Appendix 3 Urban design case studies and typical design solutions

REG

ENT

CO

UR

T

CAV

ERSH

AM R

OAD

STANSHAWE ROAD

ABATTOIRS ROAD

GREAT KNOLLYS STREET

14 to 15

1 to 12

Belmont Court

Stanshawe Court

1 to 10

C5

Pre

mie

r Hou

se

1

6

Bellman Court

40

HouseMontrose

1 to 18

29 23

18

24

1 to 17

Club

119

86

5

1

24

59

20

13

28

18

21

3

59a

59

18

31

21 to 29

45

33 to

41

31

Hotel

Cattle Market

PH

Depot

1

Bellm

an Court

A3

A1

PH

63

24

1a

StationAmbulance

El Sub Sta

Estate

Trading

BM 38.91m

Builder's Yard

39.4m

WB

TCB

38.1m

BM 39.33m

El Sub Sta

Post

Cattle Market

TCB

BM 38.69m

38.0m

El Sub Sta

View east along Great Knollys Street of cattle marketbuildings at the back of the pavement

View along Abbatoir Road looking east showing the largescale of new development nearby and the raised railwayline

View across the site from the northwest corner

View of Abbatoir Road from Caversham Road showingthe nightclub under the railway arches on the right

Isolated dwelling on Great Knollys Street. New buildings could takearchitectural cues from such historic buildings in the vicinity

Regent Court could provide the focus for an attractivenew square

A

B

buffer zone

residential area

mixed use

focal spaces

main vehicle access

key frontages

access roads

footpath/cycle routes

STANSHAWE ROAD

House

Montrose

1 to 18

13

18

21

El Sub Sta

REG

ENT

CO

UR

T

CAV

ERSH

AM R

OAD

ABATTOIRS ROAD

GREAT KNOLLYS STREET

14 to 15

1 to 12

Belmont Court

Stanshawe Court

1 to 10

C5

Pre

mie

r Hou

se

1

6

Bellman Court

40

29 23

18

24

1 to 17

Club

119

86

5

1

24

59

20

28

3

59a

59

18

31

21 to 29

45

33 to

41

31

Cattle Market

PH

Depot

1

Bellm

an Court

A3

A1

PH

63

24

1a

StationAmbulance

Estate

Trading

BM 38.91m

Builder's Yard

39.4m

WB

TCB

38.1m

BM 39.33m

El Sub Sta

Post

Cattle Market

TCB

BM 38.69m

38.0m

El Sub Sta

DensitiesA: 0.24ha; 29 Flats; 121d/haB: 0.05ha; 4 dwellings; 75d/ha

Figure 1: The Cattle Market (R58)Reading Urban Potential Study

concept plan

key

REG

ENT

CO

UR

T

CAV

ERSH

AM R

OAD

STANSHAWE ROAD

ABATTOIRS ROAD

GREAT KNOLLYS STREET

14 to 15

1 to 12

Belmont Court

Stanshawe Court

1 to 10

C5

Pre

mie

r Hou

se

1

6

Bellman Court

40

House

Montrose

1 to 18

29 23

18

24

1 to 17

Club

119

86

51

24

20

13

28

18

21

59a

31

21 to 29

45

33 to

41

31

PH

Depot

1

Bellm

an Court

A3

A1

PH

63

24

1a

StationAmbulance

El Sub Sta

Estate

Trading

Builder's Yard

39.4m

BM 39.33m

El Sub Sta

Post

BM 38.69m

38.0m

El Sub Sta

0m 50m 100m

Scale

Vacant hotel sitepossible mixed use block frontingCaversham Road and Regents Crtshould the nightclub be demolished.

futur

e ped

estria

n

acce

ss

total site area: 2.48hasite area excluding office & light industrial units: 1.89ha306 apartments (average unit size 70sqm)density: 162d/haParking spaces per dwelling: approx 0.8

Other uses:office: gross floor area 1950sqmretail unit (general store) 175sqmrestaurant/cafe: 115sqm

office and light industrial units: 0.59hagross floor space 6458sqm

Figure 2: The Cattle Market (R58)Reading Urban Potential Study

Site Characteristics - site is characterised by low rise brick shedunits of the former cattle market and abattoir.Site now comprises of open storage, parkinga few small office units and a cafe.- site is located within 0.5km of the railwaystation and town centre.- surrounding uses are mixed. The bus depotand industrial units are located to the westand south of the site resepectively. Aresidential block, night club and former hotelsite adjoin the eastern boundary. The railwayline is raised about 5-6m above the site forming the northern boundary.

Constraints to development- noise and pollution from the bus depot andrailway line.- Abattoirs Road has limited capacity andshould provide foot and cycle access only.- vehicular access will be via Great Knollys Street only.- Access should be provided to the formerhotel site off Caversham Road.

Response- good access to the town centre and publictransport reduces the parking requirement.- size and scale of surrounding development(up to 6 storey office blocks) can be reflectedin new buildings on the site.- light industry and office units are used as abuffer zone to protect residential development from the rail line and bus depot.- perimeter blocks create continuous frontages, a variety of public, semi-public andprivate spaces and a permeable street network.- a formal square is created in the scheme,and could include public art reminicient of the cattle market.

Ligh

t Ind

ustr

ial &

Offi

ce u

nits

(2s

)

Ligh

t Ind

ustr

ial &

Offi

ce u

nits

(2s

)

Light Industrial & Office units (2s)

Residential (4s)

Residential (4s)

Residential (5s)

Residential (4s)

Residential (4s)

Mixed Use (5s)R

esid

entia

l (4s

)

Res

iden

tial (

5s)

Res

iden

tial (

5s)

Office (3s)

Office (3s)

(5s)

(5s)

(6s)

(6s)

LONDON ROAD

SILV

ER

STR

EE

T

JUBILEE SQUARE

NE

WA

RK

STR

EE

T

CROWN STREET

CROWN STREET

UPPER

CR

OW

N STR

EET

UPPER

Def

1 to18Stirling House

The Faculty

1 to 16

1 to 14

Priors Court

GateRegents

13

3

123

134

132

Club

118

to 1

28

20 to 30

2422

30 145

9

10

17

4

12 to 18

20

FlatsStreetSilver

18

1 10

25

18

28

40

57

45

33

31

23

11

21

20

18

Def

46.6m

47.1m

LONDON ROAD

SILV

ER

STR

EE

T

JUBILEE SQUARE

NE

WA

RK

STR

EE

T

CROWN STREET

CROWN STREET

UPPER

CR

OW

N STR

EET

UPPER

Def

1 to18Stirling House

The Faculty

1 to 16

1 to 14

Priors Court

GateRegents

13

3

123

134

132

Club

118

to 1

28

20 to 30

2422

30 145

9

10

17

2

12

9

13

412 to 18

20

FlatsStreetSilver

18

1 10

25

18

28

40

57

45

33

31

23

11

21

20

18

Def

46.6m

47.1mA

B

C

DensitiesA: 0.07ha; 7 dwellings; 95d/haB: 0.08ha; 14 Flats; 166d/haC: 0.14ha; 20 Flats; 142d/ha

Figure 3: Silver St./Crown St. (R51)Reading Urban Potential Study

Site Characteristics- the existing site is characterised by a terrace of 2storey buildings containing office, retail and vacantdwellings, with cleared and redundant land to the southand west.- to the south of site are terraced streets and low riseflats. A large block of apartments is currently underconstruction opposite the site on the corner of SilverStreet and London Road (up to 5 storeys with under-croft parking).- Crown Street and London Street leading to the towncentre, to the north are characterised by a mix ofretail, office and other commercial uses.- the site is located only 400m from the town centre.

Constraints to development- the site is allocated in the Local Plan for theprovision of a childrens play facility and mixed usescheme (residential and B1 use).- Vehicular access shall only be off Crown Street andSilver Street. Upper Crown Street is only suitablefor foot and cycle access.

Response- a perimeter block is used to continue the buildingline along Silver Street and Newark Street.- the block can rise from 3 to 5 storeys at the cornerof Silver Street and Crown Street to create a landmarkbuilding and reflect the scale of the new developmentbeing constructed opposite.- a element of office and possibly retail is providedon the ground floor on the Silver St/Crown Streetfrontage/corner, replacing that lost by demolition ofthe existing buildings.- the block is made permeable with pedestrian accessfrom all sides helping to enhance casual surveillanceand access to the childrens play facility contained inthe block.- residential parking is provided undercroft, accessedoff Silver Street. Vehicular access at ground level isprovided off Crown Street to serve the business/retailunits.

total site area: 0.37ha79 apartments (average unit size 70sqm)density 219d/haParking spaces per dwelling: approx. 1:1 undercroft

other uses: office and retail units: 456sqmtoddlers play area: 310sqm12 surface parking spaces

Scale

0m 50m

Existing access off Silver St. showing the contrastbetween 2 storey residential properties adjacent the site and 4/5 storey commercial development beyond

View of the narrow access along Upper Crown St.

View of the corner of Crown St. & Silver St. View of the access to Newark St. with thecorner of the site on the left

CLOSE

BR

AC

KS

TON

E C

LOS

E

AR

DLE

R R

OA

D

ST JO

HN

'S R

OA

D

HAR

DY

7365

21

19

15

11

1

3131a

3333a

102

1511

1

RidgeWindy

63

43

31

53

19

29

35

45

46

TCB2s 3bed

2s3bed

2s4bed

2s flats1bed

3s flats3x2bed

2s flats2x2bed

Scale

0 50m

site area: 0.32ha17 dwellingsgross density: 52d/h

View from Ardler Road looking into the site Mature trees on the site boundary at the endof Hardy Close

View from Brackstone Close of the existing lightindustrial shed/warehouse

View along Hardy Close with the site on the right

Figure 4: Hardy Close (R11)Reading Urban Potential Study

Site Characteristics - an existing employment site surrounded byresidential development approximately 1.5kmfrom the town centre- the surrounding residential area is characterisedby modern terraced affordable housing to the north and south of the site and older terracesand semi-detached properties to the east and west.- a hedge runs along the site boundary with HardyClose and there are a number of mature trees, oneon Hardy Close and three and on the northeastboundary of the site.

Constraints to development- the privacy of surrounding properties, particularlyalong St.Johns Road and the 'semi' at the front ofthe site should be respected.- the trees should be respected and maintained.- Parking of 1-1.5 spaces per dwelling is required.

Response- the development continues the building linecreated by Brackstone Close and so respects theprivacy of dwellings along St.Johns Road.- the tree on Hardy Close forms the basis of a smallfocal area of open space within the scheme.- low rise flats with rear parking are positioned tocreate a street frontage, sense of enclosure andrespect the privacy 1 & 3 Brackstone Close.

A

B

DensitiesA: 0.19ha; 7 dwellings; 35d/haB: 0.11ha; 8 dwellings; 74d/haC: 0.26ha; 13 dwellings; 48d/ha

C

CLOSE

BR

AC

KS

TON

E C

LOS

E

AR

DLE

R R

OA

D

ST JO

HN

'S R

OA

D

HAR

DY

7365

79

29

21

19

15

11

1

3131a

3333a

Cantay House

1610

2

57

25

1511

1

64a

Formak House

24

RidgeWindy

4

11

63

34

43

3119

HouseChiltern

12

814

53

19

29

35

45

20

46

5048

3216

8

2a

TCB

Figure 5: Basingstoke Road (R45)Reading Urban Potential Study

Site Characteristics- Vacant commercial site located on the outskirtsof Reading near J11 of the M4 motorway.- the surrounding area is characterised by largecommercial uses to the west and 'suburbia' tothe east.- A petrol station, chip shop and florist outlet abutthe southwest corner of the site. A small church andgardens adjoin the southern boundary and a footpath runs along the northern boundary.- there is a bus stop opposite the site.

Constraints to development- noise and fumes from the petrol station presenta bad neighbour use.- the footpath along the northern boundary potentially presents a security concern.- the large tree overhanging the nortwestern cornerof the site should be respected.

Response- dwellings are set back from the petrol station andplanting is used as a green buffer/POS to softenits impact on local residential amenity.- a row of dwellings are positioned to face onto thefootpath along the northern edge of the site providing casual surveillance.- a mix of dwelling types and flats are provided withsecure off-street parking.- access is via the former entrance to the site.

View of the site and petrol station from Basingstoke Road

The large tree and footpath on the northern boundary

View of the vacant land and church to the rear of579 & 581 Basingstoke Road

GR

EE

NFIE

LDS

RO

AD

WH

ITLEY WO

OD

LANE

13

245

7

68

561

6678

9581

Shelter

25

55

69

St Paul's Church

577bc

579581

13

156

St Paul's Mews

TCB

El Sub Sta

43.3m

LB

44.0m

BM 44.45m

3.5

2

3.5s6

2s 4flats1 bed 3.5s

6flats4x1bed2x2 bed

2s2flats1bed

2s 3beds

2.5s4bed

2x2bed flats over 6garages

2s 3beds

2.5s4bed

2s3bed

2s3bed

2s3bed

2s3bed

2s3bed

2s3bed

2s3bed

3.5s 6flats4x1bed2x2 bed

Scale

0 50m

site area: 0.79ha40 dwellingsgross density: 50d/h

A

DensitiesA: 0.21ha; 8 dwellings; 38d/ha

GR

EE

NFIE

LDS

RO

AD

WH

ITLEY WO

OD

LANE

13

245

7

68

561

6678

563

567 to 575

9581

Shelter

25

55

69

St Paul's Church

577bc

579581

13

156

St Paul's Mews

TCB

El Sub Sta

43.3m

LB

44.0m

BM 44.45m

WOODCOTE ROAD

ST PETER'S HILL

ST PETER'S AVENUE

KELM

SCO

TT C

LOSE

22

30

21

20a

2

21b

228

20

7

1

9

52

50

38

31

29

11

23

27

1

1035a

33

60a

60

15

9 LB

68.6m

68.2m

El Sub Sta

Scale

0m 100m

site area: 0.72ha13 dwellingsgross density: 18d/ph

Figure 6: St.Peters Avenue (BG9)Reading Urban Potential Study

Site Characteristics- the site is characterised by large back gardens witha number of large mature trees, groups of smallertrees and hedges.- the site is in a low density residential areacharacterised by large detached dwellings.- the site is approximately 2km from the town centre.

Constraints to development- the existing trees and hedgerows should bemaintained where-ever possible. - the privacy of the existing properties should berespected.- the building line along St.Peters Avenue should bemaintained.

Response- a variable width shared surface road serves a development of semi and detached properties (2-4bed).- all buildings are sited outside of the tree crowns.- the layout aims to retain as many of the existingtrees and hedges as possible.- additional new planting helps to soften the development edge and maintain privacy.

WOODCOTE ROAD

ST PETER'S HILL

ST PETER'S AVENUE

KELM

SCO

TT C

LOSE

22

30

21

20a

2

21b

2

28

20

7

1

9

52

50

38

31

29

11

23

27

1

10

35a

33

60a

60

15

9 LB

68.6m

68.2m

El Sub Sta

A

B

C

DensitiesA: 0.57ha; 4 dwellings; 7d/haB: 0.38ha; 6 dwellings; 16d/haC: 0,26ha; 4 dwellings; 15d/ha

Urban Design TemplatesReading Urban Potential Study

Scale 1:1250

Description: High density - Georgian Terrace Type. 3 storey town houses and flats. Large individual gardens to houses, a mixture of garage, court and on-street parking. Typical location: Larger site, could be single sided, urban in character, formal street setting / block structure, close to town centre, high value.Template area: 0.6ha (74m x 81m)Dwelling Units: 44Density: 73 d/haParking on plot: 20 garages, 16 courtyard (0.8 per dwelling)Parking on street: 16 (0.36 per dwelling) (overall 1.2 per unit)

Description: High density apartment block, 4-5 storey, 1-3 bed apartments, undercroft parking.Typical location: As part of a large strategic development site and/or large infill site near the town/city centre/public transport nodes.Template area: 0.42ha (65m x 63.75m)Dwelling Units: 73 (4 storey), 92 (5 storey)Density: 176d/ha (4 storey), 222d/ha (5 storey) net density. assumes offsite provision of POS, community facilities, mixed uses etc.Parking on plot: 100%, 75 spaces 1 per unit (4 storey)Parking on street: potential 10-20 spaces.

Description: High density - Town Centre Gap Site. 3-4 storey flats and 3 storey town houses, small and communal gardens, courtyard parking. Typical location: Small site, very urban in character, irregular shaped site, potential privacy issues, close to town centre, good accessibility.Template area: 0.35ha (72.5m x 53.5m)Dwelling Units: 39Density: 94 d/haParking on plot: 100% Courtyard - 1 space/unitParking on street: 0%

Urban Design TemplatesReading Urban Potential Study

Scale 1:1250

Description: Medium - high density, Victorian Terrace Type. Mostly 2 storey terraced houses, small gardens and mostly roadside parking, some courtyard and garage parking. Typical location: Medium size site, could be single sided, compact urban form, very urban character, small-scale established street pattern, close to town centre. Ideal form of development to promote as part of a 'Homezone'.Template area: 0.489ha (55m x 89m)Dwelling Units: 24Density: 49 d/haParking on plot: Courtyard - 11 spaces (inc 4 garages)Parking on street: 24 (overall 1.4 spaces/dwelling)

Description: Medium density, 2-3storey dwellings, small gardens, courtyard & garage parking.Typical location: Medium size site, compact urban form, long frontages, urban/village character, small- scale established street pattern, close to town or village centre.Template area: 0.56ha (79m x 70m)Dwelling Units: 22Density: 39 d/haParking on plot: 100% On plot & courtyard, 1-2 spaces/dwellingParking on street: 0%

Urban Design TemplatesReading Urban Potential Study

Scale 1:1250

Description: Low density detached dwellings, 1-2 storey, large plots, garage parking.Typical location: Small site, backland, suburban location, highly constrained by existing vegetation and overlooking/privacy issues.Template area: 0.27ha (57.5m x 71m)Dwelling Units: 5Density: 18d/haParking on plot: 100%, 2 spaces per dwellingParking on street: 0%

Description: Low density - detached & semi-detached, 2-storey, large gardens, garage parking.Typical location: Medium-large site, loose urban form, suburban character, strong landscape structure, edge of settlement, constrained by existing vegetation or poor public transport links and/or part of a large strategic development site with higher overall density.Template area: 0.84ha (80m x 105m)Dwelling Units: 20Density: 23 d/haParking on plot: 100%, 2 spaces per dwellingParking on street: 0%