Design StatementsSupplementary Planning Guidance Note

Falkirk CouncilDevelopment Services

Foreword

Welcome to this supplementary planningguidance note on Design Statements. It is oneof a suite of such guides promotingdevelopment quality in the built environmentand taking forward the Council’s commitmentto sustainable development as set out in theDevelopment Plan.

Everyone admires well designed urbandevelopments that function well and give asense of place. This guidance is intended tohelp achieve this through improvedcommunication and understanding in thedesign process between Falkirk Council anddevelopers applying for planning permission.

A Design Statement is intended to enable anapplicant to outline the reasoning behind adevelopment proposal, using a range ofwritten text and graphics. It will be arequirement to be submitted alongsideplanning applications in certain sensitivelocations and for specific larger scaledevelopments.

This guide draws on the Planning Advice Note,PAN 68 Design Statements, and provides auseful template and checklist to assist theapplicant in the preparation of a DesignStatement.

The Council commends the advice set out inthis guide.

February 2007

Content

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1. Introduction

2. National and Local Planning Policy Background

3. Urban Design Toolkit

4. The Design Statement4.1 What is a Design Statement for and how does it work?4.2 For which applications will a Design Statement be required? 4.3 What should a Design Statement include?4.4 How should a Design Statement look?

Appendix ACHECKLIST 1: Design Process CHECKLIST 2: Site and Area AppraisalCHECKLIST 3: Qualities of the Well Designed PlaceCHECKLIST 4: Urban Design Toolkit

Appendix BLocal examples of design tools

Appendix CLocal example of Design Statement

Front Cover : Falkirk Wheel and the Drum Masterplan

Falkirk Stadium

Introduction

1.0 IntroductionA Design Statement is a document whichexplains and illustrates the principles andconcept behind the design of a proposeddevelopment and may be required to besubmitted alongside a planning application. Inthis respect the term "design" relates to thephysical and visual impact of built form and itsexternal envelope on streets and public areasin our towns, villages and rural areas and isoften termed "urban design".

This Guidance Note should be applied inconjunction with the Council's overarchingSupplementary Planning Guidance Note onSustainable Design.

Scottish Planning Policy SPP1: The PlanningSystem notes that design, as defined above, isa "material consideration" in determiningplanning applications. A local authoritytherefore has the right to refuse a planningapplication solely on design grounds and todefend this position at an appeal.

This Guidance Note :

distils information from the ScottishExecutive Planning Advice Note 68 :DesignStatements and applies it to the localFalkirk area contextsets out the national and local planningpolicy backgroundidentifies the place of the DesignStatement within a wider planning "toolkit"for addressing area design and topic guidesand codes. describes the Design Statement, itspurpose and operation, the circumstances where it will be required, what it shouldcontain and how it should be presented.provides appendices which checklist theDesign Process, the Design Toolkit and theCharacteristics of the Well Designed Place(all drawn from national Planning Advice Notes)

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Airth Primary School

2.0 National and Local Planning Policy BackgroundThe Scottish Executive has furtherdemonstrated its intent to raise the quality ofurban design across the country by publishing"Designing Places - a Policy Statement forScotland" (November 2001). This has beenfollowed by a series of Planning Advice Notes(PANs) either to guide the design of certainphysical components of the built environmenti.e. Housing Quality (PAN 67), Housing in theCountryside (PAN 72) and New ResidentialStreets (PAN 76) or advise on methods ofplanning control i.e. Conservation AreaManagement (PAN 71) and Design Statements(PAN 68), the latter informing thisSupplementary Planning Guidance Note.

Falkirk Council's planning policies also aim toraise the standards of urban design within thearea and, to assist in implementing this, nowrequire that a "Design Concept Statement"accompany important planning applications(Structure Plan - Policy ENV.7 Quality ofDesign and Finalised Draft Local Plan - PoliciesEQ1+ EQ2 Sustainable Design Principles etc.).The term "Design Statement" will be used inthis guide as being consistent with thewording used by the Scottish Executive.

National and Planning Policy Background

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The Drum

Urban Design Toolkit

3.0 Urban Design ToolkitThe Scottish Executive publications identifythe Design Statement as one of a set ofplanning and urban design "tools", the othersaddressing:

the design of significant or sensitive urbanor land areas (Urban Design Frameworks,Master Plans and Development Briefs)topic design at the general and moreprescriptive level ( Design Guides andCodes) promotional measures (Local DesignAwards and Design Competitions)

Responsibility for preparation of the differenttools should be as follows:

Master Plans by the owner or developer inconsultation with the planning authorityOther frameworks, briefs, guides andcodes by the local authority or a consultantoperating on its behalf.

NOTE : APPENDIX A Checklist 4 sets out these complementarytools in greater detail.

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Oswald Street, Falkirk

4.1 What is a Design Statement for and how does it work?

PURPOSE AND OPERATION

The purpose of a design statement isessentially twofold:

to improve the standards of design ; and to foster a more collaborative approachbetween the applicant, agent and/orconsultant and the planning authority.

Design quality should be enhanced where theappropriate design process has been followedthrough as set out below. This more thoroughanalysis of the design context will clearlyrequire an appropriately qualified designer. Atthe same time the applicant, in requiring tojustify the design of his/her proposal will bebetter informed to conduct negotiations withthe planning officer, thus minimising conflictor costly delay.

Potential developers are positively encouragedto have pre-application discussions with theCouncil at an early stage in order to establishwhether or not a statement is required. A partprepared statement, prior to finalising thedesign or, in certain cases, a form of masterplan may be useful at this stage. A DesignStatement will nevertheless be receivedsympathetically where it accompanies aplanning application even where nopre-application discussion has taken placewith the planning authority.

The Design Statement

What is a Design Statement for and how does it work?

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Falkirk Library

4.2 For which applications will aDesign Statement be required?

REQUIREMENT THRESHOLD

The Council will determine in which locationsa Design Statement will be required i.e. wheredevelopment will have a significant impact onthe built or natural environment. The importantsites will be considered according to athreshold of sensitivity and scale.

SensitivityThe key consideration will be the impact onthe priority locations for enhancementidentified in Schedule ENV6 of the StructurePlan and Policy EQ 7 in the Finalised DraftLocal Plan i.e.

Town CentresTown Gateways and ApproachesPrincipal Transport CorridorsConservation Areas and Areas ofTownscape ValueThe Canal Corridor and otherwaterside/waterfront locationsFalkirk Greenspace i.e. the urban fringeUrban Regeneration areas

ScaleIn terms of scale all sites of:

2 hectares or more50 units or more for residentialdevelopments will require a Design Statement.

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The Design Statement

For which applications will a Design Statement be required?

Larbert Baptist Church

4.3 What should a Design Statementinclude?

CONTENT

PAN 67 Housing Quality defines the contentof a Design Statement as follows :

"A Design Statement should explain andillustrate the design principles and designconcept of the proposed layout; landscape;scale and mix; details and materials; andmaintenance. It should show, as briefly asnecessary, how these will help to achieve thequalities identified in Designing Places."

‘Designing Places’, PAN 68 and other designPANs include useful checklists which togetherestablish the preferred Design Processtemplate from which an applicant for planningpermission is able to prepare a DesignStatement.

PAN 68 Design Statements summarises theDESIGN PROCESS as follows:

1 Gathering of Background Information andSite Details

2 APPRAISAL of SITE and WIDER AREA

3 ESTABLISHMENT of DESIGN PRINCIPLES

4 ANALYSIS of above …leading to …

5 DESIGN CONCEPT(S)

6 Public Involvement ( if appropriate)

7 Programme/ project phasing

8 DESIGN SOLUTION

The Design Statement

What should a Design Statement include?

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Caledonian Produce, Bo’ness

NOTE: APPENDIX Asets this framework out in greater detail i.e.

Checklist 1: adds basic detail to frameworkChecklist 2: details Site and Area AppraisalChecklist 3: sets out "Qualities of the Well

Designed Place" - additional urbandesign conventions to informAnalysis/ Design Concept(s)

Checklist 4: sets out the other components ofthe urban design "toolkit".

4.4 How should a Design Statementlook?

PRESENTATION

The Design Statement may be fairly brief,perhaps no more than a page or two followingthe pattern of the attached checklists.However it must be suitably rigorous, avoidingtextual and illustrative "padding". It may be inbooklet form, an A4 or A3 document, a foldout sheet, a display board or a CD ROM. Arange of illustrative media giving evidence of adesign process may be included e.g.photographs, sketches, figure/grounddiagrams, photomontages, concept diagrams,computer based images and artistsimpressions. Models or photographs of modelsmay also be submitted. The illustrativematerial is intended to describe the process ofthe design, the final solution being presentedas the planning application.

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The Design Statement

How should a Design Statement look?

Falkirk Police Station

NOTE : APPENDIX BLocal Examples of Design tools:Master Plans DesignBriefs, Design GuidesComputer Generated Images

NOTE : APPENDIX CLocal Example of Design Statement

APPENDIX A

CHECKLIST 1: Design Process

1a

CHECKLIST 1: Design Process Interpreted from PAN68

Background Information Name of the schemeApplicantArchitect/developer/urban designers/agents/advisors,etc.Description of client brief (if there is one)Date

Site details Location and site plan - scale and north pointDescriptionHistoryOwnership

SITE and AREA Any specific points relating to:APPRAISALS Contextsee Checklist 2 Identity

Connection

DESIGN PRINCIPLES National guidanceLocal authority development plan design policies Supplementary planning guidanceSite specific development briefsDesign guides

ANALYSIS Design principles affecting site/area appraisalsee Checklist 3 Qualities of the well designed placeQualities of the Well Designed Place

DESIGN CONCEPT Explanation of the proposed development withsee Checklist 4 respect to:Urban Design Toolkit Layout, ie. context

streets and spacesaccessibilitysafety and securitysustainabilityenergy efficiency

LandscapeScale and mixDetails and materialsMaintenance

Public involvement Outcome of consultation and public involvement

Programme How will the project be phased?

DESIGN SOLUTION Completed for Planning Application

Canalside Flats, Rosebank

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APPENDIX A

CHECKLIST 2: Site and Area Appraisal

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CHECKLIST 2: Site and Area AppraisalPAN 68 (back fold-out)

CONTEXTLocal area Location of the site

General description of the surroundings, e.g. urban, residential and industrialIs the site in or near a conservation area?

Site description Planning historyOwnership of the siteAdjacent land uses, and relevant planning proposalsHeritage conservation - listed buildingsFocal pointsLandmarksVistasViews to/from/over siteTopography - contours on the siteMicroclimate - wind, sun orientation, exposure, shelter

Services Public utilities, e.g. underground services, drainage systems, overhead power linesPublic services available locally, e.g. schools, public transport

IDENTITYSurrounding buildings Building lines - groupings, rhythms and plot/feu sizes

Entrances - styles and sizesWindows - styles and sizesActive frontagesScale - height and massingAppearance - details and materials

Use of the space Use of spaces between buildings - public/privateDay, night, seasonal variation of useProhibited activities, security arrangements

Hard landscaping Location of street furnitureCondition and maintenanceHow people use itPublic art/sculpture trail

Soft landscaping Landscape characterQuality of landscapingNeed for ground modellingNature conservation areaWildlife habitatsTree Preservation OrdersPlay space/recreational space

CONNECTIONVehicular movement Surrounding road and street layout

Access, parking and circulationBus & tram (not relevant) stops and routes, taxi stops, cycle routesAreas of vehicular/pedestrian conflictUse of traffic measures, e.g. speed humps, surfaces, crossing points, bollardsServicing arrangements

Pedestrian access Where are people coming from, going to?Desire linesDisabled accessAre people restricted from access due to any current aspects of design?

APPENDIX A

CHECKLIST 3:Qualities of the Well Designed Place

3a

CHECKLIST 3: Qualities of the Well Designed PlaceInterpreted from ‘Designing Places’ (pp 9-10,30-31) design PANs and PAN68

Distinctive CHARACTER / IDENTITYContemporary character evolved from historic and existing context - building andnatural features related to pattern of streets and open spaces, architectural form anddetail and external finishes.

Welcoming ENHANCED ENTRANCE AND MEETING POINTSSpecial character of gateways into and within the site, landmarks and focal points,revealing good views and built/ natural features and removing/ concealing eyesores,assisting navigation. Visual enhancement mainly following pattern of main gatewaysand focal points rather than random, self indulgent decoration.

Connected EASE OF GETTING TO AND MOVING AROUNDRoutes linking different areas, community focal points and transport corridors, stationsand shops. Density of development to reflect this, accessing and supporting publictransport, encouraging walking and cycling and better use of/ more attractive andtherefore safer route linkages.

Safe PUBLIC SPACE AND SOCIAL NUISANCEAccessible built frontages with lively window openings to public space designed toenhance surveillance. Back garden areas secured by building enclosure/ no continuousrear footpaths. Busier main routes are more self policing with quieter smallersemi-gated enclaves off these. Neighbourhood centres benefit from 24-hour life/ livingabove the shop. Clear definition of private from public space - low, penetrableenclosure.

Adaptable MIXED USEAiming for an integrated environment for living, working and recreation, providingcompatible and linked groups of land/ building uses and avoiding zoning , badneighbour interfaces and after hour deadness - see Safe (above). Single function buildings should be capable of sub-division or different use.

Resource efficient ENERGY, BUILDING CONSERVATION, MATERIALS, PRODUCTION METHODS,FINANCE, HEALTH, BIODIVERSITY Minimising use of earth's energy sources and cost saving i.e.. through physicalintegration, building orientation and sheltering techniques for solar and climatic benefit,re-using existing building and landscape structures, energy saving site constructiontechniques and component manufacturing on brownfield land and all locally sourced.Long life, loose fit, low energy.

Dymocks Buildings Bo’ness

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APPENDIX A

CHECKLIST 4: Urban Design Toolkit

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CHECKLIST 4: Urban Design Toolkit

Interpreted from ‘Designing Places’ (pp 38-39,44), design PANs and PAN67 Housing Quality (p 26)

The other urban design "tools" which complement the Design Statement are:

AREA DESIGN

There is an accepted overlap in the operation of the different tools and also the responsibility for their preparationbetween the local authority and any appropriate developer. Nevertheless the following identifies the distinctive characterof each tool:

Urban Design Frameworks: For urban areas where the likelihood of significant physicalchange calls for concerted action and only parts of suchareas are available for immediate development. Thetreatment of connections to and overlap with other areasare of particular importance. These frameworks could co-ordinate more detailed Master Plans or Development Briefs.

Master Plans: For sites where an organisation owns or controls thedevelopment process and will be responsible for the planpreparation in consultation with the Planning Authority. TheMaster Plan is essentially a proposal at a wide scaleexplaining how the site or a series of adjacent sites will bedeveloped. It will describe how the proposal is to beimplemented, setting out the costs, phasing and timetablefor such.

Development Briefs: For specific sites significant in scale or sensitivity, with aclear boundary mainly available for development/redevelopment. There may still be significant planningconstraints on such a site, e.g. a listed building.

TOPIC DESIGN

Design Guides and Codes: Urban design guidance which extends development plan orother policies at a more detailed level for specific topicssuch as shop fronts, house extensions, estate layout andconservation areas. The difference in emphasis of thesetools is between guidance which offers optional approachesto the solving of an identified problem and a set ofprescriptive standards.

PROMOTIONAL MEASURES

Local Design Awards and Design Competitions: These have a role in encouraging and rewarding andthereby promoting inspirational design.

APPENDIX B

Local Examples of Design Tools

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Master Plans

Copyright Cadell Architecture & Urban Design

Copyright CALA/ Turley Associates

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APPENDIX B

Local Examples of Design Tools

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Design Briefs

Design Guides

APPENDIX B

Local Examples of Design Tools

7a

Computer Generated Images

Copyright Young and Gault Architects

Falkirk Council

Falkirk Council

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APPENDIX C

Local Example of Design Statement

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Design Statement

Copyright OMI Architects

NOTE : To view Design Statement case study from PlanningAdvice Note 68 Design statements visit : www.cda-group.co.uk/udr.pdf

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Westerton Road, Grangemouth Copyright Page & Park Architects

Photomontage

Photomontage

Designed by Planning &

Environment Unit, Development Services, Falkirk Council

If you would like a copy in community languages, braille, large print or audio tape call Development Services, Falkirk Council on 01324 504715.

Falkirk CouncilDevelopment Services