Design Code - Microsoft...5.1 Design Codes Introduction 5.1.1 This part of the document focuses on the delivery of the various sections outlined in the placemaking section of the design

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Contents Page5. Village One Design Code 64 – 101 Design Codes 65 Building Typology, Details And Materials 67 Public Realm 78 Key Groupings 94

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Stage Two 5.1.8 Once a designer has clarified the streets, the building typology

matrix introduces the correct levels of enclosure, set back and boundary treatments for a block.

Stage Three5.1.9 The designer should be able to identify the appropriate type of

parking for a block from the typology matrix. Further guidance on parking is outlined within the design brief section of this document.

Stage Four5.1.10 The penultimate step, once the basic massing and access

arrangements for a block have been designed is to consider the detailing and materials used within the buildings. This should have regard to the building typologies, which outlines the appropriate types of details and materials.

Stage Five5.1.11 Finally the designer should have regard to the public realm

elements within or surrounding the block, this includes details of surface finishes and planting.

Block Axonometric

5.1 Design Codes Introduction

5.1.1 This part of the document focuses on the delivery of the various sections outlined in the placemaking section of the design brief. By the use of the design codes given in this section, the delivery of a high quality, distinctive village with its own unique identity is expected to be achieved.

5.1.2 The design code is divided into three main sections:

- building typology, details and materials- public realm; and- key groupings

5.1.3 The use of each section is explained in the introduction.

5.1.4 The design codes begin by giving the users of the document a simple guide as to how a scheme may be constructed with reference to the appropriate sections of the design code and the design brief.

Using The Design Codes

5.1.5 The axonometrics below represent how a part of the masterplan may be developed by using the design codes and certain elements within the design brief. The drawings show the stages that a developing scheme may go through to achieve the final scheme. As a base the designer needs to ascertain key information on the context with matters such as areas of play and open space and matters that may impact on the formation of the block such as density, land use and affordable housing. It is expected that the designer has made himself aware of these strategic matters from the preceding sections on the masterplan and design brief.

5.1.6 The process of assessing the block is staged, and it is suggested that designers follow the following steps to achieve a compliant solution to the code. The following outlines the basic process as a five stage process. Whilst the process is outlined in five stages, the design process should be iterative, and the impact of latter stages should be examined against earlier stages.

Stage One5.1.7 Initially designers should identify whether a block is affected

by any key groupings and key buildings. These groupings have specific guidance which is detailed later within the code. In addition designers should clarify the street types which are used within a block, to create the basic palette of typologies for the design.

1. Key Groupings

5. Parking

Garage/Carports

parking courts

parking court

on street parking

key grouping - square

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666. Building Typology 7. Details And Materials

2. Streets 3. Type Of Enclosure

8. Public Realm

4. Setback/boundaries

main street

back lane

mews

lane

1, 1½ and 2 storey Mews buildings with occassional 2 storey Cottage and Victorian buildings

2 and 2½ storey Cottages with occassional 2 and 2½ storey Victorian buildings

3 storey Townhouses and 2 and 2½ storey Formal buildings with 2 and 2½ storey Cottages

Strong building line, continuous frontage 1 metre gaps allowed. limited setbacks

Strong building line with no control on gaps

Informal frontage with no gaps greater than garage width

No control on gaps2-3m setback with hedging boundary

0.5 - 2.0m setback with no boundary

1 - 2m setback with boundary of wall or railing

2-3m setback with hedging or walling boundary

see back lane street elevation

see mews courtyard street elevation

see main street typical elevations

see lane typical elevations

mews courtyard back lane

main street

lane square

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Typical bedfordshire village showing variety of building typologies

Introduction

5.2.1 This section deals with the design codes for building typology, materials and details. Each has an important part to play in creating a place which reflects the local character of Bedfordshire villages. Traditional Bedfordshire Villages have been formed by historical events, which cannot be instantly replicated, however, careful study of these villages has informed the design codes.

5.2.2 The three areas examined within the section are:

building typology5.2.3 This examines the make up of a typical Bedfordshire village, and

considers the general principles appropriate to the styles within a Bedfordshire village. Each building type should be carefully considered in relation to the proportions, materials, and detailing used, such as ensuring the relationship between glazed areas and wall. The series of typologies is not an exhaustive list, but provide the basic building blocks for development, other typologies, such as estate cottages, are apparent in Bedfordshire villages, and are referred to in specific locations.

typology matrix 5.2.4 The matrix integrates the building typologies with the appropriate

street details, covering the set backs, building height, boundary treatments, and other details, allowing the character of the street to be created.

materials and details5.2.5 Finally a palette of materials and details appropriate to Bedfordshire

villages are presented. This should be viewed by designers as a guide to the type and style of details that can be used, with the appropriate typology. Each detail is briefly explained, including an outline of the main function, or characteristic to be achieved.

5.2.6 Although traditional building types are illustrated modern design reflecting the local traditions would be acceptable in mews courtyards, key groupings, landmark buildings and individual buildings. The form of Bedfordshire villages allows the integration of a variety of styles, and is very much a part of the distinctive character.

5.2 Building Typology, Details And Materials

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5.2 Building Typology, Details And Materials

Cottages

5.2.7 Cottages form the foundation of the villages being the earliest properties which form the background to subsequent historical styles. They are simple in their plan form and generally 2 storey with some having dormers where the roof has been converted. They are mainly in a terraced form although the wider form is often detached. The proportion of wall to openings is often high.

• Windows to wall ratio 1:6.• Window sizes increase according to the size of

dwellings.

• Roofs are generally steep and where dormers are a feature they are mainly gable fronted.

• Eaves and verges are mainly clipped and simple in their detailing.

• Windows are usually casement style with simple cills and heads.

• Usually there are no porches, but simple gable fronted and lean - to are often added.

• Roofs which were mainly in thatch have been replaced with plain tiles, pantiles or slates.

• Although timber frame is common, brick, render, painted brickwork and stone would be acceptable.

• Windows are mainly white with doors a variety of colours.

• A simplicity in their detailings and materials is a key to their distinctiveness.

Roof Finish Roof Eaves

Wall Finish Openings

Boundaries Entrance Doors And Porches Other Details

The following are acceptable materials for walls:1. Brick2. Render3. Painted Brickwork4. Stone

The following boundary treatments are exceptable:1. No boundary2. Fence and hedge3. Timber picket fence4. Hedge only

The following are acceptable materials for roofs:1. Slate2. Pantiles3. Plain Tiles

1. Chimneys are a major feature and should be simply detailed.

2. Roof pitches are to be 40° or more.3. Dormers should be gable fronted. 4. The proportion of roof facing the public realm

should be appropriate to this building typology.

1. Eaves to be clipped with the gutter, the dominant feature or2. Clipped with a prominent dental course detail.3. Verges are to be clipped with simple header course or

corbelling detail.

1. Casement style windows are to be predominant with some sash style windows.

2. Windows are to be white with a recess to jambs. 3. Window heads are to be a mixture of brick arches or timber

lintels. Where render is the main walling material a render bellmouth is acceptable.

1. Entrance doors are to be cottage style with vertical boarding.2. Glazing is to be a small panel in the upper section of the door.3. The entrance is to have either no porch, gable fronted or lean to

porch. On large detached houses, side panels are appropriate.

1. Where porches are enclosed they should have gable or lean to roof.

2. Where bay windows are used they should be splayed with a flat roof.

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The main roof materials are to be:1. Slate.2. Plain tiles.

1. Brick is the main walling material. 2. Occasional render or painted brickwork can be used.

1. Chimneys should be ornate with brick corbelling.2. Roof pitches should be 35° or more. 3. Dormers are to be flat roofed or hipped.4. The proportion of roof facing the public realm should be

appropriate to this building typology.

1. Eaves are to project with a white fascia. 2. Parapets are an occasional feature. 3. Verges are to have bargeboards, or clipped with

corbelling detail.

Formal

5.2.8 The Georgians have had a major influence on the character of the villages. Their more formal and detailed approach contrasts with the simple form and detailing of the cottages. They are simple in their plan form and mainly 2 storey with some properties having dormers within the roof. They are mainly in terraced form, with the wider frontage units sometimes detached. Openings are often large and formal in their character.

• Predominantly Georgian proportion windows at first and second floor levels.

• Regularly spaced openings.• Window wall ratio 1 : 4 or 5 typical.

• Roofs are generally steep and where there are dormers they are generally flat roofed or hipped. • Eaves and verges are mainly overhanging and boxed and

can often be ornate. • Windows are mainly sash style with painted stone cills. • Brick detailing to heads and junctions is common. • Porches are usually simple with a flat roof although

occasionally more ornate surrounds to the main entrance door occur in prominent locations.

• Flat roofed bay windows are often a feature.

• Roofs are mainly plain tiles, although slate is not unusual.

• Brick is the main walling material with a similar brick used around openings.

• Windows are mainly sash style and white.

Doors are six and four panel painted in individual colours, often dark.




The following boundary treatments are acceptable:1. No boundary2. Urban style railings3. Urban style railing on brick wall4. Country style railing

1. Windows are to be sash style with a variety of glazing sub divisions.

2. All windows are to be white. 3. Window heads are to be flat arched with brick

voussoirs. Key stones are often a feature.

1. Decorative string courses are a feature. 2. Bay windows are to be single storey with flat roofs.

1. Entrance doors are to be painted four or six panel doors. 2. Glazing is to be within the upper panels.3. Porches are to be simple flat roof canopies. If no porch

the door should have a semi circular arch over.

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Townhouse

5.2.9 Three storey townhouses, which are formal in their character, usually occur either in the central areas of the villages and market towns, or as detached properties on the outskirts. Buildings have a wide frontage onto the public realm. They are simple in their plan form and 3 storeys. They have a strong symmetry and structure which emphasises their importance. Variations in storey heights and window proportions are a key characteristic.

• Window wall ratio 1 : 4 or 5 typical.• Regularly spaced openings.• Variation of proportion from ground floor upwards.• More variety at ground floor level.

• Roof pitches vary with the steeper pitches having projecting eaves, and the lower pitches often in slate with parapets a main feature.

• Windows are mainly sash style with painted stone cills. • Brick detailing to heads and joints is not uncommon. • Porches are usually classical and ornate surrounds to the

main entrance doors. • Flat roofed bay windows are an occasional feature, sometime

two storeys.

• Roofs are a mixture of slate and plain tiles. • Brick is the main walling material with often brick detailing

around openings. • Windows are predominately white.• Doors are either six or four panel painted in dark colours.

The main roof tiles are to be:1. Slate. 2. Pantiles.

1. Chimney should be ornate with brick corbelling. 2. Roof pitches should be 35° or more.3. The proportion of roof facing the public realm should

be appropriate to this building typology.

1. Eaves are to project with a white fascia.2. Parapets are an occasional feature. 3. Verges are to have bargeboards, or clipped

with corbelling detail.

1. Windows are to be sash style with a variety of glazing subdivisions.

2. All windows are to be white.3. Window heads are to be flat arch with brick

voussoirs.

Other Details 1. Decorative string courses at first and/or

second floor level are a feature. 2. Bay windows can be either single or two

storeys with flat roofs.

1. Entrance doors are to be painted six panel doors.2. Glazing is to be within the top two panels. 3. Porches are to be either a flat roofed canopy or an ornate

surround.

The following boundary treatments are acceptable: 1. No boundary2. Urban style railing on plynth3. Urban style railing on brickwall

1. Brick is the main walling material.

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Victorian

5.2.10 These mainly occur on the edge of the villages with occasional houses in the main core. Generally they are two storey and in a terrace form, although 2½ storey and semi-detached and detached properties occasionally occur. They are mainly simple in their form.

• Window wall ratio 1 : 4 or 5 typical.• Balanced composition with first floor windows generally

over ground floor windows.• Window sizes increase according to the size of dwellings.

• Roof pitches are usually low with clipped eaves and verges. The eaves and verges often feature ornate brick corbelling. Windows are a mixture of sash style and casement with painted cills.

• Brick detailing in contrasting and often decorative patterns is a feature on window surrounds, quoins, band courses.

• Porches are usually simple with brick detailing, or can be recessed. Pitched roof bay windows are a common feature, with two storey sometimes featuring.

• Roofs are mainly slate. • Brick is the main walling material though occasionally the

brickwork is painted. • Contrasting brick detailing is a major feature. • Windows are mainly white• Doors are usually four panel doors (often glazed in the top

section) painted in strong colours.

The following boundary treatments are acceptable:1. No boundary2. Hedge only3. Hedge and low wall

The main roof material is to be:1. Slate.

1. Chimneys are to be ornate with brick corbelling and a variety of brick colours.

2. Roof pitches should be 35° or more.3. Dormers are to be gable fronted with finial ridge

features.4. The proportion or roof facing the public realm


1. Eaves are to project with either a fascia or exposed rafters.2. Ornate brick corbelling with the use of different coloured

bricks is allowed. 3. Verges are to be a bargeboard or clipped with corbelling detail.

1. Windows are to be of a simple sash style.2. Windows are to be mainly white with a recess to the

jambs. Colour is to be used with care.3. Window heads are to be either stone lintels or a flat brick

arch with voussoirs. Key stones are to be a feature.

1. Brick is to be the main walling material.

1. Doors are to be mainly four panel doors.2. Glazing is to be within the upper panels and be decorative.3. Porches are to be either gable fronted with ornate features

or recessed. Fanlights are often a feature.

1. Decorative string and dental courses with the use of difference brick colours are a feature.

2. Bay windows are to be single storey with hipped roofs. 3. The roof of the bay can be linked to a lean to porch roof.4. Gable fronts should be balanced

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Mews

5.2.11 Mews occur mainly behind the main streets and are varied in their composition. They play an important role in providing servicing and car parking to streets which are not car dominant. Buildings are mainly single storey with 1½ and small 2 storey giving a varied composition. Plan forms are usually simple in their form. Access is usually through a narrow opening or archway. Properties are mainly terraced and semi-detached although detached houses sometimes occur.

• Window to wall ratio 1 : 6.• Window sizes increase according to the size of dwellings.

• Their detailing is mainly drawn from the cottage style with steep roofs.

• Gable fronted dormers and rooflights are not uncommon. • Eaves and verges are of a simple form. • Windows are mainly casement with simple heads and cills. • There are usually no porches. • Garages and car ports are a major feature of the mews with

a mixture of brick and timber lintels.

• Roof materials are varied with slate, plain tiles and interlocking files.

• Brick is the main walling material, although horizontal boarding often features on buildings which are derived from farm buildings such as barns.

• Window colours are mainly white• Front doors are usually stained.

The following boundary treatments are acceptable:1. No boundary2. Fence and hedge3. Urban style railings4. Timber picket fence

The main roof material is to be:1. Slate.2. Pantiles.

1. Roofs should be a variety of roof pitches.2. Chimneys are to be simple and occasionally used.3. Dormers if used should be gable fronted though flat

roofed is acceptable in a formal context. 4. The proportion of roof facing the public realm


1. Eaves are to be clipped with the gutter the main feature.

1. There is to be a mixture of brick, render and painted brickwork.

2. Stone and weather boarding can be used as a feature.

1. Casement windows in a variety of styles is to be the main window style.

2. Windows are to be white with a recess to jambs.3. Window heads are to be a mixture of brick arches or

timber lintels.

1. Garages, which will be dominant in these types, should have either stone, brick arch or timber lintel heads.

2. There should be variation in the style and colour of garage doors, with boarding a common feature.

1. Entrance doors are to be a mixture of cottage style with vertical boarding, or four panel.

2. Glazing is to be a small panel in the upper section of the door. 3. Generally no porches are appropriate. If porches are used they

should be of a simple form.

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predominant occasional

High Street

MainStreet

Lane

BackLane

Mews Cottage Formal Victorian Townhouse

StreetFrontage Type

Street Width

Building Height

Set Back Building Type

1 Storey

1½ Storey 2 Storey

2 Storey

2½ Storey 2 Storey

2½ Storey 2 Storey

2� Storey 2½ Storey

3 Storey

Strong building line. Continuous frontage with 1m gap.No setbacks. 13.75 - 16.75m

2 storey

2½ storey

3 storey

0.5 - 1.0m

terraced

Strong building line. Continuous frontage 1m gaps allowed.Limited setbacks. 15.75 - 18.75m 2 storey

2½ storey

0.5 - 1.0m

1.0 - 2.0m(occasional)

terraced

detached

Informal frontage with no gaps greater than garage width.

15.5 - 19.5m2 storey

2½ storey

2.0 - 3.0m

terraced

semi-detached

detached

Strong building line with no control on gaps.

9.8 - 10.8m

1 storey

1½ storey

2 storey

0.5 - 1.0m

terraced

semi-detached

detached

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Mews

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GreenLane

Old A6

predominant occasional

Mews Cottage Formal Victorian Townhouse

StreetFrontage Type

Street Width

Building Height

Set Back Building Type

1 Storey

1½ Storey

2 Storey

2 Storey

2½ Storey

2 Storey

2½ Storey

2 Storey

2½ Storey

2½ Storey

3 Storey

No control.

8.3 - 9.3m

1 storey

1½ storey

2 storey

0.5 - 2.0m

terraced

semi-detached

detached

Informal frontage with no control.

8.1 - 10.1m

1 storey

2 storey2.0 - 4.0m

semi-detached

detached

Informal frontage with no gaps greater than garage width.

25.1 - 29.1m

1 storey

2 storey2.0 - 4.0m

terraced

semi-detached

detached

Informal frontage with no control.

5.5 - 7.5m

1 storey

2 storey

2½ storey

2.0 - 4.0m

semi-detached

detached

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High Street- Mainly wide fronted terraced units- Mixture of 2, 2½ and 3 storey buildings- Hard landscaping with occasional tree in street- Roofs mainly tiles with occasional slate roof. Eaves

and verges mainly clipped- Walls mainly brick with occasional render, painted

brick- Variety of detailing. Bay windows a feature

Main Street- Mixture of narrow and wide fronted terraced

units, with some detached properties- Mainly 2 and 2½ storey buildings with dormers in

roof- Hard landscaping with occasional tree in street- Roof mixture of tiles and slate- Walls mainly brick with occasional render, and

painted brick - Variety of brick detailing. Bay windows a feature

Lane- Mixture of terrace, semi detached and detached

units- Mainly 2 storey with some 2½ storey buildings

with dormers in roof- Hard landscaping with occasional tree in street- Roofs mainly tiles- Walls mainly brick with occasional render- Mixture of appropriate detailing

Back Lane- 1, 1½ and 2 storey terrace and semi-detached

buildings- hard landscaping- roofs mixture of tiles with slate, eaves clipped- Walls mainly brick- Simple detailing

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Mews Courtyard- Mixture of terraced, semi detached with

occasional detached- 2 storey with some 1 and 1½ storey buildings- Hard landscaping with occasional feature tree- Roofs mainly slate. Eaves and verges clipped- Walls brick occasional horizontal timber

boarding- Simple detailing

Edge- Mixture of detached and semi detached- Mixture of 1 and 2 storey buildings- Soft landscaping with occasional trees in front

gardens or adjoining open space- Roofs mainly tiles with occasional slate. Eaves

and verges mainly overhanging with some clipped.- Walls mainly brick with occasional render- Mixture of detailing. Porches mainly lean to or

gable fronted

Green Lane- Mixture of mainly semi detached with occasional

terrace- Mainly 2 storey with some 1 storey buildings- Soft landscaping with occasional trees- Roofs mainly slate. Eaves and verges overhanging- Walls mainly brick- Mixture of detailing. Porches mainly lean to or

gable fronted

Old A6- Mainly semi detached and detached dwellings- Mixture of 1, 2 and 2½ storey buildings- Soft landscaping with trees in existing hedges- Roofs a mixture of tiles and slate. Eaves and

verges mainly overhanging- Walls a mixture of brick, render and horizontal

boarding.- Mixture of detailing to give individuality of

dwellings

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5.2.12 This section concludes with some general design codes that the user should follow when considering the production of a scheme for this section of the Wixams development.

Meter Cupboards

5.2.13 The fronts of dwellings need particular attention as they are intensively used. Utility services such as gas and electricity should be integrated into the facade in order to reduce their visual intrusion.

• Low screen walls or porch reveals can be used to make utilities boxes less obvious.

• The location of meter boxes within the property can be organised with the service provider.

• The location of all such features should be positioned away from the ‘public’ face of the building.

• Burglar alarms should be located where they have minimal visual intrusion on the public façade and where they are audible from the exterior of the building.

Example of floor mounted gas meter box

Vents and Flues

5.2.14 The fronts of dwellings need particular attention and therefore flues and vents where allowed should be integrated into the facade in order to reduce their visual intrusion:

• Soil and Vent stacks should be enclosed within chimneys. • Where this is not practical, vent pipes should be clad in

lead where they emerge above roof slopes. • Flues must be fully integrated with the building design,

with the external flue outlet cowl coloured to match or complement the external walling.

• Mechanical extract vent cowl’s are to be coloured to match or complement the external walling.

• The location of all such features should be positioned away from the ‘public’ face of the building.

TV Aerial and Satellite

5.2.15 Developers should provide comprehensive and integrated systems for telephones, radios and television.

• Television and radio antenna, aerials and satellite dishes will not be permitted on the roof or any façade where they detract from the public realm.

• They can be located within the roof space or,• Positioned away from the ‘public’ face of the building.

external stores

External Stores

5.2.16 The storage and collection of refuse and materials recycling must also be carefully considered in the design of the street. The following considerations must be taken into account when designing these facilities:

• The design of materials recycling and waste storage facilities as part of block designs needs to be flexible to accommodate changing priorities, technologies and the extent of the recycling programme.

• For apartments, provision will be made on the ground floor of the building to store the equivalent of 1.5 refuse bins per dwelling for recycling materials and waste.

• The facility will be an integral part of the building, out of public view and accessible by refuse collectors from the street, an example

5.2.17 Refer to the Local Planning Guidance for the Storage of Solid Waste in New Developments. The size location and orientation of each facility requires careful consideration and should be:-

• Discretely placed to reduce visual intrusion and nuisance from daily use;

• Within close proximity of collection vehicle routes and positioned in such a way as to remove the need for collection vehicle reversing; and

• Housed in well designed enclosures that are consistent with the architectural treatment of dwellings within the land sale area.

Electrical Sub Stations

5.2.18 Where a sub-station is required, the following guidance must be observed.

• The sub-station should be accommodated in a building separate from any residential units.

• The sub-station building must be of brick or other masonry construction to be constructed on a 4m x 4m concrete slab as required.

• To allow for regular maintenance, the sub-station building must be fitted with a double door that fronts directly onto a public vehicular access.

• Housed in a building that is consistent with the architectural treatment of dwellings within the parcel including masonry, roof and eave details whist having regard for maintenance requirements.

• If the sub-station building is set back from the carriageway, a ‘cable easement zone’ covering the distance from kerb edge to sub-station itself will be necessary.

• Exact width and arrangement to be agreed • The sub-station building must be designed to integrate with

the surrounding development in terms of materials, scale and architecture.

• Be integrated into surrounding alignment of walls.

5.2.19 This section concludes with some general design codes that the user should follow when considering the production of a scheme for this section of the Wixams development.

General Design Code

Care should be taken to locate satelite dishes away from frontages

Example of sub station building

Mobility Standards

5.2.20 Bedford Borough Council has produced supplementary Planning Guidance on Housing Mobilty Standards, which sets out a checklist of 12 criteria that accessible housing should meet. The SPG sets out as a general guideline that 10% of new housing should be Mobility Housing and that it is likely to comprise single-storey dwellings for small households (including ground floor flats).

5.2.21 The criteria set out by the SPG are:

a) A car parking area, ideally covered, at least 3300mm wide, should be provided adjacent to the dwelling or within the curtilage, with a non-slip access to the dwelling no more than 15m in distance from the parking area.

b) All entrances should be well lit and the main entrance should be covered.

c) The main entrance door should have a clear opening width of at least 800mm.

d) All doors should have 300mm to the side of their leading edge.

e) Habitable rooms and circulation areas should have sufficient space for easy movement in a wheelchair (ie. a turning circle of 1500mm diameter or a 1700mm x 1400mm ellipse is required).

f) The main living room should be located at entrance level.g) In dwellings of three or more bedrooms and in all single-

storey dwellings, the bathroom and toilet should be fully accessible to a wheelchair-user. It should be possible to close the door from within the bathroom/toilet and to transfer from a wheelchair to at least one side of the w.c. pan. A wheelchair turning circle of at least 1500mm diameter should be provided.

h) Bathroom/toilet walls should be constructed to be capable of supporting handrails between 300mm and 1500mm from floor level.

i) Other than in single-storey dwellings, provision should be made for the future provision of a stair lift and a through-the-floor lift from the ground to the first floor.

j) In single storey dwellings, provision should be made in the construction for the future provision of a hoist from a main bedroom to the bathroom/toilet.

k) Ground floor habitable room windows should begin at a height of no more than 800mm so that a seated person can see out.

l) Wheelchair-users should be able to operate at least one window in each habitable room, including a kitchen window.

5.2.22 Further details of requirements for the Mobility Standards can be found within the SPG.

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5.3 Public Realm Introduction

5.3.1 The pubic realm is an important part of the placemaking section outlined in the design brief. This part of the document is divided into two main sections. The first section deals with those elements that are critical to the different character of the streets dealing with surface finishes, boundary treatment, soft landscaping and street furniture. This is followed by detailed design codes on a range of boundary treatments.

5.3.2 The second section gives details on the treatment of key open space areas through the site:

- northern gateway- village park- greenway ‘A’- main square- village green- southern gateway- greenway ‘B’

5.3.3 Whilst the delivery of these areas will be the responsibility of the Master Developer, careful consideration of the interface by developers adjoining is expected.

1. Northern Link Road

3. Greenway A Central

2. Village Park North

4. Village Square and Lake

6. Village Green

7. Greenway B

5. Southern Gateway

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Plans Boundary Treatment ImagesHard/soft Landscape

Private RealmImages

Kerbs/surfacesPublic Realm

ImagesSTREET

FURNITUR

HighStreet

NoneRailingsLow brick walls

N/A

- SMA to carriageway- SMA to pavements- tegula blocks - crossovers - buff- countryside setts - trims grey- charnwood kerbs - buff

- stone seating blocks- stirling bollards 100/140

MainStreet

NoneLow brick wallsRailings

Cobbles or block paviourscolour planting of low shrubsand herbaceous plants

- SMA to carriageway- SMA to pavements- tegula blocks - crossovers - buff- countryside setts - trims grey- charnwood kerbs - buff

- stirling bollards 100/140

BackLane

NoneRailingsHedging

Cobbles or block paviourscolour planting of low shrubsand herbaceous plants

- tegula carriageway - buff- HRA/Stone chips to pavements- tegula block - crossovers - red- countryside setts - trims - grey- charnwood kerbs - buff

- stirling bollards 75/100- stone seating blocks

Lane NoneCobbles or block paviourscolour planting of low shrubsand herbaceous plants

- SMA to carriageway- HRA/Stone chips to pavements- tegula block - crossovers - red- countryside setts - grey- charnwood kerbs - buff


GreenLane

Evergreen hedgesTimber fencing

Colour planting of low shrubs andherbaceous plants in narrow plantingzones. Lawn, evergreen hedge and specimen shrubs in larger gardensAccess paths in grey slabs

- SMA to carriageway- HRA/Stone chips to pavements- tegula block - crossovers - red- countryside setts - grey- charnwood kerbs - buff- self bound gravel - tree pits - buff

- stirling bollards 100-140- stone seating blocks

Old A6 Evergreen hedges

Colour planting of low shrubs andherbaceous plants in narrow plantingzones. Lawn, evergreen hedge and specimen shrubs in larger gardensAccess paths in grey slabs

- SMA to carriageway- HRA/Stone chips to pavements- tegula block - crossovers - red- countryside setts - grey- charnwood kerbs - buff- self bound gravel - tree pits - buff


EdgeEvergreen hedgesTimber fencing

Lawned front gardens withornamental shrub and herbaceous planting

- SMA to carriage way- HRA/Stone chips to pavements- tegula block - crossovers - red- countryside setts - grey


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StreetFurniture

Images Street Lighting ImagesTree

PlantingImages

Hedges/Shrubs

Images

HighStreet


- stratum luminaires on 8m tapered columns

- tree lined one side

- tilia (lime) varieties- prunus (cherry) varieties

Native understory species

MainStreet

- stirling bollards 100/140


- tree avenue both sides or alternate

- tilia (lime) varieties- prunus (cherry) varieties- betula (birch) varieties- acer (maple) varieties

N/A

BackLane



- informal tree planting- singles or small groups - pyrus (pear) varieties- betula (birch) varieties- prunus (Cherry) varieties- acer (maple) varieties

Ornamental evergreen groundcoverand low flowering shrubs

Lane- stone seating blocks- stirling bollards 75/100


- informal tree planting in groups

- betula (birch) varieties- malus (apple) varieties- prunus (cherry) varieties- ginko (maidenhair tree)

- organic layout- variation in verge width


GreenLane



- tree avenue both sides or alternative

- tilia (lime) varieties- betula (birch) varieties- acer (maple) varieties- prunus (cherry) varieties

Evergreen hedges andornamental flowering shrubs

Old A6- stirling bollards 100-140- stone seating blocks


- tree avenue both sides or alternative

- tilia (lime) varieties- betula (birch) varieties- acer (maple) varieties- prunus (cherry) varieties


Edge- stirling bollards 75/100- stone seating blocks


- tree planting as part of POS design

- species varies according to location and function of POS

N/A

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Plans Boundary Treatment ImagesHard/soft Landscape

Private RealmImages

Kerbs/surfacesPublic Realm

ImagesStreet

Furniture

MewsCourtyards

N/ABlock paviours or tarmac and some cobbles colour planting of low shrubs and herbaceous plants

- tegula carriageway/kerbs - buff- HRA/Stone chip/tegula to

pavements- countryside setts - trims - grey


Squares N/A

Vertical steel railings to define and enclose front gardens on central square.Elsewhere, cobbles or block paviours colour planting of low shrubs and herbaceous plants in narrow bands between dwelling and footpath

- Marshalls grey tegula concrete blockwork with conservation kerbs in silver/ light grey

- Contemporary black bollards where re

Village ParkOrsogril railings, estate railing finished black N/A

- sealed gravel paths with concrete edges

- buff blockwork at key locations- central square blockwork

to be grey Tegula to match carridgeway and footpath

- Seats and bollards to agreed

Village Green

Estate style, horizontal steel railings to define and protect soft areas. Finished black

N/A

- sealed gravel paths with concrete edges- buff blockwork at key locations- central square blockwork to be grey Tegula to match carridgeway and footpath


Greenway A

Timber bollards 3 rail timber fence N/A HRA/fine stone chip with timber

edges


Greenway B

Timber bollards 3 rail timber fence N/A HRA/fine stone chip with timber

edges


MainSquare

N/A

Vertical steel railings to define and enclose front gardens on central square.Elsewhere, cobbles or block paviours colour planting of low shrubs and herbaceous plants in narrow bands between dwelling and footpath

Marshalls grey tegula concrete blockwork with conservation kerbs in silver/ light grey

- Contemporary black bollards where re

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StreetFurniture

Images Street Lighting ImagesTree

PlantingImages

Hedges/Shrubs

Images

MewsCourtyards



- informal tree planting- singles or small groups - pyrus (pear) varieties- betula (birch) varieties- prunus (Cherry) varieties- acer (maple) varieties

Ornamental evergreen groundcover and low flowering shrubs where tracking permits

Squares - stirling bollards100/140 Stone bollards


Occasional mediumsize native/ornamental spp

N/A

Village Park- stone, timber and steel

seats and bollards to specification

N/ANative and ornamental treesExisting trees retained

Ornamental evergreenflowering shrubs

Village Green

- stone, timber and steel seats and bollards to specification

N/ANative and ornamental treesExisting trees retained


Greenway A


N/AMedium sized native and

ornamental treesOrnamental evergreenflowering shrubs

Greenway B


N/AMedium sized native and ornamental trees


MainSquare



Ornamental spp N/A

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Type Height Drawing Description Gate Examples

No Boundary n/a

Where gardens are less than 1.0 metre the material for hard landscape fi nish should be distinct from the adjoining pavement fi nish to differentiate ownership. Soft landscape fi nish. The area should be fi lled with topsoil to allow planting to occur. The use of grass, gravel or similar materials is not acceptable.

Country

Style Railing1.00m

Where frontages are informal and gardens are greater than 2.0 metres, especially where facing open space, should be used for a continuous row of houses. Colour black. Hard landscaping is not applicable. Soft landscape finish includes hedging and shrubs that do not grow higher than 1.5m. Trees are permitted.

Urban Style

Railing1.10m

Where frontages are formal and gardens are greater than 1.0m. In urban locations it is to be black. Hard landscape finish should be paving or similar. A soft landscape finish should include planting such as shrubs but not grass.

Plinth Wall

and Urban

Style Railing

1.10m

Where gardens are greater than 1.0m in urban locations with formal frontages. The plinth wall should be 150mm high with 950mm tall black railing. A hard landscape finish should be paving or similar.

Low Wall

and Urban

Style Railing

1.10m

Where gardens are greater than 1.0m in urban locations with formal frontages a 500mm low brick wall to match the house wall with a brick coping on clay tile creasing. Railings must not be greater than 600mm and in black. A hard landscape finish should be paving or similar.A soft landscape finish should include a variety of shrubs that do not grown higher than 1.5m.

Hedge Only n/aWhere gardens are great than 2.0m. In formal areas clipped hedge should not be higher than 1.5m. In informal areas the height is not applicable.

Low Wall

and Hedgen/a

Where gardens are greater than 2.0m, a 600mm low brick wall with a brick coping on tile creasing. The brick has to match the building. In formal areas a clipped hedge should not be higher than 1.5m. In informal areas the height is not applicable.

Fence and

Hedge0.9m

Where gardens are greater than 2.0m the 900mm low timber fence should be painted white or have a stained finish. The hedge should not be higher than 1.20m.

Railing and

Hedge1.10m

Where gardens are greater than 2.0m black railing with a formal clipped hedge behind.

Timber

Picket

Fencing

0.9m

Where gardens are greater than 2.0m. Painted in white or a stained finish. Soft landscaping includes a variety of shrubs that do not grow higher than 1.20m. Trees, grass and climbing plants are permitted.

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Gates - Vehicular Access

Urban Style Railing Gate Can be used as a continuity of Urban Style Railing with or without plinth, with ‘a Low Wall and Urban Style Railing’ and ‘Railing and Hedge’

Timber GateCan be used as a continuity of ‘Low Wall and Hedge’, ‘Hedge Only’ and ‘Fence and Hedge’

Timber GateCan be used together with ‘Hedge Only’ ‘Brick and Hedge Walls’ and ‘Brick Walls’

Rear Garden Boundary

5.4.5 Rear Boundaries To Central Courtyards Or Rear Access ParkingThe codes for the treatment of rear boundaries to communal spaces, including car parking or community gardens, are as follows:

• The rear boundary of homes which share a secure central courtyard must allow surveillance of parking area from habitable rooms whilst maintaining privacy within the rear garden area as illustrated.

• The boundary between the garden and the courtyard or access to rear parking will be no greater than 2.1 metres in height, the design of which is to be integral to the design of the buildings.

• Within the courtyard, the inclusion of planting, such as climbers, will be encouraged to green the walls and provide visual variety and contrast.

• Where a gate is allowed between the courtyard and an individual property it will match the height of the boundary and will be of high quality materials and design such as timber.

5.4.6 Rear Boundaries Between Gardens• The boundary between two rear gardens will be a secure and

visually impermeable timber fence of 1.8m to provide security and to ensure maximum privacy within the gardens.

5.4.7 Side Boundaries Between GardensThe requirements for the treatment of side boundaries between gardens are as follows:

• Side boundaries between gardens will have screens consisting of a wall or fence of 1.8m height.

• The screen will be visually impermeable adjacent to the house, and for a distance of at least 3m from the back of the house.

5.4.8 External Fencing

Fencing where permitted shall provide suitable privacy between dwellings, and should therefore be:

• No lower than 1.8m above finished ground level.• The use of concrete posts, unless for stability reasons is not

permitted.• Gravel Boards are to be incorporated into the fence design.• Posts shall be finished with a suitable capping detail.• Close boarded fencing shall be used in areas that relate to semi-

public realm [i.e. car parking courts].• Panel fence systems can only be used between properties.• The use of trellis of no more than 300mm upon a fence of 1.5m

in height is allowed, and should be used where the boundary is considered exposed to the risk of intruder access.

• Fencing should be stained using a suitable and sustainable treatment.

brick wall

brick wall with stone coping and recessed panel

Side Boundaries Along StreetsAs stated previously in this document buildings at street corners will address the corner by ensuring frontage on both streets and a consistent boundary treatment to both faces of the corner. However, there will still be limited instances where the rear garden abuts the street, such as the rear garden to an end of terrace house. For such instances, the codes are as follows:

• On corner plots and in any other condition where rear garden side boundaries abut the street, the boundary treatment must be a wall of 1.8m - 2.0m high.

• The wall will be integrated into the design of the building and finished externally in brickwork.

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1 D.W. Windsor: Kora Benches

2 Granite Monolithic seating

3 D.W. Windsor Juno & Juno Dome Bins

4 D.W. Windsor Stirling Bollards

5 Tessera Cycle Stand

6 J.C. Decaux: Foster Designed Bus Shelter

Street Furniture5.4.9 The selection of street furniture must be considered in a comprehensive

manner to ensure that a common language of elements is maintained across the public realm. The illustration opposite introduces the concept of the ‘furniture corridor’ to be applied generally to the public realm.

5.4.10 The use and placement of street furniture should reflect the following principles:

• Ensure it is kept to a necessary minimum;

• Ensure it is robust, high quality and durable; with hidden / recessed anti-vandal fixings;

• The location of street furniture elements should give special consideration to the direction of pedestrian movement especially in maintaining clear unimpeded access for the elderly, and the visually and mobility impaired;

• Where possible, signage should be fixed to existing poles / posts such as lighting columns. Litter bins can be similarly attached. Overall, signage should be kept to a minimum and used only as required;

• Public transport elements such as bus shelters and seating should be arranged within the furniture corridors, in relation to kerb edges, parking bays and tree planting; and

• Street furniture for the general public realm should avoid the use of bespoke items and where possible established manufacturers and suppliers should be considered.

5.4.11 Below are some further guidelines to instruct the detailed design:

• Seating must be orientated towards the adjacent open space or street / movement corridor if single sided benching;

• Litter bins must be provided near seating and all bus stops. Along street litter bins must be fixed to existing poles such as lighting columns where possible;

• Dog litter bins should be provided at regular intervals along the greenways and other areas of public realm. They should also be provided at children’s play areas and sport areas;

• Cycle parking should be located near all bus stops and at key locations as described in the community and leisure facilities strategy; and

• Bollards must be of solid and robust design especially where adjacent to vehicular traffic. Use retractable bollards as appropriate with the relevant Highways approval.

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Street Lighting

5.4.12 Street lighting has been selected for adopted roads within the Wixams as part of the strategic infrastructure works undertaken by the joint venture.

5.4.13 This range which is provided by D.W. Windsor is from the ‘Stratus’ range and will be fixed to tapered steel Column and Genus Side Entry bracket.

5.4.14 Colour to columns, brackets and lighting fixture to be: Sapphire Blue RAL 5003

5.4.15 Other developers will use the following columns and heads in the follow location:

5.4.16 Public realm lighting, must be sensitively located respecting ‘furniture corridor’ principles, relation to the required column, and ensure there is no conflict between highway lighting and street trees.

RoadHierarchy Main Street Link spine Lane Mews

Head Type optima stratum 500 optima stratum 500 optima stratum 450 optima stratum 450

BS Lighting Category 2 / 3 3 / 3 3 / 3 3 / 3

Column Height 8 m 5 – 6 m 5 m 5 m

Street Signage And Road Markings

5.4.17 To be provided in accordance with the Wixams adopted Highways Design Guide. • traffic signs and road markings Only the minimum numbers of signs and markings consistent

with traffic and safety requirements should be provided.• size and location Smaller sizes of sign shall be used wherever possible.

Designers should refer to the Department of Transport design recommendations.

• gateway signs At the three entrances to the settlement as a whole,

permanent feature signs should be provided, to inform and welcome visitors.

• directional signs Within the villages, finger post signs will be provided to

give directions to key locations. These signs should be to a standard simple design and of low maintenance materials. The lettering should be large in relation to the finger size, without a border/frame. Waymarking for pedestrians and riders should also be provided.

• mounting Small non-illuminated signs could be mounted on lamp

columns to avoid the need for dedicated posts. Parking restriction signs and similar small signs may be mounted on adjacent buildings or on roadside bollards.

• All signs should be positioned to allow for sight lines, and safe passage of pedestrians, cyclists, or horse riders.

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5.3.17 The Northern Link Road and associated sculptural mound and art installation will create the Northern Gateway to Village One. The road crossing, separating the Northern Lake from the attenuation ponds further to the north will be formed using reinforced soil embankments and a structural, expressed steel containment to the south facing slope. This will be vegetated using groundcovers and climbing plants and will be emphasised at the points where the outfalls connect the water bodies by stone ramparts, extending to the full height of the embankment. The causeway itself will be bordered by structural steel railings, which will conform to the Highway Authority safety requirements and will further enhance the Causeway image.

Early sketch view from Northern Link Road/Causeway Early sketch view from slipway Early sketch view of Northern Link Road Looking to the north east

S1

Slipway from village park

Northern link Road

S2

‘Ramparts’

Grassed IDB access track

Outfalls to northern lakes

Sketch sections through lake edge S2

S1

Key Plan

Causeway

Legend

specimen trees

Butterfly mix - Landlife ‘Jack Doyle’ grass/wildflower mix.

Mown Grass mixlow understorey shrubs, groundcover and herbaceous

Marginal Reed mix plants

Slipway in Setts

Granite/Concrete Paving

Footpath

Concept public art

10m52.50

Northern Link Road

5.3.18 The sculptural mound will feather into the noise attenuation structures to the east and to the Causeway to the north and west. Using structural soil embankments and ‘greenfelt’ planting techniques, the mound will create an impressive gateway feature, balancing the equivalent gateway mound to the southern entrance gateway and defining the northern extent of Village One. The introduction of an art installation will be considered and the intention is that this will be an integrated concept, developed in close liaison with the Landscape Architects and Urban Design team.

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88S2 Section through play area

S1 Section through Slipway

Boulder and marginal plant features to lake edge

Lake Footpath: Combination of natural stone and concrete surfacing and hoggin/crushed stone with stainless steel railings

Slipway in granite setts at 1:20 slope

Bollards

S1

Causeway lake

Specimen trees in defined pits

Bus stop

Bus stop

S2

Super LEAP and toddlers play area set in village park.

This will be designed on a ‘building and construction’ theme and will include a range of play equipment from Richter and Kompan supplemented by bespoke pieces including artist designed items

List of Game Elements from Richter Catalogue:

1.Large Excavators (No 7.77010)2. Building Site (No 09-5.09000)3. Wind Pipes (No 9.02650)4. Wooden Platform (No 3.26300)5. Phones in Woods (No 9.02700)

Little York:6. Skyscraper7. Cloudy Peak I8. Cloudy Peak II

9. Slide (No 3.63360)10. Whirl wind (No 6.10500)

Photos of construction theme using a range of Richter components

Conceptual view of construction theme play zone

Key Plan Legend

Specimen Trees

HedgesButterfly mix - Landlife ‘Jack Doyle’ grass/wildflower mix.

Mown Grass mixLow understorey shrubs, groundcover and herbaceous

Marginal Reed mix plants

Slipway in Setts

Granite/Concrete Paving

Footpath

Play Sand

Wet Pour Safety Surfacing

Play Equipment

Gates

Play Areas Bespoke Timber Benches

Public Area Benches

5.3.19 A newly formed slipway will connect the Causeway Lake to the Village Park across a traffic calmed, pedestrian friendly road junction. This will allow maintenance access to the Causeway structure and will be designed as an attractive landscape feature in its own right.

5.3.20 Following a ‘Building and Construction’ theme the Super Leap will provide educational and skills forming play using machines, and structures from a range of bespoke and proprietary suppliers. The surrounding green areas of the Village Park will allow informal seating and passive recreation to complement the formal play facility.

10m52.50

10m52.50

Village Park North

Village Park North

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S1

Timber deck and hard edge to east of lake

Central super LEAP

Treasure Island theme using a range of Richter equipment, supplemented with bespoke and ‘artist designed’ items


1. Climbing walls (No 7.77010)2. Sculptured timber snakes3. Ocean Roarer (No 9.02650)4. Sailing boat (No 6.03210)5. Jumping disks (No 606000)6. Sculptured Timber Wales7. Wooden Platforms 8. Inclined Net (No 3.6914)9. Telegraph Poles10. Crows Nest 5.25m (No 8.795)11. Tarzan Rope (No 7.64200)12. Small Pyramid Tower & Tunnel Slide with snail run-out (No 3.68050)13. Wooden Pig (No 4.24180)14. Wooden Snail Queen (No 4.24220)15. Slides16. Wooden Orange Flames17. Climbing ropes (No 3.6944)

5.3.21 Forming the core of the new village, The Square will be created using traditional paving techniques and modern, robust paving materials and street furniture. The Pavilion will form the focus of the space and will be surrounded by formal tree planting and bespoke seating arrangements set in hard paving.

5.3.22 Providing a flexible space that can be used for a variety of purposes at all times of the year, the Square will quickly develop into a vibrant commercial centre.

5.3.23 The Pavilion will encompass a range of facilities to serve the new community.

5.3.24 The ‘Super Leap’ play space will be designed along the theme of ‘Treasure Island’ and will be integrated in its landscape setting by use of a peripheral moat and palisade structure which will form a visual feature and defensive barrier, whilst allowing clear views in and out for security reasons. The central Volcano structure will be supplemented by bespoke and proprietary play items from the Richter Spielgerate and Kompan play ranges and will be purpose designed for the space. Stand-alone or formulaic play arrangements will be avoided and the onus will be on providing play that is exciting and stimulating, but complying with current safety and accessibility criteria.

Images of Treasure Island theme using a range of Richter components

Pirate Ship

Main ‘Volcano’

Fort ‘Palisade’

View along lake edge

Key Plan

Village Square And Lake

Legend

Specimen Trees

HedgesButterfly mix - Landlife ‘Jack Doyle’ grass/wildflower mix.Wet Grass mix

General Meadow Mix

Mown Grass MixLow understorey shrubs and groundcover and herbaceous

Marginal Reed mix to drainage silt

Footpath

Metal Railings

Wet Pour Safety Surfacing

Play Equipment

Gates

Play Areas Bespoke Timber Benches

Public Area Benches

View of village square and pavilion

10m52.50S1 Central Super LEAP

Pyramide Tower The Volcano

Village Square And Lake

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Screen planting to existing A6

Greenway run-off ditches treated in a formal manner in combination with the buffer planting areas

S1

Scrapes cut in bank edge to allow marginal and herbaceous planting and creation of natural ‘boggy’ habitats

Seating features located in key areas

5.3.25 Connecting the Causeway Lake to the North with the Green Lane and Village Green to the south, the main landscape component of Village One is Greenway A. This takes the form of a linear park connecting the greenway drainage system by way of a newly formed ‘canal’ basin to the north, via a formalised ditch arrangement to the central Village Lake adjacent the Village Square and Super Leap.

5.3.26 The proposals seek to provide a flexible green ‘parkland’ environment framing and defining the surrounding residential development parcels and roadscapes whilst allowing active and passive recreation within the green spaces and themed play area.

5.3.27 Planting will be predominantly native but will include semi-ornamental and ornamental arrangements around the seating areas, crossover points and in association with the play area and Village Square interface.

Key Plan

Greenway A central section

Specimen Trees

Hedges

Wet Grass

General Meadow Mix

Footpath

Mown Grass Mix

Bench Monolithic Style

S1 Section through Greenway A 10m52.50

Greenway A Central

Legend

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Specimen Trees

Woodland Type B

Woodland Type D

Low Understorey Shubs and Groundcover and Herbaceous

Monolithic Sculptures

Mown Grass Mix

Short Grass Surrond with Drifts of BulbsAlluvial Gravel/Cobble Material

Native groundcover planting to front of barrier

Groundcover plantingSemi-ornamental planting to school boundary

2.5m transparent acoustic barrier on 1.0m high mound

S1

Wildflower and Mown Grass Margins to Highway Bundary

Semi-ornamental planting to development side

Planting of native woodland blocks small stock used in combination with larger size

2.0-2.5m lign timber acoustic barrier on 1.0-1.5m high mound

10m52.501:100

0 1 2 3 7 10m

Legend

Noise Attenuation Fence

Southern gateway view from Village one

Extract Of Noise Attenuation Adjacent School

Extract Of Noise Attenuation Through Typical ‘Wooden’ Section Key Plan

Southern Gateway

5.3.28 The new and existing A6 landscaping schemes will incorporate considerable planting reflecting the location and function. Along the A6 and noise bund area, the preferred solution exhibits a general theme of wooded and sculpted landform with the inclusion of public art works at focal locations. The design inspiration for this approach has been drawn from the examples of the French Autoroutes, where sculptural objects are complemented by structured planting beds which will have a restricted species range and which will be set in broad swathes of mown grass, wildflowers and bulb planting.

5.3.29 The Southern Gateway is an important element of the A6 landscape and follows a similar theme to that described for the Causeway. Again, a geometric mound arrangement will be designed in conjunction with the noise attenuation structure and will be constructed using colourful herbaceous groundcovers to the steeper slopes with grassed terraces between. The roadscape leading into the Southern part of the village will be visually enticing and will lead the visitor into the site and to the first of the major green spaces in the form of the Village Green.

S1 Southern roundabout Section through A6 Highway

Southern Gateway

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Play area defined by low railing and defensive planting (not higher than 900mm)

S2

S1

S1

S2

Low planting and estate railing to edge of village green

Informal village green incorporating existing trees

Super LEAP in a woodland themeincorporating selected items from Richter equipment, supplemented with bespoke and ‘artist designed’ items.


1. Climbing Forest

Part I: I/A Balance Ropes I/B Grip Ropes I/C Grip Rings I/D Nepal Bridge I/E Coconut Rope I/F Treehouse on Bark Part III: III/A Balance Ropes III/B Semi Bridge III/C Hammock on Bark Part IV: IV/A Balance Ropes IV/B Rope Bridge IV/C Course Swing Ropes IV/D Swinging Trunk on Bark IV/E Inclined Climbing Trunk

2. Car Tyre Swing (No 6.18460)3. House Group (No E4.11000)4. Swinging Horses (No 6.03210)5. Bouncing Flower (No 6.06500) 6. Wooden Snail (No 4.24220)8. Turning tyre (No No 6.27000)

Conceptual view of woodland play area

Images of woodland play theme using a range of Richter components

Key Plan

Village Green

Specimen Trees

Hedges

Wet Pour Saftey Surfacing

Gates

Footpath

Mown Grass

Play areas bespoke timber benches

Low Understorey Shubs and Groundcover and Herbaceous

Tree Retention

Play Equipment

5.3.30 Complementing the Village Park to the north, the Village Green will take the traditional form of trees and low shrub planting surrounding a lawned and bulbed central space. Retention of existing trees and shrubs will promote a sense of maturity from day one, and will form the backdrop for the themed Woodland play area. In terms of creating unity between the existing residences and the new village developments, the Village Green will provide an important pivotal space , encouraging passing use by pedestrians, cyclists and vehicles, but also enveloping homes along the current route of the A6.

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Village Green

S2 Village Green and woodland play

S1 Section through Village Green

Legend

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Dane lane lake

New timber boardwalk

Buffer planting

Owl Box location

Informal grassland/eco zone

Interpretation Centre

S2

View of boardwalk and Interpretation Centre

Specimen Trees

Butterfly mix - Landlife ‘Jack Doyle’ grass/wildflower mix

Footpath

Public Art

Woodland

Mown Grass Mix

Marginal Reed mix to drainage silt traps

Wet Grass Mix

Metal Railings

General Meadow Mix

5.3.31 To the west of Village One, and interlinked to Greenway A by the Green Lanes, Greenway B fulfils a similar practical drainage function, but also provides the platform for an extensive recreational facility and ecological enhancement zone associated with the revitalised Dane Lane Lake.

5.3.32 On the south, the Dane Lane Lake area and associated Interpretation Centre will form an important community hub and will promote the ecological and sustainability values to be applied across the whole development through time.

5.3.33 Throughout Greenway B and the Dane Lake Reserve, indigenous planting will dominate the green structure and will be varied to include wetland zones complemented by drier grassland and scrub areas, In keeping with the prescriptions of the ecological strategy; the installation of Bat and Bird boxes and purpose built Barn Owl Roost structures will be carefully designed into the structural planting areas and lake margins.

S1 Section through boardwalkand Interpretation Centre

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Key Plan Legend

S2 Section through lake edge

View of lake and eco zone from boardwalk

Greenway B

Greenway B

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5.4.1 Seven key groupings which are essential elements in delivering placemaking have been identified in the design brief. The adjacent plan shows their locations within Wixams Village One. Each key grouping is explained in detail in the following section by giving design codes in the following areas:

- The written codes explain the key aspects of the grouping to be considered. Details on the building form, materials, details and public realm codes.

- There are two plans. The design principles plan gives the key items that the design of the grouping is expected to follow. The layout plan gives more detail on how this may be achieved.

- The perspective gives a 3D view of a possible interpretation of how the key grouping could look.

5.4.2 Whilst the designer must deliver the various elements explained within the text and shown in the design principles plan, the layout and aerial perspective are just one interpretation that would deliver these. The designer may wish to explore other interpretations. Within the key groupings this could take the form of individual or groups of more contemporary buildings or forming a backdrop to urban open spaces. In these instances early meetings with the local authority are advised.

5.4 Key Groupings1. northern gateway

3. northern square

2. village park

4. main square

6. southern gateway

7. south west gateway

5. village green

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Northern Gateway

5.4.3 This is the main entrance to Wixams from the North. The vehicular approach to the development via the Northern Gateway will be signposted by a sculptural earthform and signage element. The causeway crossing the water is a major feature, with the buildings fronting onto the water.

5.4.4 The first view into the site will stretch across the new lake and focus upon a three or three and a half storey landmark building which locates on a ‘hard’ walled edge to the lake with full public pedestrian access. To the west a combination of two and three storey buildings set back from the waters edge with a ‘soft’ landscape bank edge and no pedestrian access will complete the lakeside composition.

5.4.5 The landmark and key buildings are the prominent feature along this edge. They are to be imposing by their scale and size relative to the other buildings. They are to be detached from the adjoining buildings to emphasise their prominence. They are to be brick with grey roofs and weatherboarding should be a feature externally. Detailing should be simple, with special features appropriate to a water front setting. The other buildings are to be mainly two storeys with a varied eaves line. They are to be mainly brick with occasional render, roofs are to be red/orange. Single and double height bays are to be a feature.

5.4.6 The treatment of the landscape is to be appropriate to its context, and planting appropriate. There is to be a sculptural mound at the entrance featuring an art installation. Boundaries to the water are to be carefully considered and are to be appropriate to the context. The boundary treatment to the causeway will need to be approved by the Highways Authority.

5.4.7 The grouping will also form the formal public open space that will allow direct access to the water’s edge through steps and decking (approximately 1.5metre below building datum level)

5.4 Key Grouping

Location Plan Design Principles Layout

Aerial Perspective

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Village Park

5.4.8 Within 50m of entering the northern access point of the development the streetscape changes angle and produces a key view that aligns and focuses upon a three or three and a half storey key building. This building must address both the Northern High Street and the public open space it helps to form.

5.4.9 The Village Park is a key grouping around a green containing a major area of play. It is the main focal point for the community in the northern section of Village One. The park is to provide a variety of activities for most age ranges in the community.

5.4.10 The space created (approx. 100 x 60m) will contain a SLEAP and must accommodate a 20 metre buffer zone. The space links northwards to the northern gateway and its lake. The crossing point will be designed to slow traffic and create pedestrian priority.

5.4.11 There is to be a formality in the surrounding buildings with a similarity of groupings with similar space between to reinforce this rhythm. There is to be a strong building line around the Village Park. Access to parking is to be between with parking to the rear.

5.4.12 The buildings are to be consistent in their external finishes with red/orange brick for the walls with grey roofs the main materials. Reconstructed stone detailing would be considered appropriate for this part of the site. Porches are to be a consistent style through this section of the site.

5.4.13 The treatment of the landscape is to be carefully considered with lines of trees, appropriate in this context, following the building line. The boundaries to the building are to be country style railings. The play equipment is to follow a ‘Building and Construction’ theme providing educational and learning skills.

5.4 Key Grouping


Aerial Perspective

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Northern Square

5.4.14 Between the Village Centre to the south and the Village Park to the north, the point at which the link street joins the High Street, a small scale widening of the streetscene will create a hard landscaped square. This is a key nodal point in the Northern section of the site, three main streets the High Street, Main Street and the Lane meet at this point. Its treatment is to indicate to motorists that they are in a pedestrian friendly area and influence them to slow by a consistent hard landscape treatment through the square.

5.4.14 There are two major focal points from the Main Street and High Street. Key buildings should close these important views. Their treatment in scale, architectural style and materials should emphasis their importance. The key building terminates the view from the link street to the west. The orientation and ‘forward’ position give rationale for the geometric shift of the road.

5.4.15 The buildings should enclose this space. Where garden walls abut the space they should be brick and have some feature detailing that makes them distinct from other walls within the site.

5.4.16 The treatment of the square is to be hard landscaping with no boundaries to building and limited planting to the front of buildings. There should be feature trees in appropriate locations within the square. The choice of street furniture should be consistent through the square.

5.4 Key Grouping


Aerial Perspective

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Main Square

5.4.17 The Village Square will be of a size and scale derived from that of surrounding Bedfordshire towns such as Potton and Ampthill. A visual focus at ground level will be provided by a freestanding pavilion or shelter.

5.4.18 The main square will contain the following uses other than residential.

• Retail units (up to 700m²)• Potential site for temporary medical centre • Lower school • Nursery/crèche facilities • Village hall

5.4.19 All the above buildings are to be individually designed so that they are distinct from the residential development.

5.4.20 As a group of buildings, they must seek to achieve a continuous and ‘active’ frontage whether commercial, community or residential use. The buildings on the western side of the square will reach three and four storey in order to counteract and balance the necessarily low one and two storey forms of the School and Community Hall.

5.4.21 The four storey ‘residential above retail’ block will need to utilise architectural devices such as colonnades, setbacks and varying roof forms to break its potentially large massing. A three storey apartment block will form the corner of the lakeside block, acting as a visual ‘sign’, anchor and focus across the lake and along the High Street from the northern approach.

5.4 Key Grouping


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Village Green

5.4.22 The Village Green is the focus of the main entrance to the southern High Street. It contains the old A6, which is fronted by existing properties. The space contains a lawned area and a major area of play. These are to be surrounded by traditional trees and shrubs. Where practical, existing trees and hedges are to be retained.

5.4.23 The built form then constricts with the progressive view focusing on a three or three and a half storey building. The setting for this building is a hard landscape space of greater width than the carriageway itself which links through to the Village Centre and Square.

5.4.24 There are two focal buildings terminating key views, which will need to be either by scale, architectural treatment or external finish, given a treatment appropriate to the location. Adjoining buildings should be mainly two storeys with a consistent ridgeline. Rooms in the roof would be acceptable if the ridgeline is consistent. The buildings at the pinch point should match to emphasise the entrance to the square.

5.4.25 An avenue of trees running north to south should emphasise the focal buildings importance. Generally, the landscaping to front gardens should be soft with hedging to the front gardens. The boundary treatment to the focal building should be distinct from the surrounding boundaries.

5.4 Key Grouping


Aerial Perspective

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Southern Gateway

5.4.26 The Southern Gateway is the main entrance to the site form the south. The A6 bund is to be sculpted and a major art installation is to be located in this area. The bund is to be continued into the site and its sculptural quality will be a major consideration with the building frontages either side in the background. This major green link will connect to the village park, giving a strong landscape element to this section of the site.

5.4.27 The vehicular approach to the development via the Southern Gateway will be ‘channelled’ through a landscape setting of earthform and tree planting with support from a group of buildings that form the southern extent of the village centre. Buildings to the south of the Gateway will be shielded from view creating an asymmetrical built composition.

5.4.28 There is a landmark building in the northern building frontage, which is to be a corner building with major elevations to the south and west. It is to be a minimum of 3 storeys in height to emphasise its key location. Gables in roof would be an appropriate feature. Although the building is to be brick render, feature panels would be appropriate. The other buildings along the frontage are to be terraced and two storeys. They should follow a strong building line and be formal in appearance. The ends of the terraces are to be emphasised with either gable fronted properties or another appropriate method relative to their location.

5.4.29 The buildings in the group must form a definable continuous frontage with parking and servicing from the internals of the block. The noise bund rises to a height of 2 m in front of these dwellings

5.4 Key Grouping


Aerial Perspective

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South West Gateway

5.4.30 This is the main entrance to the southern section of Village One for people exiting from the main development section of Wixams. It fronts onto Greenway ‘B’ which is a major area of landscape adjoining the development. A walkway route by the stream provides a main route for the residents.

5.4.31 The buildings on the northern side should dominate the group at two or two and a half storeys whilst to the south side the buildings should be limited to two storey. All buildings must front into the open space and provide a definable enclosed frontage.

5.4.32 The grouping is formed around a triangular landscaped area, which contains the main tree lined road. There is an opportunity for an installation of art and area of play. The buildings are to be two storey wide fronted terrace. The gateway buildings at the pinch point are to have a higher eaves line than the adjoining properties and the form of the roof is critical to their important locations. The building adjoining the open space on the northern terrace is to have its main entrance onto the open space. The buildings are to be brick with grey roofs. All parking is to be to the rear.

5.4.33 The landscape is to be formal in its treatment with small lines of trees strategically placed to emphasise the geometry of the spaces. The boundaries are to be countryside railing with front gardens providing opportunities for small lawns and planting. The interface between the buildings and the landscape, foot/cycleways and stream components must create a definite ownership and responsibility line but must also appear as informal as possible.

5.4 Key Grouping


Aerial Perspective

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Design Code - Microsoft...5.1 Design Codes Introduction 5.1.1 This part of the document focuses on the delivery of the various sections outlined in the placemaking section of the design

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