Phase 1 - Design Code · the strategic town wide design principles, with only those elements relevant to phase 1 being mandatory. Part 3 and part 4 provide a detailed design code

Phase 1 - Design CodeNorthstowe

April 2014

Approved by the Northstowe Joint Development Control Committee, 12th May 2014 in relation to discharge of condition 8 of outline planning permission S/0388/12/OL

Preface

The new town of Northstowe is promoted jointly by Gallagher, an experienced master developer and property investment company, and the Homes and Communities Agency (HCA), the government’s national housing and regeneration agency for England.

Northstowe is designed as a 21st century town in Cambridgeshire with up to 10,000 residential units that will take shape over a period of 15 - 20 years. It aims to achieve the highest quality of community living, conserving precious resources, and will contribute to the local identity of the area.

The town wide design code (part 2) has been prepared by the joint promoters to ensure that a cohesive and high quality development is delivered at Northstowe. The design code for phase 1 (part 3 and part 4) has been prepared solely by Gallagher.

The production of the code has been a collaborative process involving South Cambridgeshire District Council (SCDC), Cambridgeshire County Council and the Northstowe Parish Forum.

The design code document comprises four parts. Part 1 provides an introduction to the document and the context for its preparation, including the vision for Northstowe. Part 2 sets out the strategic town wide design principles, with only those elements relevant to phase 1 being mandatory. Part 3 and part 4 provide a detailed design code for phase 1 in accordance with the design principles established by the outline planning consent, part 3 dealing specifically with movement and the public realm. This code will be used primarily to review reserved matters applications against the agreed vision and design criteria established for the first phase of Northstowe.

© Terence O’Rourke Ltd 2014. All rights reserved. No part of this document may be reproduced in any form or stored in a retrieval system without the prior written consent of the copyright holder.

All figures (unless otherwise stated) © Terence O’Rourke Ltd 2014.Based upon the 2013 Ordnance Survey mapping with the permission of the Ordnance Survey on behalf of Her Majesty’s Stationery Office © Crown Copyright Terence O’Rourke Ltd Licence number 100019980.

CONTENTS PREFACEFIGURE LIST

PART 01 INTRODUCTION & VISION

01 INTRODUCTION page 8

1.1 Purpose of the document

1.2 Planning context

1.3 Code structure and use of document

1.4 Review

1.5 The site and context

02 VISION page 14

2.1 A 21st century Cambridgeshire town

PART 02 TOWN WIDE CODING

03 STRUCTURING ELEMENTS page 20

3.1 Landscape

3.2 Urban form

3.3 Streetscape

04 CHARACTER DISTRICTS page 34

4.1 North

4.2 Centre

4.3 South

PART 04 PHASE 1 CODING

08 SITE WIDE REGULATIONS page 110

8.1 Block structure

8.2 Green infrastructure

8.3 Youth & children’s play

8.4 Parking

8.5 Bins and utilities

8.6 Building design principles

8.7 Sustainability strategy

09 IDENTITY AREA SPECIFIC CODING page 134

9.1 Identity area introduction

9.2 T1 - Spine

9.3 T2 - Suburban spine

9.4 T3 - Urban neighbourhood

9.5 T4 - Suburban neighbourhood

9.6 T5 - Longstanton edge

9.7 T6 - Water park edge

10 COMMERCIAL & COMMUNITY BUILDINGS page 172

10.1 Mixed use centre

10.2 Primary school

10.3 Sports hub

10.4 Employment areas

11 DELIVERY & PHASING Page 182

Appendix 1: Compliance with condition 8 of outline planning permission for Phase 1

PART 03 PHASE 1 PRIMARY INFRASTRUCTURE

05 PHASE 1 page 54

5.1 Phase 1 site and context

5.2 Phase 1 vision

5.3 Phase 1 scheme

06 MOVEMENT page 62

6.1 Walking network

6.2 Bicycle network

6.3 Public transport

6.4 Streets hierarchy

6.5 Dedicated busway

6.6 Primary streets

6.7 Secondary streets

6.8 Tertiary streets / mews

6.9 Speed management

6.10 Street trees

6.11 On street parking

07 HIGHWAY PUBLIC REALM page 94 7.1 Squares

7.2 Materials

FIGURE LIST

PART 02 TOWN WIDE CODINGPART 01 INTRODUCTION & VISION

Figure 3.1 Landscape structure

Table 3.1 Landscape structuring elements

Figure 3.2 Urban form diagram

Table 3.2 Townscape structuring elements

Figure 3.3 Figure 3.3 Typical street section

Figure 3.4 Street hierarchy diagram

Table 3.3 Streetscape structuring

elements

Figure 4.1 Character districts

Figure 4.2 North character district

Figure 4.3 Key routes

Figure 4.4 Landscape

Figure 4.5 School catchments

Figure 4.6 LEAP & NEAP catchments

Figure 4.7 Sports hub

Figure 4.8 Drainage and topography

Figure 4.9 Indicative design of

neighbourhood centre

Figure 4.10 Indicative 3D view of massing

on Longstanton edge

Figure 4.11 Location plan - Longstanton

edge

Figure 4.12 Indicative plan Longstanton

edge

Figure 4.13 Indicative 3D view of water park

edge

Figure 4.14 Location plan - water park

Figure 4.15 Indicative plan water park edge

Figure 4.16 Central character district




Figure 4.21 Sports hub Figure 4.20 LEAP &

NEAP catchments


Figure 4.23 Artist’s impression - Indicative

sketch of town centre market

square

Figure 4.24 Location plan - town centre

Figure 4.25 Indicative plan local centre

Figure 4.26 Indicative 3D view of massing in

town centre

Figure 4.27 Indicative 3D view of massing in

former barracks

Figure 4.28 Block layout of former barracks

area

Figure 4.29 Indicative plan former barracks

Figure 4.30 Indicative section Rampton Drift

edge

Figure 4.31 Location plan - Rampton Drift

edge

Figure 4.32 Indicative plan Rampton Drift

edge

Figure 4.33 South character district




Figure 4.37 LEAP & NEAP catchments

Figure 4.38 Sports hub


Figure 4.40 Indicative plan neighbourhood

centre

Figure 4.41 Indicative plan Oakington edge

Figure 4.42 Indicative plan water park edge

Figure 4.43 Indicative 3D sketch of

Oakington edge

Figure 1.1 Framework master plan

PART 03 PHASE 1 PRIMARY INFRASTRUCTURE PART 04 PHASE 1 CODING

Figure 8.1 Indicative block layout

Figure 8.2 Clearly defined public - private

edge

Figure 8.3 Minimum distance from back to

back units

Figure 8.4 Busway and primary routes

Figure 8.5 Green infrastructure

Figure 8.6 B1050 & local centre

Figure 8.7 Green infrastructure plan

Table 8.1 Green infrastructure

Figure 8.8 Indicative section showing

cycle /pedestrian bridge across

greenway

Figure 8.9 Play area catchments

Table 8.2 Play area components

Table 8.3 Summary of approved play

provision across the new

development

Table 8.4 Cycle parking

Figure 8.10 Parking arrangement for public

realm – diagonal

Figure 8.11 Approved garage dimensions

Table 8.5 General site wide parking

arrangement principles

Table 8.6 Bins and utilities

Figure 8.12 Primary street

Figure 8.13 Secondary street

Figure 8.14 Shared space

Table 8.7 Materials & treatment

Figure 9.1 Identity areas

Figure 9.2 Regulating plan

Figure 9.3 Indicative sketch showing

grouping of typologies

Figure 9.4 Illustrative plan - spine

Figure 9.5 Illustrative section through the

spine




Figure 9.8 Illustrative plan - suburban spine

Figure 9.9 Illustrative section through

suburban spine identity area




Figure 9.12 Illustrative plan - urban

neighbourhood

Figure 9.13 Illustrative section through urban

neighbourhood identity area




Figure 9.16 Illustrative plan - suburban

Figure 9.17 Illustrative section through the

suburban identity area




Figure 9.20 Illustrative plan - Longstanton

edge

Figure 9.21 Illustrative section through

Longstanton edge




Figure 9.24 Illustrative plan - water park edge

Figure 9.25 Illustrative section through water

park edge identity area

Figure 10.1 Indicative land use plan of the

local centre

Figure 10.2 Indicative sketch plan of primary

school site

Figure 10.3 Indicative sketch plan sports hub

Figure 10.4 Employment area

Figure 10.5 Indicative arrangement layout

Figure 10.6 Indicative arrangement section

Figure 5.1 Site constraints plan from DAS

Figure 5.2 Phase 1 vision plan

Figure 5.3 Illustrative sketch master plan

Table 6.1 Walking routes

Figure 6.1 Indicative strategic walking

routes and linkages

Table 6.2 Cycle routes

Figure 6.2 Indicative strategic bicycle

routes and linkages

Table 6.3 Public transport

Figure 6.3 Indicative strategic public

transport diagram

Table 6.4 Street hierarchy

Figure 6.4 Street hierarchy diagram

Figure 6.5 Section - dedicated busway with

local road

Figure 6.6 Plan - dedicated busway with

local road

Figure 6.7 Section - dedicated busway with

rear parking

Figure 6.8 Plan - dedicated busway with

rear parking

Figure 6.9 Section primary street

Figure 6.10 Illustrative view of primary street

Figure 6.11 Section secondary street

Figure 6.12 Illustrative view of secondary

street

Figure 6.13 Section tertiary street type 1

Figure 6.14 Section tertiary street type 2

Figure 6.15 Illustrative view tertiary street

type 1

Figure 6.16 Illustrative view tertiary street

type 2

Table 6.5 Street trees

Table 6.6 On street parking

Table 7.1 Squares

Figure 7.1 Diagram showing public squares

location

Figure 7.2 Illustrative sketch design







01 INTRODUCTION

6

PART 01

Introduction& Vision

01 INTRODUCTION 1.1 Purpose of the document

1.2 Planning context

1.3 Code structure and use of document

1.4 Review

1.5 The site and context

02 VISION 2.1 A 21st century Cambridgeshire town

INTRODUCTION 01

7

PART 01

Introduction& Vision

01 INTRODUCTION

8

1.INTRODUCTION

INTRODUCTION 01

9

Cambridge

Ramsey

Cottenham

Northstowe

Cambridgeshire Guided Busway(CGB)

March

St IvesHuntingdon

Ely

Longstanton

Oakington

Towns / settlements marked in red are used for contextual analysis to determine key aspects of Northstowe.

01 INTRODUCTION

10

1.1 Purpose of the document

1.2 Planning contextSouth Cambridgeshire Local Development Framework (LDF)

The LDF is a suite of documents adopted by South Cambridgeshire District Council (SCDC) which together guide development in South Cambridgeshire. It includes the Core Strategy, Development Control Policies Development Plan Document (DPD), a series of Area Action Plans, a Site Specific Policies DPD, a Proposals Map, Supplementary Planning Documents, a Local Development Scheme, Statement of Community Involvement and Annual Monitoring Report.

Core Strategy, January 2007The Core Strategy sets out the overall approach to development in the district and allocates Northstowe new town for the development of up to 10,000 homes.

Northstowe Area Action Plan (NAAP), July 2007SCDC formally adopted the NAAP, which forms the principal planning policy framework guiding the delivery of Northstowe, in July 2007.

Northstowe Development Framework Document (DFD), August 2012The DFD, prepared in accordance with the NAAP, was endorsed by the NJDCC on 20 July 2012. The final document was published in August 2012.

The DFD refreshes the master plan for Northstowe by making it relevant to today’s circumstances. It also defines the rationale and structure for Northstowe’s planning and delivery as a comprehensive development and enabled phase 1 to come forward

as part of an integrated whole whilst providing place making principles and guidance for individual phases of development.

The spatial planning and urban design principles of the DFD are founded on the vision, development principles and policies of the NAAP. In undertaking a comprehensive master plan review and preparing the DFD, account was taken of more recent and emerging changes in national and local planning policy and of current and likely future economic circumstances.

As a consequence, the proposal for Northstowe was strengthened and brought up-to-date to ensure a viable scheme creating a sustainable community. The new town is to be built to high standards of design and layout within a framework of green infrastructure comprising formal and informal open space and wildlife habitat corridors.

Northstowe DFD Addenda, October 2012

In response to comments raised by the NJDCC on 20 July 2012, two addenda were prepared to support the DFD, titled:

• An exemplar of sustainable living – which sets out the exemplar, unique and special aspects that Northstowe aspires to achieve

• Phasing and delivery strategy – which sets out the broad strategy for delivery of the town

Both documents were endorsed by the NJDCC on 4 October 2012.

Phase 1 outline planning permission and design code

The outline planning permission (SCDC ref: S/0338/12/OL) includes a condition (no. 8) requiring the preparation of a Design Code for the Phase 1 development. This document addresses all the matters raised in that planning condition, as set out within appendix 1. Future reserved matters applications for Phase 1 All reserved matters submissions will need to take the design code into account alongside other material considerations, and are required by condition 8 of the outline planning permission to be accompanied by a statement demonstrating compliance with the code. Outline planning applications for future phases of Northstowe Alongside the DFD, parts 1 and 2 of the code should be used to inform proposals and related outline planning applications for future phases of Northstowe.

The design code sits within a set of documents, all of which contain design guidance. These comprise:

• Northstowe Area Action Plan (NAAP)• Development Framework Document (DFD)• Phase 1 Design and Access Statement

Part 1(introduction & vision) and part 2 (town wide coding) of the document are intended to bridge the gap between the design guidance provided within the Development Framework Document (DFD) and

to provide town wide design guidance on strategic issues from which detailed design codes can be developed as individual phases of Northstowe come forward after phase 1. Part 3 and part 4 of the document provide design guidance for the first phase of Northstowe and only cover design matters relevant to the outline consent for phase 1.

The process and structure of the design code is in accordance with the councils’ Informal Guidance Note, Design Codes for Strategic Development

Sites within the Cambridge Fringe areas and Northstowe. This was adopted by the Northstowe Joint Development Control Committee (NJDCC) on 28 November 2012.

INTRODUCTION 01

11

The code comprises four sections: • Part 1 - Introduction and Vision • Part 2 - Town wide coding • Part 3 - Phase 1 primary infrastructure coding• Part 4 - Phase 1 coding

This code aims to achieve a balance between the need to ensure high standards of design and an appropriate degree of flexibility to respond to the potential changes across the development period.

The code sets out the minimum standard which the proposed development must achieve, focusing on quality and inspiration. Most instructions are mandatory, indicated by the words ‘shall’,’must’ and ‘will’. The words ‘may’ and ‘can’ indicate discretionary advice and are accompanied by the symbol G. Graphic material used to demonstrate strategic principles are illustrative only.

1.3 Code structure & use of document

1.4 ReviewThe Phase 1 code will be reviewed as appropriate:

• Alongside any review of the DFD • Two years from the commencement of the first reserved matters

application• Following any changes to the national or local policy framework that

would impact on the design codes• As required in the light of experience in use, or unforeseen factors which

the design code could not have addressed

G

Figure 1.1 Framework master plan Source: DFD

Town centre

catchment

Local centre

catchment

Longstanton

Oakington

Rampton

Drift

Future link to A14

PS

PS

PS

PS

SS

PS

PS

PS

Strategic footpath / cycle links to neighbourhoods

Attenuation ponds (additional ponds north of the A14)

Potentially retained buildings in old barracks area

Existing trees within former barracks area

Allotments

Listed pillboxes

Bus stops on dedicated busway

Secondary school site

Primary school sites

Sports hubs

Existing settlements

Green infrastructure, existing and proposed key vegetation, greenways, green buffer & linear park

SS

PS

Residential development areas

Employment

Movement network of primary and secondary streets

Dedicated busway

Town centre & local centres

Schools / education buildings

0 100 200 500m

01 INTRODUCTION

12

1.5 Site context

Aerial view of site circa 2007

The site of Northstowe benefits from its strategic location on the route of the high speed transport corridor of the Cambridgeshire Guided Busway (CGB) between Cambridge and Huntingdon.

The immediate context is formed by the existing settlements of Longstanton to the west of the site and Oakington to the south.

The site is generally open in character with a combination of varied agricultural fields with groups of substantial vegetation; a former airfield and barracks area, the latter with formal planting and a tree lined avenue; and a golf course with footpaths providing linkages and connections through the site.

Longstanton

Rampton Drift

CGB (Cambridgeshire G

uided Busw

ay)

Oakington

INTRODUCTION 01

13

02 VISION

2. VISIONNorthstowe will be a vibrant 21st century town with a strong local identity. It will combine the best historic characteristics of local settlements with provision for more sustainable patterns of living and lifestyle choices. Northstowe will be built to high environmental standards and will be flexible to provide the opportunity for some development parcels to reflect new and future advances in sustainable design

The vision for Northstowe reflects the Cambridgeshire Quality Charter for growth which promotes planned growth of sustainable and vibrant new communities in accordance with four themes:

COMMUNITY

CLIMATE

CONNECTIVITY

CHARACTER

The vision also accords with the approach outlined in both the ‘Northstowe Development Framework Document Addendum: An exemplar of sustainable living’ and the ‘Northstowe Vision: A Strategic Action Framework’.

14

VISION 02

15

02 VISION

2 1 s t c e n t u r y t ow

n o

f Cam

bridgeshire Thriving com

mu

nit

y i

n t

r ad i t i

o n a l s e t t i n g

Walkableneighbourhoods cycle networkLocally distinct vernacular

materials/forms

Strong green infrastructure

Community living

Family living

Market town - traditional high street

Food production

TRADITIONAL INFLUENCE

Northstowe

Residential street designed to a human scale

Local market brings temporary activity to the street

Church at the centre of the community

A public square which can facilitate a variety of uses

16

VISION 02

2 1 s t c e n t u r y t ow

n o

f Cam

bridgeshire Thriving com

mu

nit

y i

n t

r ad i t i

o n a l s e t t i n g

Walkableneighbourhoods cycle network

Healthy living

Cambridgeshire Guided Busway - smart & sustainable transport system

Renewable energy

Energy conservationFabric first

Ecological habitat protection

Superfast broadband

Water and waste management in an environmentally responsive way

Northstowe

21ST CENTURY INFLUENCE

New housing generated by energy saving priorities

Prioritising public transport accessibility

Schools increasingly at the centre of the community

Multi-use community buildings

17