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CHAPTER 4: Design
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4.1
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Introduction
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| 4.1.1 |
The purpose of this Chapter is to promote and achieve higher
standards in the design of new development. The Government's Planning Policy
Guidance Note 1 has been revised to place greater emphasis on the importance
of urban design, which it defines as: |
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"the relationship between different buildings:
the relationship between buildings and the streets, squares, parks, waterways
and other spaces which make up the public domain: the nature and quality
of the public domain itself, the relationship of one part of the village,
town or city with other parts: and the patterns of movements and activity
which are thereby established: in short the complex relationships between
all the elements of the built and unbuilt space". |
| 4.1.2 |
Advice on how to achieve good design is contained in the government's
guide: "By Design" (DETR/CABE 2000). This underlines that quality design
is best ensured by approaches which build from design principles or objectives
and not by rigid templates and standard designs. The guide outlines what
these objectives should be and provides detail on the characteristics of
good design. |
| 4.1.3 |
As part of the creation of a Green City and a Safe City, the
Wolverhampton Partnership Community Plan (2002-2012) aims to: |
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- Increase awareness of and respect for the natural and built environment;
- Improve the quality of urban design of new buildings and spaces (including
hard and soft landscaping);
- Create well-designed urban spaces, "pocket parks" and walkways;
- Increase the general feeling of safety and security among people in
neighbourhoods;
- Improve design and lighting in car parks, parks and open spaces to
deter robbery and other crimes.
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| 4.1.4 |
Good design can enhance the quality of people's everyday
lives, help achieve sustainable development and reinforce civic pride. Achieving
a positive image for Wolverhampton is critical for attracting investment
and achieving sustainable economic and social regeneration. The Council's
vision is to encourage and achieve high design standards throughout the
City, not just in key locations such as conservation areas, centres and
along major roads. The aim is to produce attractive, high quality places,
where people will want to live, work and enjoy themselves. |
| 4.1.5 |
Greater attention will be given to improving the design of
new buildings and the spaces around them. Site specific design solutions
are required that react explicitly to the characteristics of a location
and connect with the wider area. New buildings will be expected to contribute
towards creating strongly defined public spaces. Buildings and landscaping
should form part of an integrated design, which must not be visually dominated
by car parking and should provide for people travelling to the site by public
transport, on foot or by bicycle. Development should relate well to the
scale of existing buildings, safeguard local amenities and create more secure
environments. Creativity and innovation will be encouraged and challenging
or radical designs positively welcomed. Larger schemes in appropriate locations
will be expected to incorporate an appropriate mix of uses (see Policy S4).
The Council is committed to ensuring that buildings and sites are accessible
for people with disabilities. |
| 4.1.6 |
All new development takes place within
an existing context. The policies in this Chapter should be read in conjunction
with policies in Chapter 6: Historic Environment. Further guidance
on design is provided by the Council's Supplementary
Planning Guidance notes. These contain helpful additional material on specific
topics. The Council also produces Development Briefs for particular sites
and other documents such as conservation area appraisals, which can be subject
to public consultation and adopted as Supplementary Planning Guidance. These
documents carry significant weight when decisions are taken on planning
applications. (1) |
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4.2
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Design Quality
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| Policy D1: Design Quality (Part
I) |
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| All development proposals should
demonstrate a high standard of design and contribute towards
creating a strong sense of place. Proposals
should evolve from an understanding of local distinctiveness
and the historic context. Poor and mediocre designs will
be unacceptable. (1) |
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| 4.2.1 |
The aim of Policy D1 is to ensure that all development is
of high quality and benefits its surrounding area. Good design should be
the aim of all those involved in the development process and is required
throughout the City. |
| 4.2.2 |
Good design is rarely achieved through rigid design standards.
Successful buildings, streets and cities tend to have characteristics in
common. These factors have been analysed to produce principles or objectives
of good design which are reflected in the policies in this Chapter. The
Council encourages responsible innovation, originality and initiative, and
recognises that the qualities of an outstanding scheme may justify a departure
from certain design policies in this chapter. |
| 4.2.3 |
What the City feels like is a crucial part of its identity.
Careful design of buildings, and the streets and spaces between buildings,
can help achieve a strong sense of place. This can help make urban areas
safer and more attractive, and may help to accommodate more homes and facilities
that such areas need to flourish. Encouraging more people to live in the
City and increasing urbanity can help create more sustainable patterns of
development and contribute towards an urban renaissance. |
| 4.2.4 |
The overall strategy for the City's hierarchy of built form
is to build up densities in line with Government guidance and to create
a compact urban feel at the City centre, town centres and to a lesser extent
in local centres. Towards the fringes of the City, built form should taper
off, retaining green space and trees that merge City into countryside. On
the main approaches to the City, particularly close to metro stops and along
bus showcase routes, there will be opportunities to increase density and
build up urban form. Development that reinforces or creates gateways to
the City will be encouraged. |
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4.3
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Design Statement
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| Policy D2: Design Statement |
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| All planning applications
should be accompanied by a written statement justifying the
proposed design in relation to the site and its wider context. |
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| 4.3.1 |
As set out in the Government's Planning Policy Guidance 1,
applicants for planning permission should provide a written statement setting
out the design principles they have adopted in relation to the site and
its wider context. This will help to assess the application against design
policies and encourage applicants to think about design in an analytical
and positive way. |
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| 4.3.2 |
A design statement submitted with planning applications should:
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- explain the design principles and design context;
- outline how these are reflected in the development's layout, density,
scale, visual appearance and landscape;
- explain how the design relates to its site and wider area (through
a full site and area appraisal where appropriate), and to the purpose
of the proposed development;
- justify the chosen design solution and demonstrate how the proposed
development has taken into account Wolverhampton's design policies (and
its other development plan planning policies and advice in relevant
Supplementary Planning Guidance);
- include an easy to understand summary where this would be of value
in public consultation.
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| 4.3.3 |
A written design statement should be illustrated, as appropriate,
by: |
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- plans and elevations (these should extend some way beyond the site
boundaries to show the relationship of the proposal to the neighbouring
buildings);
- photographs of the site and its surroundings;
- other illustrations, such as perspective views.
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| 4.3.4 |
Planning application design statements are appropriate for
even the smallest and most uncontroversial development proposals, as together
these have an enormous impact on the environment. In such cases only a brief
unillustrated statement is likely to be necessary. For example, in the case
of a minor house extension a simple statement indicating that the proposal
complies with Supplementary Planning Guidance on Extension to Houses may
well be sufficient. |
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4.4
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Urban Structure
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| Policy D3: Urban Structure |
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| Proposals should retain
and improve all useful, safe and appropriate vehicular and pedestrian
routes and provide new ones that make movement easier, safer,
more attractive and visually varied through and within built
up areas. |
| The following principles
should be taken into account in the design of new development: |
- Priority should be given to establishing a sense of place
and community, with movement networks used to enhance those
qualities.
- Streets should generally link up and layouts should be
designed to encourage safer walking, cycling and access
to public transport.
- In residential areas, new streets should be designed so
that traffic moves slowly.
- Direct, convenient and safe access should be provided
to new developments for pedestrians and cyclists.
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| 4.4.1 |
Urban structure is the framework of streets, spaces and built
form that connect locally and more widely. In new development it is the
sense of place which should have priority. In the making of places it is
not the road layout but the relationship of buildings to each other and
the street which should be paramount. |
| 4.4.2 |
The general aim is to put people before traffic and create
places of real character, which are also functional. Developments should
aim to promote a network of interconnecting streets and places. Areas that
are easy to move through can be called "permeable". The free flow of pedestrians
through linked streets and places can have a positive benefit in increasing
vitality, safety and security. |
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4.5
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Urban Grain
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| Policy D4: Urban Grain |
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| Proposals should respond
positively to the established pattern of streets and buildings,
including plot sizes, spatial character and building lines,
of which they form a part. Those elements that contribute to
the quality of the surrounding environment should be respected.
The design of new schemes should create a significant improvement
everywhere, including areas of poor or indifferent quality. |
| The following principles
should be taken into account in the design of new development: |
- Proposals should respond to the existing context of buildings,
streets and spaces, ensuring that adjacent buildings relate
positively to each other.
- Building lines should generally be respected and buildings
generally aligned parallel
to the street. (2)
- The relationship of proposed buildings to the spaces around
them should not constitute over development leading to cramped
layouts and/or obtrusiveness in relation to adjoining properties.
- The spaciousness and character of established residential
gardens should be respected and enhanced.
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| 4.5.1 |
Urban grain is the pattern of streets, plot sizes, buildings
and spaces that characterise urban areas. Developments should be carefully
considered to add quality to the character and amenity of the area. Imaginative
designs and layouts that make more efficient use of land without compromising
the quality of the environment are encouraged. The Council will seek greater
intensities of development and a more compact City form at places with good
public transport accessibility, including the city centre, town,
district and local centres, and along the main approaches to the
City. Respecting existing building lines will better
integrate new development into the streetscene, although projections and
set backs to existing building lines can be used to add emphasis, providing
the spaces created are clearly defined and functional. (2) |
| 4.5.2 |
Applicants for proposed development must demonstrate through
a survey and analysis of the site and its context, that the design solution
retains and builds on the positive attributes of the area and improves or
ameliorates the poor ones. Where local distinctiveness is lacking, the development
should create its own rather than emulating, replicating or adding to poor
quality surroundings. Any design proposals that are considered to be of
mediocre or poor quality will be unacceptable. |
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4.6
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Public Realm (public space/ private space)
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| Policy D5: Public Realm
(public space/ private space) |
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| Proposals should promote
active street frontages as a means of enclosing the public realm.
Developments should clearly differentiate between private areas
and public spaces. |
| The following principles
should be taken into account in the design of new development: |
- The fronts and backs of buildings should be clearly defined
to ensure places are easily understood, physically secure,
and feel safe and pleasant.
- Main entrances should open onto the public realm, windows
and more active rooms should face the public realm, and
blank walls or inactive facades should be avoided on frontages.
- Frontages should not be dominated by parking or servicing
areas.
- Parking arrangements should be catered for in ways that
do not detract from the effectiveness of the built up frontage
in defining public areas.
- Parking areas should be secure, attractive and overlooked.
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| 4.6.1 |
The public realm comprises the streets, squares, spaces and
building facades that define them. It is important that these facades provide
an "active", public frontage with clear points of entry and overlooking
from windows to promote security. It is equally important that private activities,
for example gardens, rear parking and servicing take place away from the
public realm. The rear gardens of houses are more secure if they back onto
other gardens, rather than roads, service lanes and footpaths. Successful
streets are capable of accommodating the parked car and can help reduce
car speeds and create street activity. Clearly indicating the extent of
private ownership of space around a building (by means such as walls, fences,
railings, gates and arches) visually and physically defines the boundary
between public and private space. |
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4.7
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Townscape and Landscape
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| Policy D6: Townscape and
Landscape |
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| Proposals should respond
to and reinforce the local distinctiveness
of the existing historic environment or create local
distinctiveness where none currently exists
by comprising site-specific design solutions that respond explicitly
to the site and its context. Proposals should enhance established
qualities of townscape and landscape character (see Policy
HE1). In areas lacking in local distinctiveness, proposals
should contribute towards repairing or creating qualities of
townscape and landscape character. (1) |
| The following principles
should be taken into account in the design of new development: |
- Building frontages and boundary treatments should provide
definition and a sense of enclosure for streets and public
spaces.
- Distinctive features should be provided to define and
emphasise landmarks, corners sites, junctions, vistas, street
scenes and public spaces.
- Existing buildings, structures and physical features of
local distinctiveness or townscape value should be retained
and integrated into new development to maintain the continuity
of built form (see Policy HE1).
- Proposals should respect existing vistas, views and skylines
that contribute to the character of an area.
- Buildings should relate positively to and face towards
streets, open space, squares and canals.
- Public or communal open space should relate to the buildings
around it, be designed with a specific purpose in mind and
should not just be space left over after development.
- Attractive landscaping, including hard surfaces, parking
areas and adequate and useable gardens/amenity areas, should
form an integral part of the design of new development and
should complement the surrounding area.
- Proposals should make positive use of the topography,
land form, changes in levels, landscape setting and natural
features (see Policy D12)
of the site and the surrounding area. · Existing landscape
features of value should be retained (see Policy
D12).
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| 4.7.1 |
The aim of Policy D6 is to promote and achieve character
in townscape and landscape, in order to retain, enhance or create local
distinctiveness. The character of townscape depends upon how individual
buildings contribute to a harmonious whole, through relating to the scale
of their neighbours and creating a continuous, coherent and integrated form.
Integrating new and existing development at their boundaries maintains the
continuity of urban form and landscape. Boundary treatments such as walls
and railings can contribute to the enclosure of the street, reinforce the
building line and enclose front gardens. Well designed corner buildings
or features create visual interest, contribute to a distinctive identity
and provide points of orientation. Landmarks and distinctive features make
places attractive, memorable and legible. The legibility of a place is the
ease with which people can understand its layout and find their way around. |
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| 4.7.2 |
The character of landscape depends upon the appearance of
land, its shape, form, ecology and natural features including all open space
and planting. Landscape schemes and boundary details should submitted with
full planning applications and will not be determined without them. |
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4.8
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Scale - Height
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| Policy D7: Scale - Height |
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| All development should be
of a height that helps achieve a strong sense of place, relates
positively to its surroundings and the local topography, and
does not detract from important views and landmarks. |
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of the following principles: |
- Buildings should be of sufficient height to positively
contribute to a sense of enclosure of the public realm.
- Buildings should appear to be of a human scale overall
and particularly at ground floor level and should not appear
overbearing.
- Buildings should be compatible with the general pattern
of heights in an area.
- Corner buildings should generally
be higher than the surrounding buildings to contribute to
providing identity and points of orientation. Corner
buildings should emphasise the prominence and importance
of the position to provide identity and act as points of
orientation. (3)
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| 4.8.1 |
The aim of Policy D7 is to ensure that individual buildings
contribute to a sense of place, through relating to the scale of their surroundings
and creating a coherent urban form. The height and position of new buildings
should consider the geometry of the street and the local topography. The
height of new buildings should not be determined by existing development
of inappropriate heights. |
| 4.8.2 |
Densities and heights should generally increase towards the
city centre and higher buildings are likely to be required along the strategic
highway network, in centres, on prominent sites, and at significant nodes
and gateways. Most buildings in these locations should be at least 3 domestic
storeys (or the commercial equivalent) in height. The actual height would
need to relate to the size, extent and proportion of the adjacent space,
the objective being to achieve a good sense of enclosure. |
| 4.8.3 |
On minor streets which are not primary circulation routes,
buildings of no more than 2 or 3 stories high are likely to be suitable.
On street frontages, residential scale single
storey buildings are unlikely to provide suitable densities or to create
a suitable sense of enclosure and a positive relationship with the street.
(4) Making
corner buildings higher than surrounding buildings Adding
greater emphasis to buildings in corner positions, for example through an
increase in height, (3)
can provide landmarks that contribute to a sense of local identity,
and can help people orientate themselves and find their way around. Higher
buildings can also be appropriate in other situations, for example in the
middle of a long terrace, to create articulation and a central focus. |
| 4.8.4 |
People relate better to buildings of a human scale. Whilst
this is not simply a question of height, tall buildings can appear overbearing
and create adverse micro-climatic effects such as down draughts and lateral
winds. The height of a building should also have regard to the degree of
overlooking and overshadowing of other buildings and land. |
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| 4.8.5 |
As well as taking account of the general pattern of existing
heights and the topography of city, important views and landmarks, e.g.
the spires of city churches should be respected. Buildings of over six stories
are generally unlikely to be appropriate, even in the City Centre. |
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4.9
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Scale - Massing
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| Policy D8: Scale - Massing |
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| Proposals should make a
positive contribution to the appearance of an area by means
of appropriate massing and orientation. The massing of a proposal
should not adversely affect people's amenities in respect of
immediate outlook, loss of daylight/sunlight and loss of privacy. |
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to the following principles. |
- Elevations should be in scale with the proportions of
the adjacent space and provide a sense of place to the streets
and spaces to which it provides a built edge.
- The scale of a building should relate positively to and
be appropriate to its context.
- Buildings should be in scale with and compatible with
their surroundings, except where existing buildings are
considered to be of an inappropriate scale.
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| 4.9.1 |
The massing of development can contribute to creating distinctive
street scenes and skylines. It is important to provide a sense of containment
if streets and open spaces are to develop a sense of place and encourage
activity. The governments Planning Policy Guidance note no.1 advises local
authorities to reject poor designs including those inappropriate to their
context, for example those clearly out of scale or incompatible with their
surroundings. |
| 4.9.2 |
The size and massing of a building needs to be appropriate
and harmonise with its context / surroundings. The architectural scale of
a building i.e. the proportions of each architectural element in itself
and its relationship to the whole, also needs to be appropriate. |
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4.10
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Appearance
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| Policy D9: Appearance |
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| Buildings, structures, boundary
treatments and landscape features should make a positive contribution
to the locality through the use of appropriate form and good
quality detailing and materials. |
| Proposals should take account
of the following principles: |
- Form. As well as scale (height and massing), composition,
proportion, articulation, modulation, rhythm, balance and
framing are all important to the appearance of a development
and may significantly affect the character or quality of
an area.
- Detailing. Details include all building elements such
as entrances, walling, fenestration, roofs, gables, eaves,
bays, balconies, porches, walls and fences, and external
works. The way in which these details are designed and articulated
will effect the visual interest, character and quality of
a development when viewed as a whole or in close proximity.
The richness of detail is particularly important at ground
level or where it is prominent and easily appreciated.
- Materials. The quality of materials and finishes contribute
to the attractiveness of a proposal's appearance and the
character of an area. The use of good quality materials
will be required.
- The use of local and/or reclaimed materials, where appropriate,
can be a major factor in enhancing local distinctiveness
and will be encouraged.
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| 4.10.1 |
PPG1 advises that the appearance of proposed development
and its relationship to its surroundings are material considerations in
determining planning applications and that local authorities should reject
poor designs. However, the local authority should not attempt to impose
a particular architectural taste or style arbitrarily and should concern
themselves with matters of detailed design only when such matters have a
significant effect on the character or quality of the area. |
| 4.10.2 |
Individual expression and variety of architectural style
is encouraged. If a design is of a sufficiently high standard it will help
create urban richness and diversity. The Council aims to promote a high
quality environment which combines contemporary design with the best architectural
traditions of the city; quality development as distinct from a particular
style. The following criteria are the basis for the definition of quality
design: |
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Integration: To fit into its
surroundings a building should possess several qualities, including: appropriate
siting, massing, scale, proportion, rhythm and materials.
Order and Unity: Buildings and the spaces between them should possess a
sense of order and unity. Symmetry, balance, repetition, the grid, the bay,
the frame and the roofscape can combine to give buildings coherence. Order
enables us to interpret what we see.
Plan and Section: A building is much more
than just its elevations. The way its internal spaces, structure and services
are designed is integral to a building's overall quality.
Integrity: Employing principles of separation
and articulation in design and using an appropriate method of construction
can assist a building's integrity.
Detail: The word "detail" is used in preference
to ornament or decoration, though it can often fulfil a similar role in
modern architecture. The lack of detail impoverishes architecture, whereas
the consistent handling of details throughout a building allows us to admire
the beauty of materials and the skill of the design and construction. |
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4.11
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Community Safety
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| Policy D10: Community Safety (Part
I) |
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| Proposals should take full account
of the need to prevent crime, reduce the fear of crime and promote
community safety throughout the design process. |
| Proposals should take account
of the following principles: |
- Opportunities for surveillance of public space should
be maximised. Buildings should front onto the public realm
(see Policy D5). Exposed blank
facades should be minimised. Streets and other public spaces
should be well lit.
- The layout of buildings and landscaping schemes should
avoid creating "dead space", hiding places or cover for
criminals. Segregated routes, footpaths and alleyways and
parking spaces which are not directly overlooked should
be avoided. · Private space around buildings should be designed
to be "defensible space" i.e. it should be secure, attractive
and overlooked so that it is controlled, or perceived to
be controlled by its occupiers.
- Attractive landscaping, fencing, walls, pillars, railings
and other treatments should be used to reinforce boundaries
and deter intruders.
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conditions or obligations will be used to secure the provision
of community safety measures. |
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| 4.11.1 |
Government guidance in circular 1/84 Crime Prevention and
5/94 Planning out Crime confirms that crime prevention and related measures
can be a material consideration in making planning decisions and that the
planning system can make a significant contribution to deterring crime. |
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| 4.11.2 |
The aim of this policy is to ensure that the design of new
developments contributes towards reducing both the risk of criminal activity
and the fear of crime. All applications for new development will be assessed
in accordance with the Crime and Disorder Act 1998 and Government Circular
5/94 "Planning Out Crime". Account will also be taken of the Crime Reduction
and Community Safety Strategy for Wolverhampton and the Council's Crime
Prevention Strategy for Parks and Open Spaces. |
| 4.11.3 |
The Council will work with developers and the Police, in
particular the Police Liaison Officer, to reduce the potential for crime
through design. Developers are encouraged to access guidance provided by
the Police through the "Secured by Design" scheme, particularly regarding
major new housing, industrial, retail, leisure and car park schemes. |
| 4.11.4 |
Community Safety and Crime Prevention should be an integral
part of the design and layout of all new buildings - not an excuse for poor
or unacceptable design. Community safety measures and examples of good practice
are incorporated into the range of Supplementary Planning Guidance produced
by the Council. |
| 4.11.5 |
The range of community safety measures which can be incorporated
within development proposals are numerous and include, for example, careful
detailed design and layout of new development and buildings, lighting and
security arrangements, overlooking and surveillance, closed circuit television,
adequate and properly planned defensible space, appropriate landscaping,
direct and uncluttered walkways and mixed use developments which provide
for different activities and encourage pedestrian movement during the day.
There is also a need for car parks and other transport facilities to be
built to "Secured by Design" standards and for personal safety and security
to be of high priority in all development schemes and proposals. |
| 4.11.6 |
Streets and spaces that are overlooked allow natural surveillance,
feel safer and generally are safer. Buildings of all types which front onto
streets, squares or parks, contribute to overlooking by showing their public
face. One of the most effective measures for community safety and crime
prevention is the creation of lively, lived-in urban areas and public spaces
which are easy to overlook and oversee. |
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4.12
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Access for People with Disabilities
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| Policy
D11: Access for People with Disabilities (Part I) |
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| All highway and development proposals
should be designed to provide safe and convenient access for
people with disabilities. |
| Measures should include
special facilities within the highway and paving schemes, dedicated
parking spaces and appropriate footpaths, approaches and entrances
to buildings. Transport facilities should also be designed to
ensure easy access for everyone, with convenient interchange
facilities. Measures to provide such accessibility should be
of a high standard of design and materials to protect and improve
visual amenity. |
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| 4.12.1 |
A fundamental aim of Wolverhampton City Council is to promote
an accessible built environment to ensure that disabled people are not denied
the opportunity to participate fully in all aspects of City life. Development,
including parking where provided, must therefore meet the highest standard
of accessibility and promote inclusion. |
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| 4.12.2 |
The Disability Discrimination Act (1995) defines a person
with a disability as being a person who has a physical or mental impairment
that has a substantial and long-term adverse effect on their ability to
carry out normal day-to-day activities. Section 21 of the Act requires that
the design and construction of a building and the approach or access to
it must be accessible for people with disabilities. The Act also places
responsibilities on transport operators and local authorities to ensure
that vehicles and infrastructure are fully accessible. |
| 4.12.3 |
Therefore, planning permission for new developments (except
house extensions and alterations) will only be granted where developers
can demonstrate that their proposals meet the needs of people with disabilities.
The Council acknowledges the special needs which disabled persons require
as pedestrians and drivers and will ensure highway schemes are accessible
for people with disabilities. |
| 4.12.4 |
Proposals should demonstrate that everyone could use and
move around the development without physical hindrance, separation or special
treatment. These requirements will only be waived in exceptional circumstances,
for example, where it is not acceptable to carry out alterations to a statutory
listed building. For larger scale developments, applicants should provide
an "Access Statement" as part of the Design Statement (see Policy D2), explaining
how the scheme will meet the needs of people with disabilities. |
| 4.12.5 |
Applicants are advised that pre-planning discussions with
the Councils' Access Officers are always welcome and can assist in solving
problems, particularly on difficult sites, before planning permission is
sought. |
| 4.12.6 |
The internal design of a building is not usually a planning
matter, except, for example in the case of listed buildings. Applicants
are advised, however, to consider the internal layout at an early stage
as the internal requirements of the Building Regulations 1999 (Approved
Document M) can on occasions require changes to the building layout and
external appearance. If this happens after planning consent has been granted,
an amendment may need to be sought, prolonging the development process and
adding extra costs to the scheme. |
| 4.12.7 |
Accessible design criteria can be found in British Standard
8300:2001, "Design of buildings and their approaches to meet the needs of
disabled people - Code of practice". Applicants are also advised to refer
to the Council's Supplementary Planning Guidance on Access and Facilities
for People with Disabilities. This SPG includes technical guidelines which
are still relevant, although some parts of the SPG need to be updated. |
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4.13
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Nature Conservation and Natural Features
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| Policy D12: Nature Conservation
and Natural Features |
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| All proposals should demonstrate
a consideration of the following: |
- Woodland, trees, hedgerows, wetland habitats, watercourses,
flood plains, geological features and other natural features
or habitats should be retained, where possible (see Policies
N5, EP6
and EP7).
- Where appropriate, creative conservation measures, such
as new wildlife habitats and fresh geological exposures,
should be incorporated.
- Any landscaping or planting scheme should incorporate
the greatest possible proportion of appropriate native vegetation,
except where special requirements in terms of purpose or
location dictate otherwise.
- Sustainable urban drainage measures should be incorporated
to create a more natural pattern of drainage (see Policy
EP9).
- Built structures should be designed, where possible, to
incorporate habitat features attractive to species that
inhabit the built environment.
- Proposals should positively address any nature conservation
resources which lie adjacent to or near to the development
site.
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| 4.13.1 |
The diversity of landscapes and wildlife in Wolverhampton
are a valuable resource. The protection and enhancement of this resource
will contribute towards the overall regeneration of the City and the well
being of its residents. Chapter 6 7:
Nature Conservation sets out policies to protect certain identified nature
conservation sites, habitats and species and to ensure that development
respects the constraints imposed by floodplains and other natural features.
However, new development need not necessarily result in losses of natural
habitats and features, but can be designed to preserve and enhance them.
Redevelopment may also allow the creation of new areas of natural value,
which form an integral part of the design. (1) |
| 4.13.2 |
Policy D12 sets out the criteria the Council will use to
assess the standard of design of any development proposal in relation to
nature conservation and natural features, but especially to sites: |
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- in proximity to a LNR, SINC or SLINC;
- within or in proximity to a wildlife corridor or other area where
wildlife is accessible to the local community; · containing a species
or habitat for which a national or local Biodiversity Action Plan has
been prepared;
- used by species protected by the Wildlife and Countryside Act 1981.
- " used by species specially protected by the
Conservation (Natural Habitats etc,) Regulations 1994. (5)
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| 4.13.3 |
Policy D12 should be read alongside Policy D6: Townscape
and Landscape and more detailed guidance in forthcoming Supplementary Planning
Guidance on Nature Conservation. |
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4.14
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Sustainable Development (Natural Resources and Energy Use)
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| Policy D13: Sustainable
Development (Natural Resources and Energy Use) |
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| All proposals should respect
the principles of a sustainable environment in terms of their
use of resources and energy. |
| The following principles
shall be taken into account in the design of new development: |
- Proposals should make good and efficient use of natural
resources for building and landscaping including the retention
of existing natural and manmade features of value.
- Existing buildings should be retained and re-used wherever
possible.
- Proposals should have the potential to be long-lived and
adaptable for future changes of use, including consideration
of the changing needs of any occupants.
- The siting, orientation, internal and external design
of buildings and use of landscaping should maximise the
use of natural heat and light (i.e. solar gain), and maximise
conservation of non-renewable energy sources (see Policies
EP8, EP9,
EP16 and EP17).
- Preference should be given to the use of reclaimed or
locally sourced building materials, which save energy in
production and transport.
- Production of waste during construction and use should
be minimised (see Policy EP13).
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| 4.14.1 |
All the policies in this Chapter contribute towards making
sustainable places but Policy D13 concentrates on issues relating to resource
use which are of particular importance. |
| 4.14.2 |
The way in which resources are used in development can have
long term implications for the depletion of natural resources and energy
use. The council is keen to ensure that development makes the most efficient
use of natural resources and promotes energy conservation. The repair and
reuse of existing buildings or structures can be sustainable, in that energy
and materials are already invested in them. (However circumstances also
arise in which it is more sustainable to replace or remove old buildings
or structures). |
| 4.14.3 |
Developers will be encouraged to minimise pollution and waste
during demolition and construction, and encouraged to make use of materials
that that are recycled, from a renewable source and have low levels of energy
use in manufacture. |
| 4.14.4 |
Robust buildings and spaces that are capable of being adapted
for a variety of other uses with minimal disruption reduce the use of natural
resources and energy. Shallow plot depths of between 9 and 13 metres can
facilitate the adaptation of buildings to alternative uses. |
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4.15
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The Provision of Public Art
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| Policy D14: The Provision
of Public Art |
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| All major residential and
commercial developments will be expected to provide for public
art in accordance with SPG on the Provision of Public Art. The
provision of public art on smaller developments will be encouraged.
Such provision will be secured through the use of conditions,
planning obligations or management agreements, where appropriate. |
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| 4.15.1 |
Public art can make an important contribution to the amenity
and environmental quality of an area. In smaller developments it can enhance
existing character, while in larger projects, particularly urban regeneration
schemes, it can contribute towards creating a new sense of place. It can
integrate new development into the surrounding community by recording and
celebrating the past and contribute towards the wider cultural environment
and civic pride. The Council is a "Percent for Art" authority. This programme
seeks the allocation of at least one percent of the construction costs of
a project towards the production of works of art or craft to enrich the
final structure and its environment. Supplementary Planning Guidance on
the Provision of Public Art provides further advice and explanation. |
| 4.15.2 |
In Wolverhampton, the Council will expect proposals for development
of a substantial nature to incorporate art works and the influence of artists
and craft persons within the project as a matter of course. This will apply
to major commercial and residential developments as defined in SPG. In the
latter case, it is not envisaged that the houses themselves necessarily
incorporate such features, but that provision should be made within the
site as a whole, perhaps in association with the any open space to be provided
or at the gateway to the site. Artists or craft persons should be involved
throughout the project, from the production of separate features and the
embellishment of standard items such as fencing and gates, through to involvement
with the project design team. |
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| REASONS FOR PROPOSED CHANGES |
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1.
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In response to objections 182/845 & 145/613 |
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2.
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In response to objection 139/545 |
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3.
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In response to objection 139/550 |
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4.
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In response to objection 144/601 |
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5.
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In response to objection 171/753 |
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