Urban Design Guidance for Pre Applications - Newcastle City Council

ContentsIntroduction 24 Step Process 3Policy Background (Step 1) 4Roles and Responsibilities 5Guidance Document Summary 8Standards to take into account at this stage 9Prepare Context (Step 2) 10Vision and Objectives 11Site Analysis 12Initial Concepts 13Standards to take into account at this stage 14Design Ideas (Step 3) 15Development Options 16Site Planning and Layout 17Scale and Massing 18Details and Materials 19Standards to take into account at this stage 20Review Testing (Step 4) 24Newcastle City Council Review 25Ignite Regional Design Review 261Urban Design Guidance

1.01 Roles and ResponsibilitiesResponsibilities of the City CouncilNewcastle City Council is committed tofocused planning service, which helps guidedevelopers through the planning process toensure that high quality developments can bedelivered.We seek to provide a positive climate forpre-application discussions, offering adevelopment team approach with impartial andprofessional advice with an agreed timeframe.We will provide you with ‘in principle’ feed backon your proposals before you submit a formalplanning application. This will be based on theexisting policy position and the potential siteconstraints that we are aware of.The City Council will offer a Development Teamapproach for major proposals to ensure thatthe applicant has all the information needed toprogress their scheme. This will include theincluding, for example, urban design, historicenvironment, transportation, planning policy,landscape and ecology and environmentalhealth. The Development Team approach willensure a consistent and integrated response todevelopmentproposals.Responsibilies of the DeveloperThe level of information that should besubmitted should be commensurate with thescale of the development that is proposed.Plans and information about the existing siteproposal are encouraged so as to enable aThe more comprehensive the informationsupplied, the more detailed the response willbe.The Council will encourage certain informationto be submitted with the pre-application enquiryto ensure that proper evaluation and robustfeedback can be given. The pre-applicationadvice service form provides a checklist of theinformation that should be submitted.5Urban Design Guidance

Policy1.02 Policy AssessmentAs a starting point there needs to be anassessment and analysis of the existing policy.This should cover national, regional and localpolicy. The analysis of the relevant policies,policy documents and policy guidance willhighlight any gaps. The following paragraphsgive further information on the details ofparticular policy documents and guidance.1.03 Statutory PolicyAll development is required to considerNational, Regional and City Council policy inorder to ensure that the principle ofdevelopment is considered acceptable. At aNational level, the development brief will takenote of the relevant Planning PolicyStatements. At City Council level, thedevelopment brief should adhere to the savedUDP policies and the Local DevelopmentFramework.An Area Action Plan is a type of Developmentarea which may be subject to conservation orarea. An Area Action Plan would be producedby the City Council. Existing AAP’s producedby the City Council include the BenwellScotswood Area Action Plan and the WalkerRiverside Area Action Plan.1.04 Other Policy GuidanceGuidance in the form of DevelopmentFrameworks and Supplementary PlanningDocuments can also be produced to guide theA framework will provide ideas and conceptsSupplementary Planning Documents providethe detail to support the higher level policy.Policy guidance can also be found in InterimPlanning Guidance and Developer Guides.Town and CountryPlanning Act1990Planning andCompulsaryPurchase Act 2004P P G / P P SUDP/LDF/Core StrategyDPDeg Area Action PlanPolicy HierarchyUrban Design Guidance6

1.11 Standards to take into account at this stageThe applicant should consider the standards set out below at this stage of the design process.Gaining planning approval will not necessarily be dependent on meeting the below standards.However Newcastle City Council believe that a high quality development can be achieved throughincorporating the standards.Mix of Accommodation and Tenure/Community FacilitiesMix of accommodation and tenure whichcommunity. Development should provideminimum level of community facilities such as aschool, parks, play areas, shops, pubs or cafesand should have easy access (within 400m) topublic transport.10% Renewable EnergyMinimum of 10% of total energy demand issupplied from local (potentially on-site)renewable or low carbon energy sources.TransportDevelopment should aim to minimise CO2emmisions from transport to and from a buildingthinking about the location of the developmentand access to public transport and localamenities.Materials and WasteConsider raw materials and embodied energyused to create each element in a building whereall or part of an existing building is beingre-used (ie refurbishment projects).Integrated Design ApproachInvestment in a well integrated and co-ordinatedapproach to design and project planning willpay dividends through resolution of potentiallyLand Use and EcologyTo avoid unnecessary loss of undeveloped landthink carefully about the location you arebuilding on.contaminated site?Building for LifeCode for Sustainable HomesBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausSecured by DesignBREEAM/LEED/Passiv Haus9Urban Design Guidance

Prepare02ContextPOLICYBackgroundPREPAREContext(click here)DESIGNIdeasREVIEWTestingThis section sets out the intial stages ofengagement and pre-application protocolbetween the City Council and potentialdevelopers. In addition to explanatory notes,there are good practice examples of imagesthe City Council would expect to see during theinitial stages of engagement.2.01 Vision and Objectives2.02 Shared Working Brief2.03 Draft Design and Access Statement2.04 Site Analysis2.05 Initial Concepts2.06 Standards to take into account at thisstageAt this stage the applicant should focus on thevision for the development of the site and theanalysis of the existing site and itssurroundings. This may be in the form of anintial pre-application design and accessstatement.Urban Design Guidance10

2.01 Vision and ObjectivesApplicants will be encouraged to produce aclear vision and set of objectives for thedevelopment of their particular site.Development has the potential to fail if thevision is not clear from the outset.The level of detail expected within a vision andobjectives statement will differ according to theobjectives statement will take into account boththe client requirements and the City Council’saspirations for the site. The developer shouldconsider the Sustainable Communities Strategyand the Development Plan. The vision andobjectives should be followed throughout theprocess to ensure design quality is not lost ata later stage. The vision and objectives for thedevelopment site can be a stand alonestatement or can form part of the workingDesign and Access Statement.2.02 Shared Working BriefSetting the objectives for a development shouldtake on a joint approach and involve individualsfrom both the City Council and the applicantsincluding the developer and the architect.Where appropriate, workshop sessions at thebeginning of a project can help to identifyimportant issues and decide priorities. The briefwill be informed by the policy assessment andthe vision and objectives set out. Theobjectives should be clear in order for siteproposals to be tested against the brief. Timeshould be spent ensuring the brief is clear andindicates how the project will develop over time.The production of a clear brief will aim to avoidfuture delay and unnecessary changes to adesign. A clear brief and set ofrequirements will allow the City Council to bemore helpful during the pre-application process.2.03 Working Design and AccessStatementAt the early stages of any project, the designand access statement provides evidence on thelevel of understanding and analysis relating tothe site and its wider context. Thepre-application Design and Access Statementwill develop over time and include informationsuch as the site analysis, initial concepts anddevelopment options. Statements must beproportionate to the application but need not belong. At the end of the pre-application processthe applicant should have produced thecontents of the Design and Access Statement tobe submitted with the formal planningapplication. This avoids abortive work andallows all design work carried out duringpre-application to be used as part of theplanning application.The design and access statement shouldprovide the information required for the casethe application. The design and accessstatement will be informed by current guidanceon the structure and content provided byCommunities and Local Government, CABEand the Planning Advisory Service. Thestatement should include information onamount, layout, scale, landscaping,appearance, appraising the context, use andaccess. Design and Access Statements foroutline and detailed planning applicationsshould demonstrate how climate changemitigation and adaptation measures have beenconsidered in the design of the proposal.existence, the content of the Design andand structure of the most recent designguidance or design code.The City Council would expect to use an initialdraft at a pre-application stage and later draftsthroughout the development managementprocess. For further information on Design andAccess Statements applicants should consultthe March 2010 Guidance on informationrequirements and validation atwww.communities.gov.uk.11Urban Design Guidance

2.04 Site AnalysisA key element in understanding sitecontext is the carrying out of a siteanalysis. The applicant will beexpected to produce a site analysis inorder to show that they have a clearunderstanding of their site and theelements that will inform their overalldesign and development of the site.It is important that this analysis goesbeyond the red line boundary of thesite. A thorough site analysis willinclude inactive elements such asurban structure; urban grain;landscape; density and mix; scale;and appearance; and active elementssuch as pedestrian and vehicularmovement and routes andlinkages.Site analysis should aim to gather asmuch information as possible toinform thedevelopment/redevelopment of a site.Transportation information can assistin locating uses to maximiseand layout of the scheme Existingvegetation, especially mature trees,need to be fully understood from theoutset. Where appropriate apre-design arboricultural survey willbe essential to this process. It is alsoimportant to examine historic mapsas part of the site analysis. This maypatterns, historic developmentlayout and historic use themes withinan area. As part of the site analysisthe developer may need tocommission an archaeologicaldesktop study which will identify anypotential archaeological remainswhich may survive in-situ. It will alsobe important to highlight other issuessuch as possible groundcontamination and neighbouring landimpact on the development of the site.Newcastle City Council: Strategic AnalysisAnalysis of existing facilities in the locality including shops,public transport, schools and statutory designations such asconservation areas and listed buildings.Newcastle City Council: Site AnalysisSite analysis should assess the features within and adjacent tothe red line boundary.Urban Design Guidance12

2.05 Initial ConceptsThe preparatory stages of a developmentproject provide the best opportunity for settingout some of the initial design concepts for thedevelopment site, blocks, streets and buildingsas appropriate. It is an opportunity to illustratehow the development can meet the vision andaspirations for the site.These concepts should be kept as visual aspossible to explain the three dimensionalapproach being followed by the design team.They should make clear the thinking behind theurban design andarchitectural approach.The design concepts should be treated as anessential aspect of the initial design brief for thedevelopment. It is important to understand thisthinking early within the design process andavoid retrospective concepts being applied tothe proposed development to attempt tojustify the approach taken.Gillespies and One North East, Newburn Riverside:Concept PlanBubble diagram showing potential developable areas fordifferent uses and arrows to show the potentialmovement through the site.FaulknerBrowns Architects, Portland Road Masterplan:Concept PlanPlan to show potential layout, sub-division and scale/massing of blocks.13Urban Design Guidance

2.06 Standards to take into account at this stageThe applicant should consider the standards set out below at this stage of the design process.Gaining planning approval will not necessarily be dependent on meeting the below standards.However Newcastle City Council believe that a high quality development can be achieved throughincorporating the standards.Integration with ExistingInfrastructure and Built EnvironmentThe scheme should utilise existing buildings,landscape and/or topography and integrate withexisting streets, paths and surroundingdevelopment.Sense of OwnershipEnvironmental quality and sense of ownershipuse of external space.Avoidance of Unnecessary EscapeRoutesand uncontrolled rear access routes.Management and MaintenanceLong term management responsibilities andplanning stage to our satisfaction.Pollutionattenuation of surface water run-off.Land Use and EcologyIs development protecting or endangeringexisting ecological features?Building for LifeSecured by DesignSecured by DesignSecured by DesignBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausUrban Design Guidance14

3.01 Development OptionsNewcastle City Council will encourage thedeveloper to produce options which respond tothe evidence and analysis which has beenassembled. This will bring together all of theinformation and form workable planning anddesign options. Layout options should beexplored taking into account strategic elementssuch as existing movement frameworks andutilities as well as detailed design optionslooking at elements such as plot subdivision,elevation treatment and materials.This exercise is vital to understanding thepossibilities for the development of the site andhow development can best sit within theexisting built environment.Jesmond Group, Newcastle Boys School: ElevationOptionsPotential elevation forms showing different approaches toform, detailing and materialsSLR Consulting, Ellison Quad: Landscape OptionsVariations of landscaping around the same central routeUrban Design GuidanceBill Hopper, Ouseburn: Mixed Use DevelopmentSub-Division Optionssub-division and elevation treatment16

3.02 Site Planning and LayoutThe overall layout of the siteshould respond to the issueshighlighted in the site analysis,the requirements of the site briefand the strategic elements of thelocality. It is good practice toexplore various site layouts.This will show the strengths andweaknesses of different layoutsand potentially highlight the mostsuitable option. Thedevelopment of a site shouldconsider both the building andthe highway layout. When a siteis located in a conservation areaor adjacent to a listed building,layouts should protect andenhance the historicenvironment.Parsons Brinckerhoff, Walker Tech College and Sir Charles Parsons:Layout OptionDetailed site layout (in context) of a large site including buildings,highways, hard and soft landscaping, and associated play spacePlanning the layout of a site willpresent obstacles such asprivacy distances and the needprivate external space. Sitelayout options will help inshaping clusters of buildings orLayouts should enhanceexisting desire lines andpedestrian routes as well asprovide a built frontage andtherefore overlooking of existingroutes. Building layout may besustainability potential of southfacing sites. External layoutsshould be fully consideredincorporating circulation,servicing, public space andrecreation into a coherent wholeutilising existing and proposedtrees and shrubs.IDP Blakelaw: Routes and Sequences PlanLayout plan showing movement and spaces within a residentialdevelopmentRed Box Architects, Newcastle College Masterplan: Campus LayoutCampus layout, including connections to existing highways, detailing17Urban Design Guidance

3.03 Scale and MassingThe production of scale andmassing images will allow theapplicant to establish the blockparameters of the site. Scaleand massing exercises will alsodemonstrate how thedevelopment will affect issuessuch as daylight/sunlight, privacyand microclimate. It is vital thatapplicants carry out scale andmassing exercises to avoiddevelopments which are out ofcharacter with the locality andultimately unsuccessful.It is vital that scale and massingis carefully considered insensitive areas where key viewsneed to be protected andenhanced. This is particularlyimportant in areas of the citywhich are covered by the TyneGorge Study.Hopper Howe Saddler, Maling Street: Development in ContextDetailed scale and massing computer generated model showing thedevelopment in contextUseful images to show the scaleand massing of a proposeddevelopment in context include3D modelling, cross sections andphotomontages.Ryder Architecture: Scale and Massing SectionsSketch sections to show scale and massing on a site with varying levels onthe Tyne GorgeUrban Design GuidanceRMJM Architects,Newcastle College Sixth Form Centre: Development inContextDetailed scale and massing model showing the development in context ona sloping site18

3.04 Details and Materialsdevelopment and the impact ondetails should be informed bythe positive characteristics of thesurroundings. Newdevelopments should considerthe detailing of the building aswell as the space around it in aholistic manner. Good buildingdesign can help support positiverelationships with theenvironment andneighbouring buildings.In detailing the place, the UrbanDesign Compendium 1discusses positive outdoorspace, animating the edge and athriving public realm.Applicants should ensure thesekey elements are considered inand location. Elements such aspublic art, play facilities andlighting can also be importantdetails which can giveplayful aspects or focal points toa scheme.Photomontage images, streetview sketches and detailed crossdetails of the development andgive a realism that is oftenat elevation plans.IDP, Former Sanderson Hospital Site: DetailingSketches and accompanying information to explain fenestration detailingPhotomontage demonstrating how the relationship between thebuildings, landscaping and car parking will workIDP, Blakelaw: Artist Impression of Developmentbuilding features and the public realm19Urban Design Guidance

3.05 Standards to take into account at this stageThe applicant should consider the below standards at this stage of the design process. Gainingplanning approval will not necessarily be dependent on meeting the below standards. HoweverNewcastle City Council believe that a high quality development can be achieved throughincorporating the standards.Scheme Designand the scheme should feel like a place withdistinct character. The buildings should exhibitarchitectural quality.building layout which overlooks public spacesand pedestrian routes allowing them to feelsafe.Developments should use changes in surfacecolours/materials as well as the use of physicaland psychological barriers to create a sense ofcommunity and ownership.Highway Design and Car ParkingThe building layout should take priority over thestreets and car parking so the highways do notdominate. Car parking should be wellintegrated so it supports the street scene andshould be close to and visible from the buildingswhere the owners live.The streets should be pedestrian, cycle andvehicle friendly. Roads to groups of buildingsshould be designed to create a sense ofidentity, privacy and shared ownership.Defensible SpaceThere should be a provision ofprivate/semi-private and access toexternal space. Property boundaries,particularly those to the side and rear, whichadjoin public land, need to be secure andwindows should not provide easy access frompublic land.Building for LifeBuilding for LifeSecured by DesignBuilding for LifeSecured by DesignSecured by DesignUrban Design Guidance20

Dwelling design should maximise the use ofnatural daylight.Where possible development should minimiseof development) on site.Internal spaces and layout should allow foradaptation, conversion and extension.A drying space should be provided for eachunit on the site. Provision of home composting(individual and/or communal) facilities.Proposals should make use of advances inconstruction or technology that enhance itsperformance, quality and attractiveness.Buildings and spaces should outperformstatutory minima for environmentalperformance. Proposals should usesustainable building materials (reference to theEMS). Insulation levels should be containedwithin the building fabric to achieve a Heat LossParameter

TransportDevelopment should minimise CO2 emissionsfrom transport to and from a building,considering parking and cyclist facilities and theimplementation of travel plans.Land Use and EcologyAre you making best use of your developmentfootprint?Can you make any ecological enhancements?Materials and WasteDevelopment should consider raw materialsand embodied energy through usingmaterials with a low embodied energy i.e. ‘A’responsibly sourced materials and the use ofrecycled materials.Health and Well BeingThe environment should be designed tomaximise occupant control of heating, lighting,air quality and noise.EnergyDevelopment should reduce CO2 emissionsfrom building operation considering low energylights, metering, ‘A’ rated white goods andenergy management.WaterDevelopment should aim to include waterdetection systems and water butts.PollutionDevelopment should consider refrigerants andinsulation with a low global warming potential,space heating with minimum NOX emissionsand good practice in terms of oil interceptors/BREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausBREEAM/LEED/Passiv HausUrban Design Guidance22

ManagementBuilding operation requirements include bestpractice commissioning (i.e. seasonalcommissioning), policies implemented at toplevel management, effective, used andmaintained operating manuals and OperationalEnvironmental Management system.BREEAM/LEED/Passiv HausLifetime Homes criteria which directly relates toplanning will be considered. This will includethe following:There should be a level or gently slopingapproach to each property and level accessshould be covered and illuminated. Communalstairs should provide easy access and wherehomes are reached by a lift it should be fullyaccessible.windows should be easy to open and operate.A living room and space for a bed space shouldbe provided at entrance level. There shouldalso be a wheelchair accessible WC (anddrainage for shower) at entrance level.Minimum internal doorway (750-900mm) andhallways (900-1250mm) width and adequatespace for turning a wheelchair in dining/livingareas.Development should allow provision of awell as a hoist from the bedroom to the WC.Lifetime HomesLifetime HomesLifetime HomesLifetime HomesLifetime Homes23Urban Design Guidance

Review04TestingPOLICYBackgroundPREPAREContextDESIGNIdeasREVIEWTesting(click here)This section will set out the review processesof design. Newcastle City Council requires amix of qualitative and technical reviewprocesses to inform pre-planning discussionsand explain the design development. Thesereview processes are important elements withinthe draft Design and Access Statement and tojustify some of the changes and decisions madewithin the design development. Newcastle CityCouncil will supplement some of these applicantreview processes with complementary designreview exercises.4.01 Newcastle City Council Design Review4.02 External Design ReviewThis stage of the process will mainly involve theCity Council and IGNITE.Urban Design Guidance24

4.01 Newcastle City Council ReviewThere are a variety of useful toolkits for theassessment of the design and sustainability ofindividual schemes already in commonoperation. Some of these, such as the Code forSustainable Homes, have become mandatoryas an assessment for all new homes. While it isimportant not to duplicate statutoryrequirements under existing buildingregulations, Newcastle City Council canthrough the incorporation of many of theseevaluation tools at an earlier stage in theplanning and design process. At thebeginning of the design process, the CityCouncil will provide the applicant with theexpected level the development should achieve.The City Council has the expertise to carry outthe assessments.BREEAM/LEED/Passiv Haus:Newcastle City Council will encourage the useof the BREEAM/LEED/PASSIV HAUSassessment method to create a predictive scorefor non-residential development at thepre-planning stage. The responsibility forpreparing this predictive score will rest with thepotential developer / applicant. Wherenecessary, the City Council will help toundertake this predictive assessment usinginternal resources to assist in the design reviewand evaluation at pre-planning stage. Furtherinformation can be found at www.breeam.org.Building for Life: Newcastle City Councilwill encourage the use of the Building for Lifemethod to create a predictive score for adevelopment at pre-planning stage. Theapplicant will be expected to provide apredictive score which the City Council will thentest. Should it be felt that the development willnot meet the stated score, the applicant will beexpected to amend their scheme to meet therequirements. Further information can be foundat www.buildingforlife.org.Secured by Design: Newcastle CityCouncil are active in ‘promoting design andlayouts which are safe and take account ofpublic health, crime prevention and communitysafety considerations’ (PPG 3). Developersshould aim to ensure proposals achieve theCore Principles of Secured by Design. Furtherinformation can be found atwww.securedbydesign.com.Lifetime Homes: Newcastle City Councilwill encourage applicants to achieve as many ofthe 16 principles as possible. The City Councilfeel it is important to incorporate all elements ofLifetime Homes. This will ensure that all newhomes built in the city will serve a family over alonger period of time because of their ability tobe accessible and adaptable. Furtherinformation can be found atwww.lifetimehomes.org.uk.Code for Sustainable Homes: NewcastleCity Council will encourage the use of the Codefor Sustainable Homes assessment method tocreate a predictive score for a development atthe pre-planning stage. The responsibility forpreparing this predictive score will rest with thepotential developer / applicant. Wherenecessary, the City Council will help toundertake this predictive assessment usinginternal resources to assist in the design reviewand evaluation at pre-planning stage. Furtherinformation can be found atwww.communities.gov.uk.25Urban Design Guidance

4.02 External ReviewLocal ReviewIn circumstances where a pre-applicationinvolves work to a listed building, an existingor new building within a conservation area ora new building affecting the setting of a listedbuilding or conservation area, it may beconsidered by the Newcastle ConservationAdvisory Panel for comment. The panel iscomprised of a range of local,independant historic environment professionals.The view of the panel will be taken into accountwhen making a decision on the proposal.Regional ReviewIGNITE was launched in 2006 as a collaborationbetween English Partnerships, Government The aim is to raise standards of practice insustainable regeneration by developing the skillsand capacity of professionals and practitionersto work in partnership with communities tocreate, deliver and maintain great places.IGNITE is comprised of a panel of core memberscan be drawn upon depending on the nature of with them public and private sector experiencefrom a range of professional backgroundsincluding architecture, urban design, academia,landscape architecture, regeneration, planning,master planning and housing.National Reviewreferred to the Commission for Architecture andthe Built Environment for design review. CABEare a national body advising on well-designedbuildings, places and spaces and their viewsare taken into account when determining aplanning application.on listed building and planning consentshowever English Heritage are a statutoryconsultee for advice if a building is listed atGrade I or II*, or if substantial demolition isplanned.Statement of Community Involvement (SCI)The applicant will be encouraged to carry outcommunity consultation at the pre-applicationstage. A statement of community involvementshould explain how the applicant has compliedwith the requirements for pre-applicationconsultation. The applicant should demonstratethat the views of the local community have beensought and taken into account in the formulationof development proposals.IGNITE offers the opportunity to be guided by adesign review team who are likely to havedeveloped a close working relationship with localauthorities and thereby offer an insight into whatis likely to prove acceptable. IGNITE reviews aresummarised into a useful written response whichcan be used as a basis for redesign or furthernegotiation.It is anticipated that eligible schemes will bereviewed by IGNITE at a pre-application stage,ideally with some months before the likelysubmission date. In this way any commentsmade by the panel can be meaningfully taken onboard and amendments made to the scheme ifnecessary.Urban Design Guidance26