TREWOLEK PHASE I NANSLEDAN DESIGN & COMMUnitY CODE December 2014 Contents Introduction • Background • Vision/Key principles, aspirations 1.0 The Legal and Management Framework • Reasons for Design Guidance/Code • How the Code is enforced 2.0 Guidance for Extensions • First Principles 3.0 Building Materials and Details Design & Community Code 4.0 External Walls • General • Doors and Porches • Windows 5.0 Roofs and Chimneys • General • Roof lights and Dormers • Rainwater Goods and Gutters • Chimneys 6.0 Outbuildings 7.0 Boundary Walls, Fences and Gardens 8.0 Subsidiary Elements • General • Lettering 9.0 Business and Commercial Premises 10.0 Accessibility 11.0 Environmental Issues • Photovoltaic Panels 12.0 Making your application APPENDICES Appendix A – Estate Stipulations Appendix B – Community Stakeholder Covenants Appendix C – Lettering on Homes and Streets Appendix D – Lettering on Shop fronts Appendix E – Photovoltaic Panels Design & Community Code 2 Trewolek Phase I Nansledan Introduction Each building in Nansledan has been designed to achieve Enquiry individuality and harmony within the overall masterplan concept by Design of a traditional Cornish urban community. The initial design and Summary construction of every building is required to comply with a suite Report of eight Strategy Documents which include the Design Statement, the Sustainability Strategy, the Energy Strategy, the Water Strategy, the Food Strategy, the Transport Principles, the Pattern Book and the Building Code. The relevant requirements of which are contained Masterplan Sustainability Design & Community Code within the Building Code, which are regulated by the Duchy of & Design Strategy Cornwall. The main objective is to ensure that all involved in the Statement development work within the framework of the Masterplan and the high design standards are matched by construction which achieves high performance and durability through traditional materials. Construction techniques incorporate energy efficient services and high insulation levels. Use of local Cornish and recycled Energy Water Food Transport Pattern Building materials is encouraged to comply with the concept of sustainable Strategy Strategy Strategy Principles Book Code development. For the building envelope, natural materials and traditional techniques have been adopted and will weather harmoniously over time. This Design and Community Code (“Code”) is intended to give Strategy Documents for Nansledan the principles of which have informed the design confidence to owners and occupiers that things will not change much and if change is sought the Duchy will regulate things so as to maintain the high standards for the benefit of all. The guidance set out within this Code incorporates the relevant provisions of the Building Code. More detailed guidance is given in the suite of Strategy Documents. 3 Design & Community Code Site masterplan 4 Trewolek Phase I Nansledan 1.00 The Legal and Management Framework 1.01 The purpose of this Code is to draw attention to the obligations, 1.05 The Nansledan Estate is to be developed in Quarters which in which are represented by the Estate Stipulations (“the turn comprise Phases. Management Companies are to be set Stipulations”), incorporated into the legal title and Estate Deed. up to manage and provide services in respect of each Phase or The Stipulations apply to both freehold and leasehold properties. a number of Phases. Owners of residential, commercial and The Stipulations which should be read in conjunction with the community properties within a Phase will become members Community Stakeholder Covenants (set out in the Planning of the Phase Management Company and will enter into Estate Agreement for Nansledan). The Stipulations provide for each Deeds with the relevant Management Company. The Estate freeholder and tenant (both long-term and short-term tenants) Deeds cover the provision of services by the Phase Management to be provided with the Code so that they are fully aware of Company and each owner’s obligation to pay the relevant Design & Community Code the Stipulations and the Community Stakeholder Covenants, service charge. enclosed at Appendix A and Appendix B respectively. 1.06 In respect of the overall Nansledan Estate domain and items 1.02 Attention to detail, within the overall guiding concept, has been which are applicable to the whole of the Nansledan Estate, the key to successful design and development at Nansledan. management is to be undertaken by the Nansledan Management Completion will witness the transformation of a construction site Company of which the various Phase / Phases Management to a living, organic community. The conclusion of each sale or Companies will be members. The Estate Deed also covers the 2014 rental agreement brings owners and occupiers into the equation. provision of services by the Nansledan Management Company It also brings the obligation to observe the Stipulations imposed and each owner’s obligation to pay an Estate service charge. It couldn’t happen here...? by the Duchy of Cornwall not to alter or extend the exterior of a 1.07 Cornwall Council is the planning authority for Nansledan. The property without the Duchy’s written approval. The Stipulations Council have granted planning permission for the construction bind all properties, and their owners and occupiers. They of the development, covering every individual building and its regulate the use and appearance at Nansledan. As and when use and use of the land. The Nansledan development is outlined new buildings are completed, purchasers are supplied with the in the Masterplan which identifies the Quarters and Phases and Stipulations so that all owners and occupiers are aware of them. proposed land uses. The Duchy of Cornwall and Consortium Breaches of the Stipulations could result in enforcement action may vary the Masterplan, the Quarters and proposed uses from and may prejudice the sale of individual properties. time to time. 1.03 The Stipulations are enforceable by the Duchy and the Phase and 1.08 The images of the proposed development in this Code are Estate Management Companies and the application process is indicative only and not definitive. They are not, and should described at the end of this Code. not be treated as, representations as to the final design and 1.04 All matters relating to the construction of buildings and use of appearance of all or part of the development. land constitute ‘development’ and as such are brought under the statutory planning process. However, for owners and occupiers, 2024 there is an exemption for minor matters, such as small extensions, which are known as ‘permitted development’. Thus, alterations to residential properties at Nansledan, including the construction of small extensions, the removal and changing of windows and doors, insertion of dormer windows on rear roof slopes, erection of porches, or retiling roofs in modern materials, do not require express planning permission. However, this does not exempt the work from control by the Duchy. Such work is covered by the Stipulations and requires prior approval from the Duchy. 5 2.00 Guidance for Extensions 2.01 Every house at Nansledan has been designed to provide 2.03 The terraced configuration of many properties will strictly limit b. Not unduly complex in plan, or elevation (tall conservatories accommodation which will meet the needs of owners and the scope for side extensions. In cases where such extensions with pent roofs are not acceptable); occupiers. However, it is recognised that individual taste varies, will be allowed, they will comply with the following principles: c. Of simple design, with windows and other elements of good and that needs change over time, for example addition to a family, a. The extension is clearly perceived to be subservient to the original proportion, to complement the existing house (elaborate retirement, or working from home. There may be a perception that building, complementing, not competing with its presence in Victorian reproductions are not acceptable); more room is required. It may be possible to reorganise internal the street picture; space, without affecting the exterior of the building. Occasionally d. Of timber construction (UPVC is not considered to be a owners may conclude that an extension, or a loft conversion is the b. The building frontage line is respected; sustainable material within the meaning of the Building Code); solution. There may also be applications to add conservatories to c. The form, materials and detailing of the extension match those of e. Capable of substantial concealment by the property boundary Design & Community Code houses, to erect garden shed, or close-in car ports. the existing house; wall which may be raised (subject to impact on neighbouring properties or the group - this will also apply to conservatories at a. All proposals for external alterations, loft conversions, extensions, d. The extension does not adversely affect the privacy or amenity of the side of houses, as well as at the rear). conservatories, garden sheds, car port infilling, or the addition of neighbouring properties. Photovoltaic Panels (PV’s) will require consent from the Duchy 2.04 Rear extensions are the most likely to be contemplated, and to The close spacing of the buildings, compact gardens, and overall design be found acceptable. It should be borne in mind, however, that concept at Nansledan will strictly limit the scope for such work. In the design of back elevations, and grouping of properties, has considering such applications, the impact on the integrity of the building been as carefully considered as the fronts. The appearance from concerned will be assessed, together with the effect on neighbouring the mews or parking courtyards is as important as the street properties, and the character and appearance of the surroundings, pictures. To be acceptable rear extensions must comply with particularly where designed groups of buildings are involved. the following principles: a. The extension is clearly perceived to be subservient to the original building, complementing not competing with its overall form; b. The form, the materials and detailing either match or complement those of the existing house; c.