Madras College (Kilrymont) St Andrews Design & Development ...
14
Madras College (Kilrymont) St Andrews Design & Development Framework Economy, Planning & Employability Services
Transcript of Madras College (Kilrymont) St Andrews Design & Development ...
Madras College (Kilrymont)St Andrews
Design & Development Framework
Economy, Planning & Employability Services
Content
1. Page Index
2. Foreword
3. Introduc�on
4. Assessment: General Land Use
5. Assessment: Buildings
6. Assessment: Movement
7. Assessment: Spaces
8. Development Concept 1
9. Development Concept 2
10. Built Heritage Principles
12. Key Policy References
1Page Content
Foreword
The Placemaking Agenda
Placemaking is enshrined in planning and development principles and policies across Scotland and Fife. At the Sco�sh Government level, the Na�onal Planning Framework, Sco�sh Planning Policy, Designing Streets comprise part of a suite of policy documents that set the placemaking agenda for Scotland.
Within a Fife context, FifePlan and Making Fife’s Places bring these placemaking principles to a local level.
The objec�ve of the placemaking agenda is to CREATE SUCCESSFUL PLACES.
Successful Places
Good quality, successful places are defined by the Sco�sh Government as those that:
• have a strong sense of character and iden�ty
• form safe and pleasant spaces to be in
• are easy to move around in
• are welcoming to all
• can adapt to changing community needs
• use resources efficiently.
Making Places
The process of placemaking is complex. For new development to create places that are successful requires thinking beyond the boundary of a proposed development, and a proper assessment of how development will relate and respond to its wider surroundings.
Placemaking is more than just crea�ng be�er design of buildings and public spaces. It is about understanding the nature and character of places, the interac�on of buildings, spaces & movement, and how they are (or can be) used by people. Proposals should then respond to this. Schemes that are parachuted into an area, taken from other, quite different places, and that do not have regard for local circumstances and characteris�cs, will quite o�en fail.
2Page Foreword
Introduc�on
This document sets out a series of images and text that iden�fies key design and development principles for the exis�ng Madras College (Kilrymont) site. It takes a strategic approach in that it does not set out details of land use or building form for example, but it does iden�fy the principle urban design concepts or principles that would help facilitate a future development that will contribute posi�vely to the site, street and wider context within which it sits.
Taking a placemaking approach, the document examines not just the site, but the wider place context. It iden�fies the assets of the site and its context, and the issues that may affect future development opportuni�es. There are 2 main sec�ons to this study:
Analysis - this examines the site in rela�on to the placemaking concepts of Buildings, Spaces, and Movement. It iden�fies ma�ers that may affect or influence subsequent design principles and or future development proposals.
Design & Development Principles - this sec�on sets out a series of guiding principles and development concepts that should inform any redevelopment proposals to help meet the Placemaking agenda and contribute to a crea�on of a successful place.
3Page Introduc�on
4Page Assessment: General Land Use
GreyfriarsRC Prim Sch
Madras CollegeKilrymont School
FootballGround
A91
5
A917
Lamond Drive
St Nicholas Street
Woodburn Pl
Albany Park
St Mary Street
Kilrymont Road
Priestden
Place
Priestden Road
Kinkel Terrace
Gra
nge
Ro
ad
Irvine Crescent
Warrack Street
Tom Morris Drive
Churchill Cres
BruceStreet
Sand
yhill Ro
ad
Pipe
land
Ro
ad
Forr
est
St
Larg
o Ro
ad
Langlan
ds Ro
ad
Auld B
urnR
d
Kinnessburn Road
Bo
ase
Ave
nu
e
Watso
n Avenue
Nelson Street
Chamberlain Street
Scooniehill Road
Freddie Tait Street
Allan Robertson Drive
Rou
nd
hill
Ro
ad
Sch
oo
lbra
ids
Distance fromSite Entrance toA915 is 1170m
Distance fromSite Entrance to
A917 is 836m
Recreation
Leisure
Education
Green Belt/Countryside
Housing Proposal
Residential
20mph Residential Streets
N
Assessment: General Land Use
Key Points
· Site is located within an established residential context.
· Edge of settlement location.
· Access: the site is 800m-1000m (through 20mph residential streets), to the A917/A915.
· Close to existing primary and higher education facilities.
· Surrounding network of open spaces/recreation areas.
5Page Assessment: Buildings
FootballGround
GreyfriarsRC Prim Sch
Kilrymont Road
Kilrymont Road
Kilrymont Court
Kilrym
ont Place
Irvine Crescent
Priestd
en Road
Priestden Park
Warrack Street
Prie
stde
n P
lace
Irvine Crescent
Allan Robertson Drive
Ro
un
dh
ill R
oad
Sho
olb
raid
s
Sand
yhill R
oadBruce Street
Lamond Drive
San
dyh
illCr
AvenueWatson
Bo
ase
Ave
nu
e
Lamond Drive
St Nicholas Street
Du
no
lly Place
Shie
lds A
ven
ue
Langlan
ds R
oad
Glebe Road
Freddie Tait Street
Tom Morris Drive
Churchill Cres
N
Assessment: Buildings
Key Points
· Buildings on site range from 1-3 storeys in height. All are category B listed.
· Adjacent buildings to the site are predominantly 1 ½ - 2 storey residential properties.
· General building arrangement presents the principal building elevation facing the street creating active frontages to residential streets.
· Existing buildings on the site - the main building faces Kilrymont Rd, creating an active frontage at this location.
· There is a significant extent of secondary/inactive/rear boundaries presented to the edge of the site. Very limited direct overlooking of the site.
1 Storey
1 1/2 Storey
2 Storey
3 Storey
Listed Building - Category B
Active building front
Prominent rear elevation/boundary wall/fencing
6Page Assessment: Movement
FootballGround
GreyfriarsRC Prim Sch
Kilrymont Road
Kilrymont Road
Kilrymont Court
Kilrym
ont Place
Irvine Crescent
Priestd
en Road
Priestden Park
Warrack Street
Prie
stde
n P
lace
Irvine Crescent
Allan Robertson Drive
Ro
un
dh
ill R
oad
Sho
olb
raid
s
Sand
yhill R
oadBruce Street
Lamond Drive
San
dyh
illCr
AvenueWatson
Bo
ase
Ave
nu
e
Lamond Drive
St Nicholas Street
Du
no
lly Place
Shie
lds A
ven
ue
Langlan
ds R
oad
Glebe Road
Freddie Tait Street
Tom Morris Drive
Churchill Cres
N
Assessment: MovementKey Points
· Vehicular access limited to Kilrymont Rd.
· Additional existing pedestrian connection to Roundhill Rd.
· Main existing building performs a landmark function for the wider area, when viewed from Kilrymont Rd.
· The open aspect of the Kilrymont Rd frontage provides significant views of listed buildings from this street and contributes to a clear sense of place.
· Frequent bus services into the town centre available from Kilrymont Rd.
· Cycle routes available to town centre are adjacent to the site.
1170m to A915from site entrance
836m to A917from site entrance
Cycle Route
20mph restricted streets
Vehicular access
Pedestrian access
Bus stops
Bus stop 99B to St AndrewsBus Station (14mins) & Dundee every 10-20 mins
Internal vehicle/pedestrian movement
Landmark element of building
Car parking
Principal view into site,Significant vista of listed buildings andit’s open space setting
Site contained by rear garden boundary walls/fences - restricted movement
7Page Assessment: Spaces
FootballGround
GreyfriarsRC Prim Sch
Kilrymont Road
Kilrymont Road
Kilrymont Court
Kilrym
ont Place
Irvine Crescent
Priestd
en Road
Priestden Park
Warrack Street
Prie
stde
n P
lace
Irvine Crescent
Allan Robertson Drive
Ro
un
dh
ill R
oad
Sho
olb
raid
s
Sand
yhill R
oadBruce Street
Lamond Drive
San
dyh
illCr
AvenueWatson
Bo
ase
Ave
nu
e
Lamond Drive
St Nicholas Street
Du
no
lly Place
Shie
lds A
ven
ue
Langlan
ds R
oad
Glebe Road
Freddie Tait Street
Tom Morris Drive
Churchill Cres
N
Principal street forming thesetting to the site
Grassed areas/amenity space/sports field
Car parking
Hardstanding
Sports Ground
Green corridor - Kilrymont Burn
Green Belt
Prominent views from site
Assessment: Spaces
Key Points
· An expansive view of the listed buildings and their wider setting is presented along Kilrymont Rd. No buildings or structures interrupt this key view.
· Significant areas of open space/recreational areas within the site allow the existing buildings to sit on their own and have a sense of presence within the area.
· Car parking areas consist of both discretely located and more visually prominent areas across the site.
· Areas of hardstanding to the south and west of the main building contributes to the sense of space and the setting afforded to the listed buildings.
· Views to the historic skyline of St Andrews to the north, and to the Green Belt/countryside to the south are notable from within the site, particularly from the upper floors of the main building.
8Page Development Concept 1 - Residen�al & Small Scale Office Uses
FootballGround
GreyfriarsRC Prim Sch
Kilrymont Road
Kilrymont Road
Kilrymont Court
Kilrym
ont Place
Irvine Crescent
Priestd
en Road
Priestden Park
Warrack Street
Prie
stde
n P
lace
Irvine Crescent
Allan Robertson Drive
Ro
un
dh
ill R
oad
Sho
olb
raid
s
Sand
yhill R
oadBruce Street
Lamond Drive
San
dyh
illCr
AvenueWatson
Bo
ase
Ave
nu
e
Lamond Drive
St Nicholas Street
Du
no
lly Place
Shie
lds A
ven
ue
Langlan
ds R
oad
Glebe Road
Freddie Tait Street
Tom Morris Drive
Churchill Cres
N
12
Potential Land Uses:
Existing Buildings - Residential, Offices, Care Home, Student Accommodation, Live/Work Units
New Build - Residential (Housing - Private and/or Affordable).
Building front - new build
New development opportunity
Parking/Parking Court
Relocated lock up garages
Remove lock up garages
Potential re-developmentopportunity1 - single storey max2 - two storey max
Vehicular access - principal
Vehicular access - shared surface
Existing pedestrian access
Green corridor
Landscape setting for Listed Buildings
Visual/landscape screening of prominent car parking
Boundary wall/railings retained
Development Concept 1:Residential & Small ScaleOffice Uses
Design & Development Principles
· Green buffer - an area necessary to protect the setting of the listed building’s, so they continue to offer a presence within the Kilrymont Rd and are not visually
overwhelmed by new development to the north. The extent of the green buffer should respond to the scale of any new development and following an assessment of the
impact on the relationship of development to the setting of the listed building’s.
· New build opportunity - This should be to a residential scale to reflect the wider context within which the site sits. Maximum building height of 2 storeys to the edges of
the development. This may increase to 3 storeys to the middle of the site subject to detailed design considerations and impact on the listed buildings and their setting.
· Sports Hall - this is a potential re-development opportunity. Any redevelopment should not significantly affect the setting of the listed buildings or visually compete with
them. The buildings should be of a modest, unfussy, contemporary design - single storey (to avoid visual competition with the adjacent main buildings), with the potential
to step up the building height to 2 storeys towards the west of the site.
· Existing buildings - Potential re-use for: residential, offices, care home, student accommodation.
· Potential residential development to the north of the green buffer. Active building fronts to face the buffer zone. Back gardens located adjacent to adjacent back gardens.
· Shared surface road environment within the residential development. Use of parking courtyards to reduce the visual impact of cars on the street and in front gardens.
· A small scale development opportunity present to the south west of the site. Modest 2 storey development would screen the visually prominent back gardens of the
existing houses and present active building fronts to Kilrymont Rd. The location would not significantly impact on the setting of the listed buildings given the separation
between and the proximity of the existing housing.
· The use of trees in the street/courtyards is encouraged to provide a vertical landscape element within an urban development.
· Existing lock up garages relocated - these are kept within close proximity to the existing site so users will not have to travel far to access. The removal of the existing
garages would facilitate a new vehicular access to ensure an appropriate level of permeability for the whole site.
· Boundary treatment to Kilrymont Rd should be retained - the materials used on the boundary wall provides a visual connection to materials used on the main buildings.
The railings should be refurbished/repainted.
· The visual impact of car parking to the east of the site should be mitigated with an appropriate screening - low level hedging and/or additional tree planting for example.
· Landscaping to the burnside corridor should be retained/enhanced.
· Development opportunities may be subject to a Transport Assessment to identify and assess traffic impact.
Other Matters:
Pre-Application/Developer ContributionsDevelopers are encouraged to make a Pre-Application Planning submission to allow for further discussion with the Planning Authority and Historic Environment Scotland prior to the lodging of any planning application.
Sustainable Urban Drainage should be addressed through subsequent detailed design and layout stages.
Low Carbon/Climate ChangeDevelopers will be expected to demonstrate how proposals include the integration of low carbon elements to the site development, alongside measures that can contribute to the tackling of climate change.
9Page Development Concept 2 - Managed Accommoda�on & Small Scale Office Uses
FootballGround
GreyfriarsRC Prim Sch
Kilrymont Road
Kilrymont Road
Kilrymont Court
Kilrym
ont Place
Irvine Crescent
Priestd
en Road
Priestden Park
Warrack Street
Prie
stde
n P
lace
Irvine Crescent
Allan Robertson Drive
Ro
un
dh
ill R
oad
Sho
olb
raid
s
Sand
yhill R
oadBruce Street
Lamond Drive
San
dyh
illCr
AvenueWatson
Bo
ase
Ave
nu
e
Lamond Drive
St Nicholas Street
Du
no
lly Place
Shie
lds A
ven
ue
Langlan
ds R
oad
Glebe Road
Freddie Tait Street
Tom Morris Drive
Churchill Cres
N
12
Potential Land Uses:
Existing Buildings - Residential, Offices, Care Home, Student Accommodation, Live/Work Units.
New Build - Care Home, Retirement or Student Accommodation, Private Flatted or Affordable Housing.
Building front - new build
New development opportunity
Parking/Parking Court
Relocated lock up garages
Remove lock up garages
Potential re-developmentopportunity1 - single storey max2 - two storey max
Vehicular access - principal
Vehicular access - shared surface
Existing pedestrian access
Green corridor
Landscape setting for Listed Buildings
Visual/landscape screening of prominent car parking
Boundary wall/railings retained
Development Concept 2:Managed Accommodation& Small Scale Office Uses
Design & Development Principles
· Green buffer - an area necessary to protect the setting of the listed building’s, so they continue to offer presence within the Kilrymont Rd and are not visually
overwhelmed by new development to the north.The extent of the green buffer should respond to the scale of any new development and following an assessment of the
impact on the relationship of development to the setting of the listed building’s.
· New build opportunity - This should be to a scale to reflect the wider context within which the site sits. Maximum building height of 2 storeys to the edges of the
development. This may increase to 3 storeys to the middle of the site subject to detailed design considerations and impact on the listed buildings and their setting.
· Potential development to the north of the green buffer. Active building front to face the buffer zone. Single building arranged in a form to reflect the layout of the existing
main building. Potential uses: care home, retirement or student accommodation, or private flatted accommodation.
· Sports Hall - this is a potential re-development opportunity. Any redevelopment should not significantly affect the setting of the listed buildings or visually compete with
them. The buildings should be of a modest, unfussy, contemporary design - single storey (to avoid visual competition with the adjacent main buildings), with the potential
to step up the building height to 2 storeys towards the west of the site.
· Existing buildings - Potential re-use for: residential, offices, care home, student accommodation.
· Shared surface road environment within the development. Use of parking courtyards to reduce the visual impact of cars on the street and in front gardens.
· A small scale development opportunity present to the south west of the site. Modest 2 storey development would screen the visually prominent back gardens of the
existing houses and present active building fronts to Kilrymont Rd. The location would not significantly impact on the setting of the listed buildings given the separation
between and the proximity of the existing housing.
· The use of trees in the street/courtyards is encouraged to provide a vertical landscape element within an urban development.
· Existing lock up garages relocated - these are kept within close proximity to the existing site so users will not have to travel far to access. The removal of the existing
garages would facilitate a new vehicular access to ensure an appropriate level of permeability for the whole site.
· Boundary treatment to Kilrymont Rd should be retained - the materials used on the boundary wall provides a visual connection to materials used on the main buildings.
The railings should be refurbished/repainted.
· The visual impact of car parking to the east of the site should be mitigated with an appropriate screening - low level hedging and/or additional tree planting for example.
· Landscaping to the burnside corridor should be retained/enhanced.
· Development opportunities may be subject to a Transport Assessment to identify and assess traffic impact.
Other Matters:
Pre-Application/Developer ContributionsDevelopers are encouraged to make a Pre-Application Planning submission to allow for further discussion with the Planning Authority and Historic Environment Scotland prior to the lodging of any planning application.
Sustainable Urban Drainage should be addressed through subsequent detailed design and layout stages.
Low Carbon/Climate ChangeDevelopers will be expected to demonstrate how proposals include the integration of low carbon elements to the site development, alongside measures that can contribute to the tackling of climate change.
10Page Built Heritage - Summary of Key Issues/Opportuni�es
1
3
24
5
56
FootballGround
GreyfriarsRC Prim Sch
Kilrymont Road
Kilrymont Road
Kilrymont Court
Kilrym
ont Place
Irvine Crescent
Priestd
en Road
Priestden Park
Warrack Street
Prie
stde
n P
lace
Irvine Crescent
Allan Robertson Drive
Ro
un
dh
ill R
oad
Sho
olb
raid
s
Sand
yhill R
oadBruce Street
Lamond Drive
San
dyh
illCr
AvenueWatson
Bo
ase
Ave
nu
e
Lamond Drive
St Nicholas Street
Du
no
lly Place
Shie
lds A
ven
ue
Langlan
ds R
oad
Glebe Road
Freddie Tait Street
Tom Morris Drive
Churchill Cres
N
Historic Environment Analysis & Key Re-Development Principles
Building Analysis:Modernist architecture of striking design with a particularly complex pagoda-style roofline. Comprises of a pagoda-roofed Assembly Hall and Dining Room Block, linked by a glazed corridor to the V-plan Classroom Block. Freestanding Sports Hall to West with complex interlocking roof design.
Variety of materials including tiles, brick, painted wood, large areas of glazing with black enamel panels and some stylised rubble stonework.
Re-Development Principles:With any proposals, there will be a presumption in favour of retaining the existing structures and important internal features, unless stated. Most significant components of the building to be retained in any development are:
Rear block complex pagoda-style external roof profileMaterials and detailing can be changed to improve thermal or technical performance.
1
Technical classrooms (west of dining hall)Roof detailing continues across from the dining halls. Scope for intervention, including possible removal.
1
Assembly Hall (internal) with balcony and stageMost significant internal space and with a presumption in favour of retention. Internal decoration can be renewed. Presumption that the ceiling detail, balcony, stage, parquet floor and link to dining hall should also be retained. Artwork (metal panels) could be incorporated or re-located to the new school.
1
Dining Halls (internal)Originally split into two areas, separated by the kitchens. Areas have spatial quality with full-height glazing providing views out over the playing fields towards the centre of St Andrews. Spanned by exposed large curved timber beams of the roof structure, with (in the eastern area) two substantial timber columns support the roof.
Roof structure should be retained and remain open in places, although could be partitioned. Adjacent and more utilitarian spaces, such as the music rooms and corridors, where the timber beams are exposed, could form the basis of the design approach if further partitioning is needed. Existing internal walls, including the kitchen areas could be removed in their entirety if required.
1
Front Classroom blockSubstantial three-storey V-plan former classroom block. Includes flat roofed veranda projection. Clean lines of the structure give it a sculptural quality common in modernist architecture. Also reflected in use of black enamel panels and glazing detailing. South elevation is most visible from public road and is most significant. Flat roof contrasts with the dining hall and assembly hall except for centrally located raised water tank house with pronounced cantilevered roof, echoing assembly hall roof.
Capable of radical alteration. Interior can be completely re-worked. External cladding materials and glazing can be replaced. However, design and detailing of replacement materials should be selected with consideration of maintaining the external visual appearance of the south elevation, including water tank house and veranda features.
2
1
11Page Built Heritage - Summary of Key Issues/Opportuni�es
1
3
24
5
56
FootballGround
GreyfriarsRC Prim Sch
Kilrymont Road
Kilrymont Road
Kilrymont Court
Kilrym
ont Place
Irvine Crescent
Priestd
en Road
Priestden Park
Warrack Street
Prie
stde
n P
lace
Irvine Crescent
Allan Robertson Drive
Ro
un
dh
ill R
oad
Sho
olb
raid
s
Sand
yhill R
oadBruce Street
Lamond Drive
San
dyh
illCr
AvenueWatson
Bo
ase
Ave
nu
e
Lamond Drive
St Nicholas Street
Du
no
lly Place
Shie
lds A
ven
ue
Langlan
ds R
oad
Glebe Road
Freddie Tait Street
Tom Morris Drive
Churchill Cres
N
Historic Environment Analysis & Key Re-Development Principles
Re-Development Principles:
Linking blockThe two-storey block linking the classroom block with the assembly and dining halls.
Extensive alteration and even a new building possible, either serving as a new link, or functionally freestanding.
3
Sports HallPart of original 1960s scheme with distinctive and complex roofline. Part of an integrated suburban campus design the sports hall is of some significance.
If reuse is problematical, can be removed, releasing potential space for some form of enabling development.
4
Playing Fields / Enabling DevelopmentKey characteristic. Important as part of the original design and setting of the school buildings. Portion of this land could be released for development.
Dining halls designed to take advantage of views outwith the site. Views across the playing fields towards the St Andrews’ town centre. These should be retained.
5
Boundary to Kilrymont RoadPedestrian access in front of the classroom block metal gates at each end of a rubble wall. The wall is pushed back from the road edge (allowing buses to park) with a metal rail running along its length. Contemporary with the school and share some common features (the rubble walling). The boundary treatments contribute positively to the importance of the school.
Should be retained as a boundary treatment.
6
Further guidance in Managing Change in the Historic Environment: The Use and Adaptation of Listed Buildings
2
Key Policy References
Sco�sh Government:
Na�onal Planning FrameworkDesigning StreetsSco�sh Planning Policy
Historic Environment Scotland:
Managing Change in the Historic Environment: Use and Adapta�on of Listed Buildings
Fife Council:
FifePlan Local Development Plan - Adopted September (2017)Making Fife's Places (2018)
12Page Key Policy References
C O U N C I L
Economy, Planning & Employability Services
