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urban design london Design & Access Statements:
Cabe and the Planning System
Welcome
Design and Planning What are statements Reading tips Writing tips A made up statement
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Design and planning
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‘If we deliver poor design, we know that we will not deliver sustainable development’ Lord Rooker, Planning Minister, House of Lords, Jan 04
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‘All involved in planning must work to achieve sustainable development’ Planning and Compulsory Purchase Act 2004
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What the PPSs and PPGs say
Design Matters
Design cuts across planning policy areas
Design is about how places work
Impossible to separate planning and design
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Key policy tests: PPS1
Refuse designs that don’t take advantage of opportunities for improvement - positively make places better for people.
This should be the aim of all involved.
LPAs should have robust, positive design policies based on local character and objectives.
Have regard to ‘By Design’
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Key policy tests: PPS1
Good Design should:
Address the connections between people, places and access to jobs and services
Integrate development into the existing natural and built environment and reinforce local distinctiveness
Be an important part of providing successful, safe and inclusive places
Create places everyone can use and enjoy
Consider impacts on the natural environment
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Ask “is the design good enough to approve?” rather than “is it bad enough to refuse?”
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The Good, the Bad, the OK?
PPG1 said refuse bad design Our 2004 Housing Audits found 61% of new homes in the South East were mediocre and 17% were good
The 2005 Audit showed that 70% of homes in the North were mediocre and only 6% were good Now PPS1 is saying only approve good design What will the audit in 5 years find?
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Design at a Glance
Gives up to date information on national design policy
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Principles of Good Design
Character:
should have its own identity
Continuity and enclosure:
public and private should be clearly distinguished
Quality of public spaces:
should have attractive and successful outdoor areas
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Principles of Good Design
Ease of movement:
easy for everyone to get to and move through
Legibility:
has a clear image and be easy to understand
Adaptability:
easily able to change
Diversity:
values difference
Inclusivity:
for everyone, without special treatment
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Carlisle Cabe and the Planning System
Wrapping the box, creating active frontages What would you see as you shopped?
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Style does not equal quality Cabe and the Planning System
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Quality transcends style Cabe and the Planning System
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The design process
Cabe and the Planning System Negative associations with density:
Physical elements such as parking stress, overrun of
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Planning design tools Design & Access Statement Masterplan Local Development Framework Sub regional Framework Regional Spatial Strategy Regional City/Town Neighbourhood Site Building Component Cabe and the Planning System Building Regs.
Design Code Area Action Plan Design Guide Sustainability appraisals 17
What are statements?
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Statements are tools to help prevent poorly designed places
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What are statements?
They are required by the Planning Act
They are needed with most application types
They can be used to ‘fix’ details as proposals develop
They should be proportionate to the complexity of the development
They should be used to explain and justify the proposal
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What should they contain?
1.
The design process
: How the designer has thought about the area and how new buildings and spaces have been informed by what already exists.
2.
Use
: What buildings and spaces will be used for
3.
Amount
: How much would be built on the site
These should deal with the main inputs to the design process.
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What should they contain?
4.
Layout
: How the buildings and public and private spaces will be arranged on the site and the relationship between them and the buildings and spaces around the site.
5.
Scale
: How big the buildings and spaces would be (their height, width and length)
To establish the 3D form of the development urban
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What should they contain?
6.
Landscape design:
How open spaces will be treated to enhance or protect the place, for example what trees, paths, lighting or seating will be provided or retained
7.
Appearance:
What the building and spaces will look like, for example building materials and architectural details
8.
Access and inclusivity:
How everyone could get to and move through the place and why the points of access and routes have been chosen
The design details, based on 1-5 above.
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Writing Tips
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Golden Rules: Writing
Keep it short and to the point Write it for the application Start the statement when you start the scheme Explain how the design came about and what you are trying to achieve
Talk to those who could help as soon as you can Use statements as a negotiation tool Allow it to change if the scheme changes Use illustrations based on the application drawings
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Statements
This statement:
Explains why roof shape is appropriate Isn’t expensive and hi tech: reflects the scale of the development
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Is this real?
Will the place really look like this?
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Use realistic and accurate visuals
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The design process
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What to Include:
A description of the design process
A summary of the main design concept
A justification of how the development will support its surroundings
Why you consider the scheme complies with national and local design policies
How the scheme will affect local services, jobs and social cohesion
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For Example:
This statement identifies:
Current constraints Current opportunities How the development will respond to these
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Use
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What to Include:
A justification of the use in terms of land use policies
How the scheme will work with existing uses in the area
An explanation of how the uses will work together to make the place more useful for the community
If possible, have a good mix of uses in the same area
Show you have understood the access needs of different users
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For Example:
The site’s location affords it good links with the town centre
This statement:
Uses pictures
and
words Shows existing land uses and facilities Explains how the development will make the most of them Nearby, local shops and schools
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Amount
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What to Include:
Demonstrate that you have done an assessment of how much development is suitable for the site Do not try to provide a retrospective justification - base the amount on an understanding of the site.
Indicate possible occupancy levels in homes and footfall for shops and leisure uses Include floor space figures and the amounts of different types of building With major developments, assess how those who come to use the site will impact local services etc.
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For Example:
This statement contains:
Floorspace Parking space Different potential uses
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Layout
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What to Include:
Explain why certain uses, buildings or spaces have been placed where they have Make it clear how the layout will aid inclusive access to and through the site Explain any conflicting priorities for the layout design and how you have dealt with these. Explain why this layout has been chosen and how it helps the buildings and spaces work together Perhaps show alternative layouts and explain why they have not been taken forward
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For Example: Cabe and the Planning System This plan shows the basic layout tat the master plan stage
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This diagram is not from a statement, but it shows how layout can affect walking routes to school Although same actual distance (red arrows), two walks differ enormously
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Scale
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What to Include:
The relationship between existing buildings and those proposed How the scale of the development responds to this specific site and its surroundings Show how the scale of building parts work together Pictures should be realistic, three-dimensional, and place the viewer where people would really be.
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For Example:
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These statements annotate sketches to help to explain the scale
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Access and Inclusion
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What to Include:
Explain how links to surrounding roads, footpaths and sight lines will be ensured Consider using diagrams showing how people can move to and through the place Indication how internal layouts have determined the location of entrances and fire exits Explain the visibility of entrances and access to the buildings Show access to facilities and how you deal with surface levels changes, for example with how you use dropped kerbs
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For Example:
This statement shows clear lines (in yellow) of wheelchair accessible routes
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Landscape design
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What to Include:
Much more than plants: cover all treatments of outdoor spaces from street furniture to water features to road materials Show how the design of external spaces will make them attractive, useful and environmentally and ecologically responsible Explain how the landscape will work with all other design decisions Show how you have taken into account long-term maintenance and management Explain the purpose of landscape design on the site
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For Example:
This statement proposes planting that:
Provides seasonal interest Encourages pedestrian activity Is robust enough for roadside location
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Appearance
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What to Include:
Pictures of what the scheme would look like should be based on details included in the application Explain how the appearance fits with other objectives for the development: for example how it blends in, or stands out. Explain how the applicant has considered the effects of time on the appearance of the scheme
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For Example:
This statement shows examples of local vernacular that will inform the design of the development
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A made up example
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Made up statement For New Shop front at No 12 High Street, New Town
Planning Process We visited the site and walked for 5 mins to east, west and south.
We found: This shop sits towards the eastern end of the main shopping centre. The shop itself is single story and was built in 1930 but the current shopfront dates to 1965. The surrounding buildings are predominantly 2 storeys and have flats or offices above shops, restaurants and banks. Other buildings in the area are of various ages and there is no clear style in the area. But all together the shopping centre is lively and attractive. It is well used.
The pavement outside the shop is narrow – only around 2m wide. At times this means people get in each others way and there are pedestrian barriers to stop people moving out onto the road outside the shop.
The design of the shopfront as submitted with the planning application is based on our understanding of the character and problems of the site.
So although we would like to include a large overhanging canopy we have not as the pavement is too narrow. We have also suggested a relatively large fascia sign as the unit is only single storey and the ones around it are 2 storey. So we think a taller sign will help the shop fit in with its surroundings.
We have read the councils design guide on shopfronts and have included a stall riser, pilasters and set in door as that guidance suggests.
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Use
Not applicable – this is a shop with A1 use established. We are proposing no change.
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Amount
Not applicable. This is a single unit and we are not proposing to change that.
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Layout
There is not much choice in the layout of a shop front. But we have decided to move the door from the eastern to western end of the unit. This is because of the narrow pavement, which is at its narrowest at the eastern end. We think this will make it easier for people to get in and out of our shop, particularly if they have buggies or are in wheelchairs and the street is busy.
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Scale
The scale of the unit itself is set. But we want a tall fascia to make the building look bigger. We think this will make the parade look better with less of a ‘gap’ at this single storey unit. The scale of the stall riser and pilasters and glazing bars is based on the manufacturers design. But we have asked them to make the stall riser bigger – so it is now 40cm tall in line with the Local Authorities Shop front guidance which sets this as a minimum.
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Access and Inclusively
We have moved the door as explained above to make access easier. The door itself is 1m wide – enough for a double buggy or a wheelchair. There will be flat access at the door, better than the present shop front which has a step up to a narrow door. The applicant wants to make sure the internal fit out of the shop will also let everyone use it easily.
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Landscaping
This is not relevant – there is no space for landscaping. But as the applicant is a florist and the window will be bigger than at present more plants will be visible.
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Appearance
As there is no particular style or consistent age of shop fronts in the area we are proposing a modern design which highlights the florist’s own creative style.
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