AP Roads & parking - East Staffordshire Application/624000/62… · 1.2. Character. Building for...

Prepared on behalf of:

Ben Bailey (Midlands)Prepared by:

Oasis Urban Design & ArchitectureAugust 2013

Ref: BB.210813.BL12 Rev Aurban-oasis.co.uk

Building for lifeInformal assessment

Land off Meadow ViewRolleston on Dove

12

lisa.robertsText BoxP/2013/01144

Received 26/09/13

This document has been generated to accompany the Reserved Matters planning submission

for the land off Meadow View, Rolleston on Dove to East Staffordshire Borough Council. The

informal Building For Life assessment has been carried out to assess the proposals against the

12 Building For Life 12 criteria. The appendices section of this document provides additional

review and evidence of points considered within the informal Building for Life Assessment which

is to be read in conjunction with the submitted drawings and supporting statements.

1.0 IntroductionBuilding for life

urban design & architecture - August 2013 - BB.210813 .BL12

Building for lifeInformal assessment 1

Land of Meadow ViewRolleston on Dove

1.1 Integrating Into The NeighbourhoodBuilding for life 12



Facilities andservices2

Connections1 Does the scheme integrate into its surroundings by reinforcing existingconnections and creating new ones; whilst also respecting existingbuildings and land uses along the boundaries of the development site?

Does the development provide (or is it close to) communityfacilities, such as shops, schools, workplaces, parks, playareas, pubs or cafes?

1a Where should vehicles come in and out of the

development?

1b Should there be pedestrian and cycle only routes

into and through the development?

If so where should they go?

1c Where should new streets be placed and could

they be used to cross the development site and

help create linkages across the scheme and into

the existing neighbourhood?

1d How should the new development relate to

existing development? What should happen

at the edges of the development site?

A single vehicle access is achieved directly off

Meadow View, making use of the existing access

located at the north of the site. It was intended that the

proposed site would form a natural extension to the

existing Meadow View estate. Approval for a footpath

either side of the access is already established in the

outline approval (P/2011/01521/JI)

Provision has been made for future connectivity to the

unoccupied land to the west of the proposals.

Potential access through the mews drives to the west

ensures an additional extension to the proposed

development is feasible.

The open space to the east of the proposed site is an

extension of the community woodland providing

permeability.

1 2 3 4

2

2a Are there enough facilities and services

in the local area to support the development?

If not, what is needed?

Where new facilities are proposed:

2b Are these facilities what the area needs?

2c Are these new facilities located in the

right place? If not, where should they go?

The reasonably central location within the village

allows the site to take advantage of local facilities and

amenities.

These amount of facilities and amenities are relative to

the size of the village and include local shops,

butchers, hairdresser, florist, scouts & school all within

walking distance of the site.

Additional facilities within Rolleston include

pubs/restaurants, motor garages, hotels, veterinary

and sports facilities.

Within commutable distance, Burton upon Trent offers

additional services and higher education facilities.


1.1 Integrating Into The NeighbourhoodBuilding for life 12



Meeting local housingrequirements4

Public transport3 Does the scheme have good access to public transportto help reduce car dependency?

Does the development have a mix of housing types andtenures that suit local requirements?

The proposed layout provides connectivity to Station

Road, where regular bus stops are within walking

distance, connecting residents to the surrounding

area.

Due to the scale and location of the new dwellings,

there isn't a requirement for additional public transport

stops as part of these proposals.

The sustainable location of the site in relation to the

settlement centre will reduce dependency for car use

for some day to day car journeys.

1 2 3 4 5 6

3

3a What can the development do to encourage

more people (both existing and new residents)

to use public transport more often?

3b Where should new public

transport stops be located?

4a What types of homes, tenure and price range are

needed in the area (for example, starter homes,

family homes or homes for those downsizing)?

4b Is there a need for different types of home

ownership (such as part buy and part rent)

or rented properties to help people on lower

incomes?

For the size of the proposed development (21

dwellings), a suitable variety of property scale is

proposed. The application proposals include a mix of

accommodation sizes ranging from 3,4 and 5

bedroom dwellings.

The existing outline approval does not give any

additional requirement for tenures other than open

market housing. As such the scheme of 21 dwellings

only includes open market housing. The agreed

section 106 for the site indicates that there was not a

sufficient need for affordable housing to justify its

inclusion as part of the outline application section 106

agreement.


1.2 CharacterBuilding for life 12



Working with thesite and its context6

Character5 Does the scheme create a place with a locally inspiredor otherwise distinctive character?

Does the scheme take advantage of existing topography,landscape features (including water courses), wildlifehabitats, existing buildings, site orientation and microclimates?

The local built environment character features varied

architectural styles set within an established context.

Forms, detailing and materials take cues from the

historic cottages and townhouses in the area to make

a sympathetic addition to the setting and a distinctive

character.

The proposed open space and balancing pond

provide both a sustainable and visually pleasing

feature to the development, assisting it to create a

distinctive identity.

1 2 3 4 5 6 7 8

4

6a Are there any views into or from the site that need

to be carefully considered?

6b Are there any existing trees, hedgerows or other

features, such as streams that need to be

carefully designed into the development?

6c Should the development keep any existing

building(s) on the site? If so, how could they be

used?

5a How can the development be designed to have a

local or distinctive identity?

5b Are there any distinctive characteristics within

the area, such as building shapes, styles, colours

and materials or the character of streets and

spaces that the development should draw

inspiration from?

The site consists of a steady gradient which rises from

west to east. The layout works with this gradient to

generate a layout which works with the existing

landscape profile.

The site is bounded my mature hedges and clusters

of mature trees to the south. The proposals aim to

retain these existing feature and improve the currently

unmanaged hedgerow with regular maintenance.

: Additional information provided within document appendixA

A

A


1.2 CharacterBuilding for life 12



Easy to find yourway around8

7 Are buildings designed and positioned with landscaping todefine and enhance streets and spaces and are buildingsdesigned to turn street corners well?

Is the scheme designed to make it easy to find your wayaround?

The primary route through the site is defined by

landscaped frontages, enclosures and focal plots in

primary locations. Plots in corner locations have been

designed to enhance the streescape with active

elevations. Where possible, all plots front either a

primary or secondary route.

Primary plots are positioned at key locations such as

focal stops, corners and overlooking open space. The

layout works with positioning of adjacent plots to

define spaces and routes through the site.

1 2 3 4 5 6 7 8 9 10

5

Creating well definedstreets and spaces

8a Will the development be easy to find your way

around? If not, what could be done to make it

easier to find your way around?

7a Good streets and spaces are created by enclosing

them with buildings and a strong landscaping

scheme. Are buildings used to create enclosed

streets and spaces?

7b

Do buildings turn corners well?

7c Do all fronts of buildings, including

front doors, face the street?

The site layout is very simple in concept. It is

essentially a single road flowing through the site with

secondary mews courts branching off, leading to

small pockets of dwellings.

Primary views are terminated with focal plots. The

relatively small scale of the development combined

with the simple nature of the design enables both the

resident and visitors to easily navigate around the site.

The proposed balancing pond is located fairly central

within the site creating a recognisable feature and

giving the development an individual identity.


A

A


1.3 Street & HomeBuilding for life 12



10

Streets for all9 Are streets designed in a way that encourage low vehiclespeeds and allow them to function as social spaces?

Is resident and visitor parking sufficient and well integratedso that it does not dominate the street?

The careful positioning of buildings combined with

their close proximity to the public realm naturally

discourages drivers from speeding.

The scheme makes use of road surface material

changes to break up long lengths of one surface

material.

1 2 3 4 5 6 7 8 9 10 11 12

5

Car Parking10a Is there enough parking for

residents and visitors?

10b

10c Are any parking courtyards small in size

(generally no more than five properties should

use a parking courtyard) and are they well

overlooked by neighbouring properties?

9a Are streets pedestrian friendly and are they

designed to encourage cars to drive slower

and more carefully?

9b Are streets designed in a way that they can

be used as social spaces, such as places for

children to play safely?

All parking is generally within the plots curtilage and

meets East Staffordshire parking requirements for the

given size of proposed units.

A mix of parking arrangements are utilised based on

the required style of streetscene character. The large

number of integral garage improve security and

remove cars from the streetscape. Structured planting

to the front of properties will reduce the visibly of cars

parked on driveways.


A

A


1.3 Street & HomeBuilding for life 12



External storageand amenity space12

11 Will public and private spaces be clearly defined anddesigned to be attractive, well managed and safe?

Is there adequate external storage space for binsand recycling as well as vehicles and cycles?

The proposals allow for an area of open space along

the eastern boundary of the site and a further area of

open space located centrally which incorporates

SUD's. These areas are predominately grassed and

naturally overlooked by the orientation of the proposed

dwellings

All public areas are intended to the adopted by the

council or controlled by a management company.

1 2 3 4 5 6 7 8 9 10 11 12

6

Public andprivate spaces

11a What types of open space should be provided

within this development?

11b Is there a need for play facilities for children and

teenagers? If so, is this the right place or should

the developer contribute towards an existing

facility in the area that could be made better?

12a Is there enough storage space for bins and

recycling, as well as vehicles and cycles?

Review results

All properties have outdoor amenity space with

suitable areas for refuse bins which are collected from

the adopted highway.

Most plots have a provision of a spacious garage.

Fixings for cycle storage would enable dual use with

vehicles.


Access retained toadjacent field

Existing Trees andFoliage retained alongthe site boundaries

Framed open vista alongdrive to orchard and rearof conservation area

2.1 Layout ConceptsBfL12 Appendices


Key

7


Application Boundary

Primary Frontage

Primary Access Route

Secondary AccessRoutes

Secondary Frontages

Focal Stop

Existing buildings /structures

Public Footpath

Corner Turner

Open Vista

Existing access retained

Mix of dwelling sizes assiststo create variety andcontribute to a diversecommunity

Building line offset fromboundary to respect privacyto existing buildings

Parking within plotcurtilage to improvesecurity and promotebetter use

Focal Properties set roundopen frontage of thebalancing pond

Existing hedgerowalong boundaryretained and managed.

Single storey propertyadjacent in closest proximityto existing dwellings assiststo preserve amenity

Open Space connectsthe proposeddevelopment to theexisting communitywoodland

Structured planted tosides of the mews courtcreate enclosure to thespace and its entrancefrom the accessway. Theplanting additionallybenefits to screenparking from thestreetscene

Boundary railings createhigh quality definition ofprivate spaces of primaryfrontage areas

2.2 CharacterBfL12 Appendices



In establishing suitable character for the site, consideration is made to the existing surrounding

development pattern. Buildings erected at different periods give the village a historical narrative. We have

proposed building forms and elevational styles which work in a complementary relationship with

surrounding character and enable an individual identity to be developed, establishing a sense of place for

the development.

Simple building forms and detailing is proposed, akin to a more simplistic, historical farmsteads and

cottages typical of surrounding area. Material finishes and detailed working with a strong emphasis to

engage public spaces. The balancing pond and open space provide a visually pleasing addition to the site

and assist in giving the development a distinctive identity.

Variations to property proportions, details and window styles assist to gain complementary individualistic

treatments between properties on the site.

Existing building characteraround Rolleston on Dove

Proposed Character & Elevational Flavour


2.3 Streets Parking & PedestrianisationBfL12 Appendices



Dwelling parking withincurtilage and not conflictingwith streetscene

Primary Access Routes

Key

Secondary AccessRoutes

Drives served off primaryroutes subservient to mainaccess

Parking generally withinLandscaped frontage

The layout facilitates a visual hierarchy of routes through the site. Site

features, constraints give a single access point in and out of the site,

with secondary roads branching off towards groupings of dwellings.

The majority of parking is situated within the plot curtilage, mitigating

on street parking issues which can arise from satellite parking

arrangements, such as parking courts. In plot parking gives better

security and benefits from natural surveillance from the dwelling.


AP Roads & parking - East Staffordshire Application/624000/62… · 1.2. Character. Building for...

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