Places for All
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places for all november2001 places for all places for all november2001 contents Introduction 2 Building for The Future 22 - the background 2 - determine the impact of development 23 - the approach 4 - re-use existing buildings 23 - the format 4 - consider future change 23 - the requirements 5 4- minimise environmental harm 25 - the main principles 5 - ‘green’ the city 25 Creating Diversity 6 Build on Local Character 26 - mix the uses 7 - study the context 28 - sub-divide development sites 8 - respond to the context 29 - build to higher densities 9 1- provide focal space 9 5 Appendices 32 Moving Around Easily 10 A - further reading 32 - provide convenient routes 11 - consider the wider area 12 - provide access for all 12 2- balance the needs of cars and pedestrians 13 Safe Places, Private Spaces 16 - define the public and private realm 17 - build in active frontages 18 3- design attractive streets and spaces 19 introduction 2 BIRMINGHAM is a varied city of places and spaces with their own feel and character. Unfortunately many areas have suffered from the comprehensive redevelopment introduction of the post war era that caused - in common with most other the background cities - over-scaled developments that put cars before people. The value of good design has now been recognised in Birmingham with mixed use developments of attractive new buildings and public spaces in areas like Brindleyplace. Mistakes of the past are also being addressed through the redevelopment of the Bullring and Masshouse. The commercial and creative success of developments in the city centre proves the value of good design. Yet there is still a huge task to be tackled in raising the overall design quality of developments, particularly outside the city centre. introduction The value of good design has now been recognised with development like Brindleyplace. 3 We must make developments more sustainable. We need to The value of good use land efficiently, encourage walking, cycling and the use of public transport, and allow design has now access for everyone - including people without a car. All buildings should relate to their been recognised context, be adaptable, accessible and well insulated with quality as a main priority. It’s also in Birmingham. important that we use environmentally friendly materials, consider sustainable drainage, water and waste recycling and use alternative forms of energy. It’s vital that everyone involved in development in the city adopts this approach to their work. If we all work together to achieve this everyone in the city benefits now and in the future - and we will truly be building places for all. In common with many other cities Birmingham has suffered from over-scaled developments that put cars before people. There is still much to be done to raise the quality of development, particularly outside the city centre. introduction The principles are based on tried and tested methods of building successful places... 4 the approach to general design guidance PLACES FOR ALL has been component. The two documents THE APPROACH produced as a response to the should be used in conjunction. Builds on the design lack of general design guidance The approach also builds on principles set out in the that relates to all types of national advice such as PPG3, Birmingham Plan and ‘Places development throughout the By Design, Places, Streets and for Living’. city. Until now design guides Movement as well as the work have been topic specific such as of the Urban Task Force. Focuses on five overriding car park or shop front design principles that cover a wide guidelines, or area specific such range of issues concerned as site briefs and quarter plans. This guide aims to be as with development. Good design however, should objective as possible, dealing Illustrates some of the ways to apply everywhere not just in key with basic design issues and achieve the principles. locations such as the city centre principles rather than personal and conservation areas. taste with the examples used to Similarly many developments illustrate general points. The today incorporate a mix of uses guide is intended to positively THE FORMAT influence the development so it is no longer enough to rely This guide is divided into five on guidelines for single use process as much as the outcome. main sections. Each section building types. ‘Places for All’ is starts with a general a sister document to ‘Places for The key is for developers to introduction outlining the main Living’ and adopts a similar employ skilled designers to issues followed by the approach and format. Many of provide the best solution for principles. These take the form the issues and principles are each particular context and to of policy statements with a similar but have been focused to take a holistic approach to justification. apply to all developments - not developments considering just those with a residential design at an early stage. introduction ...as well as drawing on the experience of recent examples from Birmingham and elsewhere. 5 THE REQUIREMENTS THE MAIN PRINCIPLES All proposals will be judged on The design statement should 1.creating diversity - The aim The principles are based on their own merits. Proposals that outline how the principles have must be to create or build tried and tested methods of follow the spirit of the guidance been achieved (or a justification within places that have an building successful places that will be received positively. of why they haven’t been accessible choice of closely have often been ignored or Conversely poor quality achieved). The degree of detail mixed complementary activities. forgotten until recently. They proposals that ignore the issues will depend on the size and 2. moving around easily - Places also build on the experience of and the requirements will be nature of the proposed should be linked up with short, recent successful developments unlikely to gain consent. To help development (see also ‘build on direct public routes overlooked in Birmingham and elsewhere. in assessing proposals and local character). For larger or by frontages. demonstrate that design and more complex proposals or other policy requirements have proposals on sensitive sites, 3. safe places, private spaces - The examples accompanying been taken into account, the perspectives and/or axonometric Places must be safe and the principles are not intended following should be produced as drawings may be requested. A attractive with a clear division as solutions but are included to a minimum: three-dimensional master plan between public and private illustrate the points. There can space. be many ways to achieve the Existing and proposed floor may also be required, particularly for large scale 4. building for the future - objectives. This guide is plans, elevations and relevant intended to support and sections. developments. For Buildings and spaces should be straightforward or small scale adaptable to enhance their long- encourage everyone involved in A plan showing the proposals the requirements will term viability and built so they delivering quality developments. development in its wider be dealt with on their merits. harm the environment as little It also highlights the role good context. design can play in achieving The involvement of the as possible. Contextual photographs. places that are successful and Planning Authority, the local 5. build on local character - sustainable in social, economic A topographical/tree survey community and other relevant Development must consider the and environmental terms. where appropriate (existing bodies at an early stage would context and exploit and and proposed). also be advisable to speed up the strengthen the characteristics A design statement. decision making process and that make an area special. arrive at a mutually agreeable solution. creating diversity Development should address the needs of the whole community. 6 creating diversity DEVELOPMENT should address the needs of the whole community and avoid large single use developments especially where there is poor public transport access. This is socially divisive, encourages reliance on cars and puts many people at a disadvantage. While some uses - like large manufacturing plants - can be incompatible with other types of development, this should be an exception rather than the rule, and even then there should be good public transport access. Development should address the 1 needs of the whole community. creating diversity The Mailbox - high density mixed use. 7 Overall the aim should be to Whilst density is a complex MIX THE USES build, or locate within, subject, the key is to create good Locating compatible uses such accessible places with a wide places and provide the best as housing, shops, community choice of complementary design solution for the site and facilities, work and leisure activities. Such ‘walkable the character of the area, with opportunities near to each other neighbourhoods’ (see also the density figure used as a provides a number of important ‘moving around easily’)are best check. benefits. Providing a mix of uses suited to achieving higher should therefore be a main densities of development with consideration when developing a densities increasing towards the site. centre and along public transport corridors. PPG 3 The provision and nature of the suggests residential densities mix will depend on the context, should not fall below 30-50 the scale of the development, dwellings per hectare in order to market demand and relevant make an efficient use of land. planning policies. The City The City Council Unitary Centre, local centres and areas Development Plan suggests that with good public transport links This means there is: densities of at least 100 will provide the greatest The opportunity to walk, cycle dwellings per hectare will be potential for a diverse mix of or use public transport rather expected on sites within the City uses. Other less accessible areas than drive.