Download - Urban Potential Study
Appendix 3 Urban design case studies and typical design solutions
REG
ENT
CO
UR
T
CAV
ERSH
AM R
OAD
STANSHAWE ROAD
ABATTOIRS ROAD
GREAT KNOLLYS STREET
14 to 15
1 to 12
Belmont Court
Stanshawe Court
1 to 10
C5
Pre
mie
r Hou
se
1
6
Bellman Court
40
HouseMontrose
1 to 18
29 23
18
24
1 to 17
Club
119
86
5
1
24
59
20
13
28
18
21
3
59a
59
18
31
21 to 29
45
33 to
41
31
Hotel
Cattle Market
PH
Depot
1
Bellm
an Court
A3
A1
PH
63
24
1a
StationAmbulance
El Sub Sta
Estate
Trading
BM 38.91m
Builder's Yard
39.4m
WB
TCB
38.1m
BM 39.33m
El Sub Sta
Post
Cattle Market
TCB
BM 38.69m
38.0m
El Sub Sta
View east along Great Knollys Street of cattle marketbuildings at the back of the pavement
View along Abbatoir Road looking east showing the largescale of new development nearby and the raised railwayline
View across the site from the northwest corner
View of Abbatoir Road from Caversham Road showingthe nightclub under the railway arches on the right
Isolated dwelling on Great Knollys Street. New buildings could takearchitectural cues from such historic buildings in the vicinity
Regent Court could provide the focus for an attractivenew square
A
B
buffer zone
residential area
mixed use
focal spaces
main vehicle access
key frontages
access roads
footpath/cycle routes
STANSHAWE ROAD
House
Montrose
1 to 18
13
18
21
El Sub Sta
REG
ENT
CO
UR
T
CAV
ERSH
AM R
OAD
ABATTOIRS ROAD
GREAT KNOLLYS STREET
14 to 15
1 to 12
Belmont Court
Stanshawe Court
1 to 10
C5
Pre
mie
r Hou
se
1
6
Bellman Court
40
29 23
18
24
1 to 17
Club
119
86
5
1
24
59
20
28
3
59a
59
18
31
21 to 29
45
33 to
41
31
Cattle Market
PH
Depot
1
Bellm
an Court
A3
A1
PH
63
24
1a
StationAmbulance
Estate
Trading
BM 38.91m
Builder's Yard
39.4m
WB
TCB
38.1m
BM 39.33m
El Sub Sta
Post
Cattle Market
TCB
BM 38.69m
38.0m
El Sub Sta
DensitiesA: 0.24ha; 29 Flats; 121d/haB: 0.05ha; 4 dwellings; 75d/ha
Figure 1: The Cattle Market (R58)Reading Urban Potential Study
concept plan
key
REG
ENT
CO
UR
T
CAV
ERSH
AM R
OAD
STANSHAWE ROAD
ABATTOIRS ROAD
GREAT KNOLLYS STREET
14 to 15
1 to 12
Belmont Court
Stanshawe Court
1 to 10
C5
Pre
mie
r Hou
se
1
6
Bellman Court
40
House
Montrose
1 to 18
29 23
18
24
1 to 17
Club
119
86
51
24
20
13
28
18
21
59a
31
21 to 29
45
33 to
41
31
PH
Depot
1
Bellm
an Court
A3
A1
PH
63
24
1a
StationAmbulance
El Sub Sta
Estate
Trading
Builder's Yard
39.4m
BM 39.33m
El Sub Sta
Post
BM 38.69m
38.0m
El Sub Sta
0m 50m 100m
Scale
Vacant hotel sitepossible mixed use block frontingCaversham Road and Regents Crtshould the nightclub be demolished.
futur
e ped
estria
n
acce
ss
total site area: 2.48hasite area excluding office & light industrial units: 1.89ha306 apartments (average unit size 70sqm)density: 162d/haParking spaces per dwelling: approx 0.8
Other uses:office: gross floor area 1950sqmretail unit (general store) 175sqmrestaurant/cafe: 115sqm
office and light industrial units: 0.59hagross floor space 6458sqm
Figure 2: The Cattle Market (R58)Reading Urban Potential Study
Site Characteristics - site is characterised by low rise brick shedunits of the former cattle market and abattoir.Site now comprises of open storage, parkinga few small office units and a cafe.- site is located within 0.5km of the railwaystation and town centre.- surrounding uses are mixed. The bus depotand industrial units are located to the westand south of the site resepectively. Aresidential block, night club and former hotelsite adjoin the eastern boundary. The railwayline is raised about 5-6m above the site forming the northern boundary.
Constraints to development- noise and pollution from the bus depot andrailway line.- Abattoirs Road has limited capacity andshould provide foot and cycle access only.- vehicular access will be via Great Knollys Street only.- Access should be provided to the formerhotel site off Caversham Road.
Response- good access to the town centre and publictransport reduces the parking requirement.- size and scale of surrounding development(up to 6 storey office blocks) can be reflectedin new buildings on the site.- light industry and office units are used as abuffer zone to protect residential development from the rail line and bus depot.- perimeter blocks create continuous frontages, a variety of public, semi-public andprivate spaces and a permeable street network.- a formal square is created in the scheme,and could include public art reminicient of the cattle market.
Ligh
t Ind
ustr
ial &
Offi
ce u
nits
(2s
)
Ligh
t Ind
ustr
ial &
Offi
ce u
nits
(2s
)
Light Industrial & Office units (2s)
Residential (4s)
Residential (4s)
Residential (5s)
Residential (4s)
Residential (4s)
Mixed Use (5s)R
esid
entia
l (4s
)
Res
iden
tial (
5s)
Res
iden
tial (
5s)
Office (3s)
Office (3s)
(5s)
(5s)
(6s)
(6s)
LONDON ROAD
SILV
ER
STR
EE
T
JUBILEE SQUARE
NE
WA
RK
STR
EE
T
CROWN STREET
CROWN STREET
UPPER
CR
OW
N STR
EET
UPPER
Def
1 to18Stirling House
The Faculty
1 to 16
1 to 14
Priors Court
GateRegents
13
3
123
134
132
Club
118
to 1
28
20 to 30
2422
30 145
9
10
17
4
12 to 18
20
FlatsStreetSilver
18
1 10
25
18
28
40
57
45
33
31
23
11
21
20
18
Def
46.6m
47.1m
LONDON ROAD
SILV
ER
STR
EE
T
JUBILEE SQUARE
NE
WA
RK
STR
EE
T
CROWN STREET
CROWN STREET
UPPER
CR
OW
N STR
EET
UPPER
Def
1 to18Stirling House
The Faculty
1 to 16
1 to 14
Priors Court
GateRegents
13
3
123
134
132
Club
118
to 1
28
20 to 30
2422
30 145
9
10
17
2
12
9
13
412 to 18
20
FlatsStreetSilver
18
1 10
25
18
28
40
57
45
33
31
23
11
21
20
18
Def
46.6m
47.1mA
B
C
DensitiesA: 0.07ha; 7 dwellings; 95d/haB: 0.08ha; 14 Flats; 166d/haC: 0.14ha; 20 Flats; 142d/ha
Figure 3: Silver St./Crown St. (R51)Reading Urban Potential Study
Site Characteristics- the existing site is characterised by a terrace of 2storey buildings containing office, retail and vacantdwellings, with cleared and redundant land to the southand west.- to the south of site are terraced streets and low riseflats. A large block of apartments is currently underconstruction opposite the site on the corner of SilverStreet and London Road (up to 5 storeys with under-croft parking).- Crown Street and London Street leading to the towncentre, to the north are characterised by a mix ofretail, office and other commercial uses.- the site is located only 400m from the town centre.
Constraints to development- the site is allocated in the Local Plan for theprovision of a childrens play facility and mixed usescheme (residential and B1 use).- Vehicular access shall only be off Crown Street andSilver Street. Upper Crown Street is only suitablefor foot and cycle access.
Response- a perimeter block is used to continue the buildingline along Silver Street and Newark Street.- the block can rise from 3 to 5 storeys at the cornerof Silver Street and Crown Street to create a landmarkbuilding and reflect the scale of the new developmentbeing constructed opposite.- a element of office and possibly retail is providedon the ground floor on the Silver St/Crown Streetfrontage/corner, replacing that lost by demolition ofthe existing buildings.- the block is made permeable with pedestrian accessfrom all sides helping to enhance casual surveillanceand access to the childrens play facility contained inthe block.- residential parking is provided undercroft, accessedoff Silver Street. Vehicular access at ground level isprovided off Crown Street to serve the business/retailunits.
total site area: 0.37ha79 apartments (average unit size 70sqm)density 219d/haParking spaces per dwelling: approx. 1:1 undercroft
other uses: office and retail units: 456sqmtoddlers play area: 310sqm12 surface parking spaces
Scale
0m 50m
Existing access off Silver St. showing the contrastbetween 2 storey residential properties adjacent the site and 4/5 storey commercial development beyond
View of the narrow access along Upper Crown St.
View of the corner of Crown St. & Silver St. View of the access to Newark St. with thecorner of the site on the left
CLOSE
BR
AC
KS
TON
E C
LOS
E
AR
DLE
R R
OA
D
ST JO
HN
'S R
OA
D
HAR
DY
7365
21
19
15
11
1
3131a
3333a
102
1511
1
RidgeWindy
63
43
31
53
19
29
35
45
46
TCB2s 3bed
2s3bed
2s4bed
2s flats1bed
3s flats3x2bed
2s flats2x2bed
Scale
0 50m
site area: 0.32ha17 dwellingsgross density: 52d/h
View from Ardler Road looking into the site Mature trees on the site boundary at the endof Hardy Close
View from Brackstone Close of the existing lightindustrial shed/warehouse
View along Hardy Close with the site on the right
Figure 4: Hardy Close (R11)Reading Urban Potential Study
Site Characteristics - an existing employment site surrounded byresidential development approximately 1.5kmfrom the town centre- the surrounding residential area is characterisedby modern terraced affordable housing to the north and south of the site and older terracesand semi-detached properties to the east and west.- a hedge runs along the site boundary with HardyClose and there are a number of mature trees, oneon Hardy Close and three and on the northeastboundary of the site.
Constraints to development- the privacy of surrounding properties, particularlyalong St.Johns Road and the 'semi' at the front ofthe site should be respected.- the trees should be respected and maintained.- Parking of 1-1.5 spaces per dwelling is required.
Response- the development continues the building linecreated by Brackstone Close and so respects theprivacy of dwellings along St.Johns Road.- the tree on Hardy Close forms the basis of a smallfocal area of open space within the scheme.- low rise flats with rear parking are positioned tocreate a street frontage, sense of enclosure andrespect the privacy 1 & 3 Brackstone Close.
A
B
DensitiesA: 0.19ha; 7 dwellings; 35d/haB: 0.11ha; 8 dwellings; 74d/haC: 0.26ha; 13 dwellings; 48d/ha
C
CLOSE
BR
AC
KS
TON
E C
LOS
E
AR
DLE
R R
OA
D
ST JO
HN
'S R
OA
D
HAR
DY
7365
79
29
21
19
15
11
1
3131a
3333a
Cantay House
1610
2
57
25
1511
1
64a
Formak House
24
RidgeWindy
4
11
63
34
43
3119
HouseChiltern
12
814
53
19
29
35
45
20
46
5048
3216
8
2a
TCB
Figure 5: Basingstoke Road (R45)Reading Urban Potential Study
Site Characteristics- Vacant commercial site located on the outskirtsof Reading near J11 of the M4 motorway.- the surrounding area is characterised by largecommercial uses to the west and 'suburbia' tothe east.- A petrol station, chip shop and florist outlet abutthe southwest corner of the site. A small church andgardens adjoin the southern boundary and a footpath runs along the northern boundary.- there is a bus stop opposite the site.
Constraints to development- noise and fumes from the petrol station presenta bad neighbour use.- the footpath along the northern boundary potentially presents a security concern.- the large tree overhanging the nortwestern cornerof the site should be respected.
Response- dwellings are set back from the petrol station andplanting is used as a green buffer/POS to softenits impact on local residential amenity.- a row of dwellings are positioned to face onto thefootpath along the northern edge of the site providing casual surveillance.- a mix of dwelling types and flats are provided withsecure off-street parking.- access is via the former entrance to the site.
View of the site and petrol station from Basingstoke Road
The large tree and footpath on the northern boundary
View of the vacant land and church to the rear of579 & 581 Basingstoke Road
GR
EE
NFIE
LDS
RO
AD
WH
ITLEY WO
OD
LANE
13
245
7
68
561
6678
9581
Shelter
25
55
69
St Paul's Church
577bc
579581
13
156
St Paul's Mews
TCB
El Sub Sta
43.3m
LB
44.0m
BM 44.45m
3.5
2
3.5s6
2s 4flats1 bed 3.5s
6flats4x1bed2x2 bed
2s2flats1bed
2s 3beds
2.5s4bed
2x2bed flats over 6garages
2s 3beds
2.5s4bed
2s3bed
2s3bed
2s3bed
2s3bed
2s3bed
2s3bed
2s3bed
3.5s 6flats4x1bed2x2 bed
Scale
0 50m
site area: 0.79ha40 dwellingsgross density: 50d/h
A
DensitiesA: 0.21ha; 8 dwellings; 38d/ha
GR
EE
NFIE
LDS
RO
AD
WH
ITLEY WO
OD
LANE
13
245
7
68
561
6678
563
567 to 575
9581
Shelter
25
55
69
St Paul's Church
577bc
579581
13
156
St Paul's Mews
TCB
El Sub Sta
43.3m
LB
44.0m
BM 44.45m
WOODCOTE ROAD
ST PETER'S HILL
ST PETER'S AVENUE
KELM
SCO
TT C
LOSE
22
30
21
20a
2
21b
228
20
7
1
9
52
50
38
31
29
11
23
27
1
1035a
33
60a
60
15
9 LB
68.6m
68.2m
El Sub Sta
Scale
0m 100m
site area: 0.72ha13 dwellingsgross density: 18d/ph
Figure 6: St.Peters Avenue (BG9)Reading Urban Potential Study
Site Characteristics- the site is characterised by large back gardens witha number of large mature trees, groups of smallertrees and hedges.- the site is in a low density residential areacharacterised by large detached dwellings.- the site is approximately 2km from the town centre.
Constraints to development- the existing trees and hedgerows should bemaintained where-ever possible. - the privacy of the existing properties should berespected.- the building line along St.Peters Avenue should bemaintained.
Response- a variable width shared surface road serves a development of semi and detached properties (2-4bed).- all buildings are sited outside of the tree crowns.- the layout aims to retain as many of the existingtrees and hedges as possible.- additional new planting helps to soften the development edge and maintain privacy.
WOODCOTE ROAD
ST PETER'S HILL
ST PETER'S AVENUE
KELM
SCO
TT C
LOSE
22
30
21
20a
2
21b
2
28
20
7
1
9
52
50
38
31
29
11
23
27
1
10
35a
33
60a
60
15
9 LB
68.6m
68.2m
El Sub Sta
A
B
C
DensitiesA: 0.57ha; 4 dwellings; 7d/haB: 0.38ha; 6 dwellings; 16d/haC: 0,26ha; 4 dwellings; 15d/ha
Urban Design TemplatesReading Urban Potential Study
Scale 1:1250
Description: High density - Georgian Terrace Type. 3 storey town houses and flats. Large individual gardens to houses, a mixture of garage, court and on-street parking. Typical location: Larger site, could be single sided, urban in character, formal street setting / block structure, close to town centre, high value.Template area: 0.6ha (74m x 81m)Dwelling Units: 44Density: 73 d/haParking on plot: 20 garages, 16 courtyard (0.8 per dwelling)Parking on street: 16 (0.36 per dwelling) (overall 1.2 per unit)
Description: High density apartment block, 4-5 storey, 1-3 bed apartments, undercroft parking.Typical location: As part of a large strategic development site and/or large infill site near the town/city centre/public transport nodes.Template area: 0.42ha (65m x 63.75m)Dwelling Units: 73 (4 storey), 92 (5 storey)Density: 176d/ha (4 storey), 222d/ha (5 storey) net density. assumes offsite provision of POS, community facilities, mixed uses etc.Parking on plot: 100%, 75 spaces 1 per unit (4 storey)Parking on street: potential 10-20 spaces.
Description: High density - Town Centre Gap Site. 3-4 storey flats and 3 storey town houses, small and communal gardens, courtyard parking. Typical location: Small site, very urban in character, irregular shaped site, potential privacy issues, close to town centre, good accessibility.Template area: 0.35ha (72.5m x 53.5m)Dwelling Units: 39Density: 94 d/haParking on plot: 100% Courtyard - 1 space/unitParking on street: 0%
Urban Design TemplatesReading Urban Potential Study
Scale 1:1250
Description: Medium - high density, Victorian Terrace Type. Mostly 2 storey terraced houses, small gardens and mostly roadside parking, some courtyard and garage parking. Typical location: Medium size site, could be single sided, compact urban form, very urban character, small-scale established street pattern, close to town centre. Ideal form of development to promote as part of a 'Homezone'.Template area: 0.489ha (55m x 89m)Dwelling Units: 24Density: 49 d/haParking on plot: Courtyard - 11 spaces (inc 4 garages)Parking on street: 24 (overall 1.4 spaces/dwelling)
Description: Medium density, 2-3storey dwellings, small gardens, courtyard & garage parking.Typical location: Medium size site, compact urban form, long frontages, urban/village character, small- scale established street pattern, close to town or village centre.Template area: 0.56ha (79m x 70m)Dwelling Units: 22Density: 39 d/haParking on plot: 100% On plot & courtyard, 1-2 spaces/dwellingParking on street: 0%
Urban Design TemplatesReading Urban Potential Study
Scale 1:1250
Description: Low density detached dwellings, 1-2 storey, large plots, garage parking.Typical location: Small site, backland, suburban location, highly constrained by existing vegetation and overlooking/privacy issues.Template area: 0.27ha (57.5m x 71m)Dwelling Units: 5Density: 18d/haParking on plot: 100%, 2 spaces per dwellingParking on street: 0%
Description: Low density - detached & semi-detached, 2-storey, large gardens, garage parking.Typical location: Medium-large site, loose urban form, suburban character, strong landscape structure, edge of settlement, constrained by existing vegetation or poor public transport links and/or part of a large strategic development site with higher overall density.Template area: 0.84ha (80m x 105m)Dwelling Units: 20Density: 23 d/haParking on plot: 100%, 2 spaces per dwellingParking on street: 0%