Urban Design Guidance - newcastle.gov.uk · Urban Design Guidance. Urban Design Guidance ... Site...

August 2010

Harvey Emms, [BA Hons], MRTPI,Director of Strategic Housing,Planning & Transportation,Civic Centre, Barras Bridge,Newcastle upon Tyne, NE1 8PH

D e v e l o p m e n t M a n a g e m e n t

Urban DesignGuidance

Urban Design Guidance

Contents

1

Introduction 2

4 Step Process 3

Policy Background (Step 1) 4Roles and Responsibilities 5Guidance Document Summary 8Standards to take into account at this stage 9

Prepare Context (Step 2) 10 Vision and Objectives 11Site Analysis 12Initial Concepts 13Standards to take into account at this stage 14

Design Ideas (Step 3) 15Development Options 16Site Planning and Layout 17Scale and Massing 18Details and Materials 19Standards to take into account at this stage 20

Review Testing (Step 4) 24Newcastle City Council Review 25Ignite Regional Design Review 26


Introduction

The purpose of this document is to introduce a good practice pre-application protocol for all major applications to be followed by the planning authority of Newcastle City Council and potential developers. It sets out a ‘4 Step Process’ which deals with pre-application. The document sets out what the applicant can expect from the City Council as well as what the City Council expects from the applicant. In addition, the document will introduce design standards that the developer should aim to achieve. The standards will take in points from 5 key documents including BREEAM/LEED/Passiv Haus, Building for Life, Code for Sustainable Homes, Lifetime Homes and Secured by Design. The applicant and the City Council will agree an expected level of achievement from the outset which will be

development proposed.

The standards are set out at the end of each chapter under the heading ‘Standards to take into account at this stage’. In thinking about the particular standards as they appear at each stage of the design process, the applicant should engage in an integrated design process and therefore achieve a high quality

pre-application, the City Council will assess the proposed development to ensure it meets the set requirements of BREEAM/LEED/Passiv Haus, Building for Life, Code for Sustainable Homes, Lifetime Homes and Secured by Design. If the proposed development does not meet the set requirements, the applicant will be advised to make amendments to the scheme before it is formally submitted as a planning application. In following the steps set out the applicant will be producing the contents of the Design and Access Statement which will be submitted with the formal planning application.

ContextThis guidance has been informed by the outcomes of the ‘Building for Life’ and

and city centre developments. The guidance aims to assist the developer through the pre-planning process.

Local and National PolicyCentral government has highlighted the importance of pre-application discussions, early engagement and a faster formal planning process. Policy suggests collaborative working between all parties to avoid abortive work and prevent delays in the planning process which

developer.

Planning Policy Statement 1 states:‘Pre-application discussions are critically

planning authorities in ensuring a better mutual understanding of objectives and the constraints that exist. In the course of such discussions proposals can be adapted to ensure that they

applications are complete and address all the relevant issues. Local planning authorities andapplicants should take a positive attitude towards early engagement in pre-application discussions so that formal applications can be dealt with in a more certain and speedy manner and the quality of decisions can be better assured’

Urban Design Compendium 2 states:‘Projects delivered collaboratively and based

easier to gain planning permission. Achieving a high-quality outcome will require the support and commitment of many people.Understanding what is required, when and by whom is crucial. Design work must be grounded by sound working practices through a collaborative, well-managed process. It is essential to understand the tools available to protect the design quality of the scheme and to

stakeholders’ aspirations’

“Undertaking pre-application assessment and negotiation will help identify issues early on, preventing delays later in the process which

and costs”

2


Process4 Step

The diagram above illustrates the ‘4 Step Process’ and highlights the key elements of each stage of the pre-application design process. The document will go into the detail of each step in the following chapters.

Roles and Responsibilities

Policy Assessment

Standards to take into account

Vision and Objectives

Working Brief

Draft Design and Access Statement

Site Analysis

Initial Concepts


Development Options

Site Planning and Layout

Scale and Massing

Details and Materials


Newcastle City Council Review

External Design Review

PolicyBackground - Step 1(click here)

PrepareContext - Step 2(click here)

DesignIdeas - Step 3(click here)

ReviewTesting - Step 4(click here)

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Background01Policy

1.01 Roles and Responsibilities1.02 Policy Assessment1.03 Statutory Policy1.04 Other Policy Guidance1.05 Material Considerations1.06 Masterplanning1.07 Design Codes1.08 Development Briefs1.09 Informal Guidance1.10 Guidance Document Summary1.11 Standards to take into account at this

stage

This stage in the process should be treated as the intial contact stage between the applicant and the City Council. All pre-application enquiries should be submitted on the pre-application advice service form together with the necessary supporting documents as described in the checklist on the form. Within 5 working days of receipt of the pre-application enquiry form and supporting information the applicant will receive an acknowledgement

It is important to establish the principle of development before carrying out detailed design work. Once the principle of development has been established the applicant will be informed of the relevant policies for the site which will guide the overall detailed design of the development. This section details statutory policy and other guidance which may be used to guide the type and form of development suitable for the proposed site. The relevant policy documents may have been produced by the City Council or the developer may be asked to produce the document depending on the nature or location of the proposed development site.

PolicyBackground(click here)

PrepareContext

DesignIdeas

ReviewTesting

4


1.01 Roles and Responsibilities

Responsibilities of the City Council

Newcastle City Council is committed to

focused planning service, which helps guide developers through the planning process to ensure that high quality developments can be delivered.

We seek to provide a positive climate for pre-application discussions, offering a development team approach with impartial and professional advice with an agreed timeframe.We will provide you with ‘in principle’ feed back on your proposals before you submit a formal planning application. This will be based on the existing policy position and the potential site constraints that we are aware of.

The City Council will offer a Development Team approach for major proposals to ensure that the applicant has all the information needed to progress their scheme. This will include the

including, for example, urban design, historic environment, transportation, planning policy, landscape and ecology and environmental health. The Development Team approach will ensure a consistent and integrated response to developmentproposals.

Responsibilies of the Developer

The level of information that should be submitted should be commensurate with the scale of the development that is proposed.Plans and information about the existing site

proposal are encouraged so as to enable a

The more comprehensive the information supplied, the more detailed the response will be.

The Council will encourage certain information to be submitted with the pre-application enquiry to ensure that proper evaluation and robust feedback can be given. The pre-application advice service form provides a checklist of the information that should be submitted.

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1.03 Statutory Policy

1.02 Policy Assessment

Policy

All development is required to consider National, Regional and City Council policy in order to ensure that the principle of development is considered acceptable. At a National level, the development brief will take note of the relevant Planning Policy Statements. At City Council level, the development brief should adhere to the saved UDP policies and the Local Development Framework.

As a starting point there needs to be an assessment and analysis of the existing policy. This should cover national, regional and local policy. The analysis of the relevant policies, policy documents and policy guidance will highlight any gaps. The following paragraphs give further information on the details of particular policy documents and guidance.

Town and Country Planning Act

1990

Planning and Compulsary

Purchase Act 2004

P P G / P P S

UDP/LDF/

Core Strategy

DPDeg Area Action Plan

Policy Hierarchy

6

An Area Action Plan is a type of Development

area which may be subject to conservation or

area. An Area Action Plan would be produced by the City Council. Existing AAP’s produced by the City Council include the Benwell Scotswood Area Action Plan and the Walker Riverside Area Action Plan.

1.04 Other Policy GuidanceGuidance in the form of Development Frameworks and Supplementary Planning Documents can also be produced to guide the

A framework will provide ideas and concepts

Supplementary Planning Documents provide the detail to support the higher level policy. Policy guidance can also be found in Interim Planning Guidance and Developer Guides.


1.06 Masterplanning

A masterplan is a detailed plan of proposals for buildings, spaces, public realm and three dimensional land use. A masterplan will illustrate the general scale and massing of the proposed development. The City Council will produce masterplans for the redevelopment of large areas of Council owned land. Applicants will be expected to produce masterplans for large sites in their ownership.

A material consideration is a factor which will be taken into account when reaching a decision on a planning application. This may include guidance which has been produced by the Commission for Architecture and the Built Environment (CABE) and English Heritage.Cabe and English Heritage may also comment on formal planning applications and the advice given will be taken into consideration by the

provided in masterplans, design codes, development briefs and informal guidance.

1.07 Design Codes

A design code is a set of illustrated design rules and requirements which instruct and may advise on the physical development of a site or area. The graphic and written components of the code are detailed and precise, and build upon a design vision such as a masterplan or other design and development framework for a site or area. (PPS 3 Housing)

1.08 Development Briefs

Development Briefs will be produced in circumstances where the Local Development Framework and existing Supplementary Planning Guidance do not adequately cover

should be introduced prior to the submission of a planning application. The exact requirements for the granting of planning permission will be set out in the development brief. Development briefs are not statutory policy but will be used as material consideration to advise pre-application discussion.

1.09 Informal Guidance

1.05 Material Considerations

Other Guidance

Informal guidance notes will be produced by the City Council in response to initial requests for pre-application advice and will be reactive rather than proactive. This type of document will co-ordinate the internal position between professional teams and will contain visuals in the form of annotated photographs and ‘blobs and arrows’ diagrams. The City Council will commit to producing informal guidance as a basic minimum for pre-application requests

regard to status, the document will be produced as ‘for discussion purposes only’ but will give

approach to take.

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In the case of guidance which is produced by the City Council, documents may be adopted as formal planning guidance. Alternatively, informal guidance may be produced to help point the applicant in the right direction.


1.10 Guidance Document Summary

8

The above map shows examples of which documents may be produced in relation to site

have been produced by the City Council for the area of Walker.

Area Action Plan

Development Framework

Design Code

Masterplan

Development Brief


1.11 Standards to take into account at this stage

Mix of Accommodation and Tenure/Community FacilitiesMix of accommodation and tenure which

community. Development should provide minimum level of community facilities such as a school, parks, play areas, shops, pubs or cafes and should have easy access (within 400m) to public transport.

10% Renewable EnergyMinimum of 10% of total energy demand is supplied from local (potentially on-site) renewable or low carbon energy sources.

TransportDevelopment should aim to minimise CO2 emmisions from transport to and from a building thinking about the location of the development and access to public transport and local amenities.

Materials and WasteConsider raw materials and embodied energy used to create each element in a building where all or part of an existing building is being re-used (ie refurbishment projects).

Integrated Design ApproachInvestment in a well integrated and co-ordinated approach to design and project planning will pay dividends through resolution of potentially

Land Use and EcologyTo avoid unnecessary loss of undeveloped land think carefully about the location you are building on.

contaminated site?

Building for Life

Code for Sustainable Homes

BREEAM/LEED/Passiv Haus



Secured by Design

The applicant should consider the standards set out below at this stage of the design process. Gaining planning approval will not necessarily be dependent on meeting the below standards.However Newcastle City Council believe that a high quality development can be achieved through incorporating the standards.

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PrepareContext

02

2.01 Vision and Objectives2.02 Shared Working Brief2.03 Draft Design and Access Statement2.04 Site Analysis2.05 Initial Concepts2.06 Standards to take into account at this

stage

This section sets out the intial stages of engagement and pre-application protocol between the City Council and potential developers. In addition to explanatory notes, there are good practice examples of images the City Council would expect to see during the initial stages of engagement.

At this stage the applicant should focus on the vision for the development of the site and the analysis of the existing site and its surroundings. This may be in the form of an intial pre-application design and access statement.

POLICYBackground

PREPAREContext(click here)

DESIGNIdeas

REVIEWTesting

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2.01 Vision and Objectives

Applicants will be encouraged to produce a clear vision and set of objectives for the development of their particular site.Development has the potential to fail if the vision is not clear from the outset.

The level of detail expected within a vision and objectives statement will differ according to the

objectives statement will take into account both the client requirements and the City Council’s aspirations for the site. The developer should consider the Sustainable Communities Strategy and the Development Plan. The vision and objectives should be followed throughout the process to ensure design quality is not lost at a later stage. The vision and objectives for the development site can be a stand alone statement or can form part of the working Design and Access Statement.

2.02 Shared Working Brief

Setting the objectives for a development should take on a joint approach and involve individuals from both the City Council and the applicants including the developer and the architect.Where appropriate, workshop sessions at the beginning of a project can help to identify important issues and decide priorities. The brief will be informed by the policy assessment and the vision and objectives set out. The objectives should be clear in order for site proposals to be tested against the brief. Time should be spent ensuring the brief is clear and indicates how the project will develop over time. The production of a clear brief will aim to avoid future delay and unnecessary changes to a design. A clear brief and set of requirements will allow the City Council to be more helpful during the pre-application process.

2.03 Working Design and Access Statement

At the early stages of any project, the design and access statement provides evidence on the level of understanding and analysis relating to the site and its wider context. The pre-application Design and Access Statement will develop over time and include information such as the site analysis, initial concepts and development options. Statements must be proportionate to the application but need not be long. At the end of the pre-application process the applicant should have produced the contents of the Design and Access Statement to be submitted with the formal planning application. This avoids abortive work and allows all design work carried out during pre-application to be used as part of the planning application.

The design and access statement should provide the information required for the case

the application. The design and access statement will be informed by current guidance on the structure and content provided by Communities and Local Government, CABE and the Planning Advisory Service. The statement should include information on amount, layout, scale, landscaping, appearance, appraising the context, use and access. Design and Access Statements for outline and detailed planning applications should demonstrate how climate change mitigation and adaptation measures have been considered in the design of the proposal.

existence, the content of the Design and

and structure of the most recent design guidance or design code.

The City Council would expect to use an initial draft at a pre-application stage and later drafts throughout the development management process. For further information on Design and Access Statements applicants should consult the March 2010 Guidance on information requirements and validation atwww.communities.gov.uk.

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2.04 Site Analysis

A key element in understanding site context is the carrying out of a site analysis. The applicant will be expected to produce a site analysis in order to show that they have a clear understanding of their site and the elements that will inform their overall design and development of the site.It is important that this analysis goes beyond the red line boundary of the site. A thorough site analysis will include inactive elements such as urban structure; urban grain; landscape; density and mix; scale; and appearance; and active elements such as pedestrian and vehicular movement and routes and linkages.

Site analysis should aim to gather as much information as possible to inform the development/redevelopment of a site. Transportation information can assist in locating uses to maximise

and layout of the scheme Existing vegetation, especially mature trees,

need to be fully understood from the outset. Where appropriate a pre-design arboricultural survey will be essential to this process. It is also important to examine historic maps as part of the site analysis. This may

patterns, historic development layout and historic use themes within an area. As part of the site analysis the developer may need to commission an archaeological desktop study which will identify any potential archaeological remains which may survive in-situ. It will also be important to highlight other issues such as possible ground contamination and neighbouring land

impact on the development of the site.

Newcastle City Council: Site AnalysisSite analysis should assess the features within and adjacent to the red line boundary.

Newcastle City Council: Strategic AnalysisAnalysis of existing facilities in the locality including shops, public transport, schools and statutory designations such as conservation areas and listed buildings.

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The preparatory stages of a development project provide the best opportunity for setting out some of the initial design concepts for the development site, blocks, streets and buildings as appropriate. It is an opportunity to illustrate how the development can meet the vision and aspirations for the site.

These concepts should be kept as visual as possible to explain the three dimensional approach being followed by the design team. They should make clear the thinking behind the urban design and architectural approach.

The design concepts should be treated as an essential aspect of the initial design brief for the development. It is important to understand this thinking early within the design process and avoid retrospective concepts being applied to the proposed development to attempt to justify the approach taken.

2.05 Initial Concepts

Gillespies and One North East, Newburn Riverside: Concept PlanBubble diagram showing potential developable areas for different uses and arrows to show the potential movement through the site.

FaulknerBrowns Architects, Portland Road Masterplan: Concept PlanPlan to show potential layout, sub-division and scale/massing of blocks.

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Integration with Existing Infrastructure and Built EnvironmentThe scheme should utilise existing buildings, landscape and/or topography and integrate with existing streets, paths and surrounding development.

Sense of OwnershipEnvironmental quality and sense of ownership

use of external space.

Avoidance of Unnecessary Escape Routes

and uncontrolled rear access routes.

Management and MaintenanceLong term management responsibilities and

planning stage to our satisfaction.

Pollution

attenuation of surface water run-off.

Land Use and EcologyIs development protecting or endangering existing ecological features?

Building for Life

Secured by Design

Secured by Design

Secured by Design




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The applicant should consider the standards set out below at this stage of the design process. Gaining planning approval will not necessarily be dependent on meeting the below standards.However Newcastle City Council believe that a high quality development can be achieved through incorporating the standards.


Design 03Ideas

3.01 Development Options3.02 Site Planning and Layout3.03 Scale and Massing3.04 Detail and Materials3.05 Standards to take into account at this

stage

This section will set out the typical tasks undertaken in the development of design proposals from the initial strategic conceptsthrough to detail. There is a tension between work at different scales when a good design will require issues of scale and massing to be supported by the right details and materials. Yet

making the right decisions regarding the strategic urban design in advance of much of this detail. The City Council response is to encourage a way of design that thinks at different scales of intervention.

This section provides visual examples of good practice when developing the design ideas for the proposed site.

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POLICYBackground

PREPAREContext

DESIGNIdeas(click here)

REVIEWTesting


3.01 Development Options

Jesmond Group, Newcastle Boys School: Elevation OptionsPotential elevation forms showing different approaches to form, detailing and materials

SLR Consulting, Ellison Quad: Landscape OptionsVariations of landscaping around the same central route

Newcastle City Council will encourage the developer to produce options which respond to the evidence and analysis which has been assembled. This will bring together all of the information and form workable planning and design options. Layout options should be explored taking into account strategic elements such as existing movement frameworks and utilities as well as detailed design options looking at elements such as plot subdivision, elevation treatment and materials.

This exercise is vital to understanding the possibilities for the development of the site and how development can best sit within the existing built environment.

Bill Hopper, Ouseburn: Mixed Use Development Sub-Division Options

sub-division and elevation treatment16


3.02 Site Planning and LayoutThe overall layout of the site should respond to the issues highlighted in the site analysis, the requirements of the site brief and the strategic elements of the locality. It is good practice to explore various site layouts.This will show the strengths and weaknesses of different layouts and potentially highlight the most suitable option. Thedevelopment of a site should consider both the building and the highway layout. When a site is located in a conservation area or adjacent to a listed building, layouts should protect and enhance the historic environment.

Planning the layout of a site will present obstacles such as privacy distances and the need

private external space. Site layout options will help in shaping clusters of buildings or

Layouts should enhance existing desire lines and pedestrian routes as well as provide a built frontage and therefore overlooking of existing routes. Building layout may be

sustainability potential of south facing sites. External layouts should be fully considered incorporating circulation, servicing, public space and recreation into a coherent whole utilising existing and proposed trees and shrubs.

Red Box Architects, Newcastle College Masterplan: Campus LayoutCampus layout, including connections to existing highways, detailing

Parsons Brinckerhoff, Walker Tech College and Sir Charles Parsons: Layout OptionDetailed site layout (in context) of a large site including buildings, highways, hard and soft landscaping, and associated play space

IDP Blakelaw: Routes and Sequences PlanLayout plan showing movement and spaces within a residential development

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3.03 Scale and MassingThe production of scale and massing images will allow the applicant to establish the block parameters of the site. Scale and massing exercises will also demonstrate how the development will affect issues such as daylight/sunlight, privacy and microclimate. It is vital that applicants carry out scale and massing exercises to avoid developments which are out of character with the locality and ultimately unsuccessful.

It is vital that scale and massing is carefully considered in sensitive areas where key views need to be protected and enhanced. This is particularly important in areas of the city which are covered by the Tyne Gorge Study.

Useful images to show the scale and massing of a proposed development in context include 3D modelling, cross sections and photomontages.

RMJM Architects,Newcastle College Sixth Form Centre: Development in ContextDetailed scale and massing model showing the development in context on a sloping site

Hopper Howe Saddler, Maling Street: Development in ContextDetailed scale and massing computer generated model showing the development in context

Ryder Architecture: Scale and Massing SectionsSketch sections to show scale and massing on a site with varying levels on the Tyne Gorge

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3.04 Details and Materials

development and the impact on

details should be informed by the positive characteristics of the surroundings. New developments should consider the detailing of the building as well as the space around it in a holistic manner. Good building design can help support positive relationships with the environment and neighbouring buildings.

In detailing the place, the Urban Design Compendium 1 discusses positive outdoor space, animating the edge and a thriving public realm.Applicants should ensure these key elements are considered in

and location. Elements such as public art, play facilities and lighting can also be important details which can give playful aspects or focal points to a scheme.

Photomontage images, street view sketches and detailed cross

details of the development and give a realism that is often

at elevation plans.

IDP, Former Sanderson Hospital Site: DetailingSketches and accompanying information to explain fenestration detailing

IDP, Blakelaw: Artist Impression of Development

building features and the public realm

Photomontage demonstrating how the relationship between the buildings, landscaping and car parking will work

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Scheme Design

and the scheme should feel like a place with distinct character. The buildings should exhibit architectural quality.

building layout which overlooks public spaces and pedestrian routes allowing them to feel safe.

Developments should use changes in surface colours/materials as well as the use of physical and psychological barriers to create a sense of community and ownership.

Highway Design and Car ParkingThe building layout should take priority over the streets and car parking so the highways do not dominate. Car parking should be well integrated so it supports the street scene and should be close to and visible from the buildings where the owners live.

The streets should be pedestrian, cycle and vehicle friendly. Roads to groups of buildings should be designed to create a sense of identity, privacy and shared ownership.

Defensible SpaceThere should be a provision of private/semi-private and access toexternal space. Property boundaries, particularly those to the side and rear, which adjoin public land, need to be secure and windows should not provide easy access from public land.

Building for Life

Building for Life

Building for Life

Secured by Design

Secured by Design

Secured by Design

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The applicant should consider the below standards at this stage of the design process. Gaining planning approval will not necessarily be dependent on meeting the below standards. However Newcastle City Council believe that a high quality development can be achieved through incorporating the standards.


Dwelling design should maximise the use of natural daylight.

Where possible development should minimise

of development) on site.

Internal spaces and layout should allow for adaptation, conversion and extension.

A drying space should be provided for each unit on the site. Provision of home composting (individual and/or communal) facilities.

Proposals should make use of advances in construction or technology that enhance its performance, quality and attractiveness.Buildings and spaces should outperform statutory minima for environmental performance. Proposals should use sustainable building materials (reference to the

EMS). Insulation levels should be contained within the building fabric to achieve a Heat Loss Parameter <1.3.

There should be provision of household recycling facilities (minimum of three separate internal/external bins for waste separation and box system collection) and safe weather-proof and secure storage for cycles (for 95% of all dwellings at up to one space per bedroom).

Rainwater holding facilities/surface water sustainable drainage (SUD for external hard surface and/or roof area) should be used to provide attenuation of water run-off to either natural water courses or municipal systems.

Use of internal potable water (predicted use in range minimum <120 l/p/d <80 l/p/d and provision of water butt for the collection of rain water for use in external consumption irrigation/watering.








Building for Life

21










TransportDevelopment should minimise CO2 emissions from transport to and from a building, considering parking and cyclist facilities and the implementation of travel plans.

Land Use and EcologyAre you making best use of your development footprint?

Can you make any ecological enhancements?

Materials and WasteDevelopment should consider raw materials and embodied energy through using materials with a low embodied energy i.e. ‘A’

responsibly sourced materials and the use of recycled materials.

Health and Well BeingThe environment should be designed to maximise occupant control of heating, lighting, air quality and noise.

EnergyDevelopment should reduce CO2 emissions from building operation considering low energy lights, metering, ‘A’ rated white goods and energy management.

WaterDevelopment should aim to include water

detection systems and water butts.

PollutionDevelopment should consider refrigerants and insulation with a low global warming potential, space heating with minimum NOX emissions and good practice in terms of oil interceptors/

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ManagementBuilding operation requirements include best practice commissioning (i.e. seasonal commissioning), policies implemented at top level management, effective, used and maintained operating manuals and Operational Environmental Management system.

Lifetime Homes criteria which directly relates to planning will be considered. This will include the following:

There should be a level or gently sloping approach to each property and level access should be covered and illuminated. Communal stairs should provide easy access and where homes are reached by a lift it should be fully accessible.

windows should be easy to open and operate.

A living room and space for a bed space should be provided at entrance level. There should also be a wheelchair accessible WC (and drainage for shower) at entrance level.

Minimum internal doorway (750-900mm) and hallways (900-1250mm) width and adequate space for turning a wheelchair in dining/living areas.

Development should allow provision of a

well as a hoist from the bedroom to the WC.


Lifetime Homes

Lifetime Homes

Lifetime Homes

Lifetime Homes

Lifetime Homes

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ReviewTesting

04

4.01 Newcastle City Council Design Review4.02 External Design Review

This section will set out the review processes

of design. Newcastle City Council requires a mix of qualitative and technical review processes to inform pre-planning discussions and explain the design development. These review processes are important elements within the draft Design and Access Statement and to justify some of the changes and decisions made within the design development. Newcastle City Council will supplement some of these applicant review processes with complementary design review exercises.

This stage of the process will mainly involve the City Council and IGNITE.

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POLICYBackground

PREPAREContext

DESIGNIdeas

REVIEWTesting(click here)


4.01 Newcastle City Council Review

There are a variety of useful toolkits for the assessment of the design and sustainability of individual schemes already in common operation. Some of these, such as the Code for Sustainable Homes, have become mandatory as an assessment for all new homes. While it is important not to duplicate statutory requirements under existing building regulations, Newcastle City Council can

through the incorporation of many of these evaluation tools at an earlier stage in the planning and design process. At the beginning of the design process, the City Council will provide the applicant with the expected level the development should achieve. The City Council has the expertise to carry out the assessments.

BREEAM/LEED/Passiv Haus:Newcastle City Council will encourage the use of the BREEAM/LEED/PASSIV HAUS assessment method to create a predictive score for non-residential development at the pre-planning stage. The responsibility for preparing this predictive score will rest with the potential developer / applicant. Where necessary, the City Council will help to undertake this predictive assessment using internal resources to assist in the design review and evaluation at pre-planning stage. Further information can be found at www.breeam.org.

Code for Sustainable Homes: Newcastle City Council will encourage the use of the Code for Sustainable Homes assessment method to create a predictive score for a development at the pre-planning stage. The responsibility for preparing this predictive score will rest with the potential developer / applicant. Where necessary, the City Council will help to undertake this predictive assessment using internal resources to assist in the design review and evaluation at pre-planning stage. Further information can be found at www.communities.gov.uk.

Building for Life: Newcastle City Council will encourage the use of the Building for Life method to create a predictive score for a development at pre-planning stage. The applicant will be expected to provide a predictive score which the City Council will then test. Should it be felt that the development will not meet the stated score, the applicant will be expected to amend their scheme to meet the requirements. Further information can be found at www.buildingforlife.org.

Secured by Design: Newcastle City Council are active in ‘promoting design and layouts which are safe and take account of public health, crime prevention and community safety considerations’ (PPG 3). Developers should aim to ensure proposals achieve the Core Principles of Secured by Design. Further information can be found at www.securedbydesign.com.

Lifetime Homes: Newcastle City Council will encourage applicants to achieve as many of the 16 principles as possible. The City Council feel it is important to incorporate all elements of Lifetime Homes. This will ensure that all new homes built in the city will serve a family over a longer period of time because of their ability to be accessible and adaptable. Further information can be found at www.lifetimehomes.org.uk.

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4.02 External Review

Regional Review

IGNITE was launched in 2006 as a collaboration between English Partnerships, Government

The aim is to raise standards of practice in sustainable regeneration by developing the skills and capacity of professionals and practitioners to work in partnership with communities to create, deliver and maintain great places.

IGNITE is comprised of a panel of core members

can be drawn upon depending on the nature of

with them public and private sector experience from a range of professional backgrounds including architecture, urban design, academia, landscape architecture, regeneration, planning, master planning and housing.

IGNITE offers the opportunity to be guided by a design review team who are likely to have developed a close working relationship with local authorities and thereby offer an insight into what is likely to prove acceptable. IGNITE reviews are summarised into a useful written response which can be used as a basis for redesign or further negotiation.

It is anticipated that eligible schemes will be reviewed by IGNITE at a pre-application stage, ideally with some months before the likely submission date. In this way any comments made by the panel can be meaningfully taken on board and amendments made to the scheme if necessary.

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Local Review

In circumstances where a pre-application involves work to a listed building, an existing or new building within a conservation area or a new building affecting the setting of a listed building or conservation area, it may be considered by the Newcastle Conservation Advisory Panel for comment. The panel is comprised of a range of local, independant historic environment professionals. The view of the panel will be taken into account when making a decision on the proposal.

National Review

referred to the Commission for Architecture and the Built Environment for design review. CABE are a national body advising on well-designed buildings, places and spaces and their views are taken into account when determining a planning application.

on listed building and planning consents however English Heritage are a statutory consultee for advice if a building is listed at Grade I or II*, or if substantial demolition is planned.

Statement of Community Involvement (SCI)

The applicant will be encouraged to carry out community consultation at the pre-application stage. A statement of community involvement should explain how the applicant has complied with the requirements for pre-application consultation. The applicant should demonstrate that the views of the local community have been sought and taken into account in the formulation of development proposals.

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