Concept statement compendium

ConCept statement CompendiumCottingham

www.integreatplus.com

Cot-a harland Rise Cot-B

Badgers WoodCot-K Park Lane

Cot-d Ferens hall

Cot-FCastle Rd

Cot-J needler hall

Cot-G/H Longmans Lane

Cot-e Station Yard

Cot-C harland Way

Cottingham Neighbourhood PlanCot-F Concept StatementMarch 2014

• Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.

• Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.

• Close connections to a wider green network are available directly adjacent to the site.

• The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.

• Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.

• The site acts as a location for food production. Local production and service provision is key to a sustainable future.

• The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.

• The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.

• Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.

Key

1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity.

2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within.

3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities.

4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or ‘rat runs’. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development.

5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers.

6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features could also be included as areas for natural habitats and for place making.

7) Development will be arranged to maximise opportunities for passive sustainable design and for the incorporation of sustainable technologies. The large south facing aspect of the site will be utilised in this regard. Alongside this, development should aim to achieve 12 Greens as part of Building For Life 12, to encourage a high quality, well connected and place specific outcome.

Site Panorama from Castle Road looking south towards Willerby Low Road housing

Development Principles

Main Considerations

• Visual impact on surrounding properties

• Traffic impact on surrounding roads

• Locating development to protect views and visual amenity

• Incorporating private and public green space / networks

• Promoting the creation of place and distinctiveness

• Managing water and drainage

• Promoting sustainable design and transport options

humber bridge view

farmland

farmland

view acrossfields

gateway site

gateway site green corridor

green corridor

south facing aspect

parking

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Castle Road

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Castle Hill Hospital

high point of site

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Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created

Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers

Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels

Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)

Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production

Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.

Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses

Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas

This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.

green corridor

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drain feature

green buffer

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improved bus links

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landscape viewsite boundarymain vehicular routesite slope

link to green routebus stopkey view

View to Humber Bridge


Castle Road

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Site Assets

green corridor

1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced. Key views to and from surrounding listed buildings will be protected by the adoption of viewing corridors and green spaces, and the zoning of housing densities, linking the development to its surroundings and minimising impact on surrounding residents.

2) Wherever possible existing hedges and landscape features will be protected and enhanced, defining street edges. Trees to the edge of the site boundary will screen the development from the surrounding properties, with extended green areas located directly adjacent to existing properties, minimising the effect of the new development, as well as masking the sewage works. Existing playing fields will be relocated to Cot-K with appropriate facilities, including off-road car-parking.

3) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the north of the site, low or medium density housing will be provided, which steps down in height to the open areas to the north. To the south of the site, higher density, up to four stories, will be acceptable, stepping up to match the massing of the university accommodation. Higher and more focused density will allow an increase in green amenity space between buildings, encouraging an increase in soft landscapes and vegetation cover.

4) Housing will pay reference to the more contemporary surrounding listed buildings, by using a similar massing, material palette and typology of dwelling. This will allow the setting of the listed buildings to be maintained and enhanced. New housing which overlooks these listed buildings could echo the distinctive plan form and settings, and at the same time maximising the south facing aspect.

5) Vehicular access points need to be considered that minimise the traffic impact on Park Lane and mitigate the sharp curve to the south east of the site. Access routes in the new development could also form a replacement access to Badger’s Wood, freeing up further space on the site for development. An access road and pedestrian/cycle route from Northgate to the Park Lane bend through The Lawns following the original route of Park Lane would be one way of limiting extra traffic on Park Lane, linking up to the existing bus route that serves The Lawns.The provision of a pedestrian / cycle route from Park Lane through the Cot-D site and / or The Lawns is an essential element in this regard. The existing junction between Park Lane and Northgate should be improved to improve traffic flow and highway safety.

6) Provision will be made across the site to reduce the impact of water/flooding and sewerage, which are key issues for the development. Hard and soft landscaping should be permeable to allow ground water storage, and attenuation ponds provided to the east of the site where historical ponds were located. Rainwater harvesting and grey water re-use should be promoted with suitable storage facilities, alongside Sustainable Urban Drainage methods.

7) Sustainability should be an integral consideration for the new development. Car usage should be discouraged through sustainable transport connections, housing tenure and typology. Utilisable spaces on roofs and walls should be harnessed to achieve certain sustainability measures. In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes.


Attenuation pond / landscape feature in location of historic drainage ponds at lowest point of site. This forms part of a green buffer zone to the east and west of the site reducing visual impact of the development on surrounding properties

Proposed pedestrian link and vehicular route to provide safe route from the new development to Northgate. Green tree/hedge planting along route to provide attractive route. This may also reduce traffic impact on Park Lane

Sports fields moved to Cot-K to replace that being lost on the development site. Associated infrastructure, services and parking will also need to be provided in this area

Possible junction improvement to increase traffic flow. The curve on the bend of Park Lane to be increased to improve turning. This junction is also the start of the proposed new route to Northgate

Existing sewage works to be screened from new development as part of green buffer zone. Hedges to line route providing access for maintenance and repairs. New access to Badgers Wood to loop round again creating seperation from housing

Potential extra development area (in red) formed by re-routing the access road to Badgers Wood. This would allow more dwellings to be built in a more high density area. Green links to connect all areas of the new development

Green space in between higher density blocks with pedestrian crossings over access road. Buildings to reference the listed halls of residence in scale, materiality and massing. Internal spaces can also be used for parking

Pedestrian and cycle links to me made available through green buffer zones as an attractive and safe route. These should link to the wider green network of the village

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development moving south/west towards The Lawns


low

high

medium

gateway site

drain

Park Lane

hedgesUniversity playing field

NurseriesBadgers Wood

Wider View

Improved junction and new access point at Park Lane curve.

New pedestrian and vehicular route through The Lawns linking to bus stop and providing relief to Park Lane. Pedestrian only link through Ferens Hall site.

Improved junctions onto Northgate and Harland Way

The LawnsUniversity

of HullGrade II*

Northgate

COT-B

COT-K

COT-D

New access route

Lower DensityMedium Density

High Density

Attenuation

Green Link











Key








Site Panorama from Castle Road looking south towards Willerby Low Road housing


Main Considerations








humber bridge view

farmland

farmland

view acrossfields

gateway site

gateway site green corridor

green corridor

south facing aspect

parking

drain

drain

Castle Road

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Willerb

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high point of site

gentle slope

hedges











green corridor

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drain feature

green buffer

green buffer

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improved bus links

gateway site

gateway site

humber bridge view

landscape viewsite boundarymain vehicular routesite slope




Castle Road

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Site Assets

green corridor

an introduction to the Cottingham neighbourhood plan Concept statements

Since march we have been meeting at regular community consultation workshops to discuss the future of the Village. We’ve been gathering Cottingham’s thoughts and aspirations on how the village should look and feel to help us decide together how Cottingham can grow.

the majority of these workshops have related to 9 specific locations which have been designated for future development shown to the left. We want to gather the Village’s ideas on how these sites might develop in order to minimise any negative impacts on surrounding community and ensure a high quality outcome fit for the Village.

During workshops members of Cottingham’s community highlighted key assets of each particular area. Residents then mapped out how they would like to see a site develop. Discussion points included vehicle access points, pedestrian and cycle access, housing densities and locations, green spaces and flood mitigation measures, among others. these ideas were then plotted onto site

plans, groups shared their ideas and agreed themes and aspects were combined into a final proposal in the form of a Concept Statement.

these Concept Statements will go on to form part of the Cottingham neighbourhood Plan and so the information and aspirations set out within them will actually guide the future development of the Village.

We will be putting the draft Concept Statements on display from 12 - 6pm on the 19th and from 10am - 4pm on the 20th of September So please do come along to contribute or suggest any changes you think relevant. You can also contact us at [email protected] it is important that the future of the Village is shaped by local residents, your ideas can have a big impact.

Cottingham Neighbourhood PlanCot-A Concept StatementJuly 2014

• Existingmaturetreesonandborderingthesiteactashabitatsfor wildlifeandcontributetowardsthecharacterofthevillage.Asfew treesaspossibleshouldbelosttomaintainthischaracter.

• Developmentsurroundingthesiteislowdensityandlowheight meaningthatviewsandlightlevelsaremaintained.

• StrikingviewstowardstheNorthtowardsBeverleyfromwithin thesite.Thesefarrangingviewsaddtotheruralfeelof thevillage.

• Thesiteiswellplacedforconnectionstothewidertransport networksandcommutingroutes.

• Thesiteisincloseproximitytolocalschoolsmeaningfewer requirementsforcarusage.

• Thesitecurrentlyactsasawaterstoragelocation,allowing rainwatertosoakintotheground.Thisaspectmustbe consideredwhenanynewdevelopmentisproposed.

• Thesitecurrentlyprovidesaccesstoanumberofpropertieswho havearightofwayacrosstheland.

• Anumberofexistingbuildingsareofmerittowarrant preservationacrossthesiteincludingtheoldstableblockandthe forge.Theseshouldbeintegratedintothenewdevelopment.

• Largeandopensouthfacingaspectwhichcouldbebeneficialfor achievingfutureenvironmentalandsustainabilityneeds.

Key

View across Cot-A from Harland WayMain Considerations

• Balancingappropriatedevelopmentwithexistingtreecover

• Trafficandparkingimpactonsurroundingroads

• Inclusionofexistingrightofwayacrossthesite.

• Incorporationandrespectofimportantexistingbuildings onandsurroundingthesites

• Protectingandenhancingexistinggreenspaces

• SafeentranceandexitpointsontoHarlandWay

southfacingaspect

siteboundarymainvehicularroutesiteslope

linktogreenroutebusstopkeyview

View of existing entrance point from Harland Way

Site Assets

View of Cot-A from Harland Way - gateway site

PrevailingWind

HarlandWay

characterpropertinpink

CottinghamHighSchool

COT-A

villagegateway

treeclusters

viewnorthtowardsBeverley

accessroadtopropertiesatNE

corner

propertiesaccessedviasite

generalslopeofsite

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1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulgreenareasandtreebeltsalongHarlandWayandothersiteboundaries.

Attractivetreeclusterstothecentreofthesiteshouldalsobemaintainedandusedasfocalpointsforthelandscapedesign.

2)Theeasternportionofthesitetotherightoftheexistingaccessroadshouldbeconsideredformediumorhighdensitydevelopment.Here,theexistingstableblockshouldbeusedandrefurbished;withadjacentblockstakingreferencefromtheshapeandformsoftheexistingbuilding.

Suitablearrangementoftheseblockscanformsmallgreenandparkingspacesforresidents.Theremainderofthesiteshouldincludelowerdensitydevelopmenttoamaximumof2stories,designedinsuchawaytotakeadvantageoforientationandlocation.

3)KeyviewsfromthesitetowardsBeverleyshouldbeencouragedbytheadoptionofviewingcorridorsandbythearrangementofvaryinghousingdensities.

Theslopeofthesiteshouldbeusedasanadvantageinthissituation,allowingpropertiesaccesstoincreasedlightandgreenviews.

4)Theexistingprivaterightofwaythatbisectsthesiteshouldbemaintainedandenhancedtomakeitintomoreofanattractiveandsaferouteforresidentstoserveaproportionofhousesonthesite.

5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonHarlandWay,andhaveasuitableviewoftheroadtoallowsafeentranceandexit.

Vehicularaccessshouldbesplitintoanumberofsmallerentrancesensuringabottleneckdoesnotoccurwhichwouldbedetrimentaltothedevelopmentandhighwaysafety.Theseparateentrancesshouldservesmallclustersofhouseswithlimitedinterconnectiontoreducerat-running.

6)Pedestrianandcyclelinksshouldbeprovidedbetweenthedevelopmentclusterstopromotesustainablemethodsoftransportation.Theselandscaperoutescouldformthemainviewingcorridorsoutlinedabove.

Greenspacesforresidents(bothpublicandprivate)shouldbeformedaroundexistingtreeclustersandformnodalpointsonthegreencycleandpedestrianroutes.Thiswillencourageasenseofidentitythatisrecognisableaspartofthevillage.

7)Surfacewaterattenuationshouldbeprovidedeitheraspartofthegreenspacesnetworkorasalargerareatothesoutheastofthesiteatthelowestpoint.Thiswillmaintainthewaterstoragecapacityofthesite.

8)Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.


VehicularaccesspointsonHarlandwaytoservesmallclustersofhousesseparately.Wheresmallaccesspointisrequiredthroughexistingtreebelt,locationchosentohaveminimalimpactonexistingtrees.

Smallgreenpublicspacestobeformedaroundexistingtreeclustersonthesite.Thiswillprotectthetreesandprovideauniquesettingforresidents,improvingvisualamenityandpromotingasenseofplace.

Greenspacescouldincludesmallerlocalattenuationpondsandsurfacewaterstoragefromthehouseclusterstomanagedrainageacrossthesite.

Existingstableblocktoberefurbishedanddevelopedathigherdensitymewsstylehousing.Parkingtobeprovidedperipherallyandacentralgreenspaceprovidedforresidentuse.

Highdensityhousingdesignedtoreferencethestableblockinform,appearanceandmateriality.Blockstobearrangedinsuchawaytoleavepotentialforbothlandscapedgreenspaceandparkingprovision.

Oldforgebuildingtobereusedandreanimatedperhapsasafeatureopentothepublic.Ingeneraltheexistingandcharacterfulbuildingsacrossthesiteshouldbeimprovedbyprovidinganimprovedsetting.

Housingclusterstobeconnectedbygreenpedestrianandcyclelinkstopromotelessfrequentcarusage.Greenlinkstoorientnorth-southtoactasviewingcorridorstothestunningviewsnorthwards.

Righofwaycurrentlyacrossthesitetobemaintainedandenhancedasanaccessrouteforexistingandnewhousing.Areasofthesitethatborderexistinghousestobescreenedbygreenandplantededgesincludingtrees.

LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmenttowardsNewgateStreet.

Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsandinfrastructuredesignwillemergeandvaryasfurtherworkisundertaken.

lowmedium

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viewstothenorth

landscapearoundexistingtreeclusters

possibleaccesspointwithlaneimprovement

Cottingham Neighbourhood PlanCot-B / K Concept StatementApril 2014

• Ancienthedgerowtositeboundaryprovidesahabitatforlocal wildlifeandasettingforbiodiversity,whilstlimitednight timelightingandlowlightpollutionencourages nocturnalwildlife.

• Theopenandgreennatureofthesitecontributestoarural character,whichformspartoftheidentityofthevillage. Thisimportantgatewayiskeytohowpeopleexperience movingthroughCottingham.

• Capableofstoringsurfaceandgroundwater,reducingtheimpact onsurroundingflooddefencesandinfrastructure.The sitecontainsnumerousdrainageditchesandalsoactsas thesettingforasewagepumpingstation,givingit afunctionaluseforthewidervillage.

• Useasasportsandrecreationalsettingbytheuniversity, promotinghealthylivingandexercise.

• Welllocatedtoaccessshops,schools,publictransport,etcand aspartofacycle/footpathrouteintothevillage

• Numerousmaturetreestoboundaryedgesprovideadegreeof privacytosurroundingproperties.

• Adjacenttofoodproductionandagriculturalsiteswhichcouldbe reflectedinthenewdevelopment,promotingsustainable livingpatterns.

• Adjacencytocommunityofuniversityresidenceswhicharelisted, andprovideuniqueanddistinctivearchitecturalfeaturesbounding onesideofthesite.

• Closelinkstoothersurroundingdevelopmentsitesprovidingthe potentialforsharedorimprovedaccessroutesandamenities

Key

Site view from Badgers Wood looking along access routeMain Considerations

• Visualimpactonsurroundingproperties


• Locatingdevelopmenttoprotectviewsandvisualamenity

• Incorporatingprivateandpublicgreenspace/networks

• Screeningofsewageworks

• Managingwater,drainageandsewerageeffectively

• Respectinglistedbuildingsetting

viewacrossfields

gatewaysite

treelinedroad

southfacingaspect

drain

ParkLane

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View across site towards nurseries

Site Assets

Universityplayingfield

Nurseries

View looking along Badgers Wood access road

PrevailingWind

viewacrossfields

BadgersWood

highpointofsite

COT-B COT-K

COT-D

Wider View

Cot-BandCot-KlieincloseproximitytoCot-DatFerensHall.

Thiscouldprovideopportunitytolinksitestogetherandshareinfrastructure

RemovingvehiculartrafficfromParkLanetootherpotentialroutesisdesirable

ExistingroadinfrastructurethroughTheLawnsandadjacenttoFerensHallmightbesuitableforimprovementindiscussionwithhighwaysagenciesandlandowners.

ParkLanetoNorthgatejunctionrequiresimprovement

TheLawnsUniversityofHull

Northgate

1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced.Keyviewstoandfromsurroundinglistedbuildingswillbeprotectedbytheadoptionofviewingcorridorsandgreenspaces,andthezoningofhousingdensities,linkingthedevelopmenttoitssurroundingsandminimisingimpactonsurroundingresidents.

2)Whereverpossibleexistinghedgesandlandscapefeatureswillbeprotectedandenhanced,definingstreetedges.Treestotheedgeofthesiteboundarywillscreenthedevelopmentfromthesurroundingproperties,withextendedgreenareaslocateddirectlyadjacenttoexistingproperties,minimisingtheeffectofthenewdevelopment,aswellasmaskingthesewageworks.ExistingplayingfieldswillberelocatedtoCot-Kwithappropriatefacilities,includingoff-roadcar-parking.

3)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,lowormediumdensityhousingwillbeprovided,whichstepsdowninheighttotheopenareastothenorth.Tothesouthofthesite,higherdensity,uptofourstories,willbeacceptable,steppinguptomatchthemassingoftheuniversityaccommodation.Higherandmorefocuseddensitywillallowanincreaseingreenamenityspacebetweenbuildings,encouraginganincreaseinsoftlandscapesandvegetationcover.

4)Housingwillpayreferencetothemorecontemporarysurroundinglistedbuildings,byusingasimilarmassing,materialpaletteandtypologyofdwelling.Thiswillallowthesettingofthelistedbuildingstobemaintainedandenhanced.Newhousingwhichoverlookstheselistedbuildingscouldechothedistinctiveplanformandsettings,andatthesametimemaximisingthesouthfacingaspect.

5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonParkLaneandmitigatethesharpcurvetothesoutheastofthesite.AccessroutesinthenewdevelopmentcouldalsoformareplacementaccesstoBadger’sWood,freeingupfurtherspaceonthesitefordevelopment.Anaccessroadandpedestrian/cycleroutefromNorthgatetotheParkLanebendthroughTheLawnsfollowingtheoriginalrouteofParkLanewouldbeonewayoflimitingextratrafficonParkLane,linkinguptotheexistingbusroutethatservesTheLawns.Theprovisionofapedestrian/cycleroutefromParkLanethroughtheCot-Dsiteand/orTheLawnsisanessentialelementinthisregard.TheexistingjunctionbetweenParkLaneandNorthgateshouldbeimprovedtoimprovetrafficflowandhighwaysafety.

6)Provisionwillbemadeacrossthesitetoreducetheimpactofwater/floodingandsewerage,whicharekeyissuesforthedevelopment.Hardandsoftlandscapingshouldbepermeabletoallowgroundwaterstorage,andattenuationpondsprovidedtotheeastofthesitewherehistoricalpondswerelocated.Rainwaterharvestingandgreywaterre-useshouldbepromotedwithsuitablestoragefacilities,alongsideSustainableUrbanDrainagemethods.

7)Sustainabilityshouldbeanintegralconsiderationforthenewdevelopment.Carusageshouldbediscouragedthroughsustainabletransportconnections,housingtenureandtypology.Utilisablespacesonroofsandwallsshouldbeharnessedtoachievecertainsustainabilitymeasures.Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.


Attenuationpond/landscapefeatureinlocationofhistoricdrainagepondsatlowestpointofsite.Thisformspartofagreenbufferzonetotheeastandwestofthesitereducingvisualimpactofthedevelopmentonsurroundingproperties

ProposedpedestrianlinkandvehicularroutetoprovidesaferoutefromthenewdevelopmenttoNorthgate.Greentree/hedgeplantingalongroutetoprovideattractiveroute.ThismayalsoreducetrafficimpactonParkLane

SportsfieldsmovedtoCot-Ktoreplacethatbeinglostonthedevelopmentsite.Associatedinfrastructure,servicesandparkingwillalsoneedtobeprovidedinthisarea

Possiblejunctionimprovementtoincreasetrafficflow.ThecurveonthebendofParkLanetobeincreasedtoimproveturning.ThisjunctionisalsothestartoftheproposednewpedestrianroutetoNorthgate

Existingsewageworkstobescreenedfromnewdevelopmentaspartofgreenbufferzone.Hedgestolinerouteprovidingaccessformaintenanceandrepairs.NewaccesstoBadgersWoodtolooproundagaincreatingseperationfromhousing

Potentialextradevelopmentarea(inred)formedbyre-routingtheaccessroadtoBadgersWood.Thiswouldallowmoredwellingstobebuiltinamorehighdensityarea.Greenlinkstoconnectallareasofthenewdevelopment

Greenspaceinbetweenhigherdensityblockswithpedestriancrossingsoveraccessroad.Buildingstoreferencethelistedhallsofresidenceinscale,materialityandmassing.Internalspacescanalsobeusedforparking

Pedestrianandcyclelinkstomemadeavailablethroughgreenbufferzonesasanattractiveandsaferoute.Theseshouldlinktothewidergreennetworkofthevillage

LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingsouth/westtowardsTheLawns

Thisplanindicatesconceptuallanduse,urbandesignideas,spatialarrangementsandlandscapefeatures.Detailedlayoutsanddesignwillemergeandvaryasfurtherworkisundertaken.

low

high

medium

gatewaysite

drain

ParkLane

hedgesUniversityplayingfield

NurseriesBadgersWood

Wider View

ImprovedjunctionandnewaccesspointatParkLanecurve.

NewpedestrianandvehicularroutethroughTheLawnslinkingtobusstopandprovidingrelieftoParkLane.PedestrianonlylinkthroughFerensHallsite.

ImprovedjunctionsontoNorthgateandHarlandWay

TheLawnsUniversityofHullGradeII*

Northgate

COT-B

COT-K

COT-D

Newaccessroute

LowerDensityMediumDensity

HighDensity

Attenuation

GreenLink

Cottingham Neighbourhood PlanCot-C Concept StatementApril 2014

• Farreachingandstunningviewsacrossthecountrysidetowards theurbanformsofHull,providingatransitionalsettingfromopen spacetovillagecentretothoselivinginandvisitingthevillage.

• Lowtrafficlevelsthroughoutmostoftheday,passivesurveillance anddefinedboundariesprovideasafeenvironmentforresidents.

• Proximityoftheschoolforlocalfamiliestoattendviasustainable transportationmethodssuchaswalkingandcycling.

• LocalcharacterofstreetsalongHarlandWayandEppleworth Roadisworthyofpreservation.Lowdensityofhousing andgenerousplotsizesresultinverygreenandwooded streetscapes.

• Locationforagricultureandfoodproduction.Localproduction andconsumptionhelpstodevelopsustainablelivingpatterns.

• Biodiversityacrossthesiteinplantedareasandhistoric hedgerows,actingasahabitatfornumerousformsofwildlife.

• Capableofstoringsurfaceandgroundwater,reducingtheimpact onsurroundingflooddefencesandinfrastructure.Springsalso emergeacrossthesite.

• Large,southfacingaspectsuitableforpassivesolardesignand promotingwelllithomesandpublicspaces.

• SurroundedbybusstopsonHarlandWayandEppleworthRoad, providinglinkstowidertransportationnetworkswithouttheneed foracar.

• Southeastofsitewithinclosewalkingdistanceofthevillage centrealongthehistoricrouteofMillLane.

Key

Site view from Eppleworth Road Looking NorthMain Considerations





• Promotingthecreationofplaceanddistinctiveness

• Managingwater,drainageandsewerageeffectively

• Promotingsustainabledesignoptions

farmland

viewacrossfields

gatewaysite

treelinedroad

greencorridor

southfacingaspect

drain

HarlandWay

highpointofsite

hedges



View along Harland Way

Site Assets

EppleworthRoad

MillLane

Cemetery

breakintrees


LearningResourceCentre

aquiferprotectionzone

View looking south west across countryside

PrevailingWind

1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,andallowthekeypositiveaspectstobemaintainedandenhanced.KeyviewstotheSouthWestwillbeprotectedbytheadoptionofviewingcorridorsandgreenspaces,andthezoningofhousingdensities,linkingthedevelopmenttoitssurroundingsandminimisingimpactonsurroundingresidents.

2) Siteboundarieswillbescreenedbytheinclusionofwideandplantedlandscapestrips,providingimprovedcycleandpedestrianroutestosurroundingtransportationnetworks.Existinghedgesandlandscapefeatureswillbeprotectedandenhanced,definingstreetedgesandplotboundaries.

3) Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Totheeastofthesite,lowdensityhousingwithplotsizessimilartopropertiesonthewesternsideofHarlandWaywillbecreated.Thesewillbackontotheexistingboundariestoprovideimprovedsecurityforallproperties.Densitycanincreasefurtherwestacrossthesite,butconsiderationisneededwhenbuildingneartheaquiferprotectionzone.Tothenorthofthesite,newpropertiesshouldfaceontoHarlandWaytocontinueandenhancethecharacterofthestreet.

4) Housingwillbeamaximumof2or2andahalfstoreysacrosstheentiresite.Inlowdensityareas,detached,semi-detachedandbungalowpropertiesareenvisaged,andinhigherdensities,terraced,mewsorsympatheticapartmenttypologiesareconsideredappropriate.Materialsshouldreflectthelocalvernacularandbeofaveryhighquality,arrangedinsuchawaytoappearindividualandnot‘offtheshelf’.

5) VehicularaccesspointstobeconsideredatthenorthofthesiteontoHarlandWay,alongMillLane,and/orviaEppleworthLaneadjacenttothecemetery.Internalroadlayoutsshouldbedesignedtoslowtrafficconsiderably,anddiscourageuseasashortcut,butavoidisolatedcul-de-sacs.Pedestrianaccesspointsshouldbenumerous,andlocatedwithingreenboundaryzones.Improvedroutesfromthevillagetotheschoolshouldbeconsidered,avoidingHarlandWay.Ingeneral,developmentshouldaimtoreducevehicleandparkingissuesalongHarlandWay.

6) Provisionwillbemadeacrossthesitetoreducetheimpactofwater/floodingandsewerage,whicharekeyissuesforthedevelopment.Hardandsoftlandscapingshouldbepermeabletoallowgroundwaterstorage,andattenuationpondsprovidedwherenecessary,eitheraboveorbelowground.Rainwaterharvestingandgreywaterre-useshouldbepromotedacrossthedevelopmentwithsuitablestoragefacilities,alongsideSustainableUrbanDrainagemethods.

7) Sustainabilityshouldbeanintegralconsiderationforthenewdevelopment.Areasforfoodproductionandallotmentsshouldbeincludedtoreflectthecurrentproductivenatureofthesite,alongsidepassivedesignprinciplessuchassolarorientationandefficientbuildingfabrics.Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapesthatencourageownershipandreduceopportunitiesforcrimeorantisocialbehaviour.


Attenuationpond/landscapefeaturelocatedaboveprotectionzonetostoresurfacewater.Thiswillformtheendoftheviewingcorridors,connectingthemainsitetothesurroundingcountrysidevisuallyandactingasawindbreak

Proposedpedestrianlink(arrow)andcrossingpoint(pink)acrossHarlandWaytoprovidesaferouteforstudentsfromnewdevelopmentandsurrounding.Greentree/hedgeplantingtoallboundariestoscreendevelopment

Potentialvehicularaccesspointscreenedfromsurroundingpropertiesbygreenbufferzone.Accesspointstobedesignedtominimiseimpactonsurroundingstreetsandimprovepedestriansafety

Possiblejunctionimprovementtoincreasetrafficflow.Roundabouts,trafficlightsorothermeasuresmayimprovetrafficcirculationatkeyjunctions(requiresmoredetaileddiscussion)

Publiclandscapefocalpointandinfrastructureviewingcorridorswithviewstowardsopencountryside.Formscentreofwidernetworkofroutesforrecreationandhabitatcreation.Existingwaterspringstobeworkedintothisarea

SafepedestrianrouteacrossthesiteavoidingthetrafficonHarlandWay.Positiontobelocatedundersurveillancefromsurroundingpropertiestoimprovesafetyandcomfort.

Lowdensitydevelopmenttothenorthofsitetopayreferencetoexistingpropertiesand‘finishthestreet’.Continuingoftreelineandlargefrontgardenstoreflectthosesurrounding

Allotmentstoreflecttheuseofthesiteasafoodproductionarea,placedtominimiseimpactonsurroundingproperties.

LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingwest.Maximum2andahalfstoreysacrossallareas


low

viewacrossfieldsalongviewing

corridors

gatewaysite

treelinedroad

greencorridor

drain

HarlandWay

EppleworthRoad

MillLanesecondaryroute

Cemetery

continuationoftrees


aquiferprotectionzone

springsfeature

newbackingontoold

possibleclusterdevelopmentservedbyMillLane

high

medium

landscapefeaturetoactaswindbreakto

prevailingwind AdditiontositeboundarytomeetEppleworthRoad

Cottingham Neighbourhood PlanCot-D Concept StatementMay 2014

• Establishedandmaturetreeclusterstothesouthofthesite provideadistinctandnaturalcharacterareawhichisheldinhigh regardbythelocalcommunityandformspartoftheidentityof thevillage.

• Somebasicaccessandroadinfrastructurealreadyexistsacross thesite.Thiscouldbeexpandeduponforanynewdevelopment meaninglessintrusiveanddisruptivework.

• Locationofexistingroadroutesofferbufferzonestosurrounding properties,ensuringdevelopmenthasn’tencroachedtooclosely.

• GoodbusservicenearbyconnectingtheLawnstothemiddle ofCottinghamandHullcitycentre.Thiscouldhopefullyminimise thedependenceoncarusageandpromotemore sustainablemethodsoftransportation.

• Buildingsonsitehavehigharchitecturalmeritandprovidea senseofplaceforthisareaofthevillage.Thesymmetry, materiality,massingandformalarrangementsoftheelevations aresuccessfulandcouldbeutilisedinfuturedesigns.

• Historicalaspecttothesiteasthepossiblelocationofthecastle moatandouterwall.Thiselementtothesouthofthesite couldbebetterpromotedandutilised.

• CommunitybasedfacilitiesexistatTheLawnsCentre,including functionandmeetingrooms.Thishasthepotentialtobe expandedaspartofthedevelopmentofthesurrounding sitesorotherfacilitiesadded.

• Theproximityofadjacentdevelopmentsitesprovidesthe opportunityforsharedaccesspoints,facilitiesandtransportation networksifadequatelyco-ordinated.

Key

Site view from Northgate looking towards Ferens HallMain Considerations





• Incorporationofexistingbuildingsonsite

• Usingexistinginfrastructuretominimiseimpact

• Protectingvaluedgreenspaceandhistorictrees

southfacingaspect

drain

ParkLane

hedges



View across site along access road

Site Assets

View of Ferens Hall

PrevailingWind

viewacrossfields

COT-K

highpointofsite

TheLawnsUniversityofHull

COT-B

symmetryline

Northgate

Harland

Way

FerensHall

TheLawnsBusStop

ParkingArea

1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulgreenareastothesouth.

2)KeyviewsfromNorthgatetoFerensHallwillbeprotectedbytheadoptionofaviewingcorridorandthisareacouldformpartofanew‘VillageGreenNorth’,acommunityrecreationspaceprotectedfromfuturedevelopment.

3)FerensHallwillbekeptandrefurbishedtoformaccessibleresidentialaccommodation.SurroundingdevelopmentshouldtakereferencefromtheHallasastartingpointfordesignandmassingchoices,whilstensuringthekeyfeaturesandsymmetriesofthehallarenotcompromised.Theinternalcourtyardwillbelandscapedtoprovideamenityspaceforresidentsoftheapartments.

Extensionsandadditionstothehalltothenorthmaybepossiblewheretheyrespectthemainbuildingandthecentralsymmetryline.

4)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,mediumdensityhousingwillbeprovided,whichstepsdowninheighttorespecttheresidentialbuildingsonFerensGardensandLawnsgarth.

Tothewestofthesite,higherdensityuptothreestorieswillbeacceptable,steppinguptomatchthemassingofTheLawnsuniversityaccommodationandFerensHall.Higherandmorefocuseddensitywillmeananincreaseingreenamenityspacebetweenbuildings,encouraginganincreaseinsoftlandscapesandvegetationcover.

5)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNorthgate.Acaraccessroadandpedestrian/cycleroutefromNorthgatetotheParkLanebendthroughTheLawnswouldbeanidealwaytolimitextratrafficonNorthgateandParkLane,linkinguptotheexistingbusroutethatservesTheLawns.

Asidefromthis,vehiculartrafficshouldenterthesiteusingtheexistinginfrastructure,andtakearoutetominimisetheimpactonthesurroundingresidentialproperties,perhapsinaonewaysystem.

6)Adequateparkingshouldbeprovidedforthehigherdensitydevelopmentinlocationsthateithercurrentlyactassurfaceparking,orarescreenedfromtheirsurroundingsbyexistingtreecover.Parkingingeneralshouldbearrangedtominimisevisualimpactonsurroundingpropertiesandbepermeableinnaturetominimisesurfacerunoff.

7)Greenbufferzonesofasuitablewidthwillbecreatedtothenorthandeastboundarytovisuallyscreenthedevelopmentfromsurroundingproperties.Thiswillalsoprovideapleasantoutlooktothehigherdensitypropertiestootherareasofthesite.



Plantedgreenboundaryzonetominimisevisualimpactonsurroundingproperties.Wherethisisadjacenttolowdensityhousing,thiszonecouldbeformedfromprivategardensbackingontoexistinggardens,improvingscreeningandsecurity

HighdensitydevelopmentdirectlyadjacenttotherearofFerensHall.Thiscouldformanextensiontothebuildingwheretherearecurrentlylowerancillarybuildings.Symmetryshouldbeconsideredtorespecttheexistingbuilding

Possiblepedestrianlinksfromnewaccessroadintothedevelopment.Thisrouteshouldprovideasafeandattractiveroutetodiscouragecaruseandencouragewalking,especiallytothemorehighdensityzones.

PossibleparkingareatoservicetheconversionofFerensHall.ThisshouldsitawayfromtherearboundariesofLawnsgarthresidents,seperatedbyagreenplantedzonetominimisevisualimpact.

Waterandpondfeaturestosouthofthesiteinthehistoriclocationofthecastlemoat.Thiscouldformanattractiveamenityspaceandavisuallinktothemainstreet.Theseshouldrespectthehistorictreeandrootsystems

Junctionimprovementstoimprovetrafficflows.Thisistobediscussedwithtrafficengineers.Anewaccessrouteforvehiclesandpedestrians/cyclescouldrunthroughTheLawnsprovidinganalternativetousingParkLane

Removebarrierstomainroadandencouracepedestrianmovementintothegreenspace.TheareacouldformanewvillagegreenforCottingham,providingvaluablenaturalandamenityspaces

ThecentralcourtyardofFerensHallshouldbelandscapedtoprovideanattractiveoutlookandamenityspaceforresidentsofhigherdensityzones.

LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingeasttowardsTheLawns


low

high

medium

hedges

BadgersWood

TheLawnsUniversityofHullGradeII*

symmetryline

‘VillageGreenNorth’

TheLawnsBusStop

parkingarea

ParkLane

Harland

Way

Northgate

ParkingArea

PossiblealternatelinkfromPark

LanetoHarlandW

ay/Northgate

LinktoParkLane

Onewaysystem

Cottingham Neighbourhood PlanCot-E Concept StatementJune 2014

• HistoricbuildingsonandaroundthesiteincludingtheGradeII listedgoodsshedatCottinghamStationcontributetothe characteroftheareaandthevillageasawhole.

• ViewstothetowerofSt.Mary’sChurchacrossthesite.This helpswithorientationandcanactasaway-findingtool forvisitorsvisitingCottinghamfromthestation.

• GreenandattractivetreelinedroutealongCreykeandMillBeck providesanunofficialrouteforrecreationandavisual barrierbetweentheindustriallanduseandthehousing beyondonCreykeCloseandVictoria’sWay.

• Wellconnectedtotrainandbusroutes,offeringservicestothe villagecentre,Hullandbeyond.Potentialtocreatea mini-interchangepromotingmoresustainablemodesof transportation.

• Welllinkedtogreenfootpathnetworksgivingaccesstothe surroundingarea.

• Providesemploymentandbusinessspaceforlocalcompanies. Opportunitytoretainandpromotepartsofthesiteasbusiness use.

• Existingroadsandinfrastructureonsitecouldbeincorporated intoanewscheme,actingasabufferfromsurroundingresidents.

• Providesopportunityforincreasedheightanddensitywith screeningfromthesurroundingareaandthenumberof transportationconnectionswhichmaydiscourageincreasedcar usage.

Key

View of Station forecourt looking eastMain Considerations

• Creatingamoreattractivegatewayfromthestationtothevillage


• Retainingbusinessandemploymentuses

• Incorporationofimportantexistingbuildingsonsite

• Usingexistinginfrastructuretominimiseimpact

• Protectingvaluedwateranddrainagefeatures

• Improvingandretainingexistingpedestrianroutesandfootpaths

southfacingaspect

beck

StationRoad



View towards building cluster at north end of site

Site Assets

View towards level crossing on Northgate

PrevailingWind View

toSt.Mary’sChurch

footpath

Hallgate

Locationofnew

footbridge

IndustrialUnits

GradeII

Northgate

Victoria’sWay

Cannon

gate

CottinghamStation

Gatewaytovillage

LevelCrossing

1) Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingsandgreenareastothenorthandwestofthesite.

Attractiveareasofthebeckshouldbeprotectedoruncoveredasalandscapeandhabitatfeature.

2) Thenorthernportionofthesiteshouldberetainedforbusinessandemploymentuse.

Theexistingbuildingscouldbemoresuitablyrefurbishedandsub-dividedtoprovidespacesmorerelevanttomodernlocalbusinessrequirements.

3) KeyviewsfromthesitetowardsthefocalpointofStMary’sChurchshouldberetainedthroughtheadoptionofviewingcorridorsandbythearrangementofvaryinghousingdensities.

4) Theexistingfootpaththatbisectsthesiteshouldbekeptandenhancedtomakeitintoamoreattractiveandsaferouteforpedestriansandcyclists.

Thisareaisalsothelocationofundergrounddrainageservicing,soabandofgreenspaceshouldbeleftoneithersitetoprotectit.

Alongsidethis,greenroutesalongthebeckshouldbeimprovedandenhancedtoprovidesafeandattractiveenvironmentsandtoprovidefloodalleviationeitherinplantingtypeorbytheintroductionofnewswales.

5) Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Tothenorthofthesite,mediumtohighdensityhousingwillbeprovided.

Tothesouth,highdensityhousingcouldbeprovidedwithgoodaccesstotransportlinks.Considerationshouldbemadeastotheimpactthenewfootbridgewillhaveintermsofoverlookingandprivacy.

6) VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNorthgateandHallgate/BeckBank.

VehicularaccessshouldbediscouragedtothenorthofStationRoadtoavoidsharpturnsandextradisruptionwhenthelevelcrossingisclosed.

AccesstotheremainderofthesiteshouldbeconsideredfromCannongateaswellasfromthesouthernendofStationRoad.

7) Anadditionalareatothesouthcouldbeincorporatedintothesitetoenableimprovedtransportationfacilities.Thiswouldprovidesomeleftoverspaceforapublicforecourtinfrontofthestation,givinganimprovedsettingforthehistoricbuilding.

8) Ingeneral,considerationoftheBuildingForLife12principleswillbeencouragedtopromotesuccessfulplacemakingandattractivestreetscapes.

Designreviewshouldbeusedasatoolforachievingthebestandmostconsidereddesignoutcomes.


Plantedgreenboundaryzonetominimisevisualimpactonsurroundingproperties.Thisspacewillincludeamoredefinedpedestrianroutealongthebeck,accessiblefromthenewdevelopmentatanumberofpoints.

Existingrouteoffootpathtoberetainedandenhancedasalandscapefeature.Thisspacecouldalsoincludegroundwaterattenuationasthemaindrainageroutesitsnearlydirectlyunderneath.Thisshouldthereforebeprotected.

Buildingsnorthofthepinklinetoberetainedforemploymentusage.Thekeycharaterfulbuildingsshouldberetainedandrefurbishedtoprovidesuitablespacesfornewandexistingbusinesses.

Northendofstationroadtohaverestrictedvehicularaccessandbepassabletopedestriansandcyclistsonly.ThiswillavoidtrafficdisruptiononNorthgateasaresultofsharpturnsandthelevelcrossing.

Locationofnewfootbridgetobefullyconsideredintermsofpedestrianroutesandwiderconnections.Privacytonewdwellingsshouldbeprotectedfromoverlookingbytheuseofagreenplantedstriporbysuitablebuildingarrangementonsite.

Re-configurationoftheroadnetworkcouldleavespaceforpublicrealmimprovementsaroundimportantstationbuildings.Thiswouldimprovetheinitialperceptionofthevillagetovisitors.

ReconfiguringtheroadnetworkandextendingthesiteboundarytowardsHallgatecouldfacilitateanincreaseinstationparkingnumbers.Thiscouldformthebasisofanincreasedbusserviceorparkandrideservice

Acircularvehicularroutetothesouthofthesitecouldlinkthenewdevelopmenttothevidertransportationnetwork.Locatingthehigherdensitydevelopmentnearthebusandtrainlinkscouldhelptoencouragereducedcarusage.

LightOrange=lowerdensitydevelopmentwithlessimpactonsurroundingproperties.DarkOrange=higherdensitydevelopmentmovingsouthtowardsthestation.


low

high

medium

beck

StationRoad

landscapedfootpath

Hallgate

Locationofnew

footbridge

BusinessUnits

GradeII

Northgate

Victoria’sWay

Cannon

gate

CottinghamStation

LevelCrossing

Beck

sidew

alk

MoreParking

P&R

JunctionImprovement











Key

Site Panorama from Castle Road looking south towards Willerby Low Road housingMain Considerations








humber bridge view

farmland

farmland

view acrossfields

gateway site

gateway site

green corridor

south facing aspect

parking

drain

drain

Castle Road

Gre

en L

ane

Willerb

y Low

Roa

d


high point of site

gentle slope

hedges

Gre

en L

ane

site boundarymain vehicular routesite slope



Site Assets









green corridor











green corridor

drain feature

green buffer

green buffergr

een ro

ute

improved bus links

gateway site

gateway site

humber bridge view

landscape view


Castle Road

Willerb

y Low

Roa

d

Road

impr

ovem

ents

low high

green corridor

possible splitting of site

Cottingham Neighbourhood PlanCot-G/H Concept StatementJuly 2014

• Quietandpeacefullocationinthemajoritybothatdaytimeandat night.

• GreenoutlookandmatureplantingareasalongLongmansLane contributetothegreenidentityofthevillageandprovideprivacy andscreeningfromothernearbyresidents.

• Anumberofmorehistoricalpropertiesarelocatedonthestreet, whichgivecharactertheimmediatearea.

• Plantingandgreeneryprovideshabitatsformanyformsofwildlife whichmustbeprotected.

• Surroundingpropertiesandthesitesthemselveshavefavourable longaxis’tothesouth.Thishelpstomaximisesustainability potentialthroughpassivesolardesignandallowsgardensto enjoymorelengthyperiodsofdirectsunlight.

• Strongsenseofcommunityandneighbourlinessbetween residents.Localinhabitantsfeelasenseofownershipof theirareaandwanttosafeguarditsfuture.

• Closeproximitytothevillagecentreandwithgoodtransportation linkstothewiderarea.

• Housesarrangedsothatthestreetcanbeseenatalltimes, providingnaturalsurveillanceanddiscouraginganti- socialbehaviour.

• Closeproximitytochildren’splaygroundwhichprovidesoutdoor amenityandrecreationspaceforyoungresidents.New developmentshouldaimtoenliventhisspace.

• Establishedenvironmentforway-findingtothosewithphysicalor visualimpairments.

Key

View of Cot-G looking westMain Considerations

• Balancingappropriatedevelopmentbetweenthe2sites


• Useandretentionofplaygroundaspartofdevelopment

• Incorporationandrespectofimportantexistingbuildings surroundingthesites


• Sizeofsitesinrelationtoproposeddevelopmentnumbers

southfacingaspect siteboundary

mainvehicularroutesiteslope


View of parcel of land to the south of Cot-H

Site Assets

View of Cot-H

PrevailingWind

Oakde

ne

LongmansLane

NewgateStreet Carring

tonAven

ue

Long

man

sLa

ne

characterproperty

playground

CottinghamHouse

COT-G

COT-H

1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingstothemiddleofLongmansLane(purple).

2)Establishedareasoftreeplantingandgreeneryshouldberetainedandextendedalongboundaryedgestomaintainprivacyandencouragebiodiversity.

3)TheboundarytoCot-HshouldbeincreasedtoincludetheremainderoftheCottinghamHousesite,aswellaswellasthesmallareatothecentreofLongmansLanewhichisnowmostlyusedasanunofficialsurfacecarpark.Thiswillallowforanimprovementinthenumberofdesignoptionsavailable,aswellasreducingthenumberofdwellingstobeplacedonCot-G.

TheCot-Gsiteshouldincludeandconsidertheplaygroundareaasintegraltothedesignandnotcutitselfofffromthiscurrentlyunderusedspace.

4)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonNewgateStreetandOakdeneaswellasonLongmansLane.AccesstoCot-HshouldbefromNewgateStreetandaccesstoCot-GfromLongmansLaneadjacentto‘TheFarmstead’.

Ingeneral,discouragingexcessparkingdownLongmansLanemustbeapriorityaswellasmeasurestoreducevehiclespeed,asthisrouteisusedbyyoungschoolchildren.

JunctionimprovementsshouldbemadetothetopofLongmansLaneandOakdenesothatturningrightontoNewgateStreetiseasier(avoidinganincreasein‘ratrunning’onaleftturningcircularroute).

5)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.

TothenorthofthesiteatCot-H,mediumtohighdensityhousingwillbeprovided,perhapsintheformofshelteredhousing.TothesouthofCotH,lowdensityhousingshouldbeprovidedonLongmansLanetositmorecomfortablywithsurroundingproperties(suchasbungalows).

DensitiesandhousingtypesonCot-Bshouldbearrangedtoreflectsurroundingpropertiesandprovideminimumvisualimpactorovershadowingtoexistingproperties.

6)Streetlinesandfrontagesshouldbemaintainedinallareas,definingviewsandrespectinghistoricalproperties.Way-findingshouldbeencouragedbyclearlydefinedboundaries,surfacematerialsandroutes.

Pavementsshouldbeincludedinallnewdevelopmenttoallowforsustainablemethodsoftransportandwalkingwhichconnecttothewidervillagenetwork.



JunctionimprovementlocationstoeasetrafficflowontoNewgateStreetfromLongmansLaneandOakdene.Thisshouldhelptodiscouragerat-running.Trafficimprovementstobediscussedinmoredetailwithahighwaysengineer

AccesstoCot-HtobefromNewgateStreetatexistingentrancepointtoCottinghamHouse.ThiswillreducetheextrapotentialtrafficgoingontoLongmansLane.Thiswillmeannotreeswillhavetoberemovedtofacilitatethisentrance

HigherdensitydevelopmenttoCot-Hcouldbeintheformofshelteredhousingwhichwouldminimisetrafficimpactonthesurroundingroads.Thisdevelopmentshouldrespectthestreetlineandtheexistingsurroundingproperties.

Developmentaround‘TheFarmstead’shouldbeofalowerheighttominimiseovershadowingoroverlooking.Developmentshouldbeofacharacterandmaterialpallettesympathetictothesebuildings

LowdensityhousingalongLongmansLanetomatchexistingpropertiesonthestreet.ThesewillbeaccessedfromLongmansLane.Existingtreestoberetainedandworkedintothedesign

TwostoreyhousingtoCot-Gdesignedtoreflectthesurroundingproperties.Gardensshouldbackontoexistinggardenstominimiseoverlooking.Variedtypesofhousingcouldbeconsideredincludingdetachedandsemidetached.

Theexistingplaygroundshouldbeconsideredinthenewproposal.Developmentshouldaimtoenliventhespacebyimprovingaccesspointsandpromotingnaturalsurveillance.

Adedicatedpedestrianandcyclerouteshouldbeprovidedadjacenttothenewaccessroadtomaintainsafetyalonganexistingdesireline.Carsshouldbeseperatedfromthispedestrianlinkbysuitablemeans.



lowmedium

Oakde

ne

LongmansLane

NewgateStreet Carring

tonAven

ue

Long

man

sLa

ne

characterproperty

playground2storey

1storey

1storey

2storey

high

COT-G

COT-H

enlargedsiteboundary

Cottingham Neighbourhood PlanCot-J Concept StatementJuly 2014

• Thesitecontainsawealthofcharacterwhichisrecognisableas partofCottingham.Thisincludesalargenumberofmaturetrees andasenseofopengreenspace.

• Aselectnumberofboundarytreatmentsincludingwallsand fencesareofhistoricalmeritandshouldbeconservedtoaddto thecharacterofthevillage.

• Needler/NorthgateHallisanextremelyattractivehistoricbuilding withagrandfrontagethatisrarelyseenbythepublic.Opening thisviewupwillbeakeypriority.

• ListedbuildingsincloseproximityalonghistoricKingStreet. NumerousdwellingshereoriginallybelongedtoNorthgateHall staff,sothesemustbeconsideredinallnewdevelopment.

• Theimmediatesiteisquietandpeaceful,providingatranquil settingtoresidentsincloseproximity.

• Thesiteiscentrallylocatedwithinthevillageandhaseasyaccess toallitsrelevantservicesandamenities

• Developmentsurroundingthesiteismostlylowdensityandlow height,contributingtotheruralfeelofthevillage.

• Designationofmixedusedevelopmentmeaningthatsuitable amenitiesorretail/commercialspacecanbeprovided, contributingtothediversityandofferofthevillagecentre.

Key

View to Needler Hall looking north from centre of siteMain Considerations

• Trafficimpactonsurroundingroads

• StreetfrontageontoKingStreet

• Incorporationandrespectofimportantexistingbuildings onandsurroundingthesite.Openingupnewviews.


• Incorporationofmixedusesinsuitablelocations

• Suitablelocationforincorporationofalternativeformsofhousing suchasco-housing/self-buildandco-working

southfacingaspect



View of existing building along King Street

Site Assets

View of Needler Hall accommodation looking west

PrevailingWind

Northgate

characterorlistedpropertyinpink

COT-J

treeclusters

viewnorthtowardsNeedlerHall

generalslopeofsite

KingStreet

BroadlaneBeck

BroadlaneBeck

characterwall

characterwall

ApplegarthMews

1)Developmentwillbedesignedtoworkwiththenaturalassetsofthesite,allowingkeypositiveaspectstobemaintainedandenhanced,especiallythemorecharacterfulbuildingsofNeedler/NorthgateHallandthegreenareastothesouthofthesitebehindApplegarthMews.Surroundinglistedbuildingsshouldbeconsideredsothattheirsettingisnotcompromised.

2)Thosebuildingsthatarenewerandprovidelesspositivecontributionstothestreetscapeshouldberemovedandreplaced.AlongKingStreet,newdevelopmentshouldrespectthemassingandcharacterofthebuildingsopposite,offeringaninterestingstreetscape.Theeasternsectionofthesiteshouldhousethemajorityofthenewdevelopment.Thisareashouldalsocontainthemixeduseaspectofthesiteatgroundlevel.Thiscouldincludesmallshops,workshopsorliveworkunitstoprovidevarietyandenhancethelocaleconomy.

3)ThemorehistoricsectionsoftheexistingNeedlerHallshouldberetainedandenhancedbythenewdevelopment.Thelaterwingstothewestofthesiteinthe‘L’formationcouldberetainedandrefurbishedasresidentialaccommodation,or,alternatively,itsmassingshouldbereplicatedifitistobedemolishedandrebuilt.

4)Thesiteshouldcontainalandscapedspacetoformasettingforthehistoricbuildingsandtoprovideamenityspaceforresidents.Theexistinghallcouldberepurposedasacommunityspacewithassociatedcommercialusessuchasacaféorrestaurant.TheoppositesideofthelandscapedspacecouldprovidealocationforD1usessuchasanurseryorcrèche.Thecentrallocationofthissitewillmeanotherusessuchasthismaybeviable.

5)Thesitewillincludeamixtureofdensities,suitablyarrangedtominimiseimpactonadjacentproperties.Totheeastofthesite,lowerdensitiesandheightstomatchKingStreetwillbeprovided.Tothewest,higherdensityintheformofapartmentstomatchtheheightoftheexistingaccommodationbuildingswillbeprovided.

6)VehicularaccesspointsneedtobeconsideredthatminimisethetrafficimpactonKingStreet,whichisrelativelynarrow.VehicularaccessshouldthereforebeminimisedonKingStreet.ThedemolitionoftheexistingbuildingonKingStreetcouldfacilitatethewideningofKingStreetcarriagewayandpavement.NewdevelopmentonKingStreetshouldbeslightlysetbackheretofacilitatethis.AccessfromNorthgateshouldbeprovidedtoservethehigherdensityareas.

7)IngeneralagreatersenseofenclosureshouldbeprovidedtoKingStreetthancurrentlyexiststocompletethestreetscape.Thisshouldbeintheformofamixtureofhousing/mixeduseunitsandboundarytreatments,arrangedtorespectpropertiesontheothersideoftheroad.

8)Agreenspaceshouldbemaintainedtothesouthofthesiteadjacenttotheexistingtreebelt.Thiswouldminimisevisualimpactonsurroundingpropertiesandprovideamenityspaceforresidents.Thisareacouldbeusedforcommunityallotmentsorplayspaceandprovideanattractiverouteforpedestrianandcyclemovementtoandfromthevillagecentre.



Pocketgreenspacetoformnewpedestrianentrancetothesiteandtheassociatedmixeduses.Thegreenspacewillalsoprovideanattractivesettingforsurroundinghistoricandlistedproperties.

Buildingfrontagestobevariedandprovideadynamicstreetscape.Stepsbackcanprovideopportunityforgreenspaceandplanting.UnitsclosertoHallgatecouldaccommodatesmallretailusesorprovideliveworkunits.

LargergreenspacetoflankvehicularentrancepointtoallowviewstoNeedlerHallfromKingStreet.Thisdefinedareawillprovideasaferouteforpedestriansandcycliststoenterthesite.

KingStreettobewidenedtoimprovetrafficflow.Pedestrianfootwaymovedtofacilitatethis,andre-routedtothenorthtocutoffthecorner.ThiswillallowbusestoturnmoreeasilyandsafelyfromKingStreetontoNorthgate.

Mixeduseunits.D1toencourageusessuchasanurseryoracreche.Parkingtobeprovidedforeach,plusprovisionforoutsidespace.ThesewillbemaskedfromKingStreetbythenewhousesandbytheexistingtreebeltfromelsewhere.

NorthernportionofNeedlerHalltobeupgradedorrefurbishedtoprovideamoreattractivefrontagetoNorthgate.Theexistingboundarywallsshouldbebrokenupwherepossibletoallowforpedestrianpermeability.

Existingaccommodationblocktoberefurnishedandextendedtoprovideapartmentaccommodationordemolishedandreplacedinthesamefootprint.ParkingtobeprovidedfromKingSt&Northgate.

CentrallandscapedspacetoprovideanattractivesettingforthesouthernfrontageofNeedlerHall.Thiscouldincludesmallareasofattenuation.Secondcommunitygreenareatothesouthcouldprovidespaceforcommunityallotments.



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Cottingham Neighbourhood PlanMarket Green Concept StatementMay 2014

• Tree’sgrowntothesouthoftheMarketGreenaddtotheleafy identityofCottinghamandareheldinhighregardbythelocal community,formingpartoftheidentityofthevillage.

• TheMarketGreenoffersvillagecentreparkingtoCottingham’s disabledandelderlyresidentswithoutwhichthevillagecentre wouldbehardertoaccess.

• TheMarketGreenisconnectedtotheEastofthevillageviahigh qualitygreenrouteswhichcouldbecontinuedtothewestsideof thevillage.

• AllCottinghambusesrunbythemarketgreenconnectingCottinghamtoHullcitycentre,Beverleyandbeyond.Throughthebusservicethemarketgreenactsasapublicfaceofthevillagetothosepassingthrough.

• TheCouncilchambershavehigharchitecturalmeritandprovidea senseofplaceforthisareaofthevillage.

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View across Market Green from King StreetMain Considerations

• Retainasmuchparkingpossible,especiallyfordisabledpersons;

• Builduponhighqualitypedestriannetwork;

• MaintainingloadingaccessforbusinessesalongKingStreet;

• Incorporatingprivateandpublicgreenspace/networks;

• ProvidingflexibleusageforCottDayandotherevents;

• Managingwater,drainageandsewerageeffectively;

• Respectinglistedbuildingsettingandviews.

siteboundarymainvehicularroutePedestrianroute


View towards Civic Hall

Site Assets

Priorities

Key

View looking north over parking spaces

1st Priority

0%

100%

2nd Priority

3st Priority

4st Priority

1st Priority

2nd Priority

3st Priority

4st Priority

33%

23%

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10%

6.2%

3.7%5%

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Parking

Character/Focal Point

Public use/Event space

Expansion of business

Facilities (toilets)

Informal landscape

Other

Pedestrian network

Better street furniture

Parking





Informal landscape

Other

Pedestrian network


Parking





Informal landscape

Other

Pedestrian network


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1)Retainingcarparkingisimportantforthefunctionofthevillagecentre,yetthemarketgreenisseenasasignificantfocalpointofCottingham.Byreconfiguringtheparkingspacesandsharingdedicatedspacesfordeliveriesandbikeswhichareusuallyemptywithotheruses,thephysicalareaofcarparkingspacecanbereducedtofreeupacivicgreenspacewhileaccommodatingmorecaractualcarparkingspacesthanbefore.

2)ThesenseofplaceshouldbeconveyedthroughtheMarketGreen.FurthertreeplantingshouldbecarriedoutonsitetoaddtoCottingham’sgreenandleafyvillageidentitywhileprovisionshouldbemadetoadequatelymaintaintheirgrowth.

3) TheMarketGreenservesmanyusesovertheyear.Designshouldposefewbarrierstoflexibleuseacrossthesiteyetalsoserveasafocalpointbyprovidingahighqualitycivicspaceasavillagesquare.

4)TheMarketGreenisimportantasthesettingtotheCouncilchamberswhichiswidelyappreciatedthroughoutthevillage.TheMarketGreenshouldacttoframeviewstothisbuildingandbenchesshouldbeturnedtofacethebuilding,whileplansshouldbemadetoimprovethefacadeoftheciviccentrenextdoor.

5)SharedspaceshouldbeintroducedoutsideFinkleStreetinordertobroadentheroadtoallowsafeturningintothecarparkingspacebutsomedifferentiationbetweenroadandpavementshouldbeleftalongKingStreet,whereit’sfeltbussescouldmakesharedspacedangerous.

6)TheMarketGreenshouldbedevelopedasthecentreofanetworkofnewpedestrianroutestobeopenedupacrossthevillage.EffortsshouldbemadetoconnecttheMarketgreentoHallgateandCottaCourt,asasafewayofbypassingthedangerousjunctionbetweenHallgateandKingStreet.

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ThetreesplantedintheMarketGreenaresignificanttoCottingahm’sleafyvillageidentityeffortsshouldbemadetocontinuetreeplantingtotherestofthemarketgreenandtoutilisenaturaldrainagetokeepthemwatered.

ProposedpedestrianlinktoprovidesaferoutefromHallgateandCottaCourt.Greentree/hedgeplantingalongroutetoprovideattractiverouteandencouragethedevelopmentofretailwithinCottacourt.

Zonestothenorthandsouthofthemarketgreen(mustard)shouldoperateasshorttermflexibleusespaceswithinatimetablewiththesitetothenorthusedfordeliveriesforKingStreetandaspartofthesquareindaytradinghours.

Viewstothecouncilchambershouldbeframedwithtreesandpossiblyagreenspaceshouldalternativelandforparkingbefoundwithinthevillagecentrethiswouldthereforereplacethegreenspacetothesoutheastofthesite.

Thebusstopshouldbereplacedbyamultifunctionalpavilionusinglightermaterialswhichpromotevisibilityacrossthesiteanddon’tblocktheviewofthecouncilchambers.Tobedesignedthroughanarchitecturalcompetition.

Sharedspacecrossings(purple)shouldbeboughtuptopavementlevelwhileroads(blue)shouldretaindifferentiationfrompavementsbutshouldbemadeupofhighqualitypavingreflectiveofmaterialsusedinthemarketsquare.

Benchesshouldbearrangedasinwardfacingclusterstobeusedasmeetingspaceswithhighplantingbehindbenchestooffershelterandcreateafeelingofenclosure.

ThefacadeoftheCivichallisseenasadetractivefeatureandthebuildingisunderutilised.Itshouldberepurposedbythecommunitytobetterservethevillage,withaseriesofspinoffspacestobeflexibleinservingfutureuseswithanattractivefacade.

PedestrianRoutes;SharedSpaceParkingspacesinhighqualitypaving;Civichallforredevelopment;Greenspacefreedupthroughmoreefficientparkinglayout;Greenspace.

Parkingspacesshouldofferflexibleusetobemadeupofhighqualitylevelpaving,contributingtothedistinctionofthemarketgreen’sinformallandscapeasafocalpointofthevillage.

Toreducethewidthofcirculationspaceneededandtoreduceriskofaccidentwhenparkingwhilstspeedinguptheflowofcarsinandoutofparkingspacescirculationtoparkingshouldbemadeoneway.

Toreducedisruptioncausedbyparkinginfrontofthepostofficededicatedparkingspacesrunningperpendiculartothepostofficeshouldbeprovidedallowingdropoffspacebehindtheseparkedcars.


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1)Retainingcarparkingisimportantforthefunctionofthevillagecentre,yetthemarketgreenisseenasasignificantfocalpointofCottingham.Byreconfiguringtheparkingspacesandsharingdedicatedspacesfordeliveriesandbikeswhichareusuallyemptywithotheruses,thephysicalareaofcarparkingspacecanbereducedtofreeupacivicgreenspacewhileaccommodatingmorecaractualcarparkingspacesthanbefore.

2)ThesenseofplaceshouldbeconveyedthroughtheMarketGreen.FurthertreeplantingshouldbecarriedoutonsitetoaddtoCottingham’sgreenandleafyvillageidentitywhileprovisionshouldbemadetoadequatelymaintaintheirgrowth.

3) TheMarketGreenservesmanyusesovertheyear.Designshouldposefewbarrierstoflexibleuseacrossthesiteyetalsoserveasafocalpointbyprovidingahighqualitycivicspaceasavillagesquare.

4)TheMarketGreenisimportantasthesettingtotheCouncilchamberswhichiswidelyappreciatedthroughoutthevillage.TheMarketGreenshouldacttoframeviewstothisbuildingandbenchesshouldbeturnedtofacethebuilding,whileplansshouldbemadetoimprovethefacadeoftheciviccentrenextdoor.

5)SharedspaceshouldbeintroducedoutsideFinkleStreetinordertobroadentheroadtoallowsafeturningintothecarparkingspacebutsomedifferentiationbetweenroadandpavementshouldbeleftalongKingStreet,whereit’sfeltbussescouldmakesharedspacedangerous.

6)TheMarketGreenshouldbedevelopedasthecentreofanetworkofnewpedestrianroutestobeopenedupacrossthevillage.EffortsshouldbemadetoconnecttheMarketgreentoHallgateandCottaCourt,asasafewayofbypassingthedangerousjunctionbetweenHallgateandKingStreet.

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ThetreesplantedintheMarketGreenaresignificanttoCottingahm’sleafyvillageidentityeffortsshouldbemadetocontinuetreeplantingtotherestofthemarketgreenandtoutilisenaturaldrainagetokeepthemwatered.

ProposedpedestrianlinktoprovidesaferoutefromHallgateandCottaCourt.Greentree/hedgeplantingalongroutetoprovideattractiverouteandencouragethedevelopmentofretailwithinCottacourt.

Zonestothenorthandsouthofthemarketgreen(mustard)shouldoperateasshorttermflexibleusespaceswithinatimetablewiththesitetothenorthusedfordeliveriesforKingStreetandaspartofthesquareindaytradinghours.

Viewstothecouncilchambershouldbeframedwithtreesandpossiblyagreenspaceshouldalternativelandforparkingbefoundwithinthevillagecentrethiswouldthereforereplacethegreenspacetothesoutheastofthesite.

Thebusstopshouldbereplacedbyamultifunctionalpavilionusinglightermaterialswhichpromotevisibilityacrossthesiteanddon’tblocktheviewofthecouncilchambers.Tobedesignedthroughanarchitecturalcompetition.

Sharedspacecrossings(purple)shouldbeboughtuptopavementlevelwhileroads(blue)shouldretaindifferentiationfrompavementsbutshouldbemadeupofhighqualitypavingreflectiveofmaterialsusedinthemarketsquare.

Benchesshouldbearrangedasinwardfacingclusterstobeusedasmeetingspaceswithhighplantingbehindbenchestooffershelterandcreateafeelingofenclosure.

ThefacadeoftheCivichallisseenasadetractivefeatureandthebuildingisunderutilised.Itshouldberepurposedbythecommunitytobetterservethevillage,withaseriesofspinoffspacestobeflexibleinservingfutureuseswithanattractivefacade.

PedestrianRoutes;SharedSpaceParkingspacesinhighqualitypaving;Civichallforredevelopment;Greenspacefreedupthroughmoreefficientparkinglayout;Greenspace.

Parkingspacesshouldofferflexibleusetobemadeupofhighqualitylevelpaving,contributingtothedistinctionofthemarketgreen’sinformallandscapeasafocalpointofthevillage.

Toreducethewidthofcirculationspaceneededandtoreduceriskofaccidentwhenparkingwhilstspeedinguptheflowofcarsinandoutofparkingspacescirculationtoparkingshouldbemadeoneway.

Toreducedisruptioncausedbyparkinginfrontofthepostofficededicatedparkingspacesrunningperpendiculartothepostofficeshouldbeprovidedallowingdropoffspacebehindtheseparkedcars.


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