Residential Design Guidance - Wycombe€¦ · residential-design-guidance If you have any questions about this document please contact: Jonathan Crowhurst on 01494 421828 or [email protected]

Residential Design Guidance

This Guidance applies to all new residential development in the District.

It aims to ensure that all new residential development we build is designed well, contributes positively to the area and is great to live in for years to come.

Consultation Draft25 July 2016

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Contents

3 0.1 How to comment on this guidance 4 0.2 Status of this guidance 5 0.3 How to use this Guide7 0.4 How this document was prepared

9 1 Character10 1.1 Designing to improve or reinforce character 11 1.2 Character traits checklist12 1.2 Character traits glossary14 1.3 Character reference and studies15 1.4 Responding to Wycombe’s unique character

19 2 Connections and movement20 2.1 Understanding connections and movement21 2.2 Integrating with existing areas22 2.3 Walkable and legible neighbourhoods23 2.4 Perimeter blocks and servicing24 2.5 People Friendly Streets

27 3 Green Infrastructure28 3.1 Integrated open spaces29 3.2 Enhancing biodiversity30 3.3 Sustainable urban drainage31 3.4 Integrating existing trees and other vegetation32 3.5 Planting new trees33 3.6 Landscape Treatment

35 4 Parking Design36 4.1 Parking to support street activity37 4.2 Preferred Parking arrangements40 4.3 Rear shared parking41 4.4 Parking that serves residents and visitors42 4.5 Reducing the visual impact of parking43 4.6 Garages; undercroft and underground parking

45 5 Building Relationships46 5.1 Active fronts and private backs47 5.2 Achieving active frontages48 5.3 Achieving privacy49 5.4 Achieving good private amenity50 5.5 Achieving a good outlook51 5.6 Achieving attractive boundaries 53 6 Flat Design54 6.1Singleaspectflats55 6.2Groundfloorflats56 6.3Privateamenityspaceforflats57 6.4Communalspaceforflats58 6.5Carparkingandstorageforflats59 6.6 Flat entrances and corridors

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0.1

The Council is consulting on this supplementary planning document and welcomes any views you have on the contents.

The public consultation period for this document is eight weeks from 25th July 2016 to 16th September 2016. Representations are invited and should be sent by the 16th September 2016 to:

Jonathan CrowhurstWycombe District Council, Planning and SustainabilityQueen Victoria Road,High Wycombe, Bucks, HP11 1BB.

Alternatively, you can email comments to [email protected]

Or you can use our online form at www.wycombe.gov.uk/consultation-draft-residential-design-guidance

If you have any questions about this document please contact:Jonathan Crowhurst on 01494 421828 or [email protected]

When public comments have been received and considered, this document will be amended, and then adopted as a document supplementary to the Local Plan and the Core Strategy.

It is hoped that this guidance will be adopted by the Council in the autumn of 2016.

This consultation overlaps with the consultation on the Draft Wycombe District Local Plan. If in looking at the detail of this Guidance you want to also make comments on the Local Plan Policy it relates to you can still do so by the 16 September 2016. These comments will be included in the draft Wycombe District Local Plan consultation.

How to comment on this guidance

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Status of this guidance 0.2

This guidance is underpinned by national polices:

• National Planning Policy Framework• Planning Practice Guidance

Further guidance is provided in design publications including:

• Manual for Streets 1 & 2 (2007 & 2010)

• Building for Life 12• Urban Design Compendium

Vol. 1 & 2 (Homes and Communities Agency)

• BS5837 (2012) Trees in relation to design, demolition and construction

This SPD shows in detail how to achieve the design quality required from Policy DM34 in the new Wycombe District Local Plan which is planned to be adopted in 2017

Before the new Local Plan is adopted this SPD also relates to polices contained in the Delivery and Site Allocations Plan, Core Strategy and Local Plan which relate to residential development. This SPD expands upon

these polices showing how they will be implemented.

In particular it follows key principles contained in Policies CS19 and G3:

• High standards of design and layout to be achieved including the creation of positive, attractive and safe public and private environments.

• Development proposals to achieve a high standard of design and layoutthatrespectsandreflectsthe local urban and rural context so as to maintain and reinforce its distinctive character.

Once the new local plan is adopted the references in this SPD will be updated to refer to the new Wycombe District Local Plan and the Delivery and Site Allocations Plan only.

There are also a range of other guidance documents that may be relevant to residential development:

Supplementary planning documents:

• Chilterns Building Design Guide & technical notes

• HousingIntensificationSPD

Guidance/ advice notes:

• Buckinghamshire Parking Standards• Waste Management Advice Note • Hedgerow Advice Note• River Wye Advice Note• Wildlife Advice Note• Landscape Advice Note • Biodiversity and Planning

in Buckinghamshire • Buckinghamshire

Biodiversity Action Plan• Buckinghamshire and Milton Keynes

Green Infrastructure Delivery Plan

Development briefs which relate to specificsites

• refer to the Wycombe District Council website

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Aims of the Guidance

This guidance updates and replaces the current residential design guide contained within Appendix 1 of the adopted Local Plan (as amended July 2013).

It applies to all new residential development in the District.

It aims to ensure that all new residential development we build is designed well, contributes positively to the area and is great to live in for years to come.

0.3How to use this Guide

However this guidance is not intended to cover all aspects of design. It deals with the issues that are seen as being most important for Wycombe District including:

• Character• Connections and Movement• Parking Design• Building relationships• Flat Design

Further sections will be added covering different aspects of design in due course as resources allow, such as:

• Understanding context• Integrated design details • House design• Extension design

This guidance does not replace the Housing Intensification SPD which remains in force.

Structure of the Guidance

This Guidance contains the nuts and bolts of design principles that every scheme should adhere to. In summary these are:

Character - creating a place with its own identity.

Continuity and enclosure - creating a place where public and private spaces are clearly distinguished.

Quality of the Public Realm - creating a place with attractive and outdoor areas.

Ease of movement - creating a place that is easy to get to and move through

Legibility - creating a place that is easy to understand.

Adaptability - creating a place that can change easily.

Diversity - creating a place with variety and choice.

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How each section is organised

Each section starts with a text box that contains a short summary of the design guideline. This is followed by why the guideline is considered important and guidance on how to achieve it in practice.

For ease of reference each design guideline has been given a code, and each explanatory paragraph a number.

Its also contains references on where to get further information and links to both national and local policies that underpin the guidance. Colour coded policy references are given in the margin:

References to National Planning Policy Framework paragraphs

References to current Delivery and Site Allocations Plan, Core Strategy and Local Plan Polices.

References to the Draft Wycombe District Local Plan Polices

Using the guidance.

All applications that include residential development will be assessed using this guidance.

Theseguidelinesarenotintendedtostiflegood design and innovation.

Favourable consideration to other approaches will be given where designers can demonstrate their proposals follow the same principles and outcomes outlined in this guidance.

Although this guidance has been written to guide the design of residential development, it contains principles that can be applied to all types of development. So it will be used to judge the design quality of other development where appropriate.

0.3How to use this Guide

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0.4

Thisfirstdraftoftheguidancewasprepared following a review of the current guidance and draws on the principles contained in a number of key national guidance documents which are referenced throughout the guidance.

It also draws on workshops, a tour of recent developments and a resident’s survey:

Workshops

We have carried out a series of workshopswithmembers,officersandstakeholders in the spring and summer of 2013. The issues we focused on were:

• parking• amenity space• what the new guidance should cover

Quality Counts Tours

The 2013 ‘Quality Counts’ tour focused on residential design, visiting a number of recently completed residential schemes in Wycombe and Aylesbury Vale.

The 2014 ‘Quality Counts’ tour focused on architectural design visiting a number of schemes in Wycombe District

The 2015 ‘Quality Counts’ Tour focused on design and layout issues of major housing developments visiting four sites in South Oxfordshire.

The 2016 ‘Quality Counts’ Tour focused on contemporary residential design visiting a number of sites in Cambridge

Residents Survey

In 2013 we carried out a survey of approximately 1000 residents of recently completed developments in the district.

Details of the workshops, Quality Counts Tours and survey are available on our website

How this document was prepared

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Section 1Character


If we are to build new developments that look, feel and function as if they belong in the place they are built, we need to have a good understanding of the character of the area.

This preparation is vital but often overlooked. This section provides a summary of the information that will be required to achieve this understanding.

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All new residential development will improve or reinforce the existing character of the place it is part of

What is character?

01 Character is a pattern or repeated trait that defines a places identity. It’s an essential element or elements that if transgressed dilutes the quality of an area. The key to a successful newdevelopmentistofindwhattheseessential ingredients are and make sure theyarereflectedinthenewdesign.

02 Character is not just about the appearance of a building. It can be seen at different levels of scale from the wider landscape down through settlement pattern, streets, open space, trees, plot patterns and sizes, buildings, materials and details. Together they provide a framework within which new development sits and should respond to.

03 Every place has a character, albeit in some areas this may be simply an underlying pattern or structure. Even in areas with a simple or ordinary character new development of the wrong character can adversely affect quality.

Designing to improve or reinforce character

04 Designing to improve or reinforce character does not imply to copy what is already there, creating something that is “in keeping”. It is instead about reinterpreting the essential positive character traits that define the place. Character is not the same as style or about traditional versus contemporary. It’s about designing buildings and spaces that feel of the place.

05 Contrast can be good. There are some places where character can be ignored or changed, but there need to be good reasons for doing so. For example, in some key locations where something different would aid legibility and place making or where the proposal is of particular high architectural quality.

06 However for most schemes we are just lookingforsomethingthatfitswiththecurrent place. Buildings that quietly contribute to the sense of place improving its character.

1.1Designing to improve or reinforce character

What about areas that seem to have little character?

07 In many suburban areas the question can be asked “what character do we use as there is there is no positive character or the character is mixed or non-descript?”

08 Intheseareasitcanbehardtofindanyobvious positive character traits, but they are often there you just have to look at a deeper level than just the surface appearance to the underlying structure and scale of the place.

09 In these areas new development can makeasignificantcontributionbyreinforcing the positive aspects of the existing character and creating new positive characteristics.

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Character traits checklist

Where do you look for character?

10 What you look for depends upon the size and scale of development. Like zooming into a picture, there are differing levels of resolutions:

• an extension – look at the house you are extending• one or two housesoroneortwoflattedblocks–lookatthe

street you are building in• a group or new street of dwellings – look at the surrounding

streets• a development of several streets - look at the whole

neighbourhood/ village/ town.

11 The Character Traits Checklist shows what is important to reference at each of these scales of development. For more information about each character trait listed here please refer to the character traits glossary located on the next three pages.

12 For each trait describe what the existing positive character is and then decide how the new development should reference it.

Character trait Hou

se

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or F

lat

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up o

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reet

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tree

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Nei

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Settlement Scale Settlement pattern * *

Street pattern * * * Open spaces * *

Topography * * *Trees and Landscape features * *

Views/ landmarks * *Ecological Networks * *

Street scale Plot arrangement * * * *

Plot size * * * * *Plot width * * * * *

Street width to building height ratio * * * *Parking arrangement * * * * *Building arrangement * * * *

Gaps between buildings/ distance to boundary *

* * * *

Trees/ Soft Landscape/ Boundary treatments

* * * *

Built footprint * * * * *Common Building line * * * * *

Building scale Building heights * * * * * *Building shape * * * * * *

Roof arrangement/ shape/chimneys * * * * *Window sizes/ configuration * * * * *

Eaves details * * * * *Doors * * * * *

Local traditional methods of construction * * * *Any predominant age/ style of buildings * * * * * *

Predominant building materials * * * * * * *Predominant surface materials * * * * *

Predominant plant species * * * * *

Key Subject does not normally

ylppa

* Important Subject is directly applicable in majority of

snoitautis

** Very important Subject has a key specific and important pertinence to this type of development

Character trait Hou

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or F

lat

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ks

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reet

Seve

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ts

Nei

ghbo

urho

od

Settlement Scale Settlement pattern * *

Street pattern * * * Open spaces * *

Topography * * *Trees and Landscape features * *

Views/ landmarks * *Ecological Networks * *

Street scale Plot arrangement * * * *

Plot size * * * * *Plot width * * * * *

Street width to building height ratio * * * *Parking arrangement * * * * *Building arrangement * * * *

Gaps between buildings/ distance to boundary *

* * * *

Trees/ Soft Landscape/ Boundary treatments

* * * *

Built footprint * * * * *Common Building line * * * * *

Building scale Building heights * * * * * *Building shape * * * * * *

Roof arrangement/ shape/chimneys * * * * *Window sizes/ configuration * * * * *

Eaves details * * * * *Doors * * * * *

Local traditional methods of construction * * * *Any predominant age/ style of buildings * * * * * *

Predominant building materials * * * * * * *Predominant surface materials * * * * *

Predominant plant species * * * * *

Key Subject does not normally

ylppa

* Important Subject is directly applicable in majority of

snoitautis

** Very important Subject has a key specific and important pertinence to this type of development

Character Traits Checklist

1.2UsetheCharacterTraitsChecklisttofindthekeypositive character traits that the new development should reference

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Settlement Scale:

Settlement pattern: how the local district is laid out – there are various common patterns including…linear; radial; etc.

Street pattern: how the streets within the settlement are laid out e.g. grid; deformed grid; cul-de-sacs etc.

Open spaces: size and shape of public open spaces and where they are located

Topography: analysis of levels and slopes and how the buildings and streets relate to it

Trees and Landscape features: woodlands; trees; hedges; water bodies etc. and how they relate to the settlement pattern and local character

Views/ landmarks: where development is centred on particular important views or vistas e.g. West Wycombe Road and view to Mausoleum.

Ecological Networks: Habitats and ecological corridors

Street scale:

Plot arrangement: how the plots are arranged within the urban block

Plot size: whether there is a common pattern to the size of plots e.g. often there are subdivisions of the original structure

Plot width: whether there is a common pattern of the widths of individual plots

Street width to building height ratio: This ratio is important to how enclosed the street may feel (see UDC vol. 1 p88)

Parking arrangement: Whether parking is on street; to the rear or on plot to the side for example. Parking can have a considerable effect upon the appearance, function and spatial characteristics of an area.

Building arrangement: Where the buildings are placed in relation to the plot and each other (such as detached; semi; terrace; pavilion/ standalone etc. and placed directly adjacent to the street or offset to accommodate a garden etc.)

Gaps between buildings/ distance to boundary: average widths of space between dwellings and distances of building edge to boundaries

Trees: their size and scale in relation to building size and street width as well as characteristics associated with particular species

Soft Landscape: public spaces and soft landscape treatments to garden boundaries, trees in gardens

Boundary treatments: what type and common heights for rear and fronts

Built footprint: the proportion of the plot that is covered by buildings – can often be expressed in percentage terms or as a ratio

Common Building line: the fronts of dwellings often follow a common line setback from the road.

Character traits glossary 1.2

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Building scale

Building heights: height from ground level to ridge in metres. Storey heights can be misleading due to variation in floortoceilingheights

Building shape: proportions of buildings and predominant plan form or footprint e.g. narrow/ wide/ square

Roof arrangement/ shape/chimneys: angle of roof pitch; deep or shallow ridges; use of gables/ hips and half hips/ dormer shape and size / chimney frequency

Window sizes/ configuration: The proportion of the windows; arrangement of glazing bars and how the windows are arranged in the elevation.

Eaves details: Depth and height of eaves and whether open/ boxed or extended

Doors: Where the front doors are commonly placed in relation to the rest of the building and street.

Local traditional methods of construction:e.g.flintwalls

Any predominant age/ style of buildings: e.g. Victorian; 1930’s

Predominant building materials: both in terms of type and colour and any predominant pattern or way they are put together, also about how much variation there is between adjacent buildings

Predominant surface materials: footpaths; drives & roads both colour and type of material

Predominant plant species: species of treesandhedgesandothersignificantshrubs

Character traits glossary (cont) 1.2

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Character Studies

13 Where there is no current statement of character to draw from, the Design and Access Statement should identify the essential elements of existing positive character that the new scheme will reference using the character traits matrix as a template. For larger schemes a Character Study will be needed to inform the Statement.

14 Character studies help to demonstrate an understanding of the existing character and show how the proposal has taken this into account, delivering an improvement to the amenity and character of an area. The study should be succinct and is best communicated on illustrated plans with notes.

15 There are many areas within Wycombe for which character has already been defined.InsuchareastheDesignandAccess Statement (where it is required) should clearly state how the scheme respondstothealreadydefinedpositivecharactertraitsidentified.

16 ThisstatementshouldlistalltheCharacterTraitsidentifiedusingtheCharacter Traits Checklist, a Character Study (see box opposite) should be provided for larger sites.

17 As well as looking at the site and its surroundings, the following documents/ websites should be used for character reference where applicable:

• ConservationAreaAppraisalsfordefinitionofcharacterwithinandadjacenttotheseareas.

• Listing descriptions – available through the heritage gateway website http://www.heritagegateway.org.uk/gateway/

• Chilterns Building Design Guidance• Village Design Statements• Development frameworks/ briefs/ S.P.Ds• Historic Town Assessments (for Princes Risborough, High Wycombe and Marlow)• Landscape Character:

• National Landscape Character Assessment• County Landscape Character Assessment (Bucks Landscape Plan 1999,

available on Bucks County Council website)• District Landscape Character Assessment (available on our website)

• Ecological information:• Biodiversity and Planning in Buckinghamshire (available on the County Council

Website)• Green Infrastructure Networks (available in the DSA and on the County

Council Website)• Buckinghamshire and Milton Keynes Natural Environment Partnership Website

Character reference and studies 1.3Include a short statement identifying the essential positive characteristics that the new scheme will reference.

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Responding to Wycombe’s unique character 1.4

Avoid false roof pitches, crown roofs and large bulky roofs.

18 As much of Wycombe is set within valleys, views down onto buildings make an important contribution to the distinctive identity of the place and so this aspect should be carefully considered.

19 Where roof-scape is visible, for example, in a valley bottom location, the following guidance should be followed:

• The roof form is part of the overall design concept and roof plans and three-dimensional views may be required to assess proposals.

• Building elements should have narrow spans (up to 7metres deep) so that large bulky roofs are not created. Where a large span is unavoidable, a multiple-pitch approach or projecting

gables or rear wings should be used in preference to crown roofs.

• False roof pitches and crown roofs, may often be inappropriate due to views from surrounding areas and can create odd wall to roof proportions. Where they are used the flatroofshouldbebelowtheridge.

• Flatroofsshouldbefinishedinmaterials that are recessive and avoid plant and other services where visible from surrounding areas. Green roofs should be considered and can contribute to SuDs.

Avoid bulky roofs. When a large span is unavoidable using a multiple pitched roof

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20 Most of Wycombe District is within the dry valley portion of the Chilterns AONB. A small areatothenorthfallswithintheflatteropenlandscapeoftheValeofAylesburywhileasmall portion to the south falls within the Thames Valley.

21 Wycombe District is dominated by distinct topography. The guidelines C4, C5 and C6 show howthisuniquecontextshouldbetakenintoaccountwhendevelopinginvalleyfloors,valley sides, hill tops, plateaux and other prominent locations.

Where unavoidable, the flat part of a crown roof should be below the ridge

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1.4Take full advantage of the design opportunities afforded by sloping sites, minimising the use of retaining walls and level terraces.

22 Much development in Wycombe is on sloping ground so it is vital that levels are considered properly. Too often sites are developed in an awkward manner as designssuitedforaflatsiteareimposedon sloping sites using ugly retaining walls and over-large terraces.

23 Rather than seen as a constraint, this should be used as a design opportunity to create innovative solutions. Advantage may be taken of the design opportunities given by sloping sites, such as the use of split levels; use of mini pile foundations and creation of partly underground storage accommodation.

24 There is no particular rule for developing either along or across the slope, as both types are common within the District, but the following guidelines will help to achieve the best solution on sloping sites:

• In order for the development along oracrossaslopetofitagainstthehillside, it should be integrated into the slope rather than ‘built up’ to provide a level surface.

• When using retaining walls on sloping sites, care must be taken to avoid compromising the aspect, freedom from shade or enclosure, to allow viable amenity space.

25 If building up from the slope is unavoidable, use can be made of the lower half level, for example, for parking or utility rooms, cut partly into the slope.

• Fitting the building into the slope becomes particularly critical on steeper slopes, and when the development is towards the tops of the hills, normally above the 100m contour line, to minimise the visual impact.

How to fit the building into the slope

Responding to Wycombe’s unique character

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1.4Ensure views are not adversely affected in hilltop, ridgeline and valley side locations.

26 Where residential development is proposedwithinvalleysidesorfloorsorupon prominent hilltops or ridgelines the following design considerations need to be taken into account:

• The impact of the extent, height androofprofilesofnewresidentialbuildings.

• The prominence and distant visibility of new housing.

• The need for tree and woodland planting and preservation in the area of development.

27 To assess the visual impact of proposed development the following information will be needed:

• Cross Sections• Detailed levels surveys

28 The following information may also be required:

• Detailed roof plans• Visual impact assessments

29 Reducing the visual impact can be achieved, for example by following design principles:

• Heights of buildings on the valley sides generally following the underlying topography.

• Maintaining or planting new tree lines/ woodlands on ridgelines/ and shoulders.

• Usingviewsofsignificantculturalorcivic buildings to inform the heights of new development e.g. the All Saints church tower in the town centre.


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Heights of development following the underlying topography

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1.4Use good quality and locally appropriate materials


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30 Traditional buildings in the Chilterns were of locally available materials, such asflint,clayandhardwood.Referencethis tradition in new buildings by the use of good quality and locally appropriate materials.

31 High Wycombe and other urban areas now display a variety of materials which new buildings can reference where appropriate:

32 New buildings can include non-traditional items or innovative forms of architectural expression or those more suited to the changing climate e.g. timber.

33 Modern equivalents of the more traditional materials may be acceptable, particularly where these are of good quality, and approximate well to the appearance and characteristics of the original materials in the locality.

34 In more rural areas the predominance is orange/red brick, and plain tiled or slate roofs. For more details please refer to the Chilterns AONB Building Design Guide.

35 The use of flint is still widespread in the more rural areas, and is appropriate to such locations when it is detailed correctly. However the introduction of flintintoanotherwisepoordesigndoesnot make it acceptable. Random token panelsofflintshouldbeavoidedasshould the use of pre-cast panels. For more details please refer to the Chilterns AONB Building Design Guide Chilterns Flint Supplementary Technical Note.

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36 Local character should be considered when selecting hard and soft landscape materials, using for example either native or locally characteristic species or selecting predominant boundary types. For more details please refer to the Chilterns AONB Design Guide Chapter 3.

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Section 2Connections and

movement


This section is about how a development connects to the surrounding neighbourhood. Often we think of plans when layout is discussed, but it is as much to do with

topography, built form and landscape. After all we are not just designing a street map but a three dimensional place. How the plots and buildings are arranged will decide whether the place feels like a street; a courtyard or a bland estate road, how legible the place is,

how safe it is and above all how great a place it is to live in.

The importance of getting the layout right should not be underestimated as it will be set forgenerationstocome.Thisisbecauseitdefinesthepatternoflandownership;and

routes of roads and services which make it very resistant to change other than through subdivision into smaller plots.

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Start every new layout with a clear understanding of existing connections and movement

Movement Analysis Plan

37 Understanding how people access and move through the site and surrounding area is essential to integrating new development into the wider area. It will show the best places to create new accesses and routes. This movement analysis should be summarised in plan or diagram form and include the following base information:

• Circulation routes for walking; cycling; public transport; and private vehicles

• Existing parking and servicing needs that need to be accommodated

• Existingtrafficlevels• Existing rights of way & footpaths• Legibility of existing routes: Gateways

and points of entry; nodes, views and vistas; hierarchy of routes;

• Barriers to movement e.g. railway lines; rivers; busy roads

• Distances to key facilities

2.1Understanding Connections and Movement

An Example of a Movement Analysis Plan (taken from Riley Road Development Brief)

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Integrating with existing areas 2.2Connect and be integrate new development with the surrounding neighbourhood. Bring the added value of unlocking existing poorly connected areas by providing new and better links and connections.

38 Most people will experience a place by moving through it either by car; cycle or on foot. So, to ensure that new development feels part of the wider community its streets and footpaths must be connected and integrated with the existing street network.

39 This should be summarised in a drawing showing the connections and movement framework. It will then be clear to see how the new development fitsintoitsneighbourhood.

40 This drawing should build on the information contained in the movement analysis (see 2.1) and add to it the proposed connections and routes for the new development. It should include pedestrian; cycle; and vehicular connectionsandsufficientcontextsothat wider connections and locations of local facilities can be seen.

An example of a connections and movement framework (taken from Leigh Street Quarter Development Brief)

Access Points

41 New developments should include a number of access points (vehicular and pedestrian) so that they can be fully

integrated with existing residential areas and provide direct routes to the places people want to go.

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Walkable and Legible Neighbourhoods 2.3Facilitate walking and cycling by minimising walking distances to local facilities.

42 To encourage people to walk rather than use the car, local facilities should be within walking distance. The following maximum walking distances* are recommended:

• Post Box 2-3 minutes (250 metres)• Newsagent 5 minutes (400 metres)• Local Bus Stop 5 minutes (400 metres)• Local Open Space 5 minutes

(400 metres)• Local shops/ health centres and primary

schools 10 minutes (800 metres)

* Distances adapted from Urban Design Compendium pp35

43 Routes that would be unattractive for pedestrians should be discounted. These would include paths that are not overlooked or routes that are cut off by busy roads.

44 Routes don’t just have to follow roads or streets but can follow landscape corridors and open spaces as long as these are overlooked and safe. Appropriate soft landscape treatment and space should be provided along the route to ensure it is attractive to pedestrians.

Make routes through new development logical, direct and easily understood

45 Most people will have experienced the maddening illegibility of many new places due to a confusing and convoluted network of routes and houses that look all the same. This illegibility reduces the sense of connection with surrounding neighbourhoods and cansignificantlyreducethepotentialto promote walking and cycling. It

also has a negative impact upon the distinctiveness of an area.

46 The routes through and within new development must be logical, direct and easily understood – not just on a plan but when walking through the area. This can be achieved by looking at the line of sight making sure you can see through

to the main destinations. Dead ends that are not obvious should be avoided. A regular or deformed grid of streets is a tried and tested way of ensuring legibility andhasbenefitsforservicingproperties.

47 Diagrams showing routes; views and landmarks should be used to demonstrate the proposed layout conforms to this principle.

Regular and deformed/ irregular street grids

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Perimeter blocks and Servicing

Follow a perimeter block structure unless there is a compelling reason not to.

48 The perimeter block structure is now regarded as the most robust and successful way to arrange residential layouts.Itisefficientandpromotesgood connectivity and legibility It clearly distinguishes between public and private realms creating active fronts and private backs. (see also section 5.1)

49 The size of perimeter block can have an impact upon the connectivity of the area

and its character and privacy. Too large a block size can result in impermeable and un-walkable areas, while too small a block size can result in a layout that is too permeable, lacks privacy and is vulnerable to crime.

50 TheHousingIntensificationSPDgivesguidance regarding perimeter block minimum depths when placing new dwellings within an existing block.

Diagram illustrating perimeter block structure

Use connected streets to minimise turning heads and optimise servicing

51 Using connected streets will allow servicing the development to be integrated seamlessly without the need for space hungry turning heads or inconvenient methods of waste collection for residents and refuse collections.

52 This aspect should be considered early on in the design process before the layoutisfixedsothatunworkablelayoutsare dismissed.

53 For more details regarding servicing requirements please contact Buckinghamshire County Highways and refer to the Waste Management Planning Advice Note produced jointly by Wycombe and Chiltern District Councils.

Diagrams showing how

connected streets

reduces need for turning

heads

Connected Streets that aid servicing

Unconnected streets that lead to many turning heads

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People friendly streets - good details 2.5Design residential streets to encourage and facilitate pedestrian movement in accordance with Manual for Streets.

54 Much of this is achieved through the details of street design and is covered in Manual for Streets (MFS) - the national guidance for the design of residential streets publishedin2007.Specificmeasuresarehighlighted below:

• Reducing the speeds of vehicles to 20mph or less: MFS1 6.3.19 page 67 and section 7 pages 79-97

• Providing footpaths of adequate width: MFS1 6.3.22 & 23 page 68

• Providing crossing points directly where people want to cross MFS1 6.3.6 page 64

• Minimising radii of junctions MFS1 6.3.12-14 page 66

• Vehicle crossovers that do not interrupt footpaths. MFS1 6.3.28 & 29 Page 70

• Deterring parked cars from obstructing pedestrian routes by making sure road widths are wide enough for cars to park and that there is adequate parking provided for residents and visitors MFS1 7.2.2 page 79

• Tree planting MFS1 11.3 pages 128-129

M7

35

58

Different widths of footpath to provide for a range of functions (adapted from Manual for Streets)

Driveways interrupting footpath Use of crossovers to maintain footpath

Large radii (e.g. 7m) deflects pedestrian desire line and enables vehicles to turn faster

Small radii (e.g. 1m) maintains pedestrian desire line and vehicles turn slowly (adapted from Manual for Streets)

DM2

DM34

25

People friendly streets 2.5Design residential streets to promote a positive sense of place to make them attractive to pedestrians

55 Some suburban residential street layouts of the past have erred on the side of being too open leading to a lack of a positive sense of place and identity.

Height to width ratio’s

56 A useful way of analysing this aspect is to look at the ratio between the width of a space and the height of the enclosing buildings.

57 Streets with a ratio of height to width of more than 1:3 will feel too open in most residential contexts. This can be avoided by either repositioning of buildings or by using street trees. Street trees will be particularly useful in layouts where car parking requirements result in a wider street to ensure enclosure is maintained.

58 Diagrams showing a section of street can be useful to demonstrate this aspect has been addressed. It can also help to assess the scale and massing of development.

Continuous frontages and common building lines

59 Another method to analyse this aspect is to look at the building lines and frontages along the street. This can easily be illustrated through a street plan marked with the extent of building frontages.

60 In urban locations layouts should aim to achieve predominantly continuous frontages and common building lines.

Mews 1:1 Ratio

Building lines and frontages

M8

58

61

Street 1:3 Ratio

Square 1:6 Ratio

Street trees used to maintain enclosure where buildings are further apart

Acceptable height to width ratios (Adapted from Urban Design Compendium Vol1)

G3

T4

DM2

DM34

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27

Section 3Green Infrastructure


A healthy green infrastructure network plays an important role in creating a residential development that is great to live in, attractive, supports wildlife, offers a range of

recreation and leisure facilities and which is adapted to the extreme weather events predictedastheclimatechanges.Italsohashealthandmentalhealthbenefits.

Green Infrastructure should be considered when the layout is being developed as it is integral to it.

Green Infrastructure assets that best suit residential environments include: Trees & Hedges; Sustainable Urban Drainage (SuDs) measures; Open spaces; Rear

gardens/ amenity areas; Bat and nest boxes and Green Roofs.

Please also refer to our polices DM11 to DM16 in the Delivery and Site Allocations Plan.

28

Make open space that is useful, integrated, overlooked and well maintained

61 New or existing open space should form an integral part of the layout as it forms as much a part of the community as the streets and buildings. Many of the most successful new developments have open space as the core of the development helping to create a distinct and attractive sense of place. It should be located to coincide with existing natural features such as stream/ ponds/ tree groups and river corridors and integrated with SuDs features.

62 Open space has to be useful to be considered as suitable open space for public use. Areas whose main function is screening will not be considered as open space as its function is only visual.

63 It does not necessarily have to be ‘soft green’ space. It can take the form of squares or pedestrian links - but these must be suitably landscaped and functional spaces rather than just roads and paths

64 Small incidental open space (e.g. margins or verges) is not a substitute for the provision of open space as required in DM16. These areas can though usefully supplement open spaces contributing to the area’s character and appearance.

65 Open space should be overlooked by dwellings and link with other community uses to help create a cohesive and active community centre. Development should not back onto open space but front onto it to achieve this.

66 It should be connected using direct and attractive footpath routes (see also section 2). Green corridors along these links can also facilitate Green Infrastructure and biodiversity networks

67 Play areas where provided must be safe accessible and overlooked by dwellings.

68 See Policy DM16 for guidance on how much and what type of open space to provide.

Integrated Open spaces 3.1

69 A strategy for the management of open spaces should be considered at the outset, to ensure the space is designed to the appropriate standard and maintained in the most cost effective way.

70 Management could be undertaken by, for example:

• Local parish councils; • Residents management company or

trust• Town or District Councils

Making sure open space is overlooked by dwellings and an integrated part of the new development

GI1

DM16

69

DM34

29

Include measures to increase biodiversity and wildlife in every residential development.

71 There are many simple ways to increase biodiversity in the built environment. As well as being good for the environment they will also make the area a more pleasant place to live in. These measures also help to ensure that Green Infrastructure networks stay connected together.

72 The Council requires a net gain in biodiversity through development.

73 See Policy DM14 and the Council’s Wildlife Advice Note for guidance on how to design to maximise biodiversity.

74 In planning a neighbourhood, group of dwellings or single dwelling think about incorporating some of the following:

• Using Green-ways, SUDS, opens spaces and pedestrian corridors to link and provide new habitats

• Planting street trees• Maintaining a reasonable depth of

back garden to allow the retention and creation of wildlife corridors along common boundaries.

• Providing small gaps in boundary fences to extend the range of habitat and foraging available to fauna.

• Using hedges and shrubs for boundaries instead of fences and walls

• Incorporating nest boxes and bat boxes and lofts

• Green roofs• Using native species

75 Measures should be informed by ecologicaladviceandreflectexistinglocal ecological interest and/ or Biodiversity Action Plan (BAP) targets.

76 Further guidance can be obtained from the Town and Country Planning Association and the Landscape Institute.

Enhancing biodiversity 3.2

109

GI2

DM14

9

118

30

Integrate Sustainable Urban Drainage systems within residential developmentandensuretheymaximiseecologicalandamenitybenefits.

77 The aim of Sustainable Urban Drainage (SuDs)istomanagetheflowsandvolumes from surface water runoff, tohelpfloodriskandhelpmanagewater quality by reducing sediments and contaminants from runoff through a variety of physical and biological treatment processes.

78 But SuDs features have much more to offer than just helping drainage, they can contribute to Green Infrastructure, ecology and help create an attractive public realm.

79 To achieve an integrated SUDs system ensure:

• this aspect is considered at the start of the design process

• it follows natural rainfall and drainage patterns.

• it favours source control measures to reduce the need for large retention features

• itconsidersecology,floodriskandwater quality management together

• it takes every opportunity to be multifunctional contributing to the quality of the public realm.

• it uses shallow and small water features that avoid the need for fences and are easier to maintain

80 SuDs features should be attractive and not over engineered. They should feel like a part of the place they are located rather than a separate distinct element.

Sustainable Urban Drainage 3.3

81 Design SuDs features with maintenance and management costs in mind. Features with the lowest ongoing management and maintenance cost will be preferred.

82 There is a large toolkit of SuDs measures that can be used. Please see The SuDS Manual by CIRIA for more details.

83 Below are examples of measures most suited to urban residential environments:

• rainwater harvesting - water buts• Green Roofs• Pervious surfaces • Swales• Rills and channels • Rain gardens• Bioretention areas within planting

areas and tree pits• Water features• Geocellular storage systems

GI3

DM17

DM34

DM37

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Retainsignificantexistingtreesortreegroupsandothervegetationthatmake a valuable contribution to the public realm.

84 Existing trees, hedges and other vegetation are a valuable part of any site.Retainingthemcansignificantlyenhance the attractiveness and character of an area.

85 Streets with mature tree cover tend to be the most popular and most sought after residential locations.

86 Existing trees worthy of retention, that are capable of being retained, and have the prospect of being maintained and allowed to mature for a reasonable period, should be incorporated.

87 To achieve this existing trees must be assessed objectively by an Arboriculturalist before layout proposals are formulated. (see box “Assessing Existing Trees” for more details)

88 Trees graded C and above should be pro-actively retained.

Protected Trees

89 Protected trees indicate that there are

high quality trees worthy of retention. However sites with unprotected trees do not mean that there are no trees worthy of retention present on these sites.

90 A Tree Preservation Order (TPO) is a form of planning control that protectstreeswhichmakeasignificantcontribution to the amenity of the area.

91 TPOs are usually made to protect trees which are visually prominent, but factors such as wildlife value, rarity or cultural significancecanalsobetakenintoaccount.

92 Trees in a Conservation Area which are over 75 millimetres stem diameter at 1.5 metres above ground level are protected in a very similar way to TPO’d trees.

93 It is illegal to cut down, prune, or damage a TPO tree or one in a conservation area, without our consent. The unauthorised lopping or felling of a protected tree is also a serious criminal offence.

Integrating existing trees & other vegetation 3.4Assessing Existing Trees:

94 Tree surveys must be used to categorise the trees according to their quality.

95 Arboricultural Implications Assessments (AIA) including tree constraints plans (TCP) show the root protection area and above ground constraints (height/ spread/ extent of shade) can be produced using the tree survey information. This information should be used as a design tool to inform the layout of the new development and identify and evaluate the extent of any direct or indirect impacts.

96 If works are proposed in close proximity to existing trees, an Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) will also be necessary. These identify the mitigation measures to be adopted during construction works to protect retained trees.

97 Further guidance is provided in BS5837: 2012 ‘Trees in relation to design demolition and construction ’

GI4

G10

G11

109

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Design trees in from the start so that they have enough space to mature.

98 Trees make a invaluable contribution to both the character and the structure of an area. They support human health and well-being and can mitigate the effects of climate change.

99 Tree planting should be maximised and where required achieve a 25% future tree canopy target (see policy DM33 in the draft New Wycombe District Local Plan). More guidance regarding this aspect will be provided in due course.

100 New trees should be carefully located so that they have enough space to mature. This means considering both structures above and below ground to ensure newtreescanfitandthrivewithintheresidential environment. They should from part of design thinking from the start rather than added at the end.

101 For example, tree positions should dictate the routes of services rather than services preclude new tree planting. Where possible shared service ducts should be used to limit underground constraints

102 New trees as they grow if located poorly canoftenconflictwithresidentsneedsfor light within gardens and within the home. Trees should be located with their mature sizes in mind to avoid these conflicts.

103 To add to local distinctiveness new trees shouldwherepossiblereflectthelocalnative species and be selected for the local soil conditions.

104 Thespecificationfornewtreesmustmeet or exceed the following minimum standards:

• Extra Heavy Standard 14-16mm minimum girth in accordance with BS8545

105 When planting within hard surfaced areas tree pits should:

• coordinate locations with underground services

• ensure provision of adequate water and drainage

• use below-ground engineered systems to provide a non-compacted

Planting new trees 3.5

rooting environment and good load-bearing capacity.

• integrate with SuDS systems• allow and provide for the growth of

the tree to maturity

106 In parking areas trees should have clear stems and higher canopies so as to maintain casual surveillance.

107 For more details and examples of good practice see:

• Trees in Hard Landscapes 2014 (Trees and Design Action Group

• BS 8545 Trees: from nursery to independence in the landscape –Recommendations

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DM33

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Include high quality Soft and Hard Landscape in all new residential development and ensure it is properly maintained.

108 Planting is integral to achieving quality residential environments, and should be considered at the outset of the design process.

109 Even in small spaces climbers and other vegetation can make a real difference and is considered to be essential.

110 Landscape schemes should add to local distinctiveness by developing appropriate landscape character in terms of:

• Planting;• Paving materials;• Boundary treatment; and• Furniture.

111 Landscape proposals should show all ‘hard’ and ‘soft’ landscape works. They should take account of important landscape characteristics, elements and views and ensure that the proposed layoutprovidessufficientroomfornewplanting.

112 After implementation it is important that the landscape areas are maintained appropriately to ensure the long term benefitsofthelandscapetreatment.Forlarger more complex schemes, schemes affecting public areas and schemes in sensitive landscape areas the submission of a landscape maintenance/management plan or detailed notes on the landscape drawing will be needed.

Landscape Treatment 3.6

A landscape strategy or landscape plan

115 A landscape strategy or landscape plan should show the proposed landscape treatment and provide the following details:

• Species and vigour of trees/shrubs/hedges to be retained;

• Species and vigour of trees/shrubs/hedges to be removed;

• Type, density, size and species of new planting;

• Grassed areas;• Hard-surfacing details• Street furniture details • Boundary treatments; • Levels and level changes;• Open space;• Notes explaining the rationale

behind the scheme with reference to other important characteristics such as views.

113 Soft Landscape describes all existing and proposed vegetation. As a general rule, while ornamental non-native species might be appropriate in some urban locations native species should be chosen wherever possible Site specificclimaticorsoilconditionsmustalso be taken into account.

114 Hard landscape includes all existing and proposed hard surfaces. It is often neglected but with a little imagination and choice of materials, it can bring the whole place together. Materials for hard landscape must harmonise with the surrounding environment and proposed buildings.

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58

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35

Section 4Parking Design


This sections deals with the design and layout of parking areas. Its aim is to facilitate convenient parking that contributes to an attractive street scene.

For guidance on the amount of parking to provide and dimensions of parking spaces and garages please refer to the Buckinghamshire Countywide Parking Guidance

36

Locate parking to support activity in the street, be reasonably close to the front door and within view of the active rooms of the dwellings they are serving

116 Supporting street activity and encouraging surveillance is best achieved by placing parking within or next to the street. This approach has theaddedbenefitofmakingthemostefficientuseofroadspace.

117 In order of preference parking should be allocated in the street or on plot to the frontfirst;thesidesecondandtotherear last.

118 The advantages of the predominant use of the street and front of dwellings for parking are:

• There is a preference from residents to park at the front

• It concentrates activity on the street and maintains privacy and security to the rear

• Parked cars can act as a buffer between people using the footpath and cars using the street

• It frees up space to the rear to be used as private gardens

119 While the disadvantages of the predominant use of rear parking include;

• A duplication of road space at the rear resulting in a large proportion of land being taken up by roads and parking areas

• Reduced garden sizes • Dilution of activity at the front as

residents park and access their houses from the back

• A loss of security and privacy to the rear of the dwelling

120 More details can be found in the publications Car Parking What Works Where and Manual for Streets.

121 Guidance on how to arrange on street; on plot and communal shared parking is given on the next few pages

4.1Parking to support street activity

Preferred locations for parking

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Preferred Parking arrangements 4.2

On Street Parking

122 The street itself should not be ignored but embraced as a place to park cars for both visitors and residents. It is legible, efficientanditsupportsactivitywithinthe street where it belongs.

123 On street parking can be accommodated in a way that does not dominate the character and appearance of the street.

124 This is achieved by

• considering the quality of the street firstandtheparkingsecond

• adopting longer perimeter blocks to increase lengths of street available for parking

• adopting more formal street arrangements

• incorporating trees and landscape into the street to reduce the visual impact of cars. As a general rule every 5 spaces should be separated with trees or landscape features.

125 Arrangements for street parking include:

• Parallel parking;• Right angled parking; • Angled parking

126 These can be located along the kerb edge, as part of the central reservation or within squares.

127 Where accommodating parking increases the street width, street trees or increased building heights will be needed to ensure street enclosure is maintained.

128 The roadway itself should be wide enough to accommodate on street parking so that cars do not end up parking with two wheels on the road and two on the pavement.

On street, on plot and shared parking areas located at the front or the side are the preferred locations for parking. Only use rear shared parking as a last resort.

Parallel Parking

Right angled Parking

Angled Parking

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Preferred Parking arrangements 4.2On Plot Parking:

129 On plot parking can be used to support parking provided in the street and provide some dedicated spaces for individual units.

130 It is best suited to semi detached or detached dwellings and wide fronted terraces.

131 Parking on the plot of a dwelling should be provided by:

• Drives at the side of dwellings with garages set back to allow cars to be tucked into the plot. A maximum of two spaces in tandem.

• Open drive-through archways through dwellings with garages to rear.

• Parking on the frontage of the plots. These should be divided by hedges or walls between plots. The parking area should not take up the entire width of the plot, as this leads to over dominance of car parking.

Using trees to ensure that street enclosure is maintained when accommodating parking at the front of dwellings

Examples of front and side on plot parking with and without garages.

39

Preferred Parking arrangements 4.2Front shared parking areas:

132 Front shared parking areas can be used to support parking provided on street where the density of units is too great to accommodate on plot parking. It is most suited to smaller dwellings of terraces andflats

133 Communal parking areas should be located so as not to be unduly conspicuous in the layout. They should form part of the design of the street and be fully integrated with it. Successful models include parking contained within squaresandpublicspacesdefinedbystreet trees. A view of unrelieved parked cars in front of a terrace is unacceptable.

134 Communal parking spaces should bedefinedbyplantingandstreettrees. Planting should be kept low. Trees should have clear stems and higher canopies, so as to maintain casual surveillance of the street from surrounding properties.

Frontage parking along a terrace supplemented with shared parking to the side of the street

40

Rear Shared Parking 4.2

Rear shared parking areas:

135 As a last resort rear shared parking courts can be used in situations where parking in the street, to the front or side does not provide enough parking. Where this approach is adopted it should not be at the expense of private or communal amenity space to the rear.

136 Shared rear parking courts should be small enough to ensure that residents who use them can recognise each other. In practice this means that they should serve a maximum of 7 dwellings or be about 10 spaces or less.

137 They should be designed so that they read as private property and should be overlooked.

138 To ensure they are attractive to users, they should include plenty of manoeuvring space and be easy to access and to park in, and be close to the properties they serve.

As a last resort, use rear shared parking courts in situations where parking in the street, to the front or side does not provide enough parking.

139 Rear parking courts should be designed asaspacefirstandaplaceforparkingcars second and incorporate trees and landscape features.

140 Access to the parking court should be definedbyanentrancefeature–forexample archway, pergola or gate.

141 Visitor spaces should not be included in rear parking courts as they will not be legible to visitors and the parking court should be seen as private space.

142 The buildings surrounding the court should positively address it.

143 Rear parking courts where needed are bestservingflatteddevelopment.Asflatsdonotneedreargardens,flatscanboth address the street and the rear parking court and can include direct rear access.

P3

CS19

58

DM32

DM34

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Parking that serves residents and visitors 4.3Usearangeofparkingsolutionstoreflectthetypeofdwellingandlikelyoccupants.

147 Visitor spaces are best provided on street or in bays in line with the street where they are visible and not associated with a particular dwelling.

Provide visitor spaces on-street in clearly legible locations

148 Thisgivesmoreflexibilityandismoreefficientthanallocatedspacesoffstreet.It is also much easier for visitors to grasp where they can park.

P4

144 In considering which parking arrangement to adopt thought should be given to the type of dwelling and likely occupants.

145 Rather than adopting a single approach a range of parking options will be more robust in the long term and meet the needs of different groups of people more effectively.

146 Overall, experience suggests that for larger family housing, parking for the household is best mainly provided on plot, whilst parking for smaller dwellings more suited to individuals or couples areoftenbestprovidedmoreflexiblyonstreet or communally.

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CS19

58

DM32

DM34

CS19

58

DM32

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42

149 Landscape treatment should be arrangedsothatitdoesnotconflictwithcardoorsandbeofsufficientwidthto afford the health and growth of the plants. Planted islands within parking areas should be a minimum of 2m wide, kerb to kerb.

150 Trees should be provided at regular intervals(atleasteveryfivespaces)toreduce the visual impact of parking and toenablethevariousbenefitsthattreesbring to urban areas, including helping with surface water runoff, reducing urban temperatures and providing habitats.

151 They should be planted with adequate space for root zones in either wide planted areas or if in paved areas using systems such as urban tree soil. (See section 3.5 Planting new trees for more details)

152 Parking areas should incorporate sustainable urban drainage in the form of permeable surfacing or a suitable alternative to prevent surface water flooding.

Always incorporate planting within the parking area or along the boundary to mitigate its visual impact

Reducing the visual impact of parking 4.4P6

G10

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Garages; undercroft and underground parking 4.5Locate garages so that they do not dominate the street scene.

153 Garages set forward of the main dwelling will not be accepted as they reduce surveillance and can dominate the plot creating unsatisfactory streetscape.

154 Garages should not be located at a visual stop or junction or bend in the road as this can have a damaging effect on the visual quality of the street.

155 Where a garage roof is pitched it should span across the narrowest plan dimension. This will ensure the size and height of the roof is kept to a minimum.

Integral garages

156 Integral garages should be used sparingly as they dominate the front elevation of a dwelling, and can compromise the front door and the relationship of the dwelling to the street.

157 Garages are often not used for parking cars, and used only for storage. This is particularly true of integral garages that have internal access to the dwelling.

158 Integral garages will only be accepted where they are part of a wide fronted dwelling to allow the provision of at least oneactivegroundfloorroomalongthefrontage.

Under-croft parking

159 Under-croft parking creates an inactive andoftenunattractivegroundfloor.

160 It will only be accepted in combination with other dwellings which do have activegroundfloorsoraspartofawidefronted dwelling that has active ground floorrooms.Thespacemustbegatedand the internal walls of the under-croft spacemustbefinishedinthesamematerial used for the external walls of the building or have planting outside.

161 Main entrances to dwellings must not be located within the inside of the undercroft as they will not be legible or easily accessed.

Underground car parks

162 Underground car parks can be useful in some situations but are expensive to build and water table problems may be encountered.

Basement Garages

163 On sloping sites basement garaging may be a useful means of accommodating vehicles within the plot.

Avoid a predominance of integral garages or under-croft parking along the street.

P7

P8

DM34

DM34

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45

Section 5Building Relationships


Thissectionisaboutensuringthatpublicandprivateareasaredefinedandlocatedintherightplaceandthatthereissufficientseparationbetweenbuildings.Thisiskeytoresidents

quality of life and to creating a safe and attractive public realm.

46

Arrange blocks of development to achieve active fronts and private backs.

164 Blocks of development must be arranged so that the public functions of dwellings face the street while the private functions face inwards.

165 Development must always front access roads, footpaths and other public areas such as open space. It is possible that flankscanalsofacetheaccessroad,but the front door should be visible from the road or footpath. This is known as ‘frontage development’.

166 This is important as it facilitates activity in the street and ensures it is actively overlooked to reduce the potential for crime. It also creates a good living environment for residents so that they have a protected private area at the back that is secure and attractive. In most cases this is best achieved by the use of a perimeter block layout (see section 2.4).

167 Fronts should face fronts and backs should face backs, not only in new development but also where development is located next to existing residential development.

168 Diagrams which show the location of public and private space; the location of front doors and location of live or active frontage should be provided to help demonstrate that this principle has been achieved.

Dwelling layout

169 Even if the block itself is laid out correctly, wrong choices in the room layout of dwellings can dilute or compromise this principle. If room functions are not located correctly, residents will make their own interventions to facilitate their use which can often reduce activity and surveillance.

170 For example the windows of bedrooms onthegroundfloorfacingthestreetwill be made private through the use of blinds and curtains. This can also occur wherelivingroomsofgroundfloorflatswith large windows or patio doors are located on the street.

5.1Active fronts and Private backs

Public and private functions located correctly

Frontage development

P P

PP

P P

Private spaceFront doors

Groundfloorwindows

Example of active frontages diagram

B1

CS19

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DM34

P

P

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Achieving active frontages 5.2

171 This is achieved through

• windows from active rooms (rooms that have regular activity that is not so affected by privacy (kitchens/ studies/ dining rooms/ living rooms/ play rooms);

• articulating façades with projections such as bay windows or porches

• making sure front doors and windows are frequent and visible.

• Dwellings with integral garages only being used when they are part of a wide fronted dwelling which allows the provision of at least one active room along the frontage and when they make up a small proportion of the whole street.

• Including fenestration in side elevations where they address a street; or access to a parking court (see section 4.5 for more details)

172 Groundflooractivityisespeciallyimportant as this is what connects the dwelling to the street.

Promote activity and safety by arranging dwellings to achieve maximum outlook onto the street and other public areas.

173 It is important that every new house and its front door have a direct relationship with the public street network from which it is accessed.

174 This improves legibility enabling visitors toeasilyfindthedwelling,andbringsactivity and interaction with the street improving the sense of community and reducing the incidence of crime.

175 For this reason tandem development will not be accepted as it confuses the public / private areas of the two houses and divorces the rear house from the street.

Give each new plot direct access to the street network.

176 This promotes a sense of community and reduces crime as neighbours on each side of the street can overlook and survey dwellings on the other side of the street. This principle also facilitates the creation of positive streets of character and identity.

177 For these reasons a layout with a predominance of single sided streets will not be accepted unless there are compelling reasons to do so.

Place dwellings on both sides of the street facing each other.

Bay windows create greater outlookOverlooking on a one sided street vs a two sided street

B2

B3 B4

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DM34 DM34

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Achieving privacy 5.3Achieve privacy by maintaining a gap of a minimum of 25 metres between thebacksofhousesandflats.

• there are unequal relationships between the dwellings due to • level differences or storey heights• active rooms being located above

thegroundfloor(forexampleflatteddevelopment)

• balconiesatthefirstfloorlevelorabove overlook the rear space

181 Rear garden boundaries should be robust and to head height (1.8 metres) where they are adjacent to other gardens.

182 Wheresideorflankwallscloselyfaceeach other they should only have windows that are high level, or are lighting a non-habitable room

183 The side elevation should be adequately fenestrated to ensure surveillance in situationswherethesideorflankiseffectively turned to face the street for example:

• on a corner, • or when addressing a side street, access or private drive.

178 People reasonably expect greater levels of privacy to the rear or garden side of their properties than at the front.

179 Reduced distances will be accepted:

• in new developments within existing more traditional layouts where it can be demonstrated that existing lesser back to back distances contribute positively to the character of the area and do not compromise residential privacy;

• in properties arranged at an angle of more than 30 degrees to avoid direct window to window views;

• where there are no principle habitable windows from the adjacent properties that overlook the space;

180 A greater distance will be required where:

• theparticulardefiningcharacterofthearea demands it

Normal rear privacy distances

Increased rear privacy distances due to unequal relationships between dwellings

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Achieving good private amenity 5.4Provide private, attractive, usable and conveniently located amenity space of an appropriate size for every dwelling.

184 More important than quantity is the quality of the space and its usability. Amenity space must provide a reasonable degree of privacy; be accessed directly from the dwelling and be of a suitable gradient, orientation, shape and be free from excessive shade to allow the enjoyment of the space.

185 All gardens should have a minimum depth of 12 metres. Requirements for flatsaregiveninsection6.3.

Privacy 186 Each garden should have an area

within it that is not directly overlooked fromthegroundflooractiveroomsofneighbouring properties. In practice this can be achieved using above eye level fencing. Ideally this should be close to thedwellingitservesandbeflatandlarge enough to allow residents to sit out.

Size187 The size of gardens should relate to the

type and size of dwelling they serve and to the character of the area in which the development is located.

188 Over a larger development the gardens can be of a range of sizes that would suit different needs (e.g. gardener vs. non gardener).

189 Gardensshouldbeofsufficientsizeandshape to allow for some structural soft landscape treatment such as small trees, shrubs, and hedges to be planted within them.

Sunlight190 The depths of gardens may need to be

longer where they are north facing to allowsufficientareastoreceivesunlight.

191 No more than a quarter of any amenity space should be prevented by buildings, walls or fences from receiving any sun at all on 21st March.

192 This can be assessed using software such as Sketch Up or following the methodology in the guidance “Site layout for daylight and sunlight - a good practice guide second edition 2011”

193 Public activity can include a parking court or a street. To avoid this they should be bounded by other private activity like for example, gardens or private communal space.

194 It is recognised that for a minority of garden boundaries this will not be possible. In these situations the type of garden boundary should be carefully considered:

• Where overlooking of an adjacent public space is required, the boundary should be visually permeable in the higher portion of the boundary. This can, for example, be achieved by providing a trellis between 1.5 and 1.8metres height.

• In visually prominent areas close-boarding fencing should be avoided and replaced with attractively detailed walls or railings or hedges.

Ensure rear gardens are free from public activity behind them.

B6 B7

CS19

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H19

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Achieving a good outlook 5.5Ensure dwellings enjoy a reasonable outlook from the windows of their main habitable rooms.

195 In practice this is achieved by ensuring thatthereissufficientdistancebetweenwindows and facing buildings.

196 As a minimum the distance between facing buildings and windows should be at least the height of the facing building.

197 The building to building separation along a street should be at least 10 metres for two storey dwellings. This achieves the minimum 1:1.5 building height to width ratio for streets. In more suburban situations a 1:3 ratio will be more appropriate - the separation here would be 21 metres for two storey dwellings.

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Achieving attractive boundaries 5.6Use walls or hedges rather than close boarded or panel fencing for rear or side boundaries facing public areas.

198 Boundary heights should be as follows:

• Maximum height of 1.8m for most rear garden situations;

• Maximum height of 1.1m for frontage boundaries.

Wherepropertiesdonotdirectlyabutthestreetdefinethefrontageclearlyas front garden.

201 Public and private space at the front of the dwellings are best clearly marked out by boundary treatment i.e. hedges, fences and walls (whatever is most characteristic in the locality) usually a maximum of 1.1metre high.

202 This delineates the space and indicates physically where responsibilities are, and creates more enclosed street scenes.

203 The space within these areas should not be completely hard paved instead having some of the area devoted to planting.

204 Openundefinedfrontageareasarediscouraged and should only be used where it is intended that the dwelling directly abuts the footpath or shared surface as would be seen in more intensive urban situations.

205 Even where this is the case and dwellings are open fronted, planting should be used to provide some defensible space between the dwelling and the footpath.

206 Allocated parking for dwellings should be located behind these front boundaries.

207 In existing open plan housing areas applications to erect fences around front gardens will be resisted.

199 Use trellis topped walls or fences to allow for great surveillance where boundaries face onto less public areas (e.g. rear parking courts). These are also less attractive to climb.

200 In more rural situations consider using a native hedgerow as a boundary. Refer to advice note “Planting a native hedgerow” for more details.

B9

B10

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53

Section 6Flat Design


Thissectiongivesguidanceonthedesignofflatstoensuretheresidentshaveagoodlivingenvironment that achives an acceptable level of privacy and yet also promotes community.

54

Avoidlayoutswithapredominanceofsingleaspectflats.

208 Flats can be single, corner or dual in aspect. Mixing these aspects allows for adiversityofflatsandcanreducetheneed for long corridors.

209 Singleaspectflatsshouldonlybeusedwhere:

• they are wide and shallow in plan, to ensure they are well lit and ventilated.

• they are not facing north, to ensure they receive some direct sunlight.

• have generous window sizes• they do not face the street on

thegroundfloorwhichcreatesinadequate privacy and amenity.

• they are located away from sources of noise

210 Layouts with a predominance of single aspect dwellings will not be accepted.

Single aspect Flats 6.1

Single; corner and dual aspects

Wide and shallow flats increase light penetration into the flat

Wide and shallow flats increase cross ventilation in single aspect flats

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Ensureeachgroundfloorflathasitsownindependentaccessontothestreet.

211 Groundfloorflatsaredifferentfromthoseonotherfloorsandneedtobe designed accordingly: They offer opportunities to broaden the appeal of flatstotheelderly,disabledandfamiliesdue to their easy level access and often better private amenity.

212 To promote street activity and surveillanceeachgroundfloorflatshouldhave its own independent access.

• This should normally be provided in the form of a front door. Living room French windows/ doors will not constitute a front door.

• Groundfloorflatscanstillhaveasecondary access into communal entrance halls if needed to access shared facilities.

• Smallflatteddevelopmentdesignedto appear as a large dwelling can just have a central access where this reflectsthecharacteroftheexistingarea.

213 To ensure privacy, bedrooms of ground floorflatsshouldnotfacethestreet.

214 Toensuregroundfloorflatsarewelllit, use higher ceiling heights and taller windows.

215 Provide private amenity space at the rear rather than at the front to ensure privacy.

216 Avoidflatsthatarebothsingleaspectand which face the street on the ground floor.

Ground floor flats 6.2F2

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Ensureeveryflathasitsownusableprivateamenityspacewhichmustoffera reasonable degree of visual/acoustic privacy and sunlight.

217 All private amenity space must be: • accesseddirectlyfromtheflat• adequate in size*• sunlit for at least part of the day** • private;

218 Above the ground floor it should be provided using balconies that:

• are integral to the design of the building

• take advantage of good views where possible

• are inset; recessed or use screens to maintainprivacybetweenflats

• at least 1.5m in depth to allow enough room for two people to sit out.

219 On the ground floor it should be:

• located to the rear unless this is north facing/ heavily shaded

• designed as a garden or courtyard• integrated with communal space• designed to take opportunities to

appeal to a wider market (elderly/ disabled/ families)

• secureandclearlydefinedbyplantingand boundaries

220 Wheretheamenityonthegroundfloorfacing the street is unavoidable use a:

• change in level• planting and boundaries• insets and set backs

to obtain a reasonable level of privacy and security

Exceptions:

221 Flats without their own private amenity spacemaybeallowedwheretheflatisin a converted building or within the town centre or adjacent to a garden space. .

* The minimum sizes for private amenity space are4m2fora1bedflatand6m2foratwobedflat.Wheretheaccommodationwillbeoris likely to be used by families the size should reflectthisincreasedneed.

** No more than a quarter of any amenity space should be prevented from receiving any sun at all on 21st March. This can be assessed using software such as SketchUp and following the methodology in the BRE Site layout for daylight and sunlight - A Good Practice Guide Second Edition 2011

Private Amenity Space for flats 6.3

The more square the balcony the more usable the balcony

Three ways to achieve acceptable ground floor amenity facing the street

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Communal space for flats

Provide a range of activities for residents in communal space, where it is provided.

222 In addition to private amenity space communal space can be provided to provide for a wider range of outdoor activities.

223 Too often communal space ends up just being a landscaped setting for the building or for parking and never used by the residents.

224 In contrast an appropriately designed spacecanoffersignificantopportunitiesfor outdoor recreation and provide opportunities to build community within theflatblock.

225 To achieve this, communal space must be designed to facilitate more than one activity (e.g. sitting out; barbecues; growing vegetables) and provide some space that is secluded and offers a reasonable degree of privacy. It should cater for the people that are likely to live intheflatsthecommunalspaceserves.

226 For spaces that cater for larger numbers of residents, a number of discreet spaces should be provided so that users can achieve some degree of privacy when using the space.

227 Spaces should be associated with particulargroupsofflatssothatadegreeofownershipandidentificationofeach space can be fostered.

228 Communal areas should be directly and legibly connected to communal entrancesoftheflatstheyserve.

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Car parking and storage for flats

Directly relate parking areas to the communal access and ensure they are positivelyoverlookedbythemajorityofflatstheyserve

229 This is for the convenience of residents and to ensure the parking areas are secure and deter crime.

230 Ideally a parking area should serve nomorethan7flatsasabovethis

numberitismoredifficultforresidentsto recognise strangers. Where a parking areaservingmorethan7flatscannotbeavoided it should be gated and secured in accordance with Secured by Design Guidelines.

Ensurecommunalwastestorageisfitforpurpose,ofanadequatesizeandnot detract from the quality of the public realm.

231 Communal waste storage and recycling areas must be located in a part of the site that is both accessible but not prominent in the street scene or entrance.

232 Refer to the Building Regulations H6 Appendix and Chiltern DC & Wycombe DC Joint Waste Service Waste Management Planning Advice Note forspecificdetailsregardingwastebinrequirements.

Create cycle storage that is convenient, secure, and in a location that will promote their use.

233 Cycle storage should be weatherproof and capable of being used for other storage needs if the resident does not own a cycle e.g. mobility equipment/ outdoor storage/ barbecue equipment etc.

6.5F5

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Ensure communal entrances and circulation spaces promote interaction between residents and are legible to visitors

234 A single communal entrance serving a large number of units can create a sense of anonymity and reduce the frequency of street activity. Residents sharing access with a smaller number of others tend to enjoy greater privacy and a greater sense of ownership of the space outside their home.

235 The number of dwellings accessed from a single core should be a maximum of 10.

236 The Lifetime Homes Standard includes a minimum width of 1200mm for corridors. Long and narrow, windowless corridors will be discouraged.

237 Mixing single, dual and corner aspect flatswillenableadiversityinplanandavoid the need for long corridors that often result from adopting just one form offlat.

238 Communal entrances should be clearly legible from the street so that visitors can easily locate where they are. This can be achieved in a variety of ways including using canopies over entrances.

239 Vertical access cores should be expressed on at least one exterior face through fenestration which will also allow for natural light.

240 Stairs should be easily accessible to promote their use over lifts.

Flat entrances and corridors 6.6F8


Consultation Draft

25 July 2016

Wycombe District Council

Copies available from: WycombeDistrictCouncilOffices

Queen Victoria RoadHigh Wycombe

BucksHP11 1BB

and available online at: www.wycombe.gov.uk

© Copyright 2016Wycombe District Council

Documents

Residential Design Guidance - Wycombe€¦ · residential-design-guidance If you have any questions about this document please contact: Jonathan Crowhurst on 01494 421828 or [email protected]