by ‘way finding’. and straightest distance between two points. Developers of new schemes should aim to create places that have a clear identity and that The success of a place is influenced by how walkable it is. It is good practice to plan new homes are easy to navigate. As noted above, local landmark buildings and clear, direct routes can aid within 400 metres’ walk (= 5 minutes) of bus stops, and within 800 metres (= 10 minutes) of a local legibility. pub, schools or country parks. Clear signage should be placed at key nodes and arrival points to aid orientation. Pedestrian footpaths should be at least 2 metres wide and be well lit to encourage use at all times.

Walking routes should preferably run along streets, not be segregated from them.

Figure 17: A view terminating at a wooded area with a landmark buildings located on the left.

Figure 16: Local example of signage for Figure 18: A landmark building wayfinding. located at the termination of AECOM the view. 19 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Hierarchy of movement Enclosure

The network of streets should be designed to enable direct and convenient walking routes to Enclosure is the relationship between public spaces and the buildings or other features that public transport stops and to the village centre. Streets should be considered as spaces for use surround them. A more cohesive and attractive urban form is achieved where this relationship is by all, not just by motor vehicles. They must provide a safe and pleasant-to-use environment at in proportion. The following principles serve as general guidelines that should be considered to all times of the day. Streets should be designed considering the needs of users in the following achieve a satisfactory sense of enclosure: order: • Façades should have an appropriate ratio between the width of the street and the building • pedestrians; height (see below right);

• cyclists; • Buildings should be designed to turn corners and terminate views;

• public transport users; • Narrow gaps between buildings should be avoided, they should be either detached/semi- detached or properly linked; • other motor traffic. • Generally, building lines should run parallel to the back of the pavement; and Streets should be differentiated based on their character, role and function, and can be identified • In the case of terraced buildings, it is recommended that a variety of plot widths, and based on their proportion to the scale of development as primary or secondary. facade alignments should be considered during the design process to create an attractive townscape.

Generally effective 1:2 ratio Spatial definition by building height

Spatial definition by tree canopy

Maximum squares (+ very wide streets) 1:6 ratio

Figure 19: Sidewalk in cul-de-sac Figure 20: Shared surface area. Figure 21: A triangle with traffic *Guidance from Urban Design Compendium (Homes England) development, Marriotts Close. proceeding in both directions on 20 each side. AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Landmarks and vistas Urban Structure

Landmarks act as a visual guide for people to navigate through places. Therefore, it is important Urban structure comprises the pattern or arrangement of urban blocks, streets, to include landmarks as markers within developments to ensure that places are recognisable buildings, public realm and landscape. The size and organisation of any block and memorable. varies depending upon diverse parameters such as location, land use and density. At an urban scale, it is important to achieve a good mix of block form and block size, Buildings should be designed to reinforce views of existing landmarks through appropriate scale to facilitate adaptability over the years and ensure a good variety of uses within the and mass. new parts of the development.

As well as relating carefully to existing heritage features, landmark buildings should also be New development should respond to the existing pattern of development within innovative and interesting. They should promote good architecture and ensure that places are Felmersham and Radwell, taking cues from existing block sizes and structures, distinct, recognisable and memorable. patterns of plot subdivision and the relationship between the built and the non- built private space.

Figure 22: The Sun Public House on Grange Road. Figure 23: A view to the River Great Ouse on Hunts Lane. Figure 24: Example of perimeter block, Felmersham. Figure 25: Link detached housing within perimeter block.

Figure 26: A view from The High Road to St Mary’s Church. Figure 27: Street roofscape. Figure 28: Example of development edge, Felmersham. Figure 29: Sympathetic building heights to AECOM development edge. 21 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Back to back rear gardens Development edge

Back to back rear gardens are defined by houses which face apart and have private gardens in As a village’s public face, the treatment of the edge of development is particularly important between the rear of the building. Considering local preference for housing typologies, this kind of when facing open countryside and other open space. block organisation is suitable for both semi-detached and detached houses. Regardless of dwelling type (for example terraced, semi-detatched or detached housing), This typology is the most common in residential areas as it provides secure rear garden spaces buildings should face outwards, with a front garden and a street or footpath/cycleway between and it avoids creating back gardens along streets. the home and the open space. This will create a more attractive edge. In such circumstances, it is even more important to achieve a ‘stand-off’ or buffer between groups of dwellings and the open There should be a minimum of 20 metres depth between the back of dwellings to avoid space. overlooking issues from properties behind. Back alleys within blocks should be avoided, with bin storage provided to the front or side of homes. Planting can soften the edge between town and countryside.

Buildings positioned at street junctions Buildings positioned at street junctions should avoid blank walls on both sides of should avoid blank walls on side the façade. façades.

Back to back gardens should be defined by rear and side boundary walls or fences no less than 1.8 metres in height. There should be a minimum of 1.5 metres depth for the front garden.

Side walls or hedges rather than fences should define the boundary between public and private space.

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Building lines

On-street parking provision The way buildings sit in relation to the street can affect the feel and popularity of a development. Overlooked open integrated into shared lane, For use of space by fronting with soft landscaping to materials see The building line should have subtle variations in the form of recesses and protrusions but properties with minimise car-dominated pages 38-39 and quality surface character and impervious should generally form a unified whole. for architectural treatment surfaces. detailing and and quality features see pages landscaping. Boundary treatments should reinforce the sense of continuity of the building line and help define 36-37. the street, appropriate to the rural character of the area. Also, boundary treatments should not Sustainable urban Drainage impair natural surveillance. Systems (SuDS) should be Front gardens should be included where this is characteristic of the area. implemented in all new development schemes.

Dwelling Visually intrusive Figure 30: Local examples of building line treatment: height developments to be maximum 2 prevented through storeys at screening and eaves. appropriate scale.

Developments to provide sufficient front and back gardens. Front gardens no shallower than 1.5metres and back gardens should be at a minimum of 10 metres deep. Illustrative sketch of a typical small edge development designed considering good urban design practice.

Interfaces between the existing settlement edges and any village extension must be carefully designed to integrate new and existing communities. This is particularly important where new residential buildings will face existing residential properties that previously backed onto open fields.

Edges must be designed to link rather than segregate existing and new neighbourhoods. Hedgerows that define the existing settlement edge can be integrated into the new neighbourhood by providing a shared back hedge or into the scheme’s green infrastructure.

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3.2.2. Parking and servicing On-plot parking

At the time of writing, the demand for private cars remains high and they have to be carefully On-plot parking can be either in garages or car ports and/or on the driveway at the front or the integrated into neighbourhoods. There is no single best approach to domestic car parking - a side of the building. good mix of parking typologies should be deployed, depending on and influenced by location, topography and market demand. As a form of parking it can be visually attractive when it is combined with high quality and well designed soft landscaping. Boundary treatment is the key element in getting attractive results, Generally, arrangements for car parking should be safe and convenient and should not which can be achieved by using elements such as hedges, trees, flower beds, low walls and high undermine the quality and amenity of our streets. In residential developments, parking should quality paving materials between the private and public space. be provided on-plot, either in garages, car ports or on the plot to the side or to the front. On street parking in case of new developments should be considered only for visitors, and even so it Hard standing driveways must be constructed from porous materials to minimise surface water should be kept at a minimum. Allied to this is the need to consider bin storage and how this will be run-off. provided for within the development.

Grouped or communal parking (on private areas) needs to be clearly visible from adjacent dwellings and should be lit to British Standard Iluminance levels during the hours of darkness. Such parking generally needs to be broken down into small groups to prevent ownership and security problems.

Figure 31: On-plot parking to the side. Figure 32: On-plot parking to the front with soft landscaping.

Figure 33: On-plot parking to the side. Figure 34: On-plot parking to the front. 24 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

On plot garages On street parking

Garages should be designed either as free standing structures or as additional forms to the main Consultation suggests that on-street parking is not favoured by the residents of Felmersham building. In both situations, it should reflect the architectural style of the main building, looking an and Radwell. integral part of it rather than a mismatched unit. Parking for residents should be provided on-plot, whereas for visitors parking can be provided Often, garages can be used as a design element to create a link between buildings, ensuring on the street only if the width of the street allows for it. continuity of the building line. However, it should be considered that garages are not prominent elements and should be designed accordingly. In the case of new development, potential negative impacts from parking on the street scene can be ameliorated by the use of recessed parking bays with planting between. Considerations must be given to the integration of bicycle parking and/or waste storage into garages.

On plot garage parking.

Garage parking. On plot parking to the side.

Figure 36: On -street parking .

Figure 35: Double garage parking (and on plot parking Figure 37: On street parking, Marriotts Close. Figure 38: Diagram showing on street parking, parallel AECOM 25 to the side). to the footpath, with planting. FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Servicing Bicycle parking and storage

With modern requirements for waste separation and recycling, the number of household bins A straightforward way to encourage cycling is to provide secured covered cycle parking within all that need to be stored has increased. It is important that these are accommodated in ways that new residential developments and publicly available cycle parking in the public realm. allow convenient access, and without increasing street clutter or harming the appearance of new buildings. The pictures below show some successful design solutions for accommodating bins For residential units, where there is no on-plot garage, covered and secured cycle parking should within the plot. be provided within the domestic curtilage. The use of planting and smaller trees alongside cycle parking can be used to mitigate any visual impact on adjacent spaces or buildings.

New development should promote cycling by providing more cycle routes, and the condition of existing routes should be monitored.

Roof lid Green Bins Door frame roof

Secure covered cycle store for two Bin storage design, bicycles. minimising the visual

impact of bins and 112cm 131cm recycling containers.

97cm 171cm

Figure 39: Bin storage design solution. Figure 40: Good design for waste collector camouflage. Figure 41: Good design for on-plot bicycle storage. Figure 42: Cycle parking and access for semi-detached houses with on-plot parking. 26 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

3.2.3. Sustainability Managing lighting This section introduces energy efficient technologies and strategies that could be For maximum benefit, the best use of artificial light is about getting the right light, in the right incorporated in buildings and neighbourhoods. place and providing light at the right time. Lighting schemes can be costly and difficult to change, Energy efficient or ecological design combines all around energy efficient so getting the design right and setting appropriate conditions at the design stage is important. construction, appliances and lighting with commercially available renewable The following guidelines aim to ensure there is enough consideration given at the design stage. energy systems, such as solar water heating and solar electricity. − Ensure that lighting schemes will not cause unacceptable levels of light pollution particularly Starting from the design stage, there are strategies that can be incorporated in intrinsically dark areas. These can be areas very close to the countryside or where dark towards passive solar heating, cooling and energy efficient landscaping which are skies are enjoyed; determined by local climate and site conditions. − Consider lighting schemes that could be turned off when not needed (‘part-night lighting’) The aim of these interventions is to reduce overall domestic energy use and to do to reduce any potential adverse effects; i.e. when a business is closed or, in outdoor areas, so as cost effectively as the circumstances allow . switching off at quiet times between midnight and 5am or 6am. Planning conditions could potentially be used to enforce this;

− Impact on sensitive wildlife receptors throughout the year, or at particular times (e.g. on migration routes), may be mitigated by the design of the lighting or by turning it off or down at sensitive times; and

− The needs of particular individuals or groups should be considered where appropriate (e.g. the safety of pedestrians and cyclists). Schemes designed for those more likely to be older or visually impaired may require higher levels of light and enhanced contrast, together with more control, as the negative effects of glare also increase with age.

Solar panel

LED

Lamp Post

Base

Anchorage

Figure 43: Lighting considerations diagram. Figure 44: Diagram showing garden lighting considerations. Solar panel at the top of garden AECOM 27 lighting promotes use of green energy. FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

High performance residential buildings Solar roof panels

Energy efficient or eco homes combine all-around energy efficient construction, appliances, and Solar panels on roofs should be designed to reduce their visual impact. lighting with commercially available renewable energy systems, such as solar water heating and solar electricity. On new builds, they should be designed in from the start, forming part of the design concept. Some attractive options are solar shingles and photovoltaic slates or tiles. In this way, the solar Starting from the design stage there are strategies that can be incorporated towards passive panels can be used as a roofing material in their own right. solar heating, cooling and energy efficient landscaping which are determined by local climate and site conditions. On retrofits:

The aim of these interventions is to reduce overall residential energy use as cost effectively as • Analyse the proportions of the building and roof surface in order to identify the best location the circumstances allow, whereas, the final step towards a high performance building would and sizing of panels; consist of other on-site measures towards renewable energy systems. • Aim to conceal wiring and other necessary installations; and

• Consider introducing other tile or slate colours to integrate with the solar panel materials.

Greenroof.

Efficient insulation.

Windows with enhanced insulation.

Excess heat from the GOOD indoor air are used to SOURCE OF heat the incoming air and DAYLIGHT tap water.

The boiler heats Grey water heat the water from Thermal mass Solar thermal Passive exterior recovery, drain water the solar thermal stabilizes the panels & PVC. sun shading. heat recovery. panels. temperature.

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Rainwater harvesting Permeable pavements

This refers to the systems allowing the capture and storage of rainwater as well as those Pavements add to the composition of the building. Thus permeable pavements should not only enabling the reuse in-situ of grey water. These systems involve pipes and storage devices perform their primary function which is to let water filter through but also: that could be unsightly if added without an integral vision for design. Therefore some design a) respect the material palette; b) help to frame the building; c) create an arrival statement; d) recommendations would be to: be in harmony with the landscape treatment of the property; and e) help define the property a) conceal tanks by cladding them in complementary materials; b) use attractive materials boundary. or finishing for pipes; c) combine landscape/planters with water capture systems; d) use underground tanks; and e) utilise water bodies for storage.

Planting area

Permeable stone Membrane percolation bedding Concrete paver Water tank Large permeable stone Drain Original soil Gravity flow Base level from tank to services Figure 46: Permeable paving and considerations diagram.

Gravity flow from tank to garden Water used for gardening, car washing etc Pump

Main tank (In concrete)

Figure 45: Diagram showing the rain harvesting process. Figure 47: Some examples of permeable pavement options.

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Wildlife friendly environment 3.2.4. Building forms and materials

New developments should always aim to strengthen biodiversity and the natural environment. Building form, proportions, roofscape and overall appearance should be This can be done by the creation of new habitats and wildlife corridors, aligning gardens and considerate towards the local character of Felmersham and Radwell and any public spaces and linking with existing ecological assets. Hedges, wildflower meadows, old new addition should positively contribute to this character. Whilst local building trees, ponds, hard landscaping features such as rock piles, nest boxes installed at the eaves of materials - typically limestone and red brick - should be considered, responding the buildings, frog habitat corridors, dry stone walls and bug houses can all make a significant to character should not result in pastiche replicas. contribution to species diversity. Contemporary interpretations of local forms should be encouraged. Particularly, Therefore, protecting and enhancing existing landscape assets is important. The aim should design elements and details such as implementing more natural light, promoting always be to minimise the damage to natural habitats, add to the character and distinctiveness the use of local building materials, integrating low energy consumption of a place and contribute to climate change adaptation. techniques, or adding more articulation to building elevations should be promoted regardless of location.

Well kept SUDs. Bughouse.

Frog habitat corridor.

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Building scale and massing Building detailing - signage

Buildings should be sympathetic in scale to the context and should not normally exceed two and Building detailing refers to a set of architectural tools that can contribute to local distinctiveness. a half storeys. A typical element of the houses in Felmersham and Radwell is the signage by the front door New development blocks should generally consist of continuous built frontage of terraced which contains the name of the house or cottage. This is considered to be a good example houses and semi-detached houses providing a greater sense of enclosure. of local heritage/vernacular, and it is recommended that the continuation of this tradition is encouraged in new developments. Subtle variations in height are encouraged to add visual interest; such as altering eaves and ridge heights. Another way of adding variety could be by variation of frontage widths and plan forms.

Figure 48: Local examples reflecting good built form Figure 49: Local examples of signage showing name of proportions. the cottage/ dwelling.

AECOM 31 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Household Extensions

− The original building should remain the dominant element − Extensions should consider the materials, architectural − Depending on their dimensions, extensions outside of the property regardless of the amount of extensions. The features, window sizes and proportions of the existing the Conservation Area may be covered by Permitted newly built extension should not overwhelm the building building and recreate this style to design an extension that Development Rights, meaning that they may not need from any given point. matches and complements the existing building. planning permission.

− Extensions should not result in a significant loss of the − In the case of side extensions, the new part should be private amenity area of the dwelling. set back from the front of the main building and retain the proportions of the original building. This is in order to reduce − Designs that wrap around the existing building and involve any visual impact of the join between existing and new. overly complicated roof forms should be avoided. − In case of rear extensions, the new part should not have − The pitch and form of the roof used on the building adds to a harmful effect on neighbouring properties in terms of its character and extensions should respond to this where overshadowing, overbearing or privacy issues. appropriate.

Good example for side extensions, respecting Good example of side extension existing building scale, massing and building (garage). The addition of the new part line. respects the building’s mass character and roofline.

X

Both extensions present a negative approach when considering how it fits to the existing building. Major issues regarding roofline and building line.

32 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Different ways of extending a dwelling:

Design treatment in case of loft conversion:

X

Loft conversion incorporating Loft conversion incorporating Loft conversion incorporating skylights. gabled dormers. a long shed dormer which is out of scale with the original building.

X

Extending a house over time:

Original roofline of an existing Loft conversion incorporating Loft conversion incorporating building. gabled dormers. gabled dormers which are out of scale and do not consider existing window rhythm nor frequency.

AECOM 33 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Corner buildings Privacy

Streets should have strong continuity of frontage not only for being visually attractive and In any new development appropriate privacy measures should be taken into account from the enhancing streetscape, but also for providing high levels of natural surveillance. early design stage. Issues such as overlooking from streets, private and communal gardens, courtyards and open spaces into private property (particularly homes) should all be considered. Corner buildings should have both side façades animated with doors and/or windows. Exposed, Setback from the street, front garden landscaping and detailed architectural design should help blank gable end buildings with no windows fronting the public realm should be avoided. in balancing privacy to front living spaces with the need for overlooking of the street.

Given their prominence, decorative architectural elements should also be considered in treating It is important to clearly distinguish between private and public space. Clear ownership these building types. boundaries should be established so that spaces feel safe and are appropriate for those who will use them.

Setting private-public boundaries: • landscape barriers using hedging, boundary fences, small walls or setbacks,

• minimum front garden should be 1.5 metres deep.

Figure 50: Diagram reflecting design Figure 51: Detailing on corner building. principles for corner buildings. 1.5m Min.

back to back gardens min 20m

Active façades on both sides of the building that face the street.

PUBLIC PRIVATE PRIVATE PUBLIC

Figure 52: Detailing on the garde II listed Tithe Barn. 34 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Roof line Materials and architectural details

Creating a good variety in the roof line is a significant element of designing attractive places. It is important that the materials used in new developments are of a high quality and reinforce There are certain elements that serve as guidelines in achieving a good variety of roofs: the local distinctiveness of Felmersham and Radwell. Limestone and limestone rubble represent the local vernacular, so whenever possible it should be used both for the buildings and boundary • Scale of the roof should always be in proportion with the dimensions of the building itself; walls. Limestone can also serve as a material just for the dressing of the dwellings, rather than as a building material - there are several examples within the parish of this practice. • Monotonous building elevations should be avoided, with subtle changes in roof line being promoted during the design process; Development proposals should demonstrate that the palette of materials has been selected based on an understanding of the surrounding built environment. • Local traditional roof detailing elements should be considered and implemented where possible; and Materials proposed for use in new development and building extensions should match or be guided by those used in existing buildings or the area and subtle variations by street. The images on pages • Dormers can be used as design element to add variety and interest to roofs. 36-39 show typical palettes of traditional limestone, limestone rubble, red bricks, wood, rendering, windows, doors, paving and cornicing.

Architectural detailing shall typically display elements that equate to those on existing traditional buildings which provide interest, scale and texture to form and elevations.

AECOM 35 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Limestone wall with dry stone cap. Low limestone rubble wall. Positive example of extension: garage to the side of the main building.

Good level of detail and mix of building material, red brick on facades and Medieval Tithe Barn converted particularly detailed gabled dormers. into 3 dwellings.

The Sun Inn, grade II listed building, limestone rubble and thatched roof. Well-kept front garden with Porch, front door and timber gate Long distance views towards generous depth. all painted in the same sage colour. the River Great Ouse and the 36 countryside. FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Bay window. New building with fitted solar Topography and street layout panels and skylights. allows for views (local vernacular).

Porch covered in climbing greens. St Mary’s Church, grade I listed building - main building material limestone rubble walling and ashlar dressing.

Symmetrical bay windows along Limestone rubble dwelling with high level of architectural detailing and Signage showing name of the Local heritage, thatched roof the ground floor. quality building materials. cottage with limestone walls. property/ dwelling. 37 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

WHEATHERBOARDED GABLE END SHED DORMER DOUBLE HEIGHT SASH WINDOW THATCHED PORCH

DOUBLE GABLED DORMERS CONSERVATORY WITH WOOD AND RIBBON WINDOW SHED PORCH GLASS FRAME

THATCHED ROOF AND LIMESTONE DOUBLE GABLED DORMERS WITH BAY WINDOW GABLED PORCH RUBBLE WALLS QUALITY ARCHITECTURAL DETAILS 38 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

LIMESTONE RUBBLE MASONRY WORK AROUND WINDOWS MANSARD ROOF DETAILED END OF GABLE

DRY STONE BOUNDARY WALL ARCHED WINDOW DOUBLE CHIMNEY SCULPTURE DECORATED GATE

RED BRICK HALF-TIMBER FRAME DETAILED END OF GABLE SIGNAGE AECOM 39 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

Colour Palettes Landscape and Public Realm

Any future development proposals should demonstrate that the palette of rendering colours The creation of high quality landscape and public realm is important in case of new development (building materials or paint) has been selected based on an understanding of the surrounding proposals, as they play an intrinsic role in establishing and reinforcing a sense of place. New built environment. New developments should be able to demonstrate a sympathetic response to developments should incorporate the following principles: the more historic developments in Felmersham and Radwell. • Public spaces should be clearly marked and defined. They should be designed in such way to fulfil specific roles and functions for a range of users;

• Landscaping and public realm should be interconnected to create a network of green infrastructure both within the developable site and to connect to the wider context;

COLOUR PALETTES • The spacing of development should reflect the rural character and allow for long distance views of the countryside from the public realm. Trees and landscaping should be Warm beige tones incorporated in the design; for rendering and as colour choice for • A combination of native and complementary non-native trees and shrubs should be used to building material. reinforce the rural character of the village and provide climate resilience; and • Development adjoining public open spaces and important gaps should enhance the Undertones: ochre , character of these spaces by either providing a positive interface (i.e. properties facing onto grey and brown. them to improve natural surveillance) or a soft landscaped edge.

Earthy tones for rendering and as colour choice for building material.

Undertones: yellow, orange, brick and taupe.

Figure 53: Soft landscaped edge. Figure 54: Use of mixed natural Figure 55: Well-kept front garden. features to enhance the rural 40 character. FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

3.2.5. New streets In the case of new developments, streets must meet the Within existing and new settlement boundaries, streets must New streets must tend to be linear with gentle meandering, technical highways requirements as well as be considered a not be built to maximise vehicle speed or capacity. Streets providing interest and evolving views while helping with ‘place’ to be used by all, not just motor vehicles. It is essential and junctions must be built or retrofitted to ensure the safety orientation. for the design of new development to include streets and accessibility of vulnerable groups such as children and and junctions that incorporate the needs of pedestrians, wheelchair users. They may introduce a range of traffic calming cyclists, and applicable public transport users. Streets must measures such as raised junction tables and kerb extensions. incorporate opportunities for tree planting, landscaping, green infrastructure, and sustainable drainage.

Lanes/ private drives Edge lanes

Lanes and private drives are access-only routes that usually serve a small number of houses. Edge lanes are low-speed and low-traffic roads that front houses with gardens on one side and They must be minimum 6m wide to ensure sufficient space for parking manoeuvres. They must a green space on the other. Carriageways typically consist of a single lane of traffic in either serve modes of transport including walking and cycling. direction and are shared with cyclists.

Opportunities to include green infrastructure, hedges, and/or private gardens to soften the The lane width can vary to discourage speeding and introduce a more informal and intimate edges must be maximised. character. Variations in paving materials and textures can be used instead of kerbs or road markings.

1. Shared lane (local access) - width to vary. 2. Green verge with trees. The latter are optional but would be positive additions. Parking bays 1. Shared lane (local vehicle to be interspersed with access, cyclists, and trees to avoid impeding pedestrians). moving traffic or pedestrians. 2. Residential frontage with front 4 3 2 1 5 3. Footway. 2 1 2 hedges and gardens. 4. Residential frontage with boundary hedges and front gardens. Private Shared surface Private Footway front front 5. Green space. garden garden Private front Parking/ Lane Green space 6m garden Tree verge

AECOM 41 FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

k) Incorporate necessary services and drainage the site? 3.3. General questions to ask and infrastructure without causing unacceptable harm to • Has the proposal been considered in its widest context? retained features; issues to consider when presented • Has the impact on the landscape quality of the area been with a development proposal l) Ensure all components e.g. buildings, landscapes, taken into account? access routes, parking and open space are well related • In rural locations, has the impact of the development on Based on established good practice, this section provides a to each other; the tranquillity of the area been fully considered? number of questions against which the design proposal should • How does the proposal affect the character of a rural be evaluated. The aim is to assess all proposals by objectively m) Make sufficient provision for sustainable waste location? management (including facilities for kerbside collection, answering the questions below. Not all the questions will apply How does the proposal impact on existing views which to every development. The relevant ones, however, should waste separation and minimisation where appropriate) • without adverse impact on the street scene, the local are important to the area and how are these views provide an assessment as to whether the design proposal landscape or the amenities of neighbours; and incorporated in the design? has taken into account the context and provided an adequate • Can any new views be created? design solution. As a first step there are a number of ideas n) Positively integrate energy efficient technologies. or principles that should be present in the proposals. The • Is there adequate amenity space for the development? proposals or design should: To promote these principles, there are number of questions • Does the new development respect and enhance existing amenity space? a) Integrate with existing paths, streets, circulation related to the design guidelines outlined later in the document. Have opportunities for enhancing existing amenity networks and patterns of activity; • spaces been explored? Street Grid and Layout b) Reinforce or enhance the established village character • Will any communal amenity space be created? If so, how of streets, greens and other spaces; • Does it favour accessibility and connectivity over cul- will this be used by the new owners and how will it be de-sac models? If not, why? managed? c) Respect the rural character of views and gaps; • Do any new points of access and street layout have regard for all users of the development; in particular d) Harmonise and enhance existing settlement in terms of pedestrians, cyclists and those with disabilities? Gateway and Access Features physical form, architecture and land use; • What are the essential characteristics of the existing • What is the arrival point, how is it designed? • Does the proposal maintain or enhance the existing e) Relate well to local topography and landscape features, street pattern; are these reflected in the proposal? gaps between villages? including prominent ridge lines and long distance views. • How will the new design or extension integrate with the existing street arrangement? • Does the proposal affect or change the setting of a f) Reflect, respect and reinforce local architecture and • Are the new points of access appropriate in terms of listed building or listed landscape? historic distinctiveness; patterns of movement? • Is the landscaping to be hard or soft? g) Retain and incorporate important existing features into • Do the points of access conform to the statutory the development; technical requirements? Buildings Layout and Grouping • What are the typical groupings of buildings? h) Respect surrounding buildings in terms of scale, height, Local Green Spaces, Views and Character form and massing; • How have the existing groupings been reflected in the • What are the particular characteristics of this area which proposal? i) Adopt contextually appropriate materials and details; have been taken into account in the design; i.e. what are • Are proposed groups of buildings offering variety and the landscape qualities of the area? texture to the townscape? j) Provide adequate open space for the development in Does the proposal maintain or enhance any identified • What effect would the proposal have on the terms of both quantity and quality; • views or views in general? streetscape? • How does the proposal affect the trees on or adjacent to

42 AECOM FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

• Does the proposal maintain the character of dwelling Architectural Details Sustainability and Eco Design clusters stemming from the main road? • If the proposal is within a conservation area, how are the • What effect will services have on the scheme as a • Does the proposal overlook any adjacent properties or characteristics reflected in the design? whole? gardens? How is this mitigated? • Does the proposal harmonise with the adjacent • Can the effect of services be integrated at the planning properties? This means that it follows the height, design stage, or mitigated if harmful? massing and general proportions of adjacent buildings Building Line and Boundary Treatment • Has adequate provision been made for bin storage, and how it takes cues from materials and other physical waste separation and relevant recycling facilities? • What are the characteristics of the building line? characteristics. • Has the location of the bin storage facilities been • How has the building line been respected in the • Does the proposal maintain or enhance the existing considered relative to the travel distance from the proposals? landscape features? collection vehicle? • Have the appropriateness of the boundary treatments • Has the local architectural character and precedent • Has the impact of the design and location of the bin been considered in the context of the site? been demonstrated in the proposals? storage facilities been considered in the context of the • If the proposal is a contemporary design, are the details whole development? Building Heights and Roofline and materials of a sufficiently high enough quality • Could additional measures, such as landscaping, be and does it relate specifically to the architectural • What are the characteristics of the roofline? used to help integrate the bin storage facilities into the characteristics and scale of the site? • Have the proposals paid careful attention to height, development? form, massing and scale? • Has any provision been made for the need to enlarge the • If a higher than average building(s) is proposed, what Household Extensions bin storage in the future without adversely affecting the would be the reason for making the development • Does the proposed design respect the character of development in other ways? higher? the area and the immediate neighbourhood, and does • Have all aspects of security been fully considered and it have an adverse impact on neighbouring properties integrated into the design of the building and open Building Materials and Surface Treatment in relation to privacy, overbearing or overshadowing spaces? For standalone elements (e.g. external bin impact? • What is the distinctive material in the area, if any? areas, cycle storage, etc.) materials and treatment • Is the roof form of the extension appropriate to the should be of equal quality, durability and appearance as • Does the proposed material harmonise with the local original dwelling (considering angle of pitch)? for the main building. material? • Do the proposed materials match those of the existing • Use of energy saving/efficient technologies should be • Does the proposal use high quality materials? dwelling? encouraged. If such technologies are used (e.g. solar, • Have the details of the windows, doors, eaves and roofs • In case of side extension, does it retain important gaps panels, green roofs, water harvesting, waste collection, been addressed in the context of the overall design? within the street scene and avoid a ‘terracing effect’? etc.), these should be integrally designed to complement the building and not as bolt-ons after construction. • Does the new proposed materials respect or enhance • Are there any proposed dormer roof extensions set the existing area or adversely change its character? within the roof slope? • Does the proposed extension respond to the existing Car Parking Solutions pattern of window and door openings? • What parking solutions have been considered? • Is the side extension set back from the front of the • Are the car spaces located and arranged in a way that is house? not dominant or detrimental to the sense of place? • Has planting been considered to soften the presence of cars? • Does the proposed car parking compromise the amenity of adjoining properties?

AECOM 43

Delivery

04

FELMERSHAM AND RADWELL | Neighbourhood Plan Design Codes

4. Delivery

The Design Guidelines will be a valuable tool in securing context-driven, high quality development within Felmersham and Radwell Parish. They will be used in different ways by different actors in the planning and development process, as summarised in the table.

ACTORS HOW THEY WILL USE THE DESIGN

GUIDELINES Applicants, developers, and landowners As a guide to community and Local Planning Authority expectations on design, allowing a degree of certainty – they will be expected to follow the Guidelines as planning consent is sought.

Local Planning Authority As a reference point, embedded in policy, against which to assess planning applications.

The Design Guidelines should be discussed with applicants during any pre-application discussions.

Parish Council As a guide when commenting on planning applications, ensuring that the Design Guidelines are complied with.

Community organisations As a tool to promote community-backed development and to inform comments on planning applications.

Statutory consultees As a reference point when commenting on planning applications.

AECOM 47 Contact Ben Castell Director T +44 (0)20 7798 5137 E [email protected]

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