Site Planning & Development Rookwood: Title Page Student Number: 1113835

ROOKWOOD REDEVELOPMENT: A Residential Housing Scheme

Site Planning & Development Rookwood: Opportunities & Constraints Student Number: 1113835

40

35

30

25

20 15

Map 1: Opportunities and Constraints. - Legend: Vehicular access Healthcare BBC site (to be kept)

A-road 62/63 bus stop Potential access Contours Listed buildings (every 5m)

Major access 64/65 bus stop Tree Preservation road Order Primary school Viewpoints

66 bus stop 33A bus stop Conservation area Local shops House orientation

2,500

Rookwood Hospital is down-sizing its operation - creating a four hectare site for residential development.

The development area and all its on and off-site characteristics are shown in MAP 1.

References:

Cardiff Council. 2013. My Cardiff [Online]. Available at: http://ishare.cardiff.gov.uk/mycardiff.aspx?layers=TPO[Accessed: 19 November 2013].

BBC News. 2013. BBC Wales' Cardiff headquarters up for sale [Online]. Available at: http://www.bbc.co.uk/news/uk-wales-south-east-wales-23535548[Accessed 19 November 2013].

Digimap. 2013. Roam [Online]. Available at: http://digimap.edina.ac.uk/roam/os [Accessed: 19 November 2013].

HOUSING CHARACTER:Opportunities: Can take influence from multi-

decal architecture like 1900's arts & crafts or 1920 Edwardian houses against modern flats.

Constraints: The diversity in the area dictates a requirement for varied design.

HOUSING ORIENTATION:Opportunities: The purple arrows on Map 1

show house orientation. site is faced by houses on the east and south, enhancing a feeling of safety.

Constraints: Houses on west and north side face away, decreasing safety - counter with back-to-back housing.

HEALTHCARE BUILDINGS: Constraints: Rookwood hospital is keeping

two facilities; the large building to the north east and the gym. However, the gym can be relocated. There must be at least a minor access road to the building.

LOCAL PUBLIC FACILITIES:Opportunities: There are four schools within

a 500m radius of the site perimeter. Local schools show good results, this will increase demand for housing within the development site. There is also a college. In terms of entertainment there is a nearby dry slope ski centre and rowing club, reflecting the more affluent tastes of the area.

Constraints: Education centres may have to expand to deal with potential new arrivals with the site development.

LOCAL COMMERCE:Opportunities: Local commerce is shaded in

blue. High Street is 400m from the nearest site exit. There is a convenience store, banks, post office and pubs. Ease of access must be increased to this area.

ADDITIONAL LAND:Opportunities: There is possibility of

northern site access, the BBC are relocating, opening up the site (see Map 1) for development. It is prudent to plan an exit that links to a new development and by extension the A4119 Llantrisant Road.

INTRODUCTION:

The scheme is designed for private sector sale. 40-50 units will be planned for the four hectare site. The area is wealthy and situated within a Historical Park. Site context complements and hinders development. This poster will outline the opportunities and constraints of the site.

ACCESS PATTERN:Opportunities: The site has three vehicular

access points to the south; two roads and one gated alley (the eastern access point on Map 1). They can be widened to accommodate for greater traffic. There is one pedestrian access off The Avenue (east of site) that can be widened to allow vehicular access. Fairwater Rd is a major access road that links to the A4119 Llantrisant Rd, a main route to the city centre.

Constraints: There is no western or northern exit due to neighbouring properties (see additional land). Congestion is problematic and requires traffic diversion off the Fairwater Rd.

PUBLIC TRANSPORT:Opportunities: There are four bus routes that

perimeter the site; the 33A, 62/63 stop at the southern border. The bus service runs to the nearby Llandaff train station. The train station allows cheaper travel to farther destinations including Cardiff Central. Pedestrian access to this service is paramount.

Constraints: A 66 bus stop is located to the north-east but is only accessible by a stepped path that may be untraversable for certain public members.

TREE PRESERVATION ORDER: Opportunities: Trees can help uphold eco-

development character of the proposed scheme. They are asthetically pleasing.

Constraints: Tree location hinders development; land may not be utilised as efficiently by having to build around obstacles, reducing space for dwellings.

LISTED BUILDINGS:Opportunities: The gatehouse and

Rookwood House (red fill on Map 1), can be renovated and upgraded to cater for modern accommodation, Rookwood House can become apartments while the gatehouse can be a single dwelling. Their architecture could positively influence site design.

Constraints: Like trees, they take up space and have to be integrated to the design.

GREEN SPACE: Opportunities: West of Rookwood House is

a space that can be kept and have a children’s park added to it, increasing leisure value.

TYPOGRAPHY:Opportunities: The site has a high point of

40m in the north-west with height decreasing all around. This may improve viewpoints.

Constraints: The south wall off-sets a 1.5m drop to Fairwater Rd. New housing must find a way to deal with this significant change of level.

VIEWPOINTS:Opportunities: New housing can be

orientated to observe listed buildings or the cathedral. A pleasant view increases land value.

Constraints: New housing must not block the vista of the cathedral or Rookwood House.

These posters propose a scheme that combines modern design with successful integration of existing context.

Site Planning & Development Rookwood: Design Proposal Student Number: 1113835

Children’s play park

Large houses designed to mimic those on Llandaff Chase.

Two semi-detached houses designed to mimic the design of opposite houses.

Rookwood Neighbourhood is designed to hold 90-112 dwellings, dependent on whether apartments are 2 or 3 stories tall.

These six grand houses and the gated entrance are designed to add an element of majesty to the view of Rookwood House from Fairwater Road.

Rookwood House will hold 14 apartments over its two floors.

All these buildings are designed as an Upton-esque periphery block, parking is provided at the rear in a highly observed area.

Circular path around green for leisure purposes. Possible northern access path.

Potential northern site access road (currently allocated for parking until BBC site is sold).

A new gym for the hospital will be constructed here. Healthcare is coloured red.

A sustainable urban drainage system runs with the site typography, through the area until culminating at Rookwood Lodge.

Houses at different horizontal levels in the road acts as a method of traffic easing.

Small pathways through the periphery block create an efficient route to the bus shelter.

All seven terrace houses have vehicular access from the rear due to the steep 1.5m decline to Fairwater Road. The front of the houses feature a ramp for pedestrian access.

This area is dedicated to hospital parking.

Primary access to the hospital shall be achieved by a new eastern road linking the hospital to The Avenue.

Flats shall be 2-3 stories high dependent on projected demand, these long-thin flats are designed to be split lengthways if there is a higher demand for cheaper tenancy.

The village square represents the centre of the development, it can be used for parking or recreation. The trees provide cover and unique character. It opens up the view of Rookwood House while allowing the flats to view the distant cathedral. It can also be used as a turning point for hospital vehicles.

This house is to be renovated and repurposed for residential use.

The wood can become an area of exploration for young family adventures.

Road layout allows circulation of traffic and has clear permeability.

1,250

All roads without designated pavement are home zoned.

Rookwood Lodge has been repurposed to residential use.

Site Planning & Development Rookwood: Design Precedents Student Number: 1113835

The Rookwood development is designed to be an exemplar of modern sustainable residential areas. This poster will outline the design

precedents aimed at in the development.

TRAFFIC CALMING:Reducing traffic speed in a pedestrian area

is paramount to actual safety and perception of safety. There are two types: vertical, for example speed bumps and horizontal such as priority give-ways and out-building structures part way into the road, narrowing the road and alerting drivers to reduce speed. Rookwood will feature only horizontal calming as vertical may harm vehicles.

CORNER RADIUS: As shown in picture 5, large corner radius

gives cars a greater visual of the turning zone while pedestrians have to widen their perception before making the judgement to cross the road. A wide corner radius may encourage them to walk further down the road, crossing when the road is thinner. As a result on-foot movement is less efficient. Rookwood Development features only small corner radius.

EASE OF MOVEMENT:The ease accessibility of to other places

depends on several factors:

Legibility: This is about a person’s ability to ‘read’ the route ahead of them. Confusing road design may thwart navigation. However, straight road blocks make travelling boring. Good design must include intriguing corners while easily communicating route destination.

Permeability: Picture 3 shows several diagrams, the left is the least permeable and the right the most. Permeability is about the most direct route and largest route choice. The Rookwood development aims to maximise permeability by providing multiple route options for both pedestrians ans vehicles. The site has southern and eastern access and is designed to have northern access too.

Picture 3: Integrating into existing urban fabric. (Source: Scottish Government, 2009).

UNOBTRUSIVE DEVELOPMENT: Buildings must be designed in such a way

that they do not impede upon each other. Rookwood development has identified and countered three types of obtrusion:

Direct view distance:There is an acceptable viewing distance between buildings on a straight back/back plain and at an angle. Direct viewing range should be 21m between properties, 15m if properties are at different angles and a minimum of 0m if buildings are side by side.

Garage location & overshadowing: Location of a garage may cause overshadowing onto the neighbours property. To counter, Rookwood has all garages next to and in line with the main property.

Picture 5: Corner radius. (Source: Scottish Government 2010).

CASE STUDIES: The initial scheme for Rockwood is largely

influenced by two new housing developments: Upton in Northampton and Chelmsford. The urban periphery block from Upton is mimicked in the Rockwood design while the open shared space and large open building frontage is taken from Chelmsford. Another major aspect taken from Upton is the Sustainable Urban Drainage system (SUD).

SUD:Picture 6, shows Upton’s sustainable urban

drainage system. it allows for more natural collection of rainwater in such a way that slows lag time of water infiltration into the urban drain network. Systems like this can help against flooding. At the same time they are aesthetically pleasing, verdant green and they improve the neighbourhoods biodiversity.

References:

Biddulph, M. 2007. Introduction to Residential Layout.

Energy Saving Trust. 2006.Creating a Sustainable Urban Extension: a case study of Upton, Northampton

Amsterdam : Butterworth-Heinemann.

[Online]. Available at: http://www.northamptonshireobservatory.org.uk/docs/doc_Uptoncasestudy.pdf_113342150306.pdf[Accessed 20 November 2013].

BEERAM. 2006. EcoHomes 2006: The environmental rating for homes [Online]. Available at: http://www.breeam.org/filelibrary/Technical%20Manuals/EcoHomes_2006_Guidance_v1.2_-_April_2006.pdf[Accessed: 20 November 2013].

Picture 6: Sustainable Urban Drainage in Upton, Northampton. (Source: Harlow Council, 2013).

OPEN SPACE:One of several critical environmental

aspects to positive planning; open space allows greater ease of movement and viewing of the local area. Well designed open space can be used for different roles, making an area more diverse.

TREE PROTECTION:Trees have a root radius that must not be

disrupted for the tree’s growth to be unhindered. Rookwood development addresses the protection of asthetically pleasing aspects by integrating all trees under the Preservation Order into the design.

BIODIVERSITY:The protection of trees encourages greater

biodiversity. Moreover, the protection of the on-site north-west wood enhances wildlife corridors.

Integrated transport: Linking to public transport and major access routes allows for more efficient travel in terms of non-polluting private commuting (walking and cycling) and using public transport. This decreases reliance on the car which in turn reduces harmful emissions.

ROAD HIERARCHY:On a residential development scale roads

tend to be minor access roads that link to major access roads - in Rookwood’s case, Fairwater Road. - These roads are not particularly pedestrian friendly without traffic easing so Rookwood development implements home-zone into its design. Home-zone roads are very narrow and usually make little distinction between road or pavement, encouraging drivers to be more alert, thereby driving slower and making those roads more pedestrian friendly. Picture 4 illustrates and example of a home zoned road.

Picture 4: A home zone in the Dings, Bristol. (Source: Future Communities, 2009).

DEAD SPACE:Is the phenomenon where a lack of frontage

or amenities results in creating an area that has no function and has little surveillance. In this respect dead space is considered poor design that may encourage crime. The Rookwood development has aimed to have building frontage observing the environment, increasing safety and public perception of the area.

DIFFERENT LAYOUTS:Difference of layout increases the

individualistic character of a development by integrating different road forms. Rookwood makes use of a square, a block and streets to create a sense of individualism over the scheme.

EXCLUSIVITY: Finally, the feeling of exclusivity may add

value to the land an example used on the project includes adding a gate - a status statement.

Picture 1: Eco-home. (Source BBC, 2007).

ECOHOMES:Defined by BEERAM as homes that attempt

to limit use of resources. Ecohomes come in a measure of categories depending on performance of resource use and waste reduction. They are to be implemented into the housing scheme. Technologies such as greywater recycling and thick insulation should reduce resource consumption. See picture 1 for an example.

PRINCIPLES OF DESIGN (Biddulph, 2007):Character: As mentioned in the opportunities

and constraints poster there is great variation in design character of the local area. This diversity, reflected by periodic construction of new buildings shall be bolstered by the construction of modern new eco-housing. Character also refers to a places ability not to seem repetitive and make every design uniquely recognisable.

Continuity & Enclosure: separating public and private space in such a way that road facing building frontage is attractive and pleasant while privacy is kept secluded. Rookwood development has aimed to give ample space for privacy while providing accessible frontage.

Quality of public realm: is the level of success which a public space attracts use from the population. Amenities, open space and art tend to increase the quality of the realm. This is demonstrated by picture 2: Cardiff city centre.

Picture 2: Cardiff city centre. (Source: WalesOnline, 2013).