Council Offices, Britwell Road Didcot OX11 7HN Phone: 01235 812637 www.didcot.gov.uk E-mail: [email protected]Fax: 01235 512837 1 Notice of a meeting of the Planning and Development Committee Wednesday 22 nd June 2016 at 7:30pm All Saints Room, Civic Hall, Didcot Admission of the public and media The council welcomes members of the public to its meetings in accordance with the Public Bodies (Admission to Meeting) Act 1960. Reports and minutes We add reports and minutes to our website. Recording, photographs and filming The press or public may audio-record, photograph or film meetings, or report from the meeting using social media. As such members of the public may be recorded or photographed during the meeting. We ask that anyone wishing to record or photograph the meeting notifies the Town Clerk before the start of the meeting. Public participation The council welcomes the public’s involvement in meetings, which must be in accordance with our rules (Standing Order 12 on a matter before the Committee). At the relevant time during the meeting, the Chairman will invite members of the public to present their questions, statements or petitions. To find out about participation contact the Deputy Town Clerk. Didcot Town Council
Planning and Development Committee Wednesday 1st June 2016 at 7.30pm Ladygrove Room, Civic Hall Minutes Note: These minutes are subject to approval as a true and correct record by the next meeting of this committee. PRESENT: Councillors: Mr A Dearlove (Chairman)
Ms J Billington Mr D Healy Mr B Service (ex-officio member) Mr B Shaw
Officers: Mrs K Fiander (Town Clerk) Mr T Hudson (Deputy Town Clerk)
40. To receive apologies Councillor Mr J Hart tendered apologies.
41. To receive declarations of interest None
42. To agree the minutes of the meeting held on 11th May 2016 as a true record
RESOLVED to agree the minutes of 11th May 2016 as a true record of the meeting and that the Chairman should sign them as such.
Proposed single storey extension to rear of property
RESOLVED: to submit comment that the committee had no strong views on the application.
Vale of White Horse District Council
a) P16/V1231/FUL Land at the former Didcot A Power Station, Purchase Road
Erection of a building for storage and distribution(B8) with access parking, landscaping and surface water attenuation
RESOLVED: to submit comment that the committee had no objections to the application.
45. To note applications approved as listed The committee noted the applications that had been approved.
46. To note applications refused as listed The committee noted the applications that had been refused.
47. To consider a response to Oxfordshire County Council’s
consultation on B4493 Wantage Road, Didcot – proposed toucan crossing and shared-use cycle-way
The committee considered the consultation on the proposed toucan crossing and shared use cycle way. Whilst the proposal was broadly welcomed by the committee as of particular potential benefit for school-children, it was felt that the Council had little to add. RESOLVED to submit no response to the consultation
48. To consider a response to the Department of Transport’s consultation on the proposal to stop up the highway at land to the south east of Hitchcock Way/High Street Junction
The committee considered the consultation on the proposal to stop up the highway to the south east of Hitchcock Way/High Street Junction. It was felt that although the
area referred to on the map did not correspond to a highway, this was part of the latest phase of the Orchard Centre development. RESOLVED to submit no response to the consultation
Amendment Proposed single story side extension and front
porch
Application P16/S1644/HH 17 Wessex Road
Amendment Loft conversion with 4 velux roof lights on side
face. Internal modification and modernisation
Application P16/S1684/FUL Orchard Shopping Centre
Amendment Variation of conditions 2 & 14 of planning permission P15/S0433/FUL. Demolition of existing buildings and construction of 1 and 2 storey buildings comprising retail units (Use Class A1), flexible retail units (Use classes A1/A3), restaurants (Use Class A3), a gym (Use Class D2); replacement public toilets; new public realm; improvements to existing public realm; new landscaping; realignment of drainage channel and alterations to access comprising amendments to the existing parking layout; additional car, motorcycle and cycle parking; new servicing area; new and amended access from the highway (including relocated bus route and closure of the High Street to allow redevelopment for retail use) and altered/new pedestrian access.(as amended by drawings received 25 June 2015)
Application P16/S1729/PDH 39 Red Kite Way
Amendment Single story rear extension
Application P16/S1810/HH 24 North Bush Furlong
Amendment New single storey extension to front of dwelling
Refusal of the application because of the existing separate temporary consent for two years owing to the reconfiguration of Hitchcock Way and Jubilee Way.
P16/S1050/FUL T C Motors Richs Sidings
No strong views P16/S1243/HH 20 Queensway
No strong views P16/S1302/HH 6 Darcey Lode
No strong views P16/S1312/HH 65 Warner Crescent
No strong views P16/S1365/HH 2 St Hughs Rise
7. TO NOTE THE APPLICATION REFUSED AS LISTED
South Oxfordshire District Council
Didcot Town Council’s
recommendation
Planning
Application Number
Address
Object P15/S3228/O Land east of New Road
East Hagbourne
8. TO NOTE THE APPLICATION WITHDRAWN AS LISTED
South Oxfordshire District Council
P16/S1456/PDH 47 The Avenue
Single storey rear extension with pitched roof, brick to match existing
Our Ref: RB/1849B E-mail: [email protected] Your Ref: P15/S2326/DIS Date: 13 June 2016 Cathie Scotting Major Applications Officer South Oxfordshire District Council 135 Eastern Avenue Milton Park Milton Abingdon OX14 4SB Dear Sirs Mixed use urban extension – land at Didcot Road, Harwell Application no. P02/W0848/O Application to part-discharge planning condition 16 Southern Neighbourhood Square Local Area Brief (LAB) I refer to my email dated 7 June with a further revised version of the Southern Neighbourhood Square LAB, and to your email of 8 June 2016 asking for a summary of and background to the proposed amendments. The principal change in the document is reference to the relocation of the Southern Neighbourhood Community Centre to POS W (to the western side of the southern neighbourhood). The decision by the developers to make this change arose out of the consultation process on the proposed District Neighbourhood Community Building during 2014. I attach minutes of a briefing meeting for interested parties on 30 January 2014, where you will note on page 3 that one particular local youth organisation expressed a desire for a larger space for its activities in the Southern Neighbourhood Community Buiding, which included a larger area of open space for outdoor activities. From there, the discussion at the meeting moved on to recognising that a community building next to or within open space affords users different opportunities that don’t existing at the Northern Neighbourhood Community Centre or won’t be provided at the District Neighbourhood Community Building. This would make provision for a building that could be used by organisations whose activities were more based around the outdoors. This matter was discussed informally by the Taylor Wimpey project team with Officers of the District Council at various points during 2014 and 2015, and Taylor Wimpey would now like to formalise the principal of this amendment (with a detailed reserved matters application for the Southern Neighbourhood Community Centre to follow in due course). In addition to this, the only other amendments to the LAB can be summarised as follows:
The School (Primary School 2) has been moved closer to the square to create a greater sense of enclosure
The LAB makes provision for 4-storey Buildings within the Southern Neighbourhood Square. I trust you now have sufficient information to enable you to part-discharge this condition. Yours sincerely
RICHARD BOOTHER Associate
2
April 2016
Southern Neighborhood Square Local Area Brief
Introduction
Southern Neighbourhood Square Local Area Brief - April 20162
Introduction
1.1 Background 4
1.2 Role and Purpose 5
1.3 Document Structure 5
1.4 Planning Conditions 15 and 18 5
1.5 Design Evolution 7
Design Guidance 9
Southern Neighbourhood Square Design Guidance 10
2.1 Introduction 10
2.2 Vision and Concept 10
2.3 Urban Design Principles 11
2.4 Movement Principles 11
2.5 Illustrative options 12
2.6 Street Sections 13
2.7 Landscaping 15
Southern Neighbourhood Centre Uses 20
2.8 A: Primary School 2 20
2.9 B: Retail unit 21
2.10 Tracking and Service 22
Contents
3
1 Introduction
Introduction
Southern Neighbourhood Square Local Area Brief - April 20164
1.1 Background
Taylor Wimpey secured outline planning permission for a mixed-use urban extension to the west of Didcot in July 2008. Known as ‘Great Western Park’, the extension will provide 3,300 new dwellings together with associated local shops and services, leisure, open space and community facilities, along with transport, drainage and utility infrastructure.
There are a number of conditions and S106 requirements attached to the outline planning permission. Three conditions set out requirements for a greater level of design information and guidance to be submitted to and approved by the Local Authorities prior to the submission of reserved matters applications on individual development parcels, and the three conditions are as follows:
●● Condition 12: which requires the submission and approval of a Development Strategy for the entire urban extension. This Strategy includes the definition of a number of ‘Framework Plan Areas’ within the overall development;
●● Condition 18: which requires design guidance specific to each of the Framework Plan areas identified in the Development Strategy, and the identification of areas for which ‘Local Area Briefs’ will be prepared; and
●● Condition 15: which requires detailed design briefs (‘Local Area Briefs’) for the areas identified in the relevant Framework Plan.
In addition, Condition 8 requires the submission of a Phasing Strategy for Great Western Park as a whole.
This document is the Local Area Brief (LAB) for the Southern Neighbourhood Square and its surroundings, and is outlined in the Southern Neighbourhood Framework Plan.
The guidance set out in this document supersedes that set out in the outline planning permission and the Southern Neighbourhood Framework Plan in relation to the Southern Neighbourhood Square.
This LAB should be read in conjunction with the following documents:
●● The Development Strategy for Great Western Park;
●● The Phasing Strategy;
●● Southern Neighbourhood Framework Plan Revision; and
●● The South Oxfordshire Design Guide.
Southern Neighbourhood Centre
Figure 1.1: Illustrative layout showing location of the Southern Neighbourhood Square
0 250 50
Introduction
Southern Neighbourhood Square Local Area Brief - April 2016 5
1.2 Role and Purpose
The Southern Neighbourhood Square is the main focal point for the Southern Neighbourhood, and where the non-residential uses are located to create a ‘mixed use centre’. The aim of this document is to provide guidance towards creating a public space that all members of the public (Great Western Park residents and beyond) can use and enjoy.
Designing the public space in conjunction with the buildings and streets that will front onto it will be key to ensuring that a high quality square is created.
A number of different developers and designers will be responsible for the design of the various components of the buildings and spaces, and it is likely that they will be constructed in a series of phases. This Local Area Brief therefore has an important role to play in coordinating development to achieve coherence and a high quality public space.
The guidance contained within this document will create a brief from which the detailed design of the reserved matters planning application for this area will be informed.
This LAB also works in conjunction with the following site wide strategies:
●● The Development Strategy illustrates these three main squares, Northern, District and Southern Square, within the overall Public Urban Spaces provision of Great Western Park. This document includes the Landscape Strategy, which outlines the provision for play and leisure facilities as well as landscape treatment and planting;
●● The Phasing Strategy illustrates the timing of the delivery of the parcels;
●● There are opportunities to incorporate public art into these open spaces - this is described in the Public Art Strategy; and
●● The Southern Neighbourhood Framework Plan and Addendum outlines the urban design principles, character and design guidance for the Neighbourhood as a whole.
1.3 Document Structure
This Local Area Brief is structured as follows:
1 Introduction This section sets out the background and context for the remainder of the document.
2 Design Guidance This section gives design guidance on:
●● The Southern Neighbourhood Square as a whole including the Primary School and connections; and
●● The individual parcels interfacing the public realm in the Southern Neighbourhood Square.
The design guidance contain the following:
●● Landscape and urban design concepts and principles;
●● Built Form and building interface according to the street types around the open spaces;
●● Layout of facilities around and within the square;
●● Movement and Services; and
●● Landscape strategy, including planting, materials and street furniture proposed within the spaces themselves and the streets surrounding them.
1.4 Planning Conditions 15 and 18
This document structure is based on the requirements of Condition 15, which in turn refers to Condition 18, which sets out 26 requirements. The table opposite shows where these requirements are addressed in the document structure described above.
This Local Area Brief therefore provides a comprehensive and clearly organised response to the requirements of Condition 18.
Introduction
Southern Neighbourhood Square Local Area Brief - April 20166
Table 1.1: Showing which sections of this document address the elements of Condition 18
Introduction
Southern Neighbourhood Square Local Area Brief - April 2016 7
1.5 Design Evolution
The design of the Southern Neighbourhood Square has been refined as more detailed testing has been done, and lessons were learned from the delivery of the District Centre Primary School.
The basic urban design principles remain but the uses around the square have changed. The community centre has been moved to the open space at the western boundary. In this location it can provide facilities for the playing fields.
Apartments are surrounding the square providing a high degree of enclosure and an increased density in this central location.
The size of the square and its role and function for the neighbourhood as a whole remains the same as before.
Figure 1.2: Southern Neighbourhood Framework Plan (May2 013) Figure 1.3: Southern Neighbourhood Local Area Brief
Land use plan
Landscape plan Landscape plan
CLASSROOMS /
HALL ETC
PLAY
RETAIL
COMMUNITY
PARKING
STAFF /
ADMIN
PARKING / DROP OFF
0 25 m5
Land use plan
APARTMENT
BLOCK
The Southern Neighbourhood Square provides a predominantly hard landscaped area, as a focal point to the neighbourhood
School pedestrian access to be located onto the square
Apartment block provides frontage enclosing the square.
GREEN RESIDENTIAL STREETRETAIL
PARKING / DROP OFF
HOUSING
HOUSING
Retail unit on ground floor to face square and allow activities to spill out
APARTMENT
BLOCK
SCHOOL
School building frontage encloses the square.
HOUSING
Introduction
Southern Neighbourhood Square Local Area Brief - April 20168
9
2 Design Guidance
This section sets out the design guidance for the Southern Neighbourhood Square, and consists of the following:
• Urban Design, Movement and Servicing principles for the Southern Neighbourhood Square
• Design Principles for the Neighbourhood Centre uses
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 201610
2.1 Introduction
The illustrative Masterplan opposite shows where the Southern Neighbourhood Square is located and how the street networks link into the space. The Southern Neighbourhood is focused around a series of open spaces that lend the area character and make it distinctly different from the Northern and District Neighbourhoods.
The area around the square is the most built up area in the Southern Neighbourhood. It includes apartments, the school and the potential for a shop.
Key
Area covered by this document
0 250 50
2.2 Vision and Concept
Although low key in comparison to the District Neighbourhood, the Southern Neighbourhood Square aims to create a focal point to this Neighbourhood, and will be the most ‘urban’ in character in this Neighbourhood - this will be achieved with the following principles:
●● To create a focal space for the neighbourhood that provides good linkages to the school and is enclosed by landscape, residential and non-residential uses (described in more detail on the following guidance for individual uses);
●● Where possible locate the entrance points and school gates directly on the square to activate the public realm, and to encourage for activities to spill out into the square itself;
●● To ensure that development provides high quality frontages and landscape is used in order to provide a sense of enclosure - in areas where buildings can’t provide a sense of enclosure, such as car parking area, tree planting shall defined the edges to the streets and spaces.
●● To provide overlooking and activity onto the public space ;
●● To ensure a high quality public space and to provide planting and street furniture;
●● To provide a spill-out space for the retail unit and an area for congregating;
●● To provide sufficient greenery as part of the Square and Green Residential Street through the square, connecting the open spaces and;
●● Create an ‘urban’ square that is designed together with the school grounds and highway. This is predominantly of hard surfaced landscaping with tree and shrub planting.
Figure 2.1: Illustrative layout showing location of the Southern Neighbourhood Square
Community Centrelocated in open space (exact location to be
determined)
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 2016 11
2.3 Urban Design Principles
The urban design framework (Figure 2.4) defines the proposed location and nature of the street frontages that contribute to creating a coherent character:
●● Building frontages to the key public streets and spaces, indicating how continuous and consistent they are intended to be to create a variation in character.
●● Key frontages, which are prominent building groups, where the composition of a building or a number of buildings has a particular importance
●● Landmark elements, individual buildings that terminate strategic views within the neighbourhood, which need to be particularly well designed and high quality, and which may also be taller than other buildings locally.
●● Car parking areas should be integrated as discretely as possible so that they do not dominate the public realm. They should be located behind buildings or lines of trees.
●● The square should provide a safe environment for children and parents to mingle, away from the roads.
Figure 2.4 sets out the Vehicular Movement Network. This includes the streets as set out in the approved drawings (the Main Street, Secondary Streets) along with access points to schools and parking areas. The access points for the school have been developed in connection with Oxfordshire County Council. These locations have been agreed as part of a revised school concept plan, included in section 2.8 and supersedes the plan included in the original s106 agreement (Note: Deed of variation to the s106 not been completed at the time of the preparation of this document).
Figure 2.4 also sets out the Pedestrian and Cycle Network for the Southern Neighbourhood. This includes routes as set out in the approved drawings and the Section 106 Agreement (cycle routes and pedestrian links).
Reserved Matters applications may slightly alter the alignment of these routes from that shown on the plan.
Guidance on other streets and spaces within the Southern Framework Area is provided in Chapter 4 and 5, and these are not fixed at this strategic level.
Low/medium height fence to provide maximum visibility between square and the school
The green residential street continues across the square, towards the Neighbourhood Park
SCHOOL GROUNDS BOUNDARY
Primary school entrance located on green secondary street
Access to car parking
Tree planting outside school boundary help to mask views into the school as well as give the street a soft green character - this forms part of the East / West Green Link through the Neighbourhood
The Southern Neighbourhood Square provides a predominantly hard landscaped area, as a focal point to the neighbourhood
School entrance to be located onto the square
The schools frontage encloses the square to create a focal point sense of arrival in this zone
Apartment block of flats designed as landmark building in such a way to animate this key corner
PARKING / DROP OFF
PARKING / DROP OFF
Retail unit on ground floor to face square and allow activities to spill out
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 201612
2.5 Illustrative sketch
The retail space and residential units surrounding the square, and the close proximity of the primary school mean that the square remains well overlooked and safe. The increased density around the square adds to the activity of the space and adds to sense of place within the development. The community centre included in the framework document, has been relocated to the park on the western fringe of the site. This relocation has been suggested to distinguish this southern community centre from others in the neighborhood, and its close proximity to the open space makes it more suitable to be used as a base for the scouts who may use it, and to include changing spaces for those using the sports pitches.
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 2016 13
Character●● Urban square, providing a focus for the Southern Neighbourhood.
Building Interface●● Building lines to run parallel to the geometry of the square.
●● Front gardens to residential units to be a maximum of 2m and enclosed by boundary treatments of ‘urban’ character, i.e. railings or dwarf wall and railing.
●● Boundary treatment to be consistent along street frontages.
●● For flats, car parking provided at rear or in parking courts.
●● Wider pedestrian zone (min 3m) provided outside potential retail unit.
●● The school area should be separated from the square only by a low fence - high solid fences are not acceptable.
Built Form●● Buildings should be 4 storeys where possible to create a sense of enclosure.
●● Roof forms may vary, but should be consistent for each group.
●● Materials and architectural detailing may vary, but must be consistent within groups of buildings.
PlantingSquare Community centre
FootwayRetail Footway Carriageway
3-4
stor
eys
3-4
stor
eys
Figure 2.5: Street Section AApartment Block
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 201614
Green Residential Street leading to west.Main Street Green Residential Street interfacing the school site east of the square
Character• A suburban green street, with dwellings on one side and primary school on the
other
Building Interface• 6m wide carriageway (to allow for coach access) with curbs and footways on
both sides
• Buildings set back between 2 - 4m - set backs within the street should be consistent
• Front gardens should be green
.• Boundary treatment to have a soft character: hedge, timber fence or no boundary to front garden - boundaries must be consistent for the length of the street
• In curtilage car parking between or behind dwellings, to minimise visual impact
• Parking in front of houses should be avoided as it could conflict with the movement of school pupils
Built Form• Buildings should consist of detached and semi-detached houses
• Discontinuous but formal building frontage
• Building height to be 2 to 4 storeys. Any variation in height must not be random - eg. should be used to define corners. 4 storey development is appropriate immediately surrounding the Neighbourhood Square to create a sense of enclosure. The remainder of the residential street will be predominately 2 storeys.
• Roof forms may vary, but must be consistent for each group of buildings
• Materials and architectural detailing should be consistent within groups of buildings
Character• A primary route, and the most urban in character - tightly enclosed by buildings
on both sides
Building Interface• 6m carriageway with footway on western side and shared footway/cycleway on
eastern side - integrating a kerb drainage system with integrated storage
• Building line to be consistent and parallel with the street. Buildings may be set back by a maximum of 2m from the back edge of pavement
• Parking areas must not front the street. Where rear vehicular access and parking courts are provided, they should contain no more than 10 parking bays in each
• If provided, boundary treatments to have an urban character and be railings, dwarf walls and railings, or low walls (1.2m) - to be consistent for each building group
Built Form• Buildings to form strong frontages, with terraced forms or a consistent rhythm of
semi-detached dwellings to create continuity
• Buildings should have a strong vertical rhythm (avoiding a horizontal emphasis and minimising apparent bulk)
• Buildings should normally be 3-4 storeys. Two storeys may be acceptable to achieve a varied roof form - Four storeys may be used to create a sense of enclosure and for terminating key views, around the Neighbourhood Square
• Where pitched roofs are used, a mix of strong gables and eaves lines parallel to the street should be used to create a varied yet unified built form
• Materials may vary, but changes in material must relate to changes in building groups
Character• This street provides an essential east-west link across the development, providing
a pedestrian link from existing Didcot to the countryside to the west
Building Interface• 4.8-5.5m wide carriageway, with curbs, planting zones and footways on both
sides, integrating a kerb drainage system with integrated storage.
• Buildings set back appropriately to allow avenue planting to mature
• Boundary treatments to have urban character and to consist of railings, dwarf wall and railings or low walls.
• In curtilage car parking between or behind dwellings and car parking to minimise visual impact
• No rear parking courts.
• Crossovers to car parking should be integrated with front paths and grouped in pairs to minimise interruptions to the planting.
Built Form• Buildings should consist of semi-detached and detached houses placed in a
formal rhythm with equal gaps between houses
• Building lines should be consistent
• Building height to be two storeys
• Roof forms may vary, but must be consistent for each group of buildings
• Materials, build form, gaps between buildings and building heights should all be consistent
Figure 2.9: Street Section E
4.8 - 5.52.02.0 2.02.0
plantingfootway footwayplantingcarriageway
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 2016 15
2.7 Landscaping
This public square should be a key destination for residents and visitors to the Southern Neighbourhood, and an important meeting point along the primary street. The square should provide a flexible public open space that can adapt to the wide range of different user groups who will visit the adjacent Community Centre and Primary School, and provide an attractive outlook for residents of the surrounding housing. The space will be framed by large feature trees.
The public square is identified as one location for public art in the GWP public art strategy. The nature and type of the art work will be defined at a later stage in line with the agreed strategy.
The wide paved areas in front of the Mixed-use block, ground floor shop and school should be designed to provide safe pedestrian gathering areas and routes away from cars to encourage children to walk to school and allow gathering before and after the school day. Direct access to the school should also be provided off the cycleway which runs in front of the square, adjacent to the primary street. It is acknowledged that not all children will be able to walk or cycle, and drop-off bays should be provided in and around the square. These should be incorporated into the design of the public realm to ensure that when they do not detract from the appearance of the space they are not in use.
Southern Neighbourhood Square Local Area Brief - April 2016 17
2134-SN-PS-01 17/07/14
Great Western Park
Southern Neighbourhood - Planting Matrix
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Soft LandscapeSoft landscape should be used to give the square structure. Planting in the square will be restricted to feature trees and geometric plant beds to maximise circulation space. As the name suggests, the green residential street which leads from the square in front of the school should be more heavily planted, with tree and shrubs used to soften the perimeter of the school site. Planting should be selected for its seasonal interest which will renew people’s interest throughout the year.
Figure 2.13: Soft landscaping matrix
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Design Guidance
Southern Neighbourhood Square Local Area Brief - April 201618
5 Metal and timber bench with back and armrest 6. Metal litter bin 9. Cycle Stand
Natural
Buff
Brown
Hard Landscape and Street FurnitureKey spaces should be highlighted by their material selection, with feature paving used in the central space, and trafficable block paving used as junctions. Street furniture should be formal in character in keeping with the urban feel of the square.
Opportunities to integrate public art, such as bespoke seating, street furniture or paving, within the square should be explored.
Figure 2.14: Hard landscaping and furniture matrix
PUBL
IC A
RT
10. Examples of public art
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 2016 19
HALL
CLASSROOMS
NURSERY
PLAY
PLAY
PARKING
GREEN RESIDENTIAL STREET
SCHOOL GROUNDS BOUNDARY
Figure 2.16: Illustration of distribution of land uses
MIXED USE BLOCK
PARKING / DROP OFF
PARKING / DROP OFF
Retail unit on ground floor to face square and allow activities to spill out
Land use Principles
This section sets out design principles for the specific land uses in this area in more detail.
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
APARTMENT BLOCK
Southern Neighbourhood Square Local Area Brief - April 201620
2.8 A: Primary School 2
The following principles apply:
●● Provide main point of access directly onto Green Residential Street with the edges landscaped to create a clear and welcoming approach.
●● The school building may be set back from the Green Residential Street to allow for additional planting. The boundary treatment may be a hedge or railing- a continuous, solid fence will not be acceptable.
●● Provide a positive frontage on to the square and street, and for the facade to be glazed where possible- continuous solid or opaque façades will not be acceptable.
●● The school building should be set as close to the edge of the square as possible.
●● Provide landscaping to address the square and act to define the boundary edge, connecting the community centre and school buildings.
●● Locate staff and visitor parking to the side of the building with an entrance from the Green Residential Street to minimise the visual impact.
●● There shall be only low/medium height railings or physical boundary demarcating the school land. Where fences are unavoidable alongside the square, these should be designed to be attractive and make a positive contribution, by for example integrating art work or hedges.
●● Provide coach parking and drop-off on the Green Residential Street with the potential for additional pick-up and drop-off spaces at the community centre car park. The use of the community centre car park for pick-up and drop-off must be considered in terms of long term maintenance and ownership. An increased parking provision to serve the school can only be secured if these issues have been fully agreed.
●● Create a tree lined edge to the car park to provide enclosure to the street and reduce visual impact of car parking.
Design Guidance Southern Neighbourhood Centre Uses
A clear and welcoming entrance on approach to the school is important as it provides a meeting and greeting space for users of the school.
Incorporating public art in the facade makes the school more eye catching and improves the quality of the public realm around it.
A mix of material finishes and recesses in the facade liven up the space around it and make the school more welcoming.
Design Guidance
Southern Neighbourhood Square Local Area Brief - April 2016 21
2.9 B: Retail Units
The urban design and layout principles aim to achieve the following:
●● To provide a 3 to 4 storey corner to the Neighbourhood Square with retail on ground floor and residential development above.
●● To provide a glazed, open ground floor retail frontage onto the square with a clear separate access point to the residential units above.
●● To create a an ‘active corner’ onto the square - the entrance to the retail unit should be located on the corner.
Upper floors and ground floor are designed independently of one another, so the building does not read as a coherent whole
Upper floors and ground floor are designed to integrate with one another, with vertical rhythm ‘tying’ the building together
The retail units should interface a high quality landscaped public realm with space for pedestrian circulation and seating. The individual retail units should be expressed through a clear elevation treatment, incorporating a clear vertical rhythm.
The retail frontages at the end of a block should ‘turn the corner’.
Areas for seating outside the units would provide activity in the square.
The retail units should have a high proportion of glazing and have an open, welcoming appearance.
The retail and residential uses should be expressed clearly in the materials and composition of the elevation. Residential units above should have a more solid facade, with opportunities for balconies and winter-gardens to protrude onto the square.
Figure 2.17: Section through Retail Unit
FootwayRetail with residential use above
Retail unit
Residential
Residential
Outlook onto the square
Glazed ground floor frontage with close relationship with the public realm
3-4
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Southern Neighbourhood Square Local Area Brief - April 201622
2.10 Tracking and Servicing
Turning movements have been modeled using a single decker 12 meter long bus, a 10.98 meter long refuse collection vehicle, together with a Fire Appliance vehicle and a delivery vehicle.
The movements of these vehicles through the main street and secondary road junctions have also been modeled to confirm the junction layout are suitable.
Services will be provided underneath footways.
8.68
1.52 3.81
DB32 Fire ApplianceOverall Length 8.680mOverall Width 2.180mOverall Body Height 3.452mMin Body Ground Clearance 0.337mMax Track Width 2.121mLock to Lock Time 6.00sKerb to Kerb Turning Radius 7.910m
10.98
1.665 4.815 1.385
Phoenix 2 One-Pass (with Elite 6x4 chassis)Overall Length 10.980mOverall Width 2.500mOverall Body Height 3.751mMin Body Ground Clearance 0.304mTrack Width 2.500mLock to Lock Time 4.00sKerb to Kerb Turning Radius 9.000m
9.57
1.29 5.24
DB32 PantechniconOverall Length 9.570mOverall Width 2.520mOverall Body Height 4.571mMin Body Ground Clearance 0.383mMax Track Width 2.300mLock to Lock Time 6.00sKerb to Kerb Turning Radius 10.450m
12
2.8 6
'Standard' Rigid BusOverall Length 12.000mOverall Width 2.550mOverall Body Height 3.069mMin Body Ground Clearance 0.309mTrack Width 2.350mLock to Lock Time 4.00sWall to Wall Turning Radius 10.771m
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8.68
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DB32 Fire ApplianceOverall Length 8.680mOverall Width 2.180mOverall Body Height 3.452mMin Body Ground Clearance 0.337mMax Track Width 2.121mLock to Lock Time 6.00sKerb to Kerb Turning Radius 7.910m
10.98
1.665 4.815 1.385
Phoenix 2 One-Pass (with Elite 6x4 chassis)Overall Length 10.980mOverall Width 2.500mOverall Body Height 3.751mMin Body Ground Clearance 0.304mTrack Width 2.500mLock to Lock Time 4.00sKerb to Kerb Turning Radius 9.000m
9.57
1.29 5.24
DB32 PantechniconOverall Length 9.570mOverall Width 2.520mOverall Body Height 4.571mMin Body Ground Clearance 0.383mMax Track Width 2.300mLock to Lock Time 6.00sKerb to Kerb Turning Radius 10.450m
12
2.8 6
'Standard' Rigid BusOverall Length 12.000mOverall Width 2.550mOverall Body Height 3.069mMin Body Ground Clearance 0.309mTrack Width 2.350mLock to Lock Time 4.00sWall to Wall Turning Radius 10.771m
S:\2
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Figure 2.18: Tracking plan - 12 meter long bus
Design Guidance
Introduction
Southern Neighbourhood Square Local Area Brief - April 2016 23
8.68
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DB32 Fire ApplianceOverall Length 8.680mOverall Width 2.180mOverall Body Height 3.452mMin Body Ground Clearance 0.337mMax Track Width 2.121mLock to Lock Time 6.00sKerb to Kerb Turning Radius 7.910m
10.98
1.665 4.815 1.385
Phoenix 2 One-Pass (with Elite 6x4 chassis)Overall Length 10.980mOverall Width 2.500mOverall Body Height 3.751mMin Body Ground Clearance 0.304mTrack Width 2.500mLock to Lock Time 4.00sKerb to Kerb Turning Radius 9.000m
9.57
1.29 5.24
DB32 PantechniconOverall Length 9.570mOverall Width 2.520mOverall Body Height 4.571mMin Body Ground Clearance 0.383mMax Track Width 2.300mLock to Lock Time 6.00sKerb to Kerb Turning Radius 10.450m
S:\2
013\
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r\131
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8.68
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DB32 Fire ApplianceOverall Length 8.680mOverall Width 2.180mOverall Body Height 3.452mMin Body Ground Clearance 0.337mMax Track Width 2.121mLock to Lock Time 6.00sKerb to Kerb Turning Radius 7.910m
10.98
1.665 4.815 1.385
Phoenix 2 One-Pass (with Elite 6x4 chassis)Overall Length 10.980mOverall Width 2.500mOverall Body Height 3.751mMin Body Ground Clearance 0.304mTrack Width 2.500mLock to Lock Time 4.00sKerb to Kerb Turning Radius 9.000m
9.57
1.29 5.24
DB32 PantechniconOverall Length 9.570mOverall Width 2.520mOverall Body Height 4.571mMin Body Ground Clearance 0.383mMax Track Width 2.300mLock to Lock Time 6.00sKerb to Kerb Turning Radius 10.450m
S:\2
013\
1319
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\Eng
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r\131
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SR
TR
01+
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Figure 2.19: Tracking plan - Fire appliance vehicle
Introduction
Southern Neighbourhood Square Local Area Brief - April 201624
Southern Neighborhood Square Local Area Brief April 2016
