Design Brief - Microsoft · 1. Vision Vision ii 2. Introduction The Strategic Project Documents iv...
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Design Brief Wixams – Village One October 2006
Transcript of Design Brief - Microsoft · 1. Vision Vision ii 2. Introduction The Strategic Project Documents iv...
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October 2006
The WixamsVillage One
Detailed Design Brief and Code
This document has been prepared to respond to the requirements of the Outline Planning Permission, and as a supplement to the Strategic Design Guide and other documents prepared
to support the delivery of the new sustainable settlement at the Wixams.
The production of this guide has been coordinated by Barton Willmore (Master Planning) on behalf of Gallagher Estates Ltd. and RWE NPower Plc.
© copyright reserved Barton Willmore Partnership Reading Ltd, Beansheaf Farmhouse, Bourne Close, Calcot, Reading, Berkshire, RG31 7BW
© copyright assigned to Bedfordshire County Council, Bedford Borough Council, Mid Bedfordshire District Council, Gallagher Estates and RWE NPower Plc.
BARTONWILLMORE
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Contents Page1. Vision Vision ii
2. Introduction The Strategic Project Documents iv Village One vi The Master Developer viii Background To The Detailed Design Brief and Code ix Role Of The Documents x
3. Design Brief: The Master Plan 1 – 45 Site Location 2 Site Features 4 The Influence of the Bedfordshire towns and villages study on the Master Plan 5 The Master Plan 10 Principles 11 Land Use 14 Affordable Housing 16 Density 18 Building Heights 20 Movement 22 Car Parking 26 Open Space 28 Play And Recreation 30 Public Art 32 Noise Mitigation 34 Community Safety 36 Sustainability 39 Drainage And Services Strategy 44
4. Design Brief: Placemaking 46 – 63 Placemaking 47 Frontages 53 Streets 54 Corner Buildings 63
5. Village One Design Code 64 – 101 Design Codes 65 Building Typology, Details and Materials 67 Public Realm 78 Key Groupings 94
6. Area Design Code 102 – 119 Central Area South 104 Central Area North 108 Northern Area 112 Southern Area 116
7. Implementation 120 – 125 Quality And Control 121 Compliance Criteria 122 Indicative Phasing 123 Reserved Matters Requirement 125
A. Appendix 126 – 131 External Finishes and Details 126
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Village Three Town Centre Village Two
Village OneRailway QuarterVillage Four
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1.1 Vision A Vision for The Wixams
1.1.1 In September 1998, Gallagher’s and RWE nPower, (formerly National Power) formed a Joint Venture to transform Elstow Storage Depot, part of the core site, from an unattractive brownfield site to a new and vibrant settlement where thousands of people will live and work. This is a major opportunity to create a new place that demonstrates how we can live in the future, embracing the latest thinking to provide a truly sustainable development. By returning the core site to productive use, the Joint Venture will enable the construction of:
• a high quality sustainable new settlement• 4,500 residential dwellings of mixed type and tenure on the core
site;• a mixed-use town centre, supported by smaller village centres;• community, leisure and educational facilities;• a variety of business uses;• high quality open space and landscape; and• potential for approx 2,500 more dwellings in the expansion
areas.
1.1.2 The concept for the Wixams is inspired by a modern interpretation of the design approach of Ebeneezer Howard’s Garden City Movement, where open space and landscape work together with buildings to create distinctive places. It is also inspired by the positive characteristics and features of towns and villages in Bedfordshire and the desire to recreate some of the character of a traditional market town (as outlined in the adopted Planning and Development Brief). The concept has also been underpinned from the outset by clear sustainability principles which apply at all levels of design.
“In order to achieve The Council’s overarching aim for establishing a high quality sustainable new settlement all development proposals will be required to follow a number of key sustainable design principles” (Planning and Development Brief)
1.1.3 The nine key principles adopted are those set out in the Planning and Development Brief, and are shown adjoining.
Principle 1 : Maximise the reuse of brownfield land
Principle 2 : Integrate the development within the landscape
Principle 3 : Encourage a balanced and self sufficient community
Principle 4 : Structure development around energy efficient movement networks
Principle 5 : Provide an open space network for recreation, wildlife, energy and water management
Principle 6 : Promote technical efficiency in the siting, design and use of materials
Principle 7 : Ensure settlement durability and adaptability
Principle 8 : Create a distinctive, high quality and successful new place
Principle 9 : Promote community involvement in design, development and management
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Elstow Planning and Development BriefAdopted as Supplementary Planning Guidance
Elstow Garden VillagesDesign Parameter StudyBedfordshire Towns & Villages
The WixamsHighways Design GuideAdopted as Supplementary Planning Guidance
The WixamsStrategic Design GuideAdopted as Supplementary Planning Guidance
The WixamsCommunity & Leisure Facilities Strategy Parts I and IIAdopted as Supplementary Planning Guidance
The WixamsLandscape Strategy Approved as Project Specifi c Document
The WixamsSustainability and Energy Strategy Approved as Project Specifi c Document
The WixamsSpecifi cation and Maintenance ScheduleApproved as Project Specifi c Document
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Planning And Development BriefAdopted September 1999
Bedfordshire Towns And Villages StudyNovember 2001
Strategic Design Guide
Landscape Strategy
Energy & Sustainability
Strategy
Community & Leisure Facility
Strategy
Highway Design Guide
Reserved Matters Applications
Infrastructure And Landscaping
Development Parcels To Include Design And Access Statement
(See Checklist In Implementation Section)
2.1 The Strategic Project Documents
Detailed Design Briefs And Codes
Role Of The Strategic Project Documents
2.1.1 The Elstow New Settlement Planning and Development Brief (adopted September 1999) required the production of a number of key strategic documents, to promote the site and to fulfil the ambitions and aspirations of all stakeholders participating in the process.
2.1.2 The Elstow New Settlement Planning and Development Brief sets out in section 5.67 that ‘the Local Authorities require and need to agree with developers design guidance at outline and detailed planning stages with which subsequent detailed proposals will be expected to comply’.
2.1.3 Although some elements of these documents have been replicated with in this detailed Design Brief and Code document, the participating Developer and their design team must consider in detail the information provided within the strategies as this will provide the basis for the preparation of a fully compliant Reserved Matters Planning Application.
2.1.4 Copies of these documents and other useful guides can be found on the following web sites.
www.thewixams.co.uk www.bedford.gov.uk www.midbeds.gov.uk www.bedfordshire.gov.uk
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Village Centre Village Lake Southern Gateway Village Green Old A6 Green Lane
Village ParkNorthern Gateway Greenway A
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Village One2.2.1 Village One is the easternmost village. It extends from the realigned
A6 to the major greenway it shares with Village Two. Of all the villages, it contains the most existing development and site features and so has opportunities to create character by integrating these within the new development. It is the only village through which a new greenway passes and is characterised by the presence of lakes and ponds. Village One also accommodates the new northern and southern gateway zones providing access into the town from the A6.
Prime Character Generators:
2.2.2 Northern Gateway – view opens up on approach to lakes, road passes over causeway giving strong views of the waterside development.
2.2.3 Greenway A – winds through the village; links landscape features such as the Village Green and High Street.
2.2.4 Village Park – located in the north of the village. Provides a play area, informal recreation opportunities and is situated along the route through the village to the lake.
2.2.5 Village Centre – commercial and retail facilities located together with the lower school and other community activities.
2.2.6 Village Lake – unique setting for the surrounding residential units with a strong character as part of the retained lake.
2.2.7 Old A6 – downgraded to a country lane character, integrating existing houses and hedgerows and incorporating a dedicated cycle route and new trees.
2.2.8 Green Lane – ultimately connects to the town centre, crossing the old A6 and giving pedestrians, cyclists and buses priority over cars. Provides strong connection to schools and recreation and play facilities.
2.2.9 Village Green – created on the land between the old A6 and the Bedford Road, visible from the southern gateway route into the town; integrates existing and new houses together.
2.2.10 Southern Gateway – landscaped landmark entry point to village and the town as a whole from the realigned A6.
2.2 Village One
View
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Green Lane
Southern Gateway
Northern Gateway
Village Lake
Village Centre
Old A6
Village Green
Greenway A
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The Role Of The Master Developer
2.3.1 With the agreement of the Local Authorities, the Joint Venture Development Partners, Gallagher Estates Ltd. and RWE nPower, have taken on the role of Master Developer for Village One of the Wixams.
2.3.2 This role allows for a higher level of direction and control of the development process, ensuring that the new settlement delivers the vision as set out in this and other documents.
2.3.3 As part of this process the Master Developer will retain the responsibility for the construction of the framework of the new settlement which includes infrastructure, civic buildings and open space, as well as facilitating its long-term maintenance.
2.3.4 Through its long term commitment to the project the Master Developer will also ensure that the delivery of those components that transform the development into a ‘place’ are planned and phased and delivered to respond to the pace of development.
2.3.5 The Master Developer as part of its infrastructure works programme will prepare serviced residential, commercial and employment land in parcels which will be sold to individual developers, house builders and investors. The disposal will be undertaken with the aim of maintaining quality of development through the life of the scheme.
2.3.6 To assist with this process the Joint Venture, in partnership with the Local Authorities, have prepared this document The Detailed Design Brief and Code for Village One, which is considered as a key tool in the process of delivery for this first phase of development at the Wixams.
The Master Developer’s Vision For The Site
2.3.7 The Wixams will be one of the largest new communities to be built in the UK. The Joint Venture development partners have consulted with Bedfordshire County Council, Mid Beds District Council and Bedford Borough Council to ensure that the Wixams will offer a high quality environment in which people will want to live, work and take pride.
2.3.8 The Wixams will meet long term local strategic housing and employment needs identified by both Local and Central Government. Occupying an industrial and storage site, the development will maximise the use of brownfield land rather than just valuable greenfield countryside.
2.3.9 The design concept will draw on the best local traditional character of Bedfordshire market towns, together with the latest sustainable development measures. the Wixams will be much more than just a place for new homes; it will be a truly sustainable community with its own employment area, schools, shops, health services, leisure and recreation areas, transport links, and community centres.
2.3 The Master Developer
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Sub-area Detailed Design Briefs and Codes
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Each Sub-Area Detailed Design Brief and Code submitted to the local planning authorities shall be produced in accordance with the following documents unless otherwise agreed by the local planning authorities: • The Development Brief; • The Approved Drawings; • The Strategies.
13Each Sub-Area Detailed Design Brief and Code submitted to the local planning authorities for approval shall consist of guidance and coding relating to the following matters for that Sub-Area unless otherwise agreed by the local planning authorities:
13.1 Guidance and Coding on the location and distributions of the different land uses;
13.2 Guidance and Coding on residential densities;
13.3Guidance and Coding on parcelisation and phasing, including the phased provision of key community facilities in accordance with the Community and Leisure Facilities Strategy;
13.4Guidance and Coding on building form, scale and design, including heights, bulk, massing, materials and detailing, colour palette and boundary treatments; and the identifi cation of key building groups, frontages, landmarks and corner buildings, and important spaces around those buildings;
13.5 Affordable Housing: the location and distribution of affordable housing parcels;
13.6
Movement Strategy to include: (i) highways and access: A plan showing proposed roads, footpaths and cycleways within the Sub-Area; (ii) surface finishes and street furniture: Guidance and coding giving details of typical surface finishes and of street furniture for roads, footpaths,
cycle-ways and car parking areas relating to that Sub-Area; (iii) car parking strategy, including principles of public/private split and management and maintenance of private car parking; and (iv) guidance and coding on speed restraint measures;
13.7Guidance and Coding on the design and distribution of landscape and open space in accordance with the Landscape Strategy, including identifi cation of the public realm, provision of public squares, incidental green open spaces within villages and Super Local Areas of Play;
13.8
Guidance and Coding on the incorporation and promotion of sustainability and renewable energy initiatives in accordance with the Sustainability and Energy Strategy and such strategy will include guidance as to the achievement of:(i) Energy efficient layouts;(ii) Energy efficient building design;(iii) Renewable energy generation including the safeguarding on residential buildings with a southerly aspect the option of providing in the future for
energy generation by the use of solar panels or photo voltaic cells(iv) Water use minimisation and recycling; and(v) Provision for waste recycling;
13.9 Community Safety: A statement confi rming that community safety details accord with national guidance relating to community safety;
13.10 Guidance and Coding on the incorporation of public art;
13.11Public Transport: Guidance and Coding on public transport routes, facilities and interchanges, including proposed bus stops and super-stops in accordance with the principles of the Steer Davis Gleeve “Report on Proposed Bus Services” (January 2000, updated 2003);
13.12Lighting: A strategy for lighting of roads, footpaths, cycle routes, play areas, open spaces and all other areas accessible to the public including guidance on the height of the lighting columns and the types, colour and brightness of proposed lights, and measures to limit light pollution from development within the Sub-Area;
13.13Disabled Access: Confi rmation that for 10% of the total number of residential units to be constructed shall be in accordance with the Mobility Standards set out in the Bedford Borough Council’s approved document “Mobility Housing”;
13.14Public Utilities: Strategy to consult with statutory undertakes in respect of the location and appearance of statutory undertakers’ plant, compounds etc. to seek to ensure that they accord with the Strategic Design Guide; and
13.15 CCTV: criteria for cameras and associated infrastructure and the guiding principles for selecting their location.
Consideration of Reserved Matters Applications
16Each Reserved Matters Application shall accord with the adopted or approved Strategies (where relevant) and with the relevant Sub-Area Detailed Design Brief and Code, unless otherwise agreed by the relevant local planning authority.
Outline Planning Approval
2.4.1 The Outline Planning Application submitted by RWE NPower and Gallageher Estates Ltd, approved on 02 June 2006 by Bedford Borough Council (99/1645/OUT) and by Mid Beds District Council (99/01694/OUT), requires the following conditions to be satisfied by the compliant development schemes:
2.4 Background To The Detailed Design Brief And Code
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Role of the Detailed Design Brief
‘We cannot afford not to invest in good design. Good design is not just about aesthetic improvement of our environment; it is as much about improved quality of life, equality of opportunity and economic growth. If we want to be a successful and sustainable society we have to overcome our ignorance about the importance of design and depart from our culturally-ingrained notion that a poor quality environment is the norm… Good design does not cost more when measured across the lifetime of the building or place.’ CABE. The Value of Good Design
2.5.1 The master plan and detailed design brief provide the pivot between the strategic vision set out in the Wixams Strategic Guide, and the design codes set out later in this document. The master planning process is key to establishing the principles within which the design code can operate. The master plan and detailed design brief illustrate the process undertaken in completing the master plan.
2.5.2 The relationship between a master plan and code can be best described as:
‘The master plan or framework is the vision. It should be accompanied by a design rationale that explains why, followed by a code that gives instructions to the appropriate degree or precision and that is operational.’ P Murrain, (Urban Design International 7).
2.5.3 The master plan and detailed design brief should be considered as the precursor to the codes, giving it context and a firm foundation of vision and the master plan design rationale.
Role of the Design Code
2.5.4 The Government is promoting the use of Design Codes in order to achieve an improvement in the quality of development and ensure greater speed in the delivery of new housing. The latter can be achieved by setting out a clear framework of design “rationale” and principles which guide all individual proposals.
2.5.5 The concept of an Urban Design Code starts from the assumption that the design of new developments can be planned and regulated to achieve a high quality outcome. It introduces design control to exert greater assurance over the quality of the product.
2.5.6 Principles of good design will include an appropriate level of accessibility, assisting to provide ease of movement and legibility, quality of public spaces, enclosure and adaptability. They can also be achieved by the way streets and spaces are arranged and how buildings are placed into the landscape.
2.5.7 Most of all good design is about creating a clear and distinct feeling of place in which we all live and in which future residents can take pride.
2.5.8 Thus the Design Codes for the Wixams are written to ensure that the fundamentals are right. They are not intended to be so prescriptive that they give too little scope for architectural and design expression.
2.5 Role of the Documents
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ContentsDesign Brief: The Master Plan
Site Location Site FeaturesThe Influence of the Bedfordshire towns and villages study on the Master PlanThe Master PlanPrinciplesLand UseAffordable HousingDensityBuilding HeightsMovementCar ParkingOpen SpacePlay And Recreation Public Art Noise MitigationCommunity SafetySustainabilityDrainage And Services
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1 The Wixams Site
Site Location
Regional Location
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3.1 Site Location Regional Location
3.1.1 The Wixams development is located on the western edge of the East of England Region, within the Bedfordshire sub region. the Wixams is located 5 kilometres (3 miles) south of Bedford and 23 kilometres (14½ miles) east of Milton Keynes, between the A6, B530 and A421, located 10 kilometres (6.2 miles) north east of junction 13 of the M1.
Village One Location
3.1.2 Village One is the eastern-most village. It extends from the realigned A6 to the major greenway (greenway B), which it shares with Village Two. Village One forms the entrance to the whole of the Wixams development. As a result two, gateways have been created within Village One. Village One also sits adjacent to the business park
site within the Wixams.
Site Location
3.1.3 The adopted Planning Development Brief area covers 384 hectares (948 acres), and the new settlement core, controlled by the Joint Venture of Gallagher Estates Ltd and Innogy comprises 281 hectares (694 acres).
3.1.4 The development site is centred around the industrial and storage site commonly referred to as the Elstow Storage Depot. The northern and eastern part of the site lies within Bedford Borough, and the parishes of Wilshamstead and Elstow, with the southern part of the site lying within Mid Bedfordshire District, and the parish of Houghton Conquest.
3.1.5 The site is accessed via a new section of the A6 on the east of the site and the B530 on the west. The main midland railway link runs along the north western site boundary and is used by both Midland Mainline trains between Sheffield and London and Thameslink trains between Bedford and Brighton, via London.
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Elstow Lakes
Realigned A6
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Southern Bedford Bypass (A421)
Watson Road
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Introduction
3.2.1 The site forms part of the flat broad valley of the River Great Ouse, and the escarpment of the Greensand Ridge, an area of Great Landscape Value, lies to the south. The remnants of the depot uses lie to the west of the Village One site, and will be regenerated through the development into residential use and an employment zone. Open farmland with well defined field boundaries and hedgerows clearly separates the site from the nearest settlements of Wilstead, Elstow, Kempston Hardwick, Houghton Conquest and Stewartby.
Topography
3.2.2 The site is generally flat, lying approximately 30 to 40m above ordnance datum. There is a gentle fall towards Harrowden Brook on the northern boundary. Topography does not therefore restrict where development may be located, and provides a positive benefit in enabling ease of movement. The flat nature of the site does generate two design challenges that will need to be addressed. Firstly the absence of any distinct topographical features will place a greater emphasis on creating character and distinctiveness through the use of sound townscape and landscape principles. Also the drainage of site surface water will need to be addressed through the creation of landforms and drainage channels.
Ground Conditions
3.2.3 The site geology further compounds the issues of site drainage, due to a layer of underlying impervious clay. Therefore surface water drainage must utilise a balancing lake system, as it cannot drain naturally into the ground.
3.2.4 The Elstow Storage Depot’s history as a munitions factory, along with other storage and industrial uses, has left a legacy of contaminated and degraded land that site investigations have shown requires remediation. The majority of Village One is not affected by contamination and can proceed a basis of minimal remediation.
Environment
3.2.5 There are a number of existing environmental features on this site that will be integrated into the design of the new settlement, and these include:
• brooks and drainage ditches which provide important wildlife corridors within the site, and link to surrounding wetland and wildlife areas;
• a reconstructed man made lake on the site to the east of the A6 and a wetland area south of Dane Lane which is of ecological significance; and
• a number of hedgerows of varying thickness and quality alongside the A6 and Dane Lane and several field boundaries.
3.2.6 An environmental approach to the sustainable drainage design has been incorporated into the Wixams by retaining where possible the existing water features, and creating new additional water features, such as balancing ponds and linear landscaped open spaces. Hedgerows will also be retained where appropriate; however, some existing hedgerows will need to be removed to facilitate development.
3.2 Site Features Existing and Committed Land Uses and Services
3.2.7 Existing land uses on and around the site include the Wilstead Industrial Estate, the Elstow lakes, and areas of open land protected by rural restraint policies. Existing residential properties that front onto the A6, Bedford Road and Dane Lane, will be integrated into the new settlement.
3.2.8 Most services to the existing storage depot site will become redundant and do not represent a constraint on the form of new development. Only services running alongside the existing A6 will need to be retained and upgraded. There is a main foul sewer running across the site.
3.2.9 The main opportunities that the existing and surrounding uses present for the shaping of the Wixams land uses are:
• the creation of new employment areas adjacent to the Wilstead Industrial Estate;
• using landscape and woodland planting to minimise the visual impact of the new settlement from the nearby villages;
• integrating the existing residential properties on the A6, Bedford Road and Dane Lane; and
• creating clear boundaries to the site using the realigned A6 to the east and the railway line to the west.
Connections and Movement
3.2.10 The existing A6 which runs adjacent to the storage depot site’s eastern boundary has been assessed, and cannot support the new development in its present form because this road will be at capacity before the end of 2011. The existing access points to the properties along the A6 will be heavily impacted upon by the anticipated increase in traffic movement.
3.2.11 To address these issues, the A6 will be realigned to the eastern edge of the site, providing the potential for key gateways into the Wixams. There is also the potential to reuse the existing stretch of the A6 as an internal road within the new town. The road hierarchy within the new development will be designed to avoid the creation of shortcuts between the A6 and the B530 and also to promote access via the realigned A6.
3.2.12 There are opportunities to provide linkages to the surrounding public footpaths and wider network of bridleways through the design of routes within the new settlement. These networks should provide for a range of different users and transport modes, including walking, cycling, public transport and private vehicles.
3.2.13 The existing railway line, which runs along the western edge of the Wixams, has been identified as a prime opportunity to provide a direct link from the Wixams to Bedford to the north, and Luton to the south. The master plan for the Wixams highlights a station quarter to the western edge of the settlement with links to the town centre.
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Introduction
3.3.1 The Elstow Garden Villages Design Parameter Study: Bedfordshire Towns & Villages was produced to assist the design of the Elstow Garden Village (The Wixams) through the analysis of various settlements within the County. The study concludes by highlighting four key principles that are at the core of placemaking and creating a successful settlement.
3.3.2 The study clearly states that ‘the places in the study are not intended to be directly copied, good places are individual and are made up of much more than the application of a rule book’. This idea has reinforced the development of the detailed design brief and code for Village One. Furthermore, the study outlines that it is not appropriate to attempt to replicate a historic town which has developed over centuries, but it is appropriate to understand the key elements that are common to Bedfordshire towns, and utilise these in any development.
3.3.3 The study acknowledges that Bedfordshire does not have a well defined character that can be separated from its near neighbours. Therefore, the study has focused upon areas with similar characteristics to the Wixams site, with relatively flat topography, within the southern part of the county. The study also recognised that the places examined in the study are of a high quality, displaying local characteristics, including the four key principles, which results in good overall urban design.
3.3.4 The four key principles outlined by the Elstow Garden Villages Design Parameter Study (Bedfordshire Towns & Villages Study) are:
• legibility;• permeability;• variety; and • built form.
3.3 The Influence of the Bedfordshire towns and villages study on the Master Plan
Permeability
VarietyLegibility
Built Form
Elstow Garden Villages Design Parameter StudyBedfordshire Towns & Villages
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Permeability
‘A permeable environment is one which allows people a choice of different routes for moving around’. Elstow Garden Villages: Bedfordshire Towns & Villages Study, 2001.
3.3.6 The principal streets within the settlement should mark the centre of each village, with many routes connecting the wider village area into the principal streets. Where possible the network should connect key destinations, such as the centre or community facilities, providing a choice of routes, which is more convenient to pedestrians and cyclists, who can utilise direct safer routes to suit their requirements. The creation of a permeable environment should therefore encourage walking, and reduce the dependency upon the car. A typical feature of the permeable Bedfordshire settlement is the use of archways linking from courtyards or mews to the main street without breaking the continuity of frontage.
Variety
‘The mix of shops, employment uses, places to eat and drink and public spaces in which to rest, create a vibrancy that would be missing if the villages consisted solely of housing’. Elstow Garden Villages: Bedfordshire Towns & Villages Study, 2001.
3.3.7 A variety of uses adds to the character and appeal of successful settlements, this can be achieved utilising:
mixed uses: The use of a mixture of shops, pubs, cafes, offices and residential uses, focused at the centre adds an increased level of variety due to the functional requirements of varying uses. The study also notes that the places with the highest quality urban design most often support the widest range of activities. high street: The focus of the mixed uses within Bedfordshire villages are the high streets. However, most facilities, and in particular the range of shops and services, only appear in the towns (and not villages).
density structure: The mixed used centre of a settlement should contain the highest density, encircled by a band of high density residential uses, with occasional mixed uses, such as a corner shop, church or school adding variety. The density should decrease the further an area is from the centre, with some forms of employment uses associated with the edge of settlements.
Legibility
‘A place is legible if people can easily understand its layout and find their way around’. Elstow Garden Villages: Bedfordshire Towns & Villages Study, 2001.
3.3.5 The study identifies three characteristics of legible Bedfordshire settlements, which predominantly relate to the town or village centre:
clear hierarchy of places and streets: it is clear where the village starts and ends, and where the town centre is. This can be achieved by using clear landmarks, strong arrival spaces, and contrasting character in streets.
defined centres: the town or village centre is clearly defined by a higher degree of enclosure reinforced by taller buildings, public squares or greenspaces and the highest level of commercial activity within the settlement.
clear progression: a gradual change in character from the town or village centre to the rural / countryside edges of the settlement. This can be marked by the changing character of landscape, from formal boundary treatments to rural hedgerows, and a decrease in building density, from terraced properties leading to detached dwellings. The use of gateways, both at the entrance to the settlement and to village centres also reinforces the entry to a ‘different’ part of the settlement.
Built Form
‘The building form together with the structure should reinforce the legibility and variety of the place, resulting in a strong, identif iable character.’ Elstow Garden Villages: Bedfordshire Towns & Villages Study, 2001.
3.3.8 The strong character can be maintained whilst including a variety in roof forms and materials, by utilising the following urban design principles:
centre: buildings within the central areas of settlements often form groups or short terraces, with strong eaves line, and a vertical rhythm created by bays.
boundary: the villages tend to have a consistent building line, with properties in the centre being set against the back edge of the pavement. Elsewhere in the villages the back edge of the pavement forms a consistent boundary to properties.
building height: there is little variation in building height throughout the villages, with most buildings being two storey. However there is variation to this within the centres, with buildings reaching up to four storeys, particularly to punctuate corners, or key frontages.
materials: within south Bedfordshire there is a strong characteristic in the use of brick as the predominant building material.
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Elstow Garden VillagesDesign Parameter StudyBedfordshire Towns & Villages
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Legibility
3.3.12 Traditional settlements within Bedfordshire have good legibility, and are therefore easy to understand, they have a clearly defined main street, town centre and entrance to the village. The use of townscape components such as landmark buildings (churches and town halls), arrival spaces (village greens and market squares), and contrasting street characters (high streets and village lanes) are to be fully utilised to assist in creating a legible development. Most Bedfordshire towns have a network of streets which connect key destinations such as the centre or schools, provide residents with a range of alternative routes, encouraging walking and cycling within the settlement.
Hierarchy
3.3.13 Bedfordshire settlements have a strong hierarchy focused on the centre, and main routes linking to the centre. This includes a hierarchy of arrival, including gateway spaces on the approach to the centre. As density increases towards the centre, so does the level of enclosure, with the level of soft landscaping decreasing. A good proportion of the through traffic often bypasses the town centre in the most successful places.
Built Form
3.3.14 Building height varies little throughout the villages as a whole, most buildings are two storey although some three and even four storey buildings can be found in the centre. There is common use of attic spaces, creating 2½ storey dwellings, with dormers in the roof. Corners are often marked by slightly taller buildings and landmark buildings often indicate the centre and the most important areas.
Legibility
Hierachy
Recommendations
3.3.9 The study highlights that some of the characteristics of Bedfordshire identified are directly transferable to a new development, whilst others are not, but these may provide design references which can provide a wider reference to introduce character to the development. Directly transferable characteristics that will be taken forward into the development at the Wixams include:
Central focus: development increases in density, and creates a greater sense of enclosure closer to the centre, with the balance between soft landscape and hard landscaping also changing.
Built form: the use of simple forms and roof arrangements to create a consistent massing through the development, with changes to materials and boundary treatments.
Continuous frontage: utilising archways to link courtyards and mews to main streets, creating a consistent building line.
Landmark buildings: the creation of high quality landmark buildings, falling within a hierarchy ranging from those with town / village wide importance to those focused at a more local level.
Open spaces: creating enclosed open spaces, which are overlooked by development, to increase surveillance, and create safer spaces.
Materials: the prevalence of brick buildings, including subtle changes in colour and texture within an overall consistency of tone. 3.3.10 The distinctive colours and materials of traditional tudor style
building forms and construction can perform an important function in creating landmark buildings. This could be utilised with more appropriate styles of landmark building in performing this valuable townscape role.
3.3.11 The key principles of legibility, hierarchy and built form, as illustrated in the Bedfordshire Towns and Villages Study can be further developed within the Wixams. The following key principles will be incorporated into the development of the detailed design brief and code:
Built Form
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The Master Plan Design Rationale
3.4.1 The design principles set out within the Development Framework Plan, which formed part of the original Outline Planning Application, have been reviewed, tested and where appropriate adjusted to accommodate the emerging vision for Village One. The process of review has, however, kept the underlying design ethos or rationale intact.
3.4.2 Key objectives of the master plan for Village One, which are discussed within this brief, are:
Density: to achieve a density in keeping with government guidance that respects the principles of the Bedfordshire villages;
Land use: to provide areas of mixed uses, focused at the village centre, with a mixture of tenures, and housing types within the scheme;
Public transport: to create a development that provides opportunity for different types of movement;
3.4 The Master Plan
Road hierarchy: to provide a distinct road hierarchy that will create a safe highway structure throughout the site.
Landscape: to create a variety and range of landscapes within the proposal;
Playspace: to provide sufficient play space, which is accessible to properties within the development;
Public Art: to enrich the urban framework with integrated art work that add to the sense of place, and character of the area;
Noise Mitigation (from new A6): to minimise the impact of the new A6 to residents;
Safety: to create an environment which discourages crime, and creates vibrant active areas;
Sustainability: to provide the basis for sustainable growth, and living within the settlement; and
Placemaking: to create a distinct area, which is legible to the general public.
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Master Plan Principles
3.5.1 The eight illustrative plans, below, explain the features of the Development Framework Plan into the basic principles for the proposed development for Village One. These principles are examined in more detail in section one:
A Northern And Southern Gateways3.5.2 The gateways create two primary
access locations, servicing the whole development and giving direct access to Village One. The causeway and formal water feature to the north of the proposals will be an integral part of the external landscape, generating a distinct access way from the northern gateway.
B Landscape Structure3.5.3 In addition to the formal water
feature to the north, two greenways and other landscaping are introduced. Greenway A runs north / south, encompassing the existing and proposed bodies of water, with a realignment of the greenway at the southern end. Greenway B includes the Dane Lane Lake, the recreation cluster and two formal pitches serving the recreational needs of the village. The eastern boundary to the realigned A6 provides a zone of landscape transition which allows a natural integration into the wider rural environment.
3.5 Principles
D Village Centre3.5.5 The village centre is focused around
the High Street, providing key facilities within the settlement. The centre has been moved further south, to adjoin the existing lake to provide a focus. A more defined public square has also been created within the village centre, in keeping with other local villages, such as Potton, consolidating the non residential elements.
C Road Hierarchy3.5.4 A central route between the
northern and southern access point forms the main road which will be routed via the centre of Village One, forming the High Street. There will be a degree of informality to the road layout to assist in the control of traffic speeds. A series of smaller access streets are created for secondary access around Village One also linking to the further development of the site. The creation of two access streets, one on the alignment of the old A6 and one internal to the development, offer opportunities for a green street with a character distinct from the Main Street. The old A6 will be stopped up at the point the east west link between the Village One centre and the proposed Wixams town centre.
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HLandmark Buildings And Key Buildings
3.5.9 Landmark buildings are identified within the development in prominent positions to assist in way finding through Village One. The landmark buildings will be positioned at the entrance to the site and will also include the schools within the site. In addition to the landmark buildings a series of key buildings are identified which perform a townscape function, such as terminating views and creating variety to the townscape.
GKey Groupings And Key Frontages
3.5.8 A series of key groupings and key frontages have been developed throughout the site assisting in creating legibility and a sense of place for Village One. The key groupings serve distinct purposes, at key destinations through the development, such as the entrances, important open spaces and the village centre. The key groupings are formed from a series of key frontages, landmark buildings and key buildings.
F Density3.5.7 The highest density development is
concentrated at the centre of Village One, focused around the town square and high street with an additional high density development focused at the northern gateway. Development densities decrease in distance from these two points, with the lowest densities along the eastern boundary, west and south western edge of the site.
E Block Structure3.5.6 The block structure has been established
from reference to Bedfordshire villages, with an irregular grid system as a founding principle. This also allows opportunity for a variation in block size and shape, with incidental open spaces as part of the street scene.
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Land Use
Each village is designed to have a special character, formed by different types of open space, a varied townscape and unique features such as lakes and village greens.
3.6.1 Village One contains most existing development and site features, and so has the opportunities to create a character by integrating these within the new development. It is the only village through which a new greenway passes and is characterised by the presence of lakes and ponds. Village One also accommodates the new northern and southern gateway zones providing access into the town from the A6.
3.6.2 Village One will be primarily a residential development with both Affordable and Open Market housing, served by a centre providing a mix of community, recreational and commercial uses including:
• Retail units, totalling up to 700m² (with residential above);
• Potential Site for temporary Medical Facility (Prior to final location in the town centre);
• Village One Lower School, located on the western boundary close to public transport and pedestrian routes;
• The first of the two settlement wide Middle Schools;
3.6 Land Use
• The first of the two settlement wide Nursery / Crèche facilities;
• Village Hall associated specifically with Village One;• Play Facilities, including the provision of 3 Super
LEAPs;• A Recreational Cluster with a Super NEAP and
Super LEAP combination, further Supported by the provision of up to 9 Super LAPs;
• Sport Facilities, including the provision of a Multi Use Games Area, two full size sports pitches one being artificially surfaced and the remaining being of a grass finish;
• Informal Areas of Open Space within Greenway A and B;
3.6.3 Village One also has its own centre providing a range of mixed use opportunities within easy reach of residents, which will be encouraged in key areas. These areas will focus non-residential uses including community, retail and small scale employment. They will also provide good locations for vertical mixed uses ie flats above shops.
3.6.4 Additional information can be found in the Community and Leisure Facilities Strategy setting out the detail and phasing of these uses.
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Affordable Housing
‘Local planning authorities should encourage the development of mixed and balanced communities: they should ensure that new housing developments help to secure a better social mix by avoiding the creation of large areas of housing of similar characteristics.’ ODPM, PPG3
8.7.1 The Strategic Design Guide for the Wixams promote community sustainability through the provision of a range of different tenures, which respond to the changing needs of the community whist it is becoming established.
8.7.2 The design code does not differentiate between the quality and cost impact of open market dwellings and affordable housing. It is therefore a requirement that the design and construction of affordable dwellings, including external works and landscaping, should respond to the obligations that this and other documents place upon the form of development within this settlement. The development will achieve blind tenure, so that there is no visual difference between the affordable and market housing.
8.7.3 The Section 106 agreement for the Wixams development sets out key obligations for the delivery of affordable housing. 25% of all dwellings are to be affordable, offering a range of tenures, which have been agreed for Village One as 10% Social Rented and 15% Intermediate Housing, comprising Shared Ownership and Low Cost housing.
8.7.4 As part of this Detailed Design Brief and Code for Village One, the affordable housing parcels require to be identified and a release programme for Village One agreed. These objectives are denoted on the affordable housing plan.
8.7.5 A schedule of affordable housing has been agreed for Village One defining unit mix, tenure mix and floorspace requirements. The tenure for parcels has been developed in consultation with the registered social landlord, and there are some mixed tenure parcels and some single tenure parcels. This has been developed to best meet the management needs of the registered social landlord.
8.7.6 Additionally, the Section 106 agreement establishes that the affordable housing is to be designed in clusters consisting of a maximum 15 houses or 12 apartments maximum in any apartment block per cluster. The clusters are to be interspersed throughout Village One.
8.7.7 The delivery of the affordable housing is controlled
by triggers, which require not more that 45% of open market housing until 50% of affordable housing is provided and not more than 85% of open market housing until 100% of affordable housing has been provided.
8.7 Affordable Housing
DescriptionUnit Size
M2
Number Of Units
Social Rent
Number Of Units Intermediate Tenure [Excluding Low Cost]
Number Of Low Cost
Units
Total M2
(All Tenures)Total Dwellings
(All Tenures)
Flats 1 Bedroom Flats 46 6 0 0 276 6
Flats 2 Bedroom Flats 60 6 12 2 1200 20
Houses 2 Bedroom Houses 75 42 42 21 7875 105
Houses 3 Bedroom Houses 86 32 31 20 6806 83
Houses 4 Bedroom Houses 106 6 1 0 742 7
Houses 5 Bedroom Houses 115 1 0 0 115 1
DAP Flat 2 Bedroom DAP Flat @70m 70 2 0 0 140 2
DAP Bungalow 3 Bedroom DAP Bungalow 94 1 0 0 94 1
Village Total Area m2 17248 m2
Village Total Dwellings
96 86 43 225 Units
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Density Strategy
Land is a f inite resource. The ODPM through PPS1 (Delivering Sustainable Development) and PPG3 (Housing) support the more eff icient use of land through higher density development. The density profile of the residential development within Village One will conform to PPG3 requirements and is set out in a series of bandings or ranges.
highest density range – over 50 dwellings per hectare.The highest density threshold provide for the urban centre of the village, assisted by the location of civic, educational and commercial uses forming the village square. The use of height is also to be promoted as a way of providing a navigational tool to the residents and visitors alike.
higher density range 40 – 50 dwellings per hectare.The higher density of this range provides a natural transition zone towards the urban centre of the village. Other densities within this range will be used to assist in enclosing urban public spaces and reinforce the setting of the principle access routes, including the public transport hub.
medium density range 35 – 40 dwellings per hectare.The medium density threshold reflects the transitional character between the higher density village centre and the more relaxed rural edge setting around the village edge. The higher density environment within this range will be used to frame the areas of formal open space, with the middle range providing the basis for the high street character.
lower density range up to 35 dwellings per hectare.This lower density will provide the opportunity to interface with the rural edge of the village in a sympathetic and appropriate manner.
3.8.1 In many ways, the approach to density reflects the key characteristics of traditional Bedfordshire Towns and Villages, with the highest density development located at the centre of the settlement, with other areas of higher density development focused around key groupings and key public transport corridors.
3.8.2 Density generally decreases with distance; from the mixed use centres receiving the highest level of density, and decreasing as you progress to the edge of the village where buildings and landscape merge together, and the transition is made from the urban new settlement to the surrounding rural areas. The relationship to Greenways A and B will help to achieve this objective.
3.8.3 The densities are set out to graduate from the higher densities at the village centre, and the northern gateway. Density zones have been arranged so that they are only adjacent to a density range one above or below. This aims to encourage gentle changes in building form and typologies between density areas. However, where density areas are adjacent regard should be had to the adjacent development.
3.8.4 The approach to residential densities has been informed by the aims of the adopted Elstow New Settlement Planning and Development Brief, which include incorporating a range of different housing opportunities so that the new settlement can become a balanced community.
3.8 Density
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Building Heights
A variety of building heights coupled with the range of dwelling types and densities ensures that a rich urban form will be created in the Village.
3.9.1 Buildings vary in height from two storeys to a maximum of four storeys and by varying height at key locations, particularly at key buildings and key groupings where a special form of urban design will be created.
3.9.2 There are a number of items that govern building height across the development. In general, residential buildings will be 2 to 3 storey in height. Roof lines and orientation will be varied in order to provide variety and character. Rooms in the roof generating 2 ½ and 3 ½ storey heights will be also used to reinforce this character generator, although the use of roof lights will be restricted to the rear of properties or within the parcel envelope. Generally this form of building will be provided with dormers, details of which can be found in this section of the document. The minimum average building height will be higher the closer the buildings are to the Village Centre. In mews courtyards buildings will be generally no greater than 2 storeys.
3.9 Building Heights
Buildings up to Four StoreysThe tallest buildings should exist predominantly in the centre of Village One, with additional four storey buildings providing key buildings outside the centre.
Buildings up to Three StoreysThere are occasional three storey buildings along the frontages of the High Street, focusing around the village centre. These buildings allow the introduction of a variety of height in this zone from two to three storeys.
Buildings up to Two and a half Storeys The majority of development within Village One is envisaged to be within this height band. The buildings will be mainly two storeys with occasional two and a half storeys to provide variety within townscape. This will provide the backdrop for the development, with larger scale buildings focused on the main streets and village centre.
Buildings up to Two StoreysThe smallest scale buildings being one, one and a half and two storeys will occur at the fringes of the development within Village One, providing a less enclosed nature of development.
3.9.3 The strategy outlined provides the basis for building heights, however, the use of taller buildings to signify key buildings and landmarks, to create a legible and varied townscape should be encouraged. The building height strategy should also be read in conjunction with the detailed design code, which provides more detailed information about building height.
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SouthernGateway
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The WixamsHighways Design GuideAdopted as Supplementary Planning Guidance
Managing Waste in New Developments
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3.10 MovementHighways Strategy
‘Instead of taking the highway engineering requirement as the starting-point for a layout design, the arrangement of buildings and enclosure should be considered first. The demands they generate should be checked against highways engineers needs.’ DETR, Places, Streets & Movement
3.10.1 Village One will be subject to a general speed limit of 30mph, however the roads will be designed to a 20mph limit, to encourage reduced speeds within the development, in accordance with the Highway Design Guide.
3.10.2 The overall highway strategy can be broken down into four main elements, which are reflected in the street hierarchy of Main Road, Access Street and Lanes / Mews established in the Highways Design Guide. These four main elements are:
• Two Local Distributor Roads from the northern and southern gateway travel westwards to access the future town centre, and the core of the settlement;
• A single primary north-south route will access and travel through the Village Centre and Square, between the local distributor roads. This is listed as a Main Road within the Highway Design Guide;
• Access Streets comprising the old A6, the Green Lane (East-West) and a loop within the Upper Village allowing access to all development parcels from either a Main Road or an Access Street; and
• And lanes, mews or courtyards below this level of highway.
3.10.3 Whilst the design speed of the development is to be 20mph, by utilising horizontal and urban forms of traffic calming, there will be variations within each road, depending on factors such as road width, adjacent use or target speed. Designers should ensure that a comprehensive framework is prepared, detailing the different elements carefully to further reinforce the hierarchy.
Traffic Calming
Speed restraint features should be an integral part of the overall settlement design and need to be complemented by urban design and landscape measures.
3.10.4 The Wixams development is principally designed as a 20mph zone. This can be achieved with the use of fully integrated speed restraint features such as:
• Careful design of the horizontal alignment of the main road network;
• Junction spacing;• Speed control 90° bends;• Junction speed tables;• Raised pedestrian crossings;• Carriageway narrowing;• Gateways; and• Chicanes or combination bends.
3.10.5 These features must be related to the category of road, utilising the correct sizing and spacing. In addition more imaginative or character sensitive methods of traffic calming are to be encouraged.
3.10.6 Reference must be made to the Wixams Adopted Highway Design Guide, as well as the Department of Transport’s Traffic Advisory leaflets for guidance.
Junction
Junctions are an integral part of the speed restraint process and offer the opportunity, combined with other facilities, for a pedestrian priority based scheme.
3.10.7 The road hierarchy should also be reflected in the traffic calming utilised, including the types and sizes of junctions. Junctions onto primary routes need to be assessed to ensure adequate capacity. The use of differing junction radii to indicate the importance and use potential for the highways should also be encouraged.
3.10.8 Roundabouts provide limited speed restraining effect and a poor pedestrian environment with difficult crossings, therefore the use of roundabouts is to be avoided in the Wixams development.
Public Transport
‘The aim should be to establish a high quality, safe, secure and reliable network of routes, with good interchanges, which matches the pattern of travel demand in order to maximise the potential usage of public transport.’ ODPM, PPG13
3.10.9 It is proposed that at least 95% of all properties will be within 400m from the bus stop locations. This is in line with the accessibility objectives set out in the Elstow New Town Planning and Development Brief. The positioning of bus stops within 400m of most properties also creates eligibility for additional EcoHomes credit.
3.10.10 A combination of routes will serve the whole of Village One and link to existing and proposed facilities. The three main routes will be:
• North / South through the village Centre, using the Main Road;
• East / West along the Green Lane, connecting with the Middle School, through a bus gate; across Greenway B; and
• Northern and Southern gateway access linking through to the future town centre.
3.10.11 Further improvements to the overall public transport provision for the settlement, as future phases are complete, will benefit Village One.
Waste Collection
3.10.12 Collection of waste, and access for refuse collection vehicles must be considered in the design of layouts. The Supplementary Planning Guidance on Managing Waste in New Developments outlines the requirements for refuse collection vehicles. The SPG outlines the importance of creating a connected network of streets, which will allow forward access by a full size refuse collection vehicle. A preference for avoiding cul-de-sacs is highlighted within the SPG, however, where this is not practicable provision should be made for turning circles for refuse collection vehicles, but dedicated turning heads should be avoided. In addition access routes and turning circles should be designed so refuse collection vehicles are not expected to reverse more than 15 metres.
3.10.13 Where it is not possible for a refuse collection vehicle to gain direct access for waste collection, the SPG sets out a maximum of 10 metres distance for transporting waste to the refuse collection vehicle. The local waste collection authority should be consulted if a distance greater than 10 metres is proposed.
Emergency Vehicles3.10.14 The creation of the road hierarchy and movement
strategy throughout the Wixams development has considered the movement of emergency vehicles, to allow access to all areas in the case of an incident requiring on site attention. Emergency vehicles will be able to access the site at the main access points, via the A6. During the construction phases access will be available for emergency vehicles utilising access formed for construction purposes.
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Manual for Streets Consultation Presentation
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Community Safety
3.10.15 In developing the movement strategy regard has been given to community safety, specifically the Bedfordshire Community Safety Guide. Direct routes which are under surveillance provide safe routes for local residents. These principles are applicable from mews routes through blocks, with surveillance from flats over garages, to major routes such as the green way. Community Safety is considered in more detail on pages 35-38 of this document.
Accessibility
3.10.16 Movement throughout Village One is aimed to be inclusive, and allow all users to move throughout the development. Appropriate steps should be taken in designing the roads, such as introducing raised kerbs at bus stops for access onto buses, and drop kerbs to allow easy movement across roads. Tactile surfacing should be integrated into the design of the public realm to alert disabled users to safe places to move through the site.
Movement Network
3.10.17 PPG13 (Transport) outlines the Government’s objectives in relation to sustainable development, and identifies three key priorities:
• promote more sustainable transport choices for both people and for moving freight;
• promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling, and
• reduce the need to travel, especially by car.
3.10.18 The internal movement system is designed to optimise accessibility by a range of non-car modes such as by foot or bicycle. Village One is the first element of this network to be delivered and it is recognised by the master developer that the success of the whole settlement strategy, starts with the delivery of this vision and its role which is fundamental to the success of the strategy and vision for the whole of the Wixams.
3.10.19The greatest opportunity to encourage people to change their travel habits is to concentrate on short trips (under 5km), which make up the majority car journeys, producing the highest level of pollutants and the least efficient use of fuel. This can be achieved by encouraging more walking or cycling trips, increasing the use of public transport and car sharing, and taking goods and services to the end user. All of these methods of travel are planned and supported as part of the Public Transport Strategy.
3.10.20 The Movement Network Plan illustrates the proposed coverage of public transport and pedestrian / cyclist routes across Village One. The Movement Network Plan also highlights the master plans recognition of the potential links to the future development of the Wixams.
Walking and Cyclists
‘Internationally, travel behaviour surveys in urban areas f ind that around 10% of car trips are no longer than 1km, 30% no longer than 3km and 50% no longer than 5km.’ Sustrans, Travel Behaviour Research Baseline Survey 2004
3.10.21 The master plan gives priority to pedestrians and cyclists by incorporating safe routes along the shortest desire lines. This is a key objective of the Strategic Design Guide and Highways Design Guide and will provide development in accordance with the companion guide to DB32, Places, Streets and Movement. This approach, with the provisions outlined below, will provide residents of the development a real alternative to the car.
3.10.22 Within the overall network, different types of route will be available:
• A dedicated strategic North / South route along the alignment of the old A6;
• A dedicated Green Lane route connecting the Village One Centre to the future town centre;
• A dedicated leisure route through Greenway A connecting the northern gateway to the village Centre;
• Covered cycle parking facilities located at the village square, the lower school and village hall;
• All roads within village one will be designed to a 20mph speed limit, in order to encourage shared use of the surfaces by cyclists and motor vehicles.
3.10.23 The strategic pedestrian network has been based on the following design considerations:
• Routes for pedestrians should naturally lead to where people want to go;
• People prefer to walk along streets where they can be seen by drivers, residents, cyclists and other pedestrians;
• Routes through open space ie greenways and green lanes can supplement alternatives alongside roads;
• Where a segregated facility needs to be provided which will not be overlooked, it should be as short as possible with each end visible along its length;
3.10 Movement
• Provide wider footpaths/footways in the vicinity of schools, shops, and other community building where there will be a concentration of pedestrians;
• Measures that slow down vehicles help pedestrians feel safer. At junctions the use of raised surfaces and tight radii assist pedestrians when crossing;
• In locations where footpaths are the only form of access to a property the design will need to meet the needs of disabled people, fire services and refuse collection.
3.10.24 Secure cycle storage should be provided by the house builders as part of their new houses, and communal secure cycle storage for apartment blocks, qualifying for EcoHomes credits. All homes will be within easy walking distance of community facilities and children’s play areas, as well as shops, health and other community facilities.
Leisure Routes3.10.25 The creation of a leisure route within the
Wixams is an objective of the landscape strategy for the development of the site. The leisure routes will create a network of continuous routes for pedestrians and cyclists within the greenways and buffer zones, allowing opportunities for the settlement’s open spaces to be enjoyed without a specific end destination. The leisure routes will have an informal character, with the more public areas lit to assist in creating a more secure environment.
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The reference numbers for parking types are used within the design code (pages 18-120)
Adacent to highway parallel parking bays
On plot parking - Garage parking within curtilage
Visitors parking - Parking squareParking spaces within adopted area
Courtyard parking - Private parking to serve no more than six dwellings
Adjacent to highway - Angled parking bays
On plot parking -Car port within curtilage
Adjacent to highway -Parking squareAllocated and private bays
Visitor parking -Parallel parking bays
Courtyard parking - Private parking with Flat over Garage (FoG) to serve no more than ten spaces
1.1
1.2
3.1
3.2
2.1
2.2
2.3
4.1
4.2
The WixamsHighways Design GuideAdopted as Supplementary Planning Guidance
Introduction
3.11.1 Car parking is to conform to Bedfordshire County Council’s car parking standards and Protocol 3 of the Bedfordshire Community Safety Design Guide.
3.11.2 The illustration opposite demonstrates the variety of methods that can be used in providing car parking for residential units, highlighting four main types of parking:
• on plot, • adjacent to highway • visitor and • private courtyards.
3.11.3 It is expected that a range of parking methods will be used throughout the site creating variety in the street scene and reinforcing character.
3.11.4 The general brief requirements for quantity of residential parking are that car parking should take account of variations in household size and potential car ownership and may vary according to the number of bedrooms in a dwelling (see table below).
3.11.5 When considering layouts the following key criteria should be considered:
• if parking is not on plot then parking should have good surveillance, preferably by the owner;
• grouped parking should not be too large as it will become difficult for the owner to pick out their car from other vehicles;
• lighting of parking courtyard is essential to security;
• a management strategy for communal parking areas needs to be considered, either by developers, management company or home owner covenants; and
• entrances to parking courtyards are to be active, supervised, surveyed and avoid large exposed boundaries or blank flank walls.
Flats
3.11.6 In the case of flats, parking can be accommodated in a variety of ways – at the front, side, rear or beneath. In certain cases, site constraints will cause different combinations of these to be used. In order to enhance surveillance CCTV may need to be considered, this is covered in more detail in the Community Safety Section.
Mixed Uses
3.11.7 For commercial and non-residential parts of the site, each will need its own solution and range of methods. It is essential that an early definition of public and private realm is made to establish methods of securing these differing security needs.
On Plot Garages
3.11.8 When on plot parking is provided, creating garages for residents it is important that the size of the garage is given careful consideration. The building should be large enough for current vehicles, but should also provide an opportunity for additional storage, for items such as bicycles or refuse bins. A target size of 6x3m is recommended for garages to provide adequate provision for the items outlined above.
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Dwelling Type Typical Parking per Dwelling (Curtilage and Carriageway)
1 Bed Flat or House 1
2 Bed Flat or House 1 - 2
3 Bed House 2
4+ Bed House 2
3.11 Car Parking Strategy
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Wetland Landscape Area
Northern Gateway
Village Park
Greenway A
Village Centre
Green Lane to Town Centre
Village Centre
Southern Gateway
Landscape Enhancement Area
Greenway B
Noise Bund
Northern Lake Complex
Dane Lane Lake
Har
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A6 Landscape Buffer
The WixamsLandscape Strategy Approved as Project Specific Document
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landscape Strategy
3.12.1 The requirements of the Landscape Strategy have been incorporated into the development of the Village One master plan by utilising three key features, comprising:
• the greenways;• the Green Lane; and• the introduction of bodies of water.
3.12.2 The following section responds to headings found in the Strategic Design Guide and the guidance found in the Landscape Strategy.
Village One : First Phase Landscape Works
3.12.3 Initial landscape works to Village One will include delivery of the A6 Landscape Buffer, and gateway environments; the noise bund and sculptural mound features; Greenways A and B; the infrastructure road planting; buffer planting to existing residences; areas of woodland planting and the creation of the Village One lake system. The delivery of secondary landscape elements such as the main play and recreational facilities, and the provision of sculptural elements in the landscape along with the public realm furniture will follow as the built form is created and will follow the ‘trigger points’ set out in the ‘Community and Leisure Facilities Strategy’.
Description of Landscape Works
A6 landscape buffer, roundabouts and verges
3.12.4 The landscape works associated with the new A6 alignment comprise woodland and edge planting of native tree and shrub species, and hedgerow planting of native species highlighted with tree planting at designated tree planting stations. All landscape buffer planted areas are outside the main carriageway boundaries.
3.12.5 Seeding works within the highway boundary and also to the landscape buffer zones will entail low maintenance mixes and wildflower grass mixes. Generally, all seeding within the highway boundary will be low maintenance mix seed to Highway Authority standards.
3.12.6 Ornamental planting to the roundabouts and Causeway verges will comprise shrubby, herbaceous and grass species in combination with large size tree planting.
3.12.7 Block paving, granite paving, gravelling, cobbling and deterrent paving hard landscape treatments and the provision of items of public art/plinth locations for future public art will also be provided at the roundabout and to the verge areas.
Noise Bund3.12.8 The landscape works associated with the noise
bund to the highway side of the proposed timber barrier comprise woodland and edge planting of native tree and shrub species, (whips, transplants and feathered trees with feature planting of larger sized trees). Seeding works within the highway boundary and also to the base of the noise bund will entail low maintenance mixes and wildflower grass mixes.
3.12.9 To the north and south of the central bund section, feature mounds are to be constructed in association with the southern and northern entrance roundabouts and will form gateways to the site; these will be formed in reinforced earth and will be variously grassed and planted with herbaceous species to create an artistic effect. Ornamental planting to the western slopes of the bund will comprise shrubby, herbaceous and grass species in combination with large sized tree planting. Hard landscape treatments and the provision of items of public art/plinth locations for future public art will also be provided at the mound locations.
Greenway A, Northern lake complex, and the Harrowden Brook
3.12.10 The landscape works associated with the main section of the Village One area entail:
3.12.11 Woodland and edge planting of native tree and shrub species, seeding using low maintenance mixes and wildflower grass mixes, and the creation of paths to lake edges, cycleways and greenway connections.
3.12.12 In addition, the hard lake edges will be created in timber and concrete with steel railings as appropriate to create a safe walking and cycling environment. In selected areas, timber decking and pedestrian bridges, along with bespoke seating, feature lighting, signage and other items of street furniture will mark out the zones of activity and special interest.
3.12.13 To the slopes of the northern link road (The Causeway), ornamental tree and shrub planting will be used to soften the Causeway structure.
3.12.14 Ecological landscape structures including hibernacula, wetland scrapes, butterfly mounds, reptile mounds and nesting boxes are to be implemented throughout the greened areas to promote a species rich landscape, well connected to the surrounding natural environments.
Infrastructure Road Tree and Verge Planting
3.12.15 In order to green the new road system, tree planting in specially formed tree pits set within hard-paved areas, and traditional roadside verges and grassed areas will be provided.
Greenway B, including landscape works to the Dane Lane lake
3.12.16 The landscape works associated with the Village One Greenway B areas comprise:
3.12.17 Woodland and edge planting of native tree and shrub species, seeding using low maintenance mixes and wildflower grass mixes, and the creation of paths to lake edges, cycleways and greenway connections.
3.12.18 In addition, the hard lake edges will be created in timber and concrete with steel railings as appropriate to create a safe walking and cycling environment. In selected areas, timber decking and pedestrian bridges, along with bespoke seating, feature lighting, signage and other items of street furniture will mark out the zones of activity and special interest.
3.12.19 Around the sports facilities and car parking areas ornamental tree shrub, herbaceous and hedgerow planting will define the spaces creating a visual contrast to the more natural form of the surrounding landscape. A full size grass football pitch and an all weather pitch with associated ball stop fencing, and floodlighting will be provided in the central area of Greenway B.
Ecology and Biodiversity Strategy
The variety and range of landscapes within the proposals will contribute to the creation of a place that is species rich and diverse.
3.12.20 Following land reformation and re-levelling the site will as part of the new works provide an opportunity to deliver a net gain of ecological and environmental features.
3.12 Open Space
3.12.21 These will be designed to be effective for a variety of ecology and wildlife requirements. The greenways will be contiguous, connected and crossed by green lanes and buffers so as to provide a joined up network of ecological corridors. The network of Greenways and Green Lanes will create ecological corridors and new habitats, with the proposed watercourse within Greenways A and B, together with the remodelling of the existing Harrowden Brook delivering additional opportunities for habitat diversity.
3.12.22 The landscape structure of the Avenue Street Trees along the Southern Gateway, Green Lane and the old A6 will be developed adding ecological diversity and a distinct character to the Southern Gateway. Indigenous woodland tree and shrub planting, on the noise bund to the new A6 will provide an important part of the total site landscape structure and microclimate. Structured planting will provide a significant landscape, nature conservation and amenity resource. Once established, these overlapping bands of predominantly native woodland will serve as new wildlife corridors and habitats.
3.12.23 The creation of new balancing lakes to the north of Village One together with the retained and new water bodies within the settlement will create a range of new wetland based wildlife habitats. Most of these will also be available for public access. Drainage brooks running along the greenways in a roughly south to north direction will be planted with damp loving plants and marginals. These will become a valuable part of the eco-system. New areas of damp wildflower meadow will be introduced on the northern edge of Greenway B and along the realigned Harrowden brook, this type of habitat is increasingly rare in the United Kingdom and so the new meadow areas could quickly become a valuable local nature resource.
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The WixamsLandscape Strategy Approved as Project Specific Document
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Play Strategy
Open spaces, sport and recreation all underpin people’s quality of life. The government sets out f ive key objectives for open space provision within PPG17 (Open Space) these are:
• supporting an urban renaissance • supporting a rural renewal • promotion of social inclusion and community cohesion • health and well being • promoting more sustainable development
3.13.1 In accordance with the Strategic Design Guide and the Community and Leisure Facilities Strategy, three ‘Super’ Local Equipped Areas of Play (SLEAP) will be located within the area of Village One and sited within recommended travel distances of homes and amenities. One SLEAP will be located to the North within the Village Park, the second will be centrally located, within Greenway A, adjacent to the Village Centre, with the third SLEAP located towards the South within the Village Green. The three SLEAPs will be developed with a theme as set out within the Strategic Design Guide and the Landscape Strategy. The recommended buffer requirements of 20m will be achieved around each of the SLEAPs, although there will be dwellings overlooking to aid surveillance and security.
3.13.2 In addition to the three SLEAPs a recreation cluster, which will contain a Super Neighbourhood Equipped Area of Play and a Super Local Equipped Area of Play, are located within the central section of Greenway B adjacent to the proposed Middle School site.
3.13.3 Informal play opportunities will exist with Greenway A, particularly related to the watercourses and lakes. Health and safety issues will therefore need to be assessed and risks designed out. These facilities are further supported by the provision of a changing facility, which also provides support to the All Weather Pitch and the Grass Sport Pitch.
3.13.4 The provision of smaller Super Local Areas of Play (SLAP) will provide play opportunities for toddlers and small children. These are to be located near the larger areas of play, and when these fall within residential parcels, these are to be delivered by the participating land parcel developer. There will be three SLAPs to one SLEAP, which will be designed into the residential parcels to be near to homes so that parents and carers can easily supervise children.
3.13.5 The SLAPs are intended to meet the needs of the areas directly adjacent to them and need to be seen as an integral part of the design and characteristics of these areas at the outset as they provide invaluable open space in the townscape.
3.13.6 Each SLAP should have an activity area of approximately 200sqm with a buffer to any residential property of at least 10m. The SLAPs should also contain at least 5 pieces of equipment suitable for the 3 – 6 year age group.
3.13.7 The Community and leisure facilities strategies sets out the benchmark specification guidelines for Play Area provisions, and identifies the level of commuted sums to be applied.
3.13.8 The play areas will be lit specifically to achieve a good level of lighting to a. All play areas will be lit with Woodhouse Geo Symmetrical pole top luminares set on 5.0m tapered galvanised steel columns.
Play Theming
3.13.9 To create a distinct sense of place and a range of individual characters to the play areas, each area has been designed to a particular theme following the outline proposals contained in the Landscape Strategy Document (pages 32 and 33). This document lists the themes as:-
• ‘Construction Play’ in the Village Park North• ‘Treasure Island’ in the main play area adjacent the
central square and lake• ‘Woodland Play’ in the recreational cluster located
at the heart of Greenway B.
3.13.10 Following the production of this strategic document, the individual designs have progressed to expand the theming of the recreational cluster to provide a range of play and sensory environments. The additional Superleap located in the Village Green is to be set in an existing tree group and will be developed with a forest or woodland theme thus complementing that provided at the recreational cluster.
3.13.11 Whilst not explicit in the landscape strategy, It is suggested that the SLAPS provided in parcel areas across Village One should similarly follow a themed approach, possibly reflecting the nearby main play facility. Alternatively, the SLAPS might be created in a theme suggested by the parcel developer and appropriate to their location within the Village One site. For instance, a lakeside or water theme could be developed for the northern parcels, an ecological theme for SLAPS adjacent to the Greenways and a more urban, or transport theme for the central zones nearer to the Village Square and High Street.
Amenity and Recreation
3.13.12 Greenway A and B together with the Village Park and Village Green will provide an opportunity for informal recreation and activities, appropriate to their scale providing areas of open grass and waterside activities. This approach is consistent with the Strategic Design Guide.
3.13.13 The primary Green Lane creates the East-West pedestrian / cycleway priority route linking to the town centre and will play a key role in allowing the residents of Village One and the surrounding area to access the formal recreational facilities in a sustainable manner.
3.13 Play And Recreation
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Public Art Strategy
‘Public art can make a major contribution to giving a place character and identity; bring people into and through places. An extra layer of quality can be obtained for a small proportion of the total project budget. ’ Urban Design Compendium, 2000’
3.14.1 The Master Developer recognises and promotes the role that public art can play in the delivery of a distinctive, high quality and a unique village identity, giving a sense of place that is both legible and distinct. This approach will further reinforce the residents’ respect for and ownership of their environment and enhance civic pride.
3.14.2 The Master Developer is promoting the provision of public art as an opportunity to incorporate art in all its various forms as widely as possible, seeking its incorporation into what is normally perceived as functional elements of development.
Public Art: Section 106 Obligations
3.14.3 Within the legal agreement for the Wixams it is a requirement that the Joint Venture prepares 22 sites as identified in the Community and Leisure Facilities Strategy for the whole of the core area of the Wixams.
3.14.4 Within Village One, it is proposed that no less than 5 sites are to be provided, so that they are suitable for Public Art exhibits to be located; See adjacent plan.
Suggested Art Theme
Area 1: this area forms the northern gateway into the Wixams, and should receive pieces of art that celebrate this point of arrival. It is envisaged that they will be of a scale that dominate the place, using water as a key theme.
Area 2: this area sits within a very strong landscape setting and has prominence with views from the north. The scale of the piece should consider these views and assist in legibility within the site.
Area 3: this area is in the heart of the new village and should have a functional roll in its form. Its use as an enclosure should be considered.
Area 4: this area is similar to area 1, in that it is a point of arrival for visitors to the new development and should provide a strong navigational function.
Area 5: this area is the first point of contact visitors will have when travelling from the south, and should therefore provide a sense of arrival, that acts as a preview to area 4.
3.14.5 All of these areas will be procured no later than 18 months after the Completion of the preparation of each site.
3.14.6 In addition to these five ‘set pieces’ the ‘master developer’ recognises that within the built environment there are many functional structures, fittings, and items associated with the public realm. In taking this broader view of public art, the ‘Master Developer’ feels that the design of street
furniture and public paraphernalia using art as a core design tool will benefit the settlement both in appearance and in function.
3.14.7 The public art within the Wixams must meet the following criteria:
location and legibility: The location for public art installations have been indicated on the public art plan. The art works within these areas should be prominent to assist in reinforcing the legibility of village one.
natural surveillance: Public art should be positioned in an area where it will be under natural surveillance.
functional feature: The art work needs to be functional, and fit for purpose.
appropriate scale: The art work should be of a scale appropriate to it setting.
robustness: Works of art should be able to withstand the conditions. Both in terms of the weather and the impact of vandalism.
3.14 Public Art
Area 4
Area 2
Area 3
Area 1 Area 5
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3. Bund at School
2. Bund in Northern Section
4. Bund in Southern Section
1. Sketch from NRA
5. Sketch at A6
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Noise Mitigation Strategy
3.15.1 The new A6 highway on the eastern side of Village One generates a level of traffic noise that requires mitigation to achieve an acceptable residential noise environment.
3.15.2 This is to be achieved through the provision of a physical barrier, which will be generally no more than 3.5m above finished ground level measured from within Village One and located within a 15m zone running along the western edge of the new A6 highway. The barrier is to be carefully designed taking acount of wider views from the wider landscape. The landscape is to include indigenous tree and shrub planting to soften the impact of the barrier.
3.15.3 The noise environment within Village One provided by the construction of this feature is established in outline planning permission condition 17.7 and aims to provide daytime external noise level within the residential gardens not exceeding 55dBA (NEC A/B) and night time noise within habitable rooms of residential properties not exceeding 35dBA when adequate ventilation is provided. Further guidance is available in the Wixams Noise Mitigation Protocol. The Village One Lower School and its grounds shall conform to the latest Building Control regulations and be designed to perform to the acoustic standards set out in Department for Education and Skills (DfES) Building Bulletin 93.
3.15.4 The design of the barrier should allow the opportunity of views from the A6 into Village One, and incorporate a variety of heights to the barrier. Particular attention will be given to material selection to ensure these do not obstruct views and the impact upon highway safety. The barrier should also be designed so that the eastern most properties facilitate acoustic screening to those dwellings which lie beyond, although not at the expense of the overall quality of the character of these units within Village One.
3.15.5 The design and layout of residential land parcels should endeavour to mitigate the impact of the noise source by considering building orientation, garden depths, parking court configuration and frontage roads.
3.15.6 The garden areas of residential properties along the western and eastern edges of the scheme may require additional noise mitigation measures through layout, design and configuration. In exceptional circumstances, and only where such measures are insufficient or their use is considered inappropriate, will a noise level of up to 57dBA be permitted. Where design and practicality considerations dictate, minor localised increases in crest height shall be allowed, as agreed with the Local Authority. The sculptural variation to the Northern and Southern Gateways may exceed this height by up to approximately 6.0m above proposed internal ground level.
3.15.7 The design of the acoustic barrier features variation in the mitigation solution in respect of vertical and longitudinal design; this will be achieved through one or more of the following treatments:
• landscaped bund, and acoustic timber fence. • acrylic transparent tinted barrier adjacent to the
lower school and at gateways, • possible reduction in crest height where possible.
3.15 Noise Mitigation
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Axonometric
Block Structure – Courtyards
Plan
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The following section outlines the Government’s thinking in regards to designing out crime within new development and makes reference to best practice guidance available in Safer Places: The Planning System and Crime Prevention. The proposals within Village One at the Wixams have regard to this best practice, and will conform with national guidance on designing out crime.
National Guidance
‘Designing out crime and designing in community safety should be central to the planning and delivery of new development.’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.1 The Master Developer fully endorses the approach taken within the ODPM document Safer Places: The Planning System and Crime Prevention, the Bedfordshire Community Safety Guide and the assistance of the Architectural Liaison Office of Bedfordshire Police and its role in promoting the use of Secure By Design.
3.16.2 The ODPM identify seven attributes of sustainable communities which are of particular relevance to crime prevention within Safer Places: The Planning System and Crime Prevention. These seven attributes and the master developer’s interpretation are set out below:
Access and Movement:
‘Places with well-defined routes, spaces and entrances that provide for convenient movement without compromising security.’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.3 Village One can achieve safer access and movement by ensuring that primary routes for pedestrians, cyclists and vehicles are direct and lead to where people want to go, without any segregation. Where footpaths are required, they should be as straight and wide as possible and overlooked by surrounding buildings.
3.16.4 The Village One movement frameworks are based upon primary routes and shared spaces, removing the need for under-used alleyways, short-cuts, footpaths and a large number of minor access points that can become vulnerable to or facilitate crime.
3.16.5 The Wixams development will incorporate points of interest, such as places to sit or street art, encourage people to use identified routes and spaces, to create surveillance from usage.
Structure:
‘Places that are structured so that different uses do not cause conflict’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.6 The types of building and how they are laid out have major impacts on safety and sustainability. A safe urban structure has few sides of the buildings exposed to the public realm, providing active frontages onto streets and creating a regular movement framework that focuses people and vehicles on to a small number of principal routes. Defensible space can be provided by private or communal gardens that can only be accessed from the surrounding buildings. Blocks surrounding such spaces also reduce the opportunities for graffiti on blank facades, such as gable ends. Homes in cul-de-sacs can be highly secure, but the cul-de-sac should be short and straight (to allow visibility from one end to the other) and should not be joined by networks of footpaths that are irregularly used and likely to foster criminal activity.
Surveillance:
‘Places where all publicly accessible spaces are overlooked’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.7 Well-designed layouts of buildings and places create surveillance. Places should be overlooked by buildings or uses, with windows and doors facing onto the street to create an active frontage. Open, bright spaces reduce the number of places to hide.
Ownership:
‘Places that promote a sense of ownership, respect, territorial responsibility and community.’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.8 The proposals should create a clear distinction between public, semi-private / communal and private spaces. This can be achieved using appropriate demarcation such as fences walls or hedges. Careful selection of these demarcations is required to achieved the appropriate aesthetic and feel for an area.
3.16.9 High fences and landscape that actively impede access are most appropriate in places that are vulnerable to crime, such as the back of dwellings. Such barriers must be visually permeable so as not to hinder natural or other forms of surveillance. Lower barriers, hedges and bushes are also highly useful to signify the public / private divide.
Physical Protection:
‘Places that include necessary, well-designed security features.’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.10 One of the most effective ways to prevent property crime is to make the property itself as secure as possible. However, security measures should be installed without compromising the quality of the local environment. Crime prevention measures that adversely affect the way a place looks and feels can undermine the aim of safe and sustainable communities. Some measures, such as grilles and barbed wire, are often unattractive and increase the fear of crime by suggesting that an area is unsafe. In essence the principle is to plan in security from the outset. Comprehensive advice can be found at www.securedbydesign.com
3.16 Community SafetyActivity:
‘Places where the level of human activity is appropriate to the location and creates a reduced risk of crime and a sense of safety at all times.’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.11 Attracting a large number of law abiding users is a character of good places, due to the fact they are well used they become safer, with greater levels of surveillance. The public realm should be designed to be enjoyed by different cultural or age groups at the same time and care should be taken to ensure that the mixed uses in a locality are compatible. A village centre within a residential population encourages activity, surveillance and ownership.
Management and Maintenance:
‘Places that are designed with management and maintenance in mind, to discourage crime in the present and the future.’ Safer Places: The Planning System and Crime Prevention, ODPM
3.16.12 A good quality public realm can stimulate the desirable level of human activity and influence the behaviour of users. Proper attention to the design quality and attractiveness of the street increases its safety and use and promotes greater respect towards the environment. Village management, typically public / private partnership to promote the interests of local businesses and of the village, can promote the importance of urban design in creating places that are safe and vibrant.
Safer Places: The Planning System and Crime Prevention
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Local Guidance
3.16.13 The Bedfordshire Community Safety Working Group have provided Supplementary Planning Guidance, titled the Bedfordshire Community Safety Design Guide. The document supports Safer Place: The Planning System and Crime Prevention, however it deals with more site specific issues, which have also been considered in the development of this document. The Bedfordshire Community Safety Design Guide highlights six protocols to deal with community safety, and illustrates these through case studies:
• Protocol 1: Dwelling Position• Protocol 2: Permeability• Protocol 3: Parking• Protocol 4: Commercial and Non-Residential
Development• Protocol 5: CCTV• Protocol 6: Procedure • Case Study Examples, including Parkside,
Houghton Regis; Ford End Road, Bedford and Bonds Lane, Biggleswade
3.16.14 The first five protocols, which deal with the specifics of development are outlined below:
Dwelling Position
3.16.15 The Bedfordshire Community Safety Design Guide sets out the need to avoid conflicts between public and private space by ensuring that there is a clear delineation between public and private spaces. The Guide also highlights the potential to create natural surveillance where appropriate, of both public and semi private spaces. The detailed positioning of dwellings, and treatments between boundaries are addressed in the Village One design code.
Permeability
3.16.16 The Bedfordshire Community Safety Design Guide sets out a series of principles within protocol three regarding permeability. The guide outlines that places should be well connected, but community safety or residential amenity should not be unacceptably compromised through the creation of networks. In addition all routes should have a clearly identified need or benefit for their existence, a proliferation of routes reduces the ability for natural surveillance by increased use. The guide states that permeable routes should be designed in an appropriate manner, and there should be minimal opportunity for unplanned routes to develop.
3.16 Community Safety
Bedfordshire Community Safety Design Guide
Parking
3.16.17 The Bedfordshire Community Safety Design Guide sets out broad principles for car parking. These principles cover the need to ensure parking areas, where in private ownership are clearly signalled as such, with adequate lighting and managed appropriately. In addition the protocol highlights the importance of different types of parking to accommodate different forms of development. The principles are more fully addressed within this document in the car parking section.
Commercial and Non Residential Development
3.16.18 There is only a limited amount of commercial and non-residential development within Village One and this is focused within the Village Centre. The Bedfordshire Community Safety Design Guide highlights the importance of integrating such uses smoothly into the urban grain, ensuring the buildings are of an appropriate scale, and form. Clear delineation between public and private areas is important, and the protocol includes a number of potential methods of creating more defensible boundaries. The massing of buildings within the Village Centre accords with this protocol and the detailed development must have regard to this.
CCTV
3.16.19 The Bedfordshire Community Safety Design Guide promotes the use of CCTV in positions considered to be appropriate. Within Village One the area of most public activity and diversity of uses is the Village Centre. It is therefore intended to use CCTV in this location, and this will be in accordance with provisions made within the Section 106 Agreement.
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Introduction
‘Development that meets the needs of the present without compromising the ability of future generations to meet their own needs.’ Bruntland 1987
3.17.1 The Government’s current approach to sustainable development is set out in the document Sustainable Development: Opportunities for Change, which lists four main objectives, which are:
• Social progress, recognising the needs of all;• Effective protection of the environment;• Prudent use of natural resources; and• Maintenance of high and stable levels of
economic growth and employment,
3.17.2 Development at the Wixams will not only provide a socially responsible, more stable economy for the area, but will utilise environmental sustainable building strategies. Developers are required to achieve a minimum with regard to sustainability. This includes a very good EcoHomes rating, one of five sustainable initiatives and 10% of dwellings meeting mobility standards. Details of how this will be achieved at the Wixams are outlined below. Developers should consider text in the sustainability section within blue boxes as part of the design code, and items that should be delivered. All proposals should also comply with the requirements set out in the Sustainability and Energy Strategy.
3.17 SustainabilityEcohomes
Development within the Wixams will utilise sustainable forms of development, as set out in the Wixams: Sustainability and Energy Strategy. This states that development will achieve a Very Good EcoHomes rating, as well as promoting the use of a wide range of other environmental technologies.
3.17.3 EcoHomes is designed to help tackle climate change, resource use and impact on wildlife and balance these issue against the need to provide safe and healthy homes and a high quality of life. It helps reduce the environmental impact of a development through good design and informed decisions, covering topics such as energy, water, materials, ecology and land use and transport.
3.17.4 A Very Good EcoHomes rating will demonstrate to potential residents there are benefits to the dwellings, including reduced running costs through greater building efficiency, access to local amenities and healthy, flexible living environments.
Code for Sustainable Homes
3.17.5 The Code for Sustainable Homes signals a new direction for building standards from central government. The Government wishes to see all new homes in England built to meet the Code.
3.17.6 From April 2006 all new homes built by RSLs (or others) with Housing Corporation funding will comply with higher levels of the Code, together with homes developed by English Partnerships or with the direct funding support from any of ODPM’s housing growth programmes.
Sustainable Construction
The Government has set the target that carbon emissions must be reduced by 60% by 2050. Eff icient use of resources, and utilising renewable materials and resources are key to achieving this target.
Waste Audits
3.17.7 A waste audit is a written statement which shows how opportunities for the reduction, recycling and re-use of waste during the construction and occupation of the development will be taken account of. Waste Audits are required to be submitted with all major applications. The key principles of a waste audit are to assist in minimising waste in developments, and to coordinate and reduce waste collection from the completed development. Further details, including a checklist, are included in the Supplementary Planning Guidance on Waste Management in New Developments, additional guidance is also available within the Department of Trade and Industry’s Voluntary Code of Practice for Site Waste Management Plans.
Energy Efficient Layouts
3.17.8 The Wixams Strategic Design Guide deals with conserving natural resources, as a principle. This outlines the potential for utilising free energy provided by the sun, by utilising solar gain. Five key principles are highlighted:
• maximising the number and area of elevations facing within +/-30 degrees of south,
• minimising overshadowing between buildings, • increasing the proportion of window area on
the south elevation,• using conservatories and solar spaces to
preheat dwellings, and• utilising the south facing back or front of a
property.
3.17.9 In adopting these principles, the opportunities for the incorporation of renewable technologies such as solar heating panels or photovoltaic cells can be maximised.
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Sustainable Initiatives
The Wixams: Sustainability and Energy Strategy outlines a list of five initiatives, one of which will be promoted by house builders, these are discussed in more detail below. In addition a further eleven initiatives are highlighted, however, this is not an exhaustive list of potential initiatives.
Solar Water Heating Panels
3.17.10 Solar Water Heating Panels utilise solar energy to heat water which can be used for washing or bathing. The basic principle of the solar water heating panels allows water to be heated by the sun, and pumped through a solar collector, where it is heated. This heated water flows through a heat exchanger and warms water stored in the hot water cylinder. The correct systems should be chosen to ensure a well integrated aesthetic within the urban form, with careful thought given to the positioning of systems in relation to the public realm.
Photovoltaic Panels
3.17.11 Photovoltaic (PV) panels generate electricity directly from daylight. The correct installation of such panels is critical, and should be installed at the optimum angle, and direction to maximise efficiency. However, as with solar water heating panels, it is important to have regard to the aesthetics created on the public realm.
Solar Powered External Lighting
3.17.12 Solar Powered External Lights utilise both energy efficient light emitting diodes (LED’s) to generate external light, whilst using sun light during the day to recharge. Utilising solar powered external lights can reduce the demand on electricity, and provide benefits of multiple LEDs; as the light is formed of several LEDs, when one bulb stops working light is still generated.
Solar Gain Designed Fenestration
3.17.13 Solar gain designed fenestration can allow low cost, if not free, heating within a dwelling. Solar heat gain does not only come from direct radiation of the sun, and therefore, north facing windows can also collect substantial amounts of reflected solar radiation. The principles to achieve good solar gain rely on not only having fenestration designed in the correct positions, but also utilising glass with a good solar heat coefficient (or g-value). Such glazing allows the heat to penetrate through the glass to heat surfaces within the dwelling.
Power Points for Electric Cars
3.17.14 Properties could be fitted with an external power socket to enable electric car charging, and other external power requirements. These sockets should be located in a visually unobtrusive position. If selected as an option one electric car connection point should be incorporated within each apartment courtyard or communal area. The supply should be metered independently of the dwelling, which will encourage individuals to invest in electric or dual fuel cars, and enable the management company to set up an electric car sharing scheme.
Additional Initiatives
3.17.15 The further twelve initiatives are briefly outlined below. It is important to note that several of these initiatives will earn EcoHomes credits, and developers are encouraged to include examples of these produces within their show homes, in order that potential purchasers can familiarise themselves with the potential benefits:
• High efficiency boilers / condensing boilers / Micro CHP products;
• Improved roof insulation;• Improved wall insulation;• Heat recovery ventilation;• Waste composters;• Energy efficient light bulbs;• ‘A’ grade labelled white goods;• Improved sound insulation;• Water efficient products such as aerating taps,
low flow showers, low flush WCs;• ‘A’ rated materials from the BRE ‘Green Guide
to Housing’;• Permeable garden and driveways (SUDS
compliant);• Ecological garden designs incorporating
wetland habitats.
Funding
3.17.16 Appendix A of the Sustainability and Energy Strategy sets out the potential sources of funding available for introducing sustainable elements to building projects. In addition to this, the Sustainability and Energy Strategy sets out the master developers intention to set up an ‘innovation fund’ to locally pilot and evaluate new technologies. It is hoped that commercially viable, successfully trialled schemes can become best practice, and be introduced to future developments on the basis of a proven track record.
3.17 Sustainability
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Social Cohesion
3.17.17 The provision of a mixture of dwelling types and tenures will ensure there is an ability to respond to the changing needs of the community and create a mixed and balanced demographic at the Wixams.
3.17.18 The Community and Leisure Facilities Strategy sets out how the Joint Venture will either directly procure, or in some cases promote the delivery of, a range of community facilities and amenities. This will help establish links with neighbouring communities encouraging the creation of networks and relationships.
Mobility Standards
Bedford Borough Council’s Supplementary Planning Guidance on Mobility Housing outlines that 10% of all new dwellings will be constructed to the mobility standards it sets out. This 10% requirement will be delivered within the development of village one.
3.17.19 The Mobility Housing is likely to comprise single storey dwellings for small households, including ground floor flats. The design features of the standards aim to benefit all users of the buildings, regardless of their age or disability. Section 4 of the Guidance sets out twelve key features that should be achieved in mobility housing, these features are outlined in the design code section of this document.
3.17 Sustainability Sustainable Living
3.17.20 The introduction of these sustainable measures is only the first step in creating sustainable development. There is a need for end users to fully understand how the buildings they occupy work, and how they can utilise the sustainable features within them. Initiatives such as user manuals, are encouraged to ensure that the buildings are used effectively.
Working from Home
3.17.21 To promote the ability for working from home, where appropriate, residential units should have the capacity to provide access to the internet. This capacity should be ‘future proof’, being capable of upgrading should technologies advance dramatically. The layout of residential units providing home office capability should have a flexible layout to allow the expansion of home office facilities. The design should be capable of allowing the use of the home working areas without causing any unnecessary disruption to the use of the rest of the house.
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Fittings
3.17.26 Where possible the use of energy efficient equipment should be encouraged, including the use of A rated white goods or better, under the EU Energy Label scheme. Energy efficient fittings can also include lighting, boilers and heating. The benefits of using energy efficient appliances should be promoted, including lower energy bills.
Cycle Storage
3.17.27 Secure cycle storage should be provided by the house builders as part of their new houses, and communal secure cycle storage for apartment blocks, qualifying for EcoHomes credits. The sizes of garaging should be carefully considered, and the potential for additional space for storage should be considered. For further information reference should be made to the car parking section of this document.
Water Conservation
3.17.28 The Wixams Sustainability and Energy Strategy focuses on water use and recycling as an area with the potential to save natural resources. It is expected that all buildings will have low water use sanitary ware, such as low flush toilets or water efficient brassware. Where possible grey water systems, such as water butts, should be introduced, which can provide water for irrigation and possibly other non-potable uses. Minimising the use of water, and providing water saving devices will assist in achieving additional EcoHomes credits.
3.17 Sustainability Recycling Facilities
3.17.22 The Wixams Sustainability and Energy Strategy outlines the provision of recycling ‘bring to’ sites for the whole settlement. Within Village One there is provision for one bring to site adjacent to the local centre, and lower school.
Recycling Strategy
3.17.23 The storage and collection of refuse and materials associated with recycling must be carefully considered in the design of the street.
3.17.24 The following considerations must be taken:-
• The design of materials recycling and waste storage facilities as part of block designs needs to be flexible to accommodate changing priorities, technologies and the extent of the recycling programme.
• For dwellings, provision will be made for the storage of three refuse bins, as set out in the Managing Waste in New Developments Supplementary Planning Guide
• For apartments, provision will be made on the ground floor of the building to store the equivalent of 1.5 refuse bins per dwelling for recycling materials and waste.
• The facility will be an integral part of the building, out of public view and accessible by refuse collectors from the street, an example
3.17.25 For additional information relating to recycling strategies developers should refer to the Supplementary Planning Guidance on Managing Waste in New Developments, the Local Planning Guidance for the Storage of Solid Waste in New Developments and the Wixams Sustainability and Energy Strategy.
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Surface and Foul Water Drainage Strategy
3.18.1 The surface water drainage strategy for the development comprises of a combination of piped and shallow water courses, within the greenways, discharging to Harrowden Brook via an attenuation pond to the north of the site. Each development parcel is provided with outfalls to either the greenway or dedicated surface water sewers located in the proposed Village One highway.
3.18.2 It is proposed to construct a new foul sewer located within the Village One highways discharging by gravity to the proposed pumping stations, located West of the existing A6 and east of the village centre. Spurs from this sewer will be terminated at each development parcel access to allow the parcel development foul water drainage to be picked up.
3.18 Drainage And Services Strategy
Services In The Public Realm
3.18.3 Utility mains, such as gas, electricity, water and telecommunications will be located in a defined service corridor within the adopted highway boundary. This will be installed within the footway, generally the services trench follows the back of kerb to the footways within a minimum corridor width of 2m. However, in certain locations services may be positioned beneath car parking bays.
3.18.4 Developers are to use a common service corridor and should adopt an integrated approach to positioning services, trees, lighting columns and other street furniture. The route of services will not be allowed to compromise the viability of street trees. Developers must refer to the site infrastructure and sales drawings for information regarding the position of services and where possible used recessed and in-filled manhole covers. All covers and all drainage gullies and gratings should be aligned to suit the paving pattern and avoid any unnecessary angled cutting of paving materials.
3.18.5 A services strategy has been designed for the Wixams as part of the Master Developer’s strategic infrastructure design, this will provide advance mains to all sites within the development along strategic roads, primarily the Main Street.
Utilities
3.18.6 Developers must incorporate services within the common service zone as identified in the strategic infrastructure and land sales drawings. Individual developments will respond particularly to the strategic service infrastructure and to the servicing of surrounding development sites.
3.18.7 Utility boxes will be hidden within the entrances of individual houses depending upon the block and building type. Utilities boxes must not be visible from any public street elevation.
Sub Stations
3.18.8 Where sub-stations are required, they should create distinct, separate buildings. The sub-station building must be designed to integrate with the surrounding development, utilising the same palette of materials, and architectural principles. There are technical requirements for the substations, which will be provided by the strategic service provider, however, it is envisaged that a concrete base of 4m by 4m will be required, and with double doors fronting directly onto a public vehicular access.
ContentsDesign Brief: Placemaking
Place MakingKey GroupingsLandscape AreasFrontagesStreetsMain StreetHigh StreetLaneBack LaneMewsEdgeGreen LaneOld A6
page
46 – 63
47 – 50515253545556575859606162
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village gateway
key groupings1 village park2 village square3 village green
key entrance points
key frontage
landmark buildings
Placemaking
4.1.1 The concept of placemaking is central to the proposals for Village One, and the Bedfordshire Towns and Villages Study provided clear indications of traditional places. The study identified four principles, which are reinforced in section 3.1 of the strategic design guide, and have been considered in the development of the master plan. The impact of the principles are analysed in the following diagrams.
4.1 Placemaking
Legibility
4.1.2 In order to create a legible, easily understood development Village One utilises the characteristics identified within the Bedfordshire Towns and Villages Study. This includes a series of gateways, entrance points, landmark buildings, key groupings and a defined centre. These features provide clear townscape markers assisting in simple way finding through Village One.
4.1.3 The principle of making a place legible is discussed in detail in section 3.3 of the Strategic Design Guide, and reinforces the principles set out in the Bedfordshire Towns and Villages Study. There is an emphasis on placemaking, to reinforce the legibility of the area, with distinct gateways and landmark buildings, principles which are promoted through the use of key groupings. The key groupings are identified and discussed in greater detail later in the document. The strategic design guide also highlights the importance of appropriate enclosure for spaces. Village One aims to create this appropriate enclosure through coding the hierarchy of streets, achieving continuous frontages, with a high level of enclosure in the village centre, with more informal frontages, and a reduced level of enclosure on the edge of the development, particularly facing out onto the greenways.
key destinations
main routes = direct connections
network of streets
alternative pedestrain /cyclist ONLY routes
Permeability
4.1.4 As set out in the Bedfordshire Towns and Villages Study, permeable layouts are created by linking key public spaces via principal streets. This is illustrated in the proposed master plan for Village One, with further routes linking into the key spaces, or principal routes.
4.1.5 Permeability is further discussed in section 3.2 (creating accessibility) of the Strategic Design Guide. The proposed master plan introduces a series of pedestrian friendly routes, linking the village centre, as well as a dedicated bus only link to the proposed town centre. These routes are integrated through Village One, and the Wixams development, with other traffic routes, to create an accessible environment for all users.
4.1.6 The transport corridors have been designed to create a pleasant environment where pedestrians have a high priority, but where there is minimal segregation between vehicular and pedestrian routes.
Concept Study : Legibility Concept Study : Permeability
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mixed use village centre
very high density
high density
medium density
low density
density areas decreasing to edges away from the village centre and key spaces
public open spaces with different character;1 greenway A2 village park3 village square4 village green 5 greenway B
Variety
4.1.7 The master plan for Village One sets out a variety, with a range of densities across the settlement radiating from high density areas at the village centre, and the northern gateway. Variety is further reinforced with the character set out for street types within the detailed design code.
4.1.8 Section 3.5 of the Strategic Design Guide outlines the importance of variety to a development. The proposed master plan for Wixams Village One incorporates an increased level of variety, utilising a mixture of uses in the main square, and coding by street type, allowing the central high street to create a different quality to a mews, edge or the old A6. This is further reinforced with the introduction of a series of house types appropriate to the different street types. The house types are detailed in the code.
Building form
4.1.9 The built form proposed within the master plan reinforces the three principles above, with a clear distinction between the building types in the village centre, main streets, and other areas. This reinforces the legibility and variety proposed within the development.
4.1.10 The Strategic Design Guide outlines the need for appropriate buildings and spaces in section 3.4. The overall approach from the three principles above sets out the key design elements, and the built form completes the place by utilising the appropriate detail. The details for the above detailed principles are handled within the design code, but the principles of using the appropriate built forms have been considered in the production of the master plan. This includes the creation of the strategies within the master plan which illustrate the height, density, or frontages appropriate for various elements of the master plan.
apartments
terraces / apartments
detached / semi-detached / terraces
formality decreases towards edges
Concept Study : Variety Concept Study : Building form
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Introduction4.1.11 Placemaking reinforces the good urban design
principles upon which the Wixams master plan has been created focusing on the creation of an accessible, legible place with appropriately designed buildings. The placemaking within Village One is driven by the creation of key groupings which give specific character to areas which punctuate spaces through the development. In addition to the key groupings a series of landmark buildings, key buildings and areas of key frontages are identified, which build up to produce a varied townscape which is well designed and legible.
Key Groupings
4.1.12 As part of the placemaking of Village One, a series of key groupings have been created, which further reinforce the legibility, variety and character of the development. The key groupings are a focus of landmark buildings, key buildings and key frontages creating a series of distinct places, improving the quality of the townscape.
4.1.13 Seven key groupings have been identified within Wixams Village One, these are illustrated on the following page. Each has its own distinct character and these are detailed within the design code section in more detail. Building form, materials and details as well as key landscape items are included in the detailed information within the design code.
4.1 Placemaking
Landmark Buildings4.1.14 A series of Landmark buildings have been identified
within Village One which assist in way finding through the development. The buildings have been positioned in prominently, including at entrances to the site and also include the two schools. The landmark buildings should be prominent in their design, as well as positioning to provide the most effective assistance in way finding.
Key Buildings4.1.15 Key buildings provide a townscape function,
similar to those of key frontages, with a more defined townscape function such as terminating a view. There are a number of key buildings which should provide additional aesthetic interest within the street scene and create interest in the townscape.
Corner Buildings
4.1.16 The treatment of corners in perimeter blocks is a key element in maintaining and surveying the public realm. Corner buildings can create a major contribution of the placemaking and character of a street.
Open Space
4.1.17 Due to the character of Village One, which is quite landscape dominant, there is an increased importance in the open spaces as part of the placemaking. Many of the key groupings include a major area of open space, such as the village park and village square. Further areas of open space have been identified as being of importance and have been detailed to create a high quality landscape to reinforce the high quality townscape.
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1. Northern Gateway
3. Northern Square
2. Village Park
4. Main Square
6. Southern Gateway
7. South West Gateway
5. Village Green
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1. Northern Link Road
3. Greenway A Central
2. Village Park North
4. Village Square and Lake
6. Village Green
7. Greenway B
5. Southern Gateway
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4.4 Frontages Frontage Types
4.4.1 The six frontage types outlined provide a variety in the built form within the street types, further reinforcing the character of the streets. The frontage types also assist in creating a legible environment, with more formal, continuous frontages at the village centre, and informal frontages at the edges of the development.
Frontage Type 1 (High Street)- strong building line- continuous frontage with maximum 1 metre gaps- setback 0.5 – 1.0 metre- 2 – 3 storeys. 3 storey to be dominant- mainly terraced.
Frontage Type 2 (Main Street)- strong building line- continuous frontage with maximum 1 metre gaps- setback 0.5 – 1.0 metre. Occasional setback of up to 4
metres allowed if considered import to street scene- 2 – 2½ storeys- mainly terraced with occasional detached
Frontage Type 3 (Back Lane/mews)- strong building line- no control on gaps- setbacks 1 – 2 metres with occasional setback up to 4
metres- mainly 2 storeys with occasional 2½ storey- mainly terraced with occasional semi-detached and
detached
Frontage Type 4 (Lane And Green Lane)- informal frontage- gaps to be no greater than 3.5 metres- setback 2.0 to 4.0 metres- mainly detached and semi-detached with occasional
terrace no greater than 4 nos. dwellings
Frontage Type 5 (Edge)- informal frontage to open space. Where facing lakes
strong building line is acceptable- no control on gaps- setback 2.0 to 4.0 metres facing open space, 1.0 to 2.0
metres facing lakes- mainly 2 storeys. 2½ storey acceptable where fronting
lakes- where facing open space dwellings to be mainly
detached and semi-detached. Terraced form acceptable facing lakes
Frontage Type 6 (Old A6)- informal frontage- no control on gaps- setbacks 2.0 to 4.0 metres- mainly 2 storeys. Occasional 2½ storey acceptable
where appropriate to urban form- mainly detached and semi-detached. Occasional
terrace acceptable of no greater than 3 nos. dwellings
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4.5 Streets Streets
4.5.1 The degree of enclosure of a street is a product of the relationship between building height and the streets width. Within Village One the degree of enclosure will vary, reflecting the local Bedfordshire villages, as follows:
• Enclosure is least on the edge of the village, where buildings are often set back from the street and landscape and open space dominates;
• Moving towards the village centre, buildings are closer to the street and landscape becomes less dominant and more domestic in scale and character; and
• In the centre of the village, the majority of buildings will front onto the pavement.
4.5.2 The following section outlines more detail about the overall treatment of each street, and has been created in conjunction with the building typologies matrix within the design code. The building typologies matrix has been created following a further study into the architectural fabric of Bedfordshire Villages, which created five building typologies: Cottages, Formal, Townhouse, Victorian and Mews. The character of the streets will be formed by these typologies, as the matrix focuses building typologies within a street, which is explained further within the design code.
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4.5 Streets High Street
4.5.3 The high street has a predominantly continuous frontage with gaps kept to a minimum. Properties are mainly 3 storeys with occasional 2½ and 2 storeys. There is a consistent building line following the highway, with minimal gaps between properties. Quality hard landscaping is a main feature with occasional feature trees, which will include the main square, which lies within the high street. The north square and village green act as terminal points for the high street, where it passes into the main street.
Road Type Main Road
Design Speed 20 mph
Footway 2m min.
Verge Occasional
Bus Access Yes
Carriageway width 6.75m
Direct Access No
Carriageway surfacing SMA
Verge surfacing SMA
Footway surfacing SMA
KerbingTextured Pre Cast Concrete
Traffic Calming Features at 50m
Vehicle swept path to be accommodated
Removal van
On street parking Yes
Min Forward visibility 33m
Junction sightlines 4.5 x 33
Junction Radius 6m
Junction spacing-same/other side 45/40
Street lighting In footway
Statutory services In footway
Setback code 0.5 – 1.0m
Garden boundaries None
Building Heights 2 – 3 storeys
Tree plantingOccasional in
verge
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4.5 Streets Main Street
4.5.4 The main high street has a strongly defined frontage, with mainly terraced properties, but includes occasional detached properties. Properties are of 2½ and 2 storeys, creating a strong ridgeline. Planting is present in the verges, interspersed with on street parking, and street furniture. Properties have a limited set back, creating a less enclosed space than the high street.
Road Type Main Road
Design Speed 20 mph
Footway 2m min.
Verge Occassional
Bus Access Yes
Max nos of properties served
No limit
Carriageway width 6.75m
Direct AccessWith Turning Restrictions
Carriageway surfacing SMA
Verge surfacing Varies
Footway surfacing SMA
Kerbing Textured Pre Cast Concrete
Traffic Calming As Indicated
Vehicle swept path to be accommodated
Removal van
On street parking Yes
Min Forward visibility 33m
Junction sightlines 4.5 x 33
Junction Radius 6m
Junction spacing-same/other side
45/40
Street lighting In footway
Statutory services In footway
Setback code 0.5 – 1.0m
Garden boundaries None
Building Heights 2 – 2½ storeys
Tree planting Occasional in verge
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4.5 Streets Lane
4.5.5 The lane forms the main secondary route through the site. It will have a varied building line with only short sections of parallel frontage allowed, with gaps between buildings restricted to the width of a garage. Building form is a mixture of 2 and 2½ storeys including terraced, semi-detached and detached properties. Soft landscaping is an occasional feature with trees in verges, interspersed with on street parking.
Road Type Streets
Design Speed 20 mph
Footway 2.0m min.
Verge 2 – 4m single side
Bus Access No
Carriageway width 5.5
Direct Access Yes
Carriageway surfacing SMA
Verge surfacing Grass
Footway surfacing Bound Aggregate
KerbingTextured Pre Cast Concrete
Traffic Calming 50m
Vehicle swept path to be accommodated
Refuse lorry
On street parking Yes
Min Forward visibility 33m
Junction sightlines 2.4 x 33m
Junction Radius 6m
Junction spacing-same/other side
30/0
Street lighting Rear of footway
Statutory services In footway
Setback code 1 – 3m
Garden boundaries Mainly hedging
Building Heights 2 – 2½ storeys
Tree planting Occasional in verge
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> B
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4.5 Streets Back Lane
4.5.6 Back lanes provide a strong consistent building line with no limit on gaps between buildings. They provide a mixture of 1, 1½ and 2 storey buildings, depending upon the density area they are located within. The properties should be a mixture of terraced and semi-detached, reflecting the appropriate scale. They will be mainly hard landscaped with occasional soft landscaping features.
Road Type Lane
Design Speed 10 mph
Footway Shared surface
Verge None
Bus Access No
Carriageway width 4.8m
Direct Access Yes
Carriageway surfacing Block paviors
Verge surfacing n/a
Footway surfacing Bound Aggregate
KerbingTextured Pre Cast Concrete
Traffic Calming 50m
Vehicle swept path to be accommodated
Removal van
On street parking Yes
Min Forward visibility 10m
Junction sightlines 2.4 x 23m
Junction Radius2m min. (6m at junction with main street)
Junction spacing-same/other side
15/0
Street lighting In service strip
Statutory services In service strip
Setback code 0.5 – 1.0m
Garden boundaries None
Building Heights 1 – 2 storeys
Tree planting None
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4.5 Streets Mews
4.5.7 The mews courtyards provide a tighter, more enclosed space than the back lanes. The mews will be a mixture of 1 to 2 storey terraced, semi-detached and detached properties. Each mews courtyard will be dominated by hard landscaping, which will include on street parking.
Road Type Mews
Design Speed 5 – 10 mph
Footway Shared surface
Verge None
Bus Access No
Carriageway width 4.8m
Direct Access Yes
Carriageway surfacing
Block paviors / Bound Aggregate
Verge surfacing None
Footway surfacing Block paviors
Kerbing None
Traffic Calming Shared surface approach
Vehicle swept path to be accommodated
Refuse vehicle
On street parking Yes
Min Forward visibility
10m
Junction sightlines 2.4 x 23m
Junction Radius2m min. (6m at junction with main street)
Junction spacing-same/other side
15/0
Street lightingIn service strip or on buildings
Statutory services In service strip
Setback code 0.5 – 2.0m
Garden boundaries None
Building Heights 1 – 2 storeys
Tree planting Occasional
Wix
am
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illage On
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60
> E
dge P
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4.5 Streets Edge
4.5.8 The edges front onto greenway A and create an informal frontage to the open space. The properties will also assist in surveillance of the greenway. Edge properties will be either one or two storey, and will be detached or semi-detached. Properties will have an increased set back, with front gardens promoting a strong boundary separation between public and private space. Soft landscaping is a major feature with hedging and trees in front gardens enhancing the adjoining open space.
Road TypeLane/shared private drive
Design Speed 10 mph
Footway Shared surface
Verge None
Bus Access No
Carriageway width 3.5 to 4.8m
Direct Access Yes
Carriageway surfacing SMA
Verge surfacing Grass
Footway surfacing Bound Aggregate
Kerbing None
Traffic Calming Quiet Street Approach
Vehicle swept path to be accommodated
Refuse vehicle
On street parking Yes
Min Forward visibility 10m
Junction sightlines 2.4 x 23m
Junction Radius2m min. (6m at junction with main street)
Junction spacing-same/other side
15/0
Street lighting In service strip
Statutory services In service strip
Setback code 2 – 4m
Garden boundaries Hedging
Building Heights 1 – 2 storeys
Tree planting Occasional
Edge Section (no Road)
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Gre
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4.5 Streets Green Lane
4.5.9 The green lane is part of a greened street that provide strategic links across the site, between the greenways and to the town centre. The development will have a more continuous feel than the edge, with an informal arrangement of terraced and semi-detached properties. Gaps between properties should be kept to a maximum of the width of a garage. Properties will range between one and two storeys. The green lane has been designed to ensure that pedestrians and cyclists can move from the centre of Village One to other key parts of the Wixams development. Soft and hard landscaping are key in delivering a route that encourages the above requirements.
Road Type Street
Design Speed 20 mph
Footway 2m
Verge Yes (3m)
Bus Access Yes
Carriageway width 6.1m
Direct Access Yes
Carriageway surfacing SMA
Verge surfacing Grass
Footway surfacing Bound Aggregate
KerbingTextured Pre Cast Concrete
Traffic Calming 50m
Vehicle swept path to be accommodated
Removals van
On street parking Yes
Min Forward visibility 33m
Junction sightlines 2.4 x 33m
Junction Radius 6m
Junction spacing-same/other side
30/0
Street lighting Rear of footway
Statutory services In footway
Setback code 1 – 2m
Garden boundaries Hedging
Building Heights 1 – 2 storeys
Tree planting In verges
Wix
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> O
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6 P
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4.5 Streets Old A6
4.5.10 The Old A6 is to revert to a minor street which will allow properties to gain direct access to it. Existing hedges, trees and watercourse form a major feature in this street. Properties are to be mainly 2 storey with some 1 and 2½ storey buildings. Semi-detached and detached dwellings will provide the main building form along the street. Dwellings are to be set back and will create an informal frontage.
Road Type Lane/shared private drive
Design Street 10 mph
Footway Shared surface
Verge None
Bus Access No
Carriageway width 3.5 to 4.8m
Direct Access Yes
Carriageway surfacing SMA
Verge surfacing Grass
Footway surfacing Bound Aggregate
KerbingTextured Pre Cast Concrete
Traffic Calming Quiet Street Approach
Vehicle swept path to be accommodated
Refuse vehicle
On street parking Yes
Min Forward visibility 10m
Junction sightlines 2.4 x 23m
Junction Radius2m min. (6m at junction with main street)
Junction spacing-same/other side
15/0
Street lighting In service strip
Statutory services In service strip
Setback code 2 – 4m
Garden boundaries Hedging
Building Heights 1 – 2½ storeys
Tree planting Occasional
Wix
am
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Vil
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63
4.6.2 This shows a full building frontage to both sides of the block. This is usually achieved using a block of apartments, but can be satisfactorily dealt with by special house design. Although the entrance (coloured red) contributes to activity on the street, major habitable windows to the main faces (coloured yellow) ensures natural surveillance to both sides of the corner.
4.6.3 This shows a common traditional approach to corners with the gable end of a terrace of houses facing out on one corner. The preference is for the main entrance and habitable room windows to be in the gable, which ensures activity in the street. The maximum provision is for two windows to habitable rooms to be in the gable.
4.6.4 This solution gives continuous frontage to both streets at a corner, and is especially useful where there is a speed constraint bend with a requirement for a visibility splay. Care has to be taken that privacy between the two units is maintained and that garden sizes are adequate.
Car Ports
4.6.6 Within the frontage to several of the streets there is the option to provide car ports as opposed to garage doors. Where car ports are used they should be constructed as timber gates to the front of the opening ensuring the car does not dominate the street. Care should be taken to ensure that when the gates are left open clutter is avoided.
Option 1 Option 2 Option 3
Drive Through
4.6.5 Access to communal parking to the rear of properties should be via an opening, preferably gated, with a room over adding surveillance. This treatment is important in the High Street and Main Street.
4.6 Corner Buildings
Introduction
4.6.1 The treatment of corners in perimeter blocks is a key element in maintaining and surveying the public realm. Corner buildings can create a major contribution of the placemaking and character of a street.
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