Design and Access Statement - Keepkeeparchitecture.co.uk/assets/harnham-das.pdfin Harnham, Salisbury, at the vacant Harnham Park site off Netherhampton Road. The purpose of this document

Harnham Park, Sal isburyDesign and Access Statement

April 2018

2

Foreword

This report accompanies an outline planning application submission in respect of the proposed redevelopment of Harnham Business Park.

The document provides illustrative guidance about how the proposal could be designed and developed. It is informed by survey work and site analysis that has been undertaken.

This document should be read in conjunction with other documents and drawings submitted as part of the outline planning application.

This document has been prepared to explain the design strategy for the site at Harnham Park. The structure of this document is outlined below.

1.0 Introduction

This document will begin by introducing the development site, planning context and proposal for the site.

2.0 Site Assessment

A site analysis for the site has been carried out, taking into consideration the physical, visual and technical constraints present.

3.0 Design Development

This section provides a commentary on the evolution of the design further to a pre-app submission.

4.0 Design Proposal

This section presents the vision and design strategy, as well as the proposal in the form of the illustrative masterplan and parameter plans. This section also explains how the proposal relates to future reserved matters applications.

3

Contents

1.1 Introduction 4

2.1 The Site and its Location 6

2.2 Site Photographs 8

2.3 Surrounding Character Analysis 10

2.4 Site Constraints 14

2.5 Site Opportunities 15

3.1 Pre-Application Submission 16

4.1 Design Strategy and Vision 18

4.2 Illustrative Masterplan 19

4.3 Land Use 20

4.4 Density and Building Heights 21

4.5 Housing Mix 22

4.6 Affordable Housing 23

4.7 Frontages and Key Nodes 24

4.8 Access Strategy 25

4.9 Parking and Refuse 26

4.10 Green Infrastructure 27

4.11 Indicative Views 28

4.12 Energy and Sustainability 30

4.13 Security 31

4

1.0 Introduction

Salisbury is the third-largest settlement in the county, after Swindon and Chippenham, with a population of approximately 40,000. It is the only cathedral city in Wiltshire.

The city is located near the edge of Salisbury Plain and sits at the confluence of five rivers: the Nadder, Ebble, Wylye, and Bourne are tributary to the Hampshire Avon. Salisbury has a railway station that is a regional interchange.

The site sits to the south western edge of Salisbury and is provided with good visibility and surrounded by a range of uses including residential accommodation and other facilities. The site area is 2.99 hectares.

1.1 Introduction

Location of the site within Salisbury N

2

1

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Key

Site Boundary

Main Roads

Railway Line

Railway Station

Salisbury Cathedral

Salisbury District Hospital

Salisbury and South Wilts Golf Course

Old Sarum

1

2

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Salisbury

Wilton

QuidhamptonLaverstock

Netherhampton

5

1.0 Introduction

Site location plan

This Design and Access Statement has been prepared to accompany an outline planning application for 82 dwellings in Harnham, Salisbury, at the vacant Harnham Park site off Netherhampton Road. The purpose of this document is to describe the key design principles and evolving design process that have emerged from an analysis base. This has led to a considered and appropriate proposal for the application site, designed with respect for the local context.

This report will show how the development framework plan provides an appropriate response to the local context and site constraints. It should be noted that this report does not provide a fully developed architectural design for the site, but is intended to support an outline application, and should therefore be read in conjunction with all the other application documentation. A more detailed design will be developed at reserved matters stage, in keeping with the principles outlined in this document.

The proposal includes the following:

• Circa 82 new dwellings in a the form of housing and apartments

• 40% affordable housing

• Allocated car parking

• Individual private gardens to each house

• Public open space

• Comprehensive scheme of hard and soft landscaping

• On site drainage attenuation

N

Key

Site Boundary

GSPublisherVersion 0.0.100.100

Scale

Revision number

DR CH Date

Project

Drawing

Drawing number

RevNotes

Original drawing size A3

Keep Architecture Limited

2.6 Temple Studios

Bristol, BS1 6QA

Harnham, Salisbury

1380 - E - 001

Site Location Plan

NOTES

© Keep 2018

This drawing has been produced for Harnham

Business Park for the proposed development at

Harnham, Salisbury and is not intended for use

by any other person or for any other purpose.

Responsibility is not accepted for errors made by

others in scaling from this drawing.

All construction information should be taken

from figured dimensions only.

All omissions and discrepancies to be reported

to Keep immediately.

1:1250 @ A3

t: 0117 325 0359

e: [email protected]

w: keeparchitecture.co.uk

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Harnham Business Park

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NETHERHAMPTON ROAD

Booker Wholesale

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Key

Application site boundary

Gross site area = 2.99 hectares

NS SC 28/112017 -First issue

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NS SC 20/122017 APre-App issue

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2.0 Site Assessment

2.1 The Site and its Location

The site sits to the south western edge of Salisbury. To the east of the site, residential accommodation in the form of housing and apartments are provided at a range of densities.

The wider site rises to the south. There is a change in level from the site to the ridge line of Harnham Hill of approximately 55 metres. This area to the west and south is subject to a mixed-use allocation in the draft Wiltshire Housing Site Allocation Plan. This is referred to as the 'Bovis Option Land'.

Towards the north of the site beyond the A3094, lies low level farm land. This area is prone to flooding and therefore not suitable for residential development.

The site lies to the south of Netherhampton Road, which serves the surrounding residential areas and links to the city centre.

Key (diagram on page 7)

Site Boundary

Flood Zone

Topography

Main Road

Bus Stop

Bovis Option Land (policy H3.1)

Land North of Netherhampton Rd (policy H3.3)

Netherhampton Sale Rooms (Auction House)


Booker Wholesale

Harnham Community Sports and Social Club

Harnham C of E Junior School and Infant School

Salisbury Lawn Tennis Club

Salisbury Cathedral

The Salisbury Museum

Glenmore Business Park

1

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Salisbury Cathedral

7

2.0 Site Assessment

NWider site constraints

Netherhampton Road

Old B

landfo

rd Ro

adHarnham Hill

50m

75m

100m

100m

River Avon

1

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2.0 Site Assessment

2.2 Site Photographs

The selection of site photos indicated help to explain the context of the site. The photos indicate the site boundary and Bovis Option Land.

A preliminary landscape appraisal has been carried out by Sightline, and is submitted alongside this document.

View 1: View from Netherhampton Road towards site entrance

View 2: View from site entrance towards Booker Wholesale

Netherhampton Rd

Booker Wholesale Access road within site to be retained

Substation

Site access

Site boundary

Trees along boundary

5 4

12

3

9

2.0 Site Assessment

View 5: View from field behind site

View 3: View from Booker Wholesale towards Netherhampton Road View 4: View from field behind Booker Wholesale towards Harnham Business Park and Salisbury

Bovis Option Land: Policy H3.1 draft WHSAP

The siteDraft allocation 'land north of Netherhampton Rd' Policy H3.3

Booker Wholesale C21 Residential development

Salisbury Cathedral

Salisbury CathedralResidential development

The site

Substation on site


10

2.0 Site Assessment

2.3 Surrounding Character Analysis

The characteristic of the site is typically residential suburban edge of town with a number of other uses including light industrial and retail buildings.

This chapter assesses the residential development immediately to the east of the site. Residential accommodation is typically two and three storeys, with good frontages and relationship to public space. Car parking is 'on-plot', in shared areas with some stand alone and integral garages.

A range of building materials are provided including stone, brick and render. Roofs are typically clay tiles.

Different building volumes, materials and roof types confuse the street scene.

11

2.0 Site Assessment

The play area is faced by buildings on all sides, which allows for positive natural surveillance.

12

2.3 Surrounding Character Analysis

Separation between Netherhampton Road and this residential development is provided with a green space that is overlooked by houses.

13

Corner houses are provided to allow for natural surveillance and active frontage along secondary roads, however, bins, harsh garden boundaries and garages do not provide any activity along the street.

14

2.0 Site Assessment

2.4 Site Constraints

The site has a number of constraints as follows:

1. Electric Substation

The acoustic impact of the substation needs to be considered as there is a constant hum that will impact on the proposed uses for the site. Detailed analysis has been undertaken to assess the impact.

2. Adjoining Industrial Uses

The adjoining industrial uses need to be considered from an acoustic and commercial viewpoint.

3. Hydrology

Consideration is required due to the specific drainage requirements of the site.

4. Trees

There are a number of protected trees on the site that will be retained as part of the layout. Construction will need to be kept away from these trees.

5. Utilities

An existing power cable runs diagonally across the site towards the southern area of the site.

Constraints plan N


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Bristol, BS1 6QA

Harnham, Salisbury

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Key

Site boundary

Existing trees

Existing trees with TPO

Root Protection Area

Substation

Noise from substation >=35db


N.B Substation buffer (assuming substation is

provided with 4m surrounding wall) - any

residential facades within this zone

recommended to have non-habitable rooms

unless screened by other buildings.

Residential facades not recommended

against boundary. Buffer recommended and

screening of gardens.

Road traffic buffer - 15m from carriageway.

Existing power lines

Access into site

KeySite boundary

Existing trees



Substation



N.B Substation buffer (assuming substation is provided with 4m surrounding wall) - any residential façades within this zone recommended to have non-habitable rooms unless screened by other buildings.

Residential façades not recommended against boundary. Buffer recommended and screening of gardens.



Access into site

Sun-path

ampm

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2.0 Site Assessment

2.5 Site Opportunities

The site is provided with good accessibility and connectivity to the city. The relationship of the site to the existing highway network is good with easy vehicular visibility and pedestrian access.

The site is generally level and suitable for residential accommodation with easy access. The site is rectilinear and generally has a minimal change in level at each of the boundaries.

There is minimal ecology presence on the site.

Typically established trees are generally located at the boundary.

There is opportunity for the integration of public open space and enhanced pedestrian connectivity to the Bovis Option Land to the west.

Opportunities plan N


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Booker Wholesale

0 100 m5010 20 30 40

Key

Site boundary

Existing trees



Substation



N.B Substation buffer (assuming substation is

provided with 4m surrounding wall) - any

residential facades within this zone

recommended to have non-habitable rooms

unless screened by other buildings.

Residential facades not recommended

against boundary. Buffer recommended and

screening of gardens.



Access into site


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Site Opportunities 1:1250@A3

KeySite boundary

Existing trees



Proposed pedestrian route through site to Netherhampton Road

Non-habitable rooms facing substation as to block out noise to rest of development

Residential development area

Green infrastructure area


Access into site

16


3.1 Pre-Application Submission

Response to Urban Design Officer’s Comments, Jan 2018

An initial ere-application enquiry was submitted to the Council in January 2018 (Ref: 18/00017/PREAPP). The text below shows how the initial proposal has evolved following dialogue with the Council's Urban Design Officer.

1.

The very small one garden space shown for each of the two bedroom/4 person ‘special’ house type in both terraces would not represent an adequate outside amenity space in terms of BfL12 as this is less than the minimum area recommended by BfL12 Q12 that rear gardens should at least be equal to the ground floor footprint of the dwelling.

More space is required for the garden for each of these dwellings to extend across the whole rear of the dwelling with residents car parking placed beyond this in a mews courtyard.

The gardens for these house types has been made bigger, and the parking has been moved to a courtyard car park.

2.

An over reliance of in front of plot runs of parking bays that tends to create over wide streets dominated by cars and not broken up by strong and extensive landscaping;

Parking has been amended, there are more courtyard car parks, and parking on the side of houses rather than in front.

3.

The expansive and wide areas of hardstanding would appear unattractive and weak spaces with potential considerable informal parked vehicles within these.

This has been amended. Any courtyard parking is now enclosed between the houses.

4.

Locating driveways on street corners and prominent locations such as view up the street.

This has been amended, there are no driveways on prominent corner houses.

5.

Homes that back onto the streets (notably the streets parallel with the existing site road)

Housing has been orientated differently

6.

The flanks of the street corner homes (and projecting flanks prominent in the street scene) that offers a blank or essentially blank elevation to the street or public open space (i.e. without a substantial number and size of windows to habitable rooms). This would appear to be to every street corner dwelling.

Housing orientation has been amended; however, where there are corner buildings, these would be articulated to have an active frontage on both elevations (front and side).

7.

This would include the side of houses 1 and 7 where the public open space strip down the side of these houses would also not be well overlooked for safety and security and the prominent flanks of houses 11 and 13 from Netherhampton Road by standing well forward into the perimeter public open space. As a deep plan terrace this would appear a rather staid and cumbersome block rather than being articulated with a distinctive roof, openings and facing materials and with the car bays and pavement not set hard up against the flanks.

Houses 1 and 7 will be articulated so that the sides have an active frontage. Houses 11-13 (now 11-14) will be articulated with a distinctive roof, and will provide a gateway into the site. These houses also face onto the green strip at the front of the site so provide natural surveillance.

8.

Pedestrian/cycle link and route:

The Illustrative Masterplan indicates a pedestrian/cycle link with the lower north east corner of the Netherhampton major strategic housing site and pedestrian link at the north east corner of the subject site onto the Netherhampton Road recognising the strong desire line towards the City Centre and suburbs to the east.

In principle the link points accord with recommendations of BfL12 Q1’Connections’ however on leaving the proposed public open space (POS) the layout and street scene indicated by the Masterplan layout would not make this desire line obvious and particularly legible (clear and direct) to pedestrians/cyclists.

This is through:

a. Leading pedestrians on a twisting route through the proposed secondary streets;

b. Bringing cyclists onto the existing access road into conflict with HGVs serving the Booker Distribution warehouse and pedestrians in close proximity to these on the pavement alongside;

c. Taking pedestrians along shared surface streets frustrated by moving and parked vehicles and across rear of parking bays;

d. The visibly secondary impression of this route lined by runs of parking bays, high garden boundaries and largely blank flank ends of houses.

This layout and street scene would not convey a hierarchy reflecting the future significance of this route serving a large number of people as a major pedestrian /cycle artery from the city to the major strategic housing site and the countryside footpath network beyond. For example a wide landscaped pedestrian/cycle avenue following down the east side of the existing access road but not immediately abutting it and not fronted by driveways and parking bays but with the front of end of terrace houses turned to face this and then leading round and through the POS shown along the Netherhampton Road Perimeter to the north east corner.

This route has been amended and provided along the existing access. This existing access road has been widened to allow for street trees and a 3m wide cycle/ footpath to help navigate pedestrians and cyclists to Netherhampton Road.

17


Illustrative masterplan submitted for pre-app Amended illustrative masterplan to take into account Urban Design Officer's comments

N


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2.6 Temple Studios

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Harnham, Salisbury

1380 - F - 002

House Types Plan

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1380 - F - 002 House Types Plan 1:1250@A3

Site boundary

Existing trees



Nodal buildings

Frontage

1 bed 2 person dwelling





Affordable rented

Shared ownership


Access into site

4m high wall around substation

Pedestrian route

3m wide cycle/ped link to the Bovis Option

Land

Public open space

POS NS SC 20/122017 APre-App issue

NS SC 07/022018 BAmendments following pre-app


Scale

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2.6 Temple Studios

Bristol, BS1 6QA

Harnham, Salisbury

1380 - F - 002

House Types Plan

NOTES

© Keep 2017



Harnham, Salisbury and is not intended for use by any

other person or for any other purpose.



All construction information should be taken from

figured dimensions only.

All omissions and discrepancies to be reported to

Keep immediately.

1:1250 @ A3

t: 0117 325 0359



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2 bed

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2 bed

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Key


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1380 - F - 002 House Types Plan 1:1250@A3

Site boundary

Existing trees



Nodal buildings

Frontage






Affordable rented

Shared ownership


Access into site


Pedestrian route


Land

Public open space

POS NS SC 20/122017 APre-App issue

1 2 2

2

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5

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437

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18

4.0 Design Proposal

Strategy diagram

4.1 Design Strategy and Vision

A strategy of good urban design principles appropriate to the site has been adopted:

• All vehicular access into the site is provided from Netherhampton Road via the existing access.

• There is potential to provide all houses with private, rear gardens and the necessary level of parking as required by the local authority. On plot car parking to the front and sides of properties could be provided, as well as parking within secure, shared courtyards. Some on-street visitor parking can be provided on the site.

• Typically housing is provided as back-to-back with all housing having access to back gardens.

• A range of house types and materials would be possible at the site and both open market and affordable housing will be provided.

• Houses could front on to the new public open spaces to the north and south of the site.

• A pedestrian/ cycle link can be provided through the site, linking the site and the Bovis Option Land to the south to Netherhampton Road.

1. Existing access point retained off Netherhampton Road. Road created loop through residential development.

2. POS areas created to the north of the site around existing mature trees.

3. POS area created to the south-west of the site, linking the development to the Bovis Option Land.

4. Existing substation.

5. Buildings designed to block noise from substation. Non-habitable rooms face substation.

6. Higher density housing with frontages facing POS and main access roads.

7. Medium density housing with frontages facing proposed roads. Housing proposed with back to back gardens.

8. Lower density housing with frontages away from industrial uses.

9. Proposed pedestrian/ cycle route from Bovis Option Land through site to Netherhampton Rd.

NETHERHAMPTON RD

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4.0 Design Proposal

4.2 Illustrative Masterplan

The wider site has been designed appropriately to meet with housing requirements and to provide an attractive layout. Houses are a range of sizes but are typically all 2 and 3 bed. Apartments are 1 bed.

Housing will typically be provided with on plot parking to the front or side of properties. Some street parking is provided. Back to back gardens are provided to enhance natural surveillance and improve security.

Due to the acoustic constraints of the site and the need to acoustically 'buffer' the substation, an arrangement of accommodation has been provided that minimises the acoustic impact across the site yet provides an appropriate density and well coordinated urban design layout.

Properties that 'buffer' the substation will be designed to balance the technical layout requirements for each dwelling and a solution that is contextually appropriate for the site.

The other constraints of the site, including the neighbouring uses and existing utilities, have been incorporated in the layout.

The required public open space is provided in the south western area of the site.

Illustrative masterplan N


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Site boundary

Existing trees




Access into site


Pedestrian route


Land

Public open space

Proposed housing

Proposed trees

Parking

Attenuation basin

Key

Site boundary

Existing trees



Proposed dwelling

Proposed parking


Access into site


Pedestrian route

3m wide cycle/pedestrian link to the Bovis Option Land

Public open space

Attenuation basin

20

4.0 Design Proposal

4.3 Land Use

A residential use and green infrastructure is proposed for the site. The areas are outlined in the table below.

Pedestrian and cycle routes are also provided crossing the site from the 'Bovis Option Land' to Netherhampton Road. The existing access road from Netherhampton Road will be used to access the residential development.

Land Budget Table Land use plan

Quantity

Gross Area (hectares) 2.99

Residential (net developable area in hectares)

1.98

Total houses circa @41.5dph 82

Green infrastructure including attenuation basin(hectares):

0.75

Existing access road (hectares) 0.26

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Residential

Green infrastructure

Existing access road

Pedestrian route

3m wide cycle/pedestrian link to the Bovis

Option Land

Area to be used as gardens for noise buffer

from surrounding buildings

Access into site

Attenuation basin


1380 - P - 002 Proposed Land Use Plan 1:1250@A3

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Green infrastructure


Attenuation basin

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Area to be used as gardens for noise buffer from surrounding buildings

Access into site

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4.0 Design Proposal

4.4 Density and Building Heights

Housing facing the substation can is proposed as higher density, smaller units.

Along the eastern and southern boundaries of the site, housing is proposed at a lower density. Properties to the east have larger gardens to take into account a buffer from the industrial uses to the east. To the south the depths of the properties take into account a buffer to the overhead powerlines and the Booker Wholesale to the south.

The rest of the scheme is proposed at a medium density, of mostly semi-detached properties and short terraces.

Building heights would be mostly two storeys, with a potential for 2.5 storeys for nodal buildings.

Density plan N


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Medium density

Lower density

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4.0 Design Proposal

4.5 Housing Mix

A number of house types have been accommodated on the site. All houses have been designed to the 'Technical housing standards – nationally described space standard' issued by the Department for Communities and Local Government in 2015.

The table below shows the mix accommodated on the site (this includes the affordable housing units).

Due to the noise constraints of the site, a number of 1 bed FOGs and single aspect 2 bed 4 person houses have been designed to allow for non-habitable rooms to face the substation and therefore block out noise to the rest of the development.

Total dwellings = 82 dwellings

Type GIA (sqm) % mix Quantity

1 bed flat 50 7 6

1 bed FOG

54 4 3

2 bed 4 person

79 44 36

3 bed4 person

84 5 4

3 bed 5 person

93 /98 39 32

4 bed6 person

106 1 1

Housing mix plan N


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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 bed9

2 bed8

2 bed7

2 bed

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4 bed

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1 bed

73

1 bed

72

1 bed

66-71

1 bed

29

3 bed

21

2 b

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22

2 b

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27

2 bed

13

3 bed

20

2 b

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18

2 bed

28

2 bed

77

2 bed

62

3 bed

60

2 bed

61

2 bed

59

2 bed

58

3 bed

46

3 bed

473 bed

48

3 bed

493 bed

50

3 bed

513 bed

52

3 bed

533 bed

792 b

ed

782 b

ed

34

3 bed

353 bed

36

3 bed

373 bed

38

3 bed

393 bed

44

3 bed

453 bed

23

2 b

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3 bed

433 bed

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3 bed

413 bed

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2 b

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1380 - F - 003 Proposed Housing Mix 1:1250@A3

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Shared ownership


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NS SC 20/122017 APre-App issue

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4.0 Design Proposal

40% of housing on site will be provided as affordable housing equating to 33 dwellings. Of this, 40% will be provided as shared ownership and 60% as affordable rented.

A variety of affordable housing (including different tenures) are provided across the site. One overall cluster has been avoided and instead a number of moderately size groups have been accommodated.

A single block of flats with 6 units is provided. Three apartments are provided at ground floor.

The table below shows the housing mix for the affordable housing:

Shared Ownership = 13 dwellings

Affordable Rented = 20 dwellings

4.6 Affordable Housing

Affordable housing plan N


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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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3 bed

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2 bed

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2 bed

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2 bed

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2 bed

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2 b

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31

2 b

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2 bed

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2 bed

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2 bed

75

2 bed

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2 bed

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2 bed

56

2 bed

57

2 bed

65

2 bed

64

2 bed

63

2 bed

10

2 bed9

2 bed8

2 bed7

2 bed

26

4 bed

74

1 bed

73

1 bed

72

1 bed

66-71

1 bed

29

3 bed

21

2 b

ed

22

2 b

ed

27

2 bed

13

3 bed

20

2 b

ed

18

2 bed

28

2 bed

77

2 bed

62

3 bed

60

2 bed

61

2 bed

59

2 bed

58

3 bed

46

3 bed

473 bed

48

3 bed

493 bed

50

3 bed

513 bed

52

3 bed

533 bed

792 b

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782 b

ed

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353 bed

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373 bed

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393 bed

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453 bed

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433 bed

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3 bed

413 bed

32

2 b

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2

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Key

Application Boundary

1 bed apartment block

2 bed 4 person house



Affordable rented

Shared ownership

Type GIA (sqm) GIA (sqft) % mix Quantity

2 bed 4 person

79 850 65 8

3 bed 5 person

93 1001 35 5

Type GIA (sqm) GIA (sqft) % mix Quantity

1 bed flat 50 538 30 6

2 bed 4 person

79 850 40 8

3 bed 5 person

93 1001 23 5

4 bed6 person

106 1141 7 1

24

4.0 Design Proposal

An appropriate and logical urban design strategy has been adopted for the site.

All accommodation is two storeys. Due to the variety of dwelling types and layout arrangement, appropriate visual variety will be achieved across the site.

Properties are arrange to provide good frontages to ensure a suitable sense of place.

The buildings that will provide the acoustic buffering will be arranged to ensure habitable rooms do not face the substation. Other rooms (bathrooms/ utility/ staircase) will face the substation and therefore the windows to these rooms will provide the necessary architectural articulation along the main access road.

4.7 Frontages and Key Nodes

Frontages and key nodes strategy plan N


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Site boundary

Residential parcel

Nodal buildings

Frontage

Non-habitable rooms facing substation

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4.0 Design Proposal

The existing access off Netherhampton Road will be used as the main access into the residential development. Off of this road a main residential street is proposed to the east that then links to a series of secondary shared surface roads. To access the parcel in the west of the site, a shared surface secondary road links to the existing access road.

Street Network

The site adopts three different street types. These are:

• Main residential street

• Secondary loop street

• Shared surface secondary street

Pedestrian and Cycle Access

A dedicated pedestrian and cycle route will be provided through the site linking the Bovis Option Land to Netherhampton Road.

Public Transport

There is a bus stop on Netherhampton Road, within 400m of the site that services the surrounding residential developments, and connects West Harnham to the city centre.

4.8 Access Strategy

Access strategy illustrative plan N


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Proposed main residential street

Proposed secondary loop street

Proposed shared surface secondary street

Proposed access into parking courtyards

Pedestrian route


Street trees

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4.0 Design Proposal

Parking and refuse strategy N


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4.9 Parking and Refuse

Parking

Wiltshire Council sets out minimum (rather than maximum) guidelines for parking numbers, and these can be summarised as:

• 1 car parking spaces per 1 bedroom dwellings.

• 2 car parking spaces per 2 or 3 bedroom dwelling.

• 3 car parking spaces for dwellings of 4 or more bedrooms.

• 0.2 visitor space per dwelling (unallocated).

Wiltshire Council do not include garages as part of the allocated parking provision except where there are overriding design considerations. In these exceptional circumstances, the council will require design statements and/or transport assessments to demonstrate the need for such provision. Due to the substation location and proximity to the site, special house types have been designed which accommodate a garage on the ground floor of the dwelling. The strategy for these houses allows only non-habitable rooms to be located facing the substation, and block out noise to the rest of the development, therefore, are a crucial part of the design strategy for the site.

Refuse Collection

In order to facilitate the effective removal of refuse, the masterplan should take into account guidance from the local authority as to the design and layout of refuse storage and collection facilities. Secure refuse storage should be provided either for individual properties, or in communal stores where appropriate.

At reserved matters stage, the masterplan should allow for a refuse vehicle to access the majority of the site, but not necessarily the front of every property. This is because in certain parts of the masterplan (notably where mews streets are located), it would be detrimental to the urban design to provide enough space for a refuse vehicle to manoeuvre. The refuse vehicle will instead reach to within 25m of the storage facility and be no further than 30m from the front door of any property (as shown in the diagram below).

Tracking for a refuse vehicle has been carried out and is shown on the plan to the right.

Key

Site boundary

Allocated parking (on plot)

Allocated parking (off plot)

Courtyard parking

Parking under FOG

Visitor parking

Refuse vehicle tracking

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4.0 Design Proposal

4.10 Green Infrastructure

Green infrastructure plan1. Clematis 2. Field Maple 3. Golden Hop 4. Honeysuckle N


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The layout retains the mature trees which form an attractive setting along the frontage with the Netherhampton Road. They will be set within a communal landscape space comprising mown grassland and wildflower meadow. Existing vegetation will also be retained along the remaining boundaries, augmented with new planting of native trees and shrubs. This will establish an attractive setting to the development, reducing its inter-visibility with surrounding land uses (including the substation) and provide wildlife corridors.

Connectivity will be established internally through trees and hedges and climbing plants on trellis topped boundaries. The trellis, either on top of low walls or solid fences, will allow a degree of privacy while providing a sense of openness and greenery. The trees within the development will be ornamental varieties of native species, such as maple, cherry, crab apple and hawthorn; chosen for seasonal interest and to provide flowers and food for wildlife. These varieties will also not grow too large, avoiding problems of loss of light and root damage. Species will include Acer campestre ‘Street Wise’ (Field maple), Birch, Prunus ‘Sunset Boulevard’ (Cherry), Pyrus ‘Chanticleer’ (Pear), Crataegus ‘Paul’s Scarlet’ (hawthorn) and Malus ‘John Downie’ (Crab apple).

Climbing plants will include clematis, honeysuckle, escallonia, ivy, firethorn, hop, jasmine, passion fruit and kiwi.

Communal grass areas will comprise a mix of close mown grass (allowing active play) interspersed with areas chalk grassland wildflower meadows. Larger growing native trees will be planted within these areas and these will contribute to the wider landscape.

1

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Site Boundary

Existing trees



New tree planting

Gardens

POS

Attenuation basin

Wall to match material of house

Low wall to match material of house with timber trellis and planting

Timber trellis with planting

Low railing

Cycle/bin storage with high level planter

Timber gate

Pedestrian route


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4.0 Design Proposal

4.11 Indicative Views

The following indicative images show the scheme as proposed in its context.

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View 1

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4.0 Design Proposal

View 2

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4.0 Design Proposal

Sustainable Development

The following is a list of guidelines for the proposed development. Details portraying how the scheme minimises energy use and deals with sustainability matters will be dealt with in the Reserved Matters Applications. The proposed development will aim to be sustainable in the following ways:

Economy: Local jobs will be created by fuelling the local economy through its construction.

Transport: Sustainable transport modes such as cycling and walking are to be promoted through the provision of dedicated pathways connecting to routes into and around Harnham and Salisbury.

Environment: Public open space and green spaces will be provided. Trees and hedgerows will be retained as illustrated in the landscape strategy with appropriate buffer zones, maximising the sustainable use of existing resources. Planting schemes should be in preference for native and/or wildlife attracting species.

Community: Open green areas, play spaces, and shared surface spaces will help to encourage social interaction across the development.

Energy Production and Conservation

All residential dwellings will benefit from energy efficient techniques such as reduced U-values via an enhanced fabric specification, efficient gas boilers, enhanced heating controls and an air tight build. The focus on enhanced fabric energy efficiency is an economically prudent strategy that maintains the maximum carbon dioxide savings over the lifetime of the development.

Selection of Materials

The selection of construction materials for all of the new buildings will favour those with the lowest environmental impact over their life-cycle. Efforts should be made to source locally available building materials wherever possible.

Solar Access and Daylighting

Wherever practicable, windows will be sized to take maximum advantage of natural daylight. This will reduce the heating demand but will also limit the energy demand for electric lighting.

4.12 Energy and Sustainability

Water Conservation

Water consumption within all residential dwellings should be minimised by installing water efficient sanitary devices. This will potentially include dual flush WCs, spray/aerated taps, and reduced flow showers. Water meters will be installed in all homes/buildings to encourage future occupants to make maximum water savings.

Domestic Recycling

Residents of homes will be provided with bin stores, which should include sufficient space to accommodate the local authority refuse and recyclable waste collection service.

31

4.0 Design Proposal

4.13 Security

The design proposals for Harnham Park are based upon an understanding of best practice guidance and reference has been made to the relevant documents including “Secured by Design”, “Safer Places” and “Manual for Streets”.

Many of these requirements will be reviewed during the early design stages of the layout. The resultant layout provides natural security and safety.

The National Planning Policy Framework states that “Planning policies and decisions should aim to ensure that developments create:

“safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion” (para.58)

“safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourage the active and continual use of public areas” (para.69)

When designing new developments, these factors should create areas that are attractive and contain clearly defined public and private areas that relate well with one another and create no ambiguity. In addition, the development should enable residents to take pride in their surroundings without the fear of crime, which in turn will create a sense of shared ownership and responsibility.

The planning, design and management of public open space is essential in creating an environment that creates a sense of place and community safety. Well designed public lighting increases the opportunity for surveillance at night and will be integrated into future reserved matters applications.

Natural surveillance in the form of doors and windows overlooking streets and parking areas, pedestrian routes and public open spaces will create activity throughout the day and evening and will be an essential element in creating a safe environment for all users, whilst discouraging criminal activity by increasing the risk of detection.

The following key points have informed the design, and should be used as guidance for future reserved matters applications:

Roads• The street network has been designed to provide required

loop roads, as well as secondary streets that serve smaller groups of dwellings.

• A clear street hierarchy has been proposed with different street characters that identify main roads as well as semi-private environments through the use of narrower streets and shared surface materials.

• Roads are designed to be direct and overlooked by the surrounding built form.

Parking• Natural surveillance of parking areas is promoted wherever

possible.

• Where the use of parking courts or private drives have been utilised, these areas serve only a few dwellings and are well overlooked by the surrounding built form.

• Where semi-private parking courtyards are proposed, they should be limited to a smaller number of dwellings, well overlooked, and designed so as to produce a sense of ownership with the residents.

Layout and Orientation of Dwellings• Buildings should generally be orientated to overlook streets

and public spaces.

• A block of houses should be designed as back to back to ensure rear gardens are not exposed.

• A neighbourhood should consist of a mix of dwellings to enable greater opportunity for homes to be occupied during different times of the day allowing for community interaction and natural surveillance.

Boundaries• Boundaries between public and private space needs to be

clearly identified.

• Front boundaries should be kept relatively low (1m in height) in order to allow for natural surveillance from the property. Railings or other permeable fencing should be used if a higher boundary is required.

• Generally all properties should have some defensible space in front of the dwelling. If this is not possible the security of front doors and windows needs to be upgraded.

• If gates to back gardens are provided, these should be robust, lockable, and at the same height as the fence.

• Where a planted boundary is proposed, plant species need to be carefully considered so as to not overgrow and impede the natural surveillance.

• Side boundaries should have a minimum heights of 1.8m.

Public Open Space and Communal Areas• All public open space, play areas and communal areas have

been carefully designed and located to provide a positive contribution to the scheme.

• Public open spaces, and in particular children’s play areas should be well overlooked by the surrounding built form.

• Public spaces and play areas need to have safe routes to and from them.

• The ownerships and responsibilities for external spaces should be clearly identified and the proposals should facilitate easy maintenance and management.

• Play areas should not be located immediately next to dwellings, and need to allow a suitable buffer to minimise any noise disruption.

Footpaths• A cycle and pedestrian network has been designed which

allows movement through the site.

• Public footpaths are design to be overlooked, and not allow access to backs of properties.

Lighting• A suitable lighting design will be provided for all areas. All

streets will be lit.

• Where footpaths pass through ecologically sensitive areas, lighting will be minimised.

Documents

Design and Access Statement - Keepkeeparchitecture.co.uk/assets/harnham-das.pdfin Harnham, Salisbury, at the vacant Harnham Park site off Netherhampton Road. The purpose of this document