Planning Officers Society

Delivering strategic sites and

quality development – Part 2

28th June 2017

Planning Officers Society

Case Studies

Session 3 -

Constructing a Policy Components

• Vision / description

• Masterplanning requirements – when and what ideally

• Key infrastructure needs and triggers e.g. school requirements;

new strategic routes etc.

• Key land uses as far as possible – numbers of homes; new park; local

centre etc.

• Strategic contributions – e.g. off site highway; rail network;

secondary education etc.

• Specific requirements around typology or content e.g. custom

build; sustainable energy measures

Vision and Description

Constructing a delivery statement

Bassingthorpe Farm Delivery

Statement

Concept Plan Examples

N Tyneside: Murton Gap

• 200o Homes

• 17 Ha employment

• 500 sq m retail

• Strategic transport route

• Primary School

• SUDS

• Green infrastructure network

Policy composition (N Tyneside)

• 2 site specific policies

(2000 and 3000 homes)

• Set out overall

strategic requirements

• Detail site specific

elements around place

making and

sustainability

• 1 overarching delivery policy

• Requires masterplan in line with concept plan

• Sets out the detail needed to accompany the masterplan –phasing, viability, long term management issues etc.

North Tyneside Local Plan – May 2017

Transport

• Transport comments from para 117 -126 covering strategic and local

issues

N Tyneside Cont’d..Infrastructure

• Extensive viability work undertaken, together with concept planning

N Tyneside SSA Conclusion

Christchurch and East Dorset

(Green Belt)

Knowsley – evolving an approach

Knowsley – strategic sites in the Green

Belt

Modifications process

Place Shaping Policy/ies

Policy to define allocations

Site vision policy

Site vision policy

Site vision policy

Multi-layered approach

Summary/Key Messages

• Plan for places and not just numbers

• Have a clear vision – keep the end in mind

throughout

• The sooner it’s needed, the greater the

evidence, particularly around deliverability

• Focus on potential showstoppers (know the

site) and how to overcome them

• Take a masterplanning approach throughout

• Be collaborative

Planning Officers Society

Delivering Quality Places

Session 4 -

Sustainable Places • Sense of Identity – distinctive, coherent, legible

• Healthy – facilitate active lives, walking, cycling,

local food & promote subjective wellbeing - link to

nature and greenspace

• Neighbourly – facilitate social interaction &

community involvement, safe from crime

• Connected to host community & countryside by

walking, cycling, public transport routes,

• Resource efficient – minimise energy and waste

• Minimise impact on & enhance natural environment

Sustainable

Places Design

Qualities

But it’s too easy to create

Anywhere Sprawl

Principles for Quality Sustainable Places

• 1. Reflect Sub-Regional Settlement Identity

• 2. Respect Site Qualities and Characteristics• 3. Vision for Settlement Role and Form• 4. Walkable & Public Transport Orientated

Neighbourhoods • 5. Centre which is a Focal Point• 6. Clear hierarchy of Streets• 7. Convenient parking not dominating the street• 8. Build Active frontages • 9. Include a Mix of Uses inc Affordable Housing • 10. Ensure Legibility• 11. Aim for Sustainable Buildings• 12. Develop a Local Design Code• 13. Introduce Place Keeping Arrangements• 14. Keep an eye on the detail• 15. Test for Viability and Deliverability

Nearby settlements analysed to establish the role and function of the planned development. Common features of form, design and materials help inform the design concept.

Northstowe, South Cambs, Development Framework T O’Rourke 2012

1. Reflect sub regional settlement identity

2. Respect site qualities & characteristics

• Identify site opportunities and constraints including

topography, slopes, landscape character, flood

plains, unstable land, microclimate issues, habitats

and wildlife. Consider how assets can be harnessed

and constraints mitigated.

SUDS, Upton, Northampton

3. Vision for settlement role & form

4. Create Walkable and Public

Transport Orientated Neighbourhoods

Poundbury Dorset, Copyright Friar

Select a street pattern which

maximizes permeability on the site

Tornagrain Nr Inverness Masterplan DPZ 2007

5. Create a centre which is a focal point

in a prominent position accessible to the

whole settlement including an integrated

mix of principle civic buildings, library,

schools, community hall, place of worship,

shops, market, residential, affordable

housing and employment opportunities.

Poundbury, Copyright Friar

Sherford, Devon

6. Provide a clear hierarchy of streets

and spaces

Copyright Friar

Sherford Town Code

Permeable street network defining blocks

Poundbury Dorset Phase 1, Leon Krier Masterplanner

A network of slow speed

streets of variable width

Poundbury Dorset Phase 1, Leon Krier Masterplanner

Perimeter Block Development

Terraced

buildings

to enclose

street

3 storey

building

to

terminate

view along

square

Corner

Buildings

on back of

pavement

Doors and

windows

overlook

public

realm

Narrow

entrance

to

parking

court

Variable

width

street to

regulate

parking

7. Convenient Parking not dominating the street

Trees to

relieve

space

Sentinel

houses

to

overlook

court

At least

two

access

points

Enclosure

by 2m high

brick walls

and

garages

Gravel

surfacing

softens

visual

impact

8. Build Active frontages

Nansledan, Newquay

9. Include a Mix of Uses inc Affordable Housing

Copyright Friar

• Gateway

• Path

• Node

• Landmark

• Edge

• District

10. Ensure Legibility

Sherford, Devon

Aim for Sustainable Low Energy Homes

•Low Energy/CO2

•Low Water consumption

•Local Materials

•Surface water run off

•Waste

•Pollution

•Health and well-being

•Management

•Ecology support

11. Aim for Sustainable

Buildings

12. Develop a local design code

Kentish Contemporary,

Ashford

Arrangements for the ongoing management

and maintenance of places and ensuring

involvement of local residents

•High standards of

cleaning maintenance

•Management of events

eg. concerts, street

parties, street theatre

•Enlivenment of public

spaces

•Management of

community halls,

workspaces, allotments

•Overseeing public art

•Safeguarding public

access for all

13. Involve local people & give them

responsibility for place keeping

14. Keep an eye on the detail!

15. Test for financial viability and

deliverability

Critical Success Factors

• Sound evidenced policies & allocation

• Robust, viable, deliverable Masterplan

• Ideally single land ownership with a long term interest – wants to leave a legacy

• First phase sets benchmark on quality

• Close collaboration between community, developer, agencies and council

• Flexible and cooperative Highway Authority

• LA with supportive Political and Management Leadership

• Resourced dedicated LPA team

• Good Project Management

• Drive to find and broker solutions