«E RESPE UTUR CT eF th r fo ST - PLANNING Revised Battle Hospital A eP th Planning Brief G IN eF ECT UTUR E RESP Supplementary Planning Document July ...»
7.14 The landscaping masterplan should range from general principles, to identifying elements within the site and identifying details, down to street furniture specifications. Again, these will depend on the individual character area. The landscaping masterplan should also set out the long term management principles for the landscaping including special provision for SUDS schemes.
7.15 In the case of the Battle site, there will be a particular need for landscaping to be at times Victorian4 in design and appearance and at other times, See Section 7 of “By Design: better places to live” There are species of plants which are non-native, which were commonly used in the Victorian era, for ornamental reasons. Such plants may be appropriate in formal situations, for instance, as in providing decorative planting for the setting to a public building.
locally distinctive. Landscaping requires commitment at the initial design stage and not just as an afterthought and will be a major integrating factor in the cohesiveness of the development.
7.16 The following requirements set out the aims of the landscaping masterplan:
7.17 Soft landscaping functions • Integrate the protected trees on site and hedges/stands of younger trees, where possible;
• Consolidate landscaping along lines of protected trees to form buffers and avenues of planting, for example, the line of protected Lime trees on the western boundary;
• In particular, a buffer towards the medical support buildings along Portman Road should be produced;
• Consideration should be given towards providing a water feature or a swale system within the landscaping to minimise surface water run-off and recycle where possible;
• Structural planting should create at least one “green corridor” through the site and include locally-native species to create habitats for wildlife. The types of habitats which will be appropriate will be those set out in the Biodiversity Action Plan;
• Care should be taken to ensure landscaped areas are not or will not become areas for concealment or anti-social behaviour;
• There should be an avoidance of strips of green landscaping (less than
1.5m in width), which would be difficult to manage and ultimately, de-value the scheme;
• The identification of gateway features to each of the Character Areas.
These could be pillars or designs on an end gable, or a more subtle feature, for example, a change in road surface texture;
• Respond to the context set by the Character Areas and state detailed designs for street furniture, signs, fittings, etc.;
• Indicate design solutions to avoid clutter and exposed cabling;
• Specification for lighting design and standards, paying particular attention to minimise light spillage and producing a strong, unified design for the most public areas of the development (in line with the street hierarchy);
• State hard surfacing treatments for each of the Character Areas, distributor roads, cycle and footpaths and civic spaces. This should include tree grilles and cages; and
7.19 Public Open Space functions there is a requirement for on-site provision of open space in the redevelopment of this site and a contribution towards offsite enhancements to facilities (the precise level will be part of a comprehensive plan for improving facilities, to be discussed in consultation with the Council’s Arts and Leisure Department). The following facilities will
• The park should be accessible (and ideally visible) from Oxford Road;
• The park should be integrated, not overly fragmented open space (in terms of its area and in relation to its topography;
Diversity and Legibility (Mixed Use/ Layout) 7.21 The following principles will promote diversity and choice through a mix of compatible developments and uses that work together to create viable places that respond to local needs on the Battle site.
7.22 Mix and tenure • A minimum of 50% of the dwellings are to be houses to help meet Borough housing needs and Structure Plan housing allocations;
• Subject to the limitations implied in the identified Character Areas, areas of higher density housing will be acceptable within the development in locations at or adjoining the extended district centre, towards the park or at places with the best access to bus stops;
• New build social rented units shall not dominate any one development site within the estate, but rather be “pepper-potted” or pocketed in various areas of the development in groups of no less than 10 units and in individual floors in blocks of flats, for ease of management; and • Individual gardens should be appropriate to the nature of the • Dwellings proposed, having regard to the Borough Council’s Space Around Dwellings SPG (1994) and Government advice in PPG3. There should also be a mix of provision, for example, there should be some family units with one or two larger, south-facing gardens (to allow for a limited number of vegetable plots).
7.23 Layouts/house-types • Enclosed perimeter blocks are an efficient use of land, can produce strong frontages for new streets in the Battle development and clearly separate the public and private realm. They should form part of the design solution where higher density is appropriate;
• Townhouses with integral garages accessed from the street shall not form more than 10% of the total dwellings on this site and should be grouped in terraces no greater than 6 houses in length, in order to maintain active frontages within the residential street;
• Innovative housing and parking arrangements, such as mews courts and courtyard developments should be used in various parts of the site, as a means of raising densities, providing active and safe streets and reducing traffic speeds by design. Small parking courts should not be divorced from housing, but immediately overlooked by those dwellings to which they relate;
• As far as possible, the development should make use of reclaimed existing materials on site and a strategy for achieving this shall be included within the construction method statement. The use of sandfaced bricks, where new bricks are required, should be avoided in favour of red-orange bricks, which show more natural qualities of the clay. Contrasting bricks (for decorative effects at corners and around doors and windows) should be cream in colour;
• Standard street surfacing materials are to be brick shared surface with setts to add interest and slow vehicular traffic.
Continuity and enclosure 7.24 The development shall create an environment which will aim to curb anti social behaviour by avoiding creating alleyways, providing active frontages and allowing natural surveillance.
7.25 Liveability and detailed design issues • Building lines are to be established which set buildings back from the back of the pavement. This provides a setting to the buildings and is considered appropriate in the context of this Victorian area;
• All windows to buildings which have a public frontage shall be set back behind the front wall, to provide relief to the façade of the buildings and the windows are to be of sash appearance, except where a contemporary design would dictate otherwise;
• Blank gable walls should not face the street “unprotected” as these inevitably become targets for graffiti and ball games;
Sustainable Design 7.26 The Borough Council is committed to producing a sustainable urban scheme on this site, in line with Government guidance and Council policies5 to achieve its planning and socio-economic goals for this part of the city.
7.27 A particular opportunity is that the Battle site is relatively level to be able to maximise solar gain, whilst still being able to maintain a street pattern which is sympathetic to the urban context. For instance, part of the design solution, which is encouraged, is to produce terraced streets, with substantial glazing facing south, whilst maintaining sufficient distance for the northern houses to benefit from the sun. In constructing to a higher density, courtyards may be used in certain parts of the site, as these are the most efficient use of land. The developer should provide detailed justification for how this resource is to be best harnessed in the masterplan.
7.28 Listed below are a series of sustainability attributes, which will be expected to be reflected as sustainability commitments in the Design Codes for the developers’ masterplan and incorporated in the design of schemes later submitted for planning approval. These are not considered to be onerous requirements, but measures which should be built-in to the scheme at an
early stage, in accordance with good practice:
• Measures for minimising surface water run-off through grey water recycling/sustainable urban drainage systems (SUDs) rainwater recycling;
• Investigating the possibility of re-using any of the existing buildings, in full or part, or by re-using their materials on-site;
• Using the clear potential of solar water heating;
• Exploration of opportunities for “green” or “brown” roofs, and the provision of other habitats within the construction for species which are identified in the Bio-diversity Action Plan and have been found to be present on the site;
• Consider the appropriateness of incorporating natural venting and cooling systems; and
7.29 In line with Policies KEY1 and CUD14 of the Local Plan, the Council will expect all public areas and buildings to be accessible to disabled people.
Disabled access provision for housing should accord with the Council’s standards, i.e. 4% of the dwellings shall be constructed so as to be wheelchair-adaptable. No gradients should exceed 1:20 and all public areas and public buildings should be fully accessible.
7.30 Residential sustainability - In line with Government advice and Council policy, the Borough Council seeks housing on this site, which meets high standards for energy efficiency/thermal insulation and energy generation.
All residential development should therefore meet the following specific
• Adoption of Lifetime Home Standards, Assistive Technology and SMART homes where appropriate;
• All new build housing to achieve a ‘Very Good’ Ecohomes rating. 25% of the open-market housing should achieve an ‘Excellent’ rating;
• Energy and resource efficiency should be demonstrated throughout the construction and use phases;
• Innovative proposals for energy generation and efficiency are sought through design, layout and orientation of buildings, including passive solar gain;
• All houses with a roof facing within 40° of south must have a solar thermal system linked to the main heating system;
• All housing to achieve Secured By Design certification;
• The design of the site should avoid the need, where possible, for restrictive conditions for noise suppression;
• There should be a degree of “adaptability” built in to dwellings, for example, lintols built into walls, to allow easy removal of partitions to enlarge some rooms;
• There should be good use (or possibility of future use) made of attic spaces in the new dwellings, to maximise available floorspace; and • There should be a proportion of family housing built which offer scope to add modest extensions in the future and these should be represented in each of the Character Areas, where possible.
7.31 Commercial sustainability- Any large retail stores proposed would provide a wide range of opportunities to incorporate sustainable attributes as part of their design, from a Green travel Plan for staff to water and energy
recycling. Innovative architecture will be encouraged, but the design of any
buildings should incorporate the following:
• Consideration of visual impacts on Oxford Road and the opportunity to provide a high standard of design, within the context set by the Listed Buildings and the new Methodist Church;
• Functional integration with residential on site, for instance, flats over the store;
• Minimisation of visual intrusion on surrounding residents;
• Location of delivery areas to be designed as far as possible to minimise disturbance to residents, especially those living in existing housing adjacent to the site;
• Zero car parking for staff;
• Showers and changing rooms for staff who cycle;
• Buildings to achieve a “Excellent” (BREEAM) rating for energy efficiency; and • Grey water recycling/SUDs drainage.
8 PLANNING AND IMPLEMENTATION8.1 An outline planning permission exists for the site, granted in July 2002. This comprises 315 dwellings, retail development comprising food store (4,645 sq.m.), non-food retail (4,413 sq.m.), fast food unit, petrol filling station, community uses, car park, together with ancillary highway works and landscaping. Whilst (a) full application(s) is/are strongly encouraged, were an outline submitted, means of access and siting of development must be indicated. Any substantial changes to the outline proposal will require further updated impact assessments (e.g. transport and retail) and proposals for part of the site are unlikely to be able to be considered without the same.
8.2 All proposals will be expected to be accompanied with a phasing plan, in order that the public benefits for the site can be secured as the commercial and residential elements are realised and not delivered at a later date.