4. achieving the vision - principles and funding achieve the vision pt 2_tc… · 4. achieving the...

19Southampton City Council: City Development and Economy

4. ACHIEVING THE VISION -PRINCIPLES AND FUNDINGOLD TOWN DEVELOPMENT STRATEGY - FINAL REPORT

4. ACHIEVING THE VISION - PRINCIPLES AND FUNDING

Flood-lightingshouldbe usedtoenhancethe TownWalls atnight (©Joe Low)

Scale models will be expected as part of anyplanning application in close proximity to the TownWalls and on other sensitive locations within theOld Town. These should also be accompanied bya Design Statement, details and examples ofwhich can be found in the Local Plan andDevelopment Design Guide

Old Town Urban Design Principles

The following principles relate to all futuredevelopment within the Old Town, and thatimpacting upon it; they should not beconfined solely to works on the keydevelopment sites. To protect the OldTown’s special qualities, these designpolicies relate specifically to the Old Townand do not replace, but provide furtherdetail and guidance based upon andstemming from other relevant policies,such as those contained within the LocalPlan (relevant policies shown in brackets)and the Development Design Guide(Appendix Four).

" OTUDP1: No development will takeplace within four metres of any part ofthe existing original Town Walls, whichthemselves shall be floodlit and openedup to either side for all to access" OTUDP2: The Town Walls, not the new

development, should dominate thetownscape" OTUDP3: Where the Walls no longer

survive, their route shall be reinterpreted" OTUDP4: Public art should be used to

reinstate/reinterpret the Walls, e.g. usingreplica guns/characters" OTUDP5: Models, to be submitted as

part of a planning application especiallywhen in close proximity to the TownWalls and other sensitive locations, willbe expected to be used to help visualisethe impact of developments" OTUDP6: High-density development of

at least 100 dwellings per hectare willbe required in any new development,unless site constraints dictate otherwise,such as proximity to Town Walls or listedbuildings (H12)

" OTUDP7: Key views, as defined in theanalysis appendix, key developmentsites and other SPG, must be retainedand improved upon

" OTUDP8: The pre-war street pattern,frontages and building alignments shallbe respected and restored (SDP7), asidentified in the plan on p.16" OTUDP9: Deep, thin plots shall be used

within the Old Town, or an impression ofthis provided through frontage design" OTUDP10: Historic lanes and alleys

such as those shown on the plan onp.16 will be reinstated, and narrowpedestrian-only routes createdthrough blocks to improve permeability and provide attractive glimpsedviews. These shall have narrow plotsrunning off them

20 Southampton City Council: City Development and Economy

4. ACHIEVING THE VISION -PRINCIPLES AND FUNDING OLD TOWN DEVELOPMENT STRATEGY - FINAL REPORT

The roofscape is a particularly important aspect tobe sensitively treated as it can add interestthrough variety

with active frontages. This will helpillustrate the visual distinction and publicperception of the walled town (SDP11)" OTUDP11: Development shall be back-

of- footpath and built up to adjacent partywalls, to promote the area’s tight urbangrain" OTUDP12: Oversailing of the footpath

can provide interest to frontages and willbe encouraged in appropriate locations" OTUDP13: Variety in storey heights can

add interest to an area but needs torespect the adjacent context. Storeyheights shall generally respectneighbouring historic rooflines andshould usually be at least three storeyshigh but no more than five. Buildingheights should contribute to the generalrise of the roofscape to the east awayfrom the Town Walls (SDP9)" OTUDP14: Roofs should be pitched or

hidden by parapets and respect thetraditional forms of roof design, provid-ing an attractive variety of detailing andtextures" OTUDP15: Buildings shall have a clearly

defined relationship to the spaces thatthey create and to associated streets,with active frontages adjacent to thepublic realm (SDP8)" OTUDP16: New developments,

especially along High Street, shouldhave an architectural presence in thestreet scene" OTUDP17: Open space within a

development’s curtilage shall bedesigned as an integral part of anyproposal (SDP8)" OTUDP18: Developments adjacent or

near to extant sections of the TownWalls should make a paymenttowards their upkeep

" OTUDP20: It is encouraged to utilisedifferent uses on different floors of adevelopment, in order to ensureactivity, e.g. residential over retail

" OTUDP19: There should be a visualdistinction between the fronts andrears of buildings, public and privateaccess routes need to be clearlydefined (SDP8).

The use of sensitively designed innovativecontemporary architecture is encouraged as here inCirencester



Building conversion will be encouraged. Thevaults and historic structures in the Old Townprovide ideal spaces for boutiques, craft shops,galleries, cafés, and restaurants, as the examplefrom Rhodes illustrates.

" OTUDP21: A main entrance todevelopments for pedestrians andanother for vehicles, segregated fromeach other if appropriate, where naturalsurveillance can take place, is essential(SDP10, SDP 11)" OTUDP22: All servicing and parking for

new developments should take placewithin the blocks and not be visible fromthe street" OTUDP23: Parking will be on-site,

secure, and reasonably accessible, withcycle storage also provided on-site(SDP5)" OTUDP24: Innovative approaches to car

parking will be encouraged" OTUDP25: Car-free developments

should be encouraged, with greatestpriority given to pedestrians in alldevelopments" OTUDP26: Any development should

incorporate “Secure by Design”principles and foster a sense ofsocial cohesion amongst users, suchas being accessible to people withdisabilities and conducive to a community spirit by means of its designand orientation (SDP10, SDP11)" OTUDP27: New development shall

make maximum use of sustainabletechnologies, with buildin conversionencouraged (SDP13)" OTUDP28: Use of solar panels,

natural heating and lighting, passiveventilation, geothermal heating andchilling, adaptability of buildings, andgreywater recycling are all to beencouraged, but carefully managedso as not to be of detriment to thehistoric environment. The buildingshould be environmentally sustainable at all stages of its life-cycle(SDP13)" OTUDP29: There will be a legal

requirement to meet the provisions

set out in the Disability DiscriminationAct by 2004. All projects must beequally accessible to all (SDP 11). Inthe re-utilisation of historic structures,every effort should be made toachieve this. Accessibility barriers,such as those outlined on the currentpedestrian movement analysis plan,should be overcome" OTUDP30: 25% affordable housing will

be sought in residential developmentswith a capacity for five dwellings or morein accordance with the provisions ofLocal Plan Policy (H13)" OTUDP31: Facilities to serve the local

population shall be encouraged



Hard landscaping should be functional as here inManchester where seating, wheelchairaccessibility and modern historic representationsare all integrated fully into the design

Building and Landscaping Schedule ofMaterials

" OTUDP32: A high quality palette ofbuilding materials with superior moderndesign is to be encouraged. Theseshould respect traditional materials,possibly using high quality contemporarymaterials in suitable landmark locations,although the use of traditional materialssuch as handmade brick, clay roof tiles,chimney pots, and stone detailing is alsoencouraged. Pastiche designs andUPVC windows are unlikely to beapproved in the Old Town (SDP 9)" OTUDP33: For hard landscaping,

scabbled Purbeck stone paving willbe used adjacent to the Town Wallsand on all pavements in the OldTown (SDP 12)" OTUDP34: Public spaces will be

surfaced in scabbled Purbeck stonepaving" OTUDP35: All surfaces should be of

a high quality, visually attractive andeasy to maintain and clean" OTUDP36: Slate or clay pantiles

shall be used for roofing" OTUDP37: Appropriate detailing that

draws on traditional forms should beprovided (SDP 9)" OTUDP38: The Local Plan’s policy

on advertisements (SDP 24) will bestrictly applied within the Old Town" OTUDP39: Soft landscaping shall be

functional - used for screening,providing privacy, or frame views anddesigned for ease of maintenance(SDP 12). Landscaping schemesshould improve settings and shieldobtrusive buildings

" OTUDP40: Street furniture will beconsistent and contemporary but inkeeping with the Town Walls andsurrounding historic features, and will bepainted black unless otherwise agreedwith the City Council" OTUDP41: The City Shield or any

future bespoke design for the OldTown, will be integral to any streetfurniture within the Old Town" OTUDP42: Street clutter, especially

from traffic signs shall be minimisedwith synergies between streetfurniture and rationalisation sought;lighting should be wall-mounted inpreference to column mounted(SDP 17)

A contemporary mix of hard and soft landscapingin London Docklands



Shopfront Design within the Old Town

As the most visible part of a building is oftenthe ground floor, it is vital that shopfronts arewell designed and attractive. Individualshopfronts can disrupt the eye from thestreetscape as a whole if not designedsympathetically. Therefore extra care mustbe taken in a sensitive location such as theOld Town. A few specific policies related toshopfronts within the Old Town are detailedbelow.

East Street highlights the need for stronger controlof the clutter and obtrusiveness that shopfrontscan cause

General" OTSDP1: New shopfronts should be of

a high quality design and complementthe surrounding townscape (REI7)

Scale" OTSDP2: New and replacement

shopfronts should relate to the scale ofthe building/plot and to the scale ofsurrounding shopfronts" OTSDP3: Where a shopfront spans

more than one building/plot, thecharacter of each individual building/plot should be retained" OTSDP4: Each shopfront element

should be of a design and scaleappropriate to each of the individualbuildings/plots

Quality and Care" OTSDP6: Good quality modern

shopfronts may be acceptable, butshould be sympathetic to the characterof the building to which they are beingadded. New shopfronts should notdamage the ground floor of historicbuildings or increase the damage thatmay have already been done

Design" OTSDP7: Traditional design to historic

shopfronts, and those in conservationareas and on listed buildings, must beretained and reinstated where partiallypresent" OTSDP8: Historic shopfronts should use

transoms and mullions to subdivide largesheets of glass, define suspendedceilings or frame decorative glass, alongwith stallrisers at their base

Materials" OTSDP9: Well seasoned, high quality

hard wood is the most traditionallyappropriate material for shopfronts

Colours" OTSDP10: Colours of shopfronts should

be rich and dark, and paint should begloss, rather than matt. Bright obtrusivecolours should be avoided

Signs" OTSDP11: Fascia boards should

normally be no more than 600 mm (24in) deep and lettering should not occupymore than 60% of the fascia depth" OTSDP12: Fascia signboards should be

flush with the building facade or slopeinwards, but must not project beyond thefascia

" OTSDP5: Fascias should not extendabove first floor level or project beyondthe shopface, except for canted fascias



Shutters should be internal, and of the open latticetype, to avoid blank frontages predominating atnight

basis, without the need for special tools" OTSDP19: The retracted blind should be

housed in a “blind-box” fitted flush withthe fascia" OTSDP20: Blinds should usually cover

the whole of the shopfront, but notobscure the pilasters, fascia, or any otherarchitectural detailing

Security Measures" OTSDP23: Strengthened, laminated

glass shop-windows and reinforcedstallrisers should be used" OTSDP24: Glazing bars, mullions and

transoms, helping to subdivide theshop-window into smaller andtherefore less vulnerable partsshould be used if extra protection isrequired" OTSDP25: External shutters of any

type are unsuitable. Open lattice-type shutters or demountable grilleswell set back behind the shopwindow are acceptable, unlessotherwise agreed with the CityCouncil. Shutter housings shouldnot project beyond fascias" OTSDP26: Alarm boxes should be

colour co-ordinated with the shopfrontand positioned at one end of thefascia" OTSDP27: Shop windows should be

internally lit at night using low energybulbs

" OTSDP14: Signs of plastic, boxedconstruction will not be permitted" OTSDP15: Illumination should be

external; internal illumination will not bepermitted" OTSDP16: No sign should obscure a

window

Blinds/Canopies" OTSDP17: Shop blinds should be of a

traditional canvas style and all blindsmust, by law, be at least 2.43m abovethe ground" OTSDP18: Blinds should normally be

retractable and be of a folded “fan” or“roller blind” type. They should becapable of being retracted on a daily

" OTSDP13: Projecting signs of traditionalor modern design are encouraged butshould be small, neat and in materialsappropriate to the shopfront. Theyshould be in line with the fascia paneland should give a minimum of 2.5mclearance to the footpath

" OTSDP21: Colours should be subtlerather than gaudy" OTSDP22:Glossy, wet-look, rounded-

edge style “Dutch Blinds” will not beacceptable

A well-designed security shutter that protects theshop’s stock but retains a window display, allowsviews through into the shop and lets light spill ontothe pavement



Archaeology

The Old Town is an area of nationalarchaeological importance, having evidenceof land-use and occupation dating back tothe Stone Age, but with heavy andcontinuous occupation since the 11thCentury. Stratified archaeological deposits,sometimes as deep as two metres includingpits, wells, and ditches survive, as donumerous historic structures andunderground vaults, along with thefoundations of half-timbered buildings andmedieval back plots.

The re-use of such historic structures issupported, with monuments possiblybecoming educational backdrops for morecommercial activities. The reinterpretation ofhistoric features will help contribute towardsthe reinstatement of the Old Town and itsoriginal character, which will in turn improve adevelopment’s attractiveness and its endprospects, as can be seen in the Old Town atthe City Gate development on Winkle Street.

Council and national policy requires thearchaeological potential of sites to beevaluated prior to the determination ofplanning applications. This may lead tofurther archaeological work depending on theextent of deposits and the potential forpreservation in situ. Where possible, theopportunity will be taken to include thearchaeology into the design proposals (HE6).

English Heritage recognise the extra coststhat this may entail, and are prepared to takea pragmatic view regarding StatutoryMonument Consent.

The City Gate development at Winkle Street hasused the archaeological investigation, requiredprior to determination, to incorporate the findingsand mitigate the effects through the design of thedevelopment. The gardens respect the historicalfeatures of the area, enhancing the development,the Old Town itself, and in turn the attractivenessof the new apartments that were built surroundingthis courtyard

Recent archaeological excavations in the OldTown



Funding

Land PurchaseThe City Council is a significant landownerin the Old Town and is willing to work withdevelopers to seek a mutually beneficialpackage of development proposals directingdevelopment towards the Vision.The City Council may use CompulsoryPurchase Orders to assist developers withsite acquisitions if open market negotiationsfail.

Section 106 Policy

Contributions from development within theOld Town are likely to be sought (subject tonegotiation) in connection with some or all ofthe following. This list outlines a possiblemenu, from which items could be selected. Itis not necessary that all will be required of alldevelopments, and so is not intended to‘load’ development or mitigate against gooddesign outcomes.

" Upgrading of the public realm" Provision and upkeep of public access to

the Town Walls and other ancientmonuments" Contributions to lighting (street and

decorative) and public art" Contributions proportionate to the size of

the development will be sought forcontinued maintenance of the public realm" The preservation, interpretation,

maintenance and dissemination ofinformation relating to archaeologicalissues which are not covered bystandard planning conditions" Upgrading of bus stops" CCTV Schemes" Contributions to heritage facilities (IMP1)" City Council standards of amenity space

and provision of play facilities must bemet and provided in an imaginativefashion, e.g. the strip adjacent to the TownWalls, roof-terraces" Highways improvements e.g. cycle

storage, bus shelters, real time infor-mation systems etc

Unlike many other urban areas that haveundergone economic and physicalrestructuring, Southampton has been eligiblefor very little in the way of EU funding. Theresources therefore have to be procuredfrom a range of private sector investmentsand sponsorship, together with pump-primingpublic sector resources. The major supportfrom public sector funding could come from:

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Sources of Public Funding



" English Partnerships or South EastEngland Development Agency

English Partnerships (EP) and the regionaldevelopment agency (SEEDA) representpotential partners in some of the projectsbeing considered for the Old Town. Theycould get involved in certain pilot schemesfor which there is a gap funding requirementwhich cannot be met from elsewhere. Thesemust meet their sectoral and spatial criteriafor investment. Ideally this will involve takingsome equity role as a partner in a project orusing repayable grants (see below). Thesecould include leisure/arena-based activity,new modes of office/workspace (e.g.touchdown centre), and even certain kinds ofhotel/conference development.

" Lottery contributions

There is some scope for National LotteryFund contributions to projects within thestrategy, given the thematic coverage ofheritage, open space, community, arts,recreation, and sports. Heritage Lotteryfunding could be available within the OldTown, especially following on from thesuccess of the Central Parks bid. On asmaller scale, some outdoor spaces could beeligible for Arts Lottery grants for the publicart elements, whilst lottery funding could beused in realising a new archives facility. NewOpportunities Fund monies could also be auseful source of finance.

" English Heritage

English Heritage and the Heritage LotteryFund can provide some resources, e.g.Heritage Economic Regeneration Scheme(HERS) and Townscape Heritage Initiative(THI), as well as advice for projects that fittheir strategic criteria. Currently this has

widened to embrace regeneration,sustainability, and social inclusiondimensions. There is now an opportunity toengage these organisations in a range of theproposals for the Old Town DevelopmentStrategy. Representatives of English Heritagewill occasionally be present at meetings ofthe Old Town Working Group, and are keento explore possible funding avenues forrelevant proposals.

" Repayable grants

This mechanism represents a form ofdiscretionary gap funding which encouragesboth parties to work towards the success of aproject. Grant support may be necessary asa catalytic measure to assist innovativeventures/uses/activities (e.g. hotels, flexibleworkspace, innovative shopfronts) which themarket is not ready to deliver. However, ifand when a project is successful, moneycomes back to the grant-making body, whichcan then invest the sum in other projects.

" Public/Private Partnerships and JointVentures

This will include the use of funds that willemanate from the cooperation of themembers of the Old Town User’s groupfor mutually beneficial projects.

" Other sources of funding

The EU initiative on Walled Towns is apotential source of revenue that should beexplored.

4. achieving the vision - principles and funding achieve the vision pt 2_tc… · 4. achieving the...

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