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| DESIGN | |||||||||||
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| 105. | This chapter is concerned with the quality of development and includes a range of policies which relate to the appearance of buildings, spaces and townscape. Although most development occurs in the urban areas, the design of buildings in the countryside should ensure that landscape character is conserved especially within the vicinity of the Chichester Harbour Area of Outstanding Natural Beauty. These policies respond to the design approach to planning embodied in Planning Policy Statement 1: Delivering Sustainable Development (PPS1) and in other publications notably By Design, the Urban Design Compendium, and Better Places to Live. The aim is to promote the design objectives contained in such good practice guidance by, for example, reinforcing local distinctiveness, variety in the built environment and the most effective development of land in the interests of sustainability. Where necessary the policies will be complemented by planning guidance including briefs for individual sites. Briefs will be required to create places which have their own distinct identity and are integrated into the wider locality. The preparation of detailed briefs is referred to more fully in the Implementation Chapter. A Public Realm Design Framework has been adopted by the Borough Council as a tool for Development Control and to set standards for regeneration and development. An Urban Design Framework has been adopted to guide the renewal of Waterlooville Town Centre and for use in Development Control. An Urban Design Framework is also being prepared for Havant Town Centre. | ||||||||||
| 106. | Urban design is relevant in order to promote the identity and character of each of the Borough's component districts. These comprise the following: | ||||||||||
| Waterloo and Stakes Purbrook Cowplain and Hart Plain Leigh Park (Barncroft, Warren Park, Battins and Bondfields) Bedhampton and St Faiths Emsworth Hayling Island |
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| Each of these districts comprises a variety of places including centres, housing and open space. | |||||||||||
| 107. | The Borough Council seeks to complement and reinforce the structure, appearance and character of the built environment with particular regard to the contribution of designs to the: | ||||||||||
| (i) | Borough's seven main districts and their constituent places. | ||||||||||
| (ii) | Image of the Borough when viewed from the road system and rail corridors. | ||||||||||
| (iii) | Attraction and townscape quality of the town, district and local centres. | ||||||||||
| (iv) | Seafront at Hayling Island. | ||||||||||
| (v) | Other areas with a water frontage. | ||||||||||
| (vi) | Character of the villages on Hayling Island. | ||||||||||
| (vii) | Enhancement of the major housing estates and suburbs. | ||||||||||
| (viii) | Setting of open spaces and Strategic Gaps. | ||||||||||
| The Borough Council regards these as locations for good quality development and for a variety of small scale and major environmental improvements. | |||||||||||
| 108. | It is helpful when assessing proposals if applicants produce a short statement, illustrated with plans, diagrams and photographs, setting out the design issues and principles which have been taken into account and how these have informed the design. Statements should take into account the relationship of the proposed development with the surrounding land, buildings, uses and access into and through the site. These statements are particularly relevant for sites: | ||||||||||
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| D1 | HIGH QUALITY DESIGN | ||||||||||
| Development will be permitted provided it achieves [in terms of siting, massing, scale, proportion, alignment, rhythm, layout, materials (finishes, details, features) spaces and views] all of the following: | |||||||||||
| (i) | Creates an attractive environment that has its own distinctive identity but which respects and enhances local character. | ||||||||||
| (ii) | Ensures the efficient use of land. | ||||||||||
| (iii) | Provides safe and convenient access to facilities and public transport. | ||||||||||
| (iv) | Does not adversely affect the amenities of occupiers of neighbouring properties. | ||||||||||
| (v) | Includes existing built and natural features such as trees, walls, watercourses and historic boundaries. | ||||||||||
| (vi) | Reduces the possibility of crime or anti-social behaviour. | ||||||||||
| (vii) | Maximises solar gain and energy conservation. | ||||||||||
| (viii) | Maximises water conservation and utilises sustainable urban drainage systems. | ||||||||||
| 109. | This policy encourages proposals which respond to the local context rather than off-the-peg designs or poor imitations of architectural styles. Designs should interpret the opportunities presented by the site and its setting to create sustainable, locally- distinctive development which complements the existing character of the area. By focusing attention on the structure, appearance and character of the built environment this policy aims to make it easier for people to acquire a clear image of their surroundings. The implementation of this policy will require townscape appraisals and the adoption of planning guidance including design guides, design frameworks and development briefs. Legal agreements may also be sought to secure the maintenance and operation of some of the policy requirements. Consultation with planning officers is advised, and in relation to criterion (viii) with the Environment Agency, at an early stage in the preparation of planning proposals. | ||||||||||
| 110. | The appearance of buildings has a significant effect on townscape and influences the image of the Borough as a place to invest in and visit. A key requirement is the relationship of new development with existing buildings and the layout of public spaces which should be distinctive and impressive. Good design should also create a townscape with variety and interest and is particularly relevant for maintaining the environment for existing residents. However, it is essential that designs do not simply reaffirm existing low density patterns of development since they use land ineffectively and would increase urban sprawl if repeated on greenfield sites on the edge of the built-up area. Good quality designs also contribute to regeneration and the viability of town, district and local centres. The frameworks for guiding improvements and developments in Havant and Waterlooville Town Centres and the Creating Quality Places project in Leigh Park are based firmly on urban design. | ||||||||||
| 111. | The design qualities identified in the policy can be clarified as follows: | ||||||||||
| Siting | |||||||||||
| Refers to the way a development relates to other buildings and adjoining routes and open spaces. | |||||||||||
| Massing | |||||||||||
| Is the three dimensional arrangement of component parts of a building including height, bulk and silhouette in relation to neighbouring development and spaces. | |||||||||||
| Scale | |||||||||||
| Is the size of a building and all its parts relative to the human being and other buildings. | |||||||||||
| Proportion | |||||||||||
| Refers to the relationship between parts of a building, the ratio of solid to void in the facade and the way the windows are arranged. | |||||||||||
| Alignment | |||||||||||
| Continuous building lines, for example, provide enclosure for public spaces. | |||||||||||
| Rhythm | |||||||||||
| Is the arrangement and size of elements of the facade. | |||||||||||
| Layout | |||||||||||
| This provides the basic plan for the form and uses of a development. | |||||||||||
| Materials | |||||||||||
| Materials determine the colour and texture of a building. Combined with well-designed details and features, such as openings, bays and balconies, materials contribute significantly to local distinctiveness. | |||||||||||
| Space | |||||||||||
| This refers to the public realm defined by the building development and includes streets, avenues, squares and parks. | |||||||||||
| Views | |||||||||||
| Views of well-designed buildings can contribute to the image of the Borough. | |||||||||||
| 112. | The potential for achieving these qualities is greater in higher density designs in contrast to standardised suburban developments. Even where a distinctive townscape character exists, designs should not simply copy existing development although this approach has been successful in some places. Development built in a modern style may fit satisfactorily into an older environment provided the other qualities have been interpreted to accord with the character of the existing development. | ||||||||||
| 113. | This policy also refers to extensions and alterations since these can have a detrimental effect on the character and appearance of the surrounding area. The main points to consider in applications for alterations and extensions, including porches, dormers, garages and carports, are contained in the Borough Council's Development Control Advice Note No.7: Home Extensions A Design Guide. | ||||||||||
| 114. | Guidelines contained in publications such as Secured by Design show how crime can be discouraged by the layout and form of development, thus reinforcing initiatives such as Neighbourhood Watch. There may be potential for additional deterrents including straightening approaches to subways or the siting of housing so that it overlooks shopping streets and bus stops. However, it is important to balance crime prevention with other design objectives such as local identity and linkage with existing routes to improve the accessibility of the surrounding area. | ||||||||||
| 115. | Aspects of design relating to energy efficient development are within the control of other legislation. However, the design and layout of development can be influenced by planning control. These aims will have to be balanced with such factors as visual amenity and the interests of neighbouring uses. | ||||||||||
| D2 | CO-ORDINATION OF DEVELOPMENT | ||||||||||
| Proposals will only be permitted where they do not prevent the development of adjacent sites or comprehensive, co-ordinated schemes. | |||||||||||
| 116. | Proposals should not prevent future access to potential development sites or prejudice schemes since it is important that the most effective use is made of scarce urban land. | ||||||||||
| D3 | PUBLIC SPACES | ||||||||||
| Development will only be permitted where it: | |||||||||||
| (i) | Retains, improves and/or creates contrasting enclosed spaces appropriate to the proposal. | ||||||||||
| (ii) | Links these spaces with others in the area where appropriate. | ||||||||||
| (iii) | Is positioned and designed to provide enclosure for existing and new spaces. | ||||||||||
| (iv) | Includes well designed and robust street furniture. | ||||||||||
| (v) | Includes appropriate paving and/or tree and shrub planting. | ||||||||||
| (vi) | Includes a means of enclosure which is of a high standard of durability and appearance and retains traditional boundary features. | ||||||||||
| (vii) | Ensures that the design of parking areas contribute to the spatial character of the proposed development. | ||||||||||
| In very large schemes that impact on public spaces the Council will negotiate with the developer to commission art and craft work which will enhance the distinctiveness of the public space. The Council will seek an agreement under section 106 of the Town and Country Planning Act, 1990, for the developer to contribute up to 1 per cent of the capital cost of the development. | |||||||||||
| 117. | Many places, especially in historic towns, are characterised by human scale which results from the enclosure of spaces by buildings. Enclosure and building form combined with the design of the spaces themselves have been recognised as essential for providing a strong sense of identity. Although many of the spaces to which this policy refers will be paved it applies equally to greenspaces including those along the streams which are a characteristic feature of the Borough. | ||||||||||
| 118 | The connection of spaces in new development with those in the neighbouring area also contributes to making proposals more acceptable, especially where a link can be established to a school or local centre. Paving and street furniture which wears well also has an important role since a rundown appearance will detract significantly from the qualities of the space. | ||||||||||
| 119. | The lack of clearly defined spaces in many suburban housing layouts often results in a poor residential environment and an undistinguished sense of place. The relationship between buildings and the spaces they enclose is an essential requirement in the design process in order to contribute to the appearance and upgrading of suburban estates. | ||||||||||
| 120. | Small changes can cumulatively have a significant effect on the appearance of the Borough, especially along the main road network. Walls, hedges, fences and railings add to the variety and neatness of the townscape. For this to be achieved, however, requires the boundary treatment to wear well so that it cannot, for example, be easily vandalised. The selection of the boundary treatment should have regard to the locality, although imaginative designs may be appropriate for some sites. | ||||||||||
| 121. | Car parking will be the purpose of a number of spaces. How this is achieved will determine the townscape quality of developments. The nearness of parking spaces to housing and the extent to which they are overlooked are important considerations for reasons of convenience and security. By limiting the number of spaces it is possible to reduce the dominating effect of cars on the appearance of the residential environment while ensuring that they are overlooked. | ||||||||||
| 122. | The design of public spaces can be enhanced significantly by public art including specially designed street furniture. This is not only of significant benefit to the public realm but may also increase the capital value of a developer's scheme. The Borough Council is interested in commissioning artists and craftspeople to contribute to larger new developments with the intention of helping to create a sense of place. For the purpose of this policy larger schemes are defined as residential development of more than 100 dwellings; employment/industrial development of more than 10,000mē; retail development of more than 5,000mē or leisure development of more than 2,000mē. | ||||||||||
| D4 | ADVERTISEMENTS AND SIGNS | ||||||||||
| Consent for signs and advertisements will be granted provided that they would not cause an excessive visual impact or be likely to adversely affect highway safety. In conservation areas and the countryside proposals will only be permitted if they do not diminish the distinctive qualities to be conserved and are unobtrusive. | |||||||||||
| 123. | The Council recognises the need for adequate advertising and signing to communicate information and directions. Whether proposals are appropriate will vary from area to area, depending on the effect on character and safety. Intrusive advertisements and their proliferation mar the appearance of the countryside and townscapes especially those of conservation quality. | ||||||||||
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