The Design Code covering the whole Masterplan in relation to what we want to achieve.
Apologies if I didn't involve you in this but I thought that working alone on this would make it faster and more accurate. Of course, if you find it incomplete or you want to add or change the information feel free to do it.
Once we agree on the final version it should go as a document on skype. I have the word document already structured and formatted so any other addition or change would be easy to alter and post it on skydrive afterwards.
(Mitti)
The Code sets out both mandatory and advisory rules that ensure the vision of the masterplan is implemented.
It is intended to provide greater certainty to developers, designers and the local community as to the quality and character of individual parcels and their connections to the rest of the development and the greater context in acknowledging the likely development timescale.
The code must allow for a level of flexibility in order to respond to the changing local needs, market, regulatory and planning conditions over time. It is recognised that it may need to be updated over time to reflect these changes.
The result of this consultation/agreement process is an Illustrative Masterplan which demonstrates how the application of the Strategic Design Codes and Outline Development Plan can come together to produce a coherent physical, economic, social and environmental design for the neighbourhood.
The Strategic Design Code and Development Plan are aimed at delivering the key development principles for the project.
These have been developed in response to the vision for the area as set out in the Masterplan.
Design Principles
The following key design principles have been established:
v Use & Amount
v Layout
v Scale
v Landscape
v Appearance
v Access
v Sustainability & Energy
Use and Amount
1. Appropriate and Sustainable Mix
1.1. Use types and amounts which reflect a mix of factors including planning policies, local aspirations and market emands.
2. Contextual Response
2.1. Disposition of the uses and amount in response to the surrounding context and the nature of each Character Area as set out in the next section.
3. Residential-led Mixed Use Development
3.1. Create new neighbourhoods with a variety of complimentary uses which meets the needs of both short-term visitors and long-term residents;
3.2. Provide a mix of uses, both horizontally across the site and vertically across buildings, that reflects the transition cross the site from pubic, vibrant quayside to residential zones.
4. Public Realm
4.1. Provide specific uses which reinforce the nature and enhance the quality of the public realm;
4.2. Active quayside that incorporates retails and tourist attractions;
4.3. A residential heart at the centre of the new neighbourhoods with residential frontages.
5. Flexibility
5.1. Provide plot and block layouts which allow for flexibility in use over time;
5.2. Flexibility specifically at ground level along key public spaces and main routes.
6. Housing Mix
6.1. Provide an appropriate mix of housing types, tenure and sizes that caters for local needs, including an appropriate amount of wheelchair accessible homes and affordable housing;
6.2. Provide housing that responds in type, scale and density to the nature of its character area;
6.3. Homes that meet appropriate sustainability standards.
Design Principles: Layout
1. Masterplan Grid
1.1. Provide clear and legible structure that integrates the link roads;
1.2. Provide clear and strong connections within and beyond the masterplan;
1.3. Create plot structure which corresponds to the masterplan grid and key routes;
1.4. Establish a logical scale of plots that reflects the use and amount disposition within the masterplan.
2. Character Area
2.1. Create character areas that reflect the varied vision and relationship with the immediate context;
2.2. Provide clear identity to each character area while maintaining a cohesive approach to the overall masterplan.
3. Linked Spaces
3.1. Provide a hierarchy of streets which are clearly legible;
3.2. Provide routes that are pedestrian and cyclist-friendly and help define the nature of the spaces and uses along them.
4. Place-making
4.1. Create places with identity that reflect the importance of their locations, through placement of key buildings and treatment of building frontages;
4.2. Create well-defined public spaces within the masterplan which link into the pedestrian network;
4.3. Allow for appropriate layout and relationship between different uses so they do not compromise one another.
5. Residential Quality
5.1. Design homes of high quality;
5.2. Create quality residential environments through block layouts that ensure appropriate levels of privacy and access to daylight;
5.3. Create clear boundaries between public and private spaces.
6. Safe and Secure Environment
6.1. Provide well defined routes, spaces and entrances that provide for convenient movement without compromising security;
6.2. Structure the layout so that different uses do not cause conflict;
6.3. Place specific uses to introduce a level of activity which is appropriate to their locations;
6.4. Ensure all publicly accessible spaces are overlooked.
1. Design Principles: Scale
2. Contextual Response
2.1. Create massing that reflects the varied vision and relationship with the immediate context.
3. Defining Public Realm
3.1. Create a massing strategy that reinforces the significance and legibility of the public realm
3.2. Create a strong edge to the new link road, establishing the wider significance of this link and marking the boundary of the neighbourhood.
4. Appropriate Scale in Use Terms
4.1. Appropriate scale to create buildings and public realm fit for their purpose.
5. Appropriate Density Distribution
5.1. Ensure appropriate distribution of housing numbers, type, tenure and density that responds to the nature of the character area and surroundings.
6. Creating Accents and Focuses
6.1. Create identity for the development through the use of taller/ landmark structures at key points within the masterplan, which is complementary to the new bridge; and
6.2. Mark the development gateways and other key focal points with buildings of appropriate scale.
7. Varied Roofscape
7.1. Create a variety of storey heights that provides visual interest.
1. Design Principles: Access
2. Permeability
2.1. Public routes through the site with a permeable and a flexible network that different people can use in different ways.
3. Appropriate Scale in Use Terms
3.1. Promote movement that is not restricted to the boundaries of the sites;
3.2. Improved links with the surrounding areas;
3.3. Links into existing streets and places to provide an appropriate degree of permeability and create direct routes for walking and cycling.
4. Appropriate Density Distribution
4.1. A combined consideration for car-based and non-car movement as an integrated approach that fosters a modal shift to greener and more sustainable modes of transport;
4.2. A pleasant and convenient environment for walking and cycling and good public transport.
5. Inclusive Place-making
5.1. A humane streetscape which is conducive to walking and cycling;
5.2. Places are connected with safe routes which are well overlooked;
5.3. Welcoming with no disabling barriers that might exclude some people.
6. Shared Routes
6.1. Routes are shared instead of segregated to create safer places;
6.2. Where there is an area of shared space, for example in the mews street, there will be clearly designated ‘safe space’ areas for pedestrian use.
Design Principles: Sustainability & Energy
1. Water
1.1. Minimise the use and disposal of water
2. Waste and Energy in Construction
2.1. Reduce waste and energy through all phases of the project.
3. Materials
3.1. Ensure whole life environmental impacts are considered when specifying materials and construction techniques.
4. Waste
4.1. Adopt a Reduce, Reuse, Recycling approach to waste management across the development.
5. Transport and Movement
5.1. Encourage the use of low carbon modes of transport across the site.
Street Types
Spatial definition should where possible be achieved with street tree planting and by applying the appropriate dimensions. Where facades of buildings lining the road are greater than 36m apart there should be provided an additional treelined pedestrian route (for example the ‘Green finger’).
Tree Species:
1. Tree planting : semi mature London Planes (Platanus x hispanica Acerifolia (min 30-35cm girth) planted in opposite pairs at 10m intervals. Species and specification approved as part of Bridge Contract.
2. Carpinus betulus (Hornbeam) 25-30cm girth min, specimen tree. 4 x transplant
3. Prunus avium (Cherry) ‘Plena’ 25-30cm girth min, specimen tree. 4 x transplant.
4. Acer platanoides spp 25-30cm girth min, specimen tree. 4 x transplant.
5. Sorbus Aria (Whitebeam) 25-30cm girth min, specimen tree. 4 x transplant.
6. Quercus rubra (Red Oak) 25-30cm girth
7.
Shrub Species:
1. Carpinus betulus
2. Euonymus ovatus
3. Elaeagnus commutata
4. Prunus lauocerasus ssp
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