OXENHOPE DESIGN GUIDE

SUPPORTING DOCUMENT TO THE OXENHOPE NEIGHBOURHOOD PLAN

1.0 Local Vernacular 1.1 Building Details 1.2 Materials

2.0 Villagescape 2.1 Infill Housing 2.2 Boundary Treatments 2.3 External Storage 2.4 Street Furniture / Lighting 2.5 Street Planting/ Growing 2.6 Designing Out Crime Checklists

3.0 Living Networks 3.1 Green Spaces 7.0 3.2 Green Networks 3.3 Sustainable Urban Drainage

4.0 Movement and Infrastructure OXENHOPE 4.1 Traffic and Movement 4.2 Surfaces and Materials

DESIGN GUIDE 5.0 Meeting Local Needs 5.1 Flood Resilient Housing 5.2 Designing for Dementia

6.0 Extensions and Alterations 6.1 Conservation Area guidance DESIGN GUIDANCE

This Design Guidance has been created to This will allow for unique design solutions assist and guide those who are either planning to result, whilst maintaining a high quality of to develop or are assessing the design quality of new development. a proposal within the Oxenhope Neighbourhood Plan area. Unlike a more stringent ‘design code’, this document aims to assist in the decision The issues discussed relate to all scales of making process at an early stage rather than development and so they are applicable to prescribe specific solutions. homeowners, businesses and developers alike. This illustrated guide provides advice about certain aspects of development and The Handbook has been drawn up in tandem suggests strategies to achieve positive with the Neighbourhood Plan, to ensure that design outcomes for Oxenhope. local distinctiveness will be enhanced, and so that local issues can be addressed. The aim is for the Handbook to improve the quality and value of a proposal, give more When development is occurring in or near to a certainty in terms of planning and provide conservation area, the relevant Conservation a consensus driven approach to the public Area Appraisal should be referred to ensure the realm. proposal aligns with the guidance for its area. This design guidance is part of the Neighbourhood Plan. Whilst compliance with Neighbourhood Plan policies is expected, in very exceptional cases, some divergence will be accepted where a reasoned justification is made.

3 1.0 LOCAL VERNACULAR

1.1 BUILDING DETAILS

The Neighbourhood Plan process has Iron is used for a significant number identified a need to reinforce the character of gates, balustrades and railings, and vernacular of Oxenhope, in order and sandstone and gritstone setts and to avoid ‘identikit’ housing or generic flags for areas of pavement, yard and responses that have no roots in the local forecourts. area. Responding to specific building details and styles will ensure that The traditional Oxenhope vernacular has new development has a contextual been formed as a result of the historic relationship to local built form. form and function of buildings. Another factor is the use of building materials New development in Oxenhope available locally which were easily and should therefore reference and cheaply transportable to the area, and has include architectural, urban design evolved over time. and landscape details that are found in the local area to ensure they sit Prevalent materials in Oxenhope harmoniously with their surroundings. include local sandstone for buildings and structures, with lime based mortar. Certain architectural features prevalent Stone slate roofs for buildings before the in Oxenhope could be reimagined in a mid 19th Century and Welsh slate used contemporary way and included in new for roofs after this period. Timber for development to avoid pastiche. casement and sash windows and board and panelled doors.

Local sandstone is used for boundary walls, these vary from dry stone walls, to mortared and coped walls depending on the type of enclosure. 4 Images from Oxenhope of some of the details that make up the local vernacular

5 Green Streets

Oxenhope is characterised by green spaces, both public and private. Many properties contain planted front gardens to create defensible space and an attractive approach. New development should include green front gardens to contribute to the character of the street.

Green Vistas

Many views in Oxenhope are terminated by greenery both near and distant. New development layouts and street design should allow for uninterrupted views to the wider green landscape to allow residents to suitably connect to their surroundings and to use it as a wayfinding tool.

6 1.2 MATERIALS

The use of specific materials and colour When considering how more modern palettes can help to ensure that new suppliers can match these hues it is development can be instantly recognisable also important to think about mortar as being from Oxenhope. Using a specified thicknesses and colours, which can set of materials can also ensure that dramatically alter the overall appearance. visual harmony is kept within or between Traditionally a lime based mortar would be developments where different materials used. are used. Stone tiles and Welsh slate is commonly More traditional materials should be used used on roofs. Both are commonly paired in modern and innovative ways to give with timber eaves detailing and gutter reference to the past whilst ensuring that support decorations. contemporary sustainable design can be achieved.

Grey and honey coloured stonework (sandstone) is prevalent in Oxenhope housing and public buildings. Often, the colour has been darkened as a result of atmospheric conditions.

7 Artificial Vs Natural

Whilst low cost and low maintenance have resulted in many properties in Oxenhope now having UPVC windows and doors, new development should consider alternatives such as metal or timber to create more detailed and harmonious facades. Painted wood windows and doors can dramatically alter the look and feel of a property.

Natural building materials such as slate and stone should be considered as an alternative to artificial materials. Often natural materials will be more robust, long lasting and weather slower than lower quality alternatives.

Designers / developers of new schemes should undertake a detailed study of materials found in close proximity to inform their design. Palettes of materials should be complementary in nature and used in conjunction and in proximity to enliven streetscapes and to promote visual interest.

8 Pavements

The streets and pavements of Oxenhope would have originally been laid with stone setts and stone paving slabs. Where these remain, such as on Station Road they form an important contribution to the character of the area.

New development should reflect and respond to these original materials.

The Value of Vernacular.

The three elements that have shaped vernacular - climate, culture and environment - are still relevant today, and therefore so too are vernacular details. However, due to the nature of vernacular as being continuously evolving it is important that once traditional elements have been identified they are re-interpreted to suit the current context. Example of traditional flagged Respecting the historic does not mean that pathway along a field contemporary architecture is disregarded. boundary

9 2.0 VILLAGESCAPE

2.1 INFILL HOUSING Boundaries: Where a house is to be set back from the pavement, the Small infill developments, when resulting private space should be appropriately sited and designed can add to adequately planted and greened. the coherence and integrity of its context. To The inclusion of front facing surface achieve this, it is important that the design of parking or garage doors should the housing is carefully considered. Cues on normally be avoided in both existing massing, rhythm, building line etc should be and new properties. The boundary taken from the neighbouring buildings. treatments should match those adjacent to provide definition and visual continuation.

Parking: The relationship between new and existing housing development and parking is an important contributor to the success and livability of the street. Strategies for parking should meet the requirements of residents, visitors and those passing through, and provide adequate spaces for cars in the right locations. Frontages dominated by cars should be avoided.

10 Frontage: Houses should usually Character: New houses in existing be orientated so that the principal streetscapes should take reference elevation faces the main street and from surrounding building heights, continues the existing building line. massing and materials. Presenting a blank gable end to the street should usually be avoided. This will help to maintain and Orientation should be considered enhance the proportions, rhythm to maximise opportunities for and character of the adjacent increased internal daylight and buildings and contribute more the inclusion of renewable energy successfully to the streetscape. technologies.

Privacy: Adjacent houses should Elevation: The elevations of be arranged in such a way so that new houses should be treated as they do not negatively affect the important and include architectural properties surrounding them. details and fenestration. This will Overshadowing and overlooking avoid a visual clash between the should be minimised, especially front of the house and the side. to glazed openings in living areas, Unsightly elements such as meter and each opening should have the boxes, satellite dishes and pipework opportunity for a view that is not should be designed and located blocked by a blank facade in close to minimise the impact on the proximity. elevation.

11 2.2 BOUNDARY TREATMENTS

Boundary treatments can help to identify the public and private entrance sequence Hedge maintained to approx. 1m Stone wall with coping up to 1m Timber Fence: vertical closed into properties, define defensible space and when used to front. Can be higher in height when used at front. Can board with capping. Only to be increase security. Boundary treatments can when to side or rear. be heightened around bin storage used to rear of properties to also contribute positively to the streetscape areas. Up to 2m at side and rear separate gardens. with piers at regular intervals. when considered on a larger scale.

New development should ensure that boundary treatments respect surrounding properties and look to traditional precedents. They should also offer sufficient opportunity for screening and/or storage (see opposite page).

Stone wall with coping and hedge Stone wall with coping and metal Metal railings on stone plinth up Green boundaries are encouraged to above. Up to 1m in height when railings above. Up to 1m in height to 1m high when used at front. Up contribute to biodiversity. Selections from the used at front. Up to 2m at side when used at front. Up to 2m to to 2m to side and rear. and rear (with piers at regular side and rear (wall max 1m) with material combinations illustrated opposite intervals. piers at regular intervals. are considered acceptable to front facing boundary treatments. New development should avoid clashes between different boundary treatments in terms of design, materials or scale.

The predominant boundary treatments found in close proximity should usually be used as a design driver. Large blank surfaces at an inhuman scale should be avoided.

12 2.3 EXTERNAL STORAGE

A lack of suitable external storage for Storage elements should be integral in rubbish and recycling bins can cause: high density clusters. In lower density schemes, storage should be high quality, • Visual blight -the impact of bins made of traditional materials, and placed standing in entrances and front gardens in a location that is both convenient for the can be negative both for residents of these owner but not visually obtrusive. premises and also to the passing public. Proposals should consider: • Threat to public health - Unpleasant smells released from bins and storage Location - away from entrances / windows areas can blight the amenity of adjoining or rising up behind street boundaries) residents. Vermin can be attracted to uncontained refuse bringing the potential Materials - to match the host building for disease and infection. / locality and be robust for impact and continuous. • Highway Obstruction - bins standing permanently on the street can block Screen planting - bushy shrubs or the footway. This can be particularly climbing plants to give a natural screen problematic for wheelchair users and with options for biodiversity. people with pushchairs. In enclosed and screened bin stores, The provision of storage for elements sufficient ventilation should be provided to such as bins and bikes will be encouraged stop the build up of unpleasant odours. in new developments to maximise security and reduce street clutter.

13 2.4 STREET FURNITURE Furniture Corridors

The design and location of street furniture • Defensive street furniture such as railings New street furniture in Oxenhope should be can have a major impact on the streetscape and bollards should be minimised. zoned as below for pedestrian safety and visual and local character. Removing excessive clarity: clutter and preventing barriers to pedestrian • Existing high quality / historic street movement should always be a concern furniture should be retained and refurbished. 1) Edge Zone - from face of curb to furnishing in furniture placement. Alongside this, zone that provides the minimum necessary adequate maintenance strategies should be •Street furniture should incorporate separation between objects and activities in the in place to ensure the visual attractiveness complementary materials that sit streetside and vehicles in the road and longevity of the furniture chosen. comfortably with hard landscaping and with adjacent buildings. 2) Furnishing Zone - buffer between KEY PRINCIPLES pedestrians and vehicles, containing •Street furniture should be located in a landscaping, public street furniture, bus stops & • Street furniture should be chosen to relate designated ‘zone’ or ‘corridor’ along a signage. Lighting may also be considered here. to its location and the area as a whole, particular street, to allow maximum legibility reinforcing a strong sense of place. and accessibility to all street users. 3) Throughway Zone - walking zone that must remain clear, both horizontally and vertically, for • Different elements of street furniture the movement of pedestrians. should relate to each other in terms of design, siting and colour (using adopted 4) Frontage Zone - used to buffer pedestrians products from the Local Authority). from private dwellings and shop fronts, including boundary treatments. • Street furniture should be kept to a minimum to avoid visual clutter. 5) Lighting Zone - used for the placement of street lighting. Poles should be placed so as not to provide climbing opportunities to adjacent properties.

14 Street Lighting Principles

• Traditional and contemporary columns • Columns should be sited to minimise and fittings should be considered in the the opportunity for climbing / entering right locations. Black or green painted buildings. metal finish will be acceptable close to old buildings. Harsh industrial finishes • Street lighting should be maintained will usually not be accepted. and repaired (including repainting) on a regular basis in agreement with the • Uniformity of product across Oxenhope Local Authority, including electrical will ensure visual harmony. safety inspections.

• Street lighting should take account of energy efficiency and environmental considerations that will minimise impact.

• Lighting shall meet all relevant regulations and standards, aiming to use the minimum number of units.

• Columns should be placed in the most practical and safe locations to minimise the risk of impact from vehicles but always respecting the overall street scene and pedestrian movement patterns.

15 Seating Principles

• Seating design should reference • New seating should be located in a individual character areas within favourable position to take advantage of Oxenhope but have consistent elements key views and natural sunlight. to ensure coherence and harmony. • Space for wheelchair users should be • Seating products with integrated provided adjacent to new seating. planting should be considered to contribute to the streetscape. • All seating should be regularly maintained: being washed annually and • High quality existing seating should be re-stained/repainted every 5 years. retained and refurbished where possible.

• The design of public seating within the area should consider the use of back rests and arm support for less able users.

• The placement of seating should be carefully considered to respect existing properties security and privacy.

• New seating should be located to be safe for users, this means being located along well travelled and overlooked routes, and away from busy traffic.

16 Railing / Bollard Principles

• Decorative railings and bollards can be • Colour and style of railings/bollards an important feature of the streetscape should be uniform throughout Oxenhope and an important safety feature. to preserve and enhance character. The green hue used in railings should be • Railings and bollards should meet all replicated in similar more green/natural Traffic Regulations, Building Regulations locations. and British Standards. • The council should be consulted on • The need for over engineered guard products chosen and the required railings/bollards should be reduced. maintenance regime.

• The type of railing/bollard chosen • Black is a more appropriate colour when should be related to and complement its railings / bollards are in close proximity to location. listed buildings.

• An appropriate primer and durable paint • Maintenance - wash annually, repaint finishes should be applied to all metal every 5 years. railings/bollards.

• Acceptable colours include: Dark green & Black, Other colours that complement the surroundings can also be considered where appropriate.

17 2.5 STREET PLANTING/GROWING

Street planting and growing can provide In every instance, the Council Ecologist’s benefits to the streetscape whilst advice should be sought on the most contributing towards Oxenhope’s ecology and appropriate planting options and biodiversity. maintenance arrangement for any given location. The Council’s Design and When designing street planting strategies Conservation team should also be consulted consider initial costs and maintenance on the choice and location of planters. frequency/costs. Elements such as a specific plants spread and height should also be Street planters should be sited so as not to determined at the outset to avoid excessive cause a physical or visual obstruction and pruning or trimming. should be considered in combination with other items of street furniture. Evergreen and variegated plants are generally recommended for decorative There are three general options for planting. Drought resistant species would accommodating plants in the streetscape; also be advisable in direct sunlight. permanent, mobile/temporary planters, and integrated planting schemes (where plants are planted straight into the ground).

18 Permanent planters / beds can provide Mobile or temporary planters are more a means of introducing greenery in areas flexible in terms of their siting, but could where integrated planting schemes or tree easily be stolen or pushed into obstructive pits are not possible. In such instances, the areas. They should therefore usually be planting should be fully integrated into the avoided. wider street-scene rather than added“ad hoc”. Integrated planting schemes can work particularly well within a wider In this capacity, opportunities for the planting sustainable urban drainage system (‘SUDS’) to bring aesthetic or practical benefits arrangement – the SUDS directing surplus beyond their primary function should be surface water to the plants. considered. For example, can the planting edge act as secondary seating opportunity, or can the planter help overcome a tricky level change?

Where permanent planters are to be used, they should be securely fixed in place for security and safety purposes. Permanent planters should have adequate drainage and an automatic irrigation system where possible to reduce maintenance costs.

19 2.6 ON PLOT PLANTING/GROWING

Opportunities for growing and planting Water for Growing - new housing in Tool Storage - new housing in Oxenhope should be provided on all new housing units Oxenhope should incorporate suitable water should incorporate externally accessible in Oxenhope, particularly in areas visible storage for use in garden watering. This storage for gardening tools and equipment. from the street. This will contribute to the might include water butts or other storage green and natural setting of the town and tanks. promote healthy eating and community sharing.

Green Front Gardens -should normally be provided in addition to any hard surface parking areas. Trees and shrubs, especially those bearing fruit should be planted in these areas to contribute to the street scene.

Green Walls - vertical planting should be vertical planting incorporated on suitable building facades, especially those with less openings and a favourable orientation. Suitable infrastructure for watering and drainage habitat boxes should be included to ensure vibrancy. external storage Vegetable Patches - Space should be rain garden and integrated identified on all new plots for fruit and water storage equipment/cycle/ vegetable gardens & greenhouses, as well bin store permeable as in public open spaces designed for new surfaces housing developments.

20 passive surveillance

green gardens

street planting external seating vehicle street parking natural play screening

21 2.7 DESIGNING OUT CRIME

The creation of safe and secure accessible spaces are overlooked; Access and Movement environments where opportunities for crime • Have the consequences of the number and are minimised lead to more successful and 4 Ownership: places that promote a sense of nature of all connections been considered? liveable neighbourhoods. ownership, respect, territorial responsibility and community; • Do all routes lead to somewhere people The seven principles below are informed by want to go? Are all routes necessary? Planning Practice Guidance on Design and 5 Physical Protection: places that include the questions can be used as prompts for necessary, well-designed security features; • Do routes provide potential offenders with design decisions in Oxenhope. The list is not ready and unobserved access to potential exhaustive and other linked elements may 6 Activity: places where the level of human targets? need to be considered also in collaboration activity is appropriate to the location and with local Crime/Design agencies. creates a sense of safety at all times; • Are routes for different users segregated when they could be integrated? 1 Access and Movement: places with well- 7 Management and Maintenance: places defined routes, spaces and entrances that that are designed with management and • Will pedestrians, cyclists and drivers be provide for convenient movement without maintenance in mind, to discourage crime in able to understand which routes they compromising security; the present and future. should use?

2 Structure: places that are structured so • Is there a clear hierarchy of connected that different uses do not cause conflict; streets and is it easy to understand how to travel through an area? 3 Surveillance: places where all publicly

22 Structure Surveillance

• Have the types of buildings been selected • Are opportunities for surveillance from and designed with security in mind? the subject and adjacent buildings maximised, such as from windows to • Is the layout of the development habitable rooms and from balconies? appropriate for the identified crime risk, as well as to meet wider planning • Have efforts been made to eliminate objectives? ‘inactive frontages and corners?

• Will all uses in an area be compatible and • Where appropriate, such as in public Isolated and infrequently have any potential conflicts been properly buildings, does the design allow for high used alleys can provide a opportunity for crime thought through? visibility into the building or site?

• Does all public space serve a purpose • Are entrances and circulation to and support an appropriate level of communal buildings secure, open and legitimate activity? transparent?

• Has the remodelling, removal or re- • Are parked cars highly visible but use of buildings and spaces that are secure? vulnerable to crime been considered? • Has lighting been a primary • Is climbing facilitated unnecessarily? consideration in planning out crime?

23 Ownership Physical Protection

• Will it be clear to users which space is • Will the place have an identity of its • Have the ‘target hardening’ principles of public, communal, semi-private and own? Secured by Design been addressed? Target private? hardening can include elements such as: • Are boundary treatments of a high fitting better doors, windows or shutters; • Are the boundaries between public, quality of design in their detailing and adding window or door locks; installing communal and private space signified appropriate to their local context? alarms; strengthening fencing systems; in the most appropriate manner, be it repairing damaged and derelict property; a physical barrier or a psychological • Is parking located near the main improving natural surveillance. barrier such as changes in paving, property? surface texture/colour, landscaping and • Has the potentially negative visual impact signage? of crime prevention measures been addressed and, where these cannot be ameliorated by good design, have the Layers of solid boundary treatments, advantages been weighed against their enclosed external storage and adverse impacts? solid /robust doors and windows at ground floor

Unclear ownership and boundaries

24 Activity Management and Maintenance

• Will law abiding people be attracted to • Are mixed uses successfully • Has care been taken to create a good use the public realm? integrated with one another both quality public realm? in adjacent building and in the • Is there a strategy for encouraging same building? • Are appropriate management and residential population in village centres? • Are all uses in an area compatible maintenance systems in place? Does the and have potential conflicts been design and layout support these? • Should the evening economy be thoroughly addressed? nurtured, and, if so, is it diverse and • Is there an events programme for • Are users, businesses and residents inclusive? the local area? involved in management?

• Have the correct materials been used in buildings and public realm? How do they need to be maintained/cleaned and at what frequency.

• Have low maintenance designs been incorporated?

Poor maintenance of street Opportunities for activity in mixed furniture/ paving and litter lead to use areas unused spaces

25 3.0 LIVING NETWORKS 3.1 GREEN SPACES

Access to (and connections between) quality • Green spaces and networks should • Vertical planting on buildings or walls green spaces, both physically and visually, can include the provision for growing food and be a key contributor to resident health and habitats for existing species that will be • New parks in the area or within new well being. The Neighbourhood Plan identifies displaced by development. New species housing developments for public use existing green space, and how it could provide should be encouraged where appropriate. new green space for residents of the area. • Green routes or networks for pedestrians The maximum distance that a resident should • Green spaces should link to drainage or and cyclists have to travel to reach a green amenity space water features in the landscape to create should ensure equal access for all. amenity space and decrease opportunities • Green roofs for flooding. KEY PRINCIPLES Initial considerations should consider: • All green spaces should have • New development should consider management and maintenance regimes in Accessibility - green spaces should be surrounding green spaces and vistas by place to ensure their ongoing success and accessible for all with limited steps and level providing key viewing corridors to allow usage. changes. Compliant ramps to be used where inhabitants to view them. needed. New green spaces in Oxenhope could take a • New development should incorporate variety of forms including: Lighting - spaces should be well lit to areas of public and formal green spaces improve safety, reduce vandalism and that can be used by residents to promote • ‘Pocket parks’ where leftover land or increase hours of use. Planting opportunities more active lifestyles and a sense of spaces are greened (including verges or could be provided on lighting poles. community. unused parking areas) Seating - seating should be provided for • Planting boxes or hanging baskets resting and viewing in various locations to allow user choice.

26 Play - natural play forms should be included Maintenance - whatever the scale of green • Front and rear gardens should comprise porous if green spaces are located close to residential space it is vital that a maintenance strategy and permeable landscaping materials to family areas. is in place alongside a funding strategy to minimise surface run off. ensure quality and longevity. This should Access points - these should work along the include regular litter clearance. • Front and rear surface vegetation should existing grain of the surroundings. connect to deeper sub soil and not sit on top of For larger green spaces a Landscape non permeable materials such as concrete. Orientation - green spaces should have access Architect should be involved who will be best to direct sunlight for most of the day. placed to advise on high quality design. • Parking should not be the dominant use of the front garden. Plant species - native species should be Gardens considered and incorporated to link to the • Rear gardens should be of a size to provide local vernacular. New species should also be Garden spaces can offer an important suitable amenity space for residents. considered to complement existing planting in contribution to the character of Oxenhope. appropriate locations. The following aspects should be considered • The layout of housing units and their gardens in all new development: should consider solar orientation so that each Materials - should be hard wearing and able to garden receives adequate daylight and sunlight. withstand temperature fluctuations. • New development should consider surrounding plot sizes and garden sizes • Elements such as bat and bird boxes should be Shelter - planting or green forms should be and provide new units with similar included on residential properties to increase located to provide sheltered areas in adverse proportions to reference the vernacular biodiversity. weather. of the local area.

Shading - planting canopies in appropriate • Front gardens should provide green areas should provide areas to get out of the space at varying sizes to create a direct sun. transition from street to house and to contribute to the greenery of the street. 27 3.2 GREEN NETWORKS

There is no single agreed definition of the term PURPOSE AND BENEFITS Design Considerations ‘green network’ but generally speaking they are concerned with the connectivity of open • Improves local connectivity and access. Sustrans documents should be a key basis spaces: for design. See www.sustrans.org.uk • Provides safer walking and cycling routes ‘The linking together of natural, semi-natural for residents. Dimensions and man-made open spaces to create Cycle lane width: Minimum = 1.5m Target an interconnected network that provides • Opportunities for healthy lifestyles and = 3m (cycle parking provided at regular opportunities for physical activity, increases intervals) accessibility within settlements and to the sustainable transport. Footpath width: Minimum = 1m. Add 0.25m surrounding countryside while enhancing biodiversity and the quality of the external • Habitat connection and improvement to per side if bounded by wall, hedge or lighting environment’. increase biodiversity in the area. column

Materiality (Green networks in Development Planning - • Opportunities for social interaction. Scottish national heritage). Coloured surfaces can be visually obtrusive and age badly. Subtle forms of delineation • Potential opportunities for growing food. New development in Oxenhope should are better, such as natural red brick for the improve connections to existing green cycle path, and a contrasting material for the networks and extend them within new • If planting, materiality and furniture footpath. developments to ensure access to all match the rest of Oxenhope then local residents. identity will be strengthened. Street Furniture Street furniture along any green network should match that found in the area. See the street furniture section for further guidance.

28 Opportunities for social interaction and events Well-planned and well-designed green are created networks can work on many levels to improve Linking open green ‘place’: space will maintain and The benefits of public advance bio-diversity amenities can be maximised by being connected to the Proximity to the green network will Opportunities for green network increase perceived property values physical activities are and provide an attractive setting for inreased residents and businesses

The green network will improve connectivity. Access to green spaces Surface water improves mental well- management should If planting, being be incorporated to materiality and prevent flooding furniture match the rest of Oxenhope local identity will be The green network could provide strengthened opportunities for growing food 29 3.3 SUSTAINABLE URBAN DRAINAGE SYSTEMS (SuDs)

The term Sustainable Urban Drainage to manage overall water flow in the area 1. SWALES Systems (SuDs) is described by Susdrain whenever possible. Swales are shallow, broad and vegetated as various strategies designed to drain channels designed to store and/or convey surface water efficiently and sustainably, • Swales and other SuDs features should be run-off and remove pollutants. They may be whilst minimising pollution and managing located to maximise their effectiveness in used as conveyance structures to pass the the impact on water quality of local water terms of location and orientation. runoff to the next stage of the treatment cycle bodies. SuDs are a more appropriate and can be designed to promote infiltration and sustainable approach to drainage in • Attenuation ponds and rain gardens could be where soil and groundwater conditions allow. Oxenhope than traditional drainage methods used as landscape features in green spaces because they manage water flow to reduce where they are required. the impact of new development on flooding. • SuDs features should be designed to maximise KEY PRINCIPLES safety for the public who will be in close proximity. • The Bradford Flood Risk Strategy Team should be consulted and referenced • SuDs features should have detailed when considering new development. management and maintenance regimes in place. • New development and redevelopment must incorporate SuDs at a number of scales. This could range from water butts in each property or small rain gardens up to swales and attenuation ponds. Collected water should be reused where possible.

• SuDs in adjacent areas should be linked

30 2. ATTENUATION / RETENTION PONDS 3. RAIN GARDENS 4. STREET RAIN GARDENS A pond that slows the passage of water A small and shallow depression with free Same principle as the rain garden but from surface run-off to the ground or draining soil planted with vegetation that can located on the main street/s rather than main drainage system. They store runoff withstand occasional or temporary flooding. private property. Here water slowly passes at peak flow and slowly release after this A rain garden requires an area where water through planting and gravel beds and has passed. Wide and shallow forms are can collect and infiltrate and plants that eventually ends up in the main drain. These safer and easier to maintain than narrower, can facilitate the infiltration. These can be can be used to control building and street deeper ones. based in individual properties as a first line of run-off and provide landscaped green spaces. defence.

31 Slowing Water Movement

Whilst principally being used to manage Well-designed SUDS can contribute flood risk, SUDS use a wide range of to quality neighbourhoods, providing techniques to manage the quantity of opportunities for wildlife to thrive, and surface water run-off from development as enhancing the leisure, play and educational close to the source as possible, such as rain offer within our public open spaces. gardens, swales, french drains, etc and can help reduce pollution and maintain water resources.

attenuation pond (public). Water rain garden (in property) attenuated for 24h after a storm roof runoff makes a significant difference to the swale (public) peak levels experienced downstream

main drain

water butt

permeable paving and sub base

32 SuDS IN URBAN ENVIRONMENTS The driving factor governing the layout and design of streets with SuDS is the requirement to optimise sunlight onto the SuDS.

North-south streets: Swales should be situated in the centre of the street in order to maximise exposure to direct sunlight. Streets are effectively reduced adequately maintain existing Use french drains to slow down to a pair of one way streets either side of the drains runoff SuDS.

East-west streets: Ideally swales should be situated at the north side of the street to maximise full sunlight. In this case the SuDS are directly adjacent to a two way street.

A pedestrian crossing over swales must be provided at maximum intervals of 60m. These crossings or bridges should be linked up with pedestrian crossings of the roads so that avoid large areas of gardens/green spaces should continuous and safe pedestrian circulation impermeable tarmac not be covered can be ensured.

33 * all highway designs should be tested 4.0 MOVEMENT AND INFRASTRUCTURE for safety and developed in conjunction with highways engineers prior to use 4.1 TRAFFIC AND MOVEMENT narrowed The relationship between residents and carriageways can slow down traffic and vehicular movement / access is one that needs provide opportunities to be considered in great detail to ensure for pedestrian crossing and introduction of attractive and liveable solutions are achieved. landscape Designs that prioritise vehicles should be avoided, with a more integrated approach being favoured.

KEY PRINCIPLES ‘continuous path’ junction with preference for pedestrians and cyclists. • Design should encourage low vehicular Traffic proceeds with caution on tight corner speeds towards the periphery of housing areas and in more central or sensitive areas. Low speed road layouts should not inhibit emergency vehicle access or direct cut through routes increased cycle and should be avoided, especially pedestrian links with more frustrate legitimate drivers. straight routes that might circuitous vehicular routes encourage high speeds encourages low speeds and walking • ‘Homezone’ principles and ‘Manual For Streets’ should be consulted for best practice examples.

• On well connected sites that link to the main thoroughfares, the layout should discourage through traffic or rat-runs one way traffic routes can that might negatively affect surrounding minimise carriageway terminated road vistas can widths and slow traffic encourage reduced speeds residents.

34 Movement and Place

• Pedestrians and cyclists should be given In the past, road design hierarchies have priority at key junctions to calm traffic and been based almost exclusively on the encourage more healthy and sustainable importance attributed to vehicular movement. movement patterns. This has led to the marginalisation of pedestrians and cyclists in the upper tiers • Where new vehicular access points are where vehicular capacity requirements proposed, clear analysis of traffic impact predominate. The principle that a road was primarily for motor traffic has tended to filter should be undertaken. Strategies for PEDESTRIANS traffic management at these access down into the design of streets in the bottom points and on surrounding affected streets tiers of the hierarchy. should also be devised. Streets should no longer be designed CYCLISTS • Where shared surfaces are proposed by assuming ‘place’ to be automatically that treat roads and pedestrian routes subservient to ‘movement’. Both should be considered in combination, with their relative in similar materials, blind and partially PUBLIC TRANSPORT sighted people should be accommodated importance depending on the street’s function by providing way-finding features or safe within a network. It is only by considering pedestrian areas. both aspects that the right balance will be achieved. It is seldom appropriate to focus PRIVATE TRANSPORT • Cycle parking and storage should be solely on one to the exclusion of the other, included at strategic locations within even in streets carrying heavier volumes of properties and on the street. traffic, such as high streets.

35 4.2 SURFACES AND MATERIALS

Drainage

Increased surface runoff from new hard surfaces should be discouraged to manage localised flooding. Impermeable surfaces such as tarmac should therefore be avoided. Porous surfaces such as cobbles, slabs, stone setts and gravel are all in evidence in Oxenhope (see opposite) and new surfaces York Stone should use complimentary materials and colours in keeping with the area.

New alternatives such as grasscrete or porous hard surfaces should be considered as alternatives where a more solid or a greener finish is required. Granite Kerbs grasscrete

Where new kerbs are created, complimentary materials to the main footway/carriageway should be used. Dropped kerbs and tactile paving should be incorporated to improve accessibility.

36 Stone and Granite Shared Surfaces

Quality in the design and construction of footways Places where cars and pedestrians/ and street surfaces is vital to local character. residents coexist can be designed to Traditional natural materials should be used for minimise traffic speed and provide a more their low maintenance and longevity. Primary attractive environment, by creating an paving instated going forward should be 600mm even surface with delineated areas for square York Stone slabs, granite paving or stone different uses. Accessibility for those with setts. In secondary areas, similar but alternative disabilities and the partially sighted should materials may be used. be considered from the outset where this strategy is being utilised to avoid any York Stone Granite barriers to use.

Shared Surface, Howard Street, Sheffield

Granite Setts Concrete

37 5.0 MEETING LOCAL NEEDS

5.1 FLOOD RESILIENT HOUSING - RETROFIT The task of adapting towns and cities to the • Older and more traditional forms of • Internal changes such as raising impacts of flooding and climate change is of construction are less suited to resisting switches, wiring and socket heights and great importance—urban areas are hotspots flood water, especially in those properties relocating boilers will ensure that power of high risk given their concentrations of with cellars. Replacing non waterproof and heat can continue post-flooding to population and infrastructure. Existing housing structural elements (timber) with non promote clean up/drying out. in Oxenhope should be retrofitted to seek to absorbent ones (concrete/masonry) should minimise the effects of flooding (including be considered to minimise degradation. • Lift off rising butt hinges should be fitted flash flooding) by being designed to withstand on internal doors to allow them to be and respond to changes in water level. • Existing elements such as weep holes, air quickly removed and relocated above bricks, vents and external door openings flood level. KEY PRINCIPLES should be relocated or protected to stop them from allowing water ingress. • New plasterboard should be laid • A combination of resistance (keeping water horizontally to minimise the area needed out) and resilience (letting water in in a • Products such as external window and for replacement and replastering. controlled manner) should be employed in door guards and/or seals should be fitted housing retrofits to ensure that impacts are (these should allow ingress after a certain • Nonabsorbent materials should be used minimised in all depths and durations of height to reduce pressure). on lower floors prone to flooding such flood. as tile or linoleum. Non absorbent or • Externally fitted products (especially those waterproof products such as magnesium • British Standard BS 85500: Flood resistant on older properties) should be as discrete oxide wall boards can be used for walls and resilient construction should be as possible and finished in a material to /floors/skirtings/cabinetry to minimise considered in all retrofit projects. match surrounding stonework. replacements.

• Professional advice should be sought to ensure works are compliant and executed correctly.

38 • Absorbent / degradable cavity wall • Kitchen appliances such as ovens and insulation should be replaced with a refrigerators should be relocated above water resistant variety. worktop height. Lower cupboards can contain slide out boxes so that contents • Automatic sump pumps should be can be relocated above flood level quickly. installed to remove water above a predefined level, to be discharged • One way valves should be installed on directly into main drains. main drains to prevent water entering homes from sewers in flood events. • New wall and floor membranes (and tanking) should be fitted in suitable locations to direct external water ingress to sump pumps and main drainage channels. This is important in terraced or semi detached properties should neighbouring properties not be suitably flood proofed.

39 non loadbearing note - all strategies included in internal partitions the retrofit section can be replaced with metal implemented from the studwork outset in new housing high level sockets internal doors on and wiring rising butt hinges so they can be quickly lifted off and horizontally laid relocated plasterboard

water resistant floor finish discreet door flood barrier fitted to reveals water resistant structural components protected/capped tanking membrane ventilation bricks to direct water to and weep holes sump pump/sewer

automatic sump pump at ground floor or cellar to remove water above flood barrier at a defined level front boundary if feasible valve to stop backflow from main discreet door flood sewer in times of barrier fitted to flood reveals permeable paving water resistant cavity insulation

40 5.2 FLOOD RESILIENT HOUSING - NEW DEVELOPMENTS

New housing in Oxenhope (in conjunction Site Layout Landscaping with SuDS) should seek to minimise the effects of flooding (including flash flooding) • Well considered site layout of housing can • Landscaping strategies should be designed by being designed to withstand and respond help to mitigate against the impacts of to encourage flood drainage away from to changes in water level. The location and flooding. Housing units and emergency properties. site layouts for new housing developments access routes should be located on the should also take in to consideration in this lowest flood risk areas of the site above the • Earth mounds and bunds can provide requirement. predicted flood level. effective local flood defences around a building (subject to Local Authority KEY PRINCIPLES • Groundworks should be considered where approval). Again these should not cause appropriate to raise the base level of the site increased flooding elsewhere. • A combination of resistance (keeping or to channel floodwater away from housing water out) and resilience (letting water units. These decisions should not adversely in in a controlled manner) should be impact the flood management of other sites employed in new housing design to or areas in the surrounding area. ensure that impacts are minimised in all depths and durations of flood. See section 5.1 for strategies.

• Developers should demonstrate an understanding of the type and duration of flooding on the development site and the resulting design response proposed. The need for a Flood Risk Assessment should be discussed with the Local Authority.

41 5.3 DESIGNING FOR DEMENTIA - HOUSING

Oxenhope has undertaken extensive work SETTING AND ARRIVAL to become a dementia friendly town, where affected residents can feel supported and Integrated and Memorable safe. Alongside this, housing developments • External ramps, lighting and access/boundary in Oxenhope should also be designed to be • Locations for dementia friendly housing gates should be carefully designed to dementia friendly to allow inhabitants to should be carefully considered to make minimise perceived barriers to entry. maintain independence, reduce loneliness sure that residents can easily access and boost confidence. transportation, local services and the • Entrance routes should be clearly visible and local community. Any reliance on using easily identifiable through the use of distinct KEY PRINCIPLES cars should be avoided. planting, colours or materials.

• Housing developments should be • Housing should be designed to fit • In multiple unit developments, wayfinding designed to allow residents with seamlessly into the neighbourhood. markers such as corner buildings or changes dementia to live successfully within ‘Institutional’ external appearances in material should be used to allow residents them. This includes both external and should be avoided. to easily navigate the site and identify their internal design considerations.

• Housing designs should be considered against a set of key headings. These include: Setting and Arrival Access and Circulation Living Spaces Systems and Modification • This is not an exhaustive list, and other specific considerations may need to be examined

42 ACCESS AND CIRCULATION

Approachable and Safe

• Entrance doors should be clearly visible and painted in recognisable colours. Areas adjacent to front doors should contain space for visual reminders such as numbers or graphics.

• Entrances to the front and rear should be level and step free.

• There should be good visual access between different rooms to provide a sense of comfort Clear and identifiable entrances and visual access and to give cues for movement between spaces.

• Internal circulation routes should be clear and legible. Circulation routes should be well lit, and use different colours or materials (on walls) to assist with wayfinding.

• Floor finishes should avoid changes in colour which may be perceived as a change in level. Low sheen products should be used to Individual painted doors in courtyard minimise glare which may be disorienting.

43 LIVING SPACES

Understandable and Manageable • Maximise use of natural daylight and ventilation to connect residents to the • Designs should combine open plan external environment. layouts which enhance visual access and the creation with calm and distinct • Bedrooms and living rooms should be spaces which can help with legibility. designed with good visual and physical Terrace Plan This can be done by zoning different access to toilet facilities, and views to areas within the house. gardens or other natural features. use circulation & bathroom cores (red) to separate living& bedroom spaces • Acoustic separation between adjoining • Living rooms, kitchens and bedrooms (blue) acoustically from neighbours properties and between individual rooms should provide adequate spaces for within the house should be sufficient to carers to assist with food preparation, create calm and peaceful spaces. mobility and administering treatment. Adequate space should be provided • Specific walls in bathrooms and along around beds for seats to allow staircases should be of a suitable residents or visitors to sit. construction to allow for the easy and Semi Plan secure fitting of handrails, grabrails and • Safe, accessible and attractive outdoor stair lifts. space should be provided that is visible and easily accessed from the interior to promote outdoor activities.

44 SYSTEMS AND MODIFICATION

Flexible and Adaptable

• Safety measures in the home should be designed to be as unobtrusive as possible to avoid an ‘institutional’ feel.

• Internal details and fittings such as handles, taps and switches should be visible and of conventional design to allow residents to recognise them (eg. avoid handleless kitchen cupboards).

• Heating and ventilation systems should be simple and easy to use. Avoid complex/ programmable thermostats.

• Choose colours and materials that are natural, calming and easy to maintain.

• Create flexible and adaptable space to cater to the changing needs of the residents. ‘Lifetime Homes’ standards should usually be used to create layouts that are easily adaptable for lifetime use at minimal cost.

45 The Dementia Friendly House - Example 3 Bed Semi / Terrace

clear view from living mirror line for semi spaces to rear garden detached - level access to outside straight stair run with direct visibility from identifiable end and UTILITY bed to en-suite ENS BATH door to allow easy primed for future stair KITCHEN STORE wayfinding lift DINER accessible WC. skylight to top of stair WC BEDROOM Toilet doors should to bring in natural be differentiated in HALL light and define a colour from other clear landing doors

views through straight stair run living spaces to primed for future stair improve comfort and lift wayfinding LIVING ROOM BEDROOM clearly identifiable high levels of natural HALL BEDROOM route from top of stair daylight to provide a to all rooms link to time of day/ time of year opportunity for view contrasting planted from bed to outside area to improve views from inside and guide • Ensure good acoustic separation between dwellings. Plan quieter residents to path circulation or bathroom spaces adjoining neighbouring living brightly painted door spaces to minimise opportunities for noise transference. with large visible • Use consistent colour/style floor finishes throughout and contrast numbers on vertical surfaces for doors and other objects/obstacles. level access from • Above principles can be applied to other dwelling types such as street to home apartments 46 RETROFIT STEPS

STEP 1 STEP 2 STEP 3 STEP 4 STEP 5

Paint front door a bright Install assisted living Replace internal floor Replace windows for high Re-configure or open up colour and include technologies and finishes to be continuous thermal and acoustic internal rooms to allow recognisable numbering monitoring. and a standard colour/ performance minimising visual access between lettering. texture. Remove any discomfort. spaces. Consider wireless systems changes in colour in the Label cupboards, doors to minimise impact. floor and reduce reflectivity Install level access shower Increase window and storage items. to minimise confusion. to allow for independent and door openings Install assistance aids washing. to increase internal Paint internal woodwork such as rails and grab bars Replace window dressings daylight levels. such as door surrounds where needed. to allow appreciation Fit new doors or widen in contrasting colours to of external light and existing doors to improve Create ground floor WC encourage wayfinding. Secure rear private outdoor conditions. circulation and minimise and shower space to areas by improving fences, confusion. provide easy access to Paint rooms or their gates and other access Install curtains at external sanitary facilities. doors in unique colours points. Safe and controlled doors which can be pulled Install ramp(s) to allow to promote recognition. access to gardens is to deter unplanned exit. step free access from Undertake landscape important to encourage street to home and home improvements to make Increase planting in front independence and physical Replace kitchen cupboard to garden. gardens step free and to and gardens to direct activity. doors to include glass connect seamlessley to movement and provide fronts to promote Include skylights to bring internal spaces. natural visual stimulus. Remove or relocate any wayfinding and clarity. daylight into darker areas loose obstructive items of the home. Add thermal and Hang ‘Dementia Clock’ such as pots or garden acoustic insulation to to assist with time furniture. external or party walls recognition. to minimise noise disruption.

increasing cost and intervention

47 5.4 DESIGNING FOR DEMENTIA - PUBLIC REALM

In addition to creating comfortable home • Street furniture itself should be • Uniformity & repetition in design should be environments for residents living with recognisable in relation to its function. avoided. Unique elements or markers along dementia, the public realm must also Eg. slab benches in harder materials defined routes prompt memory responses. cater to the needs of those living with may not be recognisable as seats. the condition to promote confidence, Instead more conventional units • Steps should be avoided in the public independence and active lifestyles. The should be used although these could realm and into public buildings to improve involvement of residents diagnosed with still be contemporary in their design accessibility and minimise opportunities for dementia in early design discussions is key where appropriate. tripping accidents. to ensuring successful outcomes. • Street and pavement surface • At thresholds to public buildings KEY PRINCIPLES materials should be laid in continuous consideration should be given to colour and colours and finishes and avoid random materiality. For example a black entrance • Public realm in Oxenhope should changes in colour or shapes. mat may be wrongly perceived as a change provide clutter free and clearly defined in level or as a hole which will cause movement routes along natural desire • Prominent patterns in paving that distress and confusion. lines to minimise confusion. could cause visual disturbance should be avoided. • Colour contrast should be used to • Street furniture should be located indicate routes, entrances and changes in in clearly defined ‘corridors’ and • Street planting should be incorporated level, especially at the junction between rationalised to avoid clusters of clashing in public realm schemes to provide pavement and road surfaces. Contrast materials and colours. vibrancy, colour and scent markers. should also be provided between horizontal and vertical surfaces, and elements of • Colour should be used in elements street furniture. of the public realm to assist with wayfinding and recognition, creating clusters of distinctiveness.

48 confusing patterns, shapes and differ- contrasting materials and clear zones ing materials plus obstacles for pedestrians and street furniture

copyright TBC copyright TBC

planting for colour and scent in coloured recognisable benches in linear arrangement green setting

49 • Tapping edges should be provided to • Designs for new public realm should all pedestrian movement routes to consider sunlight at different times of allow those with sight impairments to day/year to avoid confusing shadows successfully navigate the space. on the ground plane.

• Spaces for socialising and clustered • Street lighting should adequately seating should be provided in the public cover all elements of the public realm realm to allow residents to meet. with more specific lighting to suggest the direction of travel or the main • Orientation and siting of seating should movement routes. ensure that it is located in sunny spots to maximise therapeutic benefits.

• Visual access to older and recognisable buildings can increase comfort. Public realm layouts should orientate views and routes towards Oxenhope’s landmark buildings.

• Signage should be legible and understandable and provided at low level for those with sight or mobility Grey to Green, West Bar, problems. Sheffield

50 Scentscape Quiet Zones

New public realm should maximise on the potential links between Loud and surprise noises can be alarming and disruptive to those with scent and memory to create legible spaces for residents with dementia. dementia. New public realm built elements and planting should be Creating a route of specific and varied scents can allow users to locate designed and located to provide acoustic screening from busy traffic themselves using all the senses. routes or other noise sources to primary pedestrian routes or seating space.

51 6.0 EXTENSIONS AND ALTERATIONS 6.1 OVERVIEW FORM AND PROPORTIONS

How individual households extend and • Encouraging high quality contemporary Do: alter their properties can contribute design which can sit sympathetically towards the overall feel of Oxenhope. next to more historic properties. New • Ensure that the roof pitch of a new extension Unsympathetic extensions can irreversibly design should be clearly articulated as is similar to the roof pitch of the existing damage homes and streetscapes. This being separate from the original house. dwelling. section will set out some key principles and requirements, the objective of which • Recreation of historic elements in a is to manage small scale development decorative fashion should be avoided. and maintain high quality across the village. • All premises should be accessible physically and visually to all users. KEY PRINCIPLES

• Creation of high quality design and development in keeping with • Ensure that the entire dormer sits below surrounding properties and streets, the ridge of the main roof to avoid them including the use of natural materials. dominating the façade.

• Minimising any opportunity for • Set any dormers back from the eaves of the over development which may affect existing roof to ensure a better proportioned surrounding residents. roof-scape.

• Consider roof lights as an alternative to dormer windows as a means or bringing natural light into an attic room.

52 SIZE AND SCALE

Avoid: Do: • Consider the levels of rear walls on adjoining and neighbouring properties • Flat roofed structures (including • Keep the height of the roof extension below, when determining an appropriate depth dormers) alongside a pitched roof or at the same level, as the existing dwelling. for an extension. The further an extension dwelling, as they are likely to look projects behind the rear wall of an incongruous. Flat roofs may be • Ensure that the scale of the extension is adjacent dwelling the greater impact acceptable for single storey extensions. subservient to the original dwelling. In most there will be on that dwelling. cases this will require the extension to be Avoid: smaller than the existing house.

• Poorly matching joints between construction materials by allowing a distinct visual break between the existing and proposed development.

• Garage extensions on the front of a dwelling that would dominate the façade • Match the scale of the proposed doors and and thereby have a detrimental effect on windows to the existing doors and windows. neighbouring properties. Dormer windows align with the windows in the storey below.

• Observe the design choices that have been made for the existing dwelling and replicate to create a balanced external appearance.

53 DETAILS BOUNDARY TREATMENTS Do: Avoid: Do:

• Detail in such a way that reflects the • Specifying building elements that will • Ensure that any removal of permeable method of construction. Elements not work in harmony with the existing materials such as grass is replaced by from the main house should be property. an equally permeable material to control referenced where appropriate. surface water run-off. • Using opening sizes and proportions that are different to that of the main • Ensure that new boundary treatments building. respect surrounding properties and look to traditional precedents. Green boundaries are encouraged to contribute to the green character of Oxenhope.

• Observe existing design details that are used at the junction between one building material and another. For example, a dwelling may have either overhanging or flush eaves. Appropriate architectural details should be determined from looking at this guidance.

54 CONSTRUCTION MATERIALS Avoid: Do: Avoid:

• Clashes in boundary treatment material • Choose materials that complement the • Non-durable materials that will age or scale. The predominant boundary existing dwelling. badly treatment found in close proximity should be used a design driver. • Aim for high quality natural materials

• Large blank surfaces at an inhuman • Consider whether a modern design is scale. appropriate. Where modern materials and designs are proposed the extension should be of an extremely high quality, and clearly distinctive from the older parts of the building. Reference to historical forms or colours and materials should be considered to ensure harmony between traditional and contemporary built forms

55 BARN CONVERSIONS Do:

• Ensure that any removal of permeable materials such as grass is replaced by an equally permeable material to control surface water run-off.

• Ensure that new boundary treatments respect surrounding properties and look to traditional precedents. Green boundaries are encouraged to contribute to the green character of Oxenhope. • New openings in • Retain existing traditional • Where chimneys are • Dark painted cast iron or proportion and numbers roof covering if sound. required, they should be aluminium rain water pipes. kept to a minimum. New When re-roofing, re- in the form of matte dark stone surrounds to match use existing traditional painted flues. Consider • Dark painted timber gutters on existing. Painted frames material supplemented conservation-type roof black painted brackets or stone to match existing. Doors by reclaimed matching windows to minimise corbels. No fascia boards. painted to match existing. material. openings in elevations.

• Utilise outbuildings for • Retain / make good • Retain original barn • No strap/ribbon pointing. garages. Modify existing existing features and door openings. Glazing Joints to be flush or openings to suit & wherever detailing e.g. stone water to be kept as simple as slightly recessed. Seek possible re-use existing tabling, kneelers & possible. Frame to be set advice on correct mortar openings (e.g. stone jambs) in opening surrounds. back deep in reveals. mixes. 56 new openings. 57 DEVELOPMENT IN CONSERVATION AREAS

Extensions to houses in conservation Development in Conservation Areas Trees in Conservation Areas areas must demonstrate how historic and architectural features have been 2.10.3 In order to retain the character and appearance 2.10.6 Trees in conservation areas are protected. preserved, and the character and of conservation areas, planning permission is needed Anyone planning to cut down or carry out work to appearance of the original dwelling for certain types of work that may be automatically a tree in a conservation area must give the Council protected. permitted elsewhere. six weeks notice of their intention to do so. You are advised to take advice on the implication of tree 2.10.4 To find out whether your proposal requires removal and or tree root protection areas prior to National and Local Policy relating to planning permission refer to the Permitted carrying out any works. Extensions in conservation areas: Development Rights information on the Planning Portal 2.10.1 The objective of conservation area website. 2.10.7 There are some exceptions to this; for example designation and related policy is to preserve trees cultivated for the production of fruit in the and enhance the special interest of a place. 2.10.5 In particularly sensitive conservation areas course of a business or trade, when a tree is dead The intention is not to stifle change, but to Permitted Development rights may have been removed or when a tree is dangerous and action needs to be provide for the positive management of these through Article 4 Directions. Information about Article taken quickly for safety reasons. The advice of an unique areas. 4 directions and planning applications required for arboriculturalist should be sought to determine the changes to dwellings in Oxenhope’s conservation areas health of a tree prior to it being removed. Is your site in a conservation area? can be found on the Bradford Council website. 2.10.2 Oxenhope has 4 conservation areas. These are shown in section 1.4 of the plan. If you are unsure whether your property is within a conservation area please contact Bradford City Council Planning department to confirm.

58 2.10.8 It is likely that you will require planning permission for changes to a dwelling in a conservation area. Please refer to the relevant Conservation Area Appraisal when developing in a conservation area to ensure the proposal satisfies the criteria set out. Planning permission is needed in conservation areas for:

1. Any side extension to a dwelling 2. Any rear extension to a dwelling 3. Any enlargement of a dwelling 4. The erection of any outbuildings, house. house over 1 storey high. house consisting of an addition or means of enclosure, pool or alteration to a roof. containers to the side of a dwelling house.

5. The cladding of any part of the 6. The installation, alteration, or 7. The installation, alteration 8. Any solar equipment installed on exterior of a dwelling house with replacement of a chimney, flue or and replacement of an antenna an existing wall or roof of a dwelling stone, artificial stone, pebble dash, soil and vent pipe to any wall or roof (including satellite dishes) on any or a building within its curtilage that render, timber plastic or tiles. slope which fronts the highway and chimney, wall or roof slope which is fronting a highway. forms the principal elevation or side faces onto or is visible from a elevation of the house. highway or on a building which exceeds 15 metres in height.

59