Design & Access Statements: urban design london Esther Kurland Urban Design London

Cabe and the Planning System2 Welcome  Design and Planning  What are statements  Reading tips  A made up statement  Why bother urban design london

Cabe and the Planning System3 Design and planning urban design london

Cabe and the Planning System4 Talking about portrait images National Policy urban design london

Cabe and the Planning System5 ‘If we deliver poor design, we know that we will not deliver sustainable development’ Lord Rooker, Planning Minister, House of Lords, Jan 04 ‘All involved in planning must work to achieve sustainable development’ Planning and Compulsory Purchase Act 2004 urban design london

Cabe and the Planning System6 What the PPSs and PPGs say  Design Matters  Design cuts across planning policy areas  Design is about how places work urban design london

Cabe and the Planning System7 Key policy tests: PPS1  Refuse designs that don’t take advantage of opportunities for improvement - positively make places better for people.  This should be the aim of all involved.  LPAs should have robust, positive design policies based on local character and objectives.  Have regard to ‘By Design’ urban design london

Cabe and the Planning System8 Good Design should:  Address the connections between people, places and access to jobs and services  Integrate development into the existing natural and built environment and reinforce local distinctiveness  Be an important part of providing successful, safe and inclusive places  Create places everyone can use and enjoy  Consider impacts on the natural environment Key policy tests: PPS1 urban design london

Cabe and the Planning System9 Ask “is the design good enough to approve?” rather than “is it bad enough to refuse?” urban design london

Cabe and the Planning System10 The Good, the Bad, the OK?  PPG1 said refuse bad design  CABE’s 2004 Housing Audits found 61% of new homes in the South East were mediocre and 17% were good  The 2005 Audit showed that 70% of homes in the North were mediocre and only 6% were good  Now PPS1 is saying only approve good design  What will the audit in 5 years find? urban design london

Cabe and the Planning System11 Design at a Glance  Gives up to date information on national design policy urban design london

Cabe and the Planning System12 Principles of Good Design  Character: should have its own identity  Continuity and enclosure: public and private should be clearly distinguished  Quality of public spaces: should have attractive and successful outdoor areas urban design london

Cabe and the Planning System13 Principles of Good Design  Ease of movement: easy for everyone to get to and move through  Legibility: has a clear image and is easy to understand  Adaptability: able to change easily  Diversity: values difference  Inclusivity: for everyone, without special treatment urban design london

Cabe and the Planning System14  It’s hard!  It’s your job  Use common sense – you can do it  Look at built schemes  Ask yourself- What would it be like to use the scheme?. If you are 30 years older? Or younger? Or with a broken leg?  Use Building for Life, Design Quality Indicators etc  Create your own indicators? How can we tell?

Cabe and the Planning System15 What are statements? urban design london

Cabe and the Planning System16 Statements are tools to help prevent poorly designed places

Cabe and the Planning System17 Scale Design Code Design & Access Statement Regional Spatial Strategy Masterplan Building Regs. City/Town Regional Building Neighbourhood Site Component Sustainability appraisals Sub- regional Framework Design Guide Local Development Framework Area Action Plan Planning design tools

Cabe and the Planning System18 What are statements?  They are required by the Planning Act  They are needed with most application types  They can be used to ‘fix’ details as proposals develop  They should be proportionate to the complexity of the development  They should be used to explain and justify the proposal urban design london

Cabe and the Planning System19 What should they contain? The design process: How the designer has thought about the area and how new buildings and spaces have been informed by what already exists. Use: What buildings and spaces will be used for Amount: How much would be built on the site These should deal with the main inputs to the design process. urban design london

Cabe and the Planning System20  Layout: How the buildings and public and private spaces will be arranged on the site and the relationship between them and the buildings and spaces around the site.  Scale: How big the buildings and spaces would be (their height, width and length) To establish the 3D form of the development What should they contain? urban design london

Cabe and the Planning System21  Landscape design: How open spaces will be treated to enhance or protect the place, for example what trees, paths, lighting or seating will be provided or retained  Appearance: What the building and spaces will look like, for example building materials and architectural details  Access and inclusivity: How everyone could get to and move through the place and why the points of access and routes have been chosen The design details, based on first 5 above. What should they contain? urban design london

Cabe and the Planning System22  What ever you as a Borough say they should!  The GLA’s requirments as explained in their Sustainable Design and Construction SPD. What should they contain? urban design london

Cabe and the Planning System23 Reading Tips urban design london

Cabe and the Planning System24 How do you know if a design and access statement is any good?  The most important question to ask is: ‘Is the design any good?’  PPS1 says to be good the scheme should are well-mixed –have well-planned public space that brings people together –function well and add to the overall character and quality of the area –are safe and secure –support the effective use of resources, and –make sure that everyone can access and benefit from the full range of opportunities available to members of society.  These are the things to look for when reading a statement and assessing a planning application. urban design london

Cabe and the Planning System25 Is this real? Will the place really look like this?

Cabe and the Planning System26 What do you think?

Cabe and the Planning System27 They should have thought about these: the area’s landscape, buildings, routes and open spaces who uses the area and how social mixes and local aims how the local economy operates what policies say should happen in the area The Process Assessed Involved Evaluated Designed Look to see if they have done these:

Cabe and the Planning System28 For Example: This statement identifies:  Current constraints  Current opportunities  How the development will respond to these urban design london

Cabe and the Planning System29 Use Ask yourself: Will the uses planned offer the things people need and want? Will they be able to adapt and change over time? And will everyone be able to get to them and use them easily?

Cabe and the Planning System30 Wrapping the box, creating active frontages What would you see as you shopped here? Carlisle urban design london

Cabe and the Planning System31 For Example: The site’s location affords it good links with the town centre Nearby, local shops and schools This statement:  Uses pictures and words  Shows existing land uses and facilities  Explains how the development will make the most of them urban design london

Cabe and the Planning System32 Amount urban design london Ask yourself: Will the number and size of buildings work well on the site? Have you got the right info to tell if the amount is appropriate? Are the ancillary facilities available? Or will they be?

Cabe and the Planning System33 Talking about portrait images The Density Myth Net site density v gross neighbourhood density Dwellings/hectare, HR/hectare, floorspace figures or plot ratios? Car parking and density urban design london

Cabe and the Planning System34 The Density Myth Thorley Lane, Bishops Stortford 31 dwellings/hectare Jesmond, Newcastle 43 dwellings/hectare urban design london

Cabe and the Planning System35 The Density Myth Deansgate Quay, Manchester 102 dwellings/hectare Canning Street, Liverpool Originally 41dwellings/ hectare (currently 119 dwellings/hectare) urban design london

Cabe and the Planning System36 For Example: This statement contains:  Floorspace  Parking space  Different potential uses urban design london

Cabe and the Planning System37 Layout urban design london Ask yourself: Will the place be easy to understand, maintain and adapt? Are the right uses in the right places? Are spaces fit for their purpose?

Cabe and the Planning System38 This diagram is not from a statement, but it shows how layout can affect walking routes to school Although same actual distance (red arrows), the two walks differ enormously urban design london

Cabe and the Planning System39 For Example: This plan shows the basic layout tat the master plan stage urban design london

Cabe and the Planning System40 Scale urban design london Ask yourself: How will the scale work with the surroundings? and the skyline? Will the scale of building parts work? Do the plans and visuals give you a true idea about scale?

Cabe and the Planning System41 For example: This statement:  Explains why roof shape is appropriate  Isn’t expensive and hi- tech: reflects the scale of the development urban design london

Cabe and the Planning System42 Access and Inclusion urban design london Ask yourself: Could we all use it? Would it fit with and if possible improve the local movement network? Does it balance the needs of different transport modes?

Cabe and the Planning System43 Coherent? easy to use? Safe? Uncluttered? Waterloo

Cabe and the Planning System44 For Example:  This statement shows clear lines (in yellow) of wheelchair accessible routes urban design london

Cabe and the Planning System45 urban design london Ask yourself: Has this been considered from the outset? Does it support the use of the spaces and the image of the area? Does it meet ecological or biodiversity aims?

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Cabe and the Planning System47 For Example: This statement proposes planting that:  Provides seasonal interest  Encourages pedestrian activity  Is robust enough for roadside location urban design london

Cabe and the Planning System48 Appearance urban design london Ask yourself: Will it support local distinctiveness Will it make people smile and feel good? Are you sure you know what it will look like?

Cabe and the Planning System49 Style does not equal quality urban design london

Cabe and the Planning System50 Quality transcends style urban design london

Cabe and the Planning System51 For Example:  This statement shows examples of local vernacular that will inform the design of the development urban design london

Cabe and the Planning System52  Design & access statements require applicants to explain their scheme in relation to policy  So the policies need to be good –Set out what they’re looking for in terms of outcomes  LPAs encouraged to produce own guidance on design & access statements –set out what they’re looking for in terms of information  GLA has its own requirements too Statements and policy urban design london

Cabe and the Planning System53 A crib sheet

Cabe and the Planning System54 Golden Rules: Writing  Keep it short and to the point  Write it for the application  Start the statement when you start the scheme  Explain how the design came about and what you are trying to achieve  Talk to those who could help as soon as you can  Use statements as a negotiation tool  Allow it to change if the scheme changes  Use illustrations based on the application drawings urban design london

Cabe and the Planning System55 Think about what you are doing!

Cabe and the Planning System56 A made up example urban design london

Cabe and the Planning System57 Made up statement For New Shop front at No 12 High Street, New Town Planning Process  We visited the site and walked for 5 mins to east, west and south.  We found:  This shop sits towards the eastern end of the main shopping centre. The shop itself is single story and was built in 1930 but the current shopfront dates to The surrounding buildings are predominantly 2 storeys and have flats or offices above shops, restaurants and banks. Other buildings in the area are of various ages and there is no clear style in the area. But all together the shopping centre is lively and attractive. It is well used.  The pavement outside the shop is narrow – only around 2m wide. At times this means people get in each others way and there are pedestrian barriers to stop people moving out onto the road outside the shop.  The design of the shopfront as submitted with the planning application is based on our understanding of the character and problems of the site. So although we would like to include a large overhanging canopy we have not as the pavement is too narrow. We have also suggested a relatively large fascia sign as the unit is only single storey and the ones around it are 2 storey. So we think a taller sign will help the shop fit in with its surroundings.  We have read the councils design guide on shopfronts and have included a stall riser, pilasters and set in door as that guidance suggests. urban design london

Cabe and the Planning System58 Use  Not applicable – this is a shop with A1 use established. We are proposing no change. urban design london

Cabe and the Planning System59 Amount  Not applicable. This is a single unit and we are not proposing to change that. urban design london

Cabe and the Planning System60 Layout  There is not much choice in the layout of a shop front. But we have decided to move the door from the eastern to western end of the unit. This is because of the narrow pavement, which is at its narrowest at the eastern end. We think this will make it easier for people to get in and out of our shop, particularly if they have buggies or are in wheelchairs and the street is busy. urban design london

Cabe and the Planning System61 Scale  The scale of the unit itself is set. But we want a tall fascia to make the building look bigger. We think this will make the parade look better with less of a ‘gap’ at this single storey unit.  The scale of the stall riser and pilasters and glazing bars is based on the manufacturers design. But we have asked them to make the stall riser bigger – so it is now 40cm tall in line with the Local Authorities Shop front guidance which sets this as a minimum. urban design london

Cabe and the Planning System62 Access and Inclusively  We have moved the door as explained above to make access easier. The door itself is 1m wide – enough for a double buggy or a wheelchair. There will be flat access at the door, better than the present shop front which has a step up to a narrow door.  The applicant wants to make sure the internal fit out of the shop will also let everyone use it easily. urban design london

Cabe and the Planning System63 Landscaping  This is not relevant – there is no space for landscaping. But as the applicant is a florist and the window will be bigger than at present more plants will be visible. urban design london

Cabe and the Planning System64 Appearance  As there is no particular style or consistent age of shop fronts in the area we are proposing a modern design which highlights the florist’s own creative style. urban design london

Cabe and the Planning System65 Why bother? urban design london

Cabe and the Planning System66 A town centre story urban design london

Cabe and the Planning System67 A suburban town centre

Cabe and the Planning System68 A new arts centre

Cabe and the Planning System69 An icon

Cabe and the Planning System70 A new bus station

Cabe and the Planning System71 New shops

Cabe and the Planning System72 New flats

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Cabe and the Planning System84 Plea for inquiry into bus station death Barnet Times  ‘An elderly woman who dedicated her later years to charity has died after being hit by a double-decker bus at North Finchley Bus Station less than a year after pedestrian safety concerns delayed its opening.  Although in the early stages of the investigation, police conformed that she was not standing at a bus stop, but appeared to be crossing the station's exit.  The station was supposed to open last autumn to coincide with the launch of the new arts centre above it, but the opening was pushed back almost a year due to concerns over the safety of pedestrianised areas within the station predominantly the exit in Ballards Lane and the entrance in Kingsway.’ urban design london

Thank you for listening urban design london